Two lots. Two homes. One JV partner.
50/50 JV equity, 10% annual preferred return, escrow-controlled draws. You fund the deal, we source and execute it, we both share the upside. $600K–$1M+ projected profit on a 9–14 month cycle.
The headline numbers
Straightforward, investor-protective, aligned.
No promote stacking, no hidden fees, no waterfall gymnastics. Capital comes back first, preferred return comes back next, and anything after that is split down the middle.
JV Equity · Florida LLC
Single-purpose Florida LLC owns the project. You and Collaborative Concept are 50/50 members — what an equity partner in a real estate JV actually gets. Operating agreement spells out rights, reporting, and disputes before a dollar moves.
Investor funds 100%
You fund purchase, rehab, closing costs, and holding costs. Collaborative Concept contributes sourcing, underwriting, project management, and the GC partner relationship with La Gala Construction's vertical integration — and Danny puts up a limited personal guarantee.
10% preferred return
10% annual preferred return on your capital, accrued from first dollar in. Paid back before the 50/50 profit split kicks in. If the deal is slow, the pref still accrues.
Waterfall
1. Return of investor capital → 2. 10% preferred return → 3. 50/50 profit split on everything above.
Escrow-controlled draws
All draws flow through the title company with inspection + photo verification at every milestone. No funds release without documented completion. Investor can add a third-party inspector at any draw, our cost.
First right of refusal
First-deal investor gets first right of refusal on every subsequent Collaborative Concept project, plus an optional rollover clause — roll your capital and preferred return straight into the next deal without a taxable event.
Every dollar, every milestone.
Eight draws from acquisition through punch list. Each one tied to a physical, inspectable milestone — no draws for "progress" that can't be photographed.
| # | Milestone | % of budget | Approx. amount |
|---|---|---|---|
| 1 | Acquisition | 35–40% | $750K–$850K |
| 2 | Demo + Site prep | 5% | $100K |
| 3 | Foundation | 15% | $300K |
| 4 | Framing + Roof | 15% | $300K |
| 5 | MEP rough-in | 10% | $200K |
| 6 | Exterior | 5–7% | $120K |
| 7 | Interior finish | 10% | $200K |
| 8 | Final + Punch list | 3–5% | $80K |
9–14 months total
Total project cycle: approximately 44 weeks from acquisition to final close-out.
Stagger the builds. Reduce the exposure.
We don't start both homes at the same time. House A starts Week 12. House B starts Week 16–18. That gives us three advantages:
- Lower peak capital exposure — you're never fully in on both homes at once.
- House A informs House B — any subcontractor, finish, or permitting lesson gets applied to the second build at no cost.
- Sequential exits — House A can go under contract and return investor capital before House B closes out.
We underwrite the downside before the upside.
Permitting
Pre-submittal checks with the jurisdiction. FEMA/elevation review locked before close.
Construction
Subcontractors locked pre-start. Schedule buffer built into every critical-path item.
Inspections
Pre-walks before every official inspection. No surprises at the rough.
Market
Conservative ARV underwriting. Multiple exit strategies (retail, rental, rollover).
Weather
Storm-season schedule buffer. Builders risk + coastal insurance in place from Day 1.
Florida coastal communities need to get rebuilt.
The same forces that make Florida hard — storms, insurance shocks, aging inventory — are the forces that create the deals. Our mission is to redevelop devastated coastal communities with properties that fit in and add to the community, not just flip product. Quality over volume. $5M–$10M a year in project value, not a hundred flips. If you want a partner who's building something sustainable, not chasing scale, Madeira Beach is deal one.
Ready for the full package?
Intro letter, JV operating agreement, LOI with rollover clause, full Gantt with cost + risk overlay, draw schedule, and risk mitigation plan. Sent to you direct.