Warrior Win

Roberto Carabetta
58 Unit Value-Add Senior Living Deal

Roberto Carabetta

Experienced Real Estate Investor and Contractor

Born and raised in Toronto, Canada, Roberto Carabetta has over 20 years of experience investing in single-family homes and working as a general contractor. After relocating to Ft. Lauderdale, FL, he expanded into commercial real estate, currently managing 400 CRE doors including 342 multifamily and 58 senior living units. His passion extends beyond real estate into healthcare innovation, participating in a diabetes management startup aimed at improving quality of life for diabetics. As a dedicated member of Rod Khleif’s Warrior Program, Roberto leverages mentorship and a powerful network to scale his portfolio and impact.

Learn more about Warrior Coaching →

Property Overview

Property Name: North Spring Senior Living
Location: Claxton, GA
Number of Units: 58 senior living units
Value Add Status: Yes

Major Improvements: Increasing rents by 25% to market rates, converting 10-15 units into memory care with minimal rehab, updating exterior curb appeal and outdoor resident areas, and reducing staff expenses Purchase Price: $1.65 million
Projected Monthly Rent Increase: $600+ per unit including memory care
Anticipated Value After Value Add: $6.6 million
Estimated Cash-on-Cash Return: 13%
Estimated Internal Rate of Return (IRR): 40

How This Deal Came Together

Deal Source

Deal Sourcing Through Team Due Diligence: A team member discovered the property while conducting due diligence on another senior living facility, leading to offers on both but acquisition of this one only.

Equity Raise

Total Equity Raised: $600,000

Method: Syndication with four limited partners (LPs)

Financing Structure

Creative and Layered Financing:

Loan-to-Value (LTV): 75% first mortgage

Additional Financing: 20% seller financing plus approximately $600k capital raise

Refinance Plan: Cash-out refinance planned after year 2

Syndication Type: Syndication

Value-Add Strategies

Strategic Enhancements to Maximize Value:

Rent Increases: Raised rents by 25% to align with market rates

Unit Conversion: Converted 10-15 units into memory care with minimal rehab required

Curb Appeal: Updated exterior and outdoor resident areas to improve attractiveness and resident satisfaction

Operational Efficiency: Reduced staff expenses to improve net operating income

Challenges Faced

Overcoming Financing and Operational Hurdles:

Financing Complexity: Location and lack of general partner experience in senior living made financing difficult

Seller Challenges: Seller was a long-term “mom and pop” owner with disorganized and outdated financials

Weather Delays: Hurricane Helene and Milton caused property damage and delayed closing

Health Crisis: One general partner suffered a massive heart attack weeks before closing

Warrior Program Support

Collaborative Warrior Network: Key Warriors like JD Singh, Brian Fay, and Donovan Lucido played pivotal roles—JD Singh secured creative financing and negotiated concessions, Brian Fay led the capital raise contributing approximately 90% of the funds within one month, and Donovan Lucido provided earnest money deposit (EMD) and risk capital as a business partner.

Mental Strength and Support System: Roberto highlights the Warrior community as a source of motivation and mental resilience, pushing him to higher limits and reinforcing his belief in himself while pursuing his passion for real estate investing.

Lessons Learned & Key Takeaways

Key Insights from the Senior Living Sector:

Market Opportunity: Senior living has a significant supply-demand gap with a $275 billion shortfall in accommodations

Mom and Pop Potential: Many properties are owned by small operators, presenting acquisition opportunities

Team Building: Success depends on building a strong team around senior living facility operators

What an amazing program Rod and his team have created... It has changed my life. The network pushes me to higher limits and gives me the mental strength to believe in myself while doing what I love.

Roberto Carabetta

Be the Next Warrior Success Story

Roberto Carabetta. With expert mentorship, a supportive community, and proven strategies for capital raising and value-add deals, you can accelerate your path to financial freedom. Don’t wait—take the first step toward building your real estate empire. Apply now for Rod Khleif’s Warrior Mentorship Program and start your journey to success!

Warrior Success Stories

Play Video

Warrior Win

Roberto Carabetta
58 Unit Value-Add Senior Living Deal