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OVERVIEW

The purpose of this information is to solicit investors to back financially the project of establishing a world-class fishing lodge and resort on the lower St. Joseph River of Berrien County, Michigan.

Once purchased and constructed, the Pipestone Creek Lodge & Resort will sit on over 82 acres with a riverfront of roughly 1/4 mile on what may be the single best stretch of fishing in the entire Great Lakes region.  The property consists of a 64-acre flood plain (which will be partially restored to wetlands) and another 18 acres situated on a bluff about 50 feet above the plain.  All buildings will be built on this 18 acres (the picture at left, above, is take from the proposed building site for the lodge) as will a five-acre trout pond and four one-to-two-acre bluegill and bass ponds.  Those portions of the property not restored to wetlands or used for ponds (other than that immediately adjacent to the lodge buildings) will be farmed to provide food for wildlife.  PROPERTY PICTURES

Check out the pictures of the January 2008 flood!!

Located just four miles upstream from Lake Michigan and seven miles downstream of the famous Berrien Springs Dam, we will offer visitors first-class accommodations, meals, and services, along with some of the finest trout, salmon, and walleye fishing in the country -- right from our own riverfront property!!  Smallmouth bass and perch are all also excellent options.  And a short 10 -15 drive will put visitors at the mouth of the river for those wanting to take advantage of the opportunities available at the St. Joe Piers.

A working boat launch and a small primitive campground currently exist on-site and will continue to be an option for visitors.

Fishing is available nearly 365 days a year.  The river rarely freezes over, but when it does happen, the Berrien Springs Dam, where the water is always open, is only about 15 minutes away.

Our proximity to large metropolitan areas such as Chicago, Detroit, Indianapolis, and St. Louis will make us the perfect option to get away for a week or a weekend of enjoying southwestern Michigan's ample outdoor recreational opportunities.  Besides our own services and accommodations, we will offer easy access to golf courses, beaches (about 15 minutes to Lake Michigan), casinos, and major college athletics (Notre Dame is only 30 minutes down the road).  The Western Amateur Golf Championship is also held about 15 miles east at the Point o' Woods Country Club in Coloma, Michigan.

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ACCOMMODATIONS & AMENITIES

NOTE:  None of the following amenities will be available to primitive campers.

Accommodations will include:

Current plans are to construct a two-story Montana Log Cabin, built into the bluff and consisting of eight rooms which will sleep four persons.  Each room will have private bathroom and shower, cable TV, phone, and Internet access, dressers, closet, and a private balcony overlooking the flood plain and river.  Lodge management and staff will have access to the kitchen, office, below-ground storage, and living quarters for the lodge manager.

Meals will be included in all lodge packages.

The lodge will naturally be decorated in a rustic motif.

The public areas will consist of a Great Room with balcony, big screen, HD television, cable and satellite, Internet access, a view of the flood plain and river; a Dining Room with the option to eat on the balcony; Laundry Room; Work-out Room (BowFlex and Total Gym, TV in room); Game Room (darts, pool table, shuffleboard, TV in room), and public (for visitors) bathroom.  We will have all the major sports packages available so none of our visitors have to miss their favorite team's games.

Below-ground storage will also serve as a storm cellar when necessary.

Outdoor pool.

A pole barn with eleven drive-thru bays will be built to provide indoor parking for visitors' vehicles and boats.  Bays will be separated by a wall to prevent access from one bay to another.

Eight of these bays will be made available to our visitors.  Each of these bays will have a heated Changing Room where visitors can change out of and hang their wet, muddy hunting or fishing clothes and waders.  There will also be a freezer available for storage of game.  Visitors will provide their own locks to secure their bay (both doors).

Bays nine, ten, and eleven will be for lodge use to store boats and other equipment when not in use.

We will have a 'cleaning station' built about 200 yards southeast of the lodge.  Visitors will clean their fish and game at this location, thus making sure there is no 'dead animal' smell around the lodge.

We will have a staff including chef, receptionist, and cleaning crew, along with live-in management which will be on-site to facilitate visitors' needs.

If visitors fly-in, we'll pick-up and drop-off at the South Bend Regional Airport or Southwestern Michigan Municipal Airport (for those with private planes).  Amtrak stops in St. Joseph and we can pick up visitors there as well if they prefer to travel by train.

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SERVICES

Visitors will have several options from which to choose.  They can fly-fish from shore or take one of our river or Lake Michigan charters.  Or they can bring their own boat and put-in at our private launch.  Families bringing children will enjoy the stocked trout pond in front of the lodge and the bluegill and bass ponds at the back of the property.

And for those who wish to indulge, we will also be able to offer guided and unguided hunting opportunities for ducks, geese, and deer right on-site (as well as on over 4,000 off-site acres currently available through our existing hunting guide service), so sportsmen can plan their dream hunting and fishing trip.

Here is a short list of activities we will offer as part of our lodging and campground packages.  Only those items listed in RED will require additional charges.  All others are included as part of the package.  Added persons not staying at the lodge or campground will be charged a la carte prices.

• Daily, Weekend, and Weekly lodging (no requirement to hunt or fish or to use our services)

• Daily, Weekend, and Weekly primitive camping (no amenities will apply) 

• Shoreline fishing

• River Charter

• Lake Michigan Charter

• Kids' Trout Pond

• Stocked bluegill ponds

• Boat launch (with access to Lake Michigan)

• On-site duck hunting

• On-site goose hunting

• On-site deer hunting

• Off-site duck hunting

• Off-site goose hunting

• Off-site deer hunting

• Lake Michigan diver duck hunts

• Pro Shop

• Booking Service for other local charters and guides

• Inland fishing assistance (where to fish for what)

• Hunting and fishing guides available on request

Persons not wishing to stay at the lodge or camp at the campground will have these activities available to them.  A la carte prices will apply to all items for persons not staying at the lodge or campground.

• Shoreline fishing

• River Charter

• Lake Michigan Charter

• Kids' Trout Pond

• Boat launch

• On-site duck hunting

• On-site goose hunting

• On-site deer hunting

• Off-site duck hunting

• Off-site goose hunting

• Off-site deer hunting

• Lake Michigan diver duck hunts

• Pro Shop

• Booking Service (for other local charters and guides)

• Hunting and fishing guides available on request

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EVENT SPONSORSHIPS

Plans call for the lodge to sponsor one local golf tournament each year, most likely in September.  

Monthly fishing tournaments / contests are planned to help attract more interest for the various species available in the area.  Lake Michigan, the St. Joseph River, and inland lakes will all have tournaments.  

Hunting contests such as largest buck, longest turkey beard, or widest goose wingspan, are being considered.

We also plan to hold at least one FREE YOUTH WEEKEND during the spring and fall steelhead runs where kids can come fish from our property at no charge (room rates will be discounted for those staying at the lodge to bring their kids for these weekends).

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ADVERTISING

We will advertise by maintaining a web site, printing brochures, and working all the major outdoors-related trade shows, especially Chicago, Louisville, Harrisburg, Kansas City, and similar locations. 

Nothing we will be able to tell anybody will sell a trip to the lodge any better than the reputation of the river itself.  The St. Joseph River is known around the country as one of the top trout, salmon, and walleye rivers in the lower-48 and may well be the single finest fishery in the state of Michigan (other than the Great Lakes themselves).  ESPN Outdoors has filmed on the very stretch of river bordering lodge property and our personal contacts with the Outdoor Channel have agreed to give us exposure by filming on lodge property once we're established and have visitors staying in the lodge.

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INVESTOR INFORMATION & FINANCIAL PROJECTIONS

We are making available a total of 100 shares.  One share may be obtained with an investment of $25,000.  Investors may purchase as many shares as they wish.

Investment money will be held in a special account with 5th/3rd Bank until such time as it is to be used.  Current investors will receive prior notification of all intended use of these monies until such time as the lodge is making a profit.

The first action will be to purchase the property.  This will take place upon sale of our 27th share.  We will begin construction of buildings when Share 43 is sold.  Share 50 should see the lodge and pole barn built and furnished as necessary.  The remaining 50 shares will be used to purchase a river charter boat, Lake Michigan charter boat, company truck, and various pieces of equipment such as ATV, tractor, fishing gear, and so forth.  It will cover paving of the lane from the lodge to the road and any upgrades we wish to make to the boat launch.  Any remaining monies will be used to cover operating expenses until the lodge is turning a profit (anticipated in Year 3).  FINANCIAL PROJECTIONS

NOTE:  Financial Projections as shown in the link above will not be valid until such time as all buildings are built and equipment (i.e., boats) purchased.

NOTE:  Any income generated by the entity currently known as Big Lake Outdoors or its owner (who will be the owner / manager of the lodge), regardless of its origin, will be used toward lodge operating expenses until such time as the lodge is operating at a profit.

The lodge will incorporate and hunting / fishing lodge insurance purchased and maintained to protect both the lodge and its investors.

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INVESTOR PERKS

RETURN ON INVESTMENT

Once the lodge begins operating at a profit, 50% of all profits will be set aside to be returned to our investors.  Each share purchased will receive 1% of that money until such time as 125% of the original investments have been repaid.  After that time, 25% of profits will be set aside for investors with each share getting 1% of that money.  This will continue in perpetuity until such time as the lodge buys back the shares or goes out of business.

SALE OF PROPERTY / BUSINESS

If the property and buildings are sold for any reason, investors will receive 1% per share of 50% of the final selling price.  Bear in mind that this is 82 acres of riverfront property that will have been dramatically improved to include buildings and ponds.  The property will easily sell for the amount of investment being requested.

SHARE TRANSFERABILITY

Shares are transferable.  You may sell or bequeath your share(s) as you see fit.  The only requirement is prompt notification of the transfer be given to ensure proper processing on our part.

OTHER INVESTOR PERKS

Besides the financial return, all investors will be able to make use of lodge facilities and services on a complimentary basis.  This will include use of one room with all accommodations.  Bear in mind that use of these complimentary visits may have an effect on lodge profits if used during peak periods.

This will remain valid as long as the lodge remains in business and the investor maintains ownership of their share(s).  This perk will transfer to the new owner of any share re-sold or bequeathed.

• Single-share investors receive one complimentary weekend per year.

• Multiple-share investors up to $100,000 receive one complimentary week (or two weekends) per year.

• Investors up to $500,000 receive two complimentary weeks (or four weekends) per year.

• Investors over $500,000 receive three complimentary weeks (or six weekends) per year.

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CONTACT INFORMATION

If you're interested in investing or would like to visit the property, contact us by any of the following means:

Thank you for taking the time to go over this information.  Please don't hesitate to contact me with any questions you may have.

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Sincerely,