Hartmann Partners

15% a year, secured by real estate.

Your money funds the renovation of one house you approve, backed by a promissory note and a lien recorded on its title. Take 15% a year fixed, or 20% of the net profit.

How a deal works

Targets, not guarantees.

15%
a year fixed, or 20% of net profit
6 months
typical time your capital is out, 12 at most
Under 65%
total debt on the house, as a share of its after-repair value
1 house
per investment, never pooled

How one deal works, from your money in to your money back.

  1. 1

    You fund one house

    $50K to $70K of renovation capital goes into one property you approve. It is never pooled with anyone else's money.

  2. 2

    You sign before any money moves

    A promissory note sets your capital, rate, term and default terms. A lien on the property is recorded within 5 business days of funding.

  3. 3

    We buy an undervalued house

    Found off-market or through MLS analysis. On one past project we paid $100,000.

  4. 4

    Our crews renovate it

    Vetted local crews work to a fixed budget with a 10 to 15% contingency. Every month you see the budget next to what was actually spent.

  5. 5

    The house is worth more

    That house took a $60,000 renovation and sold for $250,000.

  6. 6

    Sell, refinance or rent

    The house is sold, or refinanced with a bank and kept as a rental. The sale or the refinance pays your capital back, usually within 6 months and never later than 12.

  7. 7

    You get paid

    Your principal back plus 15% a year, pro-rated, or 20% of the deal's net profit. $50,000 at 15% earns $7,500 a year. Targets, not guarantees.

Choose how you get paid.

Term sheetHartmann Partners LLC

Per property

Option A

15%

Fixed return a year

Option B

20%

Share of net profit

Paid on
The capital you invest, pro-rated if it comes back early.
Each deal we complete within 12 months of your agreement, after all costs.
What it pays
$50,000 earns $7,500 a year. $70,000 earns $10,500.
Depends on the deal's actual result. Not a fixed rate.
Capital
$50K to $70K of renovation capital per property.
Term
12 months at most. Capital typically comes back within 6.
Security
A promissory note, and a second lien recorded on the title behind a hard-money lender.

Work out Option A

15% a year, pro-rated by month

Months your capital is out

Your return$3,750

Paid back to you$53,750

Targets, not guarantees. Past performance does not predict future results. Over $70,000 means funding a second property.

How your capital is secured.

The house's after-repair value drawn as layers. At the bottom, the first lien held by a hard-money lender. Above it, the second lien, which is your capital. All debt stays under the 65% line. Above that line, 35% or more is equity, which absorbs a fall in value before either lien. 065%100%

Equity, 35% or moreAbsorbs a fall in value before either lien

Debt cap: 65% of ARV

2nd lien: youYour renovation capital

1st lienHard-money lender, paid first

The house's after-repair value (ARV), by who is paid first. Illustration: the split between the two liens varies by deal.

  1. Promissory note

    Capital, rate, term and default provisions in a binding agreement.

  2. Recorded lien

    Secured on the property title within 5 business days of funding.

  3. One property

    Never pooled. Your money goes to the house you approved.

  4. Full visibility

    Budget next to actual spending every month, in an investor portal.

  5. Entity structure

    Hartmann Partners LLC. Documents provided on request.

  6. Your own LLC

    We help you set up an LLC that protects your personal assets.

Past projects

Philadelphia, sold

Purchase price
$100,000
Renovation budget
$60,000
Final sale price
$250,000
Gross profit (29% margin)
$72,500

Before

Before: the original staircase and hallway Before: a bedroom with old carpet Before: the original bathroom

After

After: open living room with new floors and stairs After: new kitchen with stainless appliances After: new bathroom

Gross profit is after closing and carry costs. Investor returns follow Option A (15% fixed) or Option B (20% of net profit).

Philadelphia, held

Purchase price
$102,500
Renovation budget
$75,000
Offer received (ARV)
$265,000
Kept for rent
$500 to $700 / mo

Before

Before: the house gutted to the studs Before: bare walls and subfloor Before: new framing going in

After

After: finished hallway and staircase After: bedroom with a bay window After: finished bathroom

The owner turned down the offer and kept the property for monthly cash flow.

Pennsylvania, sold

Purchase price
$105,000
Renovation budget
$40,000
Sale price
~$240,000
Gross profit (33% margin)
~$79K

Capital stack vs. sale price

PurchaseRehabClosing and carry, $15KProfit

Total cost $160K (including closing and carry). Sale price ~$240K. Approximate figures. Gross profit is after closing and carry costs. Investor returns follow Option A (15% fixed) or Option B (20% of net profit).

Six steps from your first call to your return

  1. 30 minutes

    Discovery call

    We walk you through an active deal. No obligation.

  2. Under NDA

    Data room

    Sign a simple NDA. See the full deal file and past results.

  3. In writing

    Agreement

    Roles, capital, rate, term and payments. Attorney review welcome.

  4. 5 business days

    Fund the deal

    Wire to a deal-specific account. Your lien is recorded on title within 5 business days.

  5. Every month

    Investor portal

    Photos, milestones, budget vs. actual and direct messaging.

  6. Typically month 6

    Capital and return

    Your principal plus your return, with a settlement statement. 12 months at most.

10%of every project's net profit goes to people in need.

Every dollar of it reaches them, and you can check.

ReceiptsEvery gift documented.

PhotosWe photograph what we fund.

Open recordsShared with every investor.

Common questions

Is my money pooled?

No. It funds one property you approve, secured by a recorded lien.

What are my payment options?

15% fixed annually, or 20% of each deal's net profit in your first year.

Is 15% high risk?

It reflects renovation and illiquidity risk. Deals are stress-tested.

How long is my capital out?

Typically 6 months or less. 12 months is the outer limit.

What if the market drops?

We stress-test a 10 to 15% drop and keep debt under 65% of ARV.

What does second lien mean?

A lender is paid first. We keep total debt low and you may cure a default.

Any investor losses?

No investor has lost principal. Every outcome is disclosed.

What can I review first?

The full data room under NDA: deal files, legal documents, references.

Can I fund two houses?

Yes. An ideal partner can invest in two properties at once.

How do I follow progress?

Investor portal with photos, updates, budget vs. actual and messaging.

Who runs construction?

Our vetted local crews, on a fixed budget with written change orders.

Can I verify the giving?

Yes. Receipts and photos of every gift are available.

Start with a 30‑minute call.

Answer 12 short questions. Reuben calls you within one business day and walks you through a current deal. No obligation.

Hartmann Partners

Apply to invest

A few quick questions so Reuben knows what you're looking for before your call.