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Your Success Is Our Success

We’re not just in the business of making money, we’re in the business of people. While our model has evolved over the years, since our inception in 2007 we’ve strived to commit ourselves to socially impactful investing at every stage of our organization.

Through our presence as a thought leader in the note and mortgage industry, we provide educational resources through our work on BiggerPockets and other media outlets, as well as at alternative investment events nationwide.

With consistency, transparency, and accessibility, we help investors achieve a passive preferred return, enabling them to tap into an asset class normally reserved for Wall Street.

Our current business model fosters community stabilization by working with homeowners in need and by helping revitalize blighted and vacant residential properties, in turn stimulating local economies across the U.S.

We also believe that a community’s foundation starts from within, which is why we have shared core values at our organization. Today, our team is dedicated to helping investors, homeowners, and local communities prosper.

Your Team

Dedicated. Experienced. Committed to your success. The PPR team works every day to bring value to you, our investors.

Our Values

Values define us, how we work, and what we strive for. These are ours.


Excel Beyond


Ask “How Can I?”


Lead Creatively


Grow Together


Care, It Counts


Have Spirited Fun

Our Management Team

Dave Van Horn

President & CEO

David Van Horn serves as President and CEO of the Company. His chief responsibilities include the oversight of the Company’s strategic planning, business development, and fundraising functions. Mr. Van Horn’s expertise is derived from over 30 years of residential and commercial real estate experience as a licensed Pennsylvania realtor, investor, title company partner, and commercial fundraiser. Mr. Van Horn is a graduate of West Chester University, holding a Bachelor’s of Science degree in Business Management. In addition to his role as President and CEO, Dave’s biggest passion is teaching others how to build and preserve wealth. Dave is a co-founder and board member of Strategic Investor Alliance, a purposeful planning and networking group for accredited investors in the Philadelphia area. Dave is also a national speaker, author, and investment blogger on

Bob Paulus

Director of borrower management

Robert Paulus serves as Director of Borrower Management for the Company. In this role, Mr. Paulus oversees the Company’s loss mitigation functions, which are instrumental in creating asset resolutions. This includes directly managing a team of collections specialists as well as working directly with a nationwide legal network to appropriately execute foreclosure processes compliantly according to state regulatory requirements. Mr. Paulus also directs and approves all loan modifications to rehabilitate loan performance, and is responsible for the training and development of other collection team members. Robert Paulus’ experience is derived from over two decades of experience owning and operating five successful franchises along with other real estate holdings. Mr. Paulus graduated from Penn State University in 1990 with a Bachelors of Science degree in Economics.

John Sweeney

VP of Acquisitions

John Sweeney serves as Vice President of Acquisitions for the Company. His chief responsibilities include establishing and maintaining a network of key bidding relationships for all asset acquisitions, directing the analytic efforts of the organization supporting decisions on acquisitions and underwriting, as well as managing trade operations. Mr. Sweeney’s extensive knowledge of the mortgage banking industry includes origination, underwriting, and loan closings from his experience as a licensed Mortgage Loan Originator. Mr. Sweeney holds a Bachelor of Arts degree in Economics from Ursinus College.

Spencer Staples

Senior Portfolio Advisor

Spencer Staples joined the organization in 2014 and serves as the Senior Portfolio Advisor for PPR Note Co. In this role, Mr. Staples is responsible for leading the portfolio management efforts of the company. He began his career after college as an Analyst with Bear Sterns. Mr. Staples experience includes extensive international exposure with a 22 year career abroad in the United Kingdom. While in London Mr. Staples co-founded and led his first fund, Allegro Capital Ltd. Mr. Staples’ experiences include an 8 year tenure with Tokyo based Mizuho Bank as Senior Analyst for the European portfolio. In addition to his role at PPR, Mr. Staples is the Owner and Research Director for US based EconAlpha, an economic forecasting firm he founded in 2008. Mr. Staples graduated from Colby College with a Bachelor of Arts. He received his MBA from Brunel University in London.

Anne Kelly

Director Of Finance & Accounting

Anne Kelly joined the organization in 2017 and serves as the Director of Finance & Accounting. Ms. Kelly’s leadership includes strategic planning, financial reporting, accounting operations, investor relations reporting, controllership and overall budgeting. She began her career out of college as a Senior Accountant for Grant Thornton in Philadelphia. Ms. Kelly is a Certified Public Accountant and has over 20 years of experience as a senior leader within the Finance & Accounting functions. Prior to joining PPR Ms. Kelly served as interim CFO/Controller in a consulting capacity to Dollar Financial Group and Allied Mortgage. A key formative period during Ms. Kelly’s career was her tenure as SVP Assistant Treasurer for Capmark Financial Group, a former operating unit of GMAC. In this role she led worldwide treasury and financing functions for a $350B global servicing portfolio. Ms. Kelly graduated from St. Joseph’s University with a BS in Business Administration. She received her MBA from Villanova University.

Christopher Barton

Vice President Of Human Resources & Administration

Christopher Barton joined the organization in 2018 as Vice President of Human Resources & Administration for PPR Note Co. Mr. Barton leads and develops Human Resources and drives our overall talent strategy, vendor relationship management, community outreach and employer branding. Most recently, he served as President of Barton Career Advisors (BCA), an HR consulting and training firm he founded in 2009. Mr. Barton began his career in financial services with MBNA America in 1989. The independent credit card issuer grew to $123B in assets with 33,000 people across the US, Canada and Europe before being acquired by Bank of America in 2005. During his time at MBNA, Chris served in key executive roles as a Senior Vice President and Director leading Human Resources Strategies, Talent Acquisition and Call Center Operations. Chris has been an Adjunct Faculty member at Villanova University since 2013, teaching Managerial Finance in the MS HR Development Graduate Program. Chris received his MBA and BS from the Lerner College of Business at the University of Delaware and holds the prestigious Senior Human Resources Professional (SPHR) designation from HRCI.

Chelsea Deluca, CAPM

Project Manager

Chelsea Deluca, CAPM has been with PPR since 2012 and leads the PPR Project Management Office. In this role she works closely with the senior leadership team and external partners to drive the strategic project agenda for the organization. Presently, Ms. Deluca is leading the implementation of key initiatives in asset servicing, joint ventures, investor relations and finance. Ms. Deluca manages the ongoing vendor relationships with our servicing providers and was instrumental in the successful IT implementation of our system of record. Ms. Deluca drives and administers the corporate quarterly planning and goal setting processes for all departments within the organization. Ms. Deluca received her project management certification through the CAPM program at Villanova University. She holds her Associate’s Degree from Delaware County Community College and is presently completing work on her Bachelor degree at West Chester University.

Chris Van Horn

Director Of Marketing

Starting work with PPR in 2010 while an undergrad at Immaculata University, Chris Van Horn has been with the organization for close to 10 years. With a Bachelor of Arts degree in English, and brief sojourns in both Los Angeles and New York for writing and production, Chris brings a unique eye to the marketing department at PPR. As the Director of Marketing, Chris has been instrumental with the development of the company’s online presence on both BiggerPockets and social media, he has aided in the writing and editing of PPR founder Dave Van Horn’s book “Real Estate Note Investing”, and he has played a pivotal role organizing the annual PPR sponsored event, the MidAtlantic Summit. Chris currently resides in both Philadelphia and New York City.

Jeff Robzen

Acquisitions Analyst

Jeff Robzen is the Acquisitions Analyst for PPR. In this role he is responsible for assisting in managing the acquisitions trade desk for the company and exploring purchasing opportunities. Jeff manages the analysis workflow and coordination of the acquisitions team’s efforts to determine profitable trade prospects which support the company’s growth initiatives. Prior to joining PPR, Jeff spent nearly 7 years working in the commercial lending department of a community bank which served the Greater Philadelphia region.

Jeff holds a Bachelor’s degree in Finance from Virginia Tech, where he graduated from in 2010. After obtaining this degree, Jeff then pursued graduate level education as well, earning both an MBA and Master of Finance from the Pennsylvania State University while working full-time.

In his spare time Jeff enjoys watching and playing sports. He’s an avid Philadelphia sports fan and volunteers time in the winter to referee youth basketball.

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