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 estateWhy the CIPS designation opened the door to international opportunitiesHow in-person events build the trust required for global transactionsWhy a strong network matters more than knowing every market personallyHow seller financing, joint ventures, and collateral can unlock a dealWhy investors must question numbers that look too good to be trueWhat AI can automate—and where human judgment still mattersWhy listening to buyer and seller objectives goes beyond cap ratesHow international investing can offer diversification and opportunityWhy new investors often benefit from mastering one asset class firstQuotes“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, CCIMTheresa 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 GuysFor Investors & the Fund – Learn how the Fund works and book a call For Borrowers & Deals – Get funding and support for your next investment