private bathrooms having a luxury aesthetic and service where we have few

enough residents that they can really still get that personalized one-on-one care but then we can also offer the

amenities not only does this fit the vision for their city but that they see a need for this is filling a critical

need in society for senior care every person we’ve spoken to in that community one of the first things that comes out

of their mouth is “Oh my god we need this.” [Music]

Welcome back to the Hybrid Real Estate Professional podcast today back by popular demand I’m sitting down with my

wife Andrea to recap what our progress has been on our Memory Care Mansion

residential assisted living project here in Tombball Texas so we’re going to look backwards at the month of March we’re

recording this on April 3rd and we’re going to go over some of the key milestones that we’ve passed and what

some of the work that’s left to do from finalizing bank terms to prepping for our first investor conversations some of

the motions we’ve been going through with the city we’ve been accomplishing quite a bit and it feels like there’s still a long way to go but we want to

stop and celebrate some of these milestones and share the journey with you so welcome back Andrea how are you feeling good we’ve accomplished a lot so

this will be a fun one I hope awesome and you one thing I realized is that the last time we sat down to record we

hadn’t formally rolled out the name of our business so why don’t we start there and why don’t you tell us what’s the

name of our project and our business and how did we come up with it yes so we have landed on Everwood Reserve as the

name of our community and there’s a couple meanings to it it’s a family name

for us so Aeron’s mom’s maiden name is Ever and his stepdad’s last name is

Woods and their property management company is Everwood Property Management I think but it’s like a legacy name that

they’ve been using and we thought that it would be for our community as well

and it also brings in that symbolism Everwood and the symbolism that fossilized wood that remains is another

symbol for the community to use yeah and I think one of the themes that’s going to be prevalent throughout this entire

project is paying homage to various parts of our family so we’re honoring those two branches of the family in the

name and then we’re going to share a little bit later some of the ways that we’re honoring other parts of our family

including Andrea’s including our mean family and some of what we’re trying to do and how we want to tie this to our

bigger vision for the impact that we want to have in the world everwood Reserve we’re excited we’re going to

start building out some of the branding assets so we’ve got a website design going on we’ve already started to socialize that that was the name we used

to present to the city and we’re starting to put the word out beyond the name so let’s start peeling back some of the layers so there’s a few different

work streams that are all going on at the exact same time we have construction and that there’s a ton of stuff that

falls under construction there’s running through all the applications and the regulatory process with the city there

is the financing component which consists of the bank financing is a huge

piece of this project and then raising capital from investors so we’re going to

be opening up this opportunity to outside investors and I’ll dig in a

little bit into the mechanism that we’re going to use for that and how people can find out more if they’re interested but

let’s start with construction since Andrea that is the realm that you have been taking charge on there’s so much

stuff going on behind the scene so let’s start with the actual construction itself and then we can move towards the

city planning start so how’s all the construction going where are we at right now and what lies ahead we’re in our design phase so we’ve had uh tests done

on the soil and a topographical survey done a tree study in case we have any

trees on the property all of those tests help the civil engineers and the designers figure out what the site work

will need so that’s one of the first steps so they’re doing that in design on Friday so that’s really exciting yeah

that’s pretty much where we’re at right now yeah so to just paint a picture right for a lot of people listening to

this you might have done single family homes or maybe a flip or a renovation at your own home those are already pretty

complex and you have to learn a lot about how to interpret different material types and understand how to

work with contractors etc this is like that on steroids right the commercial building and like she said site work

which is basically infrastructure so we’re taking a piece of raw land that currently has a bunch of trees on it and

is completely undeveloped and we’re having to run city utilities into the

land we’re having to create a site map of where we’re going to put our two homes we’re going to have to navigate

around a few other kind of natural barriers like she said topographical study making sure you know that we’re

not building in an area that cannot be developed so there’s a lot of moving pieces and variables and it does require

a very specific type of expertise so we actually are working with we have several people in our corner right if

what I just said sounds complicated that’s because it is and it is largely we’re learning we’re learning a ton but

this is beyond the scope of our expertise so in our corner we have a construction consultant through the

mentorship program that we’re working with we brought on a third-party construction management company that’s

helping us with the day-to-day project management and then we are working with a primary GC who is the one who’s

actually creating the bids and scoping out all the project hiring all the subcontractors and so there’s a lot of

people at the table but that’s by design ultimately we’re still making all the decisions we’re driving the vision of

the project but we’re relying on the expertise of people who have the experience in this realm to help us

actually execute so it’s been a really fun thing and that’s Andrea’s workstream i’ve been a part of some of the meetings

but she’s the one that’s actually been out and shaking hands and walking the land and just getting that perspective

on how we bring this thing to life which kind of leads to the next topic which is the city which I think is in March in

particular that was a big part of your focus the reasonzoning application and the process of presenting that to the

city and then I think working just through some other kind of discovery around the permitting process and all

that so can you peel back and I want to celebrate the progress that you made with the city so how did that all go down in March we had to apply for the

resoning at the end of January and then the city looks at that application

preliminarily approved rowing and so the city has already put together this

comprehensive plan of like where they want to go where they want different things in this to make sure that it

remains residential areas industrial areas commercial areas they have that awesome medical district one of the ways

that we honed in on this begin with was that we knew that the way that we wanted to use the land align aligned with the

city’s so this land is agriculture or was agriculture and then we applied to

get it reszoned to neighborhood commercial which is like general retail category or like an office zoning in

perfectly with the city’s plan the first step after the city looked at our action I went to a city planning meeting and

there were a lot of folks from the city everyone from like the fire marshal to civil engineers to administrative folks

and we discussed the project they brought up anything that we hadn’t thought about yet the tree study and

tree preservation is a new thing this year and that was something that came up drainage is also a huge concern

everywhere in Houston right now it has been for and so those are the kind of things that they talk about of making

sure that there’s infrastructure for drainage and yeah just making sure that development plan is something that the

city wants after that I went and I presented to zoning commission or so

that’s a separate council around the city planning and zoning stuff and they do all of the resoning or they approve

that after they approved then I went to a city council meeting and I presented

it to city council so that was really cool really enjoyed the presentation and they they were very welcoming of it so

that was one of the last steps i thought that there was reading and the meeting got cancelled so I think it’s just going

to be put into action in 5 days or so yeah that’s what I know so far but it was a Tom Ball actually made it a pretty

smooth and simple process and I know it really depends on the jurisdiction you’re in whether or not that’s true but

Tom Ball in particularly I found it to be really manageable for someone like me with no experience yeah I’m going to add

a little color commentary there but great job outlining the process i think a couple things to add are you did do a

formal presentation essentially and pitch our vision i’m sure took a lot of courage especially coming in as a newer

operator and trying to say “Hey we have this very big vision and it’s going to take a lot to get it done but here

you’re basically trying to sell them on the idea that not only will our vision for our personal business play out the

way we plan but also it will fit into Tomball’s vision as a city.” And there

was actually someone who was under contract for this land a couple years ago had the same idea they were going to reszone it from agriculture into this

commercial zoning and they got denied so that was where they got stopped gap oh yeah basically they submitted their

project they went through all the same motions and they got denied largely because it didn’t fit the city’s vision

i don’t to the best of my recollection it’s not because their project wasn’t viable or that they couldn’t physically

do it but that it didn’t fit what the city was looking for yeah that’s exactly right it didn’t align with that future

zoning plan because industrial is different than commercial if you’re getting into industrial you’re talking

about warehouses factories you’re considering pollution things like that noise things like that that’s definitely

different in that area i don’t think could handle industrial yeah and then the second piece I was

going to add is that Andrea actually got a write up in the community insider which is a local paper that basically

shared about our project and said the city of Tombball provisionally approves Everwood Reserve memory care assisted

living home they shared some details about our project and they even included some comments from some of the council

members about how they independently these aren’t people that are living and breathing assisted living data like we

are they independently did their own due diligence to see is there a demand for this in their market and they really

affirmed in a beautiful way that not only does this fit the vision for their city but that they see a need for this

is filling a critical need in society for senior care and there will be more demand than there is supply so the fact

that we can chip away at that that really does fit our vision and the city’s vision so I thought that was a really nice write up i’ll make sure to

include that in the show notes here but just big congratulations i was so proud and so happy i wasn’t able to attend

those meetings i really wish I could have but it’s just such an amazing milestone and it shouldn’t be assumed

that you will pass this milestone a lot of people get turned around at the resoning step if reszoning is part of

your plan for a development project you do have to put in the work you do have to really get people bought in and so

thankfully this call right now is not us mourning the death of our project but it’s celebrating that we passed a key

milestone to keep the project viable and moving towards the finish line so kudos yes thank you thank you so going we went

through a little bit of construction we went through working with the city one fun topic that I want you to peel back

is so you do a title search right and you have to look at what are the various leans and encumbrances on the land and

this land has some baggage for sure without getting too far or too deep into the middle of anything ongoing maybe you

can explain some of that process and like what we’ve been doing to address those leans and encumbrances so this

particular piece of land has old natural gas pipelines under it and it has a

natural gas well well Tomal’s roots is in oil gas and railroad and there is a

ton of pipeline in Tombball so luckily people that build in Tomball are fairly

used to dealing with this so in every everyone that we were talking to was like yeah it’ll get figured out like

maybe this would have scared me away but everyone was very reassuring that it’s something that and it can be for sure

and one of the companies the well and most of the pipeline under the land

basically need to an agreement with them to release the blanket easement surface

rights that they have and create a new right ofway south end of our land so

that it’s not impeding being our development and it doesn’t get in the way of anything we want to do in the future and they’re also going to plug up

that it hasn’t been in use for quite a while they’ll plug it up fill it with cement and then chop off the top of it

and then we’ll have our land that we can develop creating this agreement with Tortuga back and forth how much it get

them to move into this new row and relinquish surface rights because they do have surface rights on the land then

something that came up in the process of doing all this was okay who has the mineral rights to the land and Tortuga

actually wasn’t sure so I we don’t know if it’s them we’re checking if the owner

knows or if it’s the owner and what we learned basically not only do we have to worry about surface rights and then the

ground rights but so this is another puzzle that we are um trying to figure out is who has the mineral right and

make sure that our agreements are airtight in terms of us getting having all of the rights we need to develop the

land ownership that we need basically yeah there’s multiple dimensions to ownership and I think we what we didn’t

know heading into this was that the rights that are beneath the surface are actually very important in determining

what you can actually do with the land so in theory if somebody held the mineral rights to the land and we were

to try and develop on top of it and that person had a problem with it it could become an issue for us now it doesn’t

seem based on the people we’ve spoken to that have any type of stake in the land currently doesn’t seem like that’s going

to be a problem but we didn’t even know necessarily to look for it until we started digging deeper so that’s where

doing that title search and figuring out who has leans and encumbrances on it i think we did talk about it last time but

basically there’s stuff almost think of it as like plaque on your teeth right there’s stuff there from a hundred years ago companies that don’t even exist

anymore that at one point had an encumbrance on the land and so we’re just trying to go through and make sure

that the title is as clean as possible and that anybody who could potentially cause a problem for us is either has

acknowledged legally that they won’t or that they release their rights so in this case that ongoing there’s a single

company that we’ve had to negotiate with where they’re going to physically address the items and get their get

their capp and relocate their pipeline but also more importantly they’re going to release their rights and that’s

what’s going to ensure that 5 10 15 years from now this doesn’t come back around to bite us did I describe that

accurately this is something that’s unique to Texas i don’t know if other states as well but like oil and gas

areas right that mineral rights don’t come along with that land purchase so

that’s just a note there’s your nugget for the day on mineral rights take that one to the bank and speaking of the bank

yeah so those are the physical things we’ve been working on as far as the actual construction design dealing with

the city and all the kind of regulatory side of the house now of course none of this will matter if we cannot finance

and fund the project so the other big domain and this is largely what I’ve been focused on is securing a loan or

loans from the bank and then preparing to raise capital to meet the down

payment requirements for the loan so this I’m not going to go into exact numbers but this is a several millions

of dollars project to total project cost and typically the types of loans we’re

looking at which are SBA loans will require up to a 20% down payment so this

isn’t something that we can just sell a few stocks from our brokerage accounts and maybe sell one rental and fund like

we will need outside capital for this project which is totally expected for a project of this size and magnitude and

we’re actually really excited about that because what that means is that we can open up this opportunity to other people and one thing we’ve been really grateful

for is in addition to all these positive signals we’re getting from the city and basically everyone we tell about this

project it’s elicited some type of positive reaction they either resonate with the vision or maybe they had a

family member that had a subpar experience in a senior care facility before and they love the idea behind it

and so we’re getting all these positive reaffirming signals from just having discussions but we’re also getting a lot

of people even without actively asking for it we’ve had people approach us about being interested in investing so

we built a bit of a list of people that we were going to circle back around to once we have our kind of offering

package but just to explain some of the mechanics behind the capital raising we are going to do what is called a 506b

offering this is highly regulated by the SEC we will do a syndication which means

we’re going to create an entity that follows the governing practices and the

law regulated by the SEC that allows us to issue a security so basically in exchange for an investor’s money we

issue them a secured interest in this project and what that means is that

similar to if you were to go to buy a stock or a bond that’s a financial instrument that promises a return

essentially in exchange for your money and so what we’re doing is we’re scoping out this project we’re working with the

SEC attorney and we’re taking all of our financial projections and we’re creating a model that will allow us to issue that

security so where we’re at in the process right now Andrea is still working through all the final construction numbers but we have our

business model we have our business plan we have our overview so I’m working with the attorney to prepare the necessary

documents so that we can start having formal conversations and collect investor capital so what it means right

now where we are in the process though all those people that I mentioned that had expressed interest I’m starting to

have individual conversations with them to learn more about their goals to educate them more on the vision behind

Everwood reserve what is it that we’re doing approximately how long of a

project is this what are the various stages of the project that it’s going to have to progress through so more of a

high level education and getting to know people and then when we have that formal

blessed by the SEC C attorney offering memorandum we’ll be able to circle back with all those individuals and actually

make them an offer and say in exchange for this amount of money here’s the percentage ownership of this project

that we can offer you and here are our projected returns and I’m trying to be

very careful with my language here because one of the things that I’ve been told by many different people I’ve talked to including this attorney is

that you have to be really careful when you’re making what they consider to be an offer because essentially what

secures it is the idea that you’re actually presenting numbers you’re putting numbers in front of people and

by doing so you’re setting their expectation right if you went to a bank and they said they could give you a

certain percentage return and then it turns out it’s something totally different and they don’t correctly

outline the risks they don’t correctly outline where things could potentially deviate from whatever they told you they

can get in trouble the same is true for us even though we are technically a mom and pop operation we’re still governed

by those same laws right now I think what’s interesting is we’re at a point where we’re still able to have these discovery conversations with our

investors but we haven’t yet made that offer so this is a process I’ve enjoyed learning about i know that got a little

technical but it’s been fun and we’re looking forward to having more conversations with investors i would say a large part of this next month for me

is going to be shoring up the conversations with people that I’ve already spoken to and then also having

conversations with new interested investors who might be looking to deploy some of their capital and this project

resonates with them of course if that’s you and if you’re attracted to this vision and you want to learn more about what it might mean to invest with us I

encourage you to reach out to Andrea or myself and we’d love to have a call with you and get to know you but then that’s

the investor capital portion so that’s going to be about 20% of the project that we’re going to have to come up with

we will be making financial contributions ourselves but the remainder will come through that syndicated model and then there’s the

actual bank itself so we’re going to use an SBA loan there’s two different loan

products we’re looking at i won’t go too deep into them but essentially the reason we’re using SBA is because you

can finance the actual startup costs right we’re starting a small business essentially on top of real estate and so

you’re able to wrap all these costs into a single loan and that is a very cumbersome long application process it’s

very different than applying for a standard residential mortgage they’re going to look at you as individuals inside and out you being Andrea and I

and they’re also going to look at the project and all your projections and your assumptions and they’re going to

pour through line by line every single line item on your personal projections

proforma and then also the GC so they need to vet the construction companies

and make sure that they’re reputable and that they can deliver on their promises and we we’re talking to seven different

lenders right now and that is a lot of paperwork if you can imagine so I would say the majority of my time has been

spent on the two things I just retraced which is setting up the infrastructure for raising capital and starting to talk

to investors and then managing all these different conversations with the lenders and then all the fun paperwork that goes

along with that so hopefully you didn’t fall asleep while I was explaining that i see Andrea still awake barely but do

you have anything to add to that i that’s your wheelhouse for sure only partially sleeping but now that we got

the number part out of the way I find that stuff fascinating it’s just a little more in my wheelhouse of some of the stuff I’ve studied and how I think

about business in general and ultimately that will be my role in this business will basically effectively function as a

CFO and the business manager obviously important that I have a good handle on the numbers today’s episode is brought

to you by the Remote Real Estate Academy the community I launched last year where I personally coach investors and empower

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now let’s get to the show now I want to just round out into some more fun stuff about the broader vision so we actually

did complete our business plan the one that we’re starting to socialize and this so this one what it doesn’t include

is like I mentioned those SEC regulated projections and investor returns but

what it does include is just a project overview and so this is everything from the basic concept behind residential

assisted living mansion who are the team members so Andrea myself our mentors Brett and Laura and then other people

that are in our corner throughout this project some of the basis for which we chose Tombball a lot of the ways that we

plan to market and uh build relationships in the community so that’s been really fun we just finished that uh

about 3 weeks ago because that was one of the big deliverables to share with the banks but Andrea maybe you can talk

about that i know you had a huge hand in putting that together what did it feel like to put it together and how good does it feel to actually have that in

hand now done i didn’t really know what even to include okay I’m going to tackle new thing i’m going to learn this and

what to do our mentors Brett and Laura provides template it was fun because

we’re so passionate about this i love this project so that actually it was fun for me to be able to lay it all out each

of the pieces it overviews ourselves who we are you know what our company is some

of our val the whole idea of unity aspect of the project building two homes

16bedroom homes with private bathrooms having a luxury aesthetic and service

with private chef all of the things that we’re going to for all of the services that offer gosh the market the business

all of our market research and data that helped lead us to our location and that

exact property building the case for why this is going to be successful right and

the pricing too i want to also give a nod right so Andrea spent months quite literally doing secret shopping so phone

calls driving around going to different facilities both large and small and

trying to understand what their pricing structure was trying to gauge what’s the quality of service what’s the quality of care how are these buildings how well

are they kept right where might we have a competitive edge who might be our main

competitors and really trying to understand what if anything is a comparable product to what we’re putting out there and then what are those prices

so that arguably the biggest number in this entire business plan is the price

per month per resident that we can charge the revenue is going to drive what’s possible and what’s not

especially on a several millions of dollars project so there’s a lot of information in there about the

validation of our pricing structure and what we’re projecting and then like you said just the overall market so Tom was

not the only place we were looking you were driving all over Northwest Houston and even North Houston and we had a few

different areas we were picking between but ultimately like I said a lot of the signals have been very positive that we

found the right location and so just built the case and short up like here’s all the information

demographically and otherwise that supports our choice in this location and then the price that we are planning to

charge for the beds another big deliverable that you did a great job on and something that I think we’re both

really proud of to that so in terms of the for those who are interested in this and might be located in and around

Houston the way that I broke out the market competitive analysis was we’re

finally want to do is occupy this unique space in the assisted living industry we’re not going to be an eight bed super

small and we’re not going to be a larger facility 50 plus beds middle where we

can occupies where we have few enough residents that they can really still get that personalized one-on-one care from

an awesome caregiving staff but then we can also offer the amenities of a larger

facility and so the way that I wanted to position us in the business plan was

dividing up the industry and local competitors into small and large because

there really isn’t much the size category that we want to be sure there’s 16 bed homes actually in Tombball but

they’re actually connected usually to a larger facility like that’ll be their memory care unit is 16 beds but they

have 70 other rooms and residents so it’s pretty unique what we want to do i

think there there’s one other 16 bed in the Tombball area but that’s it and it’s a really awesome model because of what I

said that you can have that personalized like homey approach but also have the

luxury amenities and the vibrant social community so when I broke the out into

small and large and then I made a chart of kind of the different offerings that they have and I was able to show that at

the end of the day Everwood reserve is able to accomplish have all of the services and amenities of the small and

the large do something that no nobody in the area is doing currently show that

will still be less expensive than those larger facilities that have all of those amenities and so that was something that

I wanted to do in the business plan i hope that came across and then for folks that are in doing route in the Houston

area I can just talk about what I found looking at northwest Houston i started

all the way up in Conroe we live in Cypress conro is like an hour away but Conroe is a great area is growing they

have a moratorum right now on some areas of the city and like a water usage moratorum in the areas that I was

interested in locating so I was like okay like we we want to do this soon they’re growing too fast there might be

some issues with some barriers developing the land then I was looking in other areas as well i’ve looked at

from like Waller all the way up to Conroe and then all the way up to Plantersville developing too and that’s

how I honed in on that like spring area the zip codes that encompass Tombball

there’s hardly any assisted living homes in those two zip codes i was so surprised so that was something that

helped me see okay I think this is the area and Tombbo has a really has want to

retire they want to stay there so hopefully we can allow them to do that if we build this community yeah and so

in addition to all that data of which there is so much right across so many dimensions there’s also the anecdotal

and street level validation that every person we’ve spoken to in that community

one of the first things that comes out of their mouth is “Oh my god we need this or this is really something this

community needs or they talk about a family member that had to go through a search process and couldn’t find something or they had to settle for

something.” So in addition to all the data which is very important I think that data is really critical right you

can’t just rely on people’s word of mouth but the data combined with the actual signals that we’re getting from

people in the community really just continue to reinforce our case and our confidence in this plan and not only the

numbers but the service and this kind of elevation of senior care that we’re striving to to present speaking of

vision last topic I want to touch on here is you have another beautiful

vision for the nonprofit which we just finished forming and I would love for

you to share with everyone what that is and what we plan to do with it so we

also incorporated a nonprofit entity it’s a public charity it’s called Amin

Family Foundation but we are operating as a public charity not a private family foundation the mission is to support

elders in our community help provide resources for housing education that

they might need to be able to live their best life in their later years that’s our mission we’re inspired to do this

family members family members like have the resources to be in the type of community that we’re going to build to

help folks like them i’m really excited that we get to do this as well tandem

with our business that we’re going to be running because we’ll be in a position that we can really provide for folks

yeah I know and tip my hat to you because I know with everything we have going on right now it’s hard to think

about the idea of doing something else but this was always when we talked about before we ever got this far into the

business plan for Everwood Reserve this was always part of the vision it was almost a non-negotiable not that I was

pushing back but it was almost that we’re creating this elevated senior care

home that’s going to provide a incredible experience for people and do everything that we wish that our parents

and grandparents could have but to your point it is usually private pay and at a

higher price point which makes it not accessible to everyone so with full recognition of that up front you had

this vision for how to create something that can maybe level the playing field albeit one by one right it’s not like we

can subsidize the rates across our entire 32 beds but you’re able to provide a vehicle for people to apply

for this and we’re going to build out that I don’t know if it would be a grant program or something like that but this just fits in the wheelhouse you worked

in nonprofit most of your career was in nonprofit so you understand how to execute and build a company like this

and how to plug it into our bigger vision and I think it’s a really beautiful thing i’m excited we brought

on some board members who are also working in residential assisted living and they’re close confidants to us who

we trust will help us shape and execute this vision but I think it’s a really nice complement to what we’re doing that

we’ll be able to offer not only premium product and service but we’ll be able to level and the field and make it

accessible to people who otherwise might not have had that opportunity so a lot more to come on that we’re actually

planning we’re redesigning some of our website to feature kind of all these different things that we’re working on

and we also I’ll go ahead and make the live announcement right we’re going to we’re going to try and start a

newsletter that we can provide these updates a little more frequently and make this a little more accessible

because we are just learning so much at such a fast pace we can’t always sit down and record 45minute podcasts about

everything we want to make that information more accessible about both the project and all the concepts and fun

stuff that we’re learning more info to come on that but we plan to launch that here in the next the next few weeks this

is fun awesome that was a ton of information like I said this is by popular demand the last time I had you

on I got tons of people reaching out and comments that saying that they wanted more it took us almost two months to get

a second episode out but we’ll have to do it again sooner next time and and start continuing to tell this story so

thank you again for coming on and we’ll do it again soon thank you for making it to the end of today’s episode as you may

know podcasts are very difficult to grow organically if you’re getting value from today’s episode I’d deeply appreciate if

you can take 30 seconds to leave my show a fivestar rating and review this will go a long way to helping me reach more

listeners just like you thank you so much in advance