Top Producer Investment Capital Top ProducerInvestment Capital

Invest Passively In Texas Apartment Complexes And Hotels

Operated With Elevated Standards.

I search for Texas apartment complexes and hotels worth owning. We buy it at a discounted price. You invest passively while I work to operate and improve the property. You receive quarterly cashflow distributions from your investment.

Join The Investor List

Our Portfolio Of Properties

20 Tate VillageHarmony VillageStarlight HorizonLegends on Storey Lane

Our Investors Love Us

★★★★★
If you're someone who makes a lot of money and needs a tax benefit.. you're in the right place.
Blake Carter
Realtor
★★★★★
The influencing factor was Ryan... his support and his expertise has given us peace-of-mind during retirement and the returns we were looking for.
Steve and Onyx Benet
Mortgage Brokers
★★★★★
Ryan and his team are proactive and really know their markets well. The partnership just made a lot of sense.
Shahriar Khan
Real Estate Investor

Our Current Portfolio

20 Tate Village, Round Rock, TX

  • Purchased for $5.55M, expected sale of $10.8M
  • 18% Projected LP IRR
  • 7.7% Cash on Cash Return
  • 2.0 Equity Multiple over 5 Years
  • Acquired December 2024

This property was purchased off-market directly through a broker. The seller built these in 2023, but was not a full-time real estate expert, and missed some areas for obvious improvement from an investor standpoint. With the difficulties in the financial markets in 2024, realizing all his net worth was tied up in this one real estate deal and needing liquidity, he decided to sell. Through a broken sales process with 2 previous contracts not being able to close, we were able to acquire the property at a deep discount, 23% less than it would cost to rebuild these brand new.

We plan to increase the rents on a per-unit basis from $1,375/month up to $1,950/month for 2-bedroom units, which will increase revenue from $580k/year up to $860k/year , and increase the net Operating Income from $341k/year up to $603k/year , which will increase the total value of the property from $5.55M up to $10.8M on a 5 year timeframe. After Renovations are complete, this property should distribute $18,000/month of profitable cash flow after debt service.

  • November 2022: Purchased for $850K
  • Spent $300K on Capital Improvements
  • August 2024: Sold for $1.7M
  • 52% IRR
  • Net to Ryan and Investor: $825K

Legends on Storey Lane, our team’s passion project, sold in August 2024, generating a 52% IRR for Ryan and our investor for take-home cash of $825K after less than two years of ownership. We could have held this property longer but were ready to take our equity out and put it into our next project. We came across this seller/property through our network of deal finders. Their main comment was they are non-profit owners and not in the real estate game. They wanted to own the property long term, but with ongoing problems with the property manager, contractors, and finding good tenants, they were thankful we were able to take it off their hands “As Is.” We purchased it 40% below comparable properties were trading for. By installing new fencing, lighting, signage, painting custom murals, and about $17,000/unit in upgrades, we were able to increase the rents from $900/month up to $1,495/month across 12 units . Overall, this deal was a home run, and we would do it over and over again.

  • Purchased for $1.7M, expected sale of $3M on year 5
  • 21% Projected LP IRR
  • 32% Increase in Rents per unit
  • Acquired April 2022

This was our first flagship purchase. We acquired this property by purchasing it from a wholesaler. The previous owner had owned this property for 10 years, but lived an hour away in Austin, and had not visited the property for years. The previous owner had delegated everything to their property manager, who had unfortunately stolen $70,000 before being discovered since they were not keeping an eye on it. Frustrated, they sold the property to us for approximately 35% lower than similar comparable properties in the area. Our team was able to go in, place and train new management, spend about $11,000 / unit on interior upgrades, install new signage, new shade structure, grills, patio furniture, and fix the potholes in the parking lot to turn the complex around. We were able to increase rents from $650/month up to $975/month while keeping costs low. Across 32 units, we raised the value by $1.3M on a 6.5% cap rate valuation, and the property is producing $14,000/month of cashflow after all expenses and mortgage payments.

  • Purchased for $1.9M, expected sale of $5.7M on year 10
  • 20% Projected LP IRR
  • 86% Increase in Rents per unit
  • Acquired September 2022

Starlight Horizon is the Crown Jewel in the portfolio. We came across this property through our broker relationship. The previous owner had held this property for 10 years as an underutilized mobile home park. We saw the potential for the property to be turned into a modern cabin short-term rental destination. Including purchase price, closing costs, and the $1.1M renovation budget, we spent all in about 30% less than comparable short-term rentals in the area and include more amenities than the competition can offer. We are in the process of installing a pool, clubhouse, upgraded lighting, signage, and premium interior renovations for each cabin to turn it into the most Instagramable destination in Canyon Lake. With these upgrades, each cabin should generate around $3,500/month in revenue. Across 13 units, that will raise the value of the property up by $2.8M on a 9.5% cap rate valuation, producing $18,000/month in cashflow after all expenses and mortgage payments.

*Past performance is not indicative of future results. Returns are not guaranteed. Please do your own due diligence before making any investing decisions.

Why Invest In Real Estate With Top Producer Investment Capital?

Tax Advantages

You keep more of what you already earn. Depreciation can offset a large share of your passive income in the first year, while your money stays working in the deal.

Truly Passive

Buying your own property, even with a management company, still comes with the headaches of overseeing the work. Here, nothing lands on your desk.

Inflation Hedge

When prices rise, rents follow them up. Your income keeps pace instead of quietly losing ground to the cost of living.

Low Volatility

Real estate turns like a cruise ship. No daily ticker, no overnight drop, and nothing that asks you to make a decision in a panic.

Always In Demand

Housing is not optional. Your money sits behind something people need in good years and bad ones.

Quarterly Income

You are paid while you hold it, not only when it sells. The return does not wait on an exit that has not happened yet.

Equity Builds Itself

Tenants pay down the loan while you own a share of the property. What gets paid off becomes equity that belongs to you.

In House Systems

Our systems let us keep direct control of the asset while keeping costs low, so the plan you invested in is the plan that gets carried out.

Our Playbook For Creating Value Through Real Estate

Before We Buy

  1. We review 100 to 150 opportunities to find one worth owning.Almost every one fails on the first pass. The one that survives has cleared every filter before we make an offer.
  2. We tour the fifteen closest comparable properties.What they charge, how they are run, how they market, and where their gaps are. That tells us what a property could be, not just what it is.
  3. We negotiate hard on price and terms.Money is made when you buy. A dollar saved at the closing table is a dollar that never has to be earned back.

The First Six Months

  1. On day one we introduce ourselves to the residents and the staff.They hear who we are from us, not from a rent notice. We are there to make the place better, not only more profitable.
  2. We fix what the last owner let slide before we touch rent.The first three to five months go to deferred maintenance and open work orders. Raise prices first and you are the greedy landlord for the rest of the hold.
  3. The exterior and the common areas come first.Residents see them every day, and a prospect judges them before walking through a single door.
Two men walking the grounds of an apartment property, one pointing out work on the building.

How We Run It

  1. Every property gets its own leasing agent and its own maintenance technician.They know that one property intimately. Nobody is guessing from across a thousand units they have never walked.
  2. A real person answers the phone seven days a week.A bad landlord is the single biggest reason people leave a property. Residents who feel heard stay longer, take better care of the place, and send their friends.
  3. We rebuild the digital front door and make the property easy to lease.A new website, the Google listing, reviews we actually answer, and a tour request that lands with the person who leases the property.
The Starlight Horizon homepage, one of the websites we built and run.

How The Value Compounds

  1. We renovate one unit at a time, three to four weeks each, and only when a resident chooses to leave.Nobody is forced out. The design is settled before demolition starts, so the work gets done once.
  2. We bring rents to market slowly, and in our experience we have typically earned a premium to it.Occupancy is what buys that premium. A property loses it when nobody is assigned to it, the reviews go unanswered and the work orders stack up. That gap is what we manage against.
  3. We keep the systems in house, so costs stay low and the systems convey with the sale.We build our own tools rather than renting them. A buyer is not only getting a well run property, they are getting the machine that made it one.
A cabin property at dusk, lights on across the whole site.

How Does Investing Work?

Start to finish, for someone who has never invested in a syndication before.

  1. Join the investor list.About 1,200 people are on it today.
  2. Get an email about each deal I am going to buy.We typically expect to email about 1 deal a year, so be ready.
  3. You review the investment prospectus.The pro forma, the research, the market work, and the numbers behind every assumption.
  4. Attend a live webinar on the deal.Ask anything, on camera, before you decide.
  5. The investment window opens.First come, first served, from $50,000 up to $1 million per check.
  6. The window stays open until the raise is full.Usually 20 to 30 days after the webinar.
  7. You sign the private placement memorandum and the operating agreement.These are the legal agreements that make you a member of the LLC, and outline how you get paid.
  8. You send your investment amount to us as a wire transfer.Once it is received, you are officially in.
  9. You are paid quarterly.ACH Transfers directly to your bank account.
  10. You receive depreciation tax benefits every year.You will receive a K-1 from us on your investment by March 15th of that year.
  11. We hold the property five to ten years, then sell.Profits are distributed by the size of your investment.

Common Investor Questions

Distributions are sent out quarterly. Some stabilized investments may see their first distribution after the first completed quarter of ownership. However, since most of the opportunities that we typically invest in are value add deals, the available cash the first 12 months is being used to renovate and stabilize the property. Once the TPIC deems that the property is stabilized and profitable, we will begin distributing profits quarterly to investors. The first distribution typically happens 1 year after ownership, but may be sooner or later depending on the nature of that specific opportunity. Once the property is fully renovated and stabilized, any superfluous reserves in the operating account will be distributed to investors as well, which typically happens towards the middle to end of the 2nd year of ownership.

For each property that we purchase, a new LLC is created created before closing and used to purchase the property. That entity is the owner of the property. The Private Placement Memorandum you sign with your investment establishes that you are an investor in that LLC, a part owner of the LLC, and thus an owner of the actual property itself. In this way, you have direct ownership of the property, and your original investment, any profits, proceeds, and distributions are required by law to be distributed to you as owner of the LLC that owns the property.

Yes. For each property we buy we run a cost segregation study, which accelerates the depreciation on the asset and front loads it into the early years of the deal. That typically gives investors access to considerably more depreciation in year one than most other investments allow, while your capital stays working in the property.

How much of that depreciation you can actually use, and what it is worth to you, depends entirely on your own tax situation. We do not provide tax advice. Take any opportunity to your CPA before you invest, and see the next question for how this interacts with W2 and self employed income.

In opportunities like Starlight Horizon, we offered investors the ability to personally stay in one of the cabins for one week a year, and may offer similar perks on appropriate opportunities in the future.

We typically charge a 2% acquisition fee and a 2% asset management fee, and no fees beyond that other than the GP/LP split and waterfall structure.

Fees are set deal by deal. The ones that govern your investment are the ones written into that deal's offering documents, so read those rather than relying on this page.

No. All investing is considered risky. Please consult a financial advisor or professional before investing in any deal.

However, it is in the general partnership’s best interest as well as all parties to the deal to maximize the returns on the property, so TPIC will work hard to meet or exceed expectations on a deal.

Read All FAQs