You don't need to be rich to own a hotel. You need the right path.
Hey future hotel owner. I'm Davonne Reaves, author of How to Buy a Hotel. I used to stand behind a hotel front desk handing owners their keys. Today, I'm the one holding them. And I want to show you how to get yours.
Checking guests in. Smiling through double shifts. Watching the owner stroll through the lobby like they had all the time in the world.
And one day, a question hit me so hard I couldn't shake it:
How do they do it?
Because I was working hard. Real hard. But the money that hotel made? It wasn't going to me. It was going to the person who owned it.
So I learned how hotel deals actually work. The numbers. The financing. The brands. The relationships.
Fast forward: more than $50 million in hotel deals closed, and 100+ owners and investors created since 2019.
Not luck. Not a rich uncle. A path. Now I want to hand you yours.
The part nobody tells you
The brand gives you the flag. It can't walk you to the closing table.
Let's keep it real. Hotel brands are incredible partners. They give you the name, the standards, the reservation system and a development team that wants you to win.
But a brand can't hold your hand through the acquisition or the build. They won't find your deal, run your numbers line by line, negotiate your offer, prep your lender package or sit with you when the inspection report comes back ugly.
That part? That's on you. Or it's on whoever you have in your corner.
Step to ownership
The brand
Me and my team
Choosing a brand and applying
Leads the franchise process
Helps you compare your options
Finding and evaluating the deal
Not their role
Reviews the deal with you
Underwriting and the offer (LOI)
Not their role
Checks your numbers and your LOI
Lender package and financing
Not their role
Helps you build a lender-ready package
Renovation (PIP) or construction
Sets the requirements
Helps you plan and budget for them
Closing and opening
Opening support
Keeps you on track to the finish line
That's exactly why I built two ways to work with me. Pick your key.
Pick your key
Two doors. Same destination.
Here's the truth: most people who want a hotel aren't ready to buy one yet. That's normal. Path 1 gets you ready. Path 2 gets you through the deal.
Path 1 · Not ready yet? Start here
Your 24/7 AI Deal Consultant
$197one-time
Want a hotel but not ready to buy? This is where you get ready. Learn the numbers, test deals with my AI consultant at 2am, and walk into your first deal knowing exactly what you're looking at. Built for hotels and every kind of commercial real estate.
24/7 AI Deal Consultant: pro formas, LOI drafts and your personal buy box, 12 months$497
The Real Estate Cash Flow program, step by step$197
Practice deal pack: a sample hotel offering memorandum and my walkthrough of how I'd analyze it$97
The full Empire Era Bundle, freeFree
How to Buy a Hotel course$997
Raising Capital Masterclass$997
Passive Investing course$497
Multifamily Investing course$497
Workbooks + Playbooks$497
90-Day Execution Plan$497
AI Prompts for Real Estate Investors$297
Total value$5,070
Your price today: $197. Less than one hour with a hotel consultant.
The First Deal GuaranteeRun your first deal through the AI within 7 days. If it doesn't give you real clarity on whether that deal works, email us within 7 days for a full refund. No hoops.
Perfect if you want to buy a hotel but you're not ready yet. No deal? No problem. This is how you get ready.
Watch the free training first, then join from the AI program page. Pair it with my book, How to Buy a Hotel, on Amazon.
Path 2 · Me in your corner
Private Advisory With Davonne
$7,50090 days, one-on-one
Ninety days. Your deal. My full attention. Together, we check the numbers, sharpen your offer and get you ready to buy. The brand gives you the flag. I walk you to the closing table.
12 weekly one-on-one calls with me and my team, plus extra time when your deal needs it$5,964
Full deal review: numbers, LOI, pitch deck and lender package$2,500
Direct access to me by text or email between calls$1,500
My underwriting templates$497
24/7 AI Deal Consultant, 12 months$497
Introductions to brands, lenders and partners where they fitIncluded
Warm handoff to my senior advisory partner when your deal needs deeper support or more deal flowIncluded
Total value$10,958
Your investment: $7,500, or 3 payments of $2,500.
The LOI-Ready GuaranteeShow up to every call and do the work. If your deal isn't fully underwritten with an LOI ready to send by day 45, I keep working with you at no extra cost until it is. Applies once you've identified a property.
Perfect if you've got a deal in your sights and want someone who's been there checking every line.
I take only 5 private clients a month. Tell me about your deal, and if it's a fit, we'll set up a call.
Why not just use a free chatbot?
General AI knows a little about everything. Mine knows commercial real estate.
Ask a general chatbot about a hotel deal and you'll get a generic answer. My AI consultant is built around how I underwrite deals, for hotels and all commercial real estate: multifamily, retail, office, industrial and mixed-use.
General AI chatbot
My AI Deal Consultant
Built for
Everything
Hotels and commercial real estate
Speaks the numbers
You have to explain the terms
RevPAR, ADR, occupancy, NOI, cap rate, price per key, DSCR, PIP costs
Your goals
Starts from scratch
Built around your personal buy box
What you get
Paragraphs of text
A deal workspace, pro formas and LOI drafts
Whose thinking
Averages from the internet
How I evaluate deals, after $50M+ in hotel transactions
Private Advisory, step by step
Your 90 days to the closing table
Every deal moves at its own pace, but here's the road we walk together, with weekly calls the whole way.
Weeks 1–2
Your foundation
Your goals, your buy box, your capital and your deal team: lender, attorney and broker.
Weeks 3–6
Your deal
We underwrite the property line by line, then shape and negotiate your LOI.
Weeks 7–10
Your financing
A lender-ready package, brand and PIP requirements, and a plan for inspections and due diligence.
Weeks 11–12
Your closing plan
A closing checklist, a plan for takeover and opening, and a plan for your next deal. Need more support or more deals? I'll hand you off to my senior advisory partner.
Side by side, no fluff
AI Deal Consultant
Private Advisory
Investment
$197 one-time
$7,500
How you learn
Self-paced program
90 days, one-on-one with me
24/7 AI deal consultant
Included
Included
Davonne reviews your deal
No
Yes, in depth
Templates and LOI review
Tools only
Templates plus personal review
Introductions to brands, lenders and partners
No
Where they fit
Still deciding? Here's the real talk.
Still learning? Start with the AI consultant. It's the lowest-cost way to get fluent in hotel numbers, and you can level up to working with me whenever you're ready.
Already have a property or market in mind? Work with me directly. One experienced set of eyes on your first deal can save you far more than it costs. Read that again.
Not ready for either? No shame in starting small. Pick up my book, How to Buy a Hotel, on Amazon, or grab my Cash Flow Workbook and AI prompts for $67 and start running numbers tonight. Get the workbook
After your deal checks out
Need to raise capital for your deal?
Many hotel and commercial real estate deals are funded with help from investors. Vesterr is a regulated crowdfunding platform where commercial real estate sponsors can raise capital from investors under Regulation Crowdfunding.
Davonne Reaves is the founder and CEO of Vesterr. Vesterr is a separate company from The Vonne Group. Neither path on this page includes Vesterr services or guarantees access to capital. Raising capital involves an eligibility review, legal documents and fees set by Vesterr.
Davonne Reaves is the founder and CEO of The Vonne Group, an education, events and media company for hotel and real estate investors. She began her career checking guests in at a hotel front desk. Today she has closed more than $50 million in hotel transactions, wrote How to Buy a Hotel, and hosts the shows Hotel Ownership Unplugged and Show Me Your Deals.
I used to hand hotel owners their keys. Now I help people become them.
You're probably wondering
Do I need hotel experience to start?
Nope. The AI consultant starts with the basics of how a hotel makes money. And if you've worked in hospitality? You're already ahead.
Do I need money to join?
You don't need capital for a deal to join either path. Both teach you how to evaluate deals and understand financing before you commit a dollar.
Is this program run by a hotel brand?
No. The Vonne Group is an independent education company. These programs are not offered by any hotel brand, and joining does not affect any franchise application or approval.
Can I switch paths later?
Absolutely. Many people start with the AI consultant and move to working with me directly once they have a deal to review.
Your key is waiting
A year from now, you'll either be running the numbers on your first hotel, or still wondering how they do it. Pick your path.
