The Art of the International Deal with Theresa Mueller

Theresa Mueller, CCIM, runs an international commercial brokerage with over 65,000 contacts in her network, brokering everything from Chicagoland warehouses to Caribbean beachfront resorts and cross-border 1031 exchanges. In this episode, she breaks down how international real estate deals actually get financed without a US lender, why AI still can't replace the human trust brokers build, and why sticking to one asset class is the real path to long-term wealth. -------------------------------- Episode 33: The Art of the International Deal with Theresa Mueller How do you evaluate a commercial real estate opportunity when the property, financing, legal system, and local market may all be in another country? For Theresa Mueller, CCIM, the answer starts with relationships, trusted partners, careful listening, and the flexibility to structure a deal in more than one way. In this episode, Mike and Zach sit down with Theresa, founder, CEO, and designated managing broker of Trelleum Real Estate. She shares how an engineering background, early real estate investments, and client questions about return on investment led her from consulting into commercial brokerage and eventually into international dealmaking. Theresa explains how the Certified International Property Specialist designation and conferences such as Expo Real and MIPIM helped her build a global network. With more than 65,000 contacts in her database, she acts as a real estate matchmaker, connecting buyers, sellers, brokers, lenders, and local experts across the United States, Latin America, the Caribbean, and beyond. We also explore the creative side of capital: seller financing, joint ventures, domestic collateral for overseas purchases, and local or cross-border lenders. Theresa emphasizes that she does not need to know every law in every country herself; she needs reliable boots on the ground and strategic partners who can move each transaction forward. You’ll hear why the spreadsheet never tells the whole story, how due diligence exposes hidden assumptions, where AI can help without replacing human judgment, and why disciplined investors often begin by mastering one asset class before expanding into new markets or geographies. You’ll Learn in This Episode: How Theresa moved from engineering and consulting into commercial real estate Why the CIPS designation opened the door to international opportunities How in-person events build the trust required for global transactions Why a strong network matters more than knowing every market personally How seller financing, joint ventures, and collateral can unlock a deal Why investors must question numbers that look too good to be true What AI can automate—and where human judgment still matters Why listening to buyer and seller objectives goes beyond cap rates How international investing can offer diversification and opportunity Why new investors often benefit from mastering one asset class first Quotes “There’s not just one option. There’s many variables.” “You really need to hear what buyers and sellers want, which sometimes the math doesn’t capture.” “Time kills deals.” “I like to think that there’s always opportunity. In a buyer’s market or seller’s market, there’s always some kind of opportunity.” About Theresa Mueller, CCIM Theresa Mueller, CCIM, is the founder, CEO, and designated managing broker of Trelleum Real Estate. She brings three decades of experience to commercial property transactions in local and global markets. Her engineering degree from the University of Illinois and early experience with Anderson Consulting, now Accenture, shaped her analytical approach. She began as an investor, moved from residential into commercial brokerage, and expanded across asset classes as clients brought her increasingly complex opportunities. Theresa founded Trelleum Real Estate in 2004. She and her team connect local and international clients with the buyers, sellers, lenders, brokers, and specialists needed to move complex transactions forward. She also teaches commercial real estate to residential agents exploring the field. A skilled negotiator and networker, Theresa is active in real estate organizations worldwide. She also volunteers, chairs commercial committees, enjoys book clubs and podcasts, travels, and balances her love of food with exercise. Connect with Theresa Mueller through Trelleum Real Estate, follow the company on LinkedIn, or email info@theresamueller.com Find REI Capital Guys For Investors & the Fund – Learn how the Fund works and book a call - https://reicapitalguyscommunity.com/ For Borrowers & Deals – Get funding and support for your next investment - https://reicapitalguys.com/