ActiveFlorida
Tampa · Orlando · Ocala · Dunnellon
Sun Belt migration, no state income tax, infrastructure expansion, STR demand.
Now accepting Q2 partner allocations
Every door opens an opportunity.
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
- 13,000+1
- Units managed
- 14 yrs2
- Operator track record
- 4
- Active markets
- 33
- Countries by 2028
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
Two brands. One wealth engine.
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
98 Doors
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.
- Passive partnership & syndication access
- Live portfolio dashboard & distributions
- Quarterly reporting, K-1s, document vault
- Accredited & international investor onboarding
Execution Layer
Property Gurus
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.
- Off-market deal sourcing & underwriting
- Acquisitions, dispositions & build-to-rent
- Property & asset management (incl. STR)
- Local licensing, contractors, and compliance
Built for pilots & professionals. You bring the capital and the time horizon. We fly the deal — sourcing, financing, operations, and reporting — so your portfolio compounds while you stay focused on what you do best.
MS
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 Get Up And Go Kayaking. Rollins College · Shanghai Jiao Tong University. Speaks English, Spanish, Portuguese, and Mandarin.
Read Mario's full story →How Silent Partnership Works
Find. Frame. Fund. Formalize.
Four disciplined stages from sourcing to close. Every door opens an opportunity — we make sure it is the right one.
- 01
Find the Deal
Off-market sourcing through Property Gurus' network. We underwrite for cash-flow positive day one, value-add potential, and clear exit liquidity.
- 02
Frame the Deal
Capital stack design, business plan, and risk framing. We structure LP/GP splits, prefs, waterfalls, and stress-test every scenario.
- 03
Fund the Deal
Soft-commit via Stripe, full consultation, then allocate into the SPV. Watch live 'raised vs. goal' tracking in your portal.
- 04
Formalize the Deal
SPV/LLC formation, PPM, Operating Agreement, KYC/AML, title, insurance, lender docs. Closed and compliant.
Portfolios by Design
Not a random stack of deals.
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.
Intentional Allocation
Every position is chosen for a purpose — not piled on randomly. Market, asset type, hold period, and risk band are mapped to your goals.
Diversified by Design
Cross-market exposure across Florida, OBX, Nashville, and Lima. Mix stabilized cash-flow with value-add upside to balance income and growth.
Downside Protection
Each deal is stress-tested before it reaches you. DSCR floors, pref structures, and exit liquidity are non-negotiables in our underwriting.
Compounding Growth
Reinvest distributions or allocate to new deals. Your portfolio evolves with your wealth — scaled deliberately, not by accident.
Markets of Focus
Local conviction. Global ambition.
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.
Active
ActiveNorth Carolina
Outer Banks (OBX)
Premium vacation rental yield, supply-constrained coastline, generational appreciation.
ActiveTennessee
Nashville
Corporate relocations, healthcare & music economy, build-to-rent thesis.
2026 PipelinePeru
Lima · Miraflores
USD-hedged Latin American exposure, bilingual ops, international diversification.
Investor Portal
Watch your equity grow. Watch the debt disappear.
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.
- Live portfolio valuation
- Equity vs. debt visualization
- Distribution history & IRR
- Deal room & document vault
- Quarterly investor letters
- Multi-market reporting
portal.98doors.com
Welcome back
Capt. Mario Simauchi
47
Total Doors
+18.2%
$1.24M
Total Equity
+4.1%
$8,340
Monthly Cash Flow
Equity Growth vs. Principal Debt
Last 24 months
Equity Debt
Active Positions
Dunnellon BTR · FL12.0%$184k
OBX Coastal Trust · NC8.5%$96k
Westwood STR Portfolio · TN14.5%$375k
Tools & Resources
Professional tools for every stage of your investment.
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 toolAviation community
You fly the aircraft. We fly the deal.
Airline 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.
- Accredited investor status — most captains and senior FOs qualify
- Zero management required — ~2 hours/year for DST investors
- 1031 exchange expertise for the age-65 wealth transition
- Invest from any layover, any timezone, any device
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
Real deals. Real numbers. Real operators.
Selected positions executed by Property Gurus inside the 98 Doors thesis. We report the wins and the lessons.
Dunnellon, FL
Build-to-Rent Development
- Acquired
- $420k
- Stabilized Value
- $1.8M
- Equity Growth
- +22%
- Hold
- 26 mo
Off-market acquisition, entitled, built out to 6 doors, refinanced into long-term debt.
Outer Banks, NC
Coastal STR Portfolio
- Avg. Occupancy
- 78%
- Gross Yield
- 11.4%
- Investor IRR
- 16.2%
- Doors
- 4
Superhost-grade operations, premium nightly rates, dedicated property management.
Tampa, FL
Multi-family Value-Add
- NOI Lift
- +38%
- Cap Rate Compression
- 120 bps
- DSCR
- 1.62x
- Doors
- 12
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
Building alongside the best in the business
Lending, brokerage, and ground-up construction — vetted teams we deploy capital with.
The playbook we built on
Standing on the shoulders of giants
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.
BT
Brandon Turner
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.
Strategy connection: Brandon's conviction that passive investors deserve institutional-quality deal access — not landlord headaches — is foundational to the 98 Doors model. His documentation of the BRRRR strategy directly informs how Property Gurus approaches value-add acquisitions in our portfolio.
BRRRR MethodPassive Syndications100M+ Podcast Downloads
KM
Ken McElroy
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.
Strategy connection: Ken's cash flow-first underwriting philosophy — and his insistence that every deal must perform even in a down market — is the exact framework Property Gurus uses to stress-test every position before it reaches 98 Doors partners. His DSCR floor methodology is built into our underwriting checklist.
Cash Flow Investing$2B+ PortfolioRich Dad Advisor Series
PM
Pace Morby
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.
Strategy connection: Pace's creative financing toolkit — particularly seller financing and subject-to acquisitions — directly expands the deal universe that Property Gurus can source for the 98 Doors pipeline. Off-market acquisitions using creative structures are a significant portion of how we access deals that never hit the MLS.
Subject-To FinancingSeller FinanceOff-Market Acquisition
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Mario Simauchi
Founder, 98 Doors · Managing Partner, Property Gurus · International Business Developer
Mario Simauchi is an international business developer and real estate syndicator 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 ecotourism kayaking operations featured in Entrepreneur Magazine to real estate syndications spanning Florida, the Outer Banks, Nashville, and Lima, Peru. Through Property Gurus, Mario has overseen 13,000+ doors and $1.2B+ in closed transaction volume. He founded 98 Doors after identifying aviation professionals as the most underserved passive investor community in the real estate market — high income, high discipline, and zero time for active management.
Strategy connection: Mario's international background — fluent in English, Spanish, Portuguese, and Mandarin, with market experience across three continents — is the reason 98 Doors operates in Peru and is building toward a worldwide fund. The aviation community is the niche; the global platform is the long-term vision.
International SyndicationAviation Investor NicheSTR Superhost Operations
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.
Book a Strategy Call
Let's map your next move in 20 minutes.
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.