BASTION RAMPART, LLC – BUSINESS PLAN

1. Executive Summary & The Bastion Thesis

Bastion Rampart, LLC is a commercial real estate acquisition and asset management firm based in South Carolina. We buy, stabilize, and operate institutional-grade real estate. Our mission focuses on two outcomes: delivering strong, risk-adjusted returns for our private capital partners, and deploying public-private partnerships to create dignified, affordable housing for military veterans and underserved communities.

Principal Leadership & Operational Edge

I am Dominic Wragg. I bring over 20 years of operational leadership spanning military logistics, mission-critical data center engineering, and direct commercial property management. We apply these exact standards to our real estate portfolio:

• Direct Multifamily Operations: Three years of hands-on property management experience overseeing assets ranging from 80 to 300 units. Proficient in driving tenant relations, optimizing rent collections, managing work orders, and maintaining institutional financial records (Yardi).

• Systems-Driven Execution: 15 years of military logistics and detachment command translating directly into strict supply chain control, vendor governance, and operational discipline.

• Mission-Critical Reliability: Six Sigma Lean certified with a background architecting and managing high-scale data center infrastructure. We apply these exact engineering standards to asset risk management and preventative maintenance.

• Data-Driven CapEx & Compliance: Proven track record managing complex operating budgets, leading systems commissioning, and enforcing subcontractor compliance to kill cost overruns.

Strategic Roadmap

• Phase 1 (The Foundation): Acquire and stabilize 100+ commercial multifamily units in the Carolinas. This builds our operational base, validates our management systems, and secures baseline cash flow.

• Phase 2 (The Mission Expansion): Use our operational infrastructure to tackle adaptive reuse. We convert distressed motels and hotels into subsidized affordable and veteran housing, backed by long-term government contracts and grants. Concurrently, we buy recession-resistant essential businesses (laundromats, car washes, affordable assisted living) to maximize site utility and ancillary cash flow.

• Asset Class: Commercial Multifamily (20 to 150+ units).

• Geographic Focus: Initially a 90-minute drive from Summerville/Charleston, SC. Expanding across the Carolinas (Columbia, Greenville, Charlotte) once we achieve scale. Phase 2 targets underserved areas based on specific local needs.

• Asset Profile: Class B or C Multifamily. Structurally sound but underperforming operationally or financially.

• Investment Strategy: Light to Moderate Value-Add. We force appreciation through targeted physical CapEx, professional management, and optimizing income.

• Target Returns: 8.0%–10.0% Preferred Return / Cash-on-Cash yield; 1.8x–2.2x Equity Multiple over a 3–5 year hold.

2. Phase 1 Acquisition Criteria (The "Buy Box")

We stick to strict acquisition parameters to protect the downside while forcing appreciation.

Value-Add Framework

We increase Net Operating Income (NOI) within 12 to 24 months by:

• Physical Upgrades: Standardized unit interiors, better curb appeal, and functional amenities.

• Operational Efficiency: Pushing under-market rents to market rates, billing back utilities (RUBS), and standardizing maintenance contracts to cut expenses.

• Tenant Experience: Improving security and responsiveness to reduce expensive unit turnover.

3. Capital Structure & Investor Alignment

We protect capital and deliver predictable returns through structured equity architectures.

Preferred Equity Structure

For Phase 1 deals, we use a Preferred Equity LP model:

• Preferred Yield: Limited Partners (LPs) get a priority 8.0% to 10.0% annual return, paid from cash flow before the sponsor takes a split.

• Capital Return Event: We target a Year 3 to Year 5 exit or cash-out refinance to return 100% of your initial capital while you keep your equity upside.

Joint Venture Model

For family offices or partners bringing larger capital tranches, we tailor JV structures with custom hurdle rates and splits.

Downside Protection (No Capital Calls)

We do not issue capital calls. We engineer the math so we do not have to:

• CapEx Reserves: We pad every deal with a 15%–20% operational and CapEx contingency reserve above initial bids to absorb overruns.

• Stress-Tested Underwriting: We underwrite to a minimum 1.40x Debt Service Coverage Ratio (DSCR) and expand our exit cap rates by 100–150 bps. The asset can absorb market shocks on its own.

4. Operational Execution & Vertical Integration

Execution separates operators from allocators. My logistics background drives the asset lifecycle.

CapEx Execution & Vendor Governance

• Fixed-Bid Contracting: We use guaranteed maximum price (GMP) or fixed-bid contracts to kill cost overruns.

• Strict Draw Schedules: We do not pay contractors until milestones are verified and lien waivers are signed.

• Standardized Materials: We renovate with durable, standardized spec packages (commercial vinyl plank flooring, stone counters) to slash future maintenance costs.

Property Management

1. 0 to 100 Units: We partner with vetted third-party managers but keep a tight grip on daily operations, maintenance tickets, and collections.

2. 100+ Units: We transition to our own internal property management subsidiary, Bastion Property Management, LLC. This guarantees absolute quality control and stops fee leakage.

5. The Long-Term Vision (Community Impact & Diversification)

Phase 2 scales a resilient business model that delivers critical community infrastructure.

Adaptive Reuse: Affordable & Veteran Housing

We convert underperforming motels and hotels into affordable housing and specialized veteran residences.

• Public-Private Partnerships: We use HUD VASH vouchers, Section 8, and state grants to guarantee occupancy and revenue.

• Margin Safety: Hospitality conversions cost significantly less per key than ground-up builds, giving us a lower debt basis and better risk-adjusted yields.

• Community Impact: We provide high-quality, service-supported housing to veterans and working families.

Essential Services Business Diversification

We acquire recession-resistant essential businesses next to our real estate holdings:

• Commercial Laundromats & Car Washes: High-margin, cash-heavy operations that serve residents and the community.

• Affordable Assisted Living: Converting assets into residential care facilities backed by Medicaid waivers and private pay.

Bottom Line

Bastion Rampart provides private investors with a risk-mitigated platform built for consistent income and long-term capital growth. We use military operational discipline to build a lasting, recession-resistant portfolio