What We Do About Acquisitions Our Story FAQ Get in Touch
Rancho Properties & Investment Co.

Family-Owned.
Operator-Led.

We acquire, invest in, and manage assets built to last - small businesses, commercial properties, and residential real estate across Greater Los Angeles and the Western United States.

See What We Do Our story →
The Cho Family - Rancho Properties & Investment Co.
What We Do

Three pillars.
One philosophy.

We are patient, principled owners who invest for the long term. Not flippers, not funds - a family firm that takes responsibility for everything we touch.

01 Primary Focus

Business Acquisitions

We acquire established, cash-flowing small businesses from owners who are ready for their next chapter. We operate what we buy - no absentee ownership, no quick exits.

  • B2B services, trades, recurring-revenue businesses
  • Western U.S., California preferred
  • Revenue $1M–$10M, SDE $500K+
  • SBA financing in place, move quickly
Are you a business owner? →
02 Real Estate

Property Investment

We hold a diversified portfolio of commercial and residential real estate across Greater Los Angeles - with an emphasis on long-term ownership and stable income generation.

  • Commercial strip centers & mixed-use
  • Residential - single & multi-family
  • Los Angeles County, South Bay focus
  • Family-owned and actively managed since 2002
03 Portfolio Management

Asset & Portfolio Management

Across all our holdings - business and real estate - we manage for performance. Tenant relationships, lease structures, operations, and capital allocation run through the same disciplined lens.

  • Tenant & lease management
  • Cash flow optimization
  • Capital planning & reinvestment
  • Integrated across all asset classes
Our Story

It started with
my dad's business.

"As far back as I can remember, I spent weekends helping my dad. It wasn't flashy - but it meant everything to him."
More about David →

He knew every customer's name. He worked long hours and took real pride in what he built. When he got older, he didn't want to let go - but he didn't have a plan, and was ready to shut the doors on the very thing that had shaped his identity and supported our family for decades.

So I stepped in. My years of corporate experience didn't prepare me for what it actually took - making payroll, making difficult calls, making every call. And yet I found success, and the experience left me wanting more.

Rancho Properties started as a family real estate venture in the early 2000s. Over time, it evolved into something broader - a platform for acquiring and stewarding businesses and properties that matter to the people who built them.

If you're a business owner thinking about what comes next, I'd like to hear from you.

David J. Cho
David J. Cho Managing Partner

Operator first.
Strategist always.

I'm not a private equity fund or an absentee investor. I've spent the better part of 15 years running businesses day-to-day while simultaneously building a career in corporate finance and product management. That dual track - operator and strategist - is what I bring to every acquisition and every asset we manage.

I understand what it means to make payroll, manage a team, and face decisions that don't come with a playbook. I also understand how to evaluate deals with precision, plan for growth, and build systems that last beyond any single person.

Our real estate portfolio has been part of the family since 2002. Our business acquisition focus is newer - and it's where I'm putting my energy. When I buy a business, I'm not flipping it. I show up. I learn it from the inside out, the way its owner built it.

  • 15+ years as a small business owner & operator
  • Corporate finance & strategy background
  • Product management, full P&L ownership
  • SBA 7(a) financing in place
  • Los Angeles native, South Bay roots
  • Western U.S. acquisition focus
  • Real estate portfolio since 2002
  • Commercial & residential holdings, L.A. County
Business Acquisitions

If this sounds like
your business, let's talk.

Geography

California preferred. Also considering Nevada, Oregon, Washington, Colorado. We want to be close enough to show up.

Financials

Revenue $1M–$10M, SDE or EBITDA $500K+. Stable, recurring cash flow. Not a turnaround - a handoff.

Industry

B2B services, light manufacturing, recurring-revenue trades. Fire protection, pest control, property services, and similar.

Business Profile

7+ years in operation. Team in place. You've built something real - we'll protect it and keep it running.

We move quickly when the fit is right. If your business checks these boxes - or even most of them - reach out. The first conversation is always informal.

Tell Us About Your Business
Acquisition Process

Simple, respectful,
straightforward.

No red tape, no drawn-out diligence before we've even talked. Here's how I approach a potential acquisition from first contact to close.

01

First Conversation

A casual, no-pressure call. I want to understand your business, your goals, and what a good outcome looks like for you. No NDAs required upfront.

02

Initial Review

If there's mutual interest, I'll review basic financials and ask targeted questions. Quick and focused - usually 1–2 weeks. I respect your time.

03

Letter of Intent

I move to LOI quickly when things align. Clean terms, clear structure - price, deal form, and transition expectations agreed before deeper diligence.

04

Close & Transition

We close - and then I show up. I'll learn the business from you, support your team, and make the transition as smooth as you need it to be.

Advisory Team

Experience behind
every decision.

Every acquisition and asset is backed by advisors with deep roots in law, real estate, and technology - decades of combined experience across the table.

General Counsel · Advisor Joseph C. Cho, Esq.

30+ years in litigation, class action, and maritime law. He spots risk early, structures agreements clearly, and protects all parties at every stage of a deal.

Real Estate · Limited Partner Hyun O. Cho

40+ years of real estate investment and transaction experience. Deep knowledge of deal structures, valuations, and market dynamics across Greater Los Angeles.

Technology · Advisor Samuel J. Cho

30+ years in IT networking and security. Assesses infrastructure, protects digital assets, and ensures every business we acquire is positioned to grow.

"David brings a rare combination - he thinks like a strategist and works like an operator. If I were selling a business, he's exactly who I'd want across the table."

- Former Colleague, Corporate Finance

"What sets David apart is that he actually shows up. He's not looking for a passive investment - he's looking for a business he can care for."

- Business Advisor, Greater Los Angeles
Common Questions

What sellers
typically ask.

Will you keep my employees?

Yes - retaining your team is a priority, not an afterthought. Your people are a core part of what makes the business valuable. My goal is continuity, not disruption.

Will you change the name or brand?

Not unless there's a strong strategic reason to. Most businesses I acquire have earned their reputation under their name. I'm not in the business of erasing that.

How long does the transition take?

We work at your pace. Some sellers want a clean 30-day handoff; others want 6-12 months of overlap. I'm flexible - what matters is that the transition serves the business and gives you confidence before stepping away.

Do I need a broker?

No. You can reach me directly - no middlemen, no fees on your side for the introduction. If you already have a broker representing you, that's fine too. I work with both.

How do you determine what my business is worth?

I look at a combination of cash flow, growth trends, customer concentration, and market comparables. I'll share my thinking openly - no black box. If we're not aligned on value, I'll tell you directly rather than waste your time.

What if my business doesn't perfectly fit your criteria?

Reach out anyway. The criteria are a guide, not a hard filter. If your business is outside California, smaller than $1M, or in an industry I didn't list - I'll still have the conversation. The right fit isn't always obvious on paper.

Start the Conversation

Ready to talk about
your next chapter?

Whether you're a business owner exploring a sale, a property owner open to a conversation, or simply want to know more about what we do - reach out. I respond to every message personally.

Email Me

Prefer a call? Schedule 30 minutes →

Or connect on LinkedIn - I check it regularly.