BUILD,
DON’T BUY.
Build a home. Build equity. Build wealth.
A proposed fee-based pathway to a newly constructed home you own from the beginning. LIMITLESS and operating partners would coordinate land sourcing, planning, construction, financing relationships and rental property management through our partner company—not promise development value or a particular project.
Build to Own is a separate proposed direct-ownership program, not an interest in LIMITLESS Real Estate Fund LLC or LIMITLESS Fund II LLC. This page is not an offer of securities. Outcomes are not guaranteed; terms are preliminary, subject to legal review and final contracts.
Your title
Directly held property or an eligible participant-controlled entity, subject to lender requirements.
Coordinated services
Separate project agreements, defined scopes and disclosed fees—not an interest in a fund.
Your diligence
Project-specific budgets, independent advice and meaningful liquidity for downside scenarios.
01 / Build to Own
From a suitable lot to a home you own.
Participants acquire or control the lot, fund construction and own the finished property. Coordination can reduce day-to-day construction involvement; it does not remove the decisions, debt or risks of ownership.
- 01
Select
Review approved markets, prototype plans, lot opportunities and preliminary underwriting. Each site is evaluated individually and remains subject to diligence; this page identifies no currently available lot.
- 02
Underwrite
Evaluate the site budget, projected timeline, lender requirements, rental analysis and downside scenarios. Each site needs complete sources and uses, independent comparable values and rent analysis.
- 03
Acquire
The participant buys the lot or builds on a lot they already own, directly or through an eligible participant-controlled entity, subject to lender requirements. Independent counsel confirms the ownership structure.
- 04
Finance & contract
The participant provides equity, and we help arrange construction financing and long-term / takeout loans as needed, then the participant signs separate development and general contractor agreements. The participant owns the property and bears loan obligations. Related-party fees and conflicts must be disclosed.
- 05
Build
A qualified local general contractor executes construction, supported by intended project controls for budgets, draws, milestones, change orders and reporting.
- 06
Own & operate
At completion, rent, sell or live in the home as primary occupant, subject to loan terms. Rental property management is available through our partner company.
02 / Build to Own
For people who want ownership, not another fund allocation.
Professionals and established investors who want direct ownership, understand construction and leverage risk, and prefer to outsource coordination may find this proposed approach worth evaluating.
Meaningful liquidity. Informed decisions.
Suitability is individual. Participants need equity and additional liquidity for overruns, delayed lease-up, debt shortfalls and an extended hold, and must independently assess cash flow, financing, taxes, liquidity and exit costs.
Not a risk-free passive income product.
This is not for someone requiring guaranteed returns, immediate liquidity or fully passive, risk-free income. Owners may rent, sell or live in the home as primary occupant.
03 / Build to Own
Two markets. Site-by-site diligence.
Washington
Covering greater Seattle and Eastside. Detached homes, fee-simple townhomes, and small multifamily. Cost of approximately $200-250 per square foot depending on finishes.
Florida
Covering major south Florida metros. Detached homes, townhomes, and multifamily. Cost of $100-150 per square foot.
Repeatable plans.
Site-specific decisions.
The proposed approach uses a limited catalog of repeatable plans and finish packages, with adjustments for each site—not bespoke luxury. Modern layouts and systems may reduce near-term repairs versus older properties; maintenance, defects and warranty claims still remain.
Existing site imagery is for context only. It does not represent a current Build to Own lot, plan or offering.
04 / Build to Own
Sample economics
Build to Own is a separate proposed direct-ownership program, not an interest in LIMITLESS Real Estate Fund LLC or LIMITLESS Fund II LLC. This page is not an offer of securities. Outcomes are not guaranteed; terms are preliminary, subject to legal review and final contracts.
Illustrative single-home economics
Illustrative example only, not a current project or forecast.
- Finished market value (assumed)
- $750,000
- Land + site development
- $175,000
- Direct construction
- $350,000
- GC fee — 15% of direct construction
- $52,500
- Acquisition/development fee
- $15,000
- Permits, financing, contingency + other
- $57,500
- All-in project cost
- $650,000
Illustrative equity
$100,000
13.3% of assumed market value
Not cash profit, ROI, annual return or guaranteed equity. Actual valuation, disposition costs, taxes, carrying costs, overruns and financing may reduce or eliminate the spread.
Build to sell, rent, or own. We provide the property management too
- Stabilized rent, vacancy and delayed lease-up.
- Management, taxes, insurance, repairs, reserves, HOA costs and debt service.
- Refinance sensitivity and sale proceeds after commissions, closing costs, debt repayment and taxes.
Each site needs complete sources and uses and independent comparable values—not an assumption that this example will repeat.
05 / Build to Own
A full service framework.
Exact scope, fees, and milestones to be fully disclosed prior to project start.
Acquisition & sourcing
We cover sourcing and acquisition of the land, or can build on a lot you already own.
General contracting
We cover full entitlements and construction, at industry standard rates.
Project management
We manage the entire build and provide you with full reporting and updates.
Financing coordination
We help you get construction financing and long-term / takeout loans as needed.
Optional rental management
We have property management available to manage your newly constructed unit as a long term or short term rental as desired.
Financing is subject to lender approval; no lender commitment is guaranteed.
06 / Build to Own
Visibility through the build.
We provide full reporting and updates throughout the build. Final reporting cadence, documentation and service levels belong in the signed contracts.
- Preconstruction feasibility and an itemized budget
- Lender draw schedule
- Monthly progress and budget-to-complete reporting
- Written change approvals
- Subcontractor payments and lien releases
- Closeout documentation and warranty contact
07 / Build to Own
Questions before the first conversation.
A preliminary conversation
Interested in build to own? Give us a call.
Discuss your preferred market, budget and rental-versus-primary-residence intent. Then review site underwriting, independent comparable values and rents, and advice from your own legal, tax, financial, title and lending professionals.
Proceed only after final scope, contracts, financing and contingency are approved.
Build to Own is a separate proposed direct-ownership program, not an interest in LIMITLESS Real Estate Fund LLC or LIMITLESS Fund II LLC. This page is not an offer of securities. Outcomes are not guaranteed; terms are preliminary, subject to legal review and final contracts.
Build to Own — preliminary legal notice
This memorandum describes a proposed services-based direct-ownership program and is for preliminary discussion only. It is not a private placement memorandum, prospectus, securities offering, solicitation, promise of financing, or guarantee of any return, valuation, tax benefit or completion date. If a transaction involves pooled capital, a passive investment contract, sponsor-controlled management or other security, separate securities counsel review and appropriate offering documentation will be required. Program availability and services depend on state-specific licensing and compliance. Investors should consult independent counsel, tax advisors and lenders before committing capital.