Investment Strategy
Disciplined underwriting, integrated execution
We invest as principals and long-term owners, targeting attractive risk-adjusted returns by controlling every stage of the hotel lifecycle in-house.
The GP Level — Destiny Partners
A closed sponsor fund with a pipeline of projects ahead
Destiny Partners is the general partner (GP) and sponsor behind every project. The GP fund is now closed to new equity — but there's still lucrative ways to participate. The target profile below reflects the GP's own economics. On each new deal, Destiny Partners commits as the majority owner (at least 51%) and opens the remaining capital to outside investors through the tiers below.
19–21%
Target investor IRR
2.42x
Target equity multiple (MOIC)
5 yr
Target hold period
Target figures are illustrative estimates based on current underwriting assumptions, are not guaranteed, and are subject to substantial risk including loss of principal. They do not constitute a projection of actual results. See full disclosures below.
How Outside Investors Participate
Two levels, four tiers
Because the GP fund is closed, outside capital comes in two ways: lending to the fund, or co-investing in individual projects alongside Destiny Partners' majority stake. The program is anticipated to roll out around Summer 2027.
Level 1 · Lend to the fund
The closed GP fund borrows from outside investors. Bronze and Silver are fixed-return, guaranteed notes — open now to interested investors.
Bronze
Guaranteed8%
Fixed preferred return
- Minimum
- $50,000
- Structure
- Fixed-return note
- 8% fixed preferred return
- Personal guarantees from all three principals
- Backed by Destiny Partners
Silver
Guaranteed12%
Fixed preferred return
- Minimum
- $75,000
- Structure
- Fixed-return note
- 12% fixed preferred return
- Guaranteed by Destiny Partners
- Higher return, low minimum
Level 2 · Co-invest in a project
On each new project, Destiny Partners holds at least 51% and opens the remaining equity to outside investors. Gold and Platinum are equity positions — offered project-by-project and not guaranteed. Within the stack, Gold is preferred equity and is paid first — ahead of Platinum and Destiny Partners' own equity.
Gold
Project-by-project15%
8% current pay + 7% accrued
- Minimum
- $100,000
- Structure
- Preferred equity — priority position
- 15% total (8% current, 7% accrued)
- Preferred equity — paid before Platinum & Destiny Partners
- Offered project-by-project, not guaranteed
Platinum
Project-by-project22%
Estimated IRR
- Minimum
- $250,000
- Structure
- Straight equity — no waterfalls
- 22% estimated IRR
- Straight equity, no waterfalls
- Alongside Destiny Partners’ majority stake
| Tier | Target Return | Structure | Guarantee | Term | Minimum |
|---|---|---|---|---|---|
| Level 1 · Fund-level debt (guaranteed) | |||||
| Bronze | 8%Fixed preferred return | Fixed-return note | Personally guaranteed by Raul, Shakher & Dipak, plus Destiny Partners | Open-ended | $50,000 |
| Silver | 12%Fixed preferred return | Fixed-return note | Guaranteed by Destiny Partners | Open-ended | $75,000 |
| Level 2 · Project-level equity (not guaranteed) | |||||
| Gold | 15%8% current pay + 7% accrued | Preferred equity — priority position | Not guaranteed — paid before Platinum & Destiny Partners equity | 3-year term + two 1-year extensions (+1 point per extension year) | $100,000 |
| Platinum | 22%Estimated IRR | Straight equity — no waterfalls | Not guaranteed — equity position | Per-project hold | $250,000 |
Returns, minimums, and terms are illustrative estimates, are not guaranteed, and are subject to substantial risk including loss of principal. Fund-level Bronze and Silver guarantees are subject to the financial capacity of the guarantors. Gold and Platinum are project-level equity positions offered selectively on a project-by-project basis and are not guaranteed. Nothing herein is an offer to sell or a solicitation to buy any security. See full disclosures below.
Portfolio Construction
Diversifying toward a balanced asset mix
Our portfolio began fully concentrated in select-service hotels. Our five-year plan rebalances toward an even mix of select-service, extended-stay, and commercial real estate to diversify cash flow and reduce cyclicality.
Portfolio Today
- Select-service hotels100%
5-Year Target
- Select-service hotels34%
- Extended-stay hotels33%
- Commercial real estate33%
Our Approach
Value created at every stage
Acquire below replacement cost
Source off-market sites and value-add assets in markets with durable demand drivers.
Build and renovate in-house
Capture the developer and general-contractor margin most sponsors pay away to third parties.
Operate for NOI growth
Drive RevPAR and margins through hands-on management, then hold or harvest at the optimal point.
Active Pipeline
What we're building next
A phased pipeline of hospitality and commercial real estate projects across Central Pennsylvania, from committed developments to future groundbreakings.
| Project | Location | Category | Groundbreak |
|---|---|---|---|
| StayAPT SuitesCommitted | Ephrata, PA | Extended Stay | Fall 2026 |
| ESA ConversionCommitted | Carlisle, PA | Extended Stay | Spring 2026 |
| WoodSpring Suites (Location A) | Central PA | Extended Stay | Summer 2027 |
| WoodSpring Suites (Location B) | Central PA | Extended Stay | Spring 2028 |
| WoodSpring Suites (Location C) | Central PA | Extended Stay | Fall 2028 |
| WoodSpring Suites (Location D) | Central PA | Extended Stay | Spring 2029 |
| Parkesburg Warehouse | Parkesburg, PA | Industrial | Fall 2027 |
| Parkesburg Senior Living | Parkesburg, PA | Senior Living | Spring 2028 |
| Parkesburg Small Bay | Parkesburg, PA | Industrial | Spring 2028 |
| Parkesburg QSR PadCommitted | Parkesburg, PA | Pad Site | — |
| Parkesburg Car Wash PadCommitted | Parkesburg, PA | Pad Site | — |
| Parkesburg RetailCommitted | Parkesburg, PA | Retail | — |
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