[Portfolio/Bergen] · Ron & Theresa Bergen · 5 collections · 33 doors · Houston & BellaireEvery meaningful touch on this file, in descending order. Tap a column heading to sort or filter; the date column stays frozen while you scroll sideways.
| Date | What happened | Who | Outcome | Next step | Where it came from |
|---|---|---|---|---|---|
| 2026-08-07 | Operating memorandum thread reopened — "Is this the operating memorandum" | Ron Bergen | OM still DRAFT. Cannot carry an income representation until leases + rent roll land. | Deliver the land/entitlement one-pager instead; hold the income OM. | joseph@ mail 2026-08-07 07:10 |
| 2026-08-07 | Portfolio overview sent to two buyer-side brokers -- email + text | Identities withheld | Both received the full overview inline (5 collections, pricing, condition, best-fit) plus the Unit Mix income sheet. Both were already engaged from the 07-27 pre-marketing round; this is the first time either has had the priced package in writing. One of the two independently underwrote finished units ABOVE the figure our pricing was built on; the other's developers are on record accepting a 30% acquisition cost. | Await response; no reply as of 08-07 evening. | joseph@ sent mail 2026-08-07 17:48 CDT (x2, verified) · text message per Joseph's report (not independently verified) |
| 2026-08-06 | Vietopia lunch — 62-minute recorded working session | Ron Bergen, Theresa Bergen | Sell the portfolio WHOLE, not piecemeal. Gulfton held at $1.25M. Ron put the odds at 80-85% inside 5-6 months. He named three buyer contacts of his own. | Collect 30 leases by expiration/MTM; exterior + aerial photography with boundary lines; list on Crexi / LoopNet / CoStar once the OM is finished. | Fireflies transcript 20260806-1745 · walkthrough-2026-08-06.md |
| 2026-08-05 | 12 CubiCasa floorplans delivered (Gulfton D/A/G, Mapleridge, Palmetto, Palmetto A) + 167 seller photos ingested and filed by address and view | TPJG | Measured, buyer-ready floorplans on file. One address mismatch found: CubiCasa produced 6501 Mapleridge F, inventory says 6503. | Certified address-to-APN map needed before the package goes out. | joseph@ mail 2026-08-05 15:49-15:57 · config/bergen-photo-intake-state.json |
| 2026-08-05 | Ron says he has his own lead for the whole portfolio | Ron Bergen | Unnamed. "I have a lead… remind me to give it to you tomorrow." We hold nothing on this party. | Get the name. A buyer who reaches you outside the engagement is the single largest exposure on this file. | text message 2026-08-05 20:45 |
| 2026-08-04 | Theresa accepts the calendar invite; reports the rent_[Bergen Portfolio] Drive folder is empty | Theresa Bergen | "The folder was empty." No rent roll, no leases, no P&L delivered. Theresa is separately handling an identity-theft matter. | Re-request the lease file directly; do not rely on the shared folder. | calendar + joseph@ mail 2026-08-04 |
| 2026-08-03 | Property tour — recorded, 3:46 PM | Ron Bergen, Joseph | Walkthrough captured and processed. No evidence the 08-02 signature dispute was resolved on or after this date. | Close the signature question in writing, with a date. | Fireflies transcript 20260803-2045 · walkthrough-2026-08-03.md |
| 2026-08-02 | Ron disputes the listing agreement — 18:07 | Ron Bergen | Objects to the 1-year term: "was not my intention… signed by my wife without my knowledge." Wants Gulfton repriced. The file stalls here. | A corrected, signed agreement — or a written correction path with a date. | text message 2026-08-02 18:07 |
| 2026-08-01 | Pricing negotiated by text in 35 minutes; both documents signed by Theresa | Theresa Bergen | Gulfton $1.398M → $1,258,200. Mapleridge $1.1M → $990,000. Where pricing stands today. | Ron's countersignature. | text thread 2026-08-01 · Jointly deal 5830724, 16 new activities |
| 2026-07-31 | Referral relationship formalised; engagement documented + recorded seller meeting 3:35 PM | Ron Bergen, Theresa Bergen, Jonathan Horowitz, Roger Aad (broker) | Referral engagement complete in Dotloop 17:46. Sellers confirm on tape there is no debt against the portfolio. | — | Dotloop packet 2026-07-31 17:46 · Fireflies 20260731-2035 |
| 2026-07-29 | Two meetings set at Bergen House for 07-31 (11:00 and 15:00) | Jonathan Horowitz (organizer), Ron Bergen | Referral source personally convened the seller meetings. | — | calendar invitations 2026-07-29 12:50 and 13:18 |
| 2026-07-27 | Pre-marketing outreach round goes out — [Portfolio/Bergen] Who I contacted | 8 builder / developer / agent channels | Six real conversations opened. Two developers independently validated the pricing model with their own numbers — one underwriting at $650,000 per finished unit (higher than the $600,000 we used), one on record as fine with a 30% acquisition cost. | Convert the two validators into written interest. | joseph@ mail 2026-07-27 16:25 |
| 2026-07-23 | First recorded seller meeting — 1:09 PM | Ron Bergen, Joseph | Portfolio scope, motive and constraints captured on tape. Ron's motive is exit from landlording, not price. | — | Fireflies transcript 20260723-1810 |
| 2026-07-21 | Open Title lien search + deeds pulled | Open Title | NO LIENS OF RECORD. The "no debt" claim becomes a documented fact rather than a seller assertion. | — | Open Title search 2026-07-21 · Drive Client_[Bergen Portfolio] |
| 2026-07-14 | Architect working session — 43 minutes, recorded | Joel James, Brick Moon Design | Unit yields per collection, floodplain and BFE, the alley, replat timing, the corner-lot assemblage. Gulfton confirmed OUT of the 100-year floodplain. A buyer would spend $8-15K and six weeks to reproduce this. | — | Fireflies transcript 20260714-1630 · meeting recap 2026-07-14 17:15 |
| 2026-07-13 | Referral engagement executed (Inbound Agt Horowitz / Seller Ron Bergen) | Jonathan Horowitz | Referral relationship papered. Re-executed and completed 07-31. | — | Dotloop packet complete 2026-07-13 12:53 |
| 2026-07-10 | Seller-supplied property and rent list received (5419 Gulfton Street Property List) | Ron Bergen | First version of the numbers. Rents later drift against the 08-05 portfolio sheet — both versions retained. | Reconcile against actual leases. | joseph@ mail 2026-07-10 07:49 |
| 2026-07-08 | FIRST CONTACT -- "Bergen Properties" · introduced by a past TPJG client | Jonathan Horowitz | The relationship that produced this deal is 15 years old (205 Childress, closed 2011). 17-unit analytical response delivered same-day. | — | joseph@ mail 2026-07-08 17:55 |
Who is on this file and what each one is worth to the sale. The visibility column is the control.
| Role | Visibility | Who | Value to the sale | Status | Notes |
|---|---|---|---|---|---|
| Seller / owner | SHOWN | Ron Bergen | Owner of record. Motive is exit from landlording, not price. ADHD -- hand him paper, then be quiet. | Listing agreement disputed 08-02; unresolved | Ron Bergen -- CRM 89068171, rated A+. Lives at Gulfton Unit B. |
| Seller / owner (spouse) | SHOWN | Theresa Bergen | Negotiated and signed the pricing on 08-01 in a 35-minute text session. The faster decision-maker of the two. | Signed 08-01; handling an unrelated identity-theft matter | Theresa Bergen -- CRM 89068172, rated A+. |
| Referral source -- past TPJG client | SHOWN | Jonathan Horowitz Convive Hospitality Consulting | Closed 205 Childress with TPJG in 2011. Introduced this portfolio to us and personally convened the 07-31 seller meetings at Bergen House. | Referral engagement executed 07-31 | Jonathan Horowitz, Convive Hospitality Consulting. |
| Adjacent owner -- 5315 Palmetto corner lot | SHOWN | Helen Lane | The corner-lot assemblage. Adding this parcel materially changes what a builder can plat across the Palmetto run. | Not yet approached | Helen Lane, 5315 Palmetto. NAME CONFLICT: Joseph's dossier writes 'Helen Lane'; the 07-14 architect session record writes 'Heidi Lane'. Confirm before any approach. |
| Client-named buyer prospect | SHOWN | Zamir Faisal | One of three names Ron produced himself at the 08-06 lunch. Named in the listing agreement exclusion discussion. | Contact details to be sent by Ron | Zamir Faisal. AMBIGUITY: the dossier renders this as 'Zamir, Faisal' (possibly two people); the 08-06 recording renders it as one person, 'Zamir Faisal'. Confirm. |
| Client-named buyer prospect | SHOWN | Adam Barker | Second of the three names Ron produced himself. Also in the exclusion discussion. | Contact details to be sent by Ron | Adam Barker. NAME CONFLICT: the dossier writes 'Aaron Barker'; the 08-06 recording says 'Adam Barker'. The recording is the later and stronger record. Confirm. |
| Client-named buyer prospect | SHOWN | Mike Razzy | Third of the three names Ron produced himself at the 08-06 lunch. | Contact details to be sent by Ron | Mike Razzy -- name as transcribed by Fireflies; spelling unverified. |
| Architect -- entitlement study | SHOWN | Joel James Brick Moon Design | 43-minute recorded working session 07-14: unit yields per collection, floodplain and BFE, the alley, replat timing, the corner assemblage. Established that Gulfton is OUT of the 100-year floodplain. A buyer would spend $8-15K and six weeks to reproduce this. | Work delivered | Joel James, Brick Moon Design. NOTE: Joseph's own dossier already names him to the client, so masking him would be theatre. Confirm he intends that. |
| Title -- lien search and deeds | SHOWN | Open Title Open Title | 07-21 search returned NO LIENS OF RECORD. Turns the seller's 'no debt' claim into a document. | Complete | Open Title. Ron's stated preference at the 08-06 lunch: a title company with multiple underwriters, to avoid closing delays. |
| TPJG team | SHOWN | Keri The Property Joes Group | Carries her own builder relationships into the outreach round. | Active | Keri -- TPJG. |
| Broker of record -- signatory | SHOWN | Roger Aad Keller Williams | Signed the 07-31 referral engagement. Named on a document the parties already executed, so nothing is protected by hiding him. | Signed 07-31 | Roger Aad, Keller Williams -- broker signature on the Horowitz referral packet. |
| Broker representing two developers | MASKED | identity withheld | One of his developers has completed 400+ townhome projects, lives in Bellaire, is currently abroad, and runs a Bellaire-specific commercial analysis tool. EXPLICITLY OK WITH A 30% ACQUISITION COST -- the exact model your pricing was built on. | Engaged 07-27 -- live conversation. Portfolio overview re-sent 08-07. | Held offline. Not on this page in any form. |
| Developer-builder | MASKED | identity withheld | Ran eight front-loader scenarios against a replat. Independently flagged the ~9-month replat delay we had already priced in. Buys land at a conservative share of finished cost. | Engaged 07-27 -- live conversation | Held offline. Not on this page in any form. |
| Broker -- three developers, active inner-loop acquirer | MASKED | identity withheld | Works three developers on inner-loop lots and is actively acquiring. Independently underwrote finished-unit values ABOVE the figure your pricing was built on -- so the ask is validated by a buy-side professional's own numbers, not by our opinion. Exact position held offline. | Engaged 07-27 -- conferring with his builders. Portfolio overview sent 08-07. | Held offline. Not on this page in any form. |
| Agent with a developer buyer | MASKED | identity withheld | Her buyer wants one large property outright and to develop the balance -- the natural fit for a partial sale if the whole-portfolio sale does not clear. | Engaged 07-27 -- live conversation | Held offline. Not on this page in any form. |
| Agent with builder clients | MASKED | identity withheld | Several $2M+ projects underway in the Heights. Product type and price band map directly onto the Bellaire collections. | Engaged 07-27 -- live conversation | Held offline. Not on this page in any form. |
| High-end builder | MASKED | identity withheld | Custom inner-loop product. On the primary target list for Palmetto and Mapleridge. | On the target list | Held offline. Not on this page in any form. |
| Agent with builder clients | MASKED | identity withheld | Carries builder buyers in the inner-loop teardown market. | On the target list | Held offline. Not on this page in any form. |
| Agent with builder clients | MASKED | identity withheld | Carries builder buyers in the inner-loop teardown market. | On the target list | Held offline. Not on this page in any form. |
| Agent with builder clients | MASKED | identity withheld | Carries builder buyers in the inner-loop teardown market. | On the target list | Held offline. Not on this page in any form. |
| Agent with builder clients | MASKED | identity withheld | Contacted in the 07-27 round; response outstanding. | Contacted 07-27 -- awaiting response | Held offline. Not on this page in any form. |
| International developer contact (China) | MASKED | identity withheld | Cross-border capital channel for a whole-portfolio land play. | On the target list | Held offline. Not on this page in any form. |
| International developer contact (China) | MASKED | identity withheld | Cross-border capital channel for a whole-portfolio land play. | On the target list | Held offline. Not on this page in any form. |
| REALTOR association leadership | MASKED | identity withheld | Board-level access to the association's commercial membership -- a distribution channel, not a buyer. | On the target list | Held offline. Not on this page in any form. |
| REALTOR association leadership | MASKED | identity withheld | Board-level access to the association's commercial membership -- a distribution channel, not a buyer. | On the target list | Held offline. Not on this page in any form. |
| Homebuilder association board member | MASKED | identity withheld | Board-level access to the region's homebuilder membership -- the densest concentration of qualified builder buyers in Houston. | On the target list | Held offline. Not on this page in any form. |
| Brokerage commercial division -- committee channel | MASKED | identity withheld | A standing room of commercial practitioners the portfolio can be presented into as a group. | On the target list | Held offline. Not on this page in any form. |
| Commercial investor meetup -- group channel | MASKED | identity withheld | A recurring room of commercial investors and land buyers. | On the target list | Held offline. Not on this page in any form. |
noindex,nofollow,noarchive in
the page, X-Robots-Tag at the HTTP layer, and a Disallow in
robots.txt. That keeps it out of search engines and out of archives. It is
not a password — anyone holding the URL can open it. Treat the URL itself as
the credential.python3 tools/client_file_page.py add --client bergen --date YYYY-MM-DD
--what "..." --who "..." --outcome "..." --next "..." --source "..."data/clients/bergen/timeline.jsonl and rebuilds this page.
Roster changes are edits to data/clients/bergen/roster.json — the
identity map, which stays on the machine and is never deployed.