HYLEE Capital

HYLEE Capital partners with you to invest in U.S. commercial real estate and alternatives. Our investors profit from passive returns and long-term wealth building in institutional-grade properties without managing tenants or dealing with maintenance issues.

Fund Manager

Multifamily Property Management

Director Asset Management

Keller Williams Realty, Inc.

Real Estate Advisor

Real Estate Fund Manager | Simplifying Hands-Free Returns with Risk-Mitigated Real Estate Investments | Champion of Lifestyle Freedom for High-Income Professionals 🌴 Costa Rica

You’re excelling in your career but craving more — greater freedom, flexibility, smarter investments, steady returns, and more time with family.

→ You’re not interested in leaky faucets or late-night maintenance calls, but you’re drawn to the stability of real estate.

→ You value your capital and want to grow it — without unnecessary risk or guesswork.

→ You love your work but want your money working harder so you can live life on your terms.

I didn’t grow up poor, but I wasn’t “buy-whatever-you-want” rich either.

I craved the kind of freedom only well-positioned money could buy.

So I got to work.

Real estate sales by day — growing from $0 to $400K/year in under four years.
Managing my family's multifamily portfolio by night.

Then I discovered something more powerful: wealth isn’t just about how much you make — it’s about how well your capital works for you.

After 20+ years in multifamily real estate, private lending, and deep exposure to limited partnerships, I built Hylee Capital — a private investment firm that helps high-income professionals access vetted, institutionally-backed real estate deals designed for long-term growth and capital preservation.

We now live in a surf town in Costa Rica — ocean walks, slow mornings, and my 3 little ones in tow 🌴

This lifestyle wasn’t handed to me, it was built through real estate.

What I Offer:

→ Access to top 1% alternative investments in prime U.S. markets
→ Strategies to help you build generational wealth and hands-off income streams
→ Direct insights from my experience as both an LP and a fund manager — investing my own capital alongside yours

If you're a high-income professional ready to stop trading time for money — and want a transparent, risk-aware approach to building lasting wealth — we should connect.


FAQs

Q: Do I have to be accredited to invest with you?
A: We occasionally offer limited 506(b) opportunities for non-accredited investors. 

Q: How can I learn more about your projects?
A: In compliance with SEC regulations, we don’t publicly list active offerings. Reach out via LinkedIn DM or email me at sarah@hyleecapital.com. I’d love to connect and see if there’s a fit.

Causes We Support:
God Behind Bars
~ Philippians 4:6-7 †

3 years ago, we walked away.
Moved our family to Costa Rica.

No more long commutes or endless meetings.
 My kids aren’t glued to screens; they’re out exploring.

We walk to the ocean.
We don’t own a TV (and no one misses it)

And still, I wake up at 4 am—
not because I have to, but because I get to.

I work on what I love:
Helping high-performers diversify with institutional-grade operators,
 so their capital buys back their time.

This life didn’t happen by accident.
 It was built with leverage + intention:

→ Rental income covers the essentials
 → Our portfolio protects our lifestyle
 → A refi helped buy the home

Here’s the truth:
 If you're already successful, you don’t need to start over.
 You just need better options.

Freedom is math, strategy, access.
 (And the right partners)

Back to work now—surf break at 3 ;)

P.S. I put together a short webinar breaking down how we’re navigating this market—and where I’m investing next. If you want the link, it’s here: https://lnkd.in/dgEmx6t5

Sarah Miskelly

The moment I stopped treating deals as ‘one-offs’ and started engineering a true diversification system for my investors…

everything scaled.
(I wish I’d built this framework years earlier)

One hard truth: returns mean little in isolation.
Real wealth comes from how the pieces work together.

Not random allocation: an intentional, de-risked ecosystem.
Many investors chase shiny objects. Few ask:

 → How does this deal complement the rest of my portfolio?
 → What role does it play in cash flow, taxes, and upside?

That’s the difference between dabblers and disciplined wealth builders.

Here’s how we’re stacking returns by design:

→ Energy Fund
 Heavy quarterly cash flow.
 Built-in downside protection.
 Modeled 31–32% net IRR.
 Cash flow delayed to Year 2: fueling business growth or reinvestment.

→ Healthcare Real Estate | 13-Building NNN Medical Portfolio
 Non-cyclical tenants.
 Stable monthly distributions (8%+).
 16–20% IRR base, with 25–35% REIT-exit upside.

→ Industrial NNN
 25-year absolute lease.
 2.75% annual rent bumps.
 ~10.3% annual cash flow (~$51.5K over 5 years on $100K).
 Institutional-grade tenant, modeled 1.85x EM.

This isn’t random.
 It’s architecturally stacked for:

 → Cash flow
 → Durability
 → Upside

 All while being de-correlated.

 Most investors chase the next shiny deal.
 Real fund managers build architectures of work-optionality and security.

Curious - are you building a real investment strategy or still hoping one deal will do all the heavy lifting?

P.S. Want a quick breakdown of the industrial deal I mentioned? If you're curious about the numbers, structure, and how we’ve built in downside protection, comment INDUSTRIAL and I’ll send it over...

[pictured: me with the OG - if you know, you know]

Before you invest in 2026, read this first:


I will make my money work harder. 
I will trust experts to manage the details.
I will prioritize cash flow and appreciation.
I will mitigate risk and increase my returns. 
I will choose proven strategies over speculation.
I will buy back my time for family, hobbies, and growth.
I will stop being the operator and start being the owner.
I will invest in risk-mitigated, high-growth opportunities. 
I will stop chasing complexity and start demanding simplicity.
I will use every tax advantage available to keep more of what I earn.

A year from now, you’ll look back and say - 2026 is when everything started to shift.

This isn’t just a mindset shift, it’s a new standard for how high-income professionals build wealth.

Next year will be the year you create real security by diversifying on your terms.

Want multiple streams of hands-off income (without managing a single property)?

Start here: https://lnkd.in/dgEmx6t5

Big confession: I care deeply about building a massive net worth
(but I’ve stopped pretending that’s enough)

The investors I work with (high earning, mega successful) are chasing something deeper:

A life they actually want to live.
(not just a bigger portfolio)

Here’s what I’m seeing more of lately:

1. Time is the ultimate flex

 • More hours with family, fewer on Zoom
 • Peace > prestige
 • Freedom is becoming the real ROI

2. Passive > active hustle

 • They’re not chasing 80-hour workweeks anymore
 • They want income that shows up without them showing up
 • Tech and access have made institutional-style investing mainstream

3. Simplicity > scale

 • Fewer moving parts, clearer strategies
 • One deal that does the work of ten
 • They’re done with the “more is better” trap

4. Now > someday

 • They’re done postponing joy
 • Their money works today (not just in 30 years)
 • They’re building wealth that fuels their life, not replaces it

Yes, net worth obviously still matters (I have a massive goal here)
But so do time, peace, and flexibility.

The investors I work with aren’t just stacking assets.
They’re intentional about living a good life.

Which of these shifts hits home for you?

If you’re earning strong income but want more leverage, more time, and a smarter way to grow your capital (without managing a single property) —

Watch this: https://lnkd.in/dgEmx6t5

Turn $100K into consistent cash flow — no tenants, no volatility, no extra work.
(Most people work for income. Investors earn it.)


Here’s what hands-off investing looks like when the deal actually performs:

1. Consistent cash flow, zero management

• ~$10,300 a year in passive income.
• 25-year absolute NNN lease (tenant covers everything)
• Rent increases of 2.75% annually

(This is income backed by a long-term contract, not market sentiment)

2. Real downside protection

• Facility produces 100% of the tenant’s EBITDA
• In plain language: strong income, backed by a business that can’t run without this building.

3. Tax benefits that matter

• Full 2025 bonus depreciation.
• Helps offset income while improving net returns
• This is where high-income investors see a real difference.

4. Truly hands-off

• No repairs
• No management
• No tenant turnover

Just a cash-flowing industrial asset doing the work for you while you focus on more important things.

5. Institutional track record behind the deal

•  Backed by sponsors with a combined track record of $230M in realized exits and 17.1% net IRR.
•  Not speculation. Not theory. A repeatable model with real durability.


P.S. I’m opening a small, final year-end allocation into this industrial deal (it’s fully spoken for - I secured a small slice). 25-year NNN lease, 10.3% cash flow, full 2025 depreciation. DM me INDUSTRIAL for details.

They started with $350K and one clear goal:
 “We want to be work-optional by 40.”


In 2019, they made their first move: a hands-off LP investment.
Opted not to buy a single-family rental and self-manage.

We built a plan from there:
→ Defined what being work-optional actually meant
 → Mapped a realistic timeline to get there
 → Evaluated net worth, liquidity, and levers they could pull

Fast-forward 2 years:
– Cashed out some stock options
– Self-directed IRA funds to diversify into real estate
– Decided to include an STR in their portfolio for the tax benefits
– Reallocated $500K into hands-off real estate deals (and some energy)

Today, their income from LP investments helps cover part of their lifestyle.
(and grows annually)

No more scanning emails from the bleachers while their kid rounds third.

They didn’t just invest in real estate - they invested in diversification, cash flow, and peace of mind.

If you’re a high-income earner with capital sitting idle or concentrated in one asset class, this is the framework to follow.

This masterclass walks you through the exact playbook: https://lnkd.in/dgEmx6t5

*accredited investors only.

I’ve scaled a multi-million-dollar investment business with 1 simple filter:

Boring, hard assets with a clear business model and numbers that hold up.

Our newest acquisition is exactly that.

- A 424,886 SF manufacturing facility in Indiana.
- A tenant with 125 years of operating history.
- One of the only stainless plate producers in North America with this level of capability. 
- A 25-year absolute NNN lease with 2.75% annual escalations.
- Acquired at an 8.59% cap rate and at a cost basis well below replacement cost.

Nothing flashy.
Nothing speculative.

Just strong fundamentals:
Mission-critical real estate.

This company generates 100% of its EBITDA from this single facility 
(true operational stickiness)

Basically, a defensible market moat.

They hold ~20% of the North American stainless plate market and produce formats competitors cannot - meaning, durable pricing power.

(They literally made the Chicago bean)

1. Predictable, hands-off income.
2. Absolute NNN = no landlord responsibilities for 25 years.
3. Below replacement cost.

This is why I lean into boring hard assets:
They cash flow quietly.
They compound steadily.

And they work in environments where “exciting” investments fall apart.

My investors have seen this across multiple deals this year: medical, energy, and industrial. NCSP fits that same disciplined framework.

If you want access, DM me INDUSTRIAL. The deal is fully allocated and I’m holding a small slice for my investors and we close in 11 days.

I turn down 97% of deals that hit my inbox.

But when I’m invited to partner on an opportunity with true institutional quality… I pay attention.

Case in point:

I just got off a call with a team with $230M in realized exits and secured a small allocation into a 25-year absolute NNN industrial deal.

(tenant pays every expense)

It’s backed by a 125-year-old specialty metals manufacturer, operating out of a mission-critical facility that produces 100% of their EBITDA.

And it’s being acquired below replacement cost.

The operating partner behind the business oversees $1.2B+ across metals, aerospace, and industrial manufacturing.

(the level of team normally reserved for institutional capital)

Here’s what stood out:

• 10.3% consistent cash flow, paid quarterly for 5 years
• target ~$85K total profit on $100K invested
• 2.75% annual rent increases
• Mission-critical real estate with real tenant stickiness
• Full bonus depreciation for 2025

Here’s the truth:

Good investors don’t need more deals.
They need better deals.

Deals with downside protection.
Deals backed by operating history (not hypotheticals).

Deals that keep paying whether you’re on a Zoom or cheering at your kid’s tournament.

Deals that keep paying no matter what the market is doing.

If you’re an accredited investor who wants the overview, DM me INDUSTRIAL.

This will likely be my final allocation before year-end and it’s extremely limited.

Here’s the truth most investors completely miss:

Asset class is secondary.
Operator strength is everything.

Across every deal type, the business behind the real estate drives the outcome.

A great operator can turn a good asset into solid income.
A weak operator can turn even the best-looking deal into risk.

That principle holds across my entire platform and our newest industrial acquisition is a perfect example of what strong operator strength actually looks like.

We just closed on a 424,886 SF stainless steel manufacturing facility in Indiana — the sole operating site for New Castle Stainless Plate, a company with 125 years of operating history and the only U.S. producer capable of manufacturing stainless plate at this scale.

Here’s why that matters:

1. Mission-critical operations create real tenant stickiness.
This facility isn’t a satellite location - it’s the entire business.

More than $60M of specialized equipment is embedded in the site, making relocation unrealistic and ensuring long-term occupancy.

2. Strong financial performance supports predictable income.
In 2024, NCSP generated $80M+ in revenue and $12M in EBITDA, backing a brand-new 25-year absolute NNN lease with 2.75% annual escalations.

(The kind of credit profile that strengthens a cash-flow thesis).

3. A defensible basis reduces downside risk.
We acquired at an 8.59% cap rate with below-market rent of $4.85/SF, giving investors both immediate yield and long-term value protection.

This deal doesn’t replace my broader strategy -
I still partner across energy, BTR, multifamily, and industrial
(because diversification matters).

But the through-line remains the same:
1. Strong operators
2. Solid income. 
3. Downside protection.

That’s the real thesis behind every deal I bring forward.

P.S. If you want eyes on this before it closes, DM me INDUSTRIAL and I’ll get you the materials

This week most people are off work.
(But their money is off too)

And that’s the real problem.

Passive income isn’t fully about getting rich,
It’s about buying time (like this week).

Time with your kids.
Time without Slack.
Time where your brain is actually off.

Real estate investors who get this don’t chase doors.
They also don’t 'need' to build empires.

They buy cash flow and time.

It’s not magic (or even really that interesting)

It’s simply structure.

Syndications.
Sponsors.
Strategy.
And discipline.

5 steps, that’s it.
That’s the blueprint behind their work optionality.

Meanwhile, others will go back to work Monday…
And ask where all their time went.

Ask better questions.
Build better systems.

You don’t need more money,
You need more freedom from constantly thinking about it.


P.S. If you want to see what this looks like in real life, I just opened a very small allocation into a 25-year NNN industrial deal (10.3% cash flow, institutional team, full 2025 depreciation). My last deal of the year. 

(It’s the exact type of hands-free, time-buying income I’m talking about here).

DM me INDUSTRIAL for details.

I got access to a deal this week that I haven’t stopped thinking about…
(Because it highlights something most investors completely miss)

Wall Street isn’t where the smartest money is going right now.
It’s flowing into long-term, contracted NNN industrial. 

The kind of deals that used to rarely (if ever) get offered to individual LPs.

25-year absolute NNN.
2.75% fixed annual increases.
Institutional private-equity backed.

~10.3% cash flow (~$51,500 over 5 years)
 1.85× EM (~$85,000 total profit on $100K)

But here’s the real headline:

Investors aren’t buying buildings; they’re buying time.

They’re buying income that shows up without tenants, toilets, or a single market swing to babysit.

The reason this matters is that real estate has been under pressure since 2022.

Interest rate hikes. Distressed assets on sale. 

Meanwhile…
Industrial NNN just kept printing predictable income.

Quietly and consistently.
Month after month.

And now institutions are doubling down on it.

(Because U.S. reshoring demand hit record levels: over 360,000 manufacturing jobs brought back since 2022, the highest ever recorded - driving long-term tenant stability)

But here’s what most people get wrong:
You don’t need to become a real estate expert to benefit.

Here’s where you actually win:

 • Your time should not depend on your calendar
 • Your wealth should grow even when you’re offline
• Your capital should earn hands-free, contractual income
 • Your deals should protect downside first, upside second
 • Your portfolio should reflect the lifestyle you’re building, not the market you’re reacting to

Do this, and you stop 'investing'.
You start compounding work-optionality.

This deal is one of those rare chances to do exactly that.
(and it's my last for 2025)

P.S. If you want the brief walkthrough of the deal - the numbers, structure, risk framework, comment INDUSTRIAL and I’ll send it your way.

Most investors I talk to are asking the wrong question.

They’re focused on what to invest in.

But the better question (the one the top investors ask) is:
How do I risk-mitigate my capital and still get the returns I need?

I’ve reviewed dozens of deals recently.

And the pattern is clear:
The spreadsheets are polished.
The pitch decks look great.
The assumptions seem solid.

But there’s one thing missing:
A real framework for risk mitigation.

Without it, even the best-looking deals fall apart.

If you’re planning to deploy $200K–$500K in the next 6–12 months…
And you want more confidence in how you evaluate opportunities…

Join me for a masterclass on building a risk-mitigated, hands-off real estate portfolio.

I’ll walk you through the exact underwriting process I use to evaluate risk and structure deals, before a dollar goes in.

https://lnkd.in/dgEmx6t5

This is the playbook I use every day. Thought it might help you, too.

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