EP342: How to ACTUALLY Turn Dirt into a PROFITABLE Business

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If you had told us seven years ago that we’d be standing in the middle of a Texas construction site — hard hats on, dirt on our shoes, pointing at townhomes we dreamed up on paper — we probably would’ve laughed.

We were the fashion-girls-turned-investors who once thought success meant buying what already existed — something proven, safe, and familiar. But sometimes, growth doesn’t look like safety. Sometimes, it looks like dirt.

Why We Chose to Build from the Ground Up

When we started the Kitti Sisters, our mission was simple ➡️ create income-producing assets that build freedom — not just for us, but for every investor who trusts us with their capital.

But the longer we were in multifamily, the more we realized something: the best yields, the biggest opportunities, and the most meaningful impact often come when you’re willing to start from zero.

That’s what drew us into the world of Build-to-Rent (BTR).

We literally bought raw land — just dirt — and decided to create something from nothing. Every step of the way, we added value. Every decision, from countertop finishes to light fixtures, was made with intention.

Unlike 1970s or 1980s apartment complexes, we had the freedom to design with today’s renter in mind. Clean lines. Smart tech. Modern comforts. The kind of spaces we’d want to live in ourselves.

And maybe the wildest part?
We don’t even live here.

How We Build Something from Miles Away

Here’s the thing: the magic isn’t in doing everything yourself — it’s in finding the right who.

Our on-site team handles the day-to-day; we handle the high-level vision and asset management. It’s the reason we’ve grown faster than we ever imagined. We focus on building partnerships, not wearing every hat.

That’s what we teach our investors too: you don’t need to know everything; you just need to know the right people.

The Risk, the Reward, and the Reality

We bought this land long before we ever brought in investors — two years of planning, permitting, and designing funded entirely by us.

It was a big risk, but it also meant we derisked the project for our future partners. And in a world where construction costs rise and interest rates fluctuate, that head start mattered.

Ground-up development isn’t easy — the loans are harder, the paperwork is endless, and the moving parts can make your head spin. But the reward? It’s unlike anything else.

When you buy an existing apartment, it’s already cash-flowing — but you’re also competing with dozens of other buyers and inflated prices.

When you build? You create your own value from the ground up. You’re not just buying an asset — you’re designing it, shaping it, and watching it come to life.

And yes, we’ve faced every fear you can imagine: construction delays, loan headaches, market shifts. But this time? We’re under budget, on time, and already leasing before we’ve even finished construction.

Building for Generational Wealth

Most of our investors aren’t just chasing cash flow — they’re building something bigger. Legacy.

Our BTR community is made of individually deeded homes, meaning we have multiple exit strategies. We can sell one, sell a few, or refinance and hold the entire community long-term.

Our goal?
To refinance, return capital to investors, and let them continue to earn cash flow with zero dollars left in the deal.

That’s what we call infinite returns — and that’s the kind of long-term wealth most people only dream about.

What We’ve Learned Along the Way

If you’re reading this and thinking, “I could never do that” — we get it. We once thought that too.

Here’s what we’ve learned:

1️⃣ Don’t be afraid to start big — just don’t start alone.
Find your mentors, your partners, your “Yoda.” The right people will teach you everything you need to know.

2️⃣ Do your homework.
We spent nearly $50,000 on feasibility studies before raising a single dollar. Knowing your market is everything — what people want, what amenities matter, what price points make sense.

3️⃣ Work with the city, not against it.
This project became a reality because our city supported it. We partnered with them to build connecting roads, shared infrastructure, and a vision for the community.

Those three things — partnership, preparation, and cooperation — are the foundation beneath every great development.

What This Project Really Means to Us

Sometimes, when we walk the site, we think of our great-grandparents in Thailand — humble, hardworking people who never stepped foot on an airplane.

They couldn’t have imagined that two girls from their bloodline would one day be building homes for families in Texas.

This — all of this — is the American Dream.
And the beauty of it? It’s not just ours. It belongs to everyone who dares to believe they can build something bigger than themselves.

When you pair that dream with real estate — and the power of using other people’s money the right way — there’s no ceiling. No limit.

We’re not just building wealth here.
We’re building legacy. 🙌