Legacy Building
Build Your Legacy
We're building a luxury STR collection in real time — and sharing every step of the journey so you can do it too.
↓ Run Your NumbersThe Blueprint
What You'll Learn
Finding & Acquiring Properties
How to identify high-performing STR markets and close deals that cash flow from day one.
Design That Converts
Creating spaces that book consistently — the design principles behind 5-star reviews.
Operations & Scaling
Systems, automation, and team-building to grow your portfolio one property at a time.
Generational Wealth
Building beyond yourself — creating assets and income streams that outlast you.
Tax Strategy
We went from a six-figure tax bill to $4,000.
Cost segregation is the strategy most STR investors never hear about — until they've left hundreds of thousands on the table. We used it on Black Diamond Retreat and it changed everything.
$300K+ accelerated depreciation · Year one · Legal
Run Your Numbers
STR Return Calculator · Mortgage Calculator
Estimate revenue, model your mortgage, and calculate break-even nightly rates before you buy.
Open Calculators◆ Free STR Analyzer
See Your Numbers
Enter your property details below — gross revenue and cash-on-cash update instantly. Unlock the full tax advantage picture inside The Vault.
Your Estimate ◆ Free Preview
Estimates use a 40% expense ratio, 7% / 30-yr mortgage, and IRS cost segregation benchmarks. For illustrative purposes only — consult your CPA before investing.
◆ Mortgage Calculator
Know Your Payment
Estimate your full PITI — principal, interest, taxes, and insurance — plus the nightly rate you need to cover it as a short-term rental.
= $80,000 down · Loan amount: $320,000
Applied to principal each month — shortens loan, cuts total interest.
Estimated Monthly Payment (PITI)
$2,629
30-year Conventional · 7% rate
Total Interest Over Life of Loan
$446,428
$320,000 borrowed · $766,428 paid back over 30 years
Amortization — 30-year loan
15-Year
$3,376
20-Year
$2,981
30-Year
$2,629
◆ STR Break-Even Nightly Rate
Minimum average nightly rate needed to cover your full PITI at 65% occupancy (237 nights/year).
$133
per night
Reba Coleman
Mortgage Loan Originator · Dominion Capital
NMLS# 1079122
◆ Bonus Tool
Mortgage Recast Calculator
A recast keeps your rate and remaining term — you make a lump sum payment toward principal and your lender re-amortizes, giving you a lower monthly payment. No refinancing, no new rate.
Before: $2,661/mo on $379,705 balance → After: $2,311/mo on $329,705 balance · Same rate (7%) · 25 yr 7 mo remaining · Not all lenders offer recasts — confirm with your servicer.
Estimates only. Actual rates, payments, and PMI vary based on credit score, lender, and loan program. Not a commitment to lend. Contact a licensed loan officer for accurate figures. · Reba Coleman · NMLS #1079122 · Dominion Capital Mortgage Inc. · NMLS #270930
Black Diamond Retreat · 2026
The Real Numbers
One property. Real numbers. Open books.
We share our actual booking data — not projections, not estimates. This is what a 7-bedroom luxury STR in Massanutten, Virginia produces.
Total Guest Bookings
$186K+
49 bookings · Nov 2025–present
Nights Booked
163
Since opening
Avg Nightly Rate
$888
ADR across all stays
Platforms
3
Airbnb · VRBO · Direct
See the full monthly breakdown
Every booking, every month — nightly revenue, net payout, platform fees, and what actually hits the account. Inside the Diamond Vault.
One-time · Lifetime access · Price increases as content is added
Founding Access Opened
The Diamond Vault
Unlock the full blueprint
The Vault is where we open the books — sharing the exact frameworks, financials, and strategies behind our growing STR portfolio as we build it in real time.
What's Inside
- ◆The Black Diamond Framework — Finance. Leverage. Repeat.Full guide
- ◆
- ◆STR Return + Tax CalculatorNow Live
- ◆STR Income & Expense TrackerNow Live
- ◆Vendor List & Supplier ResourcesComing soon
- ◆HELOC Funding WorksheetComing soon
The Edge You Don't Get Elsewhere
Built by a Mortgage Broker Who Actually Invests
Know the money. Own the deal.
Most STR coaches teach strategy. Reba teaches strategy and financing — because she does both. As a licensed mortgage broker at Dominion Capital Mortgage, she sees exactly how deals get funded, what lenders look for, and how to use leverage the right way to grow a portfolio faster.
Financing Strategy
Understand DSCR loans, HELOCs, conventional vs. investment property financing — and which product is right for your deal.
Deal Structuring
Learn how to structure an offer, calculate true cash-on-cash, and know your numbers before you ever make a call.
Portfolio Leverage
Use equity from one property to fund the next. The Finance. Leverage. Repeat. framework in action.