Highly profitable, semi-passive military lodging business in San Antonio, TX serving U.S. Air Force pilots on temporary duty (TDY) assignments at Joint Base San Antonio Randolph. Fully furnished apartments generate $265,833 in annual revenue on just 4 hours per week of owner involvement (absentee). No employees - fully contractor-based model with zero payroll, zero W-2s, and zero workers' comp liability.

How it works:
The business leases apartments under the LLC on standard 12-month residential leases and provides them as fully furnished, move-in-ready accommodations to military members on 4-6 month training assignments in San Antonio. Guests are reimbursed at the full government per diem rate through the Defense Travel System (DTS), meaning revenue is backed by the U.S. Department of Defense rather than consumer discretionary spending. This is recession-proof, government-funded demand tied to military training pipelines that operate year-round regardless of economic conditions.

Referral Engine:
This is the crown jewel of the business. The primary guests are Air Force pilots attending various training programs at JBSA Randolph. After completing their 4-6 month stay, these pilots return to their home pilot training bases as instructor pilots. Every few weeks, a new class graduates and new trainees are selected for the same training programs. Their instructors, who are also our former guests, are in the perfect position to recommend where to stay. Combined with a referral bonus, this creates a self-sustaining, low-cost customer acquisition pipeline with a 95%+ close rate on inbound leads. This referral engine is structural, not personal; it runs on the military's own training cycle, not the owner's relationships. This makes the business fully transferable to a new owner.

Financial Highlights:
- 2025 Gross Revenue: $265,833
- 2024 Gross Revenue: $262,819
- 2023 Gross Revenue: $189,343 (growth/expansion year)
- Owner Cash Flow (SDE): $74,000+
- Average Occupancy: 85% across all units

What's Included:
All fully furnished units (~$48,000 in assets), all lease agreements (entity sale - leases transfer seamlessly), complete Standard Operating Procedures, website and email domains, social media accounts, complete invoicing setup, booking agrement templates, all vendor relationships, established referral network, regulatory compliance documentation, and 60 days of hands-on transition support from the owner/seller.

Owner Workload:
~4 hours/week from absentee owner. Monthly invoicing, guest communication, cleaning team coordination, brief sales calls with inbound referrals, and occasional move-in/move-out coordination. All processes documented in detailed SOPs - no prior industry experience required.