Skip to Content

Store

Store

Filters

AIRER Seat Acceptance Retainer + 1 Executive Pass

No results found

No results match your search. Try removing a few filters.

About JNI Business Group LLC

JNI Business Group LLC is a private real estate firm backed by over 14 years of operational experience.

We specialize in Section 8, HUD housing operations, land acquisitions, municipal zoning execution, and specialized asset management for private investors—backed by contractor oversight and aggressive contract execution.

To ensure maximum operational focus, this residency is hosted strictly once per year.

Limited Enrollment Notice

To maintain direct, high-level support from our internal team and visiting trade experts, enrollment for the hands-on

A.I.R.E.R.

Incubator & Residency is strictly capped by competitive application.

The Experience

All-Inclusive Residency

&

Incubator Highlights

Real-World Real Estate Venture & Live Auction

Hands-On Build

Executive cohort teams manage project execution, sourcing, and full luxury development—converting raw structures into high-end, HUD-compliant modular homes live on-site, fully Section 8 approved and built strictly to satisfy municipal zoning laws.

Live Auction Capital Recoupment

The season culminates in a high-stakes live auction event where gross project debt is cleared and 100% of net proceeds are distributed directly back to participating cohort members.

Active Industry Experts & Keynote Speakers

Learn directly from active real estate power players working in today's market—alongside certified specialists, seasoned investors, and national keynote speakers.

High-Impact Real-World Field Trips

Step off the estate grounds into active deal environments: walk live job-site construction builds, run city courthouse tax lien sweeps, and evaluate live foreclosure auctions.

Secure Parking & VIP Shuttle Transport

Enjoy complimentary garage parking with private, seamless shuttle transport directly to and from our private working estate.

Exclusive Hands-On Estate Access

All intensive sessions, live builds, and executive co-working take place on an exclusive working estate built specifically for direct execution and deal-making.

PLEASE SCROLL DOWN FOR FULL AIRER INCUBATOR DETAILS

Description:
- Master the foundational mechanics of residential acquisitions and deal execution—from analyzing distressed properties and conducting structural inspections to securing competitive financing, sourcing off-market opportunities, and executing tax lien sales.
Topics Covered:
- Sourcing traditional MLS listings, off-market deal inventory, and distressed properties.
- Running accurate comps, evaluating forced appreciation, and navigating low appraisal scenarios.
- Structural walkthroughs: identifying major rehab red flags and estimating repair costs alongside certified home inspectors.
- Mortgage pre-approvals, creative debt structuring, DTI optimization, and underwriting mechanics with loan officers.
- Conducting title searches, clearing title liens, deed transfers, and closing table execution with title attorneys.
- Direct seller negotiations, assignment contracts, wholesaling mechanics, and auction acquisition strategies.
- County tax sales, tax liens, tax certificates, and courthouse-step acquisitions.
- The complete step-by-step legal and financial pipeline from initial letter of intent (LOI) to signed closing documents.
Description:
- Structure your real estate enterprise for maximum liability protection, build high-limit non-recourse business credit lines, and deploy advanced real estate tax strategies to legally minimize obligations.
Topics Covered:
- Setting up LLCs, Business Licenses, Series LLCs, Land Trusts, holding companies, and operating agreements.
- Personal vs. business credit architecture (Paydex, D&B, Experian Commercial) and DTI optimization.
- Building corporate credit lines to fund earnest money deposits (EMD) and marketing without personal reporting.
- Cost segregation studies, accelerated depreciation schedules, 1031 tax-deferred exchanges, and tax write-off optimization.
- Asset protection, umbrella coverage, and municipal business licensing compliance.
- Working with Certified Financial Planners, CPAs, and entity structure specialists.
Description:
- Master deal funding and debt leverage by building strategic regional commercial banking relationships and structuring creative capital stacks, all while navigating and avoiding high-interest funding traps.
Topics Covered:
- SBA 7(a) and 504 government loan acquisition strategies.
- Underwriting guidelines, optimal debt structuring, and commercial pre-approval mechanics.
- Hard money mechanics: down payment structures, point negotiations, draw schedules, and fast exit strategies.
- Mitigating hard money risks, managing contractor draw delays, and executing timely refinances.
- Establishing direct relationships with regional portfolio bankers for revolving business lines of credit (BLOC).
- Raising private capital via promissory notes, deeds of trust, equity syndication, subject-to acquisitions, and seller financing.
Description:
- Leverage government programs, GSA contracts, municipal grants, HUD CDBG funds, and civic leasing to acquire, retrofit, or outlease commercial bays, parking lots, and specialized storage hubs.
Topics Covered:
- GSA & Municipal parking lot leases: contracting private surface lots for government fleet staging, municipal worker overflow, and official events.
- Secure government storage & yard leases: contracting paved land and flex units for emergency staging (FEMA), agency equipment, and municipal tow/impound lots.
- Commercial workspace hubs: retrofitting flex spaces into executive suites, creative studios, healthcare bays, and shared office hubs.
- Evaluating Net Operating Income (NOI), Cap Rates, and Triple-Net (NNN) vs. Gross leases for government tenancy.
- Government communication & tower leases: placing public safety emergency repeaters, cell towers, and first-responder antennas on private assets.
- Strip centers, standalone retail, flex industrial units, warehouses, and cold storage distribution hubs.
Description:
- Tap into recession-resistant residential models backed by guaranteed government payouts, state per-person funding, Medicaid waivers, and high per-bed yields.
Topics Covered:
- Converting standard residential homes into licensed Assisted Living Facilities (ALF), Memory Care, or personal care homes.
- Section 8 & HUD landlord-side operations, voucher structures, and guaranteed-income models.
- Co-Living, PadSplit, and pod-style room-by-room rentals to maximize gross monthly income.
- Group homes for IDD adults, mental health support, sober living, adult daycares, and veteran housing.
- Medium-term corporate and medical housing for traveling healthcare professionals.
Description:
- Maximize raw ground and existing residential footprints through manufactured housing, Section 8 lot leases, tiny homes, ADUs, and fast-deploy high-density setups.
Topics Covered:
- Mobile home park acquisition, lot rent monetization, park rehabs, and Section 8 manufactured housing lot vouchers.
- Municipal Land Bank acquisitions: securing $1 or low-cost vacant/distressed parcels tied to affordable housing commitments.
- ADUs (Accessory Dwelling Units) and garage conversions to add income-producing units without buying new land.
- Tiny home, container, and modular developments: fast-deploy, high-density residential clusters.
- High-yield experiential travel, glamping sites, RV parks, and land/USDA conservation stipends.
Description:
- Direct hands-on site execution—converting raw structures into HUD-compliant luxury micro-homes live on-site while mastering trade oversight, contractor management, and government environmental hazard compliance.
Topics Covered:
- On-site physical build execution: converting raw structures into high-end, HUD-compliant luxury micro-homes built strictly to municipal zoning laws.
- Direct trade oversight, managing contractor draws, material/labor math, and job-site accountability.
- Mandatory government environmental compliance: lead-based paint, asbestos, certified mold identification, and WDO (termite) inspection protocols.
- Conducting live site inspections and evaluating structural scope of work.
- Preparing the finished project for the Live Auction event where 100% of net proceeds are distributed directly back to participating cohort members.
Description:
- Unlock non-traditional government funding, capital advance grants, and institutional subsidies to fund residential developments with minimal private capital equity.
Topics Covered:
- HUD HOME Funds & CDBG (Community Development Block Grants): Securing direct municipal gap-financing grants and forgivable loans for residential rehabs.
- USDA Rural Development Programs (Section 515 & 538): Leveraging 100% government-guaranteed, low-interest, long-amortization loans for residential rental projects in qualified areas.
- Rental Assistance Demonstration (RAD) & PHA Conversions: Partnering with local Public Housing Authorities to convert outdated housing assets into long-term Section 8 master-leased properties.
- HUD Section 202 & 811 Supportive Capital Grants: Capitalizing on specialized federal funding streams for elderly and disabled supportive housing.
- Opportunity Zones, LIHTC & Historic Tax Credit Stacking: Combining federal and state tax credits with local municipal subsidies to reduce net basis down to zero.
- Municipal Tax Abatements & PILOT (Payment in Lieu of Taxes) Agreements: Negotiating 10 to 30-year property tax freezes/reductions directly with local city councils for affordable residential commitments.
- Live bidding strategy, title search verification, cash-flow analysis under pressure, and navigating tax lien/sheriff sales on-site.
- Courthouse & Land Records Deep Dive Field Trip
- Focus: Uncovering off-market opportunities, researching municipal property liens, title chain auditing, and navigating public records offices.
- Active Construction & Redevelopment Site Walkthrough
- Focus: Hard-hat site inspections, managing general contractor scopes of work, evaluating government/Section 8 compliance standards, and inspecting structural/capital improvement budgets in real time.
Master the statutory frameworks, CFR designations, and municipal compliance standards required to structure government-subsidized developments, secure non-dilutive capital advances, and execute multi-layered public-private transactions.
Topics Covered:
HUD Supportive Housing Navigating HUD Section 202 (Supportive Housing for the Elderly) and Section 811 (Supportive Housing for Persons with Disabilities) capital advance mechanics and Project Rental Assistance Contracts (PRAC).
Federal Block Grants & Entitlements: Structuring under 24 CFR Part 570 (CDBG - Community Development Block Grants) and 24 CFR Part 92 (HOME Investment Partnerships Program) for municipal gap-financing and forgivable rehab loans.
Small Business & Capital Stack Regulations: Executing SBA debt vehicles under 13 CFR Part 120 (SBA 7(a) Loan Program) and 13 CFR Part 108 / 504 CDC lending parameters for commercial and mixed-use assets.
Rural Housing & Multi-Family Subsidies: Deploying USDA Rural Development under 7 CFR Part 3560 (Section 515 Multi-Family Direct Loans & Section 538 Guaranteed Rural Rental Housing).
Tax Strategy & Economic Incentives: IRC § 1031 (Like-Kind Exchanges), IRC § 1400Z-2 (Qualified Opportunity Zone Funds), and IRC § 42 (Low-Income Housing Tax Credits - LIHTC) equity stacking.
Public Housing Repositioning: Regulatory execution of HUD RAD (Rental Assistance Demonstration) conversions under Notice PIH 2019-23 / Section 8 Project-Based Vouchers (PBV).
Municipal Zoning & Land Density: Local land-use codes, PILOT (Payment in Lieu of Taxes) statutory agreements, overlay districts, and ADU density variances under local municipal ordinances.

Core Curriculum

A.I.R.E.R.

Executive Incubator & Residency

PHASE 1

November - February

Keynote Speakers

&

Industry Leaders

November - May

Learn directly from national association leaders, policy experts, and active field practitioners throughout your residency.

National Real Estate & Trade Leaders

Direct insights on market shifts, policy updates, and institutional growth from industry board members and association executives.

Specialized Expert Panels

Dedicated sessions with title attorneys, commercial loan underwriters, master inspectors, and certified environmental remediation specialists.

Direct Q&A & Deal Networking

Exclusive access to analyze active deals, ask high-level strategy questions, and establish direct working relationships with key market decision-makers.

Executive Boardroom

&

Closed-Door Deal Advisory

January - May

Private C-Suite Strategy Sessions & Real-Time Deal Execution

Closed-Door Advisory Panels

Step inside private, executive-only roundtable sessions with seasoned developers, investment chiefs, and industry strategists to audit and refine your specific real estate deals.

Receive dedicated one-on-one oversight to vet live property acquisitions, review underwriting models, and build executable development roadmaps throughout your residency.

Mastermind & Idea Incubation

Collaborate in an intimate, high-trust setting where cohort members and veteran operators pitch, evaluate, and structure high-yield strategies and capital partnerships.

Hands-On Execution

&

Real Estate Firm Simulation

Phase 2

February - April

May Auction

The Full Real Estate Firm & Dual Modular Asset Simulation

Build a Real Estate Company

Source, Construct, Manage, and Auction Movable Assets.

Step directly into the shoes of a fully operational real estate development firm.

Participant teams don't just participate in a build—they form a complete corporate entity and build a flagship regional real estate office and luxury movable modular-homes.

100% All-Inclusive & Fully Funded

We Act as Your Bank

Your team pays zero out-of-pocket development expenses.

Our organization acts as your institutional lender, providing full capital backing for your real estate entity.

Receipts & Draw Approvals

Financial officers submit purchase receipts, tool orders, contractor draws, and vendor invoices directly to our bank funding desk for direct reimbursement.

Procurement & On-Site Build Launch

Before physical construction begins, teams step into real-world operations during class to source materials, compare vendor pricing, order specialized tools, and secure the heavy-duty rolling chassis.

Teams build alongside licensed general contractors and master tradespeople.

Corporate Team Roles

Every team member assumes an active, real-world role within the company

Executive & Office Management

Managing Director, Assistant, Property/Project Manager, and Financial/Receipt Auditor.

Acquisitions & Procurement

Sourcing the heavy-duty rolling chassis, base structure, comparing supplier prices, purchasing materials, and ordering specialized tools.

Legal, Contracts & Auction Prep

Handling development paperwork, contracts, zoning compliance, and marketing the property for auction.

On-Site Execution

Coordinating with licensed general contractors, trades, and site supervisors.

Mandatory Architectural, Mobility & Government Specs

Pre-Certified Government & HUD Compliance

Engineered and built to exceed HUD-code standards and municipal zoning requirements, ensuring full approval for government housing placement, Section 8 voucher eligibility, and civil agency use.

Engineered Mobile Chassis & Towable Foundation

Built directly on an engineered, heavy-duty tandem-axle trailer/rolling chassis, making the entire luxury asset fully mobile, highway-legal, and easily transportable.

Turnkey Layout

1–2 full bedrooms + 1.5 bathrooms (move-in ready).

Porch & Rooftop Lounge

Integrated covered front porch plus an engineered, walkable rooftop deck/patio lounge.

Off-Grid Tech & Utilities

Complete solar panel array, automatic high-efficiency plumbing setups, and full climate control.

Curb Appeal & Exterior

Custom exterior planter boxes, integrated green walls, landscaping, and travel-ready exterior styling.

Auction & 100% Net Equity Split Between Teams.

Loan Repayment & Profit Distribution

Auction proceeds first satisfy the original bank development funding.

100% of all remaining net profit is distributed directly to the cohort team members who built, managed, and operated the company.

Residency Structure

&

Operating Schedule

This is an intensive, real estate enterprise incubator.

Enrollment Closes November 1st, 2026

To maintain high-touch instruction, personalized technical advisory, and dedicated site access, capacity is strictly capped.

1 Dedicated Immersion Day

10:00 AM – 5:00 PM

Your selected weekend day (SATURDAY OR SUNDAY) delivers 7 full hours of core real estate instruction, executive panels, and hands-on team strategy.

Phase 1

An intensive executive incubator combining 8 weeks of foundational instruction November-February.

Phase 2

February-to-April, hands-on site builds, May auction execution.

C-suite advisory access from January - May.

Weekday & Weekend Facility Hours

Facility doors open at 8:00 AM and close at 8:00 PM on Saturday and Sunday ( Executive Lounge café.)

JNI Office Hours

Monday – Friday

10:00 AM – 2:00 PM

(virtual advisory, phone support, and administrative assistance).

WEEKLY IMMERSION SESSIONS
11/16 Week
- Saturday Cohort 11/21
- Sunday Cohort 11/22
Thanksgiving Week Closed
WEEKLY IMMERSION SESSIONS:
Week of 11/30
- 12/05 Saturday Cohort
- 12/06 Sunday Cohort
Week of 12/07
- 12/12 Saturday Cohort
- 12/13 Sunday Cohort
Winter Break Office Hours Monday - Friday:
12/14 -12/18
10:00 AM - 2:00 PM
Holiday Closure
12/19 -01/04
Return to Regular Hours:
Tuesday 01/05/2027
Phone: 757 -904-5017
Email:
airer@jnibusinessgroupllc.com
11815 Fountain Way
Suite 300
Newport News
23606
WEEKLY IMMERSION SESSIONS:
01/06/2027 Week
- 01/09/2027 Saturday Cohort
- 01/10/2027 Sunday Cohort
01/11/2027 Week
- 01/16/2027 Saturday Cohort
- 01/17/2027 Sunday Cohort
01/19/2027 Week
- 01/23/2027 Saturday Cohort
- 01/24/2027 Sunday Cohort
01/25/2027 Week
- 01/30/2027 Saturday Cohort
- 01/31/2027 Sunday Cohort
WEEKLY IMMERSIONS SESSIONS Wrap UP
2/1/2027 Week
02/06/2027 Saturday Cohort
02/07/2027 Sunday Cohort
02/16/2027 PHASE 2 BUILDING - April, May Auction
PHASE 2
BUILD & May AUCTION EXECUTION
Live Modular Asset Auction & 100% Net Profit Distribution

Tuition, Payment Terms & Application

Application & Approval Notice (Strictly Approval-Only)

All participants must apply and be formally approved by our admissions board prior to seat confirmation.

Enrollment Deadline 11/01/2026

Applications open immediately and close on November 1, 2026.

Early submission is strongly encouraged to secure a screening call.

Total Program All-Inclusive Investment

$8,500 Total Per Residency Seat with 1 Complimentary Executive Guest Pass.

Enrollment Deposit

ALL-INCLUSIVE GOVERNMENT RESIDENCY INCUBATOR

$2,500 Non-Refundable Seat Acceptance Retainer due within 24 hours upon application approval to reserve your spot.

Remaining Balance

$6,000 Due on or before April 1, 2027.

Privacy & NDA Notice

This is a private, proprietary incubator.

All accepted participants complete a standard Non-Disclosure Agreement (NDA) on-site during Orientation.

How the Application Process Works

Submit Application

Complete all required candidate details in the form below.

Review & Screening

Selected applicants will be contacted within 1–5 business days to schedule a 20-to-30-minute phone screening with our admissions team.

Approval & Retainer

Upon formal acceptance, you will receive your official seat acceptance retainer invoice ($2,500), which must be paid within 24 hours after approval.

If retainer is not paid within 24 hours, your application will close and your seat will be offered to another participant.

- First Name
- Last Name
- Email Address
- Direct Phone Number
PRIVACY & DATA PROTECTION GUARANTEE
JNI Business Group operates strictly as a private, closed-network enterprise.
We do not sell, trade, or distribute your personal information, nor do we participate in any third-party direct mail or marketing lists.
All applicant data is kept 100% confidential and is strictly protected under active Non-Disclosure Agreements (NDAs) by our internal advisory board and executive professionals.
How long have you been active in real estate?
(If not currently active, how long have you been actively researching or seeking real estate deals?)
What specific sector of real estate are you focused on, and do you currently have a co-founder, business partner, or team?
Are you prepared to acquire, build, or execute 1 to 2 Government real estate properties, contracts during your Residency?
What makes you an ideal candidate for this government real estate program, and how do you anticipate this incubator will benefit your active enterprise?
Are you currently involved in or actively seeking government real estate contracts (such as HUD, Section 8, municipal land use, or local housing authority initiatives)?
If experienced, what specific area of government or municipal contracting do you currently operate in?
If new to government contracting, what specific government housing or municipal sector programs are you looking to expand into during this cohort?

(FAQ)

Please Scroll Down to Fill Out Application

Classes, masterclasses, and executive study lounge access take place in Norfolk/Virginia Beach Border, VA (with convenient access to local paid parking, Norfolk parking garages).
Full venue address, parking passes, and security access credentials are provided upon application approval and seat confirmation.
Yes, detailed parking garage locations and access instructions for Downtown Norfolk are issued to confirmed participants.
Participants attend 1 Dedicated Immersion Day per weekend (your choice of Saturday or Sunday for 7 hours Residency).
- Class starts at 10:00 AM - 5:00 PM.
- Executive Lounge Cafe opens at 8:00 AM - 8:00 PM Saturday & Sunday.
Applications are reviewed on a rolling basis.
Qualified candidates are contacted within 1 to 5 business days to schedule their 20-to-30-minute phone screening.
Once approved, your $2,500 Non-Refundable Seat Acceptance Retainer must be paid within 24 hours of receiving your invoice to lock in your pass.
Unpaid seats are released to the next applicant.
To protect proprietary real estate frameworks and cohort strategies, all accepted participants complete the standard NDA on-site during Open House / Orientation.
Yes.
This is a completely all-inclusive residency incubator with zero out-of-pocket costs after your tuition is paid.
JNI Business Group hosts one exclusive private masterclass per year and is routinely retained by private clients, institutional developers, and landlords nationwide.
Our institutional advisory team has been hired to structure and expand Section 8 and government contract profiles for real estate portfolios across California, Colorado, the DMV (DC, Maryland, Virginia), West Virginia, North Carolina, and Hampton Road
JNI Business Group operates strictly as a private real estate advisory firm and closed-network enterprise—not a public social media coaching brand.
Because we execute proprietary government contract strategies and maintain strict, legally binding Non-Disclosure Agreements (NDAs) with all of our private clients, institutional investors, and advisory board experts, our work is kept entirely confidential.
Summer Office Hours:
Monday - Friday
10:00 AM - 2:00 PM
Address:
11815 Fountain Way
Suite 300
Newport News
23606
Phone: 757-904-5017
Email:
airer@jnibusinessgroupllc.com

APPLICATION BELOW

IF ANY QUESTIONS PLEASE CALL OR EMAIL

757 - 904 - 5017

Monday - FRIDAY 10:00 AM - 2:00 PM

Enrollment Deposit

$2,500 Non-Refundable Seat Acceptance Retainer due within 24 hours upon application approval to reserve your spot.

Remaining Balance

$6,000 Due on or before April 1, 2027.

ALL INCLUSIVE SALES ARE FINAL- NO HIDDEN FEES AL-INCLUSIVE A.I.R.E.R RESIDENCY INCUBATOR

airer@jnibusinessgroupllc.com