The honest version
The common plan in this corridor is to buy a finished business and collect a passive six figure check, and at today's rates that plan does not pencil. The yearly loan payment lands right on top of what a finished property earns, so it barely covers itself. I looked hard at this, across ten different kinds of deals, and the answer is clear.
The money here is in buying right and building or improving, not in buying finished income. Cheap land sits next to real, capped demand from Ichetucknee Springs and the rivers. Build a cabin resort at a cost that yields well above what the market pays for finished ones, or buy an under rented RV park and add pads, and the cash flow shows up. That is the work I do, and I do it with my eyes open.
I am not a fund and I am not a tire kicker, because the money is mine, the financing is real, and I make decisions fast. When a deal fits, I can close in 60 to 90 days. When it does not, you get a straight no and the reason why, so you are never left waiting on a maybe.
Buy it right and build or improve it. Do not buy it finished and expect it to pay you. Chino Perez
What fits my buy box
Four plays, ranked by how cleanly they work, with the full math on the opportunities page.
Glamping or cabin resort
Build near the springs at a cost that beats the market cap, the one play that clears $100k on its own math.
RV park or campground
Buy one under rented, add pads, manage rates into tubing season.
Self storage
Truly low touch, but only bought well below the asking prices sellers are floating.
Mobile home community
Tenant owned lots, low management, best with a seller financed structure.
Towns I cover
I work the Fort White corridor across six counties, from the springs to the commercial base in Lake City and the growth on the Gainesville edge.
How I work
- Cash down and financing ready, so I am not wasting your time with maybes.
- Quiet and quick, and I keep your staff and your name where I can.
- Straight answers on the numbers, even when the answer is no.
- Open to partners who bring local knowledge, capital, or operations.
What happens when you send a deal
The process is short on purpose, because owners and brokers deserve a fast read instead of weeks of silence.
- Send it. Use the deal form or email yochino@gmail.com with what it is, where it is, why you are selling, and the asking price and trailing twelve month income if you have them.
- Get a straight read. I underwrite against one bar: a clear path to $100,000 or more a year in owner cash flow with a debt service coverage ratio of 1.25 or better at stabilization. If the numbers work I move, and if they do not, you hear a no and the reason why.
- Close in 60 to 90 days. The deal stays quiet until it makes sense to share, I have the financing lined up already, and on land for a build I can move immediately.
Questions sellers and brokers ask
Who is behind Yo Chino?
Yo Chino is the acquisition site of Ulyses "Chino" Perez, an operator-investor based in Fort White, Florida. Chino buys, builds, and runs small businesses and income real estate in the Fort White, Lake City, and High Springs corridor of North Central Florida, and the money he puts to work is his own.
What is Chino buying right now?
Four asset types, ranked: a glamping or cabin resort, either operating or 15 to 40 acres to build on; an under rented RV park or campground with room to add pads; below market self storage with boat and RV parking upside; and a tenant owned lot mobile home community of 50 to 120 pads.
How much can Chino put into a deal?
The buy box runs $2.4 million to $3.4 million all in, funded with $400,000 cash down and a $2 million to $3 million loan through SBA 7(a) or 504, USDA B&I, conventional debt, or seller financing. Seller carry and off market deals go to the front of the line.
How fast can Chino close on a deal?
He can close in 60 to 90 days on the right deal and move immediately on land for a build, and he has the cash and the financing lined up, so an owner is never waiting on a buyer who is still trying to qualify.
What areas does Chino cover?
Fort White and roughly 40 minutes out, across the Columbia, Gilchrist, Suwannee, Alachua, and Lafayette county corridor. That includes High Springs, Lake City, Branford, Trenton, Newberry, Alachua, Live Oak, Mayo, O'Brien, Bell, Chiefland, and the Gainesville edge.
What deals are not a fit for Chino?
Finished assets priced at big city cap rates, net lease retail, small apartments, budget motels, commodity farmland or timber, and anything that needs 50 percent down.
How does a seller or broker send Chino a deal?
Use the deal form on the opportunities page or email yochino@gmail.com with what it is, where it is, and what you are asking. Every deal gets a quick, straight answer, and when the answer is no you hear the reason why.
Will Chino keep the staff and the business name?
Where he can, yes. Keeping the staff, the name, and the things that already work beats stripping a place for parts, and he keeps a deal quiet until it makes sense to share.