Desert Jasmine Enterprises, LLC

For Investors 

Our Products

Dragon's Dust Investments, Inc. --

a Joint Venture of Desert Jasmine Enterprises, LLC, and Dragon Maintenance, LLC

Truce Fix and Flips Mortgage-Free Homes

Business Edition -- near places where workers can't find enough hotel rooms

Cone Zone Edition -- near places where there aren't enough motels for out-of-town construction workers

Ferris Wheel Edition -- near places that are always overbooked during Memorial Day, Labor Day, and County Fair Days

Patriot House Edition -- near VA Hospitals

Small Town Edition -- near visitor attractions in small towns with populations less than 45,000

Desert Jasmine Houses, LLC.

Medical Boarding Houses for the able-bodied but ill; such as working people with AIDS, Mental Illness, Those with a Low IQ that isn't low enough to qualify for a program, etc...

Assisted Living for Medicaid

Veteran's Foster Care Homes

Host Homes

Life Coaching for People Launching a Micro-Business

Nifty Household Goods and Gizmos

Truce Property Property Services, Inc

Energy Audits

Home Inspections

Vending Machines

Information for Investors in our Current Venture;

Mortgage Free Homes*, Patriot House Edition:

We are proposing to join a great movement of businesses that are working on turning Cedar Crest neighborhood back into a low crime area. We are planning to join by flipping fixer-upper houses into houses with Air BnB's attached. For profit business that belong to this move are companies like J P Morgan Chase, Papa John's Pizza, and about seven other national franchises. There are also non-profits and other fix and flippers working in the area. The real estate is selling like hot cakes as so many businesses and non-profits are buying property to try and renew the area into a new low-crime area.

*Mortgages are only free if enough profit is made from the attached Air BnB.

The Direct Completion – As a businessperson you know that contending with competition is a part of the challenge of gaining and keeping customers, unless you get there first. And if you get their first, you must contend with the challenge of finding customers who will believe you are legit. The Patriot House Edition didn't get here first. As a lodging provider, we are preceded by the non-profit lodging provider, Fisher House Guest Homes. As a company who promotes Air BnB's as a way to live mortgage-free we are preceded by the worldwide online company Air BnB. They got to Dallas first, however, we are getting to South Dallas first. As a fix and flipper who flips with a Mortgage-free business model in mind, I think we are the first in the nation.

So, more about our competition. The biggest contender is Fisher House. Founded in 1990, as a non-profit, Fisher House is the legacy of the late Zachery Fisher. It is a growing network of 78 mansions. Each mansion has; a common area great room, dining rooms, a kitchen, laundry facilities; and up to 21 suites, of private bedrooms and baths, placed, on the grounds of, or near the grounds of VA Hospitals, and like campuses. The Dallas Fisher House is on the grounds of the Dallas VA Medical Center. The maximum bed capacity of a Fisher House is about 63 adults. The chain of Fisher House mansions provide free stays, as available, if vets qualify. The Fisher House Foundation also pays for free stays in the nearest hotels, if there isn't a Fisher House in the area, as funds are available, if vets qualify. They pay for free airfare to the hospital, as available, if vets qualify. They build these mansion from scratch. A Congressional Law was passed to help fund their non-profit, with taxes from the military's budget. The rest is funded by private donations. The decorum is stately, respect commanding, and low-stress for their guests. According to VHA Directive 1107 Fisher House do not allow pets, nor any other kind of companion animal, only official service dogs. This means that veterans who have been awarded a companion dog to help them transition into peace-time life, will not qualify to stay at Fisher House, unless they house their pet somewhere else while receiving medical care at the Dallas VA Medical Center. As far as my research has allowed me to find out so far, there are no swimming pools or hot tubs, and no work out room.

We are also fortunate to be preceded by three non-profits, the Dallas Area Habitat for Humanity, the Urban Specialists, and Citywide Community Development Corporation. They have all been working together to lower the crime rate in South Dallas by building affordable houses. As of three months ago, Urban Specialists began buying several empty lots for this purpose. Since 2001 Citywide has been building and renovating in the area. The have renovated abandoned apartment complexes and helped families buy and repair homes. They have been transforming the area from eye sore to opulent. They are currently working on building a first-rate 192 apartment complex from scratch, with a swimming pool, and shops directly across from the VA Medical Center. Building her begun. They are also working on building another first-rate shopping area not far from the apartment complex. On this project they are currently relocating and tearing down the dilapidated businesses that are located there. Cidywide can provide us with an expert and precise professional analysis of our project, in this area, as they provide this service to the community. And, some unknown investor or non-profit is in the process of buying up, like hotcakes, several of the vacant lots and houses priced from $29,900 – $64,000. However, the Dallas Area Habitat is no longer helping out because it has had to scale back its plans to build about 100 homes in South Dallas.

The Dallas Habitat for Humanity is on the verge of going out of business. They had to sell the about 100 empty lots that it bought because of a bad business decision that put them in the red to the tune of $7 million. They changed their business model from their almost all volunteer work force, to a primarily paid work force. This new model was supposed to be profitable, like a for-profit building company, but it wasn't profitable. The profits made at the local Habitat Restore, where they sell donated used hardware etc... also hasn't been able to get their paid workforce model out of the red. The other housing non-profits in the area are alarmed because Habitat had been a pillar in that non-profit sector.

A Sample of The Indirect Competition –

Motel 6, Dallas South – 2.8 miles away, (not walk-able for most hospital patients), $45 a night, free wifi, coin-operated laundry room on site, swimming pool, free parking, mini kitchenette, accepts pets.

Interstate Motel – 2.9 miles away, $72 a night, free parking, wheelchair accessible.

Star Inn – 3.9 miles away, $40 a night.free parking, wheelchair accessible.

There are about four more motels that are more of the same. The Motel 6 is the best offering.

Our Edge Against the Competition –

$35 a night

ADA equipped kitchen, bathroom, and bedroom

Smart Technology Controlled lights, TV, locks, thermostat, smoke alarm, carbon monoxide alarm, security system, and mini kitchenette.

Bowflex or Total Gym (if provided by home buyer)

Hot Tub

Accept companion animals for vets who have been given them to cope with re-entry to peacetime living

Accept Pets (If done so by the home buyer)

Pet Nanny Cam

Pet Sitting (if provided by home buyer)

Full Scope of Investment –

Profits are limited by:

the competition

the high crime rate of the area and

the recent trend of many vets to use regular hospital instead of a VA Hospital, due to extended-wait-for-care scandal of 2014.

Profits are allowed because –

The hospital hasn't announced any plans to move to a new location.

The hospital has about 300 beds.

This year the hospital has announced plans to add another 300 beds.

The hospital served about 135,000 vets last year.

Houses in the area are selling on the conventional retail market for as low as $29,900.

vacant lots are selling as low as $15,000.

Fisher House is the only lodging offering who hasn't been afraid to move within walking distance of the hospital.

The hotel chains won't come to the area at all.

The Motel 6 chain and the other independently owned motels will only come to within 3 miles of the area.

Other Air BnB's will only venture to about 4 miles of the area, near the zoo were wild peacock roam free in the neighborhood.

I couldn't find any offerings who mentioned being walk-able the VA hospital on their advertisements, except Fisher House. The motels did mention that they were wheelchair accessible.

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Personal Comment: I know the crime rate is high here, but I agree with Fisher House,the vets deserve access to better lodging. They risked their lives, and lost their fellow soldiers, for this nation; only to come home to a bunch of business people in the lodging industry who are afraid to offer hotel rooms near their hospital? Our business model includes remedies for doing business in a high crime area. Especially hard to duplicate by the hotels who won't come to the area is the right to deny service to anyone because the room is attached to a private home. This right allows us to deter, to weed out, and to say, “No” to human traffickers, during the reservation process, before they can even be allowed to get the address, in order to show up at the door. So I hope that our Air BnB's can join the other businesses who are trying encourage the entire community to give up criminal activities and choose honest work.

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The calculation for a Mortgage-free home using Air BnB profits calculates in all of these limiting factors. The profit limiting factors mean that our Air BnB rooms may only be filled about 50% of the time, or 15 days out of a given month. The result is that the average max profit for any given month will probably be for only half of the 100% possible. If the profitably weren't so low, and if this particular house could be bought for about $25,000 lower, we could sell free standing Air BnB's that wouldn't be attached to a home. That said, profits could be much, much, much higher if the homeowner joins the Veterans Foster Care Program, where they could earn $3,000 a month for their Air BnB room. This program allows vets who live in nursing home to move to a private home and be cared for by the homeowner, under the supervision of the nursing home. Because this is an opportunity that requires a much more stellar commitment from the homeowner, than running an Air BnB, it will be up to the home-owner to discover and apply for that opportunity. I don't even plan to mention it to them, at all.

Fix and Flip Plan for Three Houses as a Team --

First House --

Investment Needed -- $91,000 or $95,000

Collateral -- Ready-to-Build Vacant Retirement Lot in Texas Creek, Fremont County, Colorado 81223 worth $6,000, Recent offers for $1,000-1,200

Work Team -- Tim and Gladys Schwartz

As a cash buyer. buy House at 2751 Kilburn Avenue, a few blocks from the VA Hospital.

Invest $10,000 into it, transforming it into the Mortgage Free* Patriot House, complete with flag pole in the front yard.

Get home buyers before home is finished

Get first renters on wait list before home is finished, if home buyers request

Sell house using a traditional lender under the first time home-buyer's program

Set prices so that $20,000 profit is made and split profits 50/50

Tim fixes his credit with his $10,000 so that he can afford to buy the 3rd house with his own credit.

Second House

Investment Needed -- $65,900,

Collateral -- Ready-to-Build Vacant Retirement Lot in Texas Creek, Fremont County, Colorado 81223 worth $6,000, Recent offers for $1,000-1,200

While waiting for Tim's credit improvements to take:

Buy another house for cash.

Do everything over again.

Tim kicks in 25% of the fix and flip renovation money this time; about $5,000.

Third House

Investment Needed -- $65,900,

Collateral -- Ready-to-Build Vacant Retirement Lot in Texas Creek, Fremont County, Colorado 81223 worth $6,000, Recent offers for $1,000-1,200

Tim buys with his credit, so that he only need help with the down-payment money and fix and flip renovation money from investor; about $11,600 - $21,600.

Do everything over again.

Fourth House

Tim manages all by himself, no investor needed.

Tim makes $20,000 every 90 days.

Timeline to meet Tim's Financial Goal –

Make $10,000 and fix Credit by Feb 2019

Pay tuition to help Gladys enter a wholesale school called by Feb 2019

Gladys starts making $10,000 a month selling real estate wholesale to fix and flip buyers, with the help of the Renatus Real Estate School wholesale seller class.

Tim makes another $10,000 by May 2019

Tim and Gladys reach Tim's goal by June 30th 2019

More Data for Investors –

The Dallas VA Medical Center is a part of The VA North Texas Health Care System, which is the VA's second largest healthcare system. The US VA has 172 systems. The VA North Texas Healthcare System serves half a million veterans in what is soon to become, the largest concentration of veterans living in one area of the US. Some of the specialties of The Texas VA Medical Center are the treatment of spinal cord injuries and the treatment of depression with suicidal ideations secondary to PTSD. They have patients who come from out-of-town to get outpatient care, such as physical theory and psychiatric care. The VA is the largest building in the middle of a neighborhood called Cedar Crest. The zip codes are 75216 and a few blocks of the lesser populated area 75241. Cedar Crest has a crime rate ratio of 6,448 crimes per every 100,000. Comparatively, Lakewood has a ratio of 1,364 crimes per 100,000. According to the 2010 Census, the population is predominantly household that earn an average of $25,202 and areAfrican American and Hispanic. The hope of the non-profits working here is that they can get the crime ratio down to about 1,665 per 100,000, which is considered a stellar ration in Dallas.

There isn't currently much single family home-building being done around the Dallas VA Medical Center; just a lot of purchasing of land and homes in need of lots of repairs. There are about one home being gutted, fixed and flipped about every 5 or 6 square blocks, or so.

The natural beauty of the area lends itself to being a great place for lodging. There is something for the country lover and the city lover. East of Lancaster Road, on Ann Arbor Avenue, North and East of the Dallas VA Medical Center, you feel like you are meandering along a small country path. You don't feel like you are in the 5th biggest city of the US at all. Houses are the style of those built in the 1920's, like Globeville. There are yards that extend to the street, with small culverts carrying the water instead of gutters, similar to the area in Lakewood, Colorado west of 1st Avenue and Wadsworth. There about one tiny country-like church about every three blocks, although some are abandoned. The neighborhood convenience store adds to the quaint charm, until you go into. Inside, it's more like a rude, big city, New York bodega. Down Ann Arbor Avenue, East of The Dallas VA Medical Center, It's an easy, pleasant, and gorgeous, walk to the medical center. The houses here start at $29,900. However, this area is plagued with a moderate amount of robberies, muggings, shootings, graffiti and vandalism. The area North of The Dallas VA Medical Center is even more troubled. On both sides of Lancaster, East and West, west of Sunnyvale Street, the is a high amount of muggings, theft, and shootings, with a moderate amount of burglaries, and some graffiti and vandalism. This less expensive area, east of the medical center has a higher crime rate than the area west of the medical center.  

West of Lancaster, along Mentor Avenue, and west of Lancaster, on the south side of the Dallas VA Medical Center, is a more sophisticated area that would appeal more to the city dweller. It has brick ranch homes built in about the late 50's. Although all of these homeowners are obviously proud of their homes, the ones west of Lancaster tend to strut their stuff and flash their bling a lot more. From this side of the hospital, its a comfortable, home-like city walk to a sophisticated campus.The houses here start at $124,900. This area is a lower crime area from south of Ann Arbor/ west of Lancaster to beyond south of Loop 12. East of Lancaster/ north of Loop 12 is also a low crime area. However, south of Ann Arbor/ west of Pentagon Parkway currently has a spike in shootings. Even north of Ann Arbor/ west of Lancaster is a lower crime area. Crime spikes when you get to Saner Ave. North of Saner is a high crime area. The crime rate drops west of the spike at Pentagon Parkway. Oak Cliff is west of that area. 

South Dallas was once a nice integrated farming community. Then it was plotted into a neighborhood, and the hospital was built. Next the White population got uncomfortable, for reasons I haven't yet discovered, and moved out. They were followed by the middle class Blacks. All that was left, after that was the criminals and potential victims of criminals. So, the crime rate has been high in South Dallas for some time.  Now, the is a concerted afford to make South Dallas a nice place again like the neighborhoods of Deep Ellum and Prestonwood did.

The Dallas VA Medical Center is the 2nd safest part of South Dallas, using South Dallas in one of its broadest descriptions; meaning all the neighborhoods in the triangle south of where Interstates 30/35E and 45 connect and head southwest and southeast making the top of the triangle; and west of Interstate 45, and the area north of Loop 12, plus about a mile south of Loop 12. The lowest crime neighborhood is an area that has been abandoned due to high cancer rates from contamination by factories. It's called Cadillac Heights. It's in the process of being demolished and replaced by a Police Academy. Also, The Dallas VA Medical Center is surrounded by three public schools.

Several non-profits are working together to try to improve the crime rate in Cedar Crest. Now, when you listen to the non-profits and the news about improvements in crime rate for the neighborhood of Cedar Crest, which is statistically considered to be one of the most crime ridden areas in Dallas, Texas, you can quickly become confused about who is working to improve the crime around the Dallas VA Medical Center, and who is not. This is what matters. No one says they are working to improve the crime in Cedar Crest. South Dallas is the buzz word. If you hear a non-profit say they are working to lower crime in South Dallas, quickly ask them, 'Are you working in Cedar Crest?' If they say, 'Yes,' they are helping to improve the area around the VA Medical Center. If they say, 'No', they aren't. 

Crime has recently been kicked out of two neighborhoods, Deep Ellum and Prestonwood. The hot spot for improvement now is South Dallas, due to the horrific crimes being committed there. Wikipedia says there are 13 neighborhoods in South Dallas. Wikipedia doesn't include Cedar Crest in their list and they don't include Fair Park. But those working to improve South Dallas, include Fair Park and Cedar Crest in their projects. There are so many variations as to whether or not Cedar Crest is a part of South Dallas or not that it's like a list of questions on a multiple choice quiz. Is it a.) or a.) and b.), or a.), and c.), etc... No self-respecting neighborhood wants to call itself a part of South Dallas. Those who don't call Cedar Crest a neighborhood unto itself, or a part of the South Dallas area, call Cedar Crest a part of Oak Cliff. Now the Oak Cliff neighborhood has a much lower crime rate, and much more wealth and sophistication, than Cedar Crest. Oak Cliff having a ratio of 3,884 crimes per 100,000,  and Cedar Crest having a ratio of 6,448 crimes per every 100,000.  

Most of the single family home-building being done by the non-profits is in Fair Park, which is another neighborhood in the South Dallas area, 11 miles from the Dallas VA Medical Center. There are also some government home building projects, in South Dallas. One for the homeless and mentally ill, about 7 miles away from the VA, and another for lower income people who rely on the government to help them pay their rent. I don't think that project has been built yet, and I'm not sure where it will be located.

The most dangerous part of South Dallas is the intersection of Malcolm X Blvd and Elise Faye Hegging Street, 7.9 miles from the Dallas VA Medical Center. Here and in similar South Dallas areas, the crimes go from dangerous to horrific. If you can't stand horrific, skip to the Sample List of Non-profits Working to Improve South Dallas,  because I am about to list a sample of the recent crimes committed in South Dallas, or committed by people who came from South Dallas:

Regular crimes that are common to high crime areas, especially muggings, burglaries, and shootings.

High speed street racing on streets crowed with pedestrians.

Blocking traffic with high speed donuts in intersections during times when there is a lot of pedestrians.

Shooting a women as she sat in her car with her significant other.

Shooting to death a non-gang woman in her car to steal her state-of-the-art cell phone.

Various gang related crimes like gang initiation crimes, drugs, prostitution, and gang retaliation murders.

Human trafficking of minors.

A brother stabbing to death his teen-aged sister, cutting off his younger teen-aged sister's head, and trying to stab his still younger sister, only to be stopped by the police shorting him.

Sample List of Non-profits Working to Improve South Dallas

Citywide Community Development Corporation

3730 South Lancaster Rd, Suite #100

Dallas, TX 75216

214 371-0888

Dallas Area Habitat for Humanity

2800 North Hampden Rd.

Dallas, TX 75212

214 678-2300

Urban Specialists

1401 Lamar Street, Dallas, TX 75215

469 458-3006 phone

469 458-3378 fax

urbanspecialsts.org

2nd location -- 

16 Streets Initiative Store Front

Malcolm X blvd and Elsie Fay Heggans St

Malcolm X Blvd from Lamar to 2nd Ave

References

Crime Data from:

Spot Crime at http://.m.spotcrime.com

www.homesnacks.net

Census Data from:

www.texastribune.org/library/data/2010-census-tract-texas-race/

More references available upon request.

More data available upon request.

More pictures available upon request. 

Let's get to know the area a little better

Random Pictures of Area Around The Dallas VA Medical Center

A Home on the south of the VA, near Loop 12, with bars on garage. Burglary rate has been lowered by these kinds of bars. 

POSSIBLE 2nd INVESTMENT HOUSE

2125 Ann Arbor Avenue, Dallas, TX  75216 little white boarded up house right across the street from the Dallas VA Medical Center in a low crime area.

No public  information on the size, appears to be a 2 1/2 BD/ 1BA at about 500 ft2.  Accessed at $12,000. House not on market. It will take time to get it if possible.

If we can't get this house, we saw about five other houses like it just today, only a few blocks away. 

Haven't inspected inside or outside yet.

https://www.zillow.com/homedetails/2125-E-Ann-Arbor-Ave-Dallas-TX-75216/96532466_zpid/