The Vonne Group Method
Own hotels & multifamily without the gatekeepers.
An always-on AI mentor built from Davonne Reaves' experience across $50M+ in hotel and multifamily deals. Pick a module, chat in plain English, and walk away with real deliverables you can send — LOIs, underwriting memos, capital stacks, and more. No waitlist. No gatekeepers.
The program, step by step
Start with the Readiness Check, then move through the modules in order — from foundation to close.
Start Here — Readiness Check
Find out where you actually are before you spend a dollar.
A plain-English diagnostic that asks about your credit, cash, time, and experience — then tells you whether to pursue a hotel now, build a residential track record first, or start as a passive investor.
Good Deal Scorecard
Green, Yellow, or Red — in plain English.
A beginner-friendly yes/no checklist that turns broker packages and listings into a Green / Yellow / Red verdict so you know whether to pursue, push back, or pass — without needing to be a spreadsheet expert.
Credit & Financial Foundation
Build the balance sheet before the deal sheet.
Credit audit & repair, net worth builder, source-of-funds mapping, and business credit building — the lender-ready foundation that has to exist before you chase a hotel.
Residential to Commercial Pathway
Start where you are, scale to where you're going.
Single-family to duplex to small multifamily, then the bridge to commercial — when to make the jump, portfolio positioning, and CRE lender requirements.
Build Your Buy Box
Define exactly what you're hunting for.
Lock in your investment thesis — market, asset class, flag type, key count, price range, and return targets — so brokers and partners take you seriously.
Personal Brand & Investor Trust
Look like who you're becoming before you get there.
Operator brand, investor communications, and content engine — building credibility so capital finds you instead of you chasing it.
Capital Raising & Community Building
Build the audience before you need the money.
Community strategy, pitch deck builder, capital stack planning, and partner vetting — so you raise from strength, not desperation.
Hotel Deal Analyzer
Underwrite a real deal in plain English.
Walk through revenue, expenses, NOI, debt service, cap rate, cash-on-cash, and IRR for a specific hotel — and decide if it's worth pursuing.
Broker & Seller Questions
Show up sharp on every call.
Generate the exact questions to ask the hotel broker, seller, and listing agent so you don't miss red flags or leave money on the table.
Deal Analysis & Offer Process
Underwrite like an insider, offer like a pro.
Underwriting model, broker questions, offer letter, and appraisal & inspection — the full deal-cycle playbook from first look to close.
Offer Letter (LOI) Drafting
Get a clean LOI on the table fast.
Draft a Letter of Intent with price, structure, contingencies, due diligence period, earnest money, and brand assignment terms.
Legal Documents & Structure
Protect the deal, protect the investors, protect yourself.
Operating agreements, subscription agreements, entity structuring, and SEC compliance — the legal backbone that keeps deals clean and investors safe.
Appraisal & PCI Review
Pressure-test the appraisal and inspection.
Decode the appraisal, property condition inspection, and environmental reports so you negotiate from strength — and know what to fight.
Franchise Application Process
Get the flag before you need it — or know exactly when to raise it.
When and how to apply for a hotel franchise, what brands require for approval, and the exact steps from first call to signed franchise agreement.
Brand, Management & Team Selection
Right brand. Right operator. Right team.
Brand selection, management company vetting, and power team assembly — so you close with the right flags, operators, and advisors around you.
International & Portfolio Scaling
From first deal to hotel mogul.
International market entry, capital recycling strategies, and fund/portfolio architecture — the playbook for scaling beyond one hotel.
Passive Hotel Investing
Invest in hotels without operating them.
LP investing 101 — the passive vehicles (syndications, funds, REITs, crowdfunding, hotel company stocks), how to vet sponsors and deals, build your passive buy box, and the funding sources you can use to write the check.
Land Feasibility Study
Already own land? Find out what it can actually become.
A guided feasibility walkthrough for raw land or an underused parcel — zoning, highest-and-best-use, hotel vs. residential vs. mixed-use vs. sell/JV, demand drivers, rough development costs, and a clear next step.
Short-Term Rental to Hotel Ownership
Graduate from STR operator to hotel owner.
The bridge from Airbnb/STR portfolio to true hotel ownership — building a brand, hiring a team, the tech stack, and converting a bed & breakfast or small multifamily into a licensed, flagged or boutique hotel.
Multifamily Investing — Find, Fund & Analyze
Own apartments the same way you'd own a hotel — with discipline.
For active investors who want to buy and operate multifamily (5+ units): how to find deals, build the capital stack, underwrite NOI/cap rate/DSCR, and step from duplex to 100+ units without guessing.
Capital Stack Builder — Hotels
Layer debt, equity, and incentives so the deal actually closes.
Build a complete hotel capital stack — senior debt (SBA, CMBS, bridge, agency-adjacent), mezz, PACE, brand keymoney, FF&E financing, preferred and common equity — and pressure-test the sources vs. uses.
Capital Stack Builder — Multifamily
Stack agency, bridge, pref, and LP equity like an institutional GP.
Build a complete multifamily capital stack — Fannie/Freddie/HUD senior debt, bridge for value-add, supplemental loans, C-PACE, preferred and common equity, GP co-invest — and pressure-test sources vs. uses.
How it works
01
Pick a module
Start with the Readiness Check or jump to where you are — buy box, deal analyzer, LOI, whatever you need right now.
02
Chat in plain English
Tell me your situation. I ask the questions, you share your numbers, and we figure it out together.
03
Get your next move
Every conversation ends with a clear next step and a deliverable you can actually send.
What to do next
Sign in and start the Readiness Check. It takes 5 minutes and shows you exactly where to begin.
Start the Readiness Check