The Model
Four steps. One thesis: acquire at structural cost advantage, manufacture density, operate with a government-backed revenue floor, and distribute returns.
Most investors compete on price. We compete on structure. By assuming existing mortgages at 3–4%, we cut debt service roughly in half versus today's 7%+ market rates — unlocking $12K–$15K in additional annual cash flow per property before a single operational improvement.
We source off-market through direct-to-seller outreach. Sellers motivated by speed or relief create the margin. This lower cost of capital is where returns begin — every subsequent step compounds on top of it.
3–4%
Assumed Rate
7.5%
Market Rate
Monthly Savings
$751
Annual Advantage
$9,006
Acquisition Strategy
Most operators use bank financing. We don’t. Here’s why that matters for your returns.
Traditional acquisition using bank financing for distressed assets. Purchase, renovate, and refinance into long-term fixed debt to return capital.
We take over the seller’s existing mortgage. Capital raised is strictly for the Entry Fee and renovation — bypassing bank qualification and capturing existing 3–4% interest rates.
Capital Efficiency
Entry Costs Only
Closing Speed
14–21 Days
Why This Matters
Higher returns: Existing low-rate debt plus lower acquisition basis equals significantly higher cash-on-cash returns compared to current market-rate financing.
Single Family Home · 1 Unit
Standard rental, unmodified
Gross Rent
$1,400/mo
Est. Cash Flow
$180/mo
Every home has wasted space — oversized living rooms, unused dining areas, dead hallways. We convert these into 4–9 private co-living suites with shared common areas. No structural changes, no additions. Cosmetic and operational only.
A 4-bedroom home renting at $2,200/month as a traditional SFR produces $3,600–$5,700/month as co-living — a 2.5× revenue increase on the same footprint, same cost basis, same mortgage payment. Toggle the model to see the math.
2.5×
Revenue Multiple
4–9
Suites Per Home
Up to 30% of portfolio revenue is backed by federal housing vouchers (HUD-VASH, HCV/Section 8). These payments arrive from the government on the first of every month — regardless of tenant employment or local economic conditions.
That government tranche compresses break-even occupancy to ~33%, compared to 85%+ for traditional SFR. A conventional landlord needs near-full occupancy to cover debt service. We reach profitability at one-third capacity. Toggle to compare the models.
33%
Break-Even
85%
Traditional SFR
Vacancy Risk
Low
Target Occupancy
92%
Operational Excellence
Each property moves through a disciplined 3-phase process designed to create equity, appreciation, and cashflow.
We identify off-market single-family homes with high waste ratios — underused spaces like garages, dining rooms, and unused bedrooms — in B-class zones near employment corridors.
Instant Equity
Acquiring 15–20% below market value creates an immediate safety margin.
We execute the Density Optimization playbook — converting waste space into private co-living suites without adding square footage. Each conversion increases revenue-producing rooms by 2–3×.
Forced Appreciation
Conversion typically increases property value by 1.2–1.5× the renovation cost.
We lease to a mixed-occupancy model: market-rate workforce professionals and HUD voucher-backed residents. Government income floors prevent vacancy-driven cashflow gaps.
Durable Cashflow
30–40% higher NOI compared to traditional single-family rentals.
What Happens While You Wait
From acquisition to first distribution — every step, every timeline.
Acquisition
Subject-To contract executed. Title transferred. Existing debt assumed at 3–4% rate.
Permitting
Local permits filed for conversion. Scope finalized. Contractors mobilized.
Renovation
Density Optimization executed. Private suites built out. HQS inspection ready.
Pre-Leasing
Marketing live. HUD voucher holders screened. Leases signed before CO issued.
First Distribution
Asset stabilized. Distributions initiated. Investor portal updated with reporting.
Acquisition
Subject-To contract executed. Title transferred. Existing debt assumed at 3–4% rate.
Permitting
Local permits filed for conversion. Scope finalized. Contractors mobilized.
Renovation
Density Optimization executed. Private suites built out. HQS inspection ready.
Pre-Leasing
Marketing live. HUD voucher holders screened. Leases signed before CO issued.
First Distribution
Asset stabilized. Distributions initiated. Investor portal updated with reporting.
Priority repayment + collateral protection. Lowest risk in the capital stack.
Return Type
Fixed APR
Stack Position
Senior Debt
Risk–Return Spectrum
Illustrative targets only. See PPM for full terms.
Not every investor has the same risk appetite. We offer three capital structures — Private Money Lending (short-term project-based debt), Turnkey Ownership (direct equity with cash flow and appreciation), and Mortgage Notes (passive note-backed income) — each occupying a different position on the risk-return spectrum.
Select a structure in the explorer to see the terms, security position, and payout mechanics. The diversity means capital deploys at scale without concentrating risk in a single profile.
Get in Touch →Investor Protection
Every capital deployment follows SEC-compliant processes with third-party oversight. Your investment is protected before a single dollar moves.
Units in Conversion
25
Target NOI (Stabilized)
$84K+
Portal access available after accreditation verification.
Co-living demand is outpacing supply in every major metro.
Our data shows why density arbitrage consistently outperforms conventional single-family rentals in undersupplied urban markets.
Get the ReportReg D 506(c) — accredited investors only. Not an offer to sell securities. All return figures are illustrative targets, not guarantees. See full disclosures.