We start by looking for reasons to walk away.
Every acquisition is run through an adversarial filter before a dollar is committed. Broker projections are treated as systematically optimistic and reconstructed from actuals. The framework is designed to surface risk, not to justify a deal.
Three Gates. Every Deal.
Every acquisition must pass all three filters before we deploy capital. No exceptions. A failure at any gate ends the evaluation.
Market Quality
Target markets with proven demand drivers — strong RevPAR growth, limited branded supply pipeline, and proximity to durable demand generators.
- RevPAR > $120
- Occupancy trend positive 3yr
- ADR growth > CPI
- Limited new supply
Operational Gap
Identify properties with structural underperformance attributable to management failure, not market failure. The gap between current NOI and market-rate NOI is the value-creation thesis.
- NOI below market comp ≥ 20%
- RevPAR Index < 85
- Management contract terminable
- Deferred maintenance addressable
Experience Asset Quality
Physical assets with inherent narrative — architecture, location, provenance, or design — that the Beco operating standard can amplify. The building must be worth discovering.
- Unique physical structure or history
- Walkable or destination-adjacent
- Convertible to brand standard
- Photography-worthy public spaces
How We Underwrite
Adversarial Underwriting
We treat the broker offering memorandum as a sales document. Stated NOI is assumed overstated until reconstructed line by line from trailing actuals. Every assumption must survive a stress test before it enters the model.
Self-Operation Economics
Stacked third-party management fees frequently destroy more value than RevPAR uplift creates. We operate our hotels directly under one standard, with a shared back office that reaches breakeven advantage at roughly three to four properties.
Geographic Diversification
A portfolio spread across markets dampens NOI drawdown and protects debt-service coverage more durably than brand flags, which rent a demand floor at ongoing cost. Synergies are carried as upside, never priced into entry.
Model the fee drag.
Third-party fees are charged on revenue and GOP, not on performance delivered. Adjust the inputs to see what the fee stack costs a single asset each year — and what that compounds to at exit.
Assumptions
Illustrative model only. All inputs are user-supplied assumptions and do not represent PivotPt Capital fund data, actual or projected property performance, or any offer or projection of returns.
From First Look to Committee
Source
Opportunities are surfaced through proprietary screening and direct relationships, not broker blast lists.
Screen
Each property is tested against the three gates. Anything that fails a gate is documented and set aside.
Reconstruct
Financials are rebuilt from actuals. Offering-memorandum NOI is discarded and replaced with a defensible, bottoms-up pro forma.
Flag
Risks are color-coded and surfaced prominently. Deal-breaker flags — lease-line vs. fee simple, unresolved liabilities — block the deal until legally resolved.
Committee
A complete investment-committee memo presents the thesis, the reconstructed model, the brand-fit scorecard, and every open flag.
LOI
Only deals that clear all gates and carry no unresolved deal-breaker flag advance to a letter of intent.
Request Fund Materials.
Fund I is open to accredited investors and qualified purchasers. Submit your information and the IR team will follow up within one business day with the Private Placement Memorandum and supplemental materials.
- Private Placement Memorandum (PPM)
- Financial Model & Underwriting Package
- Property-Level Due Diligence Summaries
- LP Subscription Documents
- Investor Q&A Call Scheduling
Minimum investment: $250,000 · Accredited Investors only