Rooms beat houses
One rental won't get you free. Rooms will.
One house, one tenant, one rent check. The same house, rented by the room, pays five to eight. The Club shows you how to find it, fund it, convert it, and fill it.
Free to join. No card. The Club lives on Skool.
The math
Same house. Count the rent checks.
Every lit window is a room that pays. That is the whole model.
Rented the usual way
1
One tenant. One rent check. One vacancy and the income is zero.
Rented by the room
5 to 8
Five to eight rent checks from the same address. Two to three times the cash flow, and one empty room doesn't sink the month.
Who's teaching
I'm Tobars Dobbs. I rent houses by the room.
I've been renting by the room since 1992. Today I run six coliving properties in Atlanta. One of them nets about $3,200 a month after all expenses and management.
The single-family playbook was written for people with fifty houses, not one. This is the playbook for one house that actually pays you. I teach it the way I run it: real numbers, real addresses, no hype.
Learn. Invest. Cashflow.
What's inside the Club
Start free. Each step lights another window.
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Free
Rooms Beat Houses
Five short videos. Why rooms pay more, and honest answers to the three doubts everyone has. Under an hour.
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Free
Cashflow Kickstart
Seven lessons, from what coliving is to your first analyzed property. Includes the Deal Analyzer.
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Free
Cash, the AI deal analyst
Three free messages. Send it a property and it runs the numbers the way I do.
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Free
Weekly live call and a free 15-minute call with me
Bring a deal. I'll tell you what I'd do first if I were you.
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Premium
Coliving Cash-Flow Machine
The full system. Seven modules, 23 lessons, and the tools: market, deal, funding, renovation, launch, management, scale.
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Premium
The Premium Room
The monthly Coliving Deal List, my vendor and contractor list, and the weekly deal-review call.
Meet Cash
An AI deal analyst that thinks like an operator.
I built Cash on the same criteria I use on my own properties. Ask it anything about a deal.
- Runs the five metrics on any property you send it
- Scores a zip code for renting by the room
- Stress-tests the numbers: what if rent drops, what if a room sits empty
- Remembers your deals between conversations
Free members get three messages. Premium members get it unlimited. Your link is in the Club classroom.
Score 30314 for coliving.
On it. Running the four pillars for 30314.
Now run this house: 5 rooms, my price, my renovation budget.
Before I show you mine, what's your read on the cash flow?
What if rent drops 10%?
Rerunning it now.
Premium
The information is free. Premium is for getting unstuck.
Nobody stalls because they lack videos. They stall on one question about one deal. Premium is where that question gets answered the same week.
- The monthly Coliving Deal ListProperties that fit the model, already run through my criteria. Start from a shortlist, not from Zillow.
- Weekly deal-review callBring your property. We run the numbers on screen together.
- Cash, unlimitedYour AI deal analyst, any hour, with Monday check-ins.
- My vendor and contractor listWho I use, who I stopped using, and why.
- The full classroomAll seven modules of the Coliving Cash-Flow Machine and every tool.
Founding members, first 50
$67 a month
Locked for life, plus a 30-minute one-on-one deal review with me. After seat 50 the price is $97 a month. Cancel anytime.
Join free, then upgradeJoin the Club free first. Upgrading to Premium is one click inside.
Questions
Straight answers
Is it really free?
Yes. The free tier includes Rooms Beat Houses, the Cashflow Kickstart, three messages with Cash, and the weekly live call. No card to join. Premium is optional.
What is Skool?
Skool is the app the Club runs on. The community, the classroom, and the calendar are all in one place. You make a free Skool account when you join.
I'm not in Atlanta. Is this for me?
My properties are in Atlanta, and the examples come from there. The model itself is not tied to one city. Part of what you learn is how to check whether your market, and your local rules, support renting by the room before you buy.
Do I need to own a property already?
No. Most members start before their first one. The Kickstart takes you from zero to your first analyzed property.
How do I use Cash?
Join the Club free and open the Meet Cash course in the classroom. Cash runs as a Telegram chat. Telegram is a free app, and setup takes about a minute.
Can I cancel Premium?
Anytime, in two clicks inside Skool. No contract.
Rooms beat houses.
Join free. Post your intro, watch video one, and bring a deal to the next call.
Join the Club free