⸻ A Done-For-You Hotel Investment Platform
We Find It.
We Transform It.
We Operate It.
At Hotel Deal Finder, we don't just find hotels, we turn them into fully built, cash-flowing, tax-advantaged investments. From sourcing off-market deals, to underwriting, renovation, branding, full-service management, and strategic tax planning… we handle everything.
"You own the hotel. We do everything else."
$750K+
Entry Point
6
Asset Tiers
0
Franchise Fees
Cost Seg
Tax Strategy Built-In
⸻ The Process
Four Phases.
One Platform.
We built Hotel Turnkey to remove every friction point between finding a deal and holding a performing asset. Here's exactly how we do it.
phase one
Deal Flow
We bring you both on-market opportunities and vetted off-market hotel deals that most investors never see, sourced through deep market relationships and proprietary underwriting.
- Target market selection & analysis
- Off-market deal sourcing & outreach
- Financial underwriting & pro forma
- LOI & acquisition support
- Cost segregation & tax structure planning
phase two
Execution
We transform the asset into a high-performing hospitality brand, handling every detail from renovation planning to revenue strategy launch.
- Renovation scope & design direction
- Brand identity & repositioning
- Revenue optimization strategy
- Pre-opening marketing & launch
- Renovation cost tracking for depreciation
phase three
Operations
We operate the hotel so you don't have to. Full-service management, ongoing optimization, and a direct relationship between your asset and the guests who love it.
- Full-service property management
- Pricing & revenue management
- Guest experience & staffing
- Reporting & investor updates
- Monthly P&L reporting for tax preparation
phase FOUR
Financing
We help you secure the capital to close.
- Operational plan & projections
- Underwriting support
- Lender referrals & introductions
⸻ Full Process Timeline
From First Call
to
Cash-Flowing Asset.
Every Hotel Turnkey engagement follows a structured, four-phase process, built to take you from initial strategy through acquisition, renovation, and full operations without a single gap in execution.
Key Differences: Boutique Hotels vs. Short-Term Rentals
More to build. More to earn.
| Consideration | Hotel Turnkey Approach |
|---|---|
| Property Scale | 5–50+ rooms vs. single-unit STR; greater scale creates exponentially higher revenue potential and portfolio-level returns |
| Licensing & Compliance | More regulatory requirements create higher barriers to entry, limit competition, and protect long-term asset value |
| Staffing | Operational team required including GM, front desk, housekeeping, and maintenance; enables a true hospitality experience that drives stronger reviews, repeat guests, and premium pricing power |
| Revenue Management | Advanced pricing across OTAs with RevPAR optimization and channel management; unlocks materially higher revenue per asset through professional optimization vs. static pricing |
| Financing | Commercial debt, SBA, or private capital structures; allows for more creative deal structuring and scalability beyond traditional residential limits |
| Technology Stack | Full PMS, channel management, booking engine, and guest systems; creates operational efficiency and the ability to scale like a true hospitality brand |
| Renovation Scope | Multi-room renovations, common areas, and brand repositioning; drives forced appreciation and transforms underperforming assets into high-yield hospitality investments |
Boutique hotels require a higher level of execution across acquisition, operations, and branding, but that complexity is what creates the opportunity. With greater scale, stronger barriers to entry, and more levers to drive revenue, hotels offer a level of control and upside that single unit short term rentals simply cannot match.
When executed correctly, they shift from individual property investments into scalable, high performing hospitality assets.
Phase Zero
Sales & Investment Consultation
We start with a focused conversation to understand your goals — target market, budget, hotel size, preferred geography, and investment timeline.
We present boutique hotel market data, expected ROI ranges, cap rate benchmarks, and revenue projections tailored to your target markets.
We deliver a detailed proposal outlining our services, fee structure, timeline expectations, and deliverables for every phase of the engagement.
Agreement sent via DocuSign. Once signed and the initial deposit is collected, your engagement officially begins and your team is activated.
Phase One
Kick-Off, Property Search & Acquisition
We send a welcome packet, introduce your dedicated analyst team, and connect you with legal counsel and financing partners. We build a buy-box around your liquidity and budget.
We source opportunities via LoopNet, CoStar, off-market networks, and hospitality-specific platforms. For each viable property we build a full pro forma: ADR, occupancy, RevPAR, NOI, and cash-on-cash return stress-tested under conservative scenarios.
For every deal we present, we prepare a full written repositioning and analysis memo — outlining our strategic vision, competitive analysis, renovation plans, brand positioning, and detailed budget expectations. You receive our complete thinking in writing before any decision is made.
We coordinate site visits, third-party inspections, PIP assessments, and ADA compliance reviews. We prepare and submit the LOI, negotiate terms, and manage the entire closing process through title, lender requirements, and final walkthrough.
Phase Two
Design, Renovation & Setup
We finalize the boutique hotel design concept — room layouts, lobby, F&B spaces, and brand identity — then source licensed contractors for the full renovation scope including HVAC, electrical, ADA modifications, signage, and curb appeal.
We set up the full tech stack — PMS (Cloudbeds, Mews, or Opera), channel manager, booking engine, keyless entry, and guest communication tools. We also secure all licenses, permits, health approvals, and TOT/occupancy tax accounts.
We procure and install all FF&E end-to-end and track every qualifying expense for depreciation and bonus deduction purposes. We recruit and train key roles — GM, front desk, housekeeping, maintenance, and F&B staff where applicable — developing SOPs for each department before opening day.
Phase Three
Go Live & Full Operations
We build and optimize listings across all major OTAs — Airbnb, Booking.com, Expedia, Hotels.com, Google Hotels, and your direct booking website — ensuring rate parity and accurate content across every channel.
We implement dynamic pricing based on demand, seasonality, local events, and your competitive set. Rate plans, packages, length-of-stay discounts, and direct booking incentives are all configured and live.
We launch full digital marketing: Google Ads, Meta and Instagram campaigns, SEO strategy, email marketing, local partnerships, and travel influencer outreach to drive bookings from day one.
We assume full day-to-day operations and deliver monthly owner reports covering occupancy, ADR, RevPAR, revenue, expense tracking, guest satisfaction scores, and actionable recommendations — formatted to support your CPA and annual tax filings.
Client Onboarding Checklist
What to Prepare Before Your First Call
The more prepared you are, the faster we can find your deal. Here's what to have ready before you meet the analyst team.
- Target investment budget range
- Preferred property locations or markets
- Hotel size preference, room count and service level
- Short-term and long-term investment goals
- Financing pre-qualification status
- Availability for weekly check-ins
- Any existing hospitality experience or partnerships
- Questions about the process or timeline
5 – 50+
Rooms Per Property
4 Phases
Fully Managed End-to-End
SBA 504/7(a)
Financing Structures Available
Ready to Start?
Book your initial discovery call and we'll walk you through everything, no commitment required.
⸻ The Case for Boutique
Boutique Wins.
10 of 12 categories.
Flags solve problems that no longer exist. We invest in boutique because it is the structurally superior model for today's traveler, and today's investor.
"Travelers are shifting away from 'safe and standard' toward 'unique and memorable.' The boutique era isn't coming — it's here."
Hotel turnkey Investment Thesis
$0
Franchise Fees
Uncapped
adr potential
100%
revenue retained
10/12
categories won
| Category | Flagged Hotel | Boutique Hotel | Winner |
|---|---|---|---|
| Franchise Fees | 5–6% room rev + 2–3% marketing levies — every year | Zero. Every dollar stays with the owner | ✔ Boutique |
| Pricing Power | Capped by brand tier; limited rate flexibility | Uncapped — experience commands premium ADR | ✔ Boutique |
| Guest Experience | Standardized by design — consistent but forgettable | Intentional, locally rooted, emotionally resonant | ✔ Boutique |
| Design & Identity | Prototype-driven; identical across markets | Unique to the property and place; impossible to replicate | ✔ Boutique |
| Marketing | Mandatory fund contribution; owner has little say | Self-directed; design & story generate earned media | ✔ Boutique |
| Renovation Control | Brand-mandated PIPs every 7–10 yrs; $15K–$40K+ per key | Owner-controlled capital — invest where returns are highest | ✔ Boutique |
| Operational Agility | Rigid standards; brand approval required for changes | Fully agile — pivot rate, marketing, or concept in real time | ✔ Boutique |
| Social Media Appeal | Rarely goes viral; branded hotels blend together | Design-forward properties generate organic content at scale | ✔ Boutique |
| Guest Loyalty | Points-driven; loyal to the program, not the place | Emotional loyalty — guests return for the experience | ✔ Boutique |
| OTA Dependence | Loyalty program offsets OTA costs — but owners pay for it | Direct bookings driven by brand love and community | ✔ Boutique |
| Brand Recognition | Instant global recognition; trusted by first-time visitors | Built over time through experience and reputation | ✔ Flag |
| Financing Access | Easier debt terms; lenders comfortable with flag brands | Growing lender acceptance as boutique track records strengthen | ✔ Flag* |
*Flag advantages in brand recognition and financing are real but narrowing as the boutique sector matures.
⸻ In-House Branding & Demand Engine
Where most operators outsource marketing, we build it into the asset.
Brand and demand are what separate average properties from high-performing assets. We integrate marketing fully in-house from day one, driving faster execution, stronger alignment, and more consistent results across every investment.
Strategy, creative, SEO, paid media, social, email, and website management — all executed in-house and actively managed around your asset, market, and revenue goals.
⸻ Investment Tiers
Find Your
Entry Point.
From your first hotel investment to portfolio-defining trophies — we operate across all tiers with the same done-for-you approach.
⸻ deal flow
Current Opportunities
Property names and full financials are shared with qualified investors only. Contact us to access the complete deal package for any listing below.
Historic Estate — Hudson Valley, NY
Confidential
- → 4 buildings across a historic 38-acre estate
- → On-site destination restaurant included
- → Spa & wellness amenities on property
- → 22-acre development parcel included
- → 15-event annual permit in place
Lakefront Inn — Northeast US
Confidential
- → Prime lakefront setting with strong leisure demand
- → Significant growth potential in weddings & retreats
- → Buyout revenue opportunity largely untapped
- → Potential for additional room creation on site
Michelin Key Boutique — Asheville, NC
Confidential
- → Michelin Key recognition — rare at entry-level tier
- → Recent $1.6M renovation — turnkey condition
- → F&B, events & programming upside largely untapped
- → $50K–$150K ancillary revenue potential annually
Mountain View Boutique — Western US
Confidential
- → Dramatic mountain views with strong leisure demand
- → ~$1.5M renovation budget to execute the vision
- → Stabilization play — not quick cash flow, built for hold
- → 20–30%+ NOI margins projected by Year 2–3
Property names, addresses, asking prices, and full financial packages are provided exclusively to qualified investors after an initial consultation. Contact us to request access →
⸻ F & B Services
Where Culinary Concepts
Become Destinations
Food and beverage should not just serve guests, it should define the experience. Hotel Turnkey builds and manages F&B concepts that become the reason people come back.
We create restaurant and bar concepts that feel as unique as the hotels they belong to. From rooftop lounges with signature cocktails to all-day cafés that become community hubs, our team blends culinary creativity with operational know-how. We partner with chefs, mixologists, and designers to deliver spaces that are culturally relevant, on-trend, and financially sound.
Behind every memorable meal is a reliable supply chain. We manage vendor relationships, product sourcing, and procurement systems to ensure consistency and profitability without compromising quality. By leveraging our partnerships with local purveyors and national distributors, we optimize food and beverage costs while showcasing authenticity and freshness.
An F&B outlet should not be just another hotel amenity — it should stand as a brand in its own right. We craft identities that resonate with both guests and locals, complete with menus, beverage programs, and storytelling that make your venues destinations of choice. Our approach ensures your outlets are not just functional but also cultural landmarks.
Today's diners discover restaurants on Instagram before they discover them in person. That's why we build digital strategies, influencer collaborations, and PR campaigns that give your F&B concepts visibility and buzz. From launch campaigns to ongoing content creation, we position your outlets where modern travelers and locals spend their attention — online.
Strong ideas only work if execution matches. We oversee staffing, training, payroll, compliance, menu execution, catering, and bar management to ensure consistency across every service. Our system balances the heart of an independent restaurateur with the support of a seasoned management platform, ensuring every guest interaction is both memorable and profitable.
⸻ Core Components
Hotel Dining Services
Food and beverage should not just serve guests, it should define the experience. Hotel Turnkey builds and manages F&B concepts that become the reason people come back.
01
Room Service
End-to-end management of in-room dining programs designed for consistency, speed, and guest satisfaction.
02
Quick Service & Casual Dining
High-efficiency dining concepts built for volume, accessibility, and brand alignment, from cafés to all-day casual dining.
03
Table Service & Full-Service Restaurants
Chef-driven, experiential dining programs that anchor a property's culinary identity with disciplined operations.
04
Beverage Service & Bar Programs
Strategic bar and beverage management across lounges, rooftops, poolside venues, and signature bars.
05
Integrated Hotel Dining
A unified approach managing all F&B touchpoints under one cohesive operational and brand strategy.
⸻ Events & Ancillary Revenue
Hotels Generate Revenue
While They Sleep.
Events Generate Revenue
While They Party.
STRs monetize a bedroom. Boutique hotels monetize an entire property — 24 hours a day, across every square foot. Events and ancillary revenue are one of the most powerful and underutilized levers in hospitality — and something no short-term rental can replicate.
A well-positioned 40-key boutique hotel with the right common spaces can generate $15,000–$50,000+ from a single weekend event, revenue that has nothing to do with room occupancy and everything to do with how the property is built and managed.
Weddings, Buyouts & Corporate Retreats
A boutique hotel with the right layout becomes the most sought-after private event venue in its market. Full property buyouts for weddings, rehearsal dinners, anniversary weekends, corporate off-sites, and leadership retreats command premium pricing and fill rooms simultaneously, a revenue combination no STR can come close to.
Dining, Bars & Pop-Up Experiences
A well-programmed restaurant or bar doesn't just serve hotel guests, it becomes a destination for the local community. Pop-up chef dinners, wine pairing nights, cocktail masterclasses, themed brunches, and exclusive tasting menus drive F&B revenue that stacks on top of room income, every single week.
Retreats, Packages & Programming
Yoga retreats, wellness weekends, cooking classes, guided outdoor experiences, photography workshops, and artist residencies, curated programming converts a hotel stay into a lifestyle experience. These packages increase ADR, extend length of stay, and generate press and social content that no marketing budget can buy.
Vendor Relationships & Community Ties
Partnering with local florists, photographers, caterers, activity providers, and artisans creates a revenue-sharing ecosystem that benefits everyone. Preferred vendor programs generate commission income, strengthen local reputation, and position the property as the cultural anchor of its community.
In-House Brand & Product Revenue
A strong hotel brand extends beyond the property. Branded amenities, local artisan goods, signature coffee blends, candles, linens, and lifestyle products sold on-site and online create an ongoing revenue stream. Guests who love the experience want to take it home, that's a brand asset no STR can build.
STRs Monetize a Bedroom.
Hotels Monetize Everything.
- ✕ STRs cannot host private events or buyouts
- ✕ STRs have no F&B revenue or bar program
- ✕ STRs cannot run curated retreats or programming
- ✕ STRs have no vendor partnerships or commissions
- ✕ STRs cannot build a retail or merchandise brand
A boutique hotel isn't just a better STR, it's an entirely different business model with multiple revenue engines running simultaneously.
⸻ ABOUT US
Built by Operators.
For Investors.
Hotel Turnkey was built on a simple conviction: the boutique model is the structurally superior way to build hotel value in today's market, and most investors never get access to it.
Boutique-First Philosophy
We only invest in independent, non-flagged assets. No franchise fees. No brand mandates. Full upside to the owner.
Secondary Market Focus
We target markets where flags have little advantage: lower land costs, rich local identity, and underserved demand.
Full-Cycle Partnership
From first offer to ongoing operations, we stay in the deal with you, aligning our success with your returns.
Tax-Advantaged Structure
We build cost segregation, bonus depreciation, and 1031 exchange strategies into every deal from day one, not as an afterthought.
6
Asset Tiers Covered
0%
Franchise Fees Paid
3
Phase Process
100%
Done-For-You
Hotel turnkey Investment Thesis
"Travelers are shifting away from 'safe and standard' toward 'unique and memorable.' The boutique era isn't coming — it's here."
in-house operator
Operated by ROAM Hospitality
Hotel Turnkey is backed by ROAM Hospitality, a boutique hotel management company with hands-on experience operating independent properties across the US. When you invest through Hotel Turnkey, you get a seasoned, in-house operator running your asset from day one. No outsourcing. No guesswork. Just proven operators who treat your investment like their own.
⸻ MEET OUR TEAM
Our Leadership Team
Elliott CALDWELL
CEO / Co-founder
Michael ELEFANTE
President / Co-founder
Kyle MURPHY
Chief Operations Officer
Sam ARNITA
Chief Revenue Officer
DOMINIC SPRINGER
Chief Financial Officer
Robert chapman
Chief Legal Officer
Emily USELMAN
Chief Marketing Officer
Victoria KING
Assistant to the CEO
GRAHAM JOHNSTON
Head of Concepts and F&B
DENISE FINK
Director of Operations
WADE LANGLOIS IV
Director Of Development
JESSICA BERRY
Head of Design
⸻ Get Started
Let's Talk
Hotel Deals.
Whether you're a first-time buyer or a seasoned portfolio builder, we'll match you to the right opportunity, structure your investment for maximum tax efficiency, and walk you through every step of the process.
hello@rise-collective.com
Schedule a call with our investment team
United States — Nationwide Coverage
