Coaching with Victoria
Your deal, your numbers, and a CPA who buys these for a living.
I spent nine years in real estate tax at Deloitte and I own five rentals. Most of what I do one on one is tell people what their spreadsheet is not telling them, and keep a first year of material participation from quietly falling apart.
Everything on this page is real estate. Buying one, underwriting one, running one yourself, and keeping the tax treatment intact. If your question is about a business rather than a property, that is Zach, and his page is one click away.
Where this comes from
Nine years inside institutional real estate tax.
I started at Deloitte as an intern and left as a Senior Manager in the Real Estate Tax Group. I worked with some of the most prominent real estate companies in the country on tax compliance and reporting, on mergers and acquisitions of other real estate companies and of large commercial properties, and on structuring deals in the most efficient way for their investors and their private equity funds.
Multifamily, retail, office, storage, and everything in between. Buildings worth anywhere from fifteen million to two hundred million dollars, running on the same mechanics your one cabin runs on, just with more zeros and a lot more people checking the math.
Then I went and built a portfolio of my own. Five rentals, four of them short term and one long term, and I operate them. That is where you find out which parts of the institutional version actually matter when it is your money, your calendar, and your guest messaging you at ten at night. That combination is what you are hiring.
The engagements
Three ways to work together.
All three are priced flat rather than hourly, so you are not watching a clock while you ask the question you actually called about. I quote on the call once I know which one fits, and I will tell you if none of them do.
Deal Review
Before you close. You take a first pass at the deal analyzer and bring me your questions. I validate your expense assumptions, and get you zeroed in on the right comps, because nailing revenue is what actually makes or breaks a deal. I help you make sure the big picture revenue potential is on point for the deal you are going to do. I will explain what your numbers are actually saying.
Then we map your personal use and run it through the tax savings model so you know what year one does to your tax bill. You leave with a go or no go and the reasoning behind it.
Launch and Qualify
After you close, for a defined ninety day term, or through December 31 of your closing year if you would rather line it up with the tax year. Your setup checklist, a material participation plan and hours log built around your actual schedule, average stay guardrails so a long booking does not blow the seven day test, and a cost segregation referral.
One thirty minute call every two weeks during the term, up to six calls, plus reasonable questions by text or email in between.
The first session is on me if it is not right. If after our first working session you do not think this is worth what you paid, say so and I will refund you in full. You keep everything we built together. After that first session we are in it.
Self-Manager Coaching
For the oh no moments that keep coming after your Launch and Qualify term ends. Your cleaner cancelled on a Friday in July. October is empty and you cannot tell whether to drop the price or hold. Somebody wants a refund and you have no idea what is fair. A guest is unhappy at ten at night and you need an answer now.
Two thirty minute calls a month plus questions in between, so you can bounce the thought off someone who has already had that exact night. Month to month, cancel whenever it stops earning its keep.
Anything outside the scope we agree is quoted and approved in writing before it starts. Nothing gets added to your bill by surprise.
Why the first five pay less
Being early is worth something, and I would rather pass that back than pretend it is not.
I am new at selling this specifically. I do not have a wall of client results to point at yet, and you would be taking my word for it in a way that the person who books in March will not have to. That is a real difference, so the first five clients pay less than everyone after them. Not a sale with a countdown on it, just what being first is worth.
The only thing I ask in return is a written testimonial at the end, and permission to reference your results without your name on them. If you get to the end and do not think it earned one, say so and that is the end of it.
What I do have is the playbook, and everything we have learned from years of investing in real estate, from working in real estate tax, from mergers and acquisitions tax strategy and consulting, and from scaling our own portfolio to five rentals, four short term and one long term. We have closed our own deals without agents. We have hit the numbers we underwrote. And across our four short term rentals we have generated upwards of $300,000 of accelerated depreciation, which sheltered $300,000 of our ordinary income from tax. Those are our results, not a projection of yours.
I do not have a third party testimonial yet. What I have is our own, and somebody who is just like you and has actually done it, walking through it with you.
The full engagement, not a lighter one
The first five clients get exactly what everyone after them gets. Same model, same walkthrough, same tax savings run, same written summary. The rate is lower. The work is not.
Proof that this works
A written testimonial at the end, and permission to reference your results without your name, your address, or anything that identifies your property. It goes in the agreement so we both know exactly what we agreed to.
If you are on the monthly retainer, your rate holds for twelve months from the day you start. At the first renewal after that it moves to the standard rate, and I will tell you before it does rather than letting you find it on a statement.
I will give you both numbers on the call, the rate you would pay and the rate it goes to, so you can see exactly what being early is worth.
Why the self-managing year matters
The tax treatment requires you to run it yourself.
This is the part that catches people. A short-term rental can offset the tax on your W-2 income, but only if your average guest stay is seven days or fewer and you materially participate. Hand the property to a full service manager in year one and you generally fail that second test.
So the year you most want help is the exact year you cannot hire it away. That is what Self-Manager Coaching is: you keep the hours, you keep the deduction, and you are not figuring out a wasp nest and a bad review and a pricing dashboard alone at nine at night.
How it works
You do the homework first. That is what makes the money worth it.
Apply
Three questions about where you are, what market, and your timeline. It takes two minutes and it is how I know which engagement fits.
A fifteen minute call
Free. We work out whether I can actually help and which engagement makes sense. If none of them do, I will say so.
You take a first pass
Fill in the deal analyzer as best you can and write down what you got stuck on. It does not need to be right. Getting it wrong in specific places is more useful to me than a blank sheet, because it tells me exactly where to look.
Get the deal analyzerWe go to work
I review before we meet so we are not spending your hour watching me read.
Fit check
Be honest about which column you are in.
- You have a specific property you are trying to decide on
- You just closed and want the first year done right
- You are self-managing to protect the tax treatment
- You want someone to tell you when the answer is no
- You do not have a deal or a property yet, in which case start with the Vault
- You want tax returns prepared, which I do not do
- You want me to find you a property or run it for you
- You want a guaranteed outcome, which nobody honest will give you
Availability and the fine print
A limited number of these while we grow the management company.
Five early spots, then the standard rate. If you own the Vault, what you paid for it is credited against your engagement on top of that.