The Small-Scale Care Facility Starter Kit — 6 free tools from an operator with 17 years and a $2.7M exit

The Small-Scale Care Facility Starter Kit — 6 free tools from an operator with 17 years and a $2.7M exit

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WHAT THIS IS

Six tools I use myself in the operation of small-scale care facilities. The same materials I share with operators who reach out to me directly.

Free. No email required. Pay-what-you-want is enabled if these are useful to you, but $0 is a real option.

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WHY THIS EXISTS

The average first-time care facility operator loses $40,000–$100,000 in the first 18 months.

Not from bad luck. From four decisions made before opening day:

→ Where to put it

→ What to put in it

→ How to fill it

→ How to make the numbers work

This kit is the tool set for those four decisions.

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WHAT'S INSIDE — 6 TOOLS

01. The Financial Planning Guide

The break-even framework and 9-month cash flow profile most operators get wrong before opening.

02. Financial Planning Spreadsheet

The full calculator. Pick your region (USA, Thailand, Vietnam, Indonesia), edit the blue cells, and read your break-even point and 9-month cash flow projection instantly. This is the working engine behind the Guide.

03. The Property Decision Filter

The 6 hidden costs that derail more care facility ventures than anything else.

04. The Property Selection Checklist

17-point field audit to carry into the next property viewing.

05. The First 90 Seconds

How families decide whether to trust your facility — before you ever discuss pricing.

06. The Referral Partner Playbook

How to build relationships with hospital discharge planners, case managers, and senior placement agents.

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WHO THIS IS FOR

→ Operators evaluating or running a small-scale care facility (6–12 beds) in the USA

→ Operators planning entry into Thailand, Vietnam, or Indonesia

→ Anyone within 12 months of opening their first facility

Built from 17 years operating small-scale care facilities in Japan, three facilities built, and a $2.7M M&A exit in 2022.

WHO THIS IS NOT FOR

✗ Anyone looking for a get-rich-quick guide to care facility investing

✗ Anyone expecting to scale to 100+ beds in year one

✗ Anyone unwilling to be hands-on for the first 12–18 months

Care is a real business with real responsibilities. These tools assume you want to do it well.

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HOW TO USE IT

Start with the Financial Planning Guide and run your own numbers through the Spreadsheet. If the break-even and 9-month cash flow work for your situation, the Property Decision Filter is next. Then the rest, in any order that fits your stage.

This is not a one-weekend read. It is the pre-opening tool set for the four decisions that determine whether your first 18 months end in profit or in $40K–$100K of preventable losses.

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ABOUT THE AUTHOR

Koujirou Nagata

17 years operating small-scale care facilities · 3 facilities built · $2.7M M&A exit · Currently operating

Opened first care facility in western Japan in 2005. Built two additional facilities over the following years. Completed a $2.7M M&A transaction in 2022. Currently operating a new facility and writing for an international audience of care operators across the USA, Thailand, Vietnam, and Indonesia through smallcarefacility.com.

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WHAT YOU'RE NOT GETTING

→ Not legal advice. You need a healthcare attorney in your target market.

→ Not a guarantee of profit. The math works; your execution determines whether you reach it.

→ Not a sales funnel for a $5,000 coaching program. If the complete operating system is useful later, the full bundle is $167. If the starter kit is all you need, that's fine too.

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COST

Free. Pay-what-you-want is enabled if these are useful to you, but $0 is a real option and no one is going to chase you for more.

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The operators who win in this business win because they make the right decisions before opening day.

This kit is for those decisions.