You're about to buy a property, convert it for coliving, and run it yourself. Here's the method that holds.
Both lifecycles in one track. Find the market, verify the zoning, underwrite the deal, finance, close, remodel. Then list, screen, onboard, hold the community, handle the conflicts, transition residents out clean. Plus the AI tools that handle zoning, rent comps, and underwriting in minutes. Same method that produces 95% modal occupancy and $2,500 to $4,000 a month on the properties I run.
$3,497 one-time. Lifetime access to all 19 modules. Agent Studio AI tools included for the first year.
Most coliving education teaches you how to buy a property and stops there.
You close the deal. Then you realize you don't actually know how to run the house.
The reverse version is just as common. You find a course on operations, but it assumes you already have the property. Where do you find the property in a market that supports the model? How do you verify it works for coliving before you sign? The course doesn't say.
The two halves don't talk to each other. You assemble from pieces and the seams show. Finding your market sets up finding tenants, but if you bought the two as separate courses, you don't know that. Screening tells you which kind of resident your community needs. Underwriting makes assumptions about how many of those residents will stay. If the two never meet, your underwriting math is built on the wrong baseline.
Then the second property comes around. You need to hire a property manager. You don't know how to evaluate one because nobody taught you what good property management actually looks like. You hire whoever returns your call. The cash flow at the second property runs $1,400 instead of $3,000 because the manager doesn't know the operating habits the model needs.
That's the gap. Not the deal. Not the underwriting. The operating layer that lives between rent-ready and month four.
The two halves were designed as one method. The seam is where the cash flow disappears. Owner-Operator removes the seam.
Property side runs left. Resident side runs right. They meet at the join because the work meets at the join. Buying the two as separate per-stage tracks gets you the same modules but loses the connective tissue between them.
One underwriting variable that decides whether a coliving deal cash flows.
Most buyers underwrite their first coliving property using single-family rental comps. They look at the single-family rent in the zip code, multiply, and call it the rental projection. That's the wrong baseline. Coliving rent isn't single-family rent. It's rent-by-the-room. The two markets price differently, fill differently, and bottom out at different numbers when conditions soften.
The right baseline: pull rent-by-the-room comps for properties in the same zip code with the same bedroom count. Median, plus the 25th and 75th percentile so you can see the range. Then check what the comps include. Utilities? Wi-Fi? Cleaning? Furnished? Strip those out. Run your underwriting against the conservative end of that range, not the optimistic.
That single variable change is usually the difference between underwriting a property at $3,000 a month and discovering it produces $1,400. There are seventeen more variables like it across the curriculum, each one a place where the spreadsheet math can quietly fail if you don't know the right baseline.
Both lifecycles, fully integrated.
Both lifecycles, fully integrated. The property lifecycle walks you through demand discovery, market selection, zoning verification, property reading, underwriting, financing, closing, and remodel. The resident lifecycle walks you through listing copy, screening, move-in, ongoing operations, and clean move-outs. Built as one method. The sequence is intentional. Skipping ahead works because the modules are independent enough, but the connective tissue is what makes the model hold.
The property management module at full depth. It's in here, not bolted on. You can run your own resident side at the first property OR evaluate the property manager you eventually hire at the second. Most buyers do both at different stages. Both are covered.
AI tools for your first year. Agent Studio. Property Outlook (the unified zoning + market + CMA report on any address in 3 minutes). The Demand Discovery agent. The underwriting calculator with rent-by-the-room comp pulls. The rent-comp scanner. All bundled for the first year.
Operator Pathway supplement bundled. If you ever take operational equity in someone else's deal, the legal-scope and equity-stake material is here.
Real estate agent supplement, bonus for licensed agents. Role scope, license boundaries by state, broker supervision, and Fair Housing for screening. Included. No upgrade path required.
All the modules. Sequenced as one method.
- Welcome and Getting Started
- Why Coliving and Your Path
- Is Coliving Right for This Property
- Strategy and Scaling
- Property Management
- Demand Discovery
- Find Your Market
- Zoning
- Identify the Property
- Underwrite
- Financing
- Closing
- Remodel
- Finding Tenants
- Leasing and Screening
- Move-In and First Month
- Ongoing Operations
- Move-Out
Bundled supplements: Operator Pathway supplement (for the equity-partnership pathway). Real estate agent supplement (bonus for licensed agents). Plus Agent Studio AI tools for your first year.
Why $3,497 instead of buying the per-stage bundles separately?
The Owner-Operator track is the full property lifecycle plus the full resident lifecycle bundled together at $497 below buying both per-stage parts ($1,997 + $1,997 = $3,994). The bundle saves you money and removes the seam between the two halves. You're not assembling. You're running one method.
What's the difference between Owner-Operator and Complete?
The Owner-Operator track gives you both operator lifecycles plus the property management module plus the AI tools. Complete adds the Capital Partner Primer supplement, the community access, the office hours, the weekly live call with David, and the David-GPT paid tier.
What's the difference between Owner-Operator and Done-With-You?
Owner-Operator is the curriculum and the AI tools. Done-With-You is the curriculum plus me hands-on with you on a specific deal, structured as a small upfront plus a sliding revenue share that drops over time. I take eight to ten Done‑With‑You partners at a time.
Do I need to have a property already?
No. The early property-lifecycle modules walk you through demand discovery, market selection, and property identification. If you already have a property under consideration, jump in at the zoning and underwriting modules to verify it'll work for coliving before you sign.
What are the AI tools (Agent Studio)?
The toolkit we built for our own operations. Property Outlook (the unified zoning + market + CMA report on any address in 3 minutes), the Demand Discovery agent, the underwriting calculator with rent-by-the-room comp pulls, and the rent-comp scanner. Continuing access in year two is a renewal subscription.
Can I upgrade to Done-With-You later?
Yes. The Owner-Operator track price applies as credit toward Done-With-You enrollment. You don't pay twice for what you've already paid for.
How long does the curriculum take to work through?
Most buyers work through it over 8 to 12 weeks in parallel with their first property work. The modules are sized for evening and weekend pace if you're running it while still in another job.
Ready to run the operator path end-to-end?
$3,497 one-time · Lifetime access · Agent Studio for your first year
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