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In the latest Peachtree Point of View podcast episode, Daniel Savage, SVP of Investment & Strategy at Peachtree Group moderates a discussion with Peachtree CEO Greg Friedman and Executive Vice President of Investments Michael Ritz as they explore how the commercial real estate landscape has fundamentally shifted, creating unprecedented opportunities for special situations investing. The executives present a compelling case for deploying capital into special situations strategies—but the window won't remain open indefinitely.

The Market Reality: Strong Assets, Broken Capital Structures

Unlike previous cycles where distress stemmed from fundamental asset problems, today's opportunities are primarily driven by capital market volatility. As Michael Ritz explains: "Fundamentals generally across most commercial real estate assets outside of office are doing pretty well. But what we're seeing is just the heightened level of volatility" in capital markets.

This creates a unique environment where high-quality assets are trading at discounted valuations not because of operational issues, but due to financing constraints and capital structure challenges.

The Debt Market Disruption

The core driver of today's opportunity lies in the dramatic repricing of debt. With the Secured Overnight Financing Rate (SOFR) rising from near-zero levels during the pandemic to current elevated rates, traditional financing has both become more expensive. Banks are now underwriting to lower loan-to-value ratios while demanding higher debt service coverage ratios, creating significant gaps incapital stacks.

Consider this: a simple cap rate expansion from 8% to 9% can reduce a $100 million asset's value to $89 million overnight. When combined with reduced loan-to-values, property owners face substantial liquidity shortfalls that create entry points for special situations investors.

Three Key Investment Buckets

Investors should focus on three primary opportunity areas:

• Off-market acquisitions: Securing underperforming or mispriced hotels as well as select multifamily, student housing, self-storage and other commercial real estate sectors for repositioning and stabilization.
• Preferred and hybrid equity solutions: Providing flexible capital to sponsors needing liquidity for acquisitions, development or refinancing with structures designed to protect basis and enhance current yields.
• Distressed purchases from lenders: Acquiring assets directly from banks through deed-in-lieu or post-foreclosure transactions, often at discounts to outstanding loan balances and well below replacement cost.

The Hospitality Sweet Spot

Hotels present particularly compelling opportunities, with outsized exposure to near-term debt maturities due to years of "extend and pretend" financing. The sector faces approximately $15-20 billion in deferred capital expenditures, coinciding with assets built during the 2008 supply surge now requiring their typical 14-year renovation cycle.

Why Traditional Players Can't Compete

The opportunity exists precisely because few firms can provide the hybrid solutions these situations demand. Success requires capabilities across both equity and credit, enabling structured investments such as junior debt with contingent repayment ("hopenotes"), preferred equity positions, or debt-to-own strategies.

Why Special Situation Investing Works Now

For investors evaluating special situation investing opportunities, the key is partnering with operators who possess both the capital flexibility and operational expertise to navigate complex deal structures. The current environment rewards those who can move quickly on opportunities that traditional lenders and equity providers cannot address.

As Greg Friedman notes, this represents the biggest mispriced risk opportunity in commercial real estate today. The question for investors isn't whether these opportunities exist; it's whether they're positioned to capitalize on them before the market corrects.

For a deeper dive into the market dynamics and investment strategies discussed here, listen to the full conversation on the Peachtree Point of View podcast. The episode provides additional insights into how investors can navigate today's special situations landscape and position themselves for outsized returns in this unique market environment.

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_{THIS IS NOT AN OFFER OR SOLICITATION TO PURCHASE ANY SECURITY. AN OFFERING IS MADE ONLY BY THE PRIVATE PLACEMENT MEMORANDUM. SECURITIES OFFERED THROUGH PEACHTREE PC INVESTORS, LLC MEMBER FINRA/SIPC.}

ATLANTA (July 21, 2025) - Peachtree Group (“Peachtree”), a leading vertically integrated commercial real estate investment platform, today announced the launch of its Peachtree Special Situations Fund, a $250 million fund designed to unlock value in mispriced, high-quality hotel and other commercial real estate assets due to today’s capital market illiquidity rather than underlying fundamentals.

“We believe the next 12 to 18 months offer some of the most compelling risk-adjusted opportunities we’ve seen since the global financial crisis,” said Greg Friedman, managing principal and CEO of Peachtree. “As balance sheet stress and refinancing hurdles intensify in the hotel space and other commercial real estate sectors, Peachtree is uniquely positioned to deploy capital where it’s needed most, delivering attractive returns while providing real solutions for sponsors and lenders alike.”

With nearly $1 trillion in commercial real estate loans maturing in 2025 and hotels carrying some of the largest refinancing and capital expenditure burdens, Peachtree’s Special Situations Fund is positioned to step in where traditional capital has pulled back.

Many hotel and commercial real estate owners who financed properties in the zero-interest-rate era now face gaps in their capital stacksas rates remain elevated and liquidity tightens. Peachtree’s strategy bridges this gap by providing creative downside-protected capital solutions to reposition assets and unlock embedded value.

“This fund is about capitalizing on dislocation, not chaos,” Friedman said. “We’re targeting high-quality assets not distressed by systematic factors but by capital structure, and we’re doing it with the speed, creativity and certainty of execution that have defined Peachtree’s reputation for more than a decade.”

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The Special Situations Fund targets investments that sit between value-add and opportunistic, combining attractive upside potential with meaningful downside protection. Core strategies include:

· Off-market acquisitions: Securing underperforming or mispriced hotels as well as select multifamily, student housing, self-storage and other commercial real estate sectors for repositioning and stabilization.

· Preferred and hybrid equity solutions: Providing flexible capital to sponsors needing liquidity for acquisitions, development or refinancing with structures designed to protect basis and enhance current yields.

· Distressed purchases from lenders: Acquiring assets directly from banks through deed-in-lieu or post-foreclosure transactions, often at discounts to outstanding loan balances and well below replacement cost.

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Peachtree’s fully integrated platform spans direct lending, CPACE financing, development, acquisitions and capital markets and provides a unique lens into shifting market dynamics. Long standing relationships with community and regional banks and other stakeholders enable Peachtree to source high-value opportunities early before they reach the broader market.

“We’re the first call when a sponsor or lender needs a fast, reliable solution,” Friedman said. “Speed and surety of close are critical in this environment, especially when dealing with complex capital stacks and distressed notes.”

The fund’s geographic focus is nationwide, with significant deal flow expected in markets with strong demand fundamentals and recent pricing resets, including Texas, Florida and California. Peachtree expects to hold its first close within the next 60 to 90 days and complete the final close within its targeted 18 months following the initial close.

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Contact:

Fund Information

IR@peachtreepcinvestors.com

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_{THIS IS NOT AN OFFER OR SOLICITATION TO PURCHASE ANY SECURITY. AN OFFERING IS MADE ONLY BY THE PRIVATE PLACEMENT MEMORANDUM. SECURITIES OFFERED THROUGH PEACHTREE PC INVESTORS, LLC MEMBER FINRA/SIPC.}

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Every executive talks about competitive advantage, but most are voluntarily handicapping themselves 20-30% through chronic sleep deprivation. While your competition relies on caffeine and willpower, you should operate on optimized biology. Sleep optimization is a niche market that has grown into a $435 billion industry.  

In a recent episode of Peachtree Point of View, Peachtree Group CEO Greg Friedman sits down with Dr. Anne Marie Morse, a neurologist and sleep medicine specialist, to explore how sleep optimization can become your most powerful performance tool.  

Dr. Morse works with C-suite executives and competitive athletes who demand peak performance, and her insights challenge everything you think you know about time management and competitive advantage. As someone who treats rare sleep disorders while consulting with high performers globally, she reveals why your 4-6 hours of sleep might be the very thing preventing you from closing that next big deal.  

"When you are chronically compromising your sleep, you start to forget the person who you optimally are and start to accept a lesser version of who you are, even if you still are viewed as a high performer," Dr. Morse explains. The science is clear: sleep-deprived executives take longer to complete tasks, make riskier decisions and miss opportunities that well-rested competitors capitalize on.  

Key Takeaways:

Strategic Decision Making: Sleep deprivation compromises judgment and increases risk-taking behavior – precisely what you can't afford in high-stakes negotiations and market timing decisions  

ROI on Rest: The 7-9 hours of sleep isn't lost productivity time – it's your competitive moat that allows you to work more efficiently and make better decisions than competitors operating on 4-6 hours  

Travel Performance: Irregular sleep patterns from frequent travel don't just cause fatigue – they create inconsistent performance windows that can cost you deals and opportunities  

Health as Wealth: Chronic sleep deprivation increases mortality risk and compromises cardiovascular health, potentially cutting short your most productive earning years  

The conversation also explores practical time management strategies for busy executives, the strategic use of stimulants and why your bedtime routine might be sabotaging your sleep quality.  

Ready to discover how sleep science can become your unfair advantage? Listen to the full episode of Peachtree Point of View to learn the specific strategies top performers use to optimize their circadian rhythms for peak decision-making windows.  

Follow Peachtree Point of View on your favorite podcast platform for more insights on optimizing performance and identifying investment opportunities that others miss.

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