Realtors
A network of licensed agents across South Florida — off-market sourcing, comp checks, and access to pre-listing inventory.
Fix & Flip · South Florida · Miami · Lauderdale · Boca
I buy homes at $750K.
I sell at $1.2M.
Fix & Flip operator in South Florida — Miami, Fort Lauderdale, Boca Raton. A transparent deal calculation on every property, discipline by the numbers. Open to partnership with accredited investors.
3
Active projects
4
Tracks (3 running + 1 sourcing)
6–7 mo
Cycle length
About
An operator who underwrites the deal and runs the build himself.
Vadym Dmukh
Operator · D&EA GROUP LLC
“We will never tire of building your dream.”
Vadym Dmukh
Founder · D&EA GROUP LLC
Vadym Dmukh is the founder of D&EA GROUP LLC. Florida-based, with a team of contractors and brokers across South Florida. Before moving to the U.S. he ran a construction company in Ukraine and Poland — general construction and industrial rope access. The approach to real estate is hands-on, not passive: we sign the contractors ourselves, run the build, and take the property to market.
We are not dogmatic about “one location, one strategy.” The team runs several strategies in parallel — a classic single-family Fix & Flip in Boca Raton, a value-add duplex in Fort Lauderdale, and select premium-segment deals. We are also launching a new track — ground-up construction: actively sourcing the lot for our first build in South Florida.
For investor partners that means a strategy matched to your profile: hold period, target return, risk appetite, and structure (debt / equity / hybrid). No blind pools and no unverified promises — a specific property, a specific deal calculation, a specific exit.
D&EA GROUP LLC
Florida-registered company
West Palm Beach, FL
Base of operations · Boca focus
Fix & Flip
Single-location discipline
Team · partner network
We do not work alone — we work with a team of professionals.
Every deal runs through a network of licensed partners: realtors, lenders, contractors, engineers. Each owns their part of the process — we coordinate and bring it together into a single result for the investor.
Banks & lenders
Partners for hard-money acquisition and bridge financing, with a move to conventional refinancing for hold strategies. Direct relationships, no broker markup.
General contractors
Licensed contractors for each deal type: single-family renovation, multifamily value-add, premium finish work. Fixed-price contract with a × 1.20 contingency.
Engineers & architects
Structural, MEP, and civil scopes — for permits, impact-window calcs, and addition designs. Direct line to the building departments of Boca Raton, Fort Lauderdale, and Tequesta.
For each deal we pick a specific set of partners matched to the location and project type. The investor reaches this team through D&EA GROUP LLC as a single point of contact.
Track record
Our projects — before, during, and the result.
For every property: real on-site photos — before the renovation, in progress, and the finished result, with a link to the live listing once complete. No stock photos, no blurred-out addresses.
For saleFix & Flip
1543 SW 1st Ave
Boca Raton, FL · 33432 · Boca Square
Total invested
$773K
List price
$999K
Profit (at list)
~$161K
Project term
7 mo
Renovation completeBosch 800 Series kitchenOpen floor plan + primary-suite reconfigurationROI ~21% · annualized ~36%
Deal calculation · transparent
Sale
- List price$999,000
- Agent commission (5%)−$49,950
- Closing (sale)−$15,000
- Net proceeds$934,050
Total invested
- Purchase$530,000
- Closing (purchase, incl. points + insurance)$18,000
- Renovation (incl. holding + utilities)$200,000
- Loan interest · 9% × 7 mo$25,000
- Total invested$773,000
Profit
$161,050
ROI
~20.8%
Annualized
~35.7%
Before
During
After
In progressMultifamily · Fix & Flip
1530 SW 21st St
Fort Lauderdale, FL · 33315 · Duplex · Edgewood
Total invested
$648K
Target sale
$830K
Profit (target)
~$125K
Project term
6 mo
Duplex value-addRent covered the loan interest → $0ROI ~19% · annualized ~39%
Deal calculation · transparent
Sale
- Target sale price$830,000
- Agent commission (5%)−$41,500
- Closing (sale)−$15,000
- Net proceeds$773,500
Total invested
- Purchase$530,000
- Closing (purchase, incl. points + insurance)$18,000
- Renovation (improved unit only)$100,000
- Loan interest — covered by the 2nd unit’s rent$0
- Total invested$648,000
Profit
$125,500
ROI
~19.4%
Annualized
~38.7%
Before
During
After · finished unit
Renovation partially complete: one unit fully finished (photos above), the second in progress. Full listing after completion.
In progressFix & Flip · premium
360 Saturn Avenue
Tequesta, FL · 33469 · Premium · coastal
Total invested
$763K
Target sale
$1.0M
Profit (target)
~$172K
Project term
6 mo
Renovation in progressROI ~23% · annualized ~45%Premium coastal segment, Palm Beach Co.
Deal calculation · transparent
Sale
- Target sale price$1,000,000
- Agent commission (5%)−$50,000
- Closing (sale)−$15,000
- Net proceeds$935,000
Total invested
- Purchase$540,000
- Closing (purchase, incl. points + insurance)$18,000
- Renovation (incl. holding + utilities)$180,000
- Loan interest · 9% × 6 mo$25,000
- Total invested$763,000
Profit
$172,000
ROI
~22.5%
Annualized
~45.1%
Before
During
Renovation ongoing. Final photos and listing after completion.
Numbers on active projects are the current deal plan. Final results for each deal are published after the sale closes.
How we invest
Four tracks — one discipline by the numbers.
We match the deal structure to the market and to the investor profile: a classic single-family Fix & Flip, a multifamily value-add, or the premium segment. The deal calculation is fixed: a × 1.20 renovation contingency, a target profit ≥ $80K per deal, and real Florida closing costs in the profit math.
Step 01
Buy
Per deal
- Max bid set off the comps
- Sourcing: MLS + off-market
- Financing: debt or cash + partnership
- Hard first-pass location filter
Step 02
Renovate
Contingency × 1.20
- Our own contractors, direct control
- Finish level set to the target sale price
- Permits in the first 30 days
- Weekly report to the partner
Step 03
Sell
Min. profit $80K
- $/sqft ceiling = location median × 1.05
- Commission 5–6% of sale price
- Days-on-market target: 30–60
- Pre-marketing 2 weeks before listing
The strategies we run
Each deal gets its own structure, matched to the investor profile: hold period, risk appetite, expected return.
Classic single-family Fix & Flip
1543 SW 1st Ave · Boca Raton
High renovation margin, 6–9 month cycle. Fits investors comfortable with pure equity and no cash flow during the hold.
Multifamily value-add
1530 SW 21st St · Fort Lauderdale duplex
One unit under renovation while the other is rented — the rent covers holding costs and zeroes out the loan interest. Fits more conservative investors.
Premium segment
360 Saturn Ave · Tequesta
A longer cycle in the premium segment. Structure and timeline tailored to the specific capital profile.
Sourcing
Ground-up construction
Lot sourcing · South Florida
A new track: building a single-family home or a small multifamily property from the ground up on our own lot. Actively sourcing now — reviewing candidate lots in Boca, Delray, and the Palm Beach Co. coast.
Holding cost
~$1K/mo
Base hold period
6 mo
Pessimistic hold
8–10 mo
Sale-to-list price (Boca)
92.65%
What we don't buy
A hard filter at the sourcing stage. A deal either clears every point or it gets dropped.
- Properties with a heavy HOA fee structure
- Gated, age-restricted communities with a narrow buyer pool
- New construction since 2020 (no renovation arbitrage)
- Wholesaler deals with an inflated after-repair valuation
- Locations where days-on-market > 90 or sale-to-list < 90%
Partnership structure
Direct participation in the deal. Not a fund. Not a blind pool.
You become a participant in a specific property. A transparent deal calculation, with a choice of participation structure and return matched to your profile.
Minimum check
$200,000
a single minimum for both options · the exact amount depends on deal size
Participation options
2
hybrid (you + company-level debt) or full funding (your capital only)
Base term
6 mo
pessimistic 8–10 mo · full return of capital at exit
Option 1 · Hybrid
You fund the down payment. D&EA GROUP LLC takes company-level debt.
The investor funds part of the purchase price (the down payment) and the entire renovation. D&EA GROUP LLC takes a hard-money loan or a conventional bank loan at the company level for the balance of the purchase. All operating costs sit with the investor.
Investor return (your choice)
- 40% of deal profitA share of the net profit at exit. Fits you if you are confident in the appreciation.
- 20% annual return on invested capitalA fixed return, paid at exit pro-rated to the hold period. Fits you if you want predictability.
Option 2 · Full funding
You fund 100% of purchase + renovation. No bank.
The investor fully funds the purchase and the entire renovation — no loan, no bank. This removes interest cost and simplifies the structure; the investor takes more risk and receives a larger share.
Investor return (your choice)
- 50% of deal profitFull upside as the capital owner: half of the net profit at exit is yours.
- 30% annual return on invested capitalA high fixed return for taking 100% of the purchase risk.
What D&EA GROUP LLC handles
The investor funds. We close the operational side end to end, from sourcing the property to closing the sale.
- Sourcing — MLS, off-market, agent network
- Underwriting and profit math — off the comps, with a contingency
- Construction management — contractors, permits, engineers
- Transaction management and sale — listing, closing
How your capital is protected
The act of investing itself cannot be insured as a policy — market risk is not insurable. But the investor’s capital is protected through four real layers: legal, asset, and structural.
Asset insurance
Each property carries Builder’s Risk (fire, theft, vandalism, hurricane during renovation), General Liability, and Title Insurance at closing. Premiums are part of the deal budget.
Secured loan with a recorded mortgage
The investor’s capital can be structured as a secured loan — with a promissory note and a mortgage recorded in county records. On default, the investor becomes a first-position creditor with a claim on the asset through foreclosure.
Capital preference in the Operating Agreement
The operating agreement states it plainly: the investor receives their invested capital back first, and only then is profit distributed. On marginal deals this protects principal.
A separate LLC per deal
A single-purpose entity for each property isolates its legal and financial risk from your other investments and from D&EA GROUP’s other deals. One project does not drag down another.
The exact set of protections depends on the chosen option (Hybrid or Full funding) and is set in the operating agreement of the property’s separate LLC. This is not insurance against a deal loss — these are structural guarantees of principal return.
Legal disclaimer
Any partnership offering by D&EA GROUP LLC is structured as a private placement (Regulation D, Rule 506) and is available to accredited investors as defined by the SEC. Information on this page is general in nature and is not an offer. Specific terms, the distribution waterfall, and profit shares are set in the operating agreement of a separate company formed for each property.
Market
South Florida. Primary focus — Boca Raton. Discipline by the numbers.
Our region of presence is South Florida: Miami, Fort Lauderdale, Boca Raton. We deliberately keep the current acquisition focus on a single market.
Why Boca Raton. The best risk-adjusted market in South Florida on the combination of $/sqft × days-on-market × depth of the buyer pool. The 1950s–60s ranch homes in Boca Square are a high-volume, legible product: every deal can be compared against ten retail comps within a half-mile.
Why not Cape Coral or Tampa. There it is either new construction with no renovation arbitrage, or a buyer pool too thin to support a $1M+ exit. Boca Raton is the Florida equivalent of a first-tier suburb: there is always a buyer for a finished product at $1.05–1.25M.
Why not the Miami $3M+ premium segment. Coastal Miami premium requires a $3M+ purchase and a 14–18 month cycle — that is a different business. Cape Coral is wholesale inventory, with no $/sqft premium for renovation quality.
Median sale price
$828K
Days on market
71 days
Sale-to-list price
92.65%
Months of inventory
1.2 mo
Boca Raton, citywide · Mar–Apr 2026 · Zillow / Redfin
Boca Raton
26.36° N · 80.08° W
Boca Square
33486
$544 / sqftDOM 48 days
1950s–60s ranch homes · no HOA · walk to downtown · primary focus
Camino Gardens
33432
$716 / sqftDOM thin data
premium upgrade · after 2 successful Boca Square exits
Carousel and Old Floresta are in the queue. We move up-segment only after three closed exits in Boca Square.
Q&A
Frequently asked questions.
If your question isn’t here — reach out through the form below or on WhatsApp.
A short-cycle real estate play: we buy a dated but structurally sound home in the right location, do a full renovation (kitchen, baths, mechanicals, sometimes roof and impact windows), and sell it as a finished product. The base cycle is 6 months from purchase close to sale. The return comes from the spread between the as-is price and the final sale price, minus renovation and holding costs.
The minimum check is discussed individually on an intro call — it depends on the deal size and structure (debt plus your capital, or your capital only). Final terms are set in the operating agreement of a separate company per property. The partnership is for accredited investors as defined by the SEC (Regulation D, Rule 506).
There are two main risks: a renovation budget overrun, and a market shift during the hold. Controls:
- A 1.20× contingency on the stated renovation budget is built into the profit math before the contract is signed.
- A pessimistic hold of 8–10 months and a ~$1K/mo holding cost are accounted for in the deal calculation.
- The primary sourcing focus is Boca Square (33486): a location with 48 days-on-market and a deep buyer pool in the $1.05–1.25M segment.
- First-pass filter: a deal is dropped if base profit after all costs is < $80K.
Base case: 6 months from purchase close to sale close. Within that: ~30 days for permits and demo, 60–90 days for the main renovation, 30 days for finishing and show prep, 30–45 days for listing and closing. Pessimistic case: 8–10 months, allowing for permit delays or a slow market.
A longer hold affects the return through holding cost (~$1K/mo) and loan interest, but it does not kill the deal — the ×1.20 contingency and the $80–150K target profit provide a buffer. The operating agreement sets the payment order: the investor’s preferred return is paid before any distributions. If the variance is material — a weekly report to the partner, not after the fact.
Non-U.S.-resident investors invest in U.S. real estate through several structures: direct participation in a special-purpose company with FIRPTA withholding, or via a U.S. blocker corporation to remove direct U.S.-connected activity. The exact structure depends on country of residence, whether a U.S. tax treaty applies, and position size. A tax advisor is matched to the investor’s profile before signing — it is part of deal preparation.
This information is general and is not tax advice.
Contact
Intro call · investor inquiry.
Tell us briefly about yourself and which participation structure interests you. We reply within 24 hours to the email you provide. Confidentiality is standard.