98 Doors is the investment vehicle built for pilots, professionals, and silent partners who want institutional-grade real estate exposure — without flying the deal themselves. Property Gurus executes on the ground, in every market.
Trusted by pilots, professionals, and accredited investors across 4 markets. 1
1 Unit count reflects total doors transacted or managed by Property Gurus since inception. 2 Track record reflects operating history of Property Gurus and affiliated entities. Past performance does not guarantee future results. 3 Market projections are forward-looking and subject to change. See Legal Disclosures for full information.
The Ecosystem
You don't pick stocks and fly the plane. You shouldn't underwrite, acquire, finance, stabilize, and manage real estate either. We split the work the way capital markets do.
Capital Layer
The investor vehicle.
The portal, the playbook, and the partnership structure. 98 Doors is where silent partners onboard, allocate capital, track equity, and watch debt amortize across a diversified portfolio of cash-flowing assets.
Execution Layer
The operating team.
Property Gurus sources, underwrites, acquires, builds, and manages every asset inside the 98 Doors portfolio. Boots-on-the-ground operators in each market, led by 14+ years of multi-family and short-term rental execution.
Mario Simauchi
Founder & Managing Partner
A message from the founder
“I saw a community of high-earning, highly disciplined professionals — aviation crews, pilots, industry executives — who needed institutional real estate access and had no time to manage it themselves. 98 Doors is the vehicle I built for them.”
— Mario Simauchi, Founder & Managing Partner
International business developer. Real estate syndicator. Founder of Property Gurus and 98 Doors. Portfolio investor. Rollins College · Shanghai Jiao Tong University. Speaks English, Spanish, Portuguese, and Mandarin.
Read Mario's full story →How Silent Partnership Works
Four disciplined stages from sourcing to close. Every door opens an opportunity — we make sure it is the right one.
Off-market sourcing through Property Gurus' network. We underwrite for cash-flow positive day one, value-add potential, and clear exit liquidity.
Capital stack design, business plan, and risk framing. We structure LP/GP splits, prefs, waterfalls, and stress-test every scenario.
Soft-commit via Stripe, full consultation, then allocate into the SPV. Watch live 'raised vs. goal' tracking in your portal.
SPV/LLC formation, PPM, Operating Agreement, KYC/AML, title, insurance, lender docs. Closed and compliant.
Portfolios by Design
Most investors collect properties. We build portfolios — intentionally diversified across market, asset type, hold period, and risk band. Your capital, your timeline, your goals. Engineered from the ground up.
Every position is chosen for a purpose — not piled on randomly. Market, asset type, hold period, and risk band are mapped to your goals.
Cross-market exposure across Florida, OBX, Nashville, and Lima. Mix stabilized cash-flow with value-add upside to balance income and growth.
Each deal is stress-tested before it reaches you. DSCR floors, pref structures, and exit liquidity are non-negotiables in our underwriting.
Reinvest distributions or allocate to new deals. Your portfolio evolves with your wealth — scaled deliberately, not by accident.
Markets of Focus
We don't chase markets — we underwrite them. Today: the U.S. Sun Belt and OBX. Tomorrow: Latin America, then a worldwide fund by 2035.
Sun Belt migration, no state income tax, infrastructure expansion, STR demand.
Secondary markets
The majors give us credibility. The edge is in Dunnellon, Lakeland, and Winter Garden — emerging corridors where we underwrite before the institutional capital arrives.
Premium vacation rental yield, supply-constrained coastline, generational appreciation.
Secondary markets
Charlotte and Raleigh anchor the thesis. The real yield lives down the OBX coastline — supply-constrained barrier islands where new inventory is structurally capped.
Corporate relocations, healthcare & music economy, build-to-rent thesis.
Secondary markets
Nashville is the headline. Franklin, Murfreesboro, and Spring Hill are where the relocation wave actually lands — and where basis still pencils.
USD-hedged Latin American exposure, bilingual ops, international diversification.
Secondary markets
Miraflores and San Isidro are the trophy zones. Chancay's mega-port and emerging districts like Surco are where the next decade of upside compounds.
Investor Portal
Every 98 Doors investor gets a private wealth dashboard. Real-time positions, principal paydown, monthly distributions, K-1s, and deal updates — all in one place. No spreadsheets. No guesswork. Just transparency.
Welcome back
Capt. Mario Simauchi
47
Total Doors
$1.24M
Total Equity
$8,340
Monthly Cash Flow
Equity Growth vs. Principal Debt
Last 24 months
Active Positions
Tools & Resources
From your first cap rate calculation to building a seven-figure passive portfolio — every tool you need, free to use.
Passive Income Estimator
Project monthly cash flow across your allocation.
Open free toolCap Rate Calculator
Compute NOI yield with market benchmarks.
Open free tool45/180-Day Tracker
Track your 1031 exchange windows in real time.
Open free toolPortfolio Builder
Balance capital across markets and deal types.
Open free toolFull Deal Analyzer
4-step wizard with pre-flight scorecard.
Open free toolPilot Investor Playbook
28-page guide for aviation professionals.
Open free toolAirline pilots are among the most qualified passive real estate investors in the country — high income, accredited status, and schedules that make active landlording genuinely impossible.
Pilot investor stats
$200K–$350K
Average captain salary
Age 65
Mandatory ATP retirement
~2 hrs/year
DST management requirement
6–12%
98 Doors avg cash-on-cash
Track Record
Selected positions executed by Property Gurus inside the 98 Doors thesis. We report the wins and the lessons.
Dunnellon, FL
Off-market acquisition, entitled, built out to 6 doors, refinanced into long-term debt.
Outer Banks, NC
Superhost-grade operations, premium nightly rates, dedicated property management.
Tampa, FL
Light renovation, lease repositioning, professional management handoff inside 9 months.
Past performance does not guarantee future results. All figures reflect specific investments executed by Property Gurus and are not a forecast of future performance. Investing in real estate involves risk including potential loss of principal. Offerings, where applicable, are limited to qualified accredited investors per applicable securities regulations. See Legal Disclosures for full information.
Trusted Partners
Lending, brokerage, and ground-up construction — vetted teams we deploy capital with.
The playbook we built on
98 Doors was built on the principles and strategies pioneered by the most respected names in passive and active real estate investing. Their work shaped how we think about deals, passive income, and building generational wealth.
The individuals featured below are publicly known real estate investors and educators. Their inclusion is for educational and contextual purposes only and does not imply their endorsement of 98 Doors or its investment offerings. All biographical information is drawn from publicly available sources.
Founder, Open Door Capital · Former host, BiggerPockets Podcast
Starting from a $20K house flip that funded his wedding, Brandon Turner built one of the most respected passive real estate investment firms in the country. As the former co-host of the BiggerPockets Podcast — the most downloaded real estate show in history with over 100 million downloads — and author of books that have sold over one million copies, Turner popularized strategies like house hacking, seller financing, and the BRRRR method before founding Open Door Capital, which manages nearly $1 billion in multifamily, mobile home parks, and self-storage assets.
Co-Founder & CEO, MC Companies · Rich Dad Real Estate Advisor
Ken McElroy began his real estate career with a single condo purchase during college and built it into a $2 billion+ national multifamily portfolio spanning 9,000+ units across Arizona, Texas, and Oklahoma through MC Companies. As Robert Kiyosaki's Real Estate Advisor and author of the bestselling 'ABCs of Real Estate Investing' series in the Rich Dad Advisor library, McElroy has spent three decades teaching investors how to analyze cash flow, leverage debt intelligently, and build portfolios that survive market cycles. His philosophy: disciplined underwriting and operational excellence beat market timing every time.
Founder, SubTo Community · Host, A&E's Triple Digit Flip
Pace Morby turned a contracting background into a $450 million real estate portfolio — without conventional bank financing. As the pioneer of the 'Subject-To' and Gator Method creative financing strategies, Morby has completed over 2,100 acquisitions using seller financing, subject-to deals, and other non-traditional approaches that allow investors to control properties with minimal upfront capital. His SubTo community has trained tens of thousands of investors worldwide, and his A&E series 'Triple Digit Flip' brought creative real estate to mainstream television. Morby's Wall Street Journal bestselling book further codified his systematic approach to deal acquisition.
Founder, 98 Doors · Managing Partner, Property Gurus · International Business Developer
Mario Simauchi is an international business developer, real estate syndicator, and active portfolio investor with 14+ years of combined experience across tourism, marketing, finance analytics, and real estate. Educated at Rollins College and Shanghai Jiao Tong University, he has built businesses across the Americas and Asia — from early international operations to real estate syndications spanning Florida, the Outer Banks, Nashville, and Lima, Peru. After helping oversee 13,000+ doors and $1.2B+ in real estate assets, Mario founded Property Gurus and 98 Doors around a simple belief: the best opportunities are found through disciplined underwriting, not speculation. Today, 98 Doors helps busy professionals access opportunities across the Sun Belt, select coastal markets, and emerging international regions through a strategy built on local conviction and global ambition.
Brandon Turner, Ken McElroy, and Pace Morby are independent real estate investors and educators. Their inclusion on this page reflects the educational influence of their publicly available work on the 98 Doors investment philosophy. None of these individuals are affiliated with, endorse, or have approved 98 Doors or its investment offerings. Investors should conduct independent research on all investment strategies and consult with qualified advisors before making any investment decision.
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Tell us your goals, capital position, and timeline. We'll show you which markets and deal types inside 98 Doors fit your portfolio — no pressure, no pitch deck theater.
