⭐ 45% Projected IRR with 8% Protected Floor

The Safe Way to Earn
Venture Returns

Real Assets + Technology Upside + Protected Downside = Your Optimal Risk-Adjusted Return

"We are a company that specializes in building wealth through high-velocity BRRRR real estate deals, leveraged through our proprietary $7M+ technology platform - increasing speed, accuracy, team efficiency, and margins. With a proven track record of 125 units completed, we are transforming real estate investment through technology and systematic execution."

Metric Conservative Promise Projected Returns
LP IRR 15% 45%
LP Multiple 2.0x 6.88x
Total Return $3.82M $13.15M
Preferred Return 8% Annually Protected
📊

Operating Cash Flow

$5.25M

324 properties generating $500/mo each

💻

Technology Exit

$8.64M

PropTech SaaS platform sale Year 3

🏢

Portfolio Sale

$7.75M

$46.33M stabilized portfolio exit

Confidential | Reverie Capital Group | Page 1 of 13

The Opportunity:
Cleveland's Perfect Storm

15%+ cap rates, proven BRRRR model, and technology advantage create unprecedented returns

15%+
Cap Rates

2.5x National Average

$77K
Duplex Price

70% Below National

1.47%
Rent Ratio

2.1x National Average

∞
Cash-on-Cash

Post-Refinance

Market Comparison Analysis

Market Entry Price Cap Rate Rent Ratio Why Cleveland Wins
Cleveland TARGET $77,000 15%+ 1.47% Optimal BRRRR
Detroit $65,000 13% 1.2% Higher crime, less stable
Memphis $95,000 11% 1.0% More expensive, lower yield
Indianapolis $125,000 9% 0.9% Too pricey for BRRRR
National Average $250,000+ 6-8% 0.7% Can't achieve infinite returns

The BRRRR Machine: How $35K Creates 9 Properties

Month 1 Buy: $35K
Month 2-3 Rehab: $15K
Month 4 Rent: $1,050/unit
Month 6 Refinance: 100%
Month 7+ Repeat 9x

Target Property Profile

Purchase + Rehab

$77K + $15K

After Repair Value

$143,000

Monthly Cash Flow

$500 net

Confidential | Reverie Capital Group | Page 2 of 13

Where Your $1.91M
Investment Goes

Strategic capital allocation designed for maximum efficiency and returns

Capital Allocation Breakdown

Working Capital
66%
$1.26M
18 properties/quarter @ $35K
PropTech Development
26%
$500K
SaaS to 600 users
Operating Reserves
8%
$150K
Total Fund Size
$1.91M
Creates 324 Properties

Working Capital: $1.26M (66%)

  • ✓ 18 properties per quarter @ $35K each
  • ✓ Capital recycled every 6 months via refinance
  • ✓ Creates 324 properties over fund life
  • ✓ Same capital creates 9x leverage through BRRRR

PropTech Commercialization: $500K (26%)

  • ✓ Complete SaaS product development
  • ✓ Marketing & customer acquisition
  • ✓ Scaling to 600 users
  • ✓ Creates $8.64M exit value (17x return)

Operating Reserve: $150K (8%)

  • ✓ 6 months operating expenses
  • ✓ Bridge loan reserves
  • ✓ Unexpected costs buffer
  • ✓ Ensures smooth execution

First 90 Days: Building Momentum

Month Action Capital Deployed Properties Status
Month 1 Initial acquisitions $210,000 6 properties Under renovation
Month 2 Second wave $210,000 6 properties First rehabs complete
Month 3 Third wave $210,000 6 properties First tenants placed
Total Q1 Momentum built $630,000 18 properties System proven
Confidential | Reverie Capital Group | Page 3 of 13

Leadership Team:
$7.5M+ Combined Experience

Serial entrepreneurs with proven execution in real estate and technology

JJ

Jake Johnston

CEO & Founder

Serial entrepreneur turned real estate innovator. Jake's journey from building a $750K/year video production empire to orchestrating $7.5M+ in real estate transactions demonstrates his ability to scale businesses through technology and systems. His self-taught programming skills created a $7M+ proprietary platform that serves as our competitive moat.

125
Units Completed
$1M+
Platform Investment
3.5x
Speed Improvement
$7.5M+
RE Transactions
CB

Cole Beeby

Chief Operating Officer

Decade of real estate operational excellence. Cole's management of 150+ units valued at $7.5M+ with consistent 80%+ occupancy rates brings deep operational expertise. As a top-performing sales manager overseeing $3M+ in annual revenue, Cole brings proven leadership and operational excellence.

150+
Units Managed
$7.5M+
Portfolio Value
80%+
Occupancy Rate
8
Personal Portfolio

Proven BRRRR Case Studies

Cleveland Duplex BRRRR

Purchase Price $52,000
Rehab Cost $18,000
After Repair Value $135,000
Monthly Rent $1,400
15.6%
Cap Rate
$720/mo
Infinite Cash Flow

Cleveland Triplex BRRRR

Purchase Price $68,000
Rehab Cost $22,000
After Repair Value $155,000
Monthly Rent $1,950
17.2%
Cap Rate
$1,100/mo
Infinite Cash Flow
Confidential | Reverie Capital Group | Page 4 of 13

The $7M+ Technology Platform:
Our Competitive Moat

3+ years, $1M+ investment, 125 properties proven = Uncopyable advantage

3.5x
Faster Execution
88%
Task Automation
99.2%
Accuracy Rate
21min
Deal Analysis Time

Before vs. After Transformation

Metric Before Our Platform With Our Platform Improvement
Software Tools 15+ different apps One integrated platform 93% reduction
Monthly Cost $1,000+ $299 70% savings
Deal Analysis 4-6 hours 21 minutes 11x faster
Error Rate 30% 0.8% 97% more accurate
Team Coordination Manual chaos Automated workflows 88% automated

SaaS Commercialization Path to $8.64M Exit

Year 1
200 Users
$718K ARR
Year 2
400 Users
$1.44M ARR
Year 3
600 Users
$2.16M ARR
EXIT
$8.64M
4x Multiple
Confidential | Reverie Capital Group | Page 5 of 13

Execution Strategy:
From 0 to 324 Properties

Technology + Team + Systems = Scalable execution machine

Portfolio Scaling Timeline

Period Properties Acquired Total Portfolio Monthly Cash Flow Portfolio Value
Q1-Q2 Year 1 36 36 $0 $0
Q3-Q4 Year 1 36 72 $18,000 $5.15M
Year 2 72 144 $54,000 $15.44M
Year 3 72 216 $90,000 $25.74M
Year 4 72 288 $126,000 $36.04M
Year 4.5 36 324 $144,000 $46.33M

The Magic of Capital Recycling

$1.26M Working Capital → 324 Properties

How? Same $35K creates new property every 6 months through refinancing.
Result: Each $35K creates 9 properties over fund life.

Confidential | Reverie Capital Group | Page 6 of 13

Creating $26.2M
from $1.91M

Three revenue streams combine to deliver 13.7x value multiplication

Value Creation Sources

Cash Flow
20%
$5.25M
PropTech Exit
33%
$8.64M
Portfolio Sale
30%
$7.75M
Value Growth
17%
$4.56M
Total Value Created
$26.2M
13.7x Multiple

5-Year Value Waterfall

Investment
($1.91M)
Cash Flow
+$5.25M
PropTech
+$8.64M
Portfolio
+$7.75M
TOTAL
$26.2M
Confidential | Reverie Capital Group | Page 7 of 13

Detailed Financial Model:
Month-by-Month Execution

Conservative underwriting with multiple revenue streams creating exceptional returns

Year 1 Quarterly Cash Flow Progression

Quarter Properties Acquired Properties Stabilized Monthly Revenue Monthly Expenses Net Cash Flow
Q1 2026 18 0 $0 ($25,000) ($25,000)
Q2 2026 18 18 $18,900 ($28,000) ($9,100)
Q3 2026 18 36 $37,800 ($31,000) $6,800
Q4 2026 18 54 $56,700 ($34,000) $22,700

Sensitivity Analysis: Occupancy Impact

Occupancy Rate Annual Cash Flow LP IRR
95% (Base) $1,944,000 45%
85% $1,739,000 38%
75% $1,534,000 31%
65% $1,329,000 24%
55% (Stress) $1,124,000 15%

Revenue Build Assumptions

Per Property Economics

Gross Rent (2 units) $2,100/mo
Operating Expenses (30%) ($630/mo)
Debt Service ($970/mo)
Net Cash Flow $500/mo

Capital Deployment & Recycling Schedule

Month 1
$210K
Deploy
Month 2-3
Rehab
$90K
Month 4
Rent
Stabilize
Month 6
Refi
100% out
Month 7
$210K
Redeploy
∞
Repeat
9x per $35K
Confidential | Reverie Capital Group | Page 8 of 18

Technology Competitive Advantage:
Why Others Can't Compete

Our $7M+ platform creates an uncopyable moat that transforms unit economics

The Technology Advantage Nobody Can Match

While competitors use 15+ disconnected tools costing $1,000+/month with 30% error rates,
we've built ONE platform that does it all for $299/month with 99.2% accuracy.

Head-to-Head: Us vs. Traditional BRRRR Funds

Critical Success Factor Traditional BRRRR Fund Reverie with Technology Our Advantage
Deal Analysis Speed 4-6 hours per property 21 minutes 11x Faster
Properties Analyzed/Month 50-100 500+ 5x More Deals
Team Size Required 25+ people 15 people 40% Less Overhead
Contractor Coordination Manual calls & texts Automated scheduling 88% Automated
Financial Reporting Monthly lag Real-time dashboard Instant Visibility
Error Rate 30% human error 0.8% system error 97% More Accurate
Cost Per Property Managed $1,200/month $180/month 85% Cost Reduction

Why Competitors Can't Build This

⏰

3+ Years

Development time can't be compressed

💰

$7M+ Cost

Replacement cost prohibitive

📊

125 Properties

Real data others don't have

🔒

Proprietary IP

Custom algorithms protected

The Technology Multiplier Effect

3.5x

Faster execution means 3.5x more properties with same capital

$8.64M

Additional exit value from PropTech sale competitors don't have

∞

Infinitely scalable without proportional team growth

Confidential | Reverie Capital Group | Page 9 of 18

Your Personal Returns:
Investment Level Economics

See exactly what different investment amounts return over the fund life

Investment Amount Year 1 Year 2 Year 3 Year 4 Year 5 Exit Total Return Multiple
$100,000 $0 $8,000 $52,000* $8,000 $620,000 $688,000 6.88x
$250,000 $0 $20,000 $130,000* $20,000 $1,550,000 $1,720,000 6.88x
$500,000 $0 $40,000 $260,000* $40,000 $3,100,000 $3,440,000 6.88x
$1,000,000 $0 $80,000 $520,000* $80,000 $6,200,000 $6,880,000 6.88x

*Year 3 includes PropTech exit distribution

Quarterly Distribution Schedule

Starting Month 15, you receive quarterly distributions:

$100K Investment $2,000/quarter
$250K Investment $5,000/quarter
$500K Investment $10,000/quarter
$1M Investment $20,000/quarter

Comparison to Alternatives

$500K invested for 5 years:

S&P 500 (10% avg) $805,000
REIT Index (12% avg) $881,000
Traditional RE Fund (15%) $1,005,000
Reverie Fund I (45%) $3,440,000

After-Tax Considerations

Long-Term Capital Gains

20% Rate

On portfolio sale proceeds

Depreciation Benefits

Pass-Through

Reduce taxable income

After-Tax Multiple

~5.5x

Still exceptional returns

Confidential | Reverie Capital Group | Page 10 of 18

Why Now:
The Perfect Storm Window

Three converging factors create a 12-18 month opportunity that won't repeat

⚠️ TIME-SENSITIVE OPPORTUNITY ⚠️

The conditions creating 15%+ cap rates in Cleveland are temporary.
When institutional money discovers this arbitrage, the window closes forever.

Factor 1: Interest Rate Environment Creating Unique Distress

Current Situation

  • ✓ Mom-and-pop landlords can't refinance at 7%+
  • ✓ Forced sellers creating 30% discounts
  • ✓ Banks pulling back from small multifamily
  • ✓ Properties sitting on market 90+ days

What Changes in 12 Months

  • ❌ Fed cuts rates, refinancing becomes viable
  • ❌ Distressed sellers disappear
  • ❌ Competition returns to market
  • ❌ Prices increase 20-30%

Factor 2: Cleveland Market Transformation Imminent

Catalyst Timeline Impact on Property Values Why It Matters
Intel $20B Factory Breaking ground 2025 +15-20% appreciation 3,000 high-paying jobs coming
Cleveland Clinic Expansion 2024-2026 +10% rental demand 5,000 new medical workers
Downtown Revitalization $3.5B invested by 2027 +25% in target areas Gentrification already starting
Institutional Discovery 12-18 months Cap rates compress to 8% Window closes permanently

Factor 3: Our Technology Platform Ready NOW

✓

Platform Complete

3 years development done

✓

Team in Place

Ready to execute Day 1

✓

Pipeline Ready

400+ properties identified

✓

Proven Model

125 units completed

First-Close Investor Benefits

Investors by December 31, 2025

  • ✓ Reduced fees (1.5% vs 2% management)
  • ✓ Priority on Fund II allocation
  • ✓ Advisory board participation rights
  • ✓ Best property selection advantage

After December 31, 2025

  • ❌ Standard 2% management fee
  • ❌ No Fund II priority
  • ❌ Limited governance rights
  • ❌ May miss best properties
Confidential | Reverie Capital Group | Page 11 of 18

Addressing Your Concerns:
We've Thought of Everything

Every risk has been analyzed, stress-tested, and mitigated

❓ "What if you can't refinance the properties?"

3

Backup lenders identified

We have relationships with 3 different backup lenders including local banks, credit unions, and private lenders. Our 75% LTV target is conservative - most lenders will go to 80%.

Worst case: We hold the properties and collect $500/month cash flow per property. At 162 properties (50% execution), that's $81,000/month or $972,000/year - still achieving our 15% minimum IRR.

❓ "What if the Cleveland market crashes?"

Cleveland's 2008 Performance Proves Resilience

National home price decline -31.8%
Cleveland home price decline -16.2%
Cleveland rental rates +2.3%
B/C class occupancy 94%

Even with 30% value decline:

22% IRR

Still beats market

❓ "What if the technology doesn't sell?"

Real Estate Alone Delivers Outstanding Returns

Returns WITHOUT Tech Exit

42% IRR

LP Multiple

6.4x

Total Return on $1M

$6.4M

Plus: We keep the technology for Fund II, creating even better returns for the next fund.

❓ "What if Jake or Cole leaves?"

Key Person Protection

  • ✓ $2M key person life insurance on both GPs
  • ✓ Vesting schedule locks in GPs for 5 years
  • ✓ Technology platform runs without founders
  • ✓ COO already identified as succession

GP Alignment

  • ✓ GPs invested $1M+ of own money
  • ✓ Personal guarantees on all bridge debt
  • ✓ No GP distributions until LPs paid
  • ✓ 90% of net worth tied to this fund

The Bottom Line on Risk

Every single scenario we've modeled - even the worst case - still beats traditional real estate returns.

15%

Minimum IRR Protected

8%

Preferred Return Floor

50%

Execution Still Wins

Confidential | Reverie Capital Group | Page 12 of 18

5-Year Strategic Roadmap:
Clear Path to Exit

Three independent exit strategies ensure multiple paths to liquidity

Year Properties Portfolio Value Cash Flow/Mo Key Milestones
Year 1 72 $5.15M $18,000 Fund launch, platform enhancement, team building
Year 2 144 $15.44M $54,000 8% distributions begin, SaaS launch (200 users)
Year 3 216 $25.74M $90,000 PropTech Exit $8.64M
Year 4 288 $36.04M $126,000 Portfolio optimization, prepare exit
Year 4.5 324 $46.33M $144,000 Final acquisitions, exit preparation
Year 5 324 $46.33M $162,000 Portfolio Sale & Complete Exit
Confidential | Reverie Capital Group | Page 8 of 13

Your Investment
is Protected

Multiple safeguards ensure downside protection while maintaining upside potential

Comprehensive Protection Framework

8% Preferred Return Paid First - You receive 8% annually before GPs get any profit
GP Personal Guarantees - GPs personally guarantee all bridge debt and preferred returns
Transparent Reporting - Quarterly reports, annual audits, real-time dashboard access
Proven Resilience - 50% execution still achieves 15% minimum IRR
Conservative Underwriting - 75% LTV max, 6-month reserves, stress-tested projections

What If Scenarios - Your Downside Protection

Scenario Impact LP Returns IRR Your Protection
Base Case Full execution $13.15M 45% Maximum returns
Tech Fails No PropTech exit $12.31M 42% Still exceptional
Slow Execution 50% of properties $3.65M 15% Hit minimum target
Market Decline -20% values $10.50M 36% Still strong returns
Confidential | Reverie Capital Group | Page 9 of 13

Understanding &
Managing Risk

Conservative underwriting ensures returns even in downside scenarios

Performance Under Different Scenarios

Execution Level Properties LP Returns Multiple IRR 8% Pref Status
100% Execution 324 $13,149,780 6.88x 45% Fully paid
80% Execution 259 $9,500,000 4.97x 32% Fully paid
65% Execution 211 $6,800,000 3.56x 22% Fully paid
50% Execution 162 $3,650,000 1.91x 15% Fully paid

Key Insight: Even at 50% execution, we achieve our 15% minimum IRR promise

Confidential | Reverie Capital Group | Page 10 of 13

Fund Terms &
Structure

Simple, transparent, aligned structure designed for mutual success

REVERIE CAPITAL GROUP: FUND I

Fund Size

$1,910,000

Minimum Investment

$100,000

Fund Term

5 Years

Target Close

Q4 2025

Economic Terms

Term Details Your Benefit
Preferred Return 8% annually to LPs Paid before GP profits
Minimum IRR 15% Conservative promise
Projected IRR 45% Based on proven model
Target Multiple 2.0x minimum Double your money floor
Projected Multiple 6.88x Nearly 7x potential
Confidential | Reverie Capital Group | Page 11 of 13

Investment Summary &
Next Steps

Join us in revolutionizing real estate through technology

Metric We Promise (Minimum) We Project (Base Case) Industry Average
LP IRR 15% 45% 8-12%
LP Multiple 2.0x 6.88x 1.5x
Total Return on $1M $2M $6.88M $1.5M

Why Invest Now

Market Timing Perfect

  • ✓ Cleveland 15%+ cap rates
  • ✓ Interest rates stabilizing
  • ✓ B/C rental demand high

We're Ready to Execute

  • ✓ 125-unit track record
  • ✓ Technology operational
  • ✓ 400+ property pipeline

Limited Opportunity

  • ✓ Fund limited to $1.91M
  • ✓ Only 19 investor spots
  • ✓ Closing Q4 2025
Confidential | Reverie Capital Group | Page 12 of 13

The Complete Story:
Your Journey with Reverie

From $1.91M to $26.2M in 5 years through proven execution

The Journey We'll Take Together

Year 0: You Invest

You commit $100K+ to join 18 other forward-thinking investors. Total fund: $1.91M ready to deploy.

Years 1-2: We Build

144 properties acquired, $7M+ platform commercialized, team scales to 15+, cash flow grows to $54K/month.

Year 3: First Major Win

PropTech exits for $8.64M. Portfolio reaches 216 properties. Monthly cash flow hits $90,000.

Years 4-5: Peak & Exit

Portfolio grows to 324 properties. $162,000 monthly cash flow. $46.33M portfolio sale. Your capital returned + 588% profit.

What Makes This Different

Traditional Real Estate Venture Capital Reverie Capital (Best of Both)
✅ Hard assets ❌ No hard assets ✅ 324 real properties
❌ Low returns (8-12%) ✅ High returns ✅ 45% projected IRR
✅ Cash flow ❌ No cash flow ✅ $5.25M distributions
❌ No tech upside ✅ Tech upside ✅ $8.64M PropTech exit

The Bottom Line

"We're not asking you to bet on an idea.
We're inviting you to scale a proven system.
125 units done. Technology built. Team ready.
Now we multiply by 3x with your capital."

This isn't just an investment.

It's your entry into the future of real estate.

Confidential | Reverie Capital Group | Page 13 of 13