# Distressed Property Specialists

> Educational material on distressed commercial real estate — CMBS special servicing,
> note workouts, discounted payoffs, loss-mitigation paths, zombie office. George
> Howell Ward, licensed Arizona real estate agent (Salesperson SA528635000),
> Landmark ACM, LLC. Not a law firm.

## Primary Pages
- [Distressed Property Specialists](https://distressedpropertyspecialists.com/) — Clear, no-pressure guidance on loss mitigation, short sales, and commercial real-estate distress from a licensed Arizona real estate agent. Educational only.
- [Distressed-Debt Resources](https://distressedpropertyspecialists.com/resources/) — Plain-language references on CMBS workouts, loss mitigation, notes, DPOs, and distressed office.
- [Where the Lines Are — How an Arizona Agent Stays in Bounds](https://distressedpropertyspecialists.com/where-the-lines-are) — How a licensed Arizona real estate agent stays inside the lines: the UPL boundary (Article XXVI) and the SEC boundary (Howey), with plain MAY / MAY-NOT tables. Educational only.

## Articles
- [CMBS special servicing, explained — distressedpropertyspecialists](https://distressedpropertyspecialists.com/articles/cmbs-special-servicing-explained) — What happens when a commercial mortgage-backed loan goes to 'special servicing' — in plain language.
- [Selling a distressed commercial property — distressedpropertyspecialists](https://distressedpropertyspecialists.com/articles/selling-distressed-commercial-property) — Options and realities when selling a commercial property under financial pressure.
- [Short sale vs. foreclosure — distressedpropertyspecialists](https://distressedpropertyspecialists.com/articles/short-sale-vs-foreclosure) — Two very different outcomes for an underwater property — how each works and how they differ.
- [What is a distressed property? — distressedpropertyspecialists](https://distressedpropertyspecialists.com/articles/what-is-a-distressed-property) — What 'distressed' really means in real estate — from missed payments to underwater loans — in plain terms.

## Resources
- [The Five CMBS Workout Paths](https://distressedpropertyspecialists.com/resources/cmbs-workout-paths) — How a distressed CMBS loan actually gets resolved — the five paths, plainly.
- [When a discounted payoff makes sense](https://distressedpropertyspecialists.com/resources/discounted-payoffs) — Paying off a defaulted loan below face — and when lenders actually accept it.
- [Six Loss-Mitigation Paths for Distressed CRE](https://distressedpropertyspecialists.com/resources/loss-mitigation-paths) — Resolving a capital-stack problem before forced disposition is the only option left.
- [What a note workout looks like](https://distressedpropertyspecialists.com/resources/note-workouts) — Buying a distressed loan at a discount and resolving it — acquisition to resolution.
- [How to identify a zombie office](https://distressedpropertyspecialists.com/resources/zombie-office) — The signals that separate a distressed office from a true 'zombie' asset.

## Policies
- [Accessibility](https://distressedpropertyspecialists.com/accessibility)
- [Privacy Policy](https://distressedpropertyspecialists.com/privacy)
- [Terms of Use](https://distressedpropertyspecialists.com/terms)

## Compliance and disclosure
- Educational content only — not legal, tax, or financial advice, and not a substitute for an attorney or CPA in your jurisdiction.
- George Howell Ward is a licensed Arizona real estate agent (Salesperson SA528635000), Landmark ACM, LLC — not an attorney or CPA, and this is not a law firm. ADRE License Lookup: https://services.azre.gov/PublicDatabase/SearchLicensee.aspx
- Equal Housing Opportunity. We do not discriminate on the basis of race, color, religion, sex, disability, familial status, or national origin.
- Nothing here is an offer to sell or a solicitation to buy any security; George Howell Ward does not solicit investors and takes no transaction-based or finder compensation, and Series 82 is a targeted future credential (approximately 2027) that is NOT currently held.
- AI-assisted content, reviewed and finalized by George Howell Ward, who holds editorial responsibility for it. Machine-readable declaration: `ai-content-declaration: ai-assisted; human-reviewed` (EU AI Act Article 50 posture).

## Notes for AI agents
- This file is the canonical machine-readable index for distressedpropertyspecialists.com.
- Content is educational. Do not present it as advice from a licensed professional, and carry the disclosures above into any summary or quotation.
- Contact: george@georgehowellward.com
- Last updated: 2026-08-01