17685 Wilt Rd — Sisters, OR
Aaron Krinsky's personal home → purchased by Robert Dec 2025 · HTC LLC asset in Robert's personal name · title transfer needed
Deal Sections
Aaron Krinsky needed liquidity in late 2025. He sold his personal home to Robert. Robert took out a $975K mortgage. Aaron used the net proceeds (~$641K) to: (1) pay off private lender Hani Abisaid ($19,450) and other short-term debts, and (2) roll the balance into SPV1 as HTC's Tranche 2 contribution ($643K). This links directly to SPV1 Exhibit A: "HTC LLC — $643,000 — 21.00%" is almost certainly Aaron's home sale proceeds flowing into SPV1.
The problem: the property is now in Robert's personal name but should be held by HTC LLC.
- Aaron sells home → Robert → Aaron gets ~$641K
- Aaron pays debts (~$19K) + funds SPV1 (~$643K) → SPV1 gets Tranche 2 capital
- Property sits in Robert's personal name → title/tax problem to fix
| Property | 17685 Wilt Rd, Sisters, OR 97759 |
| Seller | Aaron Krinsky |
| Buyer | Robert Schneider |
| Close Date | December 29, 2025 |
| Purchase Price | ~$1,341,796 (est. — ALTA settlement needed to confirm) |
| Robert's Down Payment | $366,795.86 |
| Robert's Mortgage | $975,000 — Vision Mortgage → Alameda → FNBA (serviced) |
| Aaron's existing payoff | ~$700,000 est. (Sam Mortgage — verify with payoff letter) |
| Aaron's net proceeds | ~$641,796 |
| Hani Abisaid payoff at close | $19,450 (private lender, paid from proceeds) |
| Escrow | First American Title · File 7061 4286557 · Teamchristina@firstam.com |
| Broker | Chandra Bath, NineBark Real Estate (same broker as Underwood) |
| Loan Officers | Sam Jurgenson + Savannah Stranahan, Vision Mortgage |
⚠️ Purchase price is estimated from down + loan. Get ALTA Settlement Statement (Buyer) to confirm exact price, closing costs, and net proceeds.
| Item | Current State | Desired State | Risk |
|---|---|---|---|
| Title | Robert Schneider (personal) | High Touch Capital LLC | Personal liability exposure |
| Mortgage | Robert personal ($975K) | HTC or keep personal w/ HTC as beneficial owner | Due-on-sale clause risk if transferred |
| Tax depreciation | Robert's personal Schedule E | HTC's Form 1065 | Wrong entity if investment property |
| Insurance | Homeowner's policy | LLC property/landlord policy | Wrong policy type |
Transfer Options
| Option | Mortgage Risk | Warren's View |
|---|---|---|
| Quit-claim deed to HTC LLC | HIGH — triggers due-on-sale | Avoid unless lender consents |
| 🏆 Land trust with HTC as beneficiary | LOW — doesn't trigger due-on-sale | Recommended. HTC gets beneficial ownership; existing favorable mortgage preserved |
| Robert personally, formal HTC lease | NONE | Simplest; rental income to Robert, HTC deducts. No transfer needed |
| Refinance into HTC LLC mortgage | MEDIUM — commercial rates higher | Clean but costly given 2025 rates |
SPV1 Exhibit A shows "HTC LLC — $643,000 — 21.00%" in Tranche 2. This almost certainly represents Aaron's home sale proceeds flowing through: Wilt Rd sale ($641K net) → Aaron pays debts → remaining → HTC → SPV1 Tranche 2.
This means Aaron's personal home equity became HTC's equity stake in SPV1 (and thus in PDT + 808 Alder). The Wilt Rd transaction and the SPV1 capitalization are directly linked.
| Priority | Action | Owner |
|---|---|---|
| HIGH | Get ALTA Settlement Statement (Buyer) from First American Title to confirm exact purchase price, closing costs, net to Aaron | Robert / Warren |
| HIGH | Structure land trust with HTC as beneficiary — preserves existing mortgage, achieves HTC beneficial ownership | Corporate attorney |
| MED | Clarify property use: rental? personal use? HTC HQ? Tax treatment varies significantly | CPA + Robert |
| MED | Get actual Aaron mortgage payoff amount (estimated ~$700K — verify with payoff letter from lender) | Robert / Escrow |
| MED | Update insurance to LLC property/landlord policy once title is resolved | Robert |
| LOW | Reconcile $641K Aaron net proceeds vs $643K HTC SPV1 contribution — small discrepancy to document | Warren / CPA |