The Opportunity
FreedomSync Lake Livingston Holdings, LLC is developing a 6-unit owner-occupied short-term rental cabin compound near Lake Livingston, Texas.
The project is structured as a build → stabilize → refinance → hold strategy. Investor capital is used to complete the project alongside senior debt, and investors are fully repaid at refinance with a 10% preferred return, before the sponsors participate.
How Much Is Being Raised
- Total Preferred Equity Raise: Up to $350,000
- Maximum Investors: 5
- Minimum Investment: $50,000
- Investor Class: Preferred Equity
- Participation: All investors participate pari passu (equal footing)
How You Get Paid
(Most Important)
Preferred Return
per year
Simple (non-compounding)
Payment Timing
- • No distributions during construction
- • No distributions until project is built, occupied, and stabilized
- • Preferred return accrues during this period
Exit & Payout
Target: ~36 months
At refinance:
- 1. Senior debt is paid
- 2. 100% of investor capital returned
- 3. All accrued preferred return paid
- 4. Remaining proceeds to sponsors
After Refinance
Investors are fully exited. No long-term equity risk unless reinvestment is mutually agreed.
Why This Deal Is Structured to Protect Investors
- Fixed-cost prefab cabin kits (pricing confirmed with manufacturer)
- Owner-occupied property (sponsors live on-site)
- Conservative underwriting (no aggressive occupancy assumptions)
- Single, clearly defined exit (refinance — not sale)
- Sponsors do not take distributions until investors are paid
Project Numbers (Conservative)
Estimated Refinance Valuation
Conservative Base Case (haircut to income-based value)
70% LTV = $1,120,000 loan proceeds
Income-implied value: $1.84M – $1.98M (6.5–7% cap)
Key Risks & Mitigation
Construction Timing
→ Mitigated through prefab construction and phased execution
Short-Term Rental Performance
→ Conservative occupancy assumptions and multiple rental units
Refinance Market Conditions
→ Strong DSCR, income-based valuation, and a 36-month refinance window
Sponsor Alignment
- Sponsors are living on the property
- Sponsors do not receive cash flow before investors
- Sponsors' upside is long-term ownership, not upfront fees
- Investor capital is returned before sponsor wealth creation
Preferred Equity Class Breakdown
Preferred Equity Class
- Maximum Investors5
- Minimum Investment$50,000
- Maximum Total Raise$350,000
Each investor receives:
- • Pro-rata share of the 10% preferred return
- • Pro-rata return of capital at refinance
Example Capital Allocation
(Illustrative)
- Investor A$100,000
- Investor B$75,000
- Investor C$75,000
- Investor D$50,000
- Investor E$50,000
- Total Preferred Equity$350,000
All investors are treated equally, dollar-for-dollar.
Next Step
If this structure aligns with your investment goals, you may request the full Investment Package, including:
- Draft Private Placement Memorandum (PPM)
- Draft Operating Agreement
- Capital Stack & Financial Pro Forma
Complete the questionnaire to verify eligibility and access the full Investment Package.