The MTR + Co-Living Opportunity
Why now. The 2026 mid-term and co-living market. 19% MTR share. 136% growth since 2019. Atlanta as the case study. The seven-Southeast-metro opportunity map.
Self-paced · Cohort · Operator
Room Rental
Riches.
Run your portfolio like a real business. The Host-to-Operator method, taught at three commitment tiers. Same curriculum in all three. What changes is how much support, accountability, and time with Della you get.
What's in the curriculum
- Phase 1 · Foundation: opportunity framing, legal setup, path commitment
- Phase 2 · Acquisition: AI-powered market analysis and first-property outreach
- Phase 3 · Setup: hospitality-grade design and the modern tech stack
- Phase 4 · Launch: multi-channel listings and the MTR pricing framework
- Phase 5 · Operations: guest-experience systems, cleaning, vendor network
- Phase 6 · Growth: SOPs, VA hiring, the path-to-W-2-replacement roadmap
- Bonus Pack: direct booking and AI visibility for the 2026 through 2030 era
12
Modules + Bonus Pack
6
Phases
125
Lessons
100
Founding seats
Who this is for
Two operators. One course.
The aspiring operator without a property yet.
You’re looking at MTR and co-living because the math works and the W-2 doesn’t. At least not for the next twenty years. You want to operate in the Southeast (Atlanta, Tampa, Charlotte, Raleigh, Nashville, Houston, somewhere on that map). You haven’t signed your first lease or closed your first property yet, and you want a structured path from “reading about this on Reddit” to “first booking in sixty days.” Phases 1 and 2 are built for you. Opportunity framing, legal setup, path commitment, then AI-powered market analysis and the outreach work that lands the first deal.
The operator past hosting.
You have between three and thirty units. Some mix of short-term, mid-term, long-term, or co-living. Your revenue is real. Your time is the bottleneck. You’ve outgrown the spreadsheet phase, you’re tired of Sunday-night cleaner-scrambles, and you’re paying enough in OTA commission to fund a full-time team member. Phases 3 through 6 are where you’ll spend your time. Hospitality-grade design, the modern tech stack, the MTR pricing framework, guest-experience systems, vendor networks, and the path to W-2 replacement.
Same curriculum, both directions. Maya runs five units in suburban Atlanta and started in Phase 3. James was a travel nurse with no property yet and started in Phase 1. The course was built for both of them.
The curriculum
Six phases. Twelve modules. Plus the Bonus Pack.
Same curriculum in every tier. Foundation through scaling. The full arc, from no property yet to a portfolio that runs without you on call.
Legal, Regulatory & Business Setup
State-by-state matrix for GA, FL, TX, NC, SC, VA, TN. LLC formation. Insurance. Lease structure templates. The legal foundation that keeps the business standing.
Choosing Your Path
Arbitrage vs. ownership vs. co-host. The decision matrix and capital calculator. The forced-commitment exercise that gates the rest of the course. Pick a path before market analysis.
Market Analysis & Property Selection
AI-powered market research the competitors don't teach. 25+ prompts. Demand-driver mapping for seven Southeast metros. AirDNA and Furnished Finder Pro integrated.
Securing Your First Property
Five email pitch versions. 25+ landlord objection handlers. 15+ owner objection handlers. Attorney-reviewed lease addendum templates. The outreach work that lands the first deal.
Hospitality-Grade Design
Five tenant personas. Will Guidara's Unreasonable Hospitality framework, applied. 50+ signature touches. The BNHG welcome basket. Room-by-room design that earns five stars.
Your Modern Tech Stack
Hospitable + PriceLabs + Turno + smart locks + Stessa, configured. 30+ AI guest-messaging prompts. The smart-lock comparison. The stack that runs without you in the loop.
Multi-Channel Listing Strategy
Furnished Finder first (50% travel-nurse audience), then Airbnb, Zillow, Apartments.com, Hospitable Direct. 15+ AI listing-copy prompts. 30+ headline formulas. Per-platform photo strategy.
Pricing for Profit (MTR Math)
MTR Pricing Calculator V3. The length-of-stay framework other operators get wrong. 15 to 25% discounts vs. an industry that runs 35 to 46%. Seven Southeast seasonal calendars. The math behind a $9,720 per year per property delta.
Guest Experience Systems
23+ message templates across six phases. 25-scenario issue-resolution playbook. Repeat-guest rebooking funnel. Difficult-guest scripts. The communication cadence that holds 4.85+ stars.
Cleaning, Maintenance & Vendor Management
70+ item hospitality-grade cleaning checklist. Six-vendor essential network. Preventive-maintenance calendar. Emergency response protocol. The operations layer that doesn't break.
Scaling Beyond Your First Property
Property #1 readiness audit. SOP template library (15+ pre-built). VA hiring playbook. The 5 to 10 property roadmap. Path-to-W-2-Replacement calculator. Honest 24 to 36 month timeline.
Bonus Pack: Direct Booking & AI Visibility
The intro (4 lessons) ships in every tier. Schema, llms.txt, the foundation AI-visibility checklist. Cohort and Operator unlock the deep dive: GEO/AEO content strategy, third-party citations, MCP readiness, the AI-era brand. The work that pays off from 2026 through 2030.
The three tiers
Same curriculum. Three commitment levels.
Every tier ships the full twelve-module curriculum and the Bonus Pack. What changes is how much support, accountability, and time with Della you get.
What you get
Self-paced
$497
On your timeline
Most popular
Cohort
$2,497
Eight-week guided
Operator
$7,497
Ninety-day 1:1 with Della
Full 12-module curriculum
Bonus Pack: Direct Booking & AI Visibility
Intro (4 lessons)
Full deep dive
Full deep dive
Lifetime course access
Nice Host Network community
1 year
1 year
Lifetime
Eight-week guided cohort
—
Weekly live cohort sessions
—
Twelve 1:1 sessions with Della
—
—
Ninety days
Seats per cycle
Open
Open
Capped at five
Reserve a seat
Reserve a seat
Founding pricing: the first 100 students per tier get launch pricing. After that, prices move to $697, $3,497, and $9,997. Cohort and Operator tier prices include the launch cohort and don’t increase until the cap is met.