Hi BiggerPockets community,Over the last few years, we’ve grown a soccer business that now trains hundreds of kids weekly through private sessions, leagues, after-school programs, and Nike Soccer Camps across multiple cities.But now it’s time for the next step.Our soccer families need a year-round home base.

I suspect my half bathroom added at least 5 times the value it would add in Akron    It may have cost me 50% more (virtually all in labor costs), but my return on that value add is in a different league than it would be in Akron (nothing against Akron - you can substitute any low cost market for Akron).In my experience there are 2 things required to extract your investment upon the refi 1) the rehab has to be extensive.  

I'm also on the lookout for warehouse space for the Women's Service League and Stage Kids. 

I spent time in the league and have since built my real estate portfolio and started a real estate agency and property management company servicing Indianapolis and its surrounding areas.

Unlike typical 'eatertainment' venues or sports bars, this concept puts wellness, family, and active living at the center—complemented (not driven) by food, beverage, and social programming.Core FeaturesSports & Activity ZonesIndoor pickleball courts (climate controlled, 4–6 courts)Indoor/outdoor beach volleyball courts (convertible for basketball/futsal)Golf simulators & mini bowling lanesTrampoline park + gymnastics/karate zone for kids/teensWellness & RecoveryYoga, Pilates, meditation, & HIIT studiosSauna, cold plunge, cryotherapyStretch Lab–style recovery center (guided stretching sessions, memberships, group classes)Waterfall garden + relaxation space away from active sports areasFamily & CommunityDog park with outdoor games + beer garden/shaded seatingRunning/walking trail with landscaped connectionsOn-site trolley to connect 10 acres of amenitiesSignature lazy river wrapping the propertyEntertainmentLive music stage (concerts, DJs, open mics, festivals)Event lawn for community markets, tournaments, and seasonal activationsFood & BeverageFood hall with rotating local chef pods (entrepreneurship focus)Morning coffee, juice, and healthy breakfast service tied to wellness classesLiquor license for controlled, property-wide sales (alcohol as complement, not driver)Programming & ActivationA 7-day calendar ensures consistent traffic and appeal across demographics:- Mornings: wellness classes + healthy breakfast service- Afternoons: after-school clinics + corporate team sessions- Evenings: leagues, trivia, karaoke, esports, family game nights, markets- Late nights (weekends): concerts, DJ sets, festivals, after-hours crowdRevenue StreamsCourt & bay rentalsMemberships & leaguesFood & beverage sales (partnership rev share)Wellness services (stretch lab sessions, day passes, memberships)Events (concerts, markets, corporate rentals)Sponsorships & naming rightsTrampoline/fitness zone admissionsTarget MarketPrimary: Adults 25–50 seeking active, social recreation with wellness focusSecondary: Families, sports leagues, and corporate groups during daytime/weekendsTertiary: Tourism and visitor spillover from SWFL’s growing destination marketDifferentiatorsWellness + family integration (unique for this type of complex)Signature lazy river as both a wellness and entertainment attractionLocal food entrepreneurship via rotating vendorsYear-round activation calendar to ensure constant useAlcohol as complement—not driver—to active recreationClimate-controlled indoor facilities for consistent playPhasing the BuildPhase 1: Core sports courts, food hall, bar, family/kids activity zone, and event lawnPhase 2: Wellness + recovery center, simulators, bowling, dog park/beer gardenPhase 3: Lazy river, trolley service, expanded outdoor landscape, and concertsPotential Challenges to Solve EarlyZoning & Permitting: Mixed-use recreation, wellness, and entertainment will require layered approvals (PD recommended)Site Selection: Large footprint and 200–300 parking spaces required; access is criticalCapital Requirements: Likely $10M+ at full scale; partnerships or phased funding may be neededOperations: Complex amenity mix requires strong GM and specialized team leadsLand NeedsPhase 1 – Core Sports & Food Hub:- Indoor pickleball courts: 20,000–30,000 sq ft (~0.5–0.7 acres)- Beach volleyball courts: 12,000–18,000 sq ft (~0.3–0.4 acres)- Bar & rotating kitchen hall: 8,000–10,000 sq ft (~0.2 acres)- Parking: 150–200 cars (~1.5–2 acres)Total: ~3–4 acresPhase 2 – Entertainment & Wellness Expansion:- Golf simulator lounge + mini bowling: 8,000–12,000 sq ft (~0.2 acres)- Yoga/sauna/wellness center: 5,000–8,000 sq ft (~0.1–0.2 acres)- Event lawn/live music: ~0.5 acres- Additional parking: 0.5–1 acreCumulative Total: ~4.5–6 acresPhase 3 – Signature Lazy River & Enhancements:- Lazy river: 20–30 ft width x 1,000–1,500 ft (~0.75–1 acre water + deck, ~1.5 acres total)- Expanded courts/event space: ~0.5–1 acre- Landscaped greenbelt areas: ~0.5 acresCumulative Total: ~7–8.5 acres minimumWhy target 10+ acres: Provides buffer zones, future growth space, and avoids maxing out footprint too early.Zoning & Entitlement PathThis project spans several land use categories, so a Planned Development (PD/PUD) overlay is the cleanest path.

Here is a snap shot of Eugene area sporting events in 2026: Date(s)EventJune 10–13NCAA Division I Outdoor Track & Field ChampionshipsMid–JuneNike Outdoor NationalsLate June–JulyPrefontaine Classic (Diamond League meet)Early JulyOTC Butte to Butte road raceApril 24–26Eugene MarathonSpringHayward Classic & OSAA State ChampionshipsSept 5Ducks vs.

YOU if YOU is a seasoned investor who has been in and out of deals, knows a market and the RE like the back of his hand and through years and years and years of networking found a Private Money source that believes in their knowledge and experience enough to back their purchases and rehabs at 100%.It's like saying you wanna play in the NBA and then ask how do you start as the shooting guard for OKC, well the guy who is in that position has been playing basketball since he can walk, put in all the work, went to Div 1 school, got drafted, put his time in in practice, worked his way up the depth chart, worked on his game every off season and now he's the best in the league.  

But we weren't in DC, and Cali crooks are not in the same league as your DC guys, Lol.....I just stopped working in bad areas, it ain't worth it.

Not even Ivy League master programs in real estate provide the representations and guarantees these mentorship programs provide.  

Quote from @Renee Adams: Love hearing this — Lake Hartwell is such a gem, and a great example of how true vacation rentals are in a different league from your average “Airbnb” house hack or spare room.You’re spot on: that early buy-in makes a huge difference today — lower basis, great location, loyal repeat guests.