E2 Visa Advisory Program · RV Park Acquisition · Confidential · 2026
E2 ACQUISITION
PROPOSAL
Finger Lakes RV Park — A Complete E2 Investment & Visa Program Built Around One Deal.
E2 Eligibility
✓ Confirmed
Structure
Sole Investor SPV
Prepared For
Nima Pirayesh
Canadian Investor · E2 Visa Acquisition Program · Finger Lakes RV Park · Emanay Park Ventures
SPV Entity Formation
Park Acquisition
Debt Financing
E2 Business Plan
Operating Agreement
Depreciation & Cost Seg
STRUCTURED ACROSS THREE PHASES:
Phase I — Acquisition Sprint (0–90 Days)
Phase II — Operations, Revitalization & Compliance
Phase III — Scale & Portfolio Growth
STRICTLY CONFIDENTIAL · NOT FOR DISTRIBUTION
Section 01
CLIENT PROFILE
Nima Pirayesh is a Canadian entrepreneur and personal connection of Alex Camus, referred through the Emanay network. With an existing relationship built on trust and a clear mandate — acquire a cash-flowing RV park as his first U.S. real estate investment — Nima represents an ideal E2 investor profile: substantial capital, a specific target asset, and a dual-purpose objective of both investment returns and U.S. residency. He wants to begin with one deal, operate it properly through the EPV platform, and grow from there.
Canadian
Citizenship — E2 Eligible
$1.25M
Park Acquisition Target
Sole
Investor — No Co-Investors
Background
Nima Pirayesh — Investor & Entrepreneur
- Canadian national — treaty country, fully E2 eligible without pre-approval requirement
- Personal connection to Alex Camus; introduced through the Emanay network
- Previously explored Miami residential real estate as initial U.S. entry point
- Has pivoted to RV park acquisition as preferred first investment — Finger Lakes identified
- Wants to proceed as sole investor — no co-investment required from Emanay
- Interested in debt financing to maximize equity leverage on the deal
- Long-term orientation: grow a park portfolio with Emanay as operating partner
Investment Mandate
First Deal: Finger Lakes RV Park
- Target asset: Finger Lakes region RV/campground park — ~$1.25M purchase price
- Investor role: Sole equity investor; Emanay ParkPro Ventures LLC as operating partner
- Financing preference: Debt financing sought to reduce cash required at close
- Operational model: Emanay/ParkPro manages day-to-day operations and revitalization
- Return profile: NOI lift through 90-day sprint, cap rate compression, long-term appreciation
- Dual purpose: RV park investment qualifies as E2 business — active management role defined
- Expansion path: Park #1 sets the template for a multi-park portfolio with EPV
What Nima Requested
Six Deliverables for Decision & E2
- 1. Deal Breakdown — Complete financial overview of the Finger Lakes acquisition
- 2. Ownership Structure — SPV diagram, LLC formation, intercompany relationships
- 3. Equity Split — Nima vs. Emanay contribution and promote structure
- 4. Park Improvements — 90-Day revitalization plan and CapEx budget
- 5. Expenses & Costs — Full operating cost and acquisition cost breakdown
- 6. Depreciation & Cost Segregation — Tax optimization schedule for the asset
E2 Viability Assessment
Rating: HIGH ✓
- Canadian passport — treaty country, E2 eligible, no pre-registration required
- Acquiring existing operating business (RV park) — strongest adjudication posture
- Investment at substantial level relative to enterprise value of $1.25M park
- Active management role defined by SPV operating agreement — not passive
- Existing workforce satisfies E2 job creation requirement at close
- All six investor-requested deliverables double as E2 evidence documentation
- ParkPro operations platform demonstrates ongoing business activity
Section 02
THE DEAL
The Finger Lakes park is Nima's first transaction within the Emanay Park Ventures platform. It is a capital-light, operationally-ready RV park acquisition where the value creation thesis is driven by the 90-Day Lipstick Revitalization Sprint — targeted improvements to increase occupancy, NOI, and ultimately cap rate compression on exit.
Purchase Price
~$1.25M
Finger Lakes RV Park
Financing Structure
Debt + Equity
Bank financing + investor equity
Investor Role
Sole
No co-investment required
Operating Partner
EPV
ParkPro — sweat equity model
Value Creation
90-Day
Revitalization Sprint
How Emanay Earns Its Equity: Emanay ParkPro Ventures LLC contributes deal origination, legal structuring, park operations management, financial modeling, and E2 documentation — "sweat equity" without cash contribution. Nima contributes the acquisition capital. The equity split reflects this dynamic and will be finalized in negotiation, with 50/50 as the starting baseline per EPV's standard investor framework.
Capital Stack (Indicative)
Debt + Equity Structure
- Total Acquisition Price: ~$1,250,000
- Senior Debt (Target ~65–70%): ~$812K – $875K — SBA or conventional bank financing to be arranged by Emanay Capital
- Buyer Down Payment (~30%): ~$375K – $440K — Nima's equity contribution at close
- Earnest Money Deposit: TBD upon LOI execution
- Seller carry / VTB in second position to be explored if needed
- Financing terms coordinated by Ryan Mazzuca / PH Capital and Emanay Capital
Park Improvement Plan
90-Day Lipstick Revitalization Sprint
- Capital-light aesthetic and infrastructure improvements — maximum ROI per dollar spent
- Amenity upgrades: signage, landscaping, common areas, guest facilities
- Booking system integration — online reservations and dynamic pricing
- Digital marketing activation — Google, Hipcamp, RVshare, Campspot
- Staff onboarding and guest experience SOPs
- Detailed CapEx budget and improvement schedule provided by ParkPro (Joe Accardi)
Depreciation & Cost Segregation
Tax Optimization Schedule
- Full cost segregation study to be completed at close — accelerated depreciation on eligible personal property
- Land vs. building vs. personal property allocation to maximize Year 1 deductions
- 15-year land improvements eligible for bonus depreciation under current tax law
- 5-year personal property components identified and segregated
- Cost seg analysis delivered by Emanay Accounting in coordination with Evan Chandonnet
- E2 visa documentation includes full financial model with depreciation impact
Operating Expenses (Indicative)
Annual Cost Structure
- Debt Service: To be confirmed per lender terms at close
- Property Taxes: County-assessed, included in proforma
- Insurance: Commercial property + liability — quoted at closing
- Utilities: Electric, water, sewer — scaled to occupancy
- Staff / Management: On-site staff + ParkPro management fee
- Maintenance & Repairs: Reserve fund established at close
- Full proforma on SnpSht tab — link provided by Mark Accardi
Section 03
OWNERSHIP STRUCTURE
The acquisition uses a two-tier SPV structure: a new property-level LLC holds the park asset, owned jointly by Nima (as investor) and the Emanay ParkPro Ventures LLC JV Holdco (as operator). The Operating Agreement codifies the relationship, equity split, promote structure, and management rights — forming the legal backbone of Nima's E2 investment.
Nima Pirayesh
Canadian Investor — Sole Equity Contributor
+
Emanay ParkPro Ventures LLC
JV Holdco — Operating Partner (Sweat Equity)
Emanay ParkPro (Finger Lakes) Ventures LLC
SPV — Property Holding Entity · Jurisdiction of Park
TBD% Nima
TBD% Emanay ParkPro
Finger Lakes RV Park
Operating Asset · ~$1.25M Acquisition
Equity Split Framework
50/50 Baseline — Negotiated
- EPV baseline is a 50/50 split between investor and operating partner
- Nima is the sole investor — no co-investors — which gives him negotiating leverage
- Emanay's equity is sweat equity: deal sourcing, legal, operations, financial management
- Emanay is not contributing cash — Nima funds 100% of the equity stack
- Smaller deal size (~$1.25M) supports maintaining a firm equity position for EPV team
- Final split to be agreed and codified in SPV Operating Agreement
Emanay's Contribution
What We Bring to Earn Our Equity
- Deal Origination: Sourced, underwritten, and delivered the Finger Lakes opportunity
- Legal: SPV formation, OA drafting, PSA, E2 documentation — Rosati-led
- Finance: Proforma modeling, QoE, cost seg, lender package — Sanchez/Chandonnet
- Operations: 90-day sprint, staffing, booking systems — ParkPro/Tony Reis
- Capital Access: Debt financing arranged through PH Capital / Emanay Capital
- E2 Program: Complete visa documentation package and immigration coordination
Promote Structure
Back-End Performance Alignment
- Front-end fees minimized — investor friction reduced at acquisition stage
- Emanay's primary upside is performance-driven: equity appreciation + exit promote
- Carried interest / promote triggers on exit or refinance above return hurdle
- Preferred return to Nima as capital provider before promote activates
- Specific promote percentages and hurdle rates to be negotiated and documented in OA
- David Rosati to draft SPV OA upon equity split agreement with Nima
Section 04
E2 VISA PROGRAM
The Finger Lakes RV park acquisition is purpose-built to satisfy every E2 adjudication requirement: a substantial, at-risk investment in a real and operating U.S. enterprise, with an active management role for the investor and documented job creation. The dual-purpose structure means every step of the acquisition process generates E2 evidence simultaneously.
Canadian
E2 Treaty Eligible
~$1.25M
Substantial Investment
Active
Management Role — SPV
Existing
Jobs at Acquisition
E2 Requirements — Met by This Deal
Five-Pillar Compliance Framework
- Treaty Country: Canada has a qualifying treaty with the U.S. — Nima is fully eligible
- Substantial Investment: $1.25M acquisition at ~30% equity injection well above marginal threshold
- At-Risk Requirement: Capital deployed into operating park acquisition — fully at-risk per USCIS standard
- Real Enterprise: Existing, operating campground/RV park — not speculative or idle
- Active Management: SPV Operating Agreement defines Nima's management role and decision rights
- More Than Marginal: Existing workforce + job creation from revitalization operations satisfies requirement
E2 Documentation Package
What Emanay Prepares
- USCIS-structured E2 Business Plan (mandatory — drafted by Emanay Law Group)
- Source of funds documentation and capital trail for investor equity
- Financial model with 5-year projections, NOI schedule, and employment plan
- Acquisition documents: PSA, closing statements, proof of capital deployment
- SPV Operating Agreement evidencing active management role
- Depreciation and cost segregation schedule as asset valuation evidence
- Park improvement plan and CapEx budget — operational intent documentation
- Job creation documentation — existing staff + planned hires post-revitalization
The Dual-Purpose Advantage: Unlike generic E2 business formations, Nima's investment is a real operating asset with a professional operator (ParkPro), an active improvement plan, and documented job creation. This is the strongest possible E2 posture — a well-capitalized, actively managed, revenue-generating enterprise from Day 1 of closing.
Section 05
THE EMANAY TEAM
This engagement activates the full Emanay multi-divisional platform. Every professional is pre-assigned to a workstream, reducing coordination time and ensuring nothing falls through the cracks between acquisition and visa approval.
| Team Member |
Role |
Division |
Nima's Engagement |
| Alex Camus | Managing Member — Client Relationship | Emanay Advisors | Primary point of contact; deal lead; equity negotiation |
| David Rosati | Partner | Emanay Advisors / Emanay Law Group | SPV OA drafting; PSA review; E2 legal compliance; immigration coordination |
| Christian Torres | Managing Partner | EPV / ParkPro | Park operations oversight; revitalization strategy; investor relations |
| Richard Sanchez | CFO / Financial Modeling | Emanay Accounting | Proforma; lender package; monthly reporting; cost seg |
| Evan Chandonnet | CPA / QoE | Emanay Accounting | Quality of Earnings review; depreciation analysis; E2 financials |
| Tony Reis (ParkPro) | Park Operations Lead | EPV / ParkPro | 90-Day Sprint planning; CapEx; staffing; park improvements delivery |
| Mark Accardi | Associate — Deal Coordination | Emanay Advisors | Proforma delivery; deal terms; seller negotiation coordination |
| Ryan Mazzuca (PH Capital) | Capital Markets | Emanay Capital | Debt financing sourcing and lender placement for the acquisition |
| Joe Accardi (ParkPro) | Park Operations Partner | EPV / ParkPro | Improvement plan; CapEx budget; park-level operational execution |
Section 06
MILESTONE OUTLINE & FEE STRUCTURE
The Emanay E2 Program for Nima is structured around five defined milestones — each with deliverables tied directly to both the acquisition process and E2 visa documentation. Fees are milestone-based: you only pay when outcomes are confirmed.
Engagement Fee
$3,500
Onboarding & Activation
- Full team onboarded
- Deal terms reviewed with Nima
- E2 eligibility confirmed
- Equity split discussion initiated
#1 Milestone
$5,000
Structure & Financing
- SPV entity formed (LLC + EIN)
- Operating Agreement drafted
- Equity split agreed
- Debt financing term sheet received
#2 Milestone
$7,500
LOI & Due Diligence
- LOI executed on Finger Lakes
- QoE and financial DD complete
- Proforma finalized
- E2 Business Plan drafted
#3 Milestone
$10,000
Acquisition Close
- Park acquisition closed
- Capital fully deployed
- All E2 documentation compiled
- 90-Day Sprint launched
#4 Milestone
$25,000
E2 Visa Approval
- E2 visa approved by USCIS
- Full compliance reporting active
- Phase II engagement starts
- Park operational — NOI tracking live
Total Advisory Program Investment
$50,000
Milestone-based — fees are triggered only upon achievement of defined outcomes. No payment is due until each milestone is reached. Advisory fees are separate from and do not include acquisition costs, legal filing fees, financing costs, or park operating expenses.
| Workstream |
Engagement |
Milestone 1–2 |
Milestone 3 |
Milestone 4 |
| Advisory (Advisors) | Deal review, proforma, terms | LOI, DD, financing | Closing coordination | Post-close reporting |
| Legal (Law Group) | E2 eligibility, SPV formation | OA, PSA, E2 plan | Closing documents | E2 filing, compliance |
| Accounting | Capital validation, proforma | QoE, lender package | Cost seg, close accounting | E2 financials, reporting |
| ParkPro Ops | Improvement plan scoped | CapEx budget, staffing | Sprint launch at close | NOI tracking, E2 activity |
Add-On Advisory — Recommended for Nima
Cross-Border Tax & Canadian Exit Planning — Quoted Separately
As a Canadian resident deploying capital into a U.S. investment, Nima will need cross-border tax coordination — covering U.S. entity elections, FIRPTA considerations, treaty analysis, and ongoing CRA reporting obligations for U.S.-sourced income. Coordinated through Emanay's accounting network.
U.S. Entity Tax Elections
Federal and state tax registrations for the SPV LLC, optimal tax election strategy (pass-through vs. corporate treatment), and first-year filing guidance as a U.S. business owner.
Canada–U.S. Treaty Planning
Treaty analysis to avoid double taxation on U.S. park income, FBAR/FATCA compliance for U.S. assets held by a Canadian resident, and foreign tax credit optimization.
FIRPTA & Withholding
FIRPTA withholding analysis on disposition of U.S. real property interests, treaty exemptions, and withholding certificate applications to reduce effective tax at exit.
Section 07
NEXT STEPS
By signing below, Nima Pirayesh agrees to engage Emanay Advisors and its affiliated professional service entities — including Emanay Law Group, Emanay Accounting, and EPV/ParkPro — to provide the services described in this Proposal (the "Engagement").
Initial Engagement Fee
$3,500
Due upon signing. Credited toward Phase I — Engagement Sprint. Activates the full Emanay team across all four divisions.
What Happens After Signing
Week 1
Full team onboarded across advisory, legal, accounting, and ParkPro. Equity split discussion initiated between Alex and Nima. David Rosati begins SPV formation and OA drafting. Proforma and deal breakdown formally delivered. E2 eligibility confirmed by law group. Financing mandate activated with Ryan Mazzuca / PH Capital.
Weeks 2–4
Equity split finalized and Operating Agreement drafted for review. Lender outreach underway — term sheets expected. Financial model and QoE review in progress. E2 Business Plan outline delivered. Park improvement CapEx budget delivered by Joe (ParkPro). LOI preparation begins.
Weeks 4–8
LOI executed on Finger Lakes park. Due diligence coordinated across all divisions. Financing commitment received. Cost segregation and depreciation schedule completed. E2 Business Plan finalized and evidence package compiled. Purchase and Sale Agreement drafted and reviewed by Rosati.
Weeks 8–12+
Acquisition closed. Capital deployed. SPV fully operative. 90-Day Revitalization Sprint launched under ParkPro management. E2 application submitted with full documentation package. Monthly reporting and investor dashboard live. Visa approval expected within standard consular processing timeline.
Client Signature
Nima Pirayesh Signature / Date
Emanay Advisors
Alex Camus — Managing Member
Signature / Date
"At Emanay, we're committed to delivering bespoke advisory solutions with precision and integrity. We're excited to bring the Finger Lakes park across the finish line and help Nima build something lasting in the U.S." — David Rosati
CONFIDENTIALITY NOTICE: This proposal has been prepared by Emanay Advisors solely for informational purposes and is strictly confidential. It is intended only for the person to which it is addressed. This document does not constitute financial or legal advice. Acceptance of this proposal does not, by itself, establish an attorney-client relationship. A formal attorney-client relationship will only be established upon execution of a signed engagement letter and fulfillment of any applicable requirements. All projections and financial information are based on assumptions believed to be reasonable but are subject to significant uncertainties. Prospective parties should consult with their own legal, financial, and tax advisors prior to making any decision.
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