Hello fellow Steemians!

My first post is meant exclusively to open a discussion about a possible investment I'm personally interested in and to find a group of people to think/talk about it and perhaps to realize it together.
Even if it might be strange inside of a "crypto-community", I'd like to propose an investment to be realized in the "real world", to be more precise a sort of real estate investment. Also, it might be strange to rich this platform since there are others that look more suitable, but I'm trying to imagine an investment concept that is a little different - someone could even call it an experiment - I'd like to propose it here as I did with my friends.
Using an ICO scheme could also be better, but for now let's just kickstart the brainstorming.

PARTICIPATION and INCLUSION

First of all I'd like the Steemit community to participate in the decision evaluating process, at least at some degree, so that's one of the reasons to start with "we/us" instead of "I/me".
Other different platforms have been already addressed with this issue, so we can say that a very colorful think thank is being built including people with a completely different "mind set", coming from different environments. The final decision making is reserved for a small managing team that will filter the "votes" and the "thoughts" from each platform. Also in this kind of "public open consulting" (?) I'll be as brief as possible in order to avoid writing novels, so it might look big issues have been forgotten, but we can discuss anything anytime further more.

Here's the first task: after the "0 level" of thinking, two main options have been outlined that do not differ only for the building typology itself.

option A
to build ex-novo, rent for 5-10 years and (maybe) finally sell
3 holiday houses per 6-8 persons, each with its own outdoor facilities like pool, garden, terraces etc, to be rented exclusively for touristic purposes.

option B
to build ex-novo, manage and/or rent as a whole
a small complex as a home for the elderly / a retirement home with separate apartments for a total of 20 persons.

The total built gross area would be almost the same for both options, around 600-650 m2, separated in 3 different buildings in option A or as a small complex in option B.
In the exploitation period the main difference between those options is that holiday homes can be rented mostly during summer season, in Istra it means max 5-6 months per year + maybe some week around Easter and around Xmas - New Year, while the elderly 's home obviously has to work during all the year, 24/7, depending on the degree of care that is provided (also to be decided at some point).
This actually shows the dilemma on the managing level of the built facilities, since holiday houses and elderly homes require a different approach and a completely different timing / working hours. Anyway none of this is of direct concern for the investors since the managing party will be somebody else.

LOCATION

We are dealing with a plot of +5000 square meters placed in the countryside, around 15 km away from the biggest city - we are located somewhere in the inner Istra, Croatia, Adriatic Sea.
http://www.istra.hr/en/home
https://en.wikipedia.org/wiki/Istria
(ask for more at google and wikipedia).
This countryside location is ideal for both the options, it is a very pleasant an quiet green surrounding, with very few houses, yet is not far from the main city Pula. It is perfect for short term holidays or for a long period stay, completely stress free :)

EXAMPLES

Here there are a few images showing built examples of these two options, no matter which path we choose the architectural language and the quality we should produce must be at a highest possible level within a reasonable overall cost.

option A

option B

FUTURE FLEXIBILITY

A holiday house is a very rigid typology not easily suitable for changes of function and kind of service, it can be rented out for tourism or used as regular single family house, so further exploitation are limited - of course this is valid if we stick to a regular house typology but this is reasonable since the holiday house have to serve a "generic user".
As for the elderly home, there could be some more flexibility on the horizon: being structured as small units, private apartments for 1 or 2 persons with its own bath and small kitchen, served and managed by a "public central unit" (kitchen, fitness, pool, spa, multimedia room, ...) it can be re-arranged as a hotel, a hostel, a motel, accommodation for school excursions, retreat for businesses or for sport clubs, weddings, happenings of all sorts, various workshops and conferences about cryptocurrencies :) or a combination of some of the above mentioned. The retirement home could also be partially used as "an exchange facility" :) , seniors from other homes come here during holidays while the ones staying here all the year make a vacation somewhere else.

FUNDING and LONG THERM THINKING

Both the options have a similar returning period of the investment, around 5 years: the only difference is that the number of turistic facilities as holiday houses is growing every day and could reach a "saturation point" while retirement homes are not so many and is hard to imagine big changes since the main mindset is not oriented toward the elderly care...
Yet, during the long run, let's say 5-10 and more years a retirement home is a much better investment, at least because there are less marketing expenses, less taxes, it is not subject to "trends changes" and so on, + there's a possibility to grow parallel businesses such as having your own agricultural eco-products to be served inside the facility trough the whole year - after that maybe even to other facilities once a bigger production is established.
In any case the total investment is quite a sum and the following funding models have emerged so far.

option A
Each investor buys a period of time in the holiday house. We all need holidays do we, especially with the current cryptomarket situation making us crazy.
A 5 year calendar will be set, with prices per week, prices will be different depending on the season.
Here the definition "time is money" could reach additional meaning: an investor buys some time in these future houses to spend his holidays in it, and the money invested is used for 2 more purposes, it is funding capital to be used for the realization of the whole business idea and it also represents the share of future incomes.
Let's say that one investor both a week in a 6 person holiday house at a cost of 1.500 USD, in mid season (~35 USD per head per day).
Let's also say hypothetically that the overall building costs of that house were 300.000 USD, then the share of this investor is worth 0,5% of all future net incomes arrived from renting and from final sell if it occurs (also we could vote about it). For similar cases in Istra we know it is reasonable to hope for a yearly gross income of around 75.000-90.000 USD per year.
So instead of what you usually get when you rent a house or a room: you pay - have a holiday - leave; in this scenario: you pay - have a holiday - leave and then collect some earnings along the years!
The catch is that for the first years no income would actually happen, because all investors are simply using what they bought, they bought some holiday time in the new houses, for themselves or for relatives, friends, business partners, team-building retreats and so on. It could even be a nice present for someone's anniversary since the date is known and fixed.
Further more since there will be 3 houses, perhaps different models could be applied for each of them and one of the financed houses could be rented to others (non investors) and start generating some income asap.
Due to taxing laws in Croatia it is not advised to sell such a property earlier then 3 years from completion since it would bring an additional cost that is not applied after those 3 years. If at some point we sell, that would be a nice and relatively fast profit for everybody.

option B
In this case the investing strategy is more linear: we all simply gather the funds, we build the complex and start exploiting - plain and simple - of course there are some steps in the middle but I'm still trying to make it short. Or why we shouldn't imagine a hybrid where some parts are used by investors and others by seniors, of course this idea has to be followed by a specific design of the complex assuring the right division of the parts without loosing overall functionality and comfort.
Here the difficulty is that all the funds have to be available to realize the whole complex, while those 3 holiday houses can be built one by one separately, and this is quite a task to raise 600.000 - 700.000 USD. That's also a reason why several different groups have been involved, to have a more various think tank and have access to more funds. Not to mention mouth-to-mouth marketing is low cost. What if all of this goes well and a chain reaction is provoked? And a chain of similar facilities is generated? What if we, as a mixed community without entities and 3rd parties above us, could think of, fund and deliver different real estate projects - using only our own money, without mortgages and so on, sharing profits between us without fees?
The other side of the medal says that a 20 persons facility for seniors might bring a yearly gross income 180.000 - 200.000 USD.
(Big differences are possible primarily depending on the exact degree of care given and services offered, nursing is always the biggest issue.)
If an investor participated with 2% of the overall costs this means possibly 3.500 USD per year (I'm keeping it pessimistic, there will be expenses along the way).
Could seem like small change, but investors are not working at all...
Good news is that we already have the plot - which is the investment capital of the actual owner.
Here the "grand finale" as the sell of the whole complex is not really plausible but not impossible though.
Anyway the focus should be at "long therm": if we do this, it is not for tomorrow, it is for years to come. If played right those will be nice years.

SUMMARY

You understood correctly: we are not talking about huge insane incomes, no millionaire promises are being made, but there is a solid possibility to make use of some capital instead of sitting on it.
The home for elderly is definitely more profitable, it brings double earnings compared to holiday houses and seams a more secure plan + brings more to the local community.
For example, if a 20 year period is set as the exploitation period (after the first 5 years needed to return the investment), it also could be the mortgage period some of us already have and an investment project like this one could al least help to cover it.
Here we could also say that we all know better earnings are possible in the crypto atmosphere, yes, of course, but isn't one of the main investment rules "diversify!!!" ?
The participation itself also gives some reward, being part of something instead of being only the final user gives definitely more satisfaction.

This investment project or part of it has or will appear on other sites and platforms,
maybe the description will differ in some points depending on the community it is addressed too.

The funds will be collected both in fiat and in crypto currencies:
. the total balance and the subdivision in shares will be public and visible to everyone
. the expenses that are planned will be public
. the expenses that already occurred will be public
. the final costs will be public
. managing costs will be public
. final and yearly earnings will be public
. names of singular investors and their earnings will not be public
. a Limited Partnership will be established to manage the projects trough all the phases (all investors will be signed and listed as participants in the L.P.)
. the success of this kind of crowdfunding will make us deliver other similar proposals in the near future!

So what do you think? Option A or option B?
What do you think in general about this kind of investments?
Would you use these earnings as revenue for your children for years to come?
Would you give to your (grand)parents the chance to spend some time in the lovely Istrian countryside?
Do you have further ideas to put on the table?
Do you have a site where a similar idea could be applied?
What are renting prices for such facilities where you live?

Thank you for reading and have a great Sunday!

Best regards
m.