doSh Furnished Homes | Business Overview

doSh Furnished Homes — Real Estate Experience & Portfolio Overview

Confidential — Prepared for Lending Review

Real Estate Experience
& Portfolio Overview

doSh Furnished Homes · Pittsburgh, Pennsylvania

Furnished Homes · Est. 2014

[email protected]
www.livedosh.com
412-979-1819

Woman-Owned

Disabled Veteran-Owned

Prepared for prospective lenders and credit teams to accompany the doSh loan application. Information reflects current operations unless a specific date is noted.

Overview

Experienced Operator.
Disciplined Execution.

11+

Years in Operation

24+

Homes Owned & Managed

Value-Add Renovations

$20M+

Portfolio value

doSh Furnished Homes is an experienced residential real estate owner and operator specializing in high-end furnished housing for professional mid-term tenants in Pittsburgh's most desirable urban neighborhoods. Founded in 2014 by Donald and Shima Martin, the company has spent over a decade building a disciplined, systems-driven platform focused on quality assets, stable tenants, and long-term value creation.

The sponsors approach residential real estate as seasoned operators, not passive investors. Their backgrounds in engineering, analytics, design, and real estate management have produced a repeatable operational model — one that consistently acquires, renovates, furnishes, and stabilizes properties at a premium level across Shadyside, Lawrenceville, and Bloomfield.

This overview is prepared to provide lenders and credit teams with comprehensive background on the sponsors' experience, operational infrastructure, renovation history, and portfolio quality.

"doSh's model occupies a disciplined niche: lease-controlled occupancy serving professional tenants, combining the income characteristics of mid-term housing with the asset-quality discipline of long-term ownership."

Investment Strategy

Acquire undervalued urban residential properties in high-barrier Pittsburgh neighborhoods → Execute targeted value-add renovations → Professionally furnish and position for professional tenants → Stabilize with lease-controlled mid-term occupancy → Hold long-term with active management oversight.

Target Tenant Profile

Corporate Executives

Medical Professionals

Relocating Professionals

Professional Athletes

Healthcare

University Faculty

Fellowship Programs

Home Renovation Displacement

Principals

The Sponsors

Brand & Identity

doSh is a Pittsburgh-founded, owner-operator furnished housing company built since 2014 around a clear standard: if we would not want to live in it, it does not become a doSh home. The name reflects the partnership behind the brand — Donny and Shima — with direct principal accountability across acquisitions, renovations, and tenant relationships.

Stay Elite is a trademarked doSh brand mark. It carries a double meaning: elite-caliber homes, and tenants who expect to keep their edge — pace, habits, and standards — when travel or relocation takes them away from home. Lease-controlled, professionally managed doSh residences are built so mid-term stays preserve quality and excellence rather than asking anyone to settle for less.

Ownership Designations

Woman-Owned

Minority woman-owned enterprise

Veteran-Owned

Disabled veteran-owned enterprise

Strategy

High-End Mid-Term:
The Optimal Rental Segment

doSh operates exclusively in the high-end mid-term rental segment — a disciplined niche that delivers the income characteristics of short-term occupancy while maintaining the lease controls, tenant quality, and asset discipline associated with long-term ownership. This positioning is intentional and strategically defensible.

Compared with typical offerings in each segment (commodity landlords, nightly platforms, and undifferentiated mid-term inventory):

Operating characteristic	Long-term ≥ 1 Year	Short-term < 1 Month	Typical mid-term 1–12 Months	doSh High-End Mid-Term
Lease-based controls & screening	Strong	Weak	Mixed	Strong — formal leases and vetting aligned with asset quality (not platform-only bookings)
Revenue profile for furnished housing	Limited upside	Strong peak RevPAR	Moderate	Strong — premium monthly economics in target tenant bands
Asset stewardship & wear profile	Mixed	Weak — high turnover	Mixed	Strong — professional tenancy and lease-aligned behavior vs transient churn
Cash-flow visibility for underwriting	Strong	Weak — volatile	Mixed	Strong — executed lease horizons, renewal cadence, concentration in proven submarkets
Moat / barrier to replicate	Low	Low	Low	Strong — unified design standard, internal systems, owner-operator execution
Capital & operating intensity	Low (passive)	High	Mixed	Elevated vs passive long-term — furnish cycles and active management; intentional tradeoff for control and pricing power

The Occupancy Advantage

Every doSh tenant enters under a formal lease agreement — not a booking platform authorization. This lease-controlled structure aligns tenant behavior with asset stewardship. Professional tenants in furnished mid-term housing treat properties with the care of a leased personal residence, not a transient accommodation. The result is typically lower wear and tear, better asset preservation, and more stable occupancy patterns than competing rental formats. Select short-term stays are used selectively to fill calendar gaps and maximize occupancy between lease cycles, within underwriting and operating controls. doSh Furnished Homes has been selected as a property/home/vacation rental management partner by Homes & Villas by Marriott Bonvoy.

Industries & Tenant Sectors Served

Healthcare & Medical

Corporate Relocation

University & Academic

Professional Sports

Film & Production

Business Executives

Home Renovation Displacement

Annual Lease Tenants

Infrastructure

Full-Cycle Operational Platform

The doSh operational model spans the full property lifecycle — from acquisition analytics through long-term asset management. The sponsors have developed proprietary systems, data tools, and management infrastructure that enable consistent execution at scale across their growing portfolio.

Acquisition

Engineering-caliber market analysis · Custom valuation algorithms · Licensed real estate expertise · Data-driven underwriting

Value Add

In-house design capability · Established contractor network · Trade pricing on materials · Renovation project management

Lease

Established referral networks · Organic online presence · Professional legal/accounting relationships · Tenant screening protocols

Operate

Process automation · Online owner/tenant portals · Real-time reporting · Maintenance coordination · Financial administration

Technology & Automation

doSh operates proprietary local market algorithms and custom-built automations that optimize pricing, occupancy, and tenant communications. Online tenant portals provide transparent, real-time access to lease documents, payment histories, and service requests — reducing administrative friction and creating a professional tenant experience.

Analytics & Market Intelligence

In-house software development and product discipline enable rigorous, data-driven market analysis on every acquisition and operational decision. The team tracks custom market metrics across target Pittsburgh submarkets, providing competitive intelligence used in underwriting, positioning, and pricing strategies — supported by proprietary tooling rather than generic third-party dashboards.

Design & Furnishing Capability

doSh maintains in-house interior design and furnishing capability with access to trade accounts at preferred material and furniture vendors. This capability eliminates contractor markup, accelerates repositioning timelines, and produces the consistent premium aesthetic that distinguishes doSh properties in the rental market.

Professional Relationships

The platform is supported by professional legal counsel, accounting relationships, and an established contractor and vendor network built over 11 years of operations. These relationships enable faster, more cost-effective execution on renovations, lease administration, and ongoing asset management responsibilities.

Owned & Managed Portfolio

The Portfolio

The portfolio spans 24+ Pittsburgh homes under doSh stewardship: 11 are principal-owned; the remainder are third-party-owned properties managed by doSh under the same leasing, screening, and operating standards. The latest principal acquisition is 728 Maryland Avenue, currently leased unfurnished while long-term positioning is finalized. Most marketed homes are furnished and actively promoted; unfurnished inventory may not appear on the public website. Not every home is shown in this overview; see livedosh.com for the full property list.

The Socialite

Shadyside

4 Bed · 4.5 Bath · Integrated Garage
Gated · Large Yard

Flagship property featuring expansive open plan living, designer chef's kitchen, dramatic master suite with spa bath, and gated private yard. Premier Shadyside location serving executive and corporate tenant profile.

The Attending

Bloomfield

4 Bed · 2.5 Bath · Integrated Garage
2,600+ SF · Yard

Named for its primary tenant profile: attending physicians and senior medical professionals. Substantial 2,600+ SF footprint with bold interior design, sophisticated chef's kitchen, and oversized primary suite. Proximity to UPMC campus.

The Tower

Lawrenceville

3 Bed · 2.5 Bath · Rooftop Deck
Game Room with Bar

Elevated urban property featuring private rooftop deck with city views, dedicated game room and wet bar, and premium interior finishes. Lawrenceville location serves the creative professional and corporate executive tenant base.

Continued

The Ara

Shadyside

3 Bed · 2.5 Bath

Exposed brick loft aesthetic with elevated deck and 2-car parking. Dramatic reclaimed wood dining table, industrial kitchen, and bold artwork. Shadyside location.

The Refuge

Bloomfield

3 Bed · 2 Bath

Garage and yard in Bloomfield with master bedroom deck. Modern kitchen with dramatic island, bold contemporary living space, and abundant natural light.

The Nesa

Shadyside

4 Bed · 2.5 Bath

Garage with large deck and yard. Refined contemporary interior with organic design elements, marble-feature kitchen island, and premium furnishings throughout.

The Serenity

Lawrenceville

Third-party owner · doSh managed

3 Bed · 2.5 Bath

Elevated deck with EV charging port. Spa-quality freestanding soaking tub, designer black kitchen, and sculptural living room with arched architectural details.

The Oasis

Lawrenceville

Third-party owner · doSh managed

3 Bed · 2.5 Bath

Elevated multi-level decks, private sauna, and gym. Architecturally distinctive multi-story building with premium amenities serving the executive and wellness-focused tenant.

The Lawrence

Lawrenceville

Third-party owner · doSh managed

4 Bed · 2.5 Bath

2,600+ SF with dedicated home office and covered parking. Formal dining with statement lighting, marble-clad bath, and thoughtfully appointed professional workspace.

The Kelly

Shadyside · 4 Bed 2 Bath

Corner lot with garage and large yard. Exposed brick fireplace, classic hardwood, and professional furnishings.

The Bernie

Shadyside · 3 Bed 2 Bath

Exposed brick, front porch, and parking. Bold blue-and-brick living room with designer kitchen.

The 'K'

Lawrenceville · 3 Bed 1.5 Bath

Unique exposed-beam design with EV parking charger. Rustic-contemporary character with designer bedroom suite.

728 Maryland Ave

Shadyside · Principal-owned · Latest addition

Victorian exterior in a premier Shadyside location. Currently leased unfurnished while plans are finalized for long-term furnished positioning.

Value-Add Track Record

Nine Projects.
Since 2012.

The sponsors have completed nine documented value-add renovation projects since 2012 across Pittsburgh's urban core neighborhoods. Each project follows the same disciplined framework: targeted acquisition at below-premium pricing, systematic renovation executed with in-house design capability, and premium repositioning for the professional tenant market.

The renovation track record demonstrates consistent ability to execute across property types, scales, and eras — from 1910s Shadyside brick to 2020s Lawrenceville rowhouses — while maintaining a coherent premium aesthetic and delivering fully stabilized, income-producing assets.

2012

First Renovation

Completed Renovations

$2M+

Value added

Core Markets

424 Shady Avenue, Shadyside

Acquired 2012 · $220,000 · ~$30,000 renovation · Sold $369,000

doSh's start in home renovation: a Shadyside condominium acquired for $220,000 with roughly $30,000 invested in kitchen and bathroom updates, interior and exterior paint, and landscaping. The unit sold for $369,000 a few years later. Operating discipline during ownership earned recognition from other owners in the building—the principals were unanimously elected condominium president.

Before

After

5827 Alder Street, Pittsburgh

Acquired 2014 · $380,000

The portfolio's first freestanding acquisition (2014). The property was transformed from a dated residential home into a dramatic industrial-loft character rental featuring exposed structural brick, reclaimed wood community dining table, custom chef's kitchen with stone waterfall island, and fully redesigned spa bathroom with slate tilework and walk-in rain shower. This project established the doSh renovation methodology and aesthetic standard that has guided every subsequent acquisition.

Before

After

Selected Projects

724 Maryland Avenue, Pittsburgh

Acquired 2015 · $415,000 (MLS 1020196)

A Shadyside classic repositioned from tired traditional to contemporary-eclectic. Key interventions included exposing original brick fireplace and chimney as a dramatic focal wall, full kitchen modernization with updated cabinetry and appliances, and complete furnishing/staging to premium standard. The master suite was reimagined with a bold, layered textile approach. Demonstrates doSh's ability to extract maximum character from existing architectural elements.

Before

After

714 S Aiken Avenue, Shadyside

Acquired 2017 · $625,000 (MLS 1311574)

The flagship Shadyside renovation — a comprehensive gut renovation of a substantial brick structure into the doSh portfolio's most prestigious offering. Scope included full exterior modernization with architectural black cladding and custom gated entry, complete interior gut and rebuild with wide-plank oak floors throughout, designer open-plan kitchen and dining, and a spa-caliber master bath featuring a freestanding soaking tub within a floor-to-ceiling stone shower surround. Property now operates as The Socialite — doSh's anchor asset.

Before

After

3607 Charlotte Street, Pittsburgh

Acquired 2021 · $610,000 (MLS 1498034)

A contemporary repositioning of a well-located Bloomfield rowhouse. The project focused on full kitchen modernization from dark wood cabinetry to a white-and-stone chef's kitchen with quartz island, hardwood floor refinishing, dramatic master bedroom redesign with tray ceiling and curated art programming, and full furnishing to premium mid-century contemporary standard. The transformation reflects doSh's accelerating sophistication in execution quality from its earlier projects.

Before

After

321 Gross Street, Shadyside

Acquired 2023 · $717,900 (MLS 1561419)

A dual-property acquisition on Gross Street, with both units simultaneously renovated and repositioned. 321 Gross underwent a comprehensive transformation: carpeting and outdated finishes removed in favor of wide-plank light hardwoods, kitchen gutted and rebuilt with black-and-white geometric backsplash, quartz island, and matte black pendant lighting, and a formerly dated full bath redesigned with a freestanding tub, sculptural chandelier lighting, and monochrome checkerboard floor tile. Full contemporary furnishing to premium standard throughout. Demonstrates doSh's capacity to execute parallel renovation projects efficiently.

Before

After

323 Gross Street, Shadyside

Acquired 2023 · $717,900 (MLS 1561419)

The companion unit — a separate structure acquired simultaneously with 321 Gross — was renovated to a distinct but equally premium standard. Interventions included full kitchen modernization with slate gray cabinetry, extended quartz island, pendant globe lighting, and open plan redesign; living room transformation from dated wood-and-carpet to hardwood-and-contemporary furnishings; and a raw, unfinished upper room converted into a serene finished master bedroom with sliding barn door, built-in surround media wall, and luxury bedding package. The dual acquisition illustrates the sponsors' ability to evaluate, underwrite, and execute on portfolio-scale transactions.

Before

After

715 Maryland Avenue, Pittsburgh

Acquired 2024 · $643,204 (MLS 1672560)

The most recent completed renovation prior to 272 39th Street. A full-floor repositioning of a Shadyside townhome: living room converted from builder-beige to a warm, sculptural contemporary space anchored by a fluted fireplace surround and rounded furnishings; kitchen modernized with slatted wood panel detail, brass hardware, and white cabinetry; and master bedroom transformed from carpeted, empty space to a serene, hotel-quality suite with custom closet millwork and linen drapery. Demonstrates continued elevation of doSh's design and execution standards year over year.

Before

After

doSh Furnished Homes

Featured Renovation · 2025

Most Recent Completed Project

272 39th Street

Lawrenceville, Pittsburgh · 2025

Before · Entry & Main Floor

After · Entry & Main Floor

Before · Living Room

After · Living Room

Transaction & outcome

Multi-offer acquisition at $549,000 using an in-house licensed agent on the doSh team (not contracted outside representation) and disciplined buyer-side commission. Renovation ~1 month / ~$90,000; leased through December at $7,000/month. Before/after above: entry, main floor, living room.

Renovation scope

Full flooring replacement

Kitchen modernization

Lighting overhaul

Paint & surfaces

Full furnishing package

Bath & fixture updates

Project summary

Location

Lawrenceville, Pittsburgh

Acquisition

$549,000 · multi-offer · in-house agent (not contracted) · commission structure

Renovation

~1 month · ~$90,000 · 2025

Lease status

$7,000/mo · through December

Positioning

Premium furnished mid-term

Risk Management

Disciplined Operations.
Conservative Ownership.

doSh approaches its portfolio with the operational discipline of an institutional owner — not a speculative landlord. Systems, relationships, and processes are in place across every dimension of portfolio management, from accounting and legal compliance to tenant vetting and maintenance oversight.

Accounting & Financial Administration

Professional accounting relationships maintained across the portfolio. Monthly financial reporting, expense tracking, and revenue reconciliation. Secure electronic payment processing and owner/tenant portal integration. Shima Martin directly oversees financial administration with support from professional accounting counsel.

Legal & Lease Administration

All occupancies governed by formal lease agreements — no informal or platform-only bookings. Professional legal relationships maintained for lease documentation, tenant disputes, and regulatory compliance. Lease terms structured to maintain predictable cash flow while preserving asset control.

Tenant Screening & Quality

Tenant screening protocols include income verification, professional reference checks, and background review. Primary focus on corporate, institutional, and professional tenant categories — organizations and individuals whose reputation and professional standing create a natural incentive for property stewardship.

Maintenance & Asset Preservation

Established contractor and vendor network enables responsive maintenance and proactive asset preservation. Regular property inspections and condition monitoring. doSh's premium positioning creates a commercial incentive to maintain property quality — rental rate premium is directly tied to presentation standard.

Technology & Reporting Systems

Online owner and tenant portals provide real-time access to lease data, payment status, maintenance requests, and property reporting. Custom automation systems handle routine operations — reducing human error and administrative overhead. Google Analytics and custom market algorithms inform ongoing pricing and occupancy decisions.

Long-Term Ownership Mindset

doSh acquires with a long-term hold intent — not a speculative flip mentality. Every renovation decision is evaluated for its long-term contribution to asset quality and market positioning. The sponsors have maintained and operated properties from their inaugural 2014 acquisition through present — over a decade of continuous stewardship of Pittsburgh residential assets.

"The doSh platform is built on repeatable systems, professional relationships, and an owner-operator accountability structure in which the principals are directly invested in every property, every tenant relationship, and every renovation outcome."

Closing Statement

Over eleven years, two principals, and nine documented renovations — doSh has built a residential real estate platform defined by disciplined execution, premium standards, and long-term ownership conviction.

Donald and Shima Martin bring complementary and exceptional depth to the role of residential real estate owners and operators. Donald's engineering rigor and analytical discipline drives acquisition strategy, renovation management, and systems development. Shima's design sensibility and operational focus drives asset quality, tenant experience, and financial administration. Together, they have built a portfolio that commands premium occupancy in Pittsburgh's most desirable urban neighborhoods — through consistently delivering a quality of property and tenant experience that the market recognizes and rewards.

The track record presented in this overview reflects: sustained acquisition activity across market cycles; a repeatable renovation methodology that has grown in sophistication and scale; a stable, professional tenant base with low turnover and high stewardship standards; and an operational infrastructure — legal, accounting, technology, and management — that supports continued portfolio growth.

doSh is not a speculative platform. It is a professionally operated, long-term residential real estate business built by experienced owner-operators with a demonstrated track record of value creation, asset quality, and operational discipline. The sponsors are prepared to provide full financial disclosure, property-level detail, and any additional documentation required for underwriting review.

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