A Private Money Partner (PMP) is someone who invests capital into a real estate project in exchange for part ownership in the property. As a result, a PMP makes money from cash flow, equity growth, and refinance events.

As a partner, your investment is protected through:

• An LLC that owns the property with a formal Operating Agreement (OA)

• The OA explicitly outlines your rights, roles, and profit share

• Clear exit strategies

Returns vary by project, but co-living properties regularly achieve:

• 12–25%+ annualized returns

• $2,000+ monthly net cash flow

• Cash-out refinance events, returning some or all of your initial investment TAX-FREE

These outperform traditional rentals and stock market averages. We make our money when we buy. We buy below market value and build instant equity on the home. When we obtain wholesale prices and work with a team of industry experts we are able to provide our investors with higher returns. Also, depending on the deal we are able to eliminate realtors commissions, broker fees, loan fees, etc.

Co-living dramatically increases income because each bedroom is rented individually. Benefits include:

• 2–3x the revenue

• Lower vacancy impact (diversified rent)

• Massive demand for affordable, private rooms This creates stronger cash flow, stronger refinancing power, and stronger investor returns

Co-living is uniquely resilient because:

• Affordable housing demand is constant

• Rent is diversified across 5–8+ tenants

• All members are screened

• We work with businesses and organizations to fill our homes to obtain little to no vacancy

• Properties are in high-demand markets

• We design spaces intentionally for shared living (bathroom ratios, common areas, etc.)

It’s real estate with multiple revenue streams under one roof.

Here is our buy box or the criteria we need to buy a home or land.

Our goal is to hold onto our co-living properties as long as they maintain solid cash flow. Most of our projects run for 5 years before most or all of your initial investment is returned. Of course, this metric varies by property and may be faster or slower.

Partners typically receive:

• Monthly or Quarterly cash flow distributions

• Lump-sum returns during refinance and sale events

The flow of our profits

• Organizations

• Property Management Company

• Our LLC

• Distributed to you depending on split listed in Operating Agreement

All details are outlined upfront in the deal structure and operating agreement

Banks have a very time consuming and cumbersome process. We can’t close quickly if work with a bank. Most homes we buy require a quick close in order for our offers to be competitive. Also, many of the homes we purchase are non conforming (don’t have functional plumbing, may have mold, no kitchen or bathrooms, etc.) so most banks typically won’t lend on those types of properties. Plus, banks will cap the # of loans they’ll fund. We use Hard Money Lenders instead and refinance into a DSCR loan after the property is renovated or built.

No. Your funds will be attached to one property secured by having part ownership in the property with your ownership stake listed in the operating agreement. Depending on the size of the deal, I may have multiple partners on one deal.

An LLC is created for each property we acquire. Along with that, each LLC will have a business checking account. Funds will be wired to this account. I cover costs for creating the LLC and any account fees. I also provide view access to the account so Partners can log in and view the funds 24/7.

Partners will have voting rights and decision making power in our deals to allow you to have control over your investment.

However, my team handles:

• Acquisitions

• Renovations

• Member placement

• Management

• Financial reporting

• Refinance strategy

• Exit Strategy

A Partner’s job is to collect returns, stay updated, and participate in the future plans and exit of the investment.

No. Most partners never visit the property. You’ll receive:

• Photos & videos

• Renovation progress updates

• Financial reports

• Rent reports

• Market data

Of course feel free to go visit it if you’d like!

Real estate has risks but we minimize them through:

• Conservative underwriting

• Padded renovation budgets

• Renting by the room (reduces vacancy and multiple income streams)

• Partnering with organizations for steady income and member placement

• Strong member screening and easy replacement

• Properties in high-demand rental markets

• Insurance, reserves, and contingency plans We do not rely on appreciation, our deals cash flow from day one.

Our strategy is not dependent on resale value. Our projects are held for the long term. The deal is built to perform based on cash flow first with multiple exit options if the market shifts. There is always an element of risk associated with every investment but all decisions are data driven which significantly reduces our risk. Our biggest protection is that the property stands on its own income. We’re not relying on selling at a higher price to make the deal work.

I can’t guarantee anything. Worst case scenario, your have to be ok with never seeing this money again. HOWEVER, the probability of that happening is very low for the reasons we’ve already discussed. Remember, we buy our homes under market value, our strict buying criteria is based upon historical data, we work with a team of experts who have been in business for 20+ years, and we focus on strategic markets where demand is high. Most of the times if a deal for us “goes south” then we simply don’t make as much profit as we forecasted.

The proof is in the paperwork I use to make sure you have ownership in the property and your funds are secure. You are listed on the operating agreement as a member with an equity split dictated by your investment. All the details are listed in the operating agreement which is created when I create the LLC. As I continue to educate you on our strict due diligence process which includes a variety of credibility pieces; your confidence in investing with me will continue to go up.

No, I am the personal guarantor only when I acquire funds using a hard money lender. Regardless, we maintain conservative reserves at both the property level and the sponsor level. This ensures we’re never forced sellers and can ride through market volatility or unexpected circumstances.

The LLC itself doesn’t pay income tax. Profits, losses and depreciation pass through to the partners, and each partner reports their share on their personal tax return. Each partner will receive a K-1 showing their rental income, expenses, depreciation, and their net profit or loss. You will report this on your own tax return.

We are never reliant on a single exit. Cash flow is the foundation, refinancing is a capital recovery option, and selling is a strategic choice for us to cash in on our investment long term.

1. Cash Flow Hold (Primary Strategy)

Long term Co-Living asset distributing cash flow to partners

Mitigating risk partnering with organizations for max occupancy and renting by the room for multiple income streams

2. Cash-Out Refinances

Refinance based on increased equity from appreciation and loan paydown and value add from our renovation.

• We create value through building or renovating a property that we bought at a low price

• Allow lump sum capital returns tax free to partners without selling the property

• Refinance when rates are lower than current to decrease mortgage and increase monthly income

3. Investor Sale

Sell to another investor based on NOI and cap rate, not retail comps.

• Co-Living investors care about income

• Less sensitive to market shifts because of strong cash flow

• Cleaner and faster than retail sales

4. Market Sale

Selling the property on the open retail market to a traditional buyer.

Potential upside with appreciation as residential values continue to increase. Our homes will still be in high demand to a traditional buyer even after our Co-Living conversion. We renovate and build with intention and the future in mind. Since we are beginning to live in an era where families of different generations are beginning to live together to afford homes. Grandparents and their children and even their grandkids are living together sandwiching generations in a single home. Our extra bedrooms can easily be converted into offices, playrooms, second living rooms, etc.

Our properties would be ideal for larger families.

Three major benefits:

1. Partners recieve a portion or all of the initial investment back.

2. The returns are 100% tax-free.

3. Partners maintain equity in the property.

We insure these properties with a commercial grade policy specific for Co-Living. Not as if they are single family residences but as if they’re mini hotels. This will keep our property, lenders, and residents safe and completely covered.

We partner with organizations both for and non profit to fill our rooms. There is a massive demand for affordable housing and we partner with them not only to fill our properties but to maintain occupancy, have steady monthly income, but also give those in need a home and community.

We don’t use a property management company. The correct term is a membership club. We use Banana Split Club (mybanana split.com). This way we have access to the organizations by leveraging Banana Split Club which has MOUs (Memorandum of Understanding) with different organizations to fill our homes. Not only do they help us leverage organizations but they establish our homes as clubs. Each resident is a member, not a tenant. Each member signs a membership agreement and signs their understanding of the club rules. Of course Banana Split also makes sure its clean and everything is in good order like a property should.

The organizations take care and make sure that the members are acting accordingly. When the homes are filled the organization establishes a housing manager which is one of the members to make sure everyone behaves and treats the property with respect. If issues arise the organizations take care of the issue by replacing the member with another without any affect on our monthly income or vacancy. All we do (Banana Split) is change the codes on our doors.

We simply move onto the next. We partner with many different organizations to mitigate risk and demand for homes from these organizations is extremely high.

Most partners invest $50,000–$250,000+ per deal. 25,000 is the minimum. However, some deals allow smaller amounts depending on structure. Your investment will dictate your equity split. Size and type of deal will dictate amount needed for the investment.

Yes! Many partners use:

• Self-Directed IRA (SDIRA) funds

• Solo 401(k)

• Old employer retirement accounts rolled over

This allows returns to grow tax-deferred or tax-free depending on the account. If you need any help with this or have any questions, I can get my IRA specialist on a call with the both of us and explain the process with you directly.

Good question — here’s my value add:

• Former Air Force Special Operator and Firefighter/EMT. Transitioned to Real Estate investing to bring others financial freedom and wealth through careful planning and risk mitigation; protecting your wealth and helping you achieve your financial goals.

• We leverage an extremely experienced team for every phase of the process to protect your investment.

• Specialize in high-yield co-living conversions

• Proven systems for finding discounted deals

• Strong contractor and management teams

• Partners with organizations to mitigate vacancy and secure monthly passive income

• High-touch communication with investors

I treat investors like partners, not transactions.

I am limited to the number of homes and types of properties that I can buy with my own money. With your partnership, I can buy more properties, scale my business, and share the wealth with you.

You can join my Private Partner List, where I send:

• Deal breakdowns

• Pro formas

• Timelines

• ROI projections

• Market insights

Only serious investors with capital ready are added. These deals are also taken quickly and you must be extremely responsive.