One deal. With me, hands-on. Skin in the game on both sides.
Done-With-You is the partnership engagement. I take eight to ten partners at a time. A small upfront fee, then a sliding revenue share on the property that drops over two years. I'm in the deal with you. We pick the market together. We screen the property together. We underwrite together. I review your remodel scope. I'm on the screening calls if you want me there. Then I roll off as you take over.
Small upfront enrollment + sliding revenue share. Application-based. 8–10 partners at a time.
The first deal is the hardest. And the most expensive to get wrong.
The Owner-Operator track gives you the method. You can absolutely run it solo and many people do. But on the first deal you don't yet have the calibration that comes from having done it. The market read feels uncertain. The zoning code reads ambiguous. The underwriting math feels right and you can't tell if it actually is. The screening calls feel awkward. You haven't yet developed the operator's eye for which applicants will stay and which will walk at month four.
For some people, that uncertainty is fine. They learn through it, the first deal underperforms a little, the second deal works, and they're off. For other people the uncertainty is paralyzing, and the first deal sits in indefinite delay or never happens at all.
Done-With-You exists for the second group. And for the people whose first deal is large enough that getting it wrong is a six-figure mistake. Eight to ten partners at a time, structured so my upside depends on your cash flow.
Both sides of the work, laid side-by-side.
Your work and my work, on the same deal, in the same window. The boundary is intentional. You do the doing, I do the calibration. That's how the method transfers.
What you do.
- Market workYou run demand discovery on three candidate markets. Pull the data, surface the trends, narrow to one.
- Property identificationYou source candidate properties. You walk them. You read the floor plans against the operating-fit checklist.
- UnderwritingYou build the spreadsheet. You pull the rent-by-the-room comps. You stress-test the conservative case.
- Financing & closingYou negotiate the loan. You manage the title and inspection. You sign the closing docs.
- RemodelYou source the crew. You manage the timeline. You're the one writing the checks.
- Listing & screeningYou write the listing copy. You take the screening calls. You make the offer-or-pass decision.
- OperationsYou run the monthly rhythm. You handle the conflicts. You build the relationships.
What I do.
- Calibration call · weekly30 minutes, every week, on the live deal. We work through whatever is currently in front of you.
- Market read · with youI review your three-market analysis and tell you which of the three I'd actually pick, and why.
- Zoning reviewYou pull the code, I read it. We agree on whether the property holds.
- Underwriting reviewI review your spreadsheet. I push back on the numbers I'd push back on.
- Remodel scope reviewI review your scope before you commit the budget.
- Screening calls · joining when you askIf a candidate has you on the fence, we take the call together. You see what I'm listening for.
- Skin in the gameI take a sliding revenue share that pays me only if the property actually cash-flows. If it doesn't, I don't get paid.
Sliding revenue share. Drops every six months. Gone by month 24.
The sliding share is only on the property we work on together. Not your future deals, not your portfolio. It tapers down to zero by month 24, by which point you're operating solo with the calibration baked in. Specific percentages are walked through on the application call, and depend on deal size, market, and the structure that fits the loan profile.
Eight to ten partners at a time. Selected for fit, not application volume.
Capital stack: you have the down payment lined up or you have a clear path to it. Done‑With‑You isn't help with raising outside capital. We're working on a deal you can actually close with what you have.
Time stack: you can put 6 to 10 hours a week on the deal during the active acquisition phase, and 2 to 4 hours a week during operations. This is not passive.
Risk profile: you understand that the first deal is the steepest part of the learning curve, and you'd rather pay for a partner during that climb than navigate it solo.
Long-game: the deal we work on is your first deal, not your last. You intend to scale. The partnership produces a deal that cash-flows, and the calibration produces an operator who can do the next four solo.
Why a sliding share instead of a flat fee?
A flat fee creates the wrong incentive. I'd be paid the same whether your property cash-flows or not. A sliding share on the property aligns my upside with your outcome. If the property runs $1,400 instead of $3,000, my share comes off a smaller base and that's the feedback I deserve. The structure also lets you start with a small upfront. Much smaller than you'd expect for the depth of involvement.
Why eight to ten partners at a time?
A weekly calibration call plus on-demand screening-call participation plus deal-stage reviews compounds fast. Beyond ten partners I can't be present in the way the engagement promises. When seats fill, applications go to the next cohort.
Is the curriculum included or separate?
Included. Owner-Operator + Agent Studio access are part of the engagement. You'll work through the relevant modules in parallel with the live deal. If you've already bought a track, that price applies as credit.
What if my deal doesn't close?
Sometimes it doesn't, and the partnership work is what surfaces why before you sign. If the deal we're working on doesn't close, we look at the next candidate together. The engagement window covers your first close, not a specific calendar.
Can you take operational equity in the property instead?
No, my role is structurally a coach, not an operator on your deal. The Operator Pathway is the structure for someone running operations on a property they don't own. That's a different relationship and the supplement covers it.
What does the application look like?
A short form, then a 30-minute call. The call is mutual due diligence. You're deciding whether you want to work with me, I'm deciding whether the deal profile and your situation fit the engagement.
Ready to do the first deal with skin in the game on both sides?
Small upfront + sliding revenue share · 8–10 partners at a time · Application-based
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