The Waco Fund is a Delaware limited partnership offered exclusively to verified accredited investors under Regulation D Rule 506(c). The fund targets the acquisition, stabilization, and refinancing of a premium branded flag limited-service hotel in the Waco metropolitan area, subject to successful acquisition of the property.
The Waco Fund mirrors Fund I's institutional framework: Reg D 506(c) compliance, third-party administration, audited financials, and K-1 tax reporting. Terms detailed in the Private Placement Memorandum and Limited Partnership Agreement.
| Term | Structure |
|---|---|
| Vehicle | Delaware Limited Partnership |
| General Partner | Allencrest Group LLC, a Georgia limited liability company |
| Offering Exemption | Regulation D Rule 506(c) — accredited investors only, third-party verified |
| Target Asset | Premium limited-service hotel, Waco MSA, subject to acquisition |
| Minimum Commitment | $50,000 per LP (GP may accept lesser amounts in its discretion) |
| Preferred Return | 9% non-compounding, cumulative, to LPs (or as negotiated) |
| Carried Interest | 30% GP interest after preferred return (with GP catch-up mechanics) |
| Fund Term | 5 years from final close plus extensions at GP discretion |
| Exit Strategy | Stabilized refinance at CMBS-grade metrics; return of LP capital followed by residual split |
| Status | Subject to successful acquisition of the property |
Proprietary PMS configuration and mobile kiosk platform deployed from day one, driving 40–60% labor reduction and improving guest satisfaction across the property lifecycle.
The Allencrest Hospitality Operations playbook, tested across multiple properties, is deployed to stabilize NOI, improve brand compliance, and position the asset for a stabilized refinance within 18–24 months.
GP co-invests alongside LPs on identical terms. No vendor rebates, no transaction fees. Alignment is structural and transparent.
Independent fund administrator, audited financials, Investment Committee oversight, and quarterly reporting to all LPs, in accordance with Delaware LP law.
This is a single-asset fund with concentration risk. Acquisition risk, market risk, operational execution risk, leverage risk, and lender covenant risk all apply. The PPM contains a complete risk-factor discussion. The Fund will not close until a property meeting underwriting criteria has been identified and placed under contract or acquired.
The target property has not yet been acquired. The Fund may not close or may close with a different asset if market conditions change or identified opportunities do not meet underwriting criteria.
Fund performance depends entirely on the selected property and its market. No diversification across assets, brands, or MSAs.
Returns depend on successful deployment of the deskless playbook, brand PIP execution, cost management, and market conditions during the 18–24 month stabilization period.
The exit is a stabilized refinance. Adverse changes in debt markets, DSCR requirements, or cap rate compression may delay return of capital beyond the original timeline.
Accredited investors may request the Private Placement Memorandum, Limited Partnership Agreement, and Subscription Package directly from investor relations.
Important — Acquisition Contingency. The Waco Fund offering is subject to the successful identification and acquisition of a property meeting the Fund's investment criteria in the Waco, Texas metropolitan area. The target property has not yet been acquired. No assurance can be given that a property will be identified or acquired, or that, if identified, a property will meet the underwriting criteria described herein. The Fund may not close, may close with a different asset, or may close on different economic terms if market conditions change.
Important — General Disclaimer. This page is general marketing under Regulation D Rule 506(c). It is not an offer of securities. Any offer will be made only by delivery of the Private Placement Memorandum and Limited Partnership Agreement, and only to persons verified as accredited investors. Private investments involve risk of total loss. Past performance and illustrative returns are not a guarantee of future results.