For attorneys, QIs, lenders and CPAs
Kasing Ng, CPA, former Big 4 auditor
Your clients bring you a deal question, and sometimes it turns into a tax or numbers question that sits just outside what you do. That's the gap I work in. I'm a California CPA and former Big 4 fund auditor, and I do two narrow things for real estate buyers and sponsors: model the after-tax result before they commit, and test the seller's numbers before they close. I don't file returns, I don't practice law, I don't place debt, and I don't sell cost-seg studies. Your client stays your client.
When to send someone my way
A sponsor raising 506(b) or 506(c) money gets LP questions about after-tax returns, recapture, or passive losses that fall outside legal scope. I give them a number they can put in front of investors.
A client is weighing exchange versus pay the tax, or doesn't know what the exchange actually defers. I quantify it, including the cost-seg personal property a 1031 doesn't cover.
A borrower's deal pencils pre-tax and they're deciding whether to commit, refi, or sell. Or the T-12 in the package looks better than it should. I check the after-tax side or the numbers behind the NOI.
A client has a syndication K-1, a cost-seg question, or a deal-level after-tax projection you'd rather not build from scratch. I hand the analysis back to you for the return. I don't take over the client.
What your client gets
Deal Tax Projection
The after-tax LP return the pre-tax deck never shows, the recapture waiting at exit split by layer, whether cost seg pays on this deal, and a 1031 view. For a property already owned, a check for depreciation a Form 3115 catch-up can still recover. Delivered as a short memo plus an LP-shareable projection.
Pre-Close Financial Due Diligence
The seller's T-12 and rent roll tested against bank deposits, invoices and leases, expenses normalized to the buyer's post-sale reality, and a plain-language findings memo they can hand their lender and partners before the deposit goes hard. Non-attest consulting, not an audit.
Full scope and the rest of the menu are on the services page. Every engagement starts with a free 15-minute call and a signed engagement letter.
How I handle your client
- I stay in my lane. Legal questions go back to counsel, exchange mechanics to the QI, financing to the lender, the return to their preparer. I say so up front.
- I keep you in the loop if the client wants that, and I copy you on the memo when it touches your work.
- Their deal data stays private. I model on my own machine, not in a shared cloud portal.
- I send work back. When my clients need an attorney, an intermediary, or a lender, I point them to people I trust.
Making the intro
Easiest is a short email copying both of us. Here's one you can paste and edit:
Subject: Intro: [Client] / Kasing Ng, CPA [Client], meet Kasing Ng. Kasing is a California CPA and former Big 4 fund auditor who models the after-tax side of real estate deals and tests seller numbers before closing. Your question about [exit tax / the 1031 / the T-12 / LP after-tax returns] is right in his wheelhouse. Kasing, [Client] is [one line on the deal]. His site has a sample report and a calendar link: credevsim.com/advisory.html I'll let you two take it from here.
See exactly what I'd hand them
Before you send anyone, look at the work. These are the same things your client will see.
The free exit tax calculator and cost-seg estimator are also good things to hand a client who's just starting to ask the question.
If you'd rather talk through how I work before sending anyone, grab 15 minutes. No pitch, just two professionals figuring out whether we're a fit for each other's clients.
Advisory and non-attest only: no audits, reviews, compilations, or return filing. Not legal or investment advice. No client relationship forms until a written engagement letter is signed. Kasing Ng, CPA — California License 139270.