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
Estimated Monthly Payment (PITI)
$2,629
30-year Conventional · 7% rate
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 $380,149 balance → After: $2,311/mo on $330,149 balance · Same rate (7%) · 25 yr 8 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
$146K+
33 bookings · Nov 2025–present
Nights Booked
123
Since opening
Avg Nightly Rate
$938
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.
Mentorship
Learn From Someone Who's Building It
No theory. No fluff. Just real strategies from someone who's actively building a luxury STR portfolio — starting with Black Diamond Retreat — now a $4.5M portfolio across six properties.
Whether you're buying your first property or figuring out your next move, Diamond Elevation will meet you where you are.
Get Started