I want to hear your thoughts on breaking new ground
I have a boutique hotel for sale. It's the first of it's sort-  I've only done normal residential sales. 

The sellers have asked me to be very private about the sale as they dont want it local news. It's in a resort town and everybody will be circling like vultures.

So a brand new property type, aiming at a different clientele and a brand new way of marketing...

I've got the pics, a video, a presentation etc etc but how am I going to get this out to people, investors, hoteliers etc who dont know me and are expected to be interested in a private, almost clandestine, deal.

What do you think?
[{"id": "h0s7vof", "text": "Typically you\u2019d be reaching out directly to investors that have done similar deals and who typically purchase these types of assets and having private conversations. Word may still get out but it\u2019s less likely than a giant blast from a big brokerage shop. \n\nSee what groups own similar hotels around your region and start dialing for dollars.  Lots of deal guys need deals right now so if you tell them you\u2019ve got an off market deal I bet you\u2019ll get a lot of call backs.", "replies": [], "depth": 1}, {"id": "h0snvwz", "text": "There is so much 1031 money floating around right now looking for a place to park for various reasons. If you have a quality hotel and a location where market risk is minimized, you may be able to off market trade. Long shot because COVID exposed hotels and even though this money is chasing yield its also looking for Capital preservation.. Check with 1031 exchange facilitators that have clients with upleg money looking for a home. The seller should expect to pay commission or you share yours.\n\nAlso, if it's a quality asset in a good location, and the sellers are motivated, you might put together a list of hotel investment firms looking to acquire and reach out directly. Same yield reasons as 1031 money but you may find more sophisticated buyers.\n\nBe sure to get all of the financials from the seller, even if last year was embarrassing for operations. Nothing worse than encountering a seller that want a buyer to guess at their historical operations and also want top dollar. Many professionals won't deal with that and pass on the property.", "replies": [], "depth": 1}, {"id": "h0svucq", "text": "you should really refer this to a broker that deals in these things.  \n\nCan you sell stuff off market without folks knowing?  Sure! usually requires you have relationships with folks who buy that asset class though.  \n\nNo one cares about pics, videos, and your presentation.  They care about analysis of this investment.  No one is going to buy a hotel because \"omg look how fancy this 3d tour is, I just LOVE the way the lobby is decorated\".\n\nDo you even know if it is valued right?  Just my two cents but a ton of these smaller owners who want to sell \"off market, no one can know, get a NDA before any details!\" also have very unrealistic expectations on what they will get.  Also to be candid a lot of them want this all off market because they really don't intend to sell, its more like \"hey why don't you fish around to find someone to pay me stupid money for this?  and if you don't find them oh well didn't cost me shit.  Just don't tell anyone I don't want folks to think we are selling when we really probably aren't\"\n\nI'd refer this to someone who sells hotels and take your referral fee.  They can navigate this way better than you.  You might learn something too so you can do the next one.\n\nEven as far as resources, I see everyone else saying reach out to others who buy hotels in your market etc.  This is absolutely correct, but how are you going to do that?  Do you have comp data available to you on hotel sales and who the buyers are?  Do you have access to costar or internal db's like commercial brokers where you can pull that kind of data?", "replies": [{"id": "h0v01ry", "text": "Could you tell me what kind of real estate you typically work in (asset type, role)? You made a few comments there I think are just bad and I have the sneaking suspicion you\u2019re talking out of your ass.\n\nMaybe I\u2019m wrong though.", "replies": [{"id": "h0v2g4o", "text": "Take it or leave it man.  If you think hiring a residential agent to sell a hotel off market who has to go to reddit to ask how to do that is a good idea then good luck with that!", "replies": [{"id": "h0v3byj", "text": "The \u201cnobody cares about presentation...just analysis\u201d part is just flat out false. It\u2019s especially necessary for a high end boutique hotel. \n\nIt\u2019s actually not (too) hard to find potential boutique hotel buyers. Literally look up the owners of each one in the area. Broaden it to any sizable commercial real estate investor. (Could potentially be considered a trophy asset) valuing it shouldn\u2019t be hard - same cap rate story as any other RE asset.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "h0swzq9", "text": "Forgot to mention there are smaller more specialized brokerage shops that could likely get this to the right investors. There is always a risk that word will get out but it would be way less likely than if this was just an email blast to 10k contacts. If you want a referral to a group let me know.", "replies": [], "depth": 1}, {"id": "h0tw3ey", "text": "This is a bad idea....the commercial sandbox is much different than residential. If you don't know proper use of NCNDA's, I anticipate you will have difficulty in two areas:\n\n1) keeping it confidential\n\n2) getting a deal done\n\n20% of something is better than 100% of nothing and hurting your reputation. Good luck.", "replies": [], "depth": 1}, {"id": "h0v6u0d", "text": "Why are they selling?  How confident are you with valuation, due diligence and execution given you are new to asset class?  Are you trying to flip the contract or buy with investors?", "replies": [], "depth": 1}]