Who is Uncle Lucky Larry?
Lawrence S. Findleton, affectionately known as "Uncle Lucky Larry," is the visionary behind Rocky Ledge Estates LLC. He and his wife Martine have a legacy of entrepreneurial success, having developed and sold River Gables, a premier vacation rental, and operated ventures like Love at First Bite Gourmet Catering. Larry brings decades of experience as a healthcare CEO and technology innovator, with a passion for hospitality and creating family-centered experiences
The Origin of Rocky Ledge Estates
Larry purchased 41.48 acres of land in 2012 after the 2009 real estate collapse. His goal: to transform the land into a legacy project featuring eight luxury Private Resort Homes, three Serenity Haven Cottages, and a state-of-the-art Event Center. These structures will offer affordable, multi-generational vacation experiences and cater to weddings, corporate retreats, and equestrian enthusiasts.
The Vision
Rocky Ledge Estates merges sustainable luxury with financial innovation. Each Private Resort Home will feature ADA-compliant designs, high-end amenities, and eco-friendly construction. The homes and event center will provide families and corporate clients with a serene retreat amidst Northern California’s breathtaking landscapes, including proximity to the World-Famous Burney Falls and the Shasta Trinity National Forest.
Terms Sheet: Rocky Ledge Development and Hospitality Investment Opportunity
Project Overview
Corporate and Legal Structure
Entity: Rocky Ledge Development and Hospitality, a California Corporation.
Management: Lawrence Findleton, President, overseeing all construction and operational aspects.
Construction Approach:
- Utilizes an "Owner Builder" permit, reducing costs by 20-30%.
- Core team of employee-shareholders (mason, framer, electrician with solar/LED expertise, plumber) recruited to relocate to Burney for affordable housing and outdoor lifestyle.
- Subcontractors handle earthwork, grading, septic, .
Ownership Structure:
Land owned by RLE LLC, contributed as capital to a new Limited Partnership (LP). The corporation borrows construction capital from the LP.
Investor Role: Contribute $750,000 to the LP and provide a seed capital loan, securing 50% ownership of the resort.
Compliance and Management: Entities formed and managed by Corporate Services of Nevada (small LP management fee).
A CPA ensures tax compliance and adherence to the management agreement. Investment Opportunity
Financial Details
Land Cost Advantage: Acquired at 20% of current market value (purchased post-2008 real estate collapse), minimizing property tax basis.
Construction Financing: The Corporation borrows from the LP; the loan repayment captures corporate profits. (Cash Sweep)
Tax Benefits:
Property taxes are locked under Proposition 13, calculated as construction costs plus land cost, multiplied by 0.85%.
Maximized depreciation via cost segmentation of improvements (land not depreciable).
K-1 distributions to partners’ family businesses, allowing operational expense deductions before income tax, avoiding double taxation.
Legacy Protection:
Legal structure avoids Proposition 19 penalties (triggered by owner death) through perpetual corporate ownership.
Operational agreement mandates that any sale proceeds go to charity, preserving the resort as a family legacy.
Limited Partner may assign or transfer all or part of their ownership interest to others under the L.P.'s operational terms.
Operational Strategy
Prime Location Advantages: Our approved subdivision in Burney, California, is shovel-ready with soils reports, perk tests, and established building pads, eliminating surveys and costly delays. Infrastructure includes fire hydrants, paved county-maintained roads, 1" water meters, a new Del Oro water tower, and PGE power at the street. Direct gated access from Highway 299 ensures convenience and security, making this an ideal site for immediate development and long-term value.
Paid Contractor Consultant - With more than 30 years as a contractor, our instructor oversees our team, and we are “owner-builders” with every phase of construction inspected by the Shasta County Building Department. Same quality - 30% less than a Licensed Contractor. Plus, we save 6% with no realtor commission.
Shared Labor Cost Allocation: This term encapsulates our strategy of distributing the total labor costs (salaries, benefits, and related expenses) of a dedicated, in-house construction team across multiple projects (in this case, eight estates). By doing so, the per-estate labor cost is significantly reduced (e.g., $1M total labor cost divided by eight estates yields $125,000 per estate), which lowers the overall construction cost basis for each property. This, in turn, reduces the property tax assessment under California’s Proposition 13, as taxes are calculated based on the cost of labor, materials, and land value.
Work Schedule: Core development team works four ten-hour days with overlapping schedules, ensuring continuous progress while offering employees three days off weekly for family enjoyment. Recruiting top craftsmen to this outdoor adventure paradise establish a new local construction company earning 30% profits.
Cost Efficiency: Economy of scale through distributorships for materials (e.g., metal roofing, OmniBlock, windows, doors, appliances). Resort homes and shop serve as a showroom for the corporation’s construction business. Dealer pricing saves construction costs and then adds 25% profit to our new contracted services.
No “change orders”: Our employees will make improvements without penalties and costly delays. This is the #1 complaint for all custom homes!
Hospitality Management: On-site employee in a Serenity Haven Cottage manages the resort as a concierge, providing seamless guest experiences. Five-Star Reviews.
Advantage of Integrated Property Management and Construction Team: Employing a single manager to oversee both a property management company and an in-house construction/repair team offers significant benefits. By consolidating these functions, the company achieves lower repair costs through direct access to skilled, salaried craftsmen, eliminating subcontractor markups. Repairs are completed faster due to the team’s availability and familiarity with the properties, ensuring minimal downtime for resort operations. This integrated approach enhances efficiency, reduces overhead, and maximizes profitability while maintaining high-quality standards for guests.
OmniBlock Construction Advantage: Utilizing OmniBlock for construction significantly reduces insurance costs due to its durability and fire resistance, setting the gold standard for future expansion across the sixteen undeveloped parcels in the subdivision. These parcels await owners or investors for growth, and our property management services will be offered to other community owners, ensuring cost-efficient maintenance and enhanced property value.
Investor Advantages
Ownership: Gain 50% of a multimillion-dollar resort for a $750,000 contribution.
Loan Repayment: Full repayment of the seed capital loan, potentially tax-free if structured through a Self-directed IRA (custodian transfers funds from stocks to LP equity).
Tax Savings: Significant deductions from depreciation and operational expenses. Lower property taxes arelocked in due to advantageous land cost basis.
Legacy and Lifestyle: Perpetual ownership ensures a lasting family legacy.
Annual lifestyle benefits and barter opportunities within the resort community.
Financial Performance: Low break-even point and high profit margins due to 20-30% cost savings from the "Owner Builder" approach and material distributorship.
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