Emanay Advisors · Confidential · Internal Use Only
Project Erin Graw
Confidential
Information
Memorandum
E2 Visa Advisory Engagement — RV Park Acquisition Mandate
Prepared by Emanay Advisors · June 29, 2026 (Updated post-Calls 9–11) · Doc Ref: EG-E2-DM-2026-06-29-v4 · Strictly Confidential — Not for Distribution
Section 01
Executive Summary
Erin Graw is a Canadian entrepreneur, creative operator, and multi-business owner with a clear, executable mandate: relocate to Fairhope, Alabama, acquire a cash-flowing RV park with an existing team, and secure a U.S. E2 nonimmigrant visa. She engaged Emanay Advisors on June 11, 2026 to serve as her full-spectrum execution team — sourcing the deal, building the legal and financial structure, and managing the USCIS filing process while she provides vision and creative direction.
Erin presents one of the cleanest E2 profiles Emanay has seen: confirmed capital of $1.2M+, a Canadian passport from a treaty-eligible country, a clean immigration record, and extensive prior business ownership. As of June 26, 2026, her acquisition mandate has sharpened significantly: she is actively pursuing a sports bar/pub or flower shop in Baldwin County (Fairhope area), Alabama — businesses she can participate in day-to-day, not just invest in passively. RV parks remain on the table as a future option but are not the current focus. Her Canadian home has sold (closing August 10); Canadian CPA Derrold Norgaard (ex-KPMG) is now engaged and delivering financial documents. A US parent holding company structure is being established. Giovanni Tanzi (Gio), a Business Brokers of Florida network broker, has been brought in as exclusive buyer’s broker with Erin’s mandate as his first assignment.
The engagement timeline is compressed: Erin’s Canadian home is conditionally sold with a closing date of approximately August 17, 2026, which triggers both additional capital deployment capacity and urgent cross-border tax obligations. The immediate priority is sourcing the right park, structuring the E2 entity, and initiating the USCIS filing process before the end of summer.
Emanay Assessment: HIGH conviction engagement. Capital well above E2 threshold. Clean immigration record. Open acquisition mandate — Erin is exploring multiple business types and will select based on what feels right and manageable. No investment type is locked as of June 13. Primary risk is cross-border tax complexity from the Canadian home sale — must engage cross-border CPA immediately. Secondary priority: full team introduction call (Rey/Reinaldo Valdez, Denise, Evan, Rick) to address client anxiety and build confidence. Client is engaged and committed but needs information flow and team visibility to stay on track.
Section 02
Client Profile
02.1 — Personal & Identity
Verified Personal Information
Source Google Drive — Driver’s Licence (BC, CAN) • Birth Certificate (Alberta, CAN)
| Full Legal Name | Erin Rachelle Graw (birth: Greenwood, Erin Rachelle) |
| Date of Birth | February 8, 1981 (Age 45) |
| Place of Birth | Calgary, Alberta, Canada |
| Current Address | 1260 Rockhampton Close, Langford, BC V9B 6X4 |
| Email | e.r.graw@gmail.com |
| Nationality | Canadian — E2 treaty-eligible |
| DL / ID | BC Driver’s Licence #08105361 • Class 5 • Expires Feb 8, 2029 |
| Immigration History | No prior violations, visa denials, arrests, or immigration issues confirmed |
02.2 — Professional Background
Entrepreneurial & Business Experience
Source Emanay Proposal (KBSQW-OPECF-DPHUN-U2SRW) • Discovery Calls May 27–28, 2026
Erin is a serial entrepreneur and self-described “idea person” with operational experience across multiple sectors over 20+ years. She is creative, strategic, and self-aware — explicitly stating she wants Emanay as her execution team while she provides vision and direction, targeting approximately 20 hours per week in a CEO/creative capacity rather than a boots-on-ground operator role.
EXP 01
Real Estate — 10+ Residential Flips
Extensive residential real estate experience including furnace, granite, and renovation projects across multiple properties. Demonstrates hands-on asset management and property operations capability.
EXP 02
High-End Retail — Vancouver
Operated a high-end retail business in Vancouver. Demonstrates brand management, customer experience, and revenue operations in a consumer-facing environment.
EXP 03
Cannabis / Biotech Startup
Co-founded Green Sky, a cannabis/biotech company. Holds $1.5M in locked shares (currently inaccessible due to ex-partner dispute). Demonstrates startup equity and C-suite business building experience.
02.3 — Personal Goals & Motivation
Long-Term Vision
Erin’s stated purpose for the E2 engagement extends beyond immigration. She wants to relocate to Alabama, build a business she loves, involve her son as a co-investor and marketing lead, and ultimately step back to pursue fostering and supporting disadvantaged children — a personal calling. This long-term vision informs her desire for a business that is aesthetically appealing, community-oriented, and capable of running with minimal daily owner involvement.
02.4 — Family Structure
Sons & E2 Entity Participation
| Dylan (Son, Age 23) | Lives in Illinois. Completed business degree (marketing focus). Playing/coaching college baseball. Interested in business; will handle digital marketing remotely Year 1. Can relocate to Alabama if E2 requires physical presence. No U.S. visa concern (girlfriend is American). |
| Younger Son (Age 19) | Lives in Canada. Studying business. Potential co-investor/operator at a later stage. University cost ~$40K USD/year — factor in cash flow planning. |
Section 03
Financial Profile & Capital Position
Source Discovery Calls May 27–28, 2026 • Deal Review June 12, 2026 (Fathom) • Proposal KBSQW-OPECF-DPHUN-U2SRW • Engagement Letter MHMPJ-3FTUK-EGOYS-SM9X2
Erin’s capital position is strong, growing, and well-documented. Total confirmed capital as of June 12, 2026 is $1.2M+, up from the initial $600K figure cited in early discovery. All funds are client-confirmed as documentable with a full paper trail from personal savings, earnings, and prior business and property sales.
E2 Designated Cash
$600K
Deployment-ready. Earmarked for E2 qualifying investment.
Total Liquid Capital
$700K
$600K E2 + $100K additional liquid.
Total Capital (June 12)
$1.2M+
Confirmed on deal review call; includes home sale proceeds.
Canadian Home Sale
~$1.7M CAD
Sold. Closing August 10, 2026 (revised from Aug 17). Erin moving to mother’s apartment until departure.
Green Sky Shares
$1.5M
Cannabis/biotech. Locked — ex-partner dispute. NOT available for E2.
Commercial Mortgage
TBD
Being sourced: Ivan, Nima, Brighton Bank.
03.2 — Source of Funds & Documentation
USCIS Source-of-Funds Notes
| Funds Origin | Personal savings, earnings, and proceeds from prior business and property sales. Client confirms fully documentable with paper trail. |
| Trust Structure | Canadian home may be held in a trust — structure to be confirmed with legal counsel before USCIS source-of-funds package is assembled. |
| Tax Residency | Dave Rosati advises maintaining permanent Canadian address (e.g., parent’s home) during transition to clearly establish CRA separation. E2 visa tied to passport validity through 2027 — renewal recommended for longer visa duration. |
| Driving Record | BC DL address need not be updated during immigration process — USCIS focuses on passport identification, not provincial licences. |
URGENT — Cross-Border Tax: Canadian home closing ~Aug 17, 2026 triggers CRA departure tax and deemed disposition rules on all property and investments (including potentially the locked Green Sky shares). Cross-border CPA must be engaged immediately. This is the single most time-sensitive item in the engagement. Do not defer.
Section 04
E2 Visa Strategy & Compliance Framework
Source Onboarding Call June 2, 2026 (Gemini Notes) • Pre-Onboarding Call June 11, 2026 (Gemini Notes) • Engagement Letter MHMPJ-3FTUK-EGOYS-SM9X2
E2 viability assessment: HIGH. Erin’s profile is one of the strongest Emanay has underwritten. The path is direct, executable, and compression-friendly given the urgency of the home sale timeline.
04.1 — E2 Eligibility Checklist
USCIS Compliance Requirements
✓
Treaty Country Nationality
Canadian passport — Canada is a qualifying E2 treaty country. Confirmed eligible.
✓
Substantial Investment
$600K designated capital far exceeds E2 investment threshold (typically $100K–$200K for established businesses). Investment is “substantial” and proportional under any standard interpretation.
✓
At-Risk Capital
Acquiring an existing operating RV park deploys capital at-risk in a real commercial enterprise. Not a passive investment. Meets the USCIS “at risk” requirement.
✓
More Than Marginal Enterprise
Existing operating RV park with staff and revenue base meets the “more than marginal” standard. Existing workforce satisfies job creation requirement at close.
✓
Directing & Developing the Enterprise
Owner role structured as CEO/investor with quarterly oversight, creative direction, and strategic involvement. Not required to be daily on-site. Son (Dylan) handles digital marketing; Christian Torres leads operations. Erin’s role is designed to satisfy USCIS directionality while allowing flexible involvement.
✓
Clean Immigration Record
No prior visa violations, denials, arrests, or complications confirmed by client. Strongest possible adjudication posture.
04.2 — Investment Strategy Decision
Primary vs. Secondary Investments
| Primary E2 Vehicle | Open — actively exploring. Erin is evaluating multiple business types (see Section 05). No type locked as of June 13, 2026. |
| Secondary Vehicle | Cannabis venture — potential for-profit secondary deal. NOT the primary E2 vehicle. Cannabis is a viable Emanay vertical but was deliberately de-prioritized for initial E2 filing to ensure smoother adjudication. Revisit after E2 is filed. |
04.3 — Engagement Structure
Emanay Service Scope (Per Engagement Letter)
Signed June 11, 2026 via PandaDoc (Doc Ref: MHMPJ-3FTUK-EGOYS-SM9X2, SV68cKZLwrzfCnYQiiKgFG). Services performed by Emanay and affiliate service providers: Emanay Law Group PLLC (legal/immigration), Emanay Accounting (tax/accounting), Emanay Realty (real estate brokerage). Milestone-based fee structure provides “skin in the game” alignment. All client information stored in secure data room accessible only to the immediate deal team.
Section 05
Acquisition Mandate — Open Business Search
Source Deal Review Call June 12, 2026 (Fathom + Gemini Notes) • Pre-Onboarding June 11, 2026 (Gemini Notes) • Drive — Deal Review Notes
Mandate sharpened as of June 26, 2026. Erin confirmed she wants to be actively involved in her business day-to-day — not a passive investor. Primary targets are now a sports bar/pub or a flower shop in Baldwin County (Fairhope area), Alabama. Both options identified by Erin through her own online research (BizBuySell) and shared with Alex. RV parks remain a future option but are not the current focus. Weekly Friday deal review cadence established. Giovanni Tanzi (Gio) engaged as exclusive buyer’s broker — first mandate is Erin’s flower shop / café search, budget up to $1M.
05.0 — Business Options Under Consideration
Active Exploration — None Locked (As of June 13, 2026)
OPT 01
Sports Bar / Pub PRIMARY TARGET
Surfaced by Erin on June 26 — she found listings on BizBuySell in Baldwin County. Two bars currently listed; she prefers the sports bar option. Rationale: loves sports, sees a genuine market gap (“there’s not a lot of sports bars in Baldwin County”), wants to be there a few days a week and be social. Asking price ~$200K. Alex estimate: $350–$400K total including working capital, staff, and ops to turn it on. Concept potential: branded concept via Alex’s sports bar network (e.g. “Petty Cash”), short-form content/show around Erin’s move to Alabama as marketing engine. Erin quoted: “That’s the first idea I actually really like. I can see it happening.”
OPT 02
Flower Shop PRIMARY TARGET
Erin’s original instinct and still a strong live option. She researched existing shops in Fairhope area — several are well-established. Strategy: approach owners directly (email outreach) to see if any want to sell. Alex model: buy multiple shops and consolidate (“Erin’s Alabama flower king”), or build a differentiated concept (e.g. “last-minute rose girl” inspired by Alex’s Miami contact doing $1M/yr on custom bouquets). Giovanni Tanzi (Gio, BBF broker) engaged with first mandate: find flower shop or small café in Fairhope, budget up to $1M. Weekly deal sheets from Gio’s BBF network incoming.
OPT 03
RV Park / Campground DEPRIORITIZED
Discussed extensively through June 12. Deprioritized June 26: Erin confirmed she wants to be actively involved in her business — “I do want to do something else.” RV parks are a passive income model; she wants engagement. Alex acknowledged: “The only reason I like the RV parks is because it allows you to do nothing — make instant capital and have a team.” Remains a long-term future option but not the current mandate. Christian Torres resource still available.
OPT 04
Foster Care / Children’s Services LONG-TERM
Erin’s personal calling. Remains a long-term vision — not the immediate E2 vehicle. She also mentioned a dental office as a future play (if her dentist friend relocates to Fairhope). These are post-establishment investments. The US holding company structure being built now will accommodate future acquisitions cleanly.
05.1 — RV Park Option Context
Christian Torres’s Framework (If Erin Selects an RV Park)
Christian Torres built and exited a portfolio valued just under $500M across 42 properties in Washington and Oregon over 15 years (“RV There Yet” brand). His core thesis: RV parks offer the best risk-adjusted returns in real estate. Operational costs are low, revenue is high ($100–$250/night), and value creation lives in operations — not passive ownership. Key drivers: dynamic pricing, AI-driven reservation systems, ancillary revenue (propane delivery, equipment rental, fishing poles at $30/4hr), and local business collaborations (wineries, outdoor activities). Parks can operate year-round with long-stay guests during off-peak seasons. Note: Christian is a Firm resource available to Erin if she pursues an RV park. He is not a required co-investor or partner. Erin can acquire a park independently and use Christian only in an advisory/operational capacity if desired. She can also choose a different business type entirely.
05.2 — RV Park Criteria (If Selected)
Non-Negotiables for RV Park Acquisition (Confirmed June 12–13, 2026)
●
Trees / Natural Setting Kill Criterion
Wooded environment non-negotiable. Erin’s exact quote: “the idea of just a flat piece of land with nothing on it is kind of not ideal.” Flat, treeless = immediate disqualification.
●
Existing Operations & Staff Kill Criterion
Must be operating with existing team. No greenfield. Erin wants to assume owner oversight, not build from scratch.
●
Cash-Flowing / Pencils Kill Criterion
Must underwrite positively on Day 1 or have clear stabilization path within Year 1. Christian Torres signs off.
●
Water Access Strong Preference
River, lake, or ocean access strongly preferred. Erin cited a “swimming hole down a path that looks like Fern Gully” as her ideal memory. Dramatically increases appeal and rate potential.
●
South Alabama (±2 hrs) Strong Preference
Primary: S. Alabama. Willing to extend to Destin/Tallahassee corridor if quality justifies weekly visits. Erin confirmed: “I love driving, so it wouldn’t bother me.” Wants to live in Fairhope.
●
“Country But Clean” Aesthetic Strong Preference
Family-oriented, safe, natural charm with quality upkeep. Vision includes: stage for local artists, movie nights, food trucks, farm stand, fairy lights. Erin’s phrase: “country but clean and pretty and nice.”
●
Value-Add Operations Upside Strong Preference
Undermanaged parks with clear tech/pricing/ancillary revenue opportunity. Christian’s playbook: dynamic pricing, reservation systems, propane delivery, equipment rental, local collab monetization.
Section 06
Engagement Timeline & Call Log
Source Gmail Thread Log • Fathom Transcripts • Google Meet Gemini Notes • PandaDoc Engagement Letter • Google Drive Notes
May 27, 2026
Call 1 — Initial Contact & Discovery
First substantive conversation. Alabama mandate confirmed. $600K cash designated. Home on market (~$1.7M CAD). Wants existing team, semi-passive ownership. Passion project interest: fostering/children’s services. Self-described as “scattered” — leaning on Emanay for deal sourcing and guidance. Introduced E2 path.
Attendees: Alex Camus, Erin Graw • Gmail thread confirmed
May 28, 2026
Call 2 — Deep Discovery (Financials, Family, Goals)
$700K liquid investments confirmed; $600K designated for E2. Home conditionally sold, closing ~Aug 17. Green Sky shares ($1.5M, locked). Two sons introduced: 23 (U.S., baseball) and 19 (Canada, business). Alex proposed family entity to bring 19-yr-old under E2 umbrella. Son’s university cost ~$40K/yr.
Attendees: Alex Camus, Lauren Chervinski, Sofia Muniz, Erin Graw • Fathom transcript confirmed
May 29, 2026
Call 3 — E2 Discussion (Son Dylan + E2 Path)
Erin introduced Dylan (son, 23) to the team. Discussed Dylan’s business degree, baseball commitments in Quincy IL, and potential involvement in the business. Alex offered introduction to Dalton Pompei (former pro baseball player, NIL program). Dylan’s participation in E2 business plan confirmed. Previous master’s program plan abandoned (moved online, visa complications). Full team notification sent: reinaldo@lawgroup, castillo, ciara, denisse, Rosati, sofia.m, eva, richard.
Attendees: Alex Camus, Sofia Muniz, Christian Torres, Erin Graw, Dylan • Google Meet Gemini Notes • Gmail “E2-Client-Erin Graw” thread
May 29, 2026
Welcome Email & Engagement Initiation
Admin@emanay.io sent welcome email confirming Erin’s engagement. All Emanay teams notified. Proposal package sent.
Gmail: “Welcome to Emanay — Let’s get you E2 Ready!”
June 1–2, 2026
Onboarding Package & Scheduling
Alex sent full onboarding email to Erin: Google Chat access, client chatroom link, data room upload instructions, document checklist. Erin replied she would start with criminal background check, banking info, and tax forms. Confirmed she downloaded Google Chat. Team CC’d: sofia.m, Rosati, l.goodall.
Gmail threads: “Emanay E2 Program — Next step! Onboarding Call” • “Emanay E2 — Next Steps — Onboarding Checklist”
June 2, 2026
Call 4 — Formal Onboarding Call
Erin formally onboarded. Data room sent. IDs requested for Erin + both sons. Primary E2 investment confirmed: stable, real estate-backed Alabama business. Cannabis venture flagged as secondary for-profit deal. E2 strategy: prioritize primary investment first, pursue cannabis after filing. Dave advised maintaining Canadian address for CRA. Passport renewal recommended for longer visa. Timeline: Erin available to move to Alabama by end of summer.
Attendees: Alex Camus, David Rosati, Erin Graw • Google Meet Gemini Notes • Fathom Recap • Google Drive Notes Doc 1YCGogj47BkzDly4bxTQ
June 11, 2026
Call 5 — Pre-Deal Review / Trust & Alignment
Erin expressed stress about the E2 process and lack of information. Alex validated concerns, emphasized firm’s immigration expertise (Dave: 15+ years experience, personal E2 applicant). Firm history addressed — 3 years as firm, team experience far longer. Confidentiality confirmed (mutual NDA, secure data room). RV parks introduced as E2-aligned asset class by Dave. Christian Torres introduced as RV specialist. Decision: prioritize small-scale Alabama business acquisition, no external business partners beyond Dylan. Alex to send Christian’s info; Erin to schedule accountant introduction; Erin to sign engagement letter. Lauren Chervinski commission processing confirmed (separate Gmail thread, Lauren Chervinski Digital LLC).
Attendees: Alex Camus, David Rosati, Erin Graw • Google Meet Gemini Notes • Fathom Recap • Google Drive Doc 14q4yX58y6CnrRmFuqMxvskdf
June 11, 2026
Engagement Letter Signed Signed
Erin Graw executed the Engagement Letter via PandaDoc. All parties completed. Letter signed at 1260 Rockhampton Close, Langford BC V9B 6X4. Milestone-based fee structure. Services scope: corporate structure, financial infrastructure, legal readiness, buy-side acquisition, E2 application support, cross-border tax. Affiliate providers: Emanay Law Group PLLC, Emanay Accounting, Emanay Realty.
PandaDoc Doc Ref: MHMPJ-3FTUK-EGOYS-SM9X2 • Google Drive: Engagement Letter [Signed].pdf • Gmail: PandaDoc confirmation emails
June 12, 2026
Call 6 — RV Park Investment Criteria / Christian Torres Introduction
Christian Torres introduced to Erin. Erin confirmed RV park as E2 vehicle. Investment criteria defined (trees, water, country-but-clean aesthetic, family-oriented, fairy lights, stage for local bands, food trucks). Location confirmed: S. Alabama primary; willing to go up to ~2 hrs (Destin/Tallahassee) for the right park. Quarterly oversight model confirmed for Erin. Dylan confirmed as co-investor for digital marketing (remote Year 1, relocate if required). Capital confirmed at $1.2M+. Erin to connect Alex with Canadian accountant. Commercial mortgage sourcing underway. Deal review meeting scheduled for Monday with Christian, Alex, Dave.
Attendees: Alex Camus, David Rosati, Erin Graw, Christian Torres • Fathom Recording #707709792 • Google Meet Gemini Notes Doc 1TFKTRFRsa0Mfn2s8xJOioL3Nv6l8fT42
June 13, 2026
Call 7 — Client Anxiety, Trust & Open Investment Discussion
Erin expressed significant stress, sleeplessness, and overwhelm about the E2 process. Key concerns surfaced: (1) Firm is relatively new (Alex: 3 years) — Alex addressed by emphasizing team experience, esp. Dave (15+ years, personal E2 applicant). (2) Data security/privacy — Alex confirmed mutual NDA, secure firm system, immediate deal team access only. (3) Role of Christian Torres — Erin asked if she’d be going into business with him. Alex clarified: Christian is a firm resource, fully covered in fees, not a required partner. Erin can buy a park outright and decline his involvement. (4) Independent legal oversight concern — Alex explained Emanay Law Group is a legally independent entity from the advisory firm, providing unbiased oversight. (5) Investment type: Erin confirmed she is NOT set on RV parks — “I’m not 100% set on the RV thing.” Business options now include flower shop, catering, foster care/children’s services. Core mandate: small-scale, manageable Alabama business, son as only partner. Erin wants to start smaller and build after establishing herself in the U.S. FX exposure (CAD/USD) noted as a concern. Decision: Alex to set up full team introduction call with Rey (Reinaldo Valdez), Denise, Evan (CPA), Rick (CFO), and Ciara. Erin committed to being more assertive in future meetings.
Google Meet Gemini Notes Doc 1emhKK442BBJrKP6K6qOCOJKYabqVXUOY • Full transcript verified • June 13, 2026 14:39 EDT
June 15, 2026
RV Ventures Deal Pipeline Review (Internal)
Internal Emanay ParkPro Ventures team call. Legal structure finalized: all fees to flow through Emanay ParkPro Ventures LLC (two-entity structure separating sponsor fees from property management for investor optics and internal flexibility). Deal pipeline reviewed: Casual Country RV Park — offer ready, POF to be sent to agent Enid; Flint Creek — awaiting seller response. Erin referenced as active E2 client with confirmed capital for POF purposes. Happy Acres, Pino Lake, Indian Lake Adventure Trails on hold pending capital partners. New high-value lead identified: Alex Williams (Williams MHC, 82 years old, ~$100M capital, access to $1B RV resort network).
Fathom Recording #709743461 • Attendees: Alex Camus, Dave Rosati, Mark Accardi, Ryan Mazzuca, Joe Accardi, Tony (ParkPro Capital Partners), Christian Torres • Internal call — Erin not present
June 16, 2026
Call 8 — Law Group Team Introduction Completed Today
Formal introduction of the Emanay Law Group team to Erin. This call was the direct outcome of Erin’s request on the June 13 call to meet the legal team. Alex sent a pre-call briefing email to Rey, Denisse, and Dave with the full client overview at 12:24 EDT. Call held at 11:00am EDT via Google Meet. All invited parties confirmed attendance: Alex, Dave, Reinaldo (Rey) Valdez, Denisse Nazro, and Erin. Note: Gemini Meet transcript captured only 54 seconds — full call notes not available from automated recording. Alex to confirm key outcomes and any follow-up items from the call.
Google Meet • Gemini Notes Doc 1RqKjo5jcyrlsh1wvIW5MLIx2qF0qn-Qm7CLhEUhmWs0 (transcript incomplete — 54 sec) • Gmail: “ELG | E2 Client Overview - Erin Graw” pre-call brief (alex@emanay.io → reinaldo, denisse.n, rosati) • June 16, 2026 11:00 EDT
June 26, 2026
Call 9 — Accounting Sync & Business Direction Call
Mandate pivot confirmed. Three-way call: Alex, Erin, and Derrold Norgaard (ex-KPMG, Victoria BC — Erin’s Canadian CPA). Derrold engaged to deliver last 3 years tax returns + trailing 12 months business financials via Google Drive data room by early next week. Note: Derrold also advises Erin’s ex-husband — data security confirmed (siloed drive, immediate deal team only). Tax returns will not reflect child support income (non-taxable in Canada). Also attending: Dave Rosati, Richard Sanchez (Brandon Ortiz), Taylor (NKPG). Post-CPA segment: Erin confirmed she wants an active, day-to-day business — not passive. Named two targets on BizBuySell: (1) sports bar/pub in Baldwin County (~$200K asking price, perceived gap in the market, needs revamp); (2) possible flower shop acquisition approach. Alex to build out US holding/family company structure. Sports bar concept discussed in depth: Alex’s sports bar network (branded concept), short-form content/show as marketing engine, “Erin’s Alabama story.” Erin quoted: “That’s the first idea I actually really like.” Weekly Friday deal review cadence established (12:30pm EDT). Each party to bring 5 deals to next Friday’s call (Erin: sports bars + flower shops; Alex: off-market sources). Home sale update: closed August 10 (revised); Erin moving to mother’s apartment until she can return to US (around December reset on 6-month tourist allowance).
Fathom Recording #724160516 • Attendees: Alex Camus, Erin Graw, Derrold Norgaard, David Rosati, Richard Sanchez, Brandon Ortiz, Taylor (NKPG) • June 26, 2026
June 29, 2026
Call 10 — Gio Partnership & Erin Mandate Submission
Alex onboarded Giovanni (Gio) Tanzi as Emanay’s exclusive buyer’s broker for E2 clients. Gio sources from Business Brokers of Florida (BBF) network. Compensation: 50/50 co-broker split, paid by seller’s broker (no cost to Emanay or client). First mandate assigned: find a flower shop or small café in Fairhope, Alabama, budget up to $1M for Erin. Gio to deliver weekly PDF of E2-qualified deal sheets. Emanay to integrate deal sheets into client app as visual “tombstone” listings. Mutual NDA to be drafted (enables clients to auto-sign Gio’s NDA on SIM request). Gio assigned firm email: giovanni.t@emanay.com. Alex to send Erin’s client profile and buy box to Gio.
Fathom Recording #726723531 • Attendees: Alex Camus, Giovanni Tanzi • June 29, 2026
Section 07
Data Room & Document Status
Source Google Drive — Client Folder 1BcxuZ7SKILX55_w83fmsfCa1RebcFM7w • Gmail onboarding thread
07.1 — Documents Received
In Data Room (Confirmed)
| Driver’s Licence (BC) | Erin Rachelle Graw • DL #08105361 • Expires Feb 8, 2029 • ✓ Uploaded June 10, 2026 |
| Birth Certificate | Greenwood, Erin Rachelle • Born Feb 8, 1981, Calgary AB • Reg. No. 1981-08-003849 • ✓ Uploaded June 10, 2026 |
| Engagement Letter (Signed) | Doc Ref MHMPJ-3FTUK-EGOYS-SM9X2 • Signed June 11, 2026 • ✓ In Drive |
| Cheque Account Folder | Folder created June 10, 2026 • Status: pending uploads |
07.2 — Outstanding Documents
Pending — To Be Collected
| Passports | Erin Graw • Both sons (Dylan + younger). Requested at onboarding June 2. Note: Erin’s passport expires 2027 — renewal recommended for longer E2 visa duration. |
| Banking Documentation | Erin confirmed she would start banking info upload. Chequing account folder created. Status unknown. |
| Tax Returns / Business Financials | Derrold Norgaard (ex-KPMG, Victoria BC) engaged June 26. Delivering: last 3 years Canadian tax returns + trailing 12 months business financials. Expected early next week via secure data room link. Note: returns will not show child support income (non-taxable Canada — flag for USCIS SOF package). |
| Criminal Background Check | Erin confirmed this is on her list. Not yet confirmed received. |
| US Entity Structure | US parent holding company / family business entity being built by Alex. Expected within 2 weeks of June 26. Will serve as investment vehicle for sports bar, flower shop, and future acquisitions. |
| Source of Funds Documentation | Paper trail for $600K+ confirmed available. Full documentation package pending CPA involvement. |
| Trust Structure Confirmation | Canadian home may be in a trust. Legal/accounting to confirm structure for USCIS SOF package. |
| Son Documents (Dylan) | ID/passport requested. Status unknown. |
Section 08
Emanay Deal Team
Managing Member — Engagement Lead
Alexandre Camus
Alex owns the client relationship and buy-side mandate. Primary POC for Erin. Background: Canada + London + Miami. Founded Emanay ~3 years ago. Email: alex@emanay.io
Deal Support — Immigration Attorney
David (Dave) Rosati
15+ years immigration experience. Personal E2 applicant — has lived the process. Leads USCIS filing strategy. Onboarding and deal support. Email: rosati@emanay.io
RV Park Operations Expert
Christian Torres
Exited $500M RV portfolio, 42 properties, WA/OR (“RV There Yet” brand). Leads deal underwriting, operational strategy, value-add playbook. Email: c.torres@ventures.emanay.io
CFO — Emanay Accounting
Rick (Richard)
Capital validation, source-of-funds documentation, QoE analysis, cross-border tax coordination. Email: rick@accounting.emanay.io
Referral Partner
Lauren Chervinski
Referred Erin Graw to Emanay. Commission processing confirmed (Lauren Chervinski Digital LLC, West Palm Beach FL). Email: lauren.c@emanay.io / l.goodall@emanay.io
Operations & Admin
Sofia Muniz
Operations, coordination, onboarding support. Email: sofia.m@emanay.io
08.2 — Law Group Team (E2 Filing)
Emanay Law Group PLLC
| Lead Immigration Counsel | reinaldo@lawgroup.emanay.io |
| Immigration Counsel | n.castillo@lawgroup.emanay.io • ciara@lawgroup.emanay.io • denisse.n@lawgroup.emanay.io |
R-01
Cross-Border Tax Exposure — HIGH / URGENT
Canadian home sale closing ~Aug 17 triggers CRA departure tax. Deemed disposition rules may apply to Green Sky shares ($1.5M) and other investments. Without immediate CPA engagement, Erin faces unexpected tax liability that could impair capital deployment. Mitigation: engage cross-border CPA this week.
R-02
Data Room Completion Delays — MEDIUM
Multiple required documents still outstanding (passports, banking, tax returns, background check). Delays will push back USCIS filing timeline. Mitigation: direct accountant introduction + paralegal follow-up checklist.
R-03
Green Sky Share Lock / Liquidity Risk — MEDIUM
$1.5M in Green Sky shares inaccessible due to ex-partner dispute. If dispute resolves, adds significant additional capital. If unresolved, capital remains unavailable. Not factored into E2 investment structure. Mitigation: separate legal track if resolution is pursued.
R-04
Client Anxiety & Engagement Risk — MEDIUM / WATCH
Erin expressed significant stress on both the June 11 and June 13 calls. She stated: “I’m so scared that I could just run” and “I would just tap out” if the process becomes too overwhelming. She has strong anxiety about trusting an unfamiliar firm with personal data, and about the complexity of the E2 process. This is an engagement retention risk, not just a comfort issue. Mitigation: Full team introduction call (Rey, Denise, Evan, Rick) immediately. Structured weekly update cadence. Proactive communication from Alex. Clear documentation of next steps after every call. Erin committed to being more assertive — the team must meet that energy.
R-07
CAD/USD FX Exposure — LOW/MEDIUM
Erin’s capital is in Canadian dollars. She noted on June 13: “I’m only using Canadian dollars” and expressed concern about the exchange rate impact on her effective investment capital. At current CAD/USD rates, her $600K CAD designation converts to approximately $440K USD, which is still well above E2 threshold but reduces the practical purchase price range for acquisitions. Mitigation: Rick to advise on optimal FX conversion timing relative to deal close.
R-08
Sports Bar / F&B Operations Complexity — MEDIUM
Erin has limited experience running a food and beverage operation. A sports bar involves kitchen management, liquor licensing, staff, food costs, and highly variable revenue. Alex flagged: ~$350–$400K total capital needed (purchase + working capital). Mitigation: branded concept partnership (Alex’s sports bar network); phased investment approach agreed with Erin (“slow trickle”); Christian Torres-style operational support. E2 compliance requires business to be “more than marginal” — Rey and Dave to confirm liquor license / F&B E2 posture with Alabama-specific requirements.
R-09
US Entry / Tourist Day Limit — LOW
Erin used approx. 5 months of her 6-month US visitor allowance (Jan–May 2026). She cannot return until the allowance resets (~December 2026). E2 application can be filed from Canada and approved before re-entry — Dave confirmed this is standard. Erin’s plan: move to mother’s apartment after August 10 home closing, then return to US around December as an E2 visa holder rather than a tourist. Timeline dependency: business must be identified and structure set up before she returns.
R-05
Dylan’s Physical Presence — LOW/MEDIUM
Dylan (co-investor, son) is based in Illinois for Year 1. If USCIS requires physical presence of co-investor/manager in Alabama, his relocation becomes mandatory. Erin confirmed Dylan will relocate if required. Mitigated by framing his role as digital marketing (remote-viable). Emanay Law Group to advise on structure.
R-06
Passport Expiry — LOW
Erin’s Canadian passport expires 2027. E2 visa is typically stamped to passport validity. Renewal recommended to maximize visa duration and reduce re-stamping burden. Mitigation: Dave Rosati to advise timing.
This Deal Memorandum has been prepared by Emanay Advisors for internal use in connection with the E2 advisory engagement for Erin Graw (Project Erin Graw). It has been compiled from Gmail correspondence, Google Drive documents, Google Meet Gemini-generated notes, Fathom meeting transcripts, executed engagement letter (Doc Ref: MHMPJ-3FTUK-EGOYS-SM9X2), and the Emanay Advisory Proposal (Doc Ref: KBSQW-OPECF-DPHUN-U2SRW). It is intended solely for use by the Emanay deal team and affiliated service providers and is not for distribution to any third party without express written consent. Financial figures and deal criteria reflect information available as of June 13, 2026 and are subject to change. Emanay Inc. · 1221 Brickell Ave Suite 900 · Miami, FL 33131 · advisors@emanay.io · DM Ref: EG-E2-DM-2026-06-29-v4