Tax-optimized short-term rentals across DFW — the #1 U.S. real estate market. Fully managed. Built for accredited investors who want 20% annualized returns — and a Year 1 K-1 that offsets more than your full investment in tax savings alone.
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Individual operators lack the data, legal infrastructure, and management systems to extract full value. DSREP brings institutional rigor to an inefficient market.
Our platform ingests AirDNA, operational data, and custom scrapers to underwrite every acquisition. Natural language queries, automated alerts, and real-time comp analysis give us an information advantage no individual operator can match.
The 7-day rule reclassifies STR income as active, not passive. Fund members receive K-1 losses that offset W-2 income from Day 1 — no personal hours required. Paired with 100% bonus depreciation and cost segregation, year-one tax benefits reach 10.4% of invested capital.
PwC and Urban Land Institute ranked DFW the #1 real estate market in 2026 — for the second consecutive year. 8.29M metro population, 100 corporate HQ relocations since 2018, zero state income tax, and favorable STR regulation with an injunction blocking bans.
Partnered with an established STR management company, we run 12% management costs versus the industry standard 20-25%. Smart locks, dynamic pricing, automated guest comms, and in-house maintenance capture margin that competitors leave on the table.
Base case projections built on conservative underwriting. No fairy dust. No hopium.
A fully managed path from capital commitment to tax-optimized returns.
Schedule a call with our team. We verify accredited status, walk through the offering memorandum, and align on investment timeline. $50K minimum. Reg D 506(c) compliant.
Year 1: acquire 13 properties at ~$720K each, all-cash. No debt service. Capture full NOI and $1.04M in tax savings via 100% bonus depreciation and cost segregation.
Year 2+: cash-out refi at 50% LTV, unlocking $4.7M to acquire more properties. By Year 7, the portfolio grows to 43+ properties generating $8,500+/mo revenue each.
Restored under 2025 tax law. Accelerate the entire depreciable basis in Year 1.
Average stay under 7 days reclassifies income as non-passive. Losses offset W-2.
Qualified Business Income deduction increased to 23% under current legislation.
Texas has no state income tax. Zero additional drag on fund distributions.
Every macro indicator points to DFW. We're not guessing — we're following the data.
PwC and Urban Land Institute ranked DFW the #1 real estate market to watch in 2026 — for the second consecutive year. STR regulation is favorable with an active ban injunction, FIFA 2026 creates a once-in-a-generation demand catalyst, and median home prices sit at ~$419K versus $450K+ in Austin and $600K+ in Miami. The combination of macro fundamentals, favorable regulation, and demand catalysts doesn't exist anywhere else.
Every part of the fund is designed to extract maximum risk-adjusted return.
Board-certified real estate attorney reviews every acquisition for deed restrictions, zoning overlays, HOA enforcement risk, and title defects before close.
Proprietary intelligence platform with natural language queries, automated comp alerts, and real-time market pricing. We know the ADR before the listing agent does.
4BR + pool + hot tub + sauna. Only 14% of Dallas 4BR listings carry the full amenity stack. That scarcity drives a 42% ADR premium and an 8.4-month hot tub payback.
50% LTV base case. Every property cash-flow positive at 1.43x DSCR. We use debt to scale, not to survive. The fund performs even if occupancy drops 15%.
Smart locks, dynamic pricing engines, automated guest communications, and in-house maintenance. 12% management cost versus the 25% industry standard.
Our flagship property at 1010 Mobile Street generates $10,000/month — a 6.9% NOI yield operating today. This isn't theoretical. The model is live.
Every other fund manager is flying blind with spreadsheets. We built a proprietary, AI-powered command center that monitors every competitor, flags every acquisition, and optimizes every price — in real time.
Our flagship property at 1010 Mobile Street, Dallas — live, booked, generating $10,000/month. Not a projection. An operational asset you can verify on Airbnb today.
Every fund acquisition targets this profile — or higher.
The General Partner is a Dallas-based real estate operator with a decade of experience in private markets capital formation — having personally led $75M in capital raises across 50+ private market offerings for accredited investors. He doesn't just manage this fund. He owns and operates the flagship property himself, lives with the daily P&L, and built every legal, tax, and operational system from the ground up.
This isn't a theoretical fund built on spreadsheets. Every system — the AI underwriting platform, the 12% management structure, the cost segregation strategy — was stress-tested on a real operating asset before a single investor dollar was raised.
I built this fund because I couldn't find a single operator combining institutional legal infrastructure, real AI-powered underwriting, and a 12% management cost in the Dallas STR market. So I built it myself — and proved the model before raising a dollar.
Can't find what you're looking for? Schedule a call and we'll walk through everything.
$50,000 minimum investment. The fund is structured as a Reg D 506(c) offering, which means all investors must be verified accredited investors as defined by the SEC.
The fund distributes quarterly cash flow from rental operations. Tax benefits flow through annually via K-1 statements. At exit, capital is returned via refinance proceeds — a non-taxable event.
No. The fund's GP handles material participation. Because the 7-day rule classifies STR income as non-passive and the LLC structure preserves member management rights, your K-1 losses arrive ready to offset W-2 income without any personal hour requirements.
The fund operates on a 7-year lifecycle. Year 1 is all-cash acquisition and stabilization. Year 2+ involves cash-out refinancing and portfolio scaling. Years 6-7 focus on harvest and exit via tax-free capital return through refinancing at market value.
The fund charges a management fee aligned with institutional standards and a performance allocation above a preferred return hurdle. Full details are available in the Private Placement Memorandum provided during the qualification process.
We target regulation-resilient submarkets within Dallas — areas like Uptown, Deep Ellum, and Bishop Arts that have historically supported STR operations. Our legal counsel monitors regulatory developments, and our acquisition criteria includes zoning and regulatory risk assessment on every property.
Yes — and that's a feature, not a bug. Here's why: the flagship property at 1010 Mobile Street is live and generating $10,000/month today. Every system in this fund — the underwriting platform, the 12% management structure, the cost segregation strategy, the legal infrastructure — was proven on a real operating asset before a single investor dollar was raised. There are no legacy bad deals on the books, no distracted GP managing five other funds, and every incentive is fully aligned. Early investors in a first fund with a proven GP and live proof of concept have historically outperformed later-vintage funds from the same manager.
We believe in transparency. Real risks include: (1) STR occupancy below 65% — mitigated by dynamic pricing and a conservative 55% underwriting assumption; (2) interest rate increases affecting refinance leverage — mitigated by all-cash Year 1 acquisitions with no debt service; (3) Dallas STR regulation changes — mitigated by targeting regulation-resilient mixed-use submarkets with board-certified legal counsel monitoring every development; (4) property-level capital expenditures — mitigated by acquisition criteria requiring properties under 5 years old. All investments carry risk including total loss of capital. Past performance is not indicative of future results.
The fund charges a 2% annual asset management fee on committed capital and a 20% performance allocation (carried interest) above an 8% preferred return hurdle rate. This means investors receive 100% of distributions until they've achieved an 8% annualized return — only then does the GP participate in profits. This structure is standard for institutional real estate funds and ensures GP incentives are fully aligned with investor returns. Full fee detail is in the Private Placement Memorandum.
You've seen the returns, the tax structure, the market data, and the live proof. The only question left is whether you're in.
$50K minimum · Accredited investors only · Reg D 506(c)