OTC: HBUV

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Our
principal business, executive and registered statutory office is located at 205 South Beverly Drive, Suite 205, Beverly Hills, CA 90212
and our telephone number is (310) 308-7887 and email contact is tracy@hubilu.com. Our URL address is www.hubilu.com.

Business

We
were formed as a real estate consulting and acquisition firm that commenced operations in March 5, 2015, and, until June 2015, was limited
to organizational and business development activities. In June 2015, we entered into our first consulting agreement with a client. As
a real estate advisory and consulting company, we assist real estate investor professionals, as well as established companies, with advisory
and consulting services focused on providing research, analysis and acquisition opportunities to them. Our mission is to assist investors
and professionals in the early-stage analysis of market opportunities and the evaluation of properties prior to them committing capital
for the purchase or the leasing of real estate properties. We are not real estate brokers and do not intend to offer brokerage services.

Commencing
in June 2015, we engaged our first client, 112 South Eucalyptus Avenue, LLC, to assist it in evaluating the best use of its property.

We
have and continue to provide consulting services for several clients and are now seeking real estate acquisitions to complement our 34
existing properties. We anticipate that our revenues will increase as we secure additional clients and acquire properties in the next
twelve months.

The
closing of these contemplated transactions is subject to due diligence clear title. We believe that our revenues will cover our operating
costs over the next 12 months; however, our majority shareholder has agreed to advance us necessary working capital, if necessary. We
currently have one director. This individual allocates time and personal resources to us and devote approximately 40 hours each, per
week to us.

Real
Estate Acquisitions

On
August 18, 2016, we launched a real estate acquisition division to acquire real estate for our company.

As
of December 31, 2025, we had acquired a total of 34 rental properties, which are held under 9 different subsidiaries formed as limited
liability corporations, including the following 4 properties acquired during 2025 through our subsidiary, Elata Investments, LLC:

●
1460
Exposition Boulevard., Los Angeles, California, acquired on September 24, 2025

●
417
W. 52nd Place, Los Angeles, California, acquired on August 12, 2025

●
1434
W. 22nd Street, Los Angeles, California, acquired on May 30, 2025

●
1650
S. Rimpau Boulevard, Los Angeles, California, acquired on May 12, 2025

Real
Estate Consulting:

Market
Opportunity

We
believe the real estate consulting and advisory industries are sectors of the U.S. economy, which have seen increased activity since
interest rates are at their current higher levels, requiring investors to be selective in their decisions, creating potential for a public
company focused on evaluating real estate opportunities. We continue to focus on residential rental real estate and development.

Historically,
the U.S. real estate industry has tended to be cyclical. The real estate market experienced a significant downturn from the 2007 peak
to a trough in 2009, representing the most severe downturn in property sales since at least 1990. Since 2009, real estate sales for transactions
of $1 million and above have increased by 97% and dollar volume has increased by 235%. The Los Angeles housing market forecast for the
3 years ending in 2025 is positive according to CAR.com which estimates that the rising housing market prices in Los Angeles is 6 % annually
during this period. If the Housing Market forecast is correct, home values will be higher at the end of 2025 than at the end of 2024.
This upturn has been, and we believe will continue to be, primarily driven by low inventory, and Los Angeles ongoing as a place to live.

Availability,
Rent Pricing and Cost of Financing. The availability and cost of debt financing is challenging but creates opportunities to acquire
assets at reasonable prices. Rental prices continue to rise matching inflation at minimum and this allows for stronger returns, especially
with interest rates dropping.

We
believe this is an underserved market segment and intend to offer our consulting services to private clients. Competition will come from
brokerage firms, consulting departments of accounting and consulting firms and other real estate advisory firms.

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Our
Business Strategy – Consulting

●
We
intend to provide consulting and advisory services to our clients for fee-based compensation. We will negotiate our fees on a case-by-case
basis and intend to offer hourly rates and flat fees for our services We intend to help provide our clients with research and analysis
to minimize their time to evaluate properties. We believe that our services will reduce time, costs and accelerate the time to enable
the client to purchase or lease real estate without the pressure of commission sales professionals.

●
Apply
a structured consulting and asset management process to our clients. Web-based technology is becoming increasingly capital-efficient,
and our model is optimized to leverage this trend using the Internet and various online research tools.

We
will provide a variety of services to client companies, including the following:

●
Analysis
of current trends and transactions;

●
Consulting
on structure and financing including corporate formation services;

●
Investment
analysis of properties;

●
Marketing,
branding and public relations with respect to leasing and branding;

●
Formulating
operating strategies for the properties;

●
Formulating
other strategies designed to maximize property values, including tenant analysis;

●
Relocation
services;

●
Introductions
to potential joint venture partners; and

●
Assisting
in financial modeling.

We
believe that the services we offer to our future clients will be quality, value added services that will enable long term success for
them and us.

We
intend to derive income from our clients for the performance of these services. We also intend to acquire and operate additional residential
rental properties and derive income from management fees and operating income.

Financing
Strategy

Our
ability to increase our revenues and market our services will be dependent on additional outside financing, and reinvesting our profits.
Primary responsibility for the overall planning and management of our services will rest with our management. For each service, we plan
to offer, management will need to assess the market and our needs to offer such consulting or advisory services at cost-effective prices
to real estate investors and users. All decisions will be subject to budgetary restrictions and our business control. We cannot provide
any guarantee that we will be able to ever offer services on cost-effect terms.

Competition

The
real estate student housing acquisition and rental industry is highly competitive. We compete with a variety of individuals and companies,
many of which have greater financial and other resources than us or are subsidiaries or divisions of larger organizations. In particular,
the industry is characterized by a few large, dominant organizations performing this service.

Competition
for our corporate rentals comes mainly from individual homeowners and small investors who acquire houses like us, with the intention
of upgrading them and renting them to these corporate tenants.

The
major competitive factors in our business are our ability to compete effectively in providing students and corporations, quality housing
at an affordable price, maintaining properties in excellent condition and obtaining market rents from tenants. We believe we compete
effectively in these areas.

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Real
Estate Acquisitions/ Business Acquisitions:

Market
Opportunity

We
acquire student housing properties that are adjacent to the USC campus and which offer recession proof stability and top of the market
value on rents, and residential properties to rent to corporate housing and as residential rentals.

Off
Campus Student Housing began in the mid 1990’s as an infancy industry with high growth potential, with many real estate investors
capitalizing on the premium rents and lack of housing on university campuses.

Why
Student Housing is Growing:

○
Stable
and Rising College Enrollment

○
Demand
Exceeds Supply

○
Students
Desire Homelike Amenities

○
Lower
Off-Campus Housing Costs

○
Capital
Constraints on Universities

○
Recession
Proof Industry

○
Premium
Market Rents Year-Round

USC
Students are using the four Metro Stations in walking distance of USC Campus to access Downtown Los Angeles, including Crypto.com Center,
LA Live, Nightlife Clubs and Bars, Entertainment Centers, Shopping Opportunities.

Average
monthly rents of a unit in the USC area rose from approximately $750 in 2005 to $2,200 in 2025 and student enrollment at USC has grown
from 32,000 in 2005 to 46,000 in 2025-26, with 21,000 being graduate students.

There
are also opportunities to develop multi-family properties within walking distance of the newly constructed Los Angeles Metro/subway stations,
taking advantage of upside density, zoning changes, and higher rents.

●
In
addition to on-demand car service availability, tenants benefit by being near the LA Metro/subway stations, eliminating the need
and costs for personal vehicles and parking.

●
Development
opportunities will increase as the city encourages more density around the LA Metro/subway systems to help minimize vehicle congestion
and pollution levels.

●
Increased
rents and development opportunities will result in higher values and a greater return on investment.

●

Acquisitions
of profitable high growth businesses in the industries of Business Services (Property Management, Clean Tech (Green), Healthcare
Services, I.T./Cloud), Health and Wellness, and e-Commerce (B2B, B2C) operating in Southern California.

In
addition to investing in real estate, we expanded our investment portfolio by adding Health and Wellness and will continue to expand
our revenue sources to include the acquisitions of profitable high growth businesses to increase our cash flow, including Property Management,
CleanTech (Green), Healthcare, Intelligent Technology/Cloud, and AI.

Our
Business Strategy

●
Seek
out and acquire Real Estate which management believes has limited downside risk, is recession proof, and is in the path of growth
to facilitate high rental income upside and equity appreciation.

●
Purchase
single family and multi-family properties and portfolios, either at discounted prices or which require cosmetic renovations, to maximize
cash flow and equity appreciation in the shortest possible time.

●
Undertake
development projects that involve material construction and/or renovations to realize the highest and best use upside value with
significant long term investment returns.

●
Acquire
business opportunities that bring in high cash flow, with low risk, that expands our portfolio, offset our current and expanding
operating costs, and allow us to grow our real estate acquisition division.

●
Focus
on below-market or other non-listed opportunities

●
Our
goal is to acquire 5 properties over the next 12 months

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Financing
Strategy

Our
ability to increase our revenues, net profit and cash flow will be dependent on our ability to acquire more properties, additional bank
and outside financing, advances from our majority shareholder and reinvesting our profits. Primary responsibility for the overall planning
and management of our services will rest with our management. For each acquisition, management will need to assess the market and the
ability to make a profit from rental income less expenses and cost of capital of the potential acquisitions.

Competition

The
real estate student housing acquisition and rental industry is highly competitive. We compete with a variety of individuals and companies,
many of which have greater financial and other resources than us or are subsidiaries or divisions of larger organizations. In particular,
the industry is characterized by a small number of large, dominant organizations that perform this service.

Competition
for our corporate rentals comes mainly from individual homeowners and small investors who acquire houses, similar to us, with the intention
of upgrading them and renting them to these corporate tenants.

The
major competitive factors in our business are our ability to compete effectively in providing quality housing at an affordable price,
maintaining properties in excellent condition and obtaining market rents from tenants. We believe we will compete effectively in these
areas.

Many
of our competitors have substantially greater financial, technical, managerial, marketing and other resources than we do, and if our
competitors offer services at lower rental prices, we may have to lower the prices we charge, which will adversely affect our results
of operations. But the demand for single family residential tenancy is high and we believe prices for house rentals will continue to
increase.

Intellectual
Property Rights

We
do not currently have any intellectual property rights.

Our
Website

Our
website is located at www.hubilu.com and it provides a description of our company, our services, our mission statement, along
with our contact information including our address, telephone number and e-mail address.

Dependence
on Customers

We
are pursuing a real estate acquisition strategy as well as seeking new customers.

Trademarks
and Patents

We
do not have any registered trademarks or patents.

Need
for any Government Approval of Principal Services

We
are also subject to federal, state and local laws and regulations generally applied to businesses, such as payroll taxes on the state
and federal levels. Sales of the services we intend to provide to customers may be subject to U.S. and local government regulations.

Research
and Development

We
have not spent any money on research and development activities.

Employees

Presently,
we only have two employees, consisting of our non-paid Chief Executive Officer, who is also our sole director, and our Vice President
of Investor Relations who devote their time as needed to our business and expect to devote 40 hours per week.

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