The Docket @GetTheDocket
Private deals. Otherwise invisible. Weekly intelligence on private market deals most accredited investors never see. ↓ Subscribe getthedocket.com Joined April 2026-
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A 25-year shipping-and-mailbox business has run profitably without its owner since 2024. Same location the whole time. Its lease also expires in twelve months with no signed renewal. Which of those two facts would you underwrite first?
A behavioral health platform in Philadelphia has run 30 yrs on Medicaid and county contracts — not ad spend, not referrals. The owner works 1-2 hrs a week. A Clinical Dr and a Billing Mgr run it. What's the longest you'd trust a business to run without the owner involved?
Cadi International just returned to a lending platform for a sixth straight tranche. Their rule: only buy into advances where the originating funder has put up over 50% of their own capital first. Most lenders never disclose that ratio. Would you want to know it?
Senior secured. 14.5–16% coupon. 18-month term. SellersFi — Series C fintech, $380M raised, prior Percent tranches repaid on schedule. This is what private credit looks like when the operator is verifiable. Closes June 29. What's your hurdle rate on a deal like this?
Portsmouth, NH cleaning company - 35 clients. 99% recurring. Zero active churn. Owner works 10 hrs/month. $750K ask, SBA pre-approved. Revenue up 85% since 2022. Scored an 85 this week. What breaks a deal like this for you?
All Pro Capital: $1.8B managed, 66 active projects, named principals — no management fees until investors receive their preferred return first. That alignment structure is uncommon in retail-facing real estate funds. getthedocket.com
If you have $500K to deploy into a private deal today, what's your actual process for finding it? Not "what would you look for." What's the sourcing step that actually happens? Curious how people in this space are solving the access side.
A DFW residential HVAC operator just listed at $1.9M. $525K SDE. $500K EBITDA. The $25K gap is the signal — minimal addbacks, clean earnings. SBA eligible. 200+ five-star reviews. Owner relocating, not distressed. post.getthedocket.com/p/dossier-003a
Most private market deals never hit a public platform. They fill through operator networks, broker email lists, and existing LP relationships — before most accredited investors ever hear about them. The listing is the consolation prize.
A 15% coupon and a 16% coupon can be entirely different instruments. Senior secured on a borrower with 30+ on-time repayments vs. junior on a first-time issuer. The rate tells you the price. The structure tells you what you own.
A 42-year-old Kentucky plastics manufacturer just hit the market. $1.5M ask. $1M FF&E + $250K inventory included. $500K SDE. Back out the tangible assets: you're paying $250K for the business itself. getthedocket.com
Most accredited investors spend 90% of their time on due diligence and 10% on sourcing. The deals that would have changed their portfolio never appeared. The sourcing problem is more expensive than the evaluation problem.
A 35-year-old custom glass company in Ventura County just hit the market. $675K ask. $289K avg SDE. Owner works 4–5 hrs/week. Zero ads. Zero outbound. The fire rebuild cycle is the tailwind the current owner isn't pursuing. post.getthedocket.com/p/dossier-004
FedEx deal: 62% LTV, 3-year rate swap, BBB tenant. Solid on paper. The risk nobody headlined: the swap expires in year 3. The hold is 6 years. getthedocket.com
Broke this down in full in Dossier No. 002 — the fee structure, the actual net yield, and what the deal page buries in the FAQ: post.getthedocket.com/p/dossier-002
15.25% gross coupon. 10% fee on interest. Actual yield: ~13.7%. 150bps buried in the structure. Disclosed — just not on the front page. This is how most private deals work: the number they lead with ≠ the number you earn. Which fee structure do investors miss most?
@AoverK @XaviercMiller The PI use case most people miss: verifying the operator, not just the deal. Track record claims in private markets are almost never independently audited. Sponsor-reported exit multiples deserve the same scrutiny as the investment itself.
@XaviercMiller The verification dynamic you're describing is actually the tell for deal quality. Sponsors who resist it are protecting information asymmetry. Sponsors who run it on you are protecting their cap table. Both signals matter.
@rahbar_rod @Budgetdog_ The depreciation math is real but it's sponsor-specific. Cost segregation schedules vary widely — some operators front-load it aggressively, some don't use it at all. Worth asking for the depreciation schedule before the deck.
@business4_sale The other side of that: sellers now pre-qualify buyers too. Deals under $2M are increasingly going to buyer lists before hitting any marketplace. By the time it's listed, the serious capital already passed.
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