Own a Boutique Hotel.
Without Running One.
Most operators take their fee and move on. We put part of ours back into the deal, beside you. We find, restructure, operate, and scale independent hotels with our investors. You bring the capital. You get it back first, before we earn a cent.
Meet Braydon
Ross "Mrairbnb"
Braydon Ross, known globally as "Mrairbnb," is one of the most recognized names in the vacation rental space. Among the first operators on the planet to scale Airbnb from single properties to entire hotels and 5-star luxury resorts.
- $1B+ in homes, resorts & hotels listed across 5+ countries
- $100M+ in bookings across his properties, clients & the operators he taught
- Among the first to put entire hotels & luxury resorts on Airbnb at scale
- Taught hosts who built multi-million dollar portfolios
- 150K+ followers, featured in Forbes, Bloomberg & Business Insider
- Today acquires boutique hotels & Top 1% STRs with investors
Our Guests Love
Every Stay.
Real reviews from real guests across every property we operate. Perfect 5.0 ratings across cleanliness, accuracy, check-in, communication, location, and value.
- Superhost for 4 consecutive quarters
- Guest Favourite across multiple platforms
- 4.92/5 from 290+ reviews
- 2,000+ nights booked, 5.2 avg stay
- 100%+ revenue increase year over year
- High occupancy with year-round bookings
- 5-star guest reviews across platforms
- Improved efficiency across all revenue streams
Our Brand Doesn't Just Raise Capital.
It Fills Your Rooms.
Most operators build a personal brand to attract investors. That's where it ends. Their social media doesn't generate a single booking. Ours does. The Mrairbnb brand drives real guest traffic, real bookings, and real revenue to every property we operate. Think of it like a Marriott flag, but for boutique hotels. Except we built it ourselves, over a decade, from scratch.
That No Other Operator Has.
Every property we acquire inherits a global brand, a content engine, and an audience of 150K+ targeted followers who travel and invest. Before we ever open a door, demand already exists.
Hotels commonly spend 4% to 15% of total annual revenue on marketing, with established properties often in the 8% to 10% range. For a hotel generating $1M/year, that's $80K to $150K annually going to OTAs, Google Ads, metasearch, and brand awareness, just to fill rooms. Our brand cuts a meaningful share of that cost from day one.
Every dollar our brand saves in hotel marketing doesn't just save a dollar. Boutique hotels are valued on EBITDA multiples, so every dollar saved in operating costs multiplies at exit.
This Took a Decade to Build.
It Would Cost Millions to Replicate.
And Even Then, You Can't Buy Trust Overnight.
Before we ever acquire a hotel, it already has a distribution channel, a content engine, a global audience, and a name travelers recognize. We pioneered the space pre-COVID, taught thousands the business, operated 4,000+ units across luxury four and five-star resort chains, and built the brand that became synonymous with premium short-term stays. Every other operator starts from zero. We start from a decade of proof.
The Greatest Transfer of Boutique
Hotel Wealth in History Is Happening.
Right now, tens of thousands of boutique hotel owners across North America are reaching retirement age. They built these properties over decades. Their kids don't want them. Their bodies are tired. And they have no institutional buyer lined up — because the big brands don't want 20-room waterfront inns. They want out. Quietly. On good terms. To someone who will take care of what they built.
The Demographic Cliff Is Real
The largest wave of small hotel ownership in North American history was built by Baby Boomers between 1970 and 2000. That generation is now 60–80 years old. An estimated 60%+ of independent boutique hotels are owned by operators over 60 with no succession plan.
Motivated Sellers = Your Best Entry Price
A retiring innkeeper is not optimizing for the highest sale price. They want a clean exit, a buyer they trust, and certainty of close. That means seller financing at below-market rates, flexible terms, and deals institutional buyers will never see. Ross Stays is built on exactly that.
The Families Don't Want It
Running a boutique hotel is a full-time lifestyle. The next generation has careers and lives elsewhere. When the owner retires, the property either sells below value in a rushed estate sale or sits vacant. We step in before any of that happens — with a fair offer and a team ready to operate from day one.
This Window Does Not Stay Open
In five years, the distressed inventory will be gone. Institutional buyers and PE are already circling. The deals being done in 2026–27 — seller-financed, below-replacement-cost — will be looked back on the same way people look at buying homes in 2012. The time to move is now.
These Are the Hotels
We Acquire.
Independent boutique properties in markets with strong demand, weak operators, and massive upside. Every hotel below represents the profile we target.
Think This Could Be
the Right Fit?
Complete the short application below — or keep reading to understand the opportunity first. If you qualify, you'll be redirected to a booking link.
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By applying, you confirm you have read and understood the partnership model and qualification criteria.
Your Capital Is Backed by a
Decade of Proven Results
Before you invest a dollar, you deserve to know exactly who is operating your asset. Ross Stays was built over ~10 years of hands-on hotel and hospitality experience across 5+ countries — not through theory, but through operating billions in real assets at the highest level.
~10 years in hospitality. Part of $1B+ in 5-star hotels, resorts & luxury homes listed on Airbnb. $100M+ in bookings generated. Featured on Forbes, Bloomberg, and national television.
The Asset Class That Lets You
Force Your Own Returns
In residential real estate, you wait for the market. In boutique hotels, the operator creates the return through revenue management, cost control, and brand. That is a different risk and reward profile, and it is the whole reason this asset class exists.
Your Value Is Not Tied to the Comps
Hotels are priced on net operating income, not the house that sold down the street. At a 7% cap rate, every $100K of added NOI lifts the asset's value by roughly $1.43M, without waiting on the market to move.
The Appreciation Multiplier
At a 7% cap rate, every $1 of annual NOI improvement creates about $14.29 in property value. A $100K revenue gain that drops $40K to NOI adds roughly $571K in equity. That is the math a rental property cannot touch.
Multiple Income Streams Protect You
Rooms, food and beverage, events, weddings, retail, experiences. A boutique hotel runs 4 to 6 revenue lines, not a single nightly rate that vanishes when one platform changes its algorithm.
Regulation Cuts Your Way
Short-term rental rules are tightening across most major markets. Every unit that gets restricted pushes demand toward licensed, zoned hotels. Your asset sits on the right side of that shift.
More Buyers at Exit Means a Stronger Price
Boutique hotels draw institutional buyers, high net worth individuals, and 1031 exchange buyers who have to redeploy capital on a clock. A deeper, more motivated buyer pool supports a higher exit price.
The Sweet Spot Nobody Else Owns
10 to 60 key hotels are too small for the chains and too complex for amateurs. That gap is where good assets get priced at a discount, and where operational skill has the most room to run.
The cap rate figures on this page are arithmetic, shown to illustrate how hotel value responds to NOI. They are not a forecast of returns on any specific property.
You Put In Capital.
We Handle Everything Else.
Finding the deal, structuring the financing, running operations, filling rooms, managing staff, and engineering the exit. Each of those is a full time job on its own. Ross Stays runs all five under one roof, inside one partnership.
This Is Where the
Real Money Is Made
Once the math is clear, you see why operating better turns directly into equity, not someday, but at the moment of refinance or sale.
Property Value = Net Operating Income ÷ Cap Rate
A hotel producing $240K of NOI at a 7% cap rate is worth about $3.43M. Lift that NOI to $350K through better operations and the same building is worth about $5.0M. That is roughly $1.57M of equity created by operating better, not by renovating, and not by waiting on the market.
| Scenario | Annual NOI | Cap Rate | Property Value | Equity Created |
|---|---|---|---|---|
| At Acquisition | $240,000 | 7% | $3,430,000 | Baseline |
| Year 2 (Repositioned) | $310,000 | 7% | $4,430,000 | +$1,000,000 |
| Year 5 (Stabilized) | $400,000 | 7% | $5,710,000 | +$2,280,000 |
| Exit (Premium Brand) | $400,000 | 6.5% | $6,150,000 | +$2,720,000 |
Illustrative cap rate arithmetic on a hypothetical asset. Not a projection of returns on any specific property.
On stabilization, typically around 24 to 36 months after acquisition, we target a refinance to return LP capital while keeping the asset:
After the refinance, your original investment is back in your hands and you still hold your ownership position in the asset. A refinance depends on market and asset conditions, so this is a target, not a promise, and you continue to carry ownership risk while you hold the asset. What changes is that your original capital is no longer tied up in the deal.
Every $100K Added to the Bottom Line
Creates $1.43M in Enterprise Value
At a 7% cap rate, $100K in additional annual NOI adds about $1.43M to the value of the hotel. Every improvement we make to operations is multiplied at exit.
Every acquisition begins with a full PIP, a systematic audit of every revenue, cost, and operational lever. We work across six dimensions, each one engineered to move NOI, which then multiplies into enterprise value at exit.
Read this first. The ranges below are illustrative, showing where each lever can move NOI on a previously owner-run boutique hotel. They are not a forecast or a projection for any specific property, and actual results vary by asset, market, and conditions.
Stacked across all six levers, the operational upside on a previously owner-run hotel is significant. Run any NOI gain through the cap rate formula above and you see why operating improvements, not market timing, drive the equity here. This is forced appreciation.
We Do What the Major Brands Do.
Without the Fee Empire.
Marriott, Hilton, and IHG are excellent hospitality companies. No argument there. But when you look at what a franchise actually costs an owner, the fee stack tells a different story. The figures below come straight from Marriott International's 2025 Franchise Disclosure Document, a public filing. Every fee you do not pay stays in NOI, and at a 7% cap rate, every $1 saved a year is worth about $14.29 in property value.
| Fee Layer | Marriott Franchise (2025 FDD) | Ross Stays (Model B) |
|---|---|---|
| Franchise Royalty | 6% of gross room sales plus 3% of F&B sales | $0. We are the brand. |
| Program Services / Marketing | 1.62% of room sales plus fixed per-room charges | 3.0% GAMF, spent on your asset |
| Loyalty Program Fee | 4.2% surcharge on qualifying nights | $0. No program tax. |
| Base Management | Separate manager, you still hire and pay one | 10% to 12% of adjusted gross, brand and operations in one |
| Operating Incentive | Typically 10% to 20% of GOP | 0%. Waived for Model B. |
| Asset Management | Charged separately on top | 1.5% to 2.0% of committed LP equity |
| Initial Application Fee | $120,000 non-refundable | $2,500 deposit, 100% credited on management activation |
| Tech, PMS and Systems Setup | $217,000 to $287,000 initial, plus ongoing | Cloud-native, a fraction of the cost |
| Forced PIP / Renovation | Brand-mandated audits every 5 to 7 years, multi-million dollar CapEx | ROI-driven CapEx only, no mandated cycle |
| Acquisition Fee | N/A under franchise model | 3.0% at close, half converted to GP co-invest equity |
| Disposition / Sale Fee | N/A | 1.0%, on success only |
| Contract Term | 20 years, with liquidation damages | 60-month HMA, built for exit speed |
| Exit Engineering | Not offered | Included from day one |
| ALL-IN ONGOING LOAD | ~20%+ of revenue once every layer stacks | ~13% to 16% of adjusted gross |
Source: Marriott International 2025 Franchise Disclosure Document. Marriott franchise fees cover brand licensing, reservation systems, and marketing programs only. They do not include property management, so a franchisee must hire and pay a separate management company. Ross Stays provides both brand and full operations in a single partnership. Hilton and IHG run similar franchise structures. All marks belong to their owners and are referenced here for factual fee comparison only.
Take a 50-key boutique hotel at roughly $1.9M in gross room revenue and $380K in F&B, around $2.28M gross. Here is the honest annual comparison.
On adjusted gross. Adjusted gross revenue is total operating revenue net of pass-through items such as taxes and certain reimbursables, so it runs below the headline gross figure. The Ross Stays percentages above are calculated on that adjusted base and are rounded for illustration. Marriott-path figures are estimates derived from the 2025 FDD fee schedule applied to this hypothetical asset, not a quote.
The honest read. On ongoing fees, the gap is real but narrower than most owners expect once you account for the separate management company a flag still forces you to hire. The decisive difference is everything stacked on top of that: the $120,000 application fee, the $217K to $287K technology mandate, the 20-year lock, and the multi-million dollar PIP renovations that recur every 5 to 7 years. That is where the money actually leaves the building.
The difference nobody talks about. A flag gives you the name and the reservation system. You then hire a separate company to actually run the hotel. Two entities, neither with equity in your asset. Ross Stays is both the brand and the operator in one partnership, and we put co-investment equity into the deal alongside you.
This is not a knock on the major brands. They serve a massive market and do it well. But for a 10 to 60 key boutique hotel, the franchise model was not built for you. Ross Stays was.
On the acquisition fee. We charge 3.0% at close, against a 2% to 3% sponsor norm. The difference is what we do with it: we voluntarily convert half of it, 1.5%, into co-investment equity that sits alongside your capital. Most sponsors pocket the whole fee. Ours puts half of it back on your side of the table.
On the disposition fee. We earn 1.0% of the sale price, at the low end of the 1% to 2% norm. It covers the full exit: financial packaging, buyer targeting, marketing the asset, and closing. If we do not sell, we do not collect.
Your Capital. Your Returns.
Protected From Day One.
This is not a fund. There is no pooling of capital across deals. Every acquisition is its own Limited Partnership. You invest in a specific property, you hold equity in that property, and you are protected by institutional grade terms.
You Are the Limited Partner
You contribute equity capital. Your liability is limited to your investment, and you cannot be called for more. You receive an 8% cumulative compounding preferred return before Ross Stays participates in any profit, and 100% of your capital back before any profit split at exit.
Ross Stays Is the General Partner
We earn a 20% promote on profits, not a cut off the top of your capital. We also convert half of our acquisition and formation fees into co-investment equity alongside you. We collect the promote only after you receive 100% of your capital plus your full 8% preferred return. If the deal does not clear that bar, we do not earn a promote.
The distribution waterfall is built so that every dollar of your capital is made whole before Ross Stays earns a cent of promote. Three steps, in this order, no exceptions.
Available cash flows to LPs until you have received your 8% cumulative return on invested capital. If it is not paid currently, it accrues and compounds in your favour. Ross Stays receives nothing in this tier.
At a capital event, refinance or sale, you receive your entire original investment back before any profit is calculated.
Only after the preferred return is satisfied and your capital is fully returned, remaining profits split 80% to LPs, 20% to GP.
No pooling of capital across deals. No blind pool. No cross-deal liability. Each hotel acquisition is its own Limited Partnership. You invest in a specific property and hold equity in that specific asset. Ross Stays does not operate as a private equity fund and does not solicit public investment.
The GP's 20% promote is calculated on profits, after your preferred return and your full capital are returned. It never comes out of your principal. You receive 100% of your capital and your pref first, then 80% of the profit above that line.
Legally structured. Each partnership is formed with full legal documentation, subscription agreements, and risk disclosures. Offerings are extended only to qualified individuals through private placement, not through this page. Consult your own legal and financial advisors before making any investment decision.
Each Deal Has 2 to 4 LP Investors,
Capped at 4
The LP group receives 80% of the profits. That share splits proportionally among co-investors by capital contributed. You do not need to fund the entire raise yourself.
Cleanest structure, minimum governance friction. Minimum commitment $300K.
Diversified capital without complex voting dynamics.
Hard cap at 4 LPs for clean governance.
How your share is calculated. If the total LP raise is $900K and you put in $300K, you hold one third of the LP economics. The minimum individual commitment is $300K. Ross Stays confirms the full structure and each investor's percentage in writing before any capital is deployed.
We Win Big the Same Day You Do.
At Exit.
No hidden stack. Here is exactly what Ross Stays charges, and why most of our upside is back-loaded to the exit, on the same outcome you are paid on.
| Fee | Model B (Capital Syndication) | When and Notes |
|---|---|---|
| Base Management | 10% to 12% of adjusted gross revenue | Monthly. Brand, operations, and revenue management in one. |
| Operating Incentive | 0% | Waived completely for Model B. |
| Asset Management | 1.5% to 2.0% of committed LP equity | Annual. |
| Guest Acquisition (GAMF) | 3.0% of adjusted gross revenue | Spent directly on your asset's direct bookings. |
| Acquisition Fee | 3.0% at close | Half (1.5%) converted to GP co-investment equity. |
| Fund Formation | 3.0% of equity raised | Half (1.5%) converted to GP co-investment equity. |
| Disposition | 1.0% of gross sale price | Success only. |
| Promote | 20% of profits | Only after 100% LP capital plus the full 8% preferred return. |
We Co-Invest, We Do Not Just Collect
Half of our acquisition and formation fees, 1.5% plus 1.5%, convert into equity alongside your capital. Our money sits in the same position as yours.
Zero Operating Incentive
Most operators charge 10% to 20% of GOP every year. Model B waives it entirely. That alone keeps real money in NOI.
Our Upside Is the Promote, and It Is Last in Line
We earn our 20% only after you receive 100% of your capital and your full 8% preferred return. We get paid for the outcome, not the activity.
One Structure Replaces the Whole Flag Stack
Our consolidated fee removes the franchise royalty, the loyalty tax, the program fee, and the second management company a flag forces on you. That stack stays in NOI, and NOI is what the asset is valued on.
The alignment in one line: we are paid to operate, we put converted-fee equity into the deal, and our real money is the promote we only collect after you are whole. The structure pays us for building your equity, not for charging you fees.
You Are Protected.
By Design.
You are not a silent passenger. As an LP you hold real governance rights on every decision that materially affects your capital. Ross Stays operates inside clearly defined boundaries, and needs your approval to cross them.
Every LP receives institutional grade reporting on a quarterly basis. You will never wonder where your money stands.
Every Protection Is
Written In. Not Promised.
These are not handshake agreements. Every protection below is a binding term in your LP agreement.
- 8% Cumulative Preferred Return. Accrues and compounds if unpaid. You receive this before any GP promote.
- 100% Capital Return Priority. Your full investment is returned at exit before any profit split is calculated.
- Quarterly Financial Reporting. Full P&L, occupancy, revenue by channel, and operational updates every quarter.
- LP Approval on Major Decisions. Sale, refinance, capital calls, and material transactions require your vote.
- Promote Earned Last, Not Granted Up Front. Ross Stays collects its 20% only after you receive 100% of your capital plus the full 8% preferred return. No promote is earned on a deal that does not clear that bar.
- No Capital Calls Without Consent. Your committed amount is your maximum exposure. Period.
- Right to Full Audit. You can request a third-party audit of the property financials at any time.
- Securities-Compliant Structure. NI 45-106 (Canada) or Reg D (US), with full subscription agreements and risk disclosures.
What Happens If
Things Don't Go As Planned?
Smart investors do not just ask about the upside. They ask what protects them on the downside. Here is how every scenario is addressed before you invest.
This Partnership Is Selective.
We Come With Receipts.
Every LP sees every number. Occupancy, revenue reports, guest ratings, operating expenses. Nothing is hidden. What you have seen above is just the beginning.
Or keep reading to understand the full opportunity, the deal mechanics, and your investor protections.
↓If You've Read This Far,
You Already Know.
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Past performance, case studies, and historical results are not indicative of future performance. All real estate investments involve risk, including potential loss of capital. Nothing on this page constitutes legal, financial, tax, or investment advice.
Ross Stays does not operate as a private equity fund, does not pool investor capital across properties, and does not solicit public investment. Each hotel acquisition is structured as an individual Limited Partnership. This page is for informational purposes only and does not constitute an offer to sell or a solicitation to buy any security.
Where Will Your Next
Boutique Hotel Be?
Independent boutique properties in markets with strong demand, retiring operators, and massive upside. 10-60 keys. $3M-$12M acquisitions. Seller financing available.
See If You Qualify →typically ask us.