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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended September 30, 2025

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission file number: 000-56111

INTERNATIONAL LAND ALLIANCE, INC.

(Exact name of registrant as specified in its charter)

Wyoming		46-3752361
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)

350 10th Avenue, Suite 1000, San Diego, California 92101

(Address of principal executive offices) (Zip Code)

(877) 661-4811

(Registrant’s telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Exchange Act: None

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (Sec.232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large-accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large-accelerated filer”, “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large-accelerated filer	☐	Accelerated filer	☐
Non-accelerated filer	☒	Smaller reporting company	☒
		Emerging growth company	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

As of November 19, 2025, the registrant had 128,239,522 shares of common stock, $0.001 par value per share, outstanding.

TABLE OF CONTENTS

Part I. Financial Information	3
Item 1. Consolidated Financial Statements	3
Consolidated Balance Sheets – As of September 30, 2025 (unaudited) and December 31, 2024 (audited)	3
Consolidated Statements of Operations – For the three and nine months ended September 30, 2025, and 2024 (unaudited)	4
Consolidated Statements of Changes in Stockholders’ Equity (Deficit) for the three and nine months ended September 30, 2025, and 2024 (unaudited)	5
Consolidated Statements of Cash Flows for the nine months ended September 30, 2025, and 2024 (unaudited)	7
Notes to Consolidated Financial Statements	8
Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations	32
Item 3. Quantitative and Qualitative Disclosures about Market Risk	36
Item 4. Controls and Procedures	36

Part II. Other Information	37
Item 1. Legal Proceedings	37
Item 1A. Risk Factors	37
Item 2. Unregistered Sales of Equity Securities and Use of Proceeds	37
Item 3. Defaults upon Senior Securities	37
Item 4. Mine Safety Disclosures	37
Item 5. Other Information	37
Item 6. Exhibits	37

Signatures	38

PART I — FINANCIAL INFORMATION

Item 1. Financial Statements

INTERNATIONAL LAND ALLIANCE, INC.

CONSOLIDATED BALANCE SHEETS

	September 30, 2025 (unaudited)			December 31, 2024
ASSETS
Current assets
Cash	$	24,086		$	26,120
Accounts receivable		1,426,348			1,264,634
Prepaid and other current assets		307,595			255,516
Total current assets		1,758,028			1,546,270

Land		15,820,629			15,776,526
Buildings, net		1,885,965			1,833,021
Furniture and equipment, net		-			-
Other non-current assets		326,732			408,064
Goodwill		11,118,187			11,118,187

Total assets	$	30,909,541		$	30,682,068

LIABILITIES AND STOCKHOLDERS’ EQUITY
Current liabilities
Accounts payable and accrued liabilities	$	1,442,457		$	1,141,338
Accounts payable and accrued liabilities related parties		-			326,947
Accounts payable and accrued liabilities		-			326,947
Accrued interest		1,655,415			1,394,889
Contract liability		143,680			143,680
Deposits		20,500			20,500
Derivative liability		843,789			161,136
Convertible notes, net of debt discounts		1,509,612			600,000
Promissory notes, net of debt discounts		432,762			432,762
Promissory notes, net discounts – Related Parties		457,574			347,374
Promissory notes, net discounts		457,574			347,374
Other loans		9,599,492			8,553,338
Total current liabilities		16,105,282			13,121,964

Convertible notes, net of current portion		2,571,500			2,502,000

Total liabilities		18,676,782			15,623,964

Commitments and Contingencies (Note 10)		-			-

Preferred Stock Series B (Temporary Equity)		293,500			293,500
Preferred Stock Series C (Temporary Equity)		-			310,000
Total Temporary Equity		293,500			603,500

Stockholders’ Equity

Preferred stock; $0.001 par value; 2,010,000 shares authorized; 117,000 and 117,000 Series A shares issued and outstanding as of September 30, 2025, and December 31, 2024, respectively		117			117
1,000 Series B shares issued and outstanding as of September 30, 2025, and December 31, 2024		1			1
0 and 3,100 Series C shares issued and outstanding as of September 30, 2025, and December 31, 2024, respectively		-			3
17,000 Series D shares issued and outstanding as of September 30, 2025, and December 31, 2024		17			17
Preferred stock value		17			17
Common stock; $0.001 par value; 150,000,000 shares authorized; 124,189,895 and 121,189,895 shares issued and outstanding as of September 30, 2025, respectively, and 97,602,713 and 94,602,713 shares issued and outstanding as of December 31, 2024, respectively		124,190			97,603
Additional paid-in capital		41,395,806			38,803,819
Treasury stock (3,000,000 shares as of September 30, 2025, and December 31, 2024)		(300,000	)		(300,000	)
Accumulated deficit		(29,280,871	)		(24,146,956	)
Total stockholders’ equity		11,939,260			14,454,604

Total liabilities and stockholders’ equity	$	30,909,541		$	30,682,068

The accompanying notes are an integral part of these unaudited consolidated financial statements.

INTERNATIONAL LAND ALLIANCE, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited)


	For the three months ended						For the nine months ended
	September 30, 2025			September 30, 2024			September 30, 2025			September 30, 2024
Net revenues and lease income	$	554,553		$	1,303,271		$	1,878,548		$	7,134,240

Cost of revenues		407,191			390,788			1,123,215			993,114

Gross profit		147,362			912,483			755,333			6,141,126

Operating expenses
Sales and marketing		213,243			160,885			590,693			497,863
Impairment loss		-			-			-			-
General and administrative expenses		942,788			474,819			2,989,211			1,176,452
Total operating expenses		1,156,031			635,704			3,579,904			1,674,315

Income (loss) from operations		(1,008,669	)		276,779			(2,824,571	)		4,466,811

Other income (expense)
Loss from debt extinguishment		(537,969	)		-			(537,969	)		-
Change in fair value derivative liability		(132,183	)		-			(682,653	)		229,814
Interest expense		(517,644	)		(528,377	)		(1,088,720	)		(1,204,375	)
Total other income (expense), net		(1,187,796	)		(528,377	)		(2,309,342	)		(974,561	)

Net income (loss)	$	(2,196,465	)	$	(251,598	)	$	(5,133,913	)	$	3,492,250

Preferred stock dividends		-			-			132,054			114,308

Net income (loss) applicable to common shareholders	$	(2,196,465	)	$	(251,598	)	$	(5,265,967	)	$	3,377,942

Income (loss) per common share - basic and diluted	$	(0.02	)	$	(0.01	)	$	(0.05	)	$	0.04

Weighted average common shares outstanding - basic and diluted		103,720,154			90,340,381			103,720,154			82,483,960

The accompanying notes are an integral part of these unaudited consolidated financial statements.

INTERNATIONAL LAND ALLIANCE, INC.

CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS’ EQUITY (DEFICIT)

For the Three and Nine Months Ended September 30, 2025 and 2024

(unaudited)

Activity for the Three and Nine Months Ended September 30, 2025

	Shares		Amount		Shares		Amount		Shares			Amount			Shares		Amount		Shares		Amount		Stock			Capital				Deficit			Equity
	Series A Preferred Stock				Series B Preferred Stock				Series C Preferred Stock						Series D Preferred Stock				Common Stock				Treasury			Additional Paid-in				Accumulated			Total Stockholders’
	Shares		Amount		Shares		Amount		Shares			Amount			Shares		Amount		Shares		Amount		Stock			Capital				Deficit			Equity
Balance, December 31, 2024		117,000	$	117		1,000	$	1		3,100			3			17,000	$	17		97,602,713	$	97,603	$	(300,000	)	$	38,803,819		-	$	(24,146,956	)	$	14,454,604
Common shares issued pursuant to promissory notes and consulting services		-		-		-		-		-			-			-		-		6,782,752		6,782		-			671,492				-			678,275
Net income		-		-		-		-		-			-			-		-		-		-		-			-		-		(958,806	)		(958,806
Balance, March 31, 2025		117,000	$	117		1,000	$	1		3,100			3			17,000	$	17		104,385,465	$	104,385	$	(300,000	)	$	39,475,312		-	$	(25,105,764	)	$	14,174,071
Dividend on Series D Preferred		-		-		-		-		-			-			-		-		-		-		-			(24,500	)			-			(24,500	)
Dividend on Series A Preferred		-		-		-		-		-			-			-		-		-		-		-			(107,554	)			-			(107,554	)
Common stock issued for consulting services		-		-		-		-		-			-			-		-		6,185,000		6,185		-			612,315				-			618,500
Net income		-		-		-		-		-			-			-		-		-		-		-			-		-		(1,978,642	)		(1,978,642	)
Balance, June 30, 2025		117,000	$	117		1,000	$	1		3,100			3			17,000	$	17		110,570,465	$	110,570	$	(300,000	)	$	39,955,573		-	$	(27,084,406	)	$	12,681,875
Common shares issued pursuant to inducement agreements		-		-		-		-		-			-			-		-		495,000		495		-			82,255				-			82,750
Common stock issued for debt conversion		-		-		-		-		-			-			-		-		3,164,633		3,165		-			628,812				-			631,977
Common shares issued for conversion of Series C Preferred Stock		-		-		-		-		(3,100	)		(3	)		-		-		4,428,571		4,429		-			305,574				-			310,000
Warrants Exercised Pursuant to Series C Preferred Stock		-		-		-		-		-			-			-		-		1,240,000		1,240		-			(1,240	)			-			-
Common stock issued for consulting services		-		-		-		-		-			-			-		-		4,291,226		4,291		-			424,831				-			429,123
Net income		-		-		-		-		-			-			-		-		-		-		-			-		-		(2,196,465	)		(2,196,465	)
Balance,September 30, 2025		117,000	$	117		1,000	$	1		-			-			17,000	$	17		124,189,895	$	124,190	$	(300,000	)	$	41,395,806		-	$	(29,280,871	)	$	11,939,260

Activity for the Three and Nine Months Ended September 30, 2024

	Shares		Amount		Shares		Amount		Shares		Amount		Shares		Amount		Shares		Amount		Stock			Capital			Payable			Deficit			Equity
	Series A Preferred Stock				Series B Preferred Stock				Series C Preferred Stock				Series D Preferred Stock				Common Stock				Treasury			Additional Paid-in			Common Stock			Accumulated			Total Stockholders’
	Shares		Amount		Shares		Amount		Shares		Amount		Shares		Amount		Shares		Amount		Stock			Capital			Payable			Deficit			Equity
Balance, December 31, 2023		28,000	$	28		1,000	$	1		3,100		3		17,000	$	17		79,658,165	$	79,658	$	(300,000	)	$	28,476,622		$	31,939		$	(27,194,738	)	$	1,093,530
Dividend on Series C Preferred		-		-		-		-		-		-		-		-		94,827		95		-			(95	)		-			-			-
Common shares issued for exercise of warrants		-		-		-		-		-		-		-		-		2,484,832		2,485		-			(2,485	)		-			-			-
Common shares issued pursuant to promissory notes		-		-		-		-		-		-		-		-		50,000		50		-			34,915			(31,939	)		-			3,026
Stock-based compensation		-		-		-		-		-		-		-		-		-		-		-			78,047			-			-			78,047
Common stock issued for consulting services		-		-		-		-		-		-		-		-		1,552,595		1,553		-			99,367			-			-			100,919
Common stock issued from debt conversion		-		-		-		-		-		-		-		-		1,223,776		1,224		-			47,902			-			-			49,126
Series A Preferred shares issued for the conversion of related party debt		89,000		89		-		-		-		-		-		-		-		-		-			9,456,161			-			-			9,456,250
Net income		-		-		-		-		-		-		-		-		-		-		-			-			-			3,650,150			3,650,150
Balance, March 31, 2024		117,000	$	117		1,000	$	1		3,100		3		17,000	$	17		85,064,195	$	85,064	$	(300,000	)	$	38,190,434		$	-		$	(23,544,588	)	$	14,431,048
Dividend on Series C Preferred		-		-		-		-		-		-		-		-		195,000		195		-			(22,825	)		-			-			(22,630	)
Common shares issued pursuant to inducement agreement		-		-		-		-		-		-		-		-		500,000		500		-			12,000			-			-			12,500
Dividend on Series A Preferred		-		-		-		-		-		-		-		-		-		-		-			(91,678	)		-			-			(91,678	)
Settlement of derivative liability		-		-		-		-		-		-		-		-		-		-		-			282,517			-			-			282,517
Stock-based compensation		-		-		-		-		-		-		-		-		-		-		-			78,047			-			-			78,047
Common stock issued for consulting services		-		-		-		-		-		-		-		-		1,000,000		1,000		-			65,000			-			-			66,000
Net income		-		-		-		-		-		-		-		-		-		-		-			-			-			93,697			93,697
Balance, June 30, 2024		117,000	$	117		1,000	$	1		3,100		3		17,000	$	17		86,759,195	$	86,759	$	(300,000	)	$	38,513,496		$	-		$	(23,450,891	)	$	14,849,502
Balance		117,000	$	117		1,000	$	1		3,100		3		17,000	$	17		86,759,195	$	86,759	$	(300,000	)	$	38,513,496		$	-		$	(23,450,891	)	$	14,849,502
Dividend on Series C Preferred		-		-		-		-		-		-		-		-		97,524		98		-			(98	)		-			-			-
Common stock issued for consulting services		-		-		-		-		-		-		-		-		2,150,000		2,150		-			148,350			-			-			150,500
Net loss		-		-		-		-		-		-		-		-		-		-		-			-			-			(251,598	)		(251,598	)
Net Income (loss)		-		-		-		-		-		-		-		-		-		-		-			-			-			(251,598	)		(251,598	)
Balance, September 30, 2024		117,000	$	117		1,000	$	1		3,100		3		17,000	$	17		89,006,719	$	89,007	$	(300,000	)	$	38,661,748		$	-		$	(23,702,489	)	$	14,748,404
Balance		117,000	$	117		1,000	$	1		3,100		3		17,000	$	17		89,006,719	$	89,007	$	(300,000	)	$	38,661,748		$	-		$	(23,702,489	)	$	14,748,404

The accompanying notes are an integral part of these unaudited consolidated financial statements.

INTERNATIONAL LAND ALLIANCE, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)

	September 30, 2025			September 30, 2024
	For the nine months ended
	September 30, 2025			September 30, 2024

Cash Flows from Operating Activities
Net income (loss)	$	(5,133,913	)	$	3,492,250
Adjustments to reconcile net income (loss) to net cash used in operating activities:
Stock based compensation		2,440,624			515,537
Impairment loss		-			-
Loss on acquisition of RCVD		-			-
Fair value equity securities issued for services		-			-
Penalty on convertible debt		-			-
Loss on debt extinguishment		537,969			-
Depreciation and amortization		-			87,250
Amortization of debt discount		168,641			-
Excess Fair Value of derivative		-			-
Change in fair value of derivative liability		682,653			(229,814	)
Changes in operating assets and liabilities
Accounts Receivable		(161,714	)		354,604
Prepaid and other current assets		(52,078	)		(8,400	)
Other non-current assets		81,332			(194,529	)
Accounts payable and accrued liabilities		301,119			499,375
Accounts payable and accrued liabilities related parties		(326,947	)		(34,276	)
Deferred revenue		-			(4,521,222	)
Accrued interest		260,524			731,395
Contract liability		-			49,551
Net cash provided by (used in) operating activities		(1,201,790	)		741,721

Cash Flows from Investing Activities
Additional expenditures on land		(97,047	)		(225,000	)
Building and Construction in Progress payments		-			(288,138	)
Net cash used in investing activities		(97,047	)		(513,138	)

Cash Flows from Financing Activities
Series D Preferred Stock dividends paid		(24,500	)		-
Series A Preferred Stock dividends paid		(107,554	)		(91,678	)
Cash payments on promissory notes - related party		(2,361	)		-
Cash payments on promissory notes		-			(565,000	)
Cash payments on convertible notes		(177,444	)		(177,730	)
Cash proceeds from convertible notes		1,146,100			-
Cash proceeds other loans		350,000			190,376
Cash proceeds from promissory notes		-			75,000
Cash proceeds from promissory notes- related party		112,561			203,541
Net cash provided by (used in) financing activities		1,296,802			(365,491	)

Net decrease in Cash		(2,035	)		(136,908	)

Cash, beginning of period		26,120			140,247

Cash, end of period	$	24,085		$	3,339

Supplemental disclosure of cash flow information
Cash paid for interest	$	45,978		$	41,161

Non-Cash investing and financing transactions
Dividend on Series A	$	107,554		$	-
Dividend on Series C	$	-		$	22,630
Dividend on Series D	$	24,500		$	-
Series A shares issued for the conversion of related party notes payable	$	-		$	9,456,250
Common shares issued with convertible debt	$	-		$	49,126
Settlement of derivative liability	$	-		$	282,517
Conversion of Series C Preferred Stock to Common Stock	$	(305,575	)	$	-
Cashless warrant exercise	$	-		$	-

The accompanying notes are an integral part of these unaudited consolidated financial statements.

INTERNATIONAL LAND ALLIANCE, INC.

Notes to the Consolidated Financial Statements

For the three and nine months ended September 30, 2025

NOTE 1 – NATURE OF OPERATIONS AND GOING CONCERN

Nature of Operations

International Land Alliance, Inc. (the “Company”) was incorporated under the laws of the State of Wyoming on September 26, 2013. The Company is a residential land development company with target properties located in the Baja California, Northern region of Mexico and Southern California. The Company’s principal activities are purchasing properties, obtaining zoning and other entitlements required to subdivide the properties into residential and commercial building plots, securing financing for the purchase of the plots, improving the properties infrastructure and amenities, and selling the plots to homebuyers, retirees, investors, and commercial developers.

In May 2021, the Company acquired a 25% investment in Rancho Costa Verde Development LLC (“RCVD”). RCVD is a 1,100-acre master planned second home, retirement home and vacation home real estate community located on the east coast of Baja California. RCV is a self-sustained solar powered green community that takes advantage of the advances in solar and other green technology. On January 3, 2023, the Company completed the acquisition of the remaining 75% interest in RCVD for a contractual price of $13.5 million, paid through a combination of a promissory note, common stock and common stock purchase warrants. As a result of the transaction, RCVD became a wholly owned subsidiary of the Company. The transaction was accounted for as a business acquisition pursuant to ASC 805 Business Combinations.

Certain information and note disclosures included in the financial statements prepared in accordance with United States generally accepted accounting principles (“U.S. GAAP” or “GAAP”) have been condensed or omitted pursuant to such rules and regulations. In the opinion of management, all adjustments considered necessary for a fair presentation have been included. Operating results for the three and nine months ended September 30, 2025, are not necessarily indicative of the results that may be expected for the year ending December 31, 2025. For further information, refer to the audited financial statements and notes for the year ended December 31, 2024, included in the Company’s Annual Report on Form 10-K filed with the SEC on May 21, 2025.

Liquidity and Going Concern

The accompanying consolidated unaudited financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America on a going concern basis, which contemplates the realization of assets and the satisfaction of liabilities and commitments in the normal course of business.

Management evaluated all relevant conditions and events that are reasonably known or reasonably knowable, in the aggregate, as of the date the consolidated financial statements were available to be issued and determined that substantial doubt exists about the Company’s ability to continue as a going concern. The Company’s ability to continue as a going concern is dependent on the Company’s ability to generate revenues and raise capital. The Company has faced significant liquidity shortages as shown in the accompanying financial statements. As of September 30, 2025, the Company’s current liabilities exceeded its current assets by approximately $14.3 million. The Company has recorded a net loss of $5.1 million for the nine months ended September 30, 2025, and has an accumulated deficit of approximately $29.3 million as of September 30, 2025. These factors raise substantial doubt about the Company’s ability to continue as a going concern.

The Company continues to raise additional capital through the issuance of debt instruments and equity to fund its ongoing operations, which may have the effect of potentially diluting the holdings of existing shareholders.

Management anticipates that the Company’s capital resources will significantly improve if its plots of land gain wider market recognition and acceptance resulting in increased plot sales and house construction. If the Company is not successful with its marketing efforts to increase sales, the Company will continue to experience a shortfall in cash, and it will be necessary to obtain funds through equity or debt financing in sufficient amounts or to further reduce its operating expenses in a manner to avoid the need to curtail its future operations subsequent to September 30, 2025. The direct impact of these conditions is not fully known.

However, there can be no assurance that the Company would be able to secure additional funds if needed and that if such funds were available on commercially reasonable terms or in the necessary amounts, and whether the terms or conditions would be acceptable to the Company. In such a case, the reduction in operating expenses might need to be substantial in order for the Company to generate positive cash flow to sustain the operations of the Company. (See Note 12 regarding subsequent events).

NOTE 2 – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Basis of Presentation

The Company maintains its accounting records on an accrual basis in accordance with GAAP. These consolidated financial statements are presented in United States dollars. The accompanying unaudited consolidated financial statements have been prepared in accordance with the instructions to Form 10-Q. All adjustments which are, in the opinion of management, necessary for a fair presentation of the results of operations for the interim periods have been made and are of a recurring nature unless otherwise disclosed herein.

Principles of Consolidation

The accompanying consolidated financial statements include the accounts of the Company, its wholly owned subsidiaries, ILA Fund I, LLC (the “ILA Fund”), a company incorporated in the State of Wyoming, International Land Alliance, S.A. de C.V., a company incorporated in Mexico (“ILA Mexico”), Emerald Grove Estates LLC, incorporated in the State of California, Oasis Park Resort, LLC, incorporated in the state of Wyoming, Plaza Bajamar, LLC, incorporated in State of Wyoming, Plaza Valle Divino, LLC, incorporated in the State of Wyoming and Rancho Costa Verde Development, LLC incorporated in State of Nevada.

ILA Fund includes cash as its only assets with minimal expenses as of September 30, 2025. The sole purpose of this entity is strategic funding for the operations of the Company. ILA Mexico has plots held for sale for the Oasis Park Resort, no liabilities, and minimal expenses as of September 30, 2025. As of September 30, 2025, Emerald Grove Estates LLC, Plaza Bajamar LLC, and Plaza Valle Divino LLC have no operations. All intercompany balances and transactions are eliminated in consolidation.

The Company’s consolidated subsidiaries and/or entities were as follows:

Name of Consolidated Subsidiary or Entity	State or Other Jurisdiction of Incorporation or Organization	Attributable Interest
ILA Fund I, LLC	Wyoming		100	%
International Land Alliance, S.A. de C.V. (ILA Mexico)	Mexico		100	%
Emerald Grove Estates, LLC	California		100	%
Oasis Park Resort LLC	Wyoming		100	%
Plaza Bajamar LLC	Wyoming		100	%
Plaza Valle Divino, LLC	Wyoming		100	%
Rancho Costa Verde Development, LLC	Nevada		100	%

On January 1, 2023, the Company executed a securities purchase agreement pursuant to which the Company acquired all of the issued and outstanding units of Rancho Costa Verde Development, LLC, for a total contractual consideration of $13,500,000, paid through a combination of a promissory note, common stock and common stock purchase warrants.

Reclassification

Certain numbers from 2024 have been reclassified to conform with the current year presentation.

Investments - Equity Method

The Company accounts for equity method investments at cost, adjusted for the Company’s share of the investee’s earnings or losses, which are reflected in the consolidated statements of operations. The Company periodically reviews the investments for other than temporary declines in fair value below cost and more frequently when events or changes in circumstances indicate that the carrying value of an asset may not be recoverable. On January 3, 2023, the Company acquired a controlling financial interest in its previous equity method investment, which resulted in the consolidation pursuant to ASC 805 Business Combinations of such entity on the effective date.

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Management regularly evaluates estimates and assumptions related to the valuation of assets and liabilities. Management bases its estimates and assumptions on current facts, historical experience, and various other factors that it believes to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities and the accrual of costs and expenses that are not readily apparent from other sources. The actual results experienced by the Company may differ materially and adversely from management’s estimates. To the extent there are material differences between the estimates and the actual results, future results of operations will be affected. Significant estimates include:

	■	Liability for legal contingencies.
	■	Useful life of buildings.
	■	Assumptions used in valuing equity instruments.
	■	Deferred income taxes and related valuation allowances.
	■	Going concern.
	■	Assessment of long-lived assets for impairment.
	■	Significant influence or control over the Company’s investee.
	■	Revenue recognition.

Segment Reporting

The Company operates as one reportable segment under ASC 280, Segment Reporting. The Chief Operating Decision Maker (“CODM”) regularly reviews the financial information of the Company at a consolidated level in deciding how to allocate resources and in assessing performances.

Cash and Cash Equivalents

The Company considers all highly liquid instruments with maturity of three months or less at the time of issuance to be cash equivalents. The Company did not have any cash equivalents as of September 30, 2025, and December 31, 2024.

Fair Value of Financial Instruments and Fair Value Measurements

Accounting Standards Codification (“ASC”) 820 Fair Value Measurements and Disclosures, requires an entity to maximize the use of observable inputs and minimize the use of unobservable inputs when measuring fair value. ASC 820 establishes a fair value hierarchy based on the level of independent, objective evidence surrounding the inputs used to measure fair value. A financial instrument’s categorization within the fair value hierarchy is based upon the lowest level of input that is significant to the fair value measurement. ASC 820 prioritizes the inputs into three levels that may be used to measure fair value:

Level 1: uses quoted market prices in active markets for identical assets or liabilities.

Level 2: uses observable market-based inputs or unobservable inputs that are corroborated by market data.

Level 3: uses unobservable inputs that are not corroborated by market data.

As defined by ASC 820, the fair value of a financial instrument is the amount at which the instrument could be exchanged in a current transaction between willing parties, other than in a forced or liquidation sale, which was further clarified as the price that would be received to sell an asset or paid to transfer a liability (“an exit price”) in an orderly transaction between market participants at the measurement date.

The reported fair values for financial instruments that use Level 2 and Level 3 inputs to determine fair value are based on a variety of factors and assumptions. Accordingly, certain fair values may not represent actual values of the Company’s financial instruments that could have been realized as of any balance sheet dates presented or that will be recognized in the future, and do not include expenses that could be incurred in an actual settlement.

The carrying amounts of the Company’s financial assets and liabilities, such as cash, accounts receivable, prepaid, and other current assets, accounts payable and accrued liabilities, contracts liability, deposits, promissory notes, net of debt discounts and promissory notes related party, deferred revenue, other notes approximate fair value due to their relatively short maturities. Equity-method investment is recorded at cost, which approximates its fair value since the consideration transferred includes cash and a non-monetary transaction, in the form of the Company’s common stock, which was valued based on a combination of a market and asset approach.

The fair value of the Company’s recorded derivative liability is determined based on unobservable inputs that are not corroborated by market data, which require a Level 3 classification. A Black-Sholes option valuation model was used to determine the fair value. The Company records derivative liability on the consolidated balance sheets at fair value with changes in fair value recorded in the consolidated statements of operation.

The following table presents balances of the liabilities with significant unobservable inputs (Level 3) as of September 30, 2025:

	Fair Value Measurements at September 30, 2025, Using
	Quoted Prices in Active Markets for Identical Assets		Significant Other Observable Inputs		Significant Unobservable Inputs
	(Level 1)		(Level 2)		(Level 3)		Total

Derivative liability	$	-	$	-	$	843,789	$	843,789
Total	$	-	$	-	$	843,789	$	843,789

The following table presents changes of the liabilities with significant unobservable inputs (Level 3) for the nine months ended September 30, 2025:

	Derivative
	Liability
Balance December 31, 2024	$	161,136

Change in estimated fair value		682,653
Balance September 30, 2025	$	843,789

Derivative Liability

As of September 30, 2025, the Company has variable rate convertible promissory notes, which contained variable conversion rates based on unknown future prices of the Company’s common stock. This resulted in the recognition of a derivative liability as the conversion feature failed the scope exception for derivative accounting due to the variability of its conversion price. The Company measures the derivative liability using the Black-Scholes option valuation model using the following assumptions:

SCHEDULE OF DERIVATIVE LIABILITY

	For the Nine Months Ending September 30,
	2025	2024

Expected term	1 month – 1 year	1 month – 1 year
Exercise price	$0.10 - $0.14	$0.03 - $0.13
Expected volatility	176% - 232 %	176% - 232
Expected dividends	None	None
Risk-free interest rate	5.03% - 5.55 %	5.03% - 5.55
Forfeitures	None	None

The assumptions used in determining fair value represent management’s best estimates, but these estimates involve inherent uncertainties and the application of management’s judgment. As a result, if factors change, including changes in the market value of the Company’s common stock, managements’ assessment, or significant fluctuations in the volatility of the trading market for the Company’s common stock, the Company’s fair value estimates could be materially different in the future.

The Company computes the fair value of the derivative liability at each reporting period and the change in the fair value is recorded as non-cash expense or non-cash income. The key component in the value of the derivative liability is the Company’s stock price, which is subject to significant fluctuation and is not under its control, and the assessment of volatility. The resulting effect on net loss is therefore subject to significant fluctuation and will continue to be so until the Company’s variable convertible notes, which the convertible feature is associated with, are converted into common stock or paid in full with cash. Assuming all other fair value inputs remain constant, the Company will record non-cash expense when its stock price increases and non-cash income when its stock price decreases.

Cost Capitalization

The cost of buildings and improvements includes the purchase price of the property, legal fees, and other acquisition costs. Costs directly related to planning, developing, initial leasing and constructing a property are capitalized and classified as Buildings in the consolidated balance sheets. Capitalized development costs include interest, property taxes, insurance, and other direct project costs incurred during the period of development are also capitalized.

A variety of costs are incurred in the acquisition, development, and leasing of properties. After determination is made to capitalize a cost, it is allocated to the specific component of a project that is benefited. Determination of when a development project is substantially complete, and capitalization must cease involves a degree of judgment. Our capitalization policy on development properties is guided by ASC 835-20 Interest – Capitalization of Interest and ASC 970 Real Estate - General. The costs of land and buildings under development include specifically identifiable costs. The capitalized costs include pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes, salaries and related costs and other costs incurred during the period of development. We consider a construction project as substantially completed and held available for occupancy or sale upon the receipt of certificates of occupancy, but no later than one year from cessation of major construction activity. We cease capitalization on the portion (1) substantially completed and (2) occupied or held available for occupancy, and we capitalize only those costs associated with the portion under construction.

Land Held for Sale

The Company considers properties to be assets held for sale when (1) management commits to a plan to sell the property; (2) the property is available for immediate sale in its present condition and (3) the property is actively being marketed for sale at a price that is reasonable given our estimate of current market value. Upon designation of a property as an asset held for sale, we record the property’s value at the lower of its’ carrying value or its estimated net realizable value.

Land and Buildings

Land and buildings are stated at cost. Depreciation is provided by the use of the straight-line and accelerated methods for financial and tax reporting purposes, respectively, over the estimated useful lives of the assets. Buildings have an estimated useful life of 20 years. Land is an indefinite-lived asset that is stated at fair value at date of acquisition.

Construction in progress (“CIP”)

A CIP asset reflects the cost of construction work undertaken, but not yet completed on land not currently owned by the Company. For construction in progress assets, no depreciation is recorded until the asset is placed in service. When construction is completed, the assets should be reclassified as building, building improvement, infrastructure or land improvement and should be capitalized and depreciated. The land is currently owned by companies controlled by our chairman of the board.

Fixed Assets

Fixed assets are stated at cost, less accumulated depreciation, and amortization. Depreciation is computed using the double declining balance method over the estimated useful lives of the respective assets:

Classification			Life
Buildings			20 years
Furniture and equipment			5 years

Revenue Recognition

The Company determines revenue recognition pursuant to Accounting Standards Codification (“ASC”) 606, Revenue from Contracts with Customers, through the following steps:

	■	Identification of the contract, or contracts, with a customer.
	■	Identification of the performance obligations in the agreement(s) for the sale of plots or house construction.
	■	Determination of the transaction price.
	■	Allocation of the transaction price to the performance obligation(s) in the contract.
	■	Recognition of revenue when, or as the Company satisfies a performance obligation.

Revenue is measured based on considerations specified in the agreements with our customers. A contract exists when it becomes a legally enforceable agreement with a customer. The contract is based on either the acceptance of standard terms and conditions as stated in our agreement of plot sales or house construction with customers. These contracts define each party’s rights, payment terms and other contractual terms and conditions of the sale. The transaction price of a contract is allocated to each distinct performance obligation and recognized as revenue when or as the customer receives the benefit of the performance obligation. The transaction price is determined based on the consideration which we will expect to receive in exchange for execution of the performance obligation(s).

The Company applies judgment in determining the customer’s ability and intention to pay the consideration which the Company is entitled to. A performance obligation is a promise in a contract or agreement to transfer a distinct product or item to the customer. Performance obligations promised in a contract are identified based on the property that will be transferred to the customer that are both capable of being distinct and are distinct in the context of the contract, whereby the transfer of the property is separately identifiable from other promises in the contract. Management considers the retention of title as merely a protective right, which would not disallow revenue recognition for the full consideration to which the Company is entitled upon the execution of a contract for deed.

Currently, upon execution of each contract for deed, the Company has not developed sufficient controls and procedures to provide reasonable assurance that collection of the consideration, which the Company is entitled to, is probable. In addition, the title of the land for the various projects (Bajamar and Divino) is held by an entity that is controlled by the Company’s chairman of the board.

The Company’s principal activities in the real estate development industry from which it generates its revenues, are the sale of developed and undeveloped land and house construction.

Rancho Costa Verde Development or RCVD generates revenue from the following sources: (1) lot sales, (2) home construction calculated as a set percentage of builders’ costs, (3) administrative income for loan servicing, (4) interest income resulting from monthly payments from financed loans made to customers on lot sales, (5) resale income as commission for selling homes for owners that have purchased lots at RCVD and (6) utilities revenue from waste water systems and solar systems.

The Company identified the following performance obligations related to the operations of RCVD: (1) subdivision of the developer parcel, (ii) casita free week for each customer allowing them to enjoy a free week to a casita per year. The Company determined that there was a significant financing component in most arrangements with customers, which results in the recognition of interest income.

The Company recognized $1,878,548 and $7,134,240 of net revenue during the nine months ended September 30, 2025, and 2024, respectively.

Advertising costs

The Company expenses advertising costs when incurred. Advertising costs incurred amounted to $213,242 and $590,693 for the three and nine months ended September 30, 2025, respectively, and $160,884 and $497,863 for the three and nine months ended September 30, 2024, respectively.

Debt issuance costs and debt discounts

Debt issuance costs and debt discounts are being amortized over the term of the related financings on a straight-line approach, which approximates the effective interest method. Costs and discounts are presented as a reduction of the related debt in the accompanying consolidated balance sheets.

Stock-Based Compensation

The fair value of stock options is estimated on the grant date using the Black-Scholes option pricing model, based on weighted average assumptions. Expected volatility is based on historical volatility of our common stock. The Company has elected to use the simplified method described in the Securities and Exchange Commission Staff Accounting Bulletin Topic 14C to estimate the expected term of employee stock options. The risk-free rate is based on the U.S. Treasury yield curve in effect at the time of grant. The value of stock awards is determined using the fair value of the Company’s common stock on the date of grant. The Company accounts for forfeitures as they occur. Any compensation cost previously recognized for an unvested award that is forfeited because of a failure to satisfy a service condition is reversed in the period of the forfeiture. Compensation expense is recognized on a straight-line basis over the requisite service period of the award. Stock-based compensation includes the fair value of options, warrants and restricted stocks issued to employees, directors, and non-employees.

Income Taxes

The Company accounts for income taxes using the asset and liability method in accordance with ASC 740, Income Taxes. The asset and liability method provide that deferred tax assets and liabilities are recognized for the expected future tax consequences of temporary differences between the financial reporting and tax basis of assets and liabilities, and for operating loss and tax credit carry forwards. Deferred tax assets and liabilities are measured using the currently enacted tax rates and laws. The Company records a valuation allowance to reduce deferred tax assets to the amount that is believed more likely than not to be realized.

When tax returns are filed, it is highly certain that some positions taken would be sustained upon examination by the taxing authorities, while others are subject to uncertainty about the merits of the position taken or the amount of the position that would be ultimately sustained. In accordance with the guidance of ASC 740, the benefit of a tax position is recognized in the financial statements in the period during which, based on all available evidence, management believes it is more likely than not that the position will be sustained upon examination, including the resolution of appeals or litigation processes, if any. Tax positions taken are not offset or aggregated with other positions. Tax positions that meet the more-likely-than-not recognition threshold are measured as the largest amount of tax benefit that is more than 50 percent likely of being realized upon settlement with the applicable taxing authority. The portion of the benefits associated with tax positions taken that exceeds the amount measured as described above should be reflected as a liability for unrecognized tax benefits in the accompanying balance sheets along with any associated interest and penalties that would be payable to the taxing authorities upon examination. Management makes estimates and judgments about our future taxable income that are based on assumptions that are consistent with our plans and estimates. Should the actual amounts differ from our estimates, the amount of our valuation allowance could be materially impacted. Any adjustment to the deferred tax asset valuation allowance would be recorded in the income statement for the periods in which the adjustment is determined to be required. Management does not believe that it has taken any positions that would require the recording of any additional tax liability, nor does it believe that there are any unrealized tax benefits that would either increase or decrease within the next year.

Net Earnings (Loss) Per Share

The Company computes earnings (loss) per share in accordance with ASC 260 – Earnings per Share. ASC 260 requires presentation of both basic and diluted earnings per share (“EPS”) on the face of the consolidated statements of operations. Basic EPS is computed by dividing net income (loss) available to common shareholders (numerator) by the weighted average number of shares outstanding (denominator) during the period. Diluted EPS gives effect to all dilutive potential common shares outstanding during the period using the treasury stock method and convertible notes payable using the if-converted method. Diluted EPS excludes all dilutive potential shares if their effect is antidilutive. During periods of net loss, all common stock equivalents are excluded from the diluted EPS calculation because they are antidilutive.

Securities that are excluded from the calculation of weighted average dilutive common shares because their inclusion would have been antidilutive are:

SCHEDULE OF POTENTIALLY DILUTED SHARES

	For the nine months ended September 30, 2025		For the nine months ended September 30, 2024

Options		-		6,000,000
Warrants		40,253,611		38,107,500
Total potentially dilutive shares		40,253,611		44,107,500

Concentration of Credit Risk

The Company maintains its cash in bank and financial institution deposits that at times may exceed federally insured limits. The Company has not experienced any losses in such accounts through September 30, 2025.

Impairment of Long-lived Assets

The Company reviews its long-lived assets for impairment whenever events or changes in business circumstances indicate that the carrying amount of assets may not be fully recoverable or that the useful lives of these assets are no longer appropriate. If impairment is indicated, the asset is written down to its estimated fair value. The Company fully impaired its long-lived assets due to the uncertainty in title transfer of the land not currently owned by the Company and the estimated fair value of its construction in progress during the nine months ended September 30, 2025.

Accounts Receivable

The Company uses the specific identification method for recording the provision for doubtful accounts, which was $0 at September 30, 2025, and December 31, 2024. Account receivables are written off when all collection attempts have failed.

Convertible Promissory Note

The Company accounts for convertible promissory notes in accordance with ASC 470-20, Debt with Conversion and Other Options. The Company evaluates embedded conversion features within convertible debt to determine whether the embedded conversion feature should be bifurcated from the host instrument and accounted for as a derivative at fair value with changes in fair value recorded in the Income Statement. If the conversion feature does not require recognition of a bifurcated derivative, the convertible debt instrument is evaluated for consideration of any beneficial conversion feature (“BCF”) requiring separate recognition. When the Company records a BCF, the intrinsic value of the BCF is recorded as a debt discount against the face amount of the respective debt instrument with an offset to additional paid-in capital and amortized to interest expense over the life of the debt using the effective interest method.

NOTE 3 – LAND, BUILDING, NET AND CONSTRUCTION IN PROCESS

Land, buildings, net and construction in process as of September 30, 2025, and December 31, 2024:

	Useful life	September 30, 2025			December 31, 2024
Land – Emerald Grove		$	203,419		$	203,419

Land – Rancho Costa Verde Development		$	15,617,210		$	15,573,107

Building	20 years		2,730,092			2,674,471
Less: Accumulated depreciation			(844,127	)		(844,127	)

Building, net		$	1,885,965		$	1,833,021

Depreciation expense was approximately $nil and $87,250 for the nine months ended September 30, 2025, and 2024, respectively.

Valle Divino

The Valle Divino is the Company’s premier wine country development project in Ensenada, Baja California. This land project consists of 20 acres to be acquired from Baja Residents Club, a Company controlled by our chairman of the board and developed into Valle Divino resort. The acquisition of title to the land for this project is subject to approval from the Mexican government in Baja, California. The Company broke ground of the Valle Divino development in July 2020 and has commenced site preparation for two model homes including a 1-bedroom and 2- bedroom option. The first Phase of the development includes 187 homes. This development will also have innovative microgrid solutions by our partner to power the model home and amenities.

The construction contractor is also an entity controlled by our chairman of the board. Construction began during the year ended December 31, 2020. The balance of construction in process for Valle Divino was $0 as of September 30, 2025, and December 31, 2024. The Company fully impaired the accumulated costs related to its Valle Divino project due to the uncertainty pertaining to the title transfer for a total amount of $457,275 during the year ended December 31, 2022.

Plaza Bajamar

The Plaza Bajamar community is an 80-unit development located within the internationally renowned Bajamar Ocean Front Hotel and Golf Resort. The Bajamar Ocean Front Golf Resort is an expertly planned, well-guarded, and gated wine and golf community located 45 minutes South of the San Diego-Tijuana Border along the scenic toll road to Ensenada on the Pacific Ocean.

Phase I will include 22 “Merlot” 1,150 square-foot single-family homes that feature two bedrooms and two baths. The home includes two primary bedroom suites – one on the first floor and one upstairs, as well as fairway and ocean views from a rooftop terrace. The Merlot villas will come with the installation of solar packages construction in mind. Planned amenities include a pool, wellness and fitness center and available office space.

The Company has not yet taken title to this property, which is currently owned by Valdeland, S.A. de C.V. (“Valdeland”), an entity controlled and 100% owned by Roberto Valdes, the Company’s chairman of the board. In September 2019, the Company executed a land purchase agreement with Valdeland, under which the Company is to acquire from Valdeland the Plaza Bajamar property free of liens and encumbrances for a total consideration of $1,000,000.

In November and December 2019, $250,000 was paid to the Company’s chairman of the board, Roberto Valdes, of which $150,000 was used for the construction of two model Villas at our planned Plaza Bajamar development and $100,000 was used as a down payment towards the acquisition of the land from Valdeland. As of September 30, 2025, and December 31, 2024, the Company has issued 250,000 shares of the Company’s common stock for a total amount of $150,000 reported under Prepaid and other current assets in the consolidated balance sheets towards the purchase of the land. The balance was fully impaired in a previous reporting period.

Valdeland has completed a two-bedroom model home, an enhanced entrance, and interior roads as well as site preparation for four (4) new homes adjacent to the model home. It has commenced construction on four residential lots following the payment of the required minimum deposits from buyers.

The Company funded the construction by an additional $179,700 during the year ended December 31, 2023. Valdeland is the construction contractor is also an entity controlled and owned by Roberto Valdes.

The balance of construction in process for Plaza Bajamar totaled $0 as of September 30, 2025, and December 31, 2024. The Company fully impaired the accumulated costs related to Plaza Bajamar in a previous reporting period, due to the uncertainty pertaining to title transfer for a total amount of $179,700.

Within the “restricted zone,” a foreigner can purchase the beneficial interest in real property through a bank trust or “fideicomiso.” Indeed, a bank trust must be used when acquiring property within the restricted zone. In this bank trust, the buyer of the property is designated as the “fideicomisario” or the beneficiary of the trust. While legal title is held by the bank, (specifically the trustee of the trust or the “fiduciario,”) the trustee must administer the property in accordance with the instructions of the buyer (the beneficiary of the trust). The property is not an asset of the bank, and the trustee is obligated to follow every lawful instruction given by the beneficiary to perform legal action. The Company has not yet established the bank trust, which is anticipated to occur before the end of the fiscal year 2025.

As of September 30, 2025, Valdeland sold six (6) house constructions on residential lots for estimated price of $1.5 million, of which $0.5 million has been paid and collected by the Company and initially presented under contract liability in the consolidated balance sheets. However, the Company offset the balance of construction in process with the contract liability with the net balance written off due to the uncertainty pertaining to the transfer of title.

Rancho Costa Verde Development (“RCVD”)

RCVD is a 1,000 acre, 1,200 lot master planned community in Baja, California, located few miles from the Company’s Oasis Park resort on the sea of Cortez. To date, RCVD has sold over 1,000 residential lots and built 55 single-family homes with approximately 30 under construction. This is in addition to a completed boutique hotel and clubhouse.

NOTE 4 – RELATED PARTY TRANSACTIONS

Chief Executive Officer – Frank Ingrande

In May 2021, the Company executed an employment agreement with Frank Ingrande.

The Company has not accrued or paid any salary to Frank Ingrande for the nine months ended September 30, 2025, and 2024. The accrued compensation balance owed is $66,846 as of September 30, 2025, and December 31, 2024.

Frank Ingrande was the co-founder and owner of 33% of the Company’s equity-method investee RCVD. During the year ended December 31, 2023, the Company acquired the remaining 75% interest in RCVD, which became the Company’s wholly owned subsidiary as of January 2023 (Note 8).

On December 1, 2022, the Company issued 465,834 stock options under the 2022 Plan with a strike price of $0.20, vesting 25% on grant date and the remaining 75% monthly over a twelve-month period from grant date with an estimated fair value of approximately $90,188. The Company recognized approximately $16,900 of stock-based compensation related to these stock options during the nine months ended September 30, 2024. These shares have expired as of September 30, 2025.

Chief Financial Officer – Jason Sunstein

Effective January 1, 2020, the Company executed an employment agreement with Jason Sunstein.

The Company has not accrued or paid any salary to Jason Sunstein for the nine months ended September 30, 2025, and 2024. The accrued compensation balance owed is $66,846 as of September 30, 2025, and December 31, 2024.

Jason Sunstein is also the managing member of Six Twenty Management LLC, an entity that has been providing ongoing capital support to the Company.

Jason Sunstein also facilitated the Emerald Grove asset purchase.

Chairman of the Board – Roberto Valdes

Effective January 1, 2020, the Company executed an employment agreement with Roberto Valdes.

The Company has not accrued or paid any salary to Roberto Valdes for the nine months ended September 30, 2025, and 2024. The accrued compensation balance owed is $66,846 as of September 30, 2025, and December 31, 2024.

As of September 30, 2025, the Company funded an aggregate amount of $1.4 million for construction on residential lots, projects amenities and towards the acquisition of land to companies controlled by Roberto Valdes. The land for the Plaza Bajamar and Valle Divino is currently owned by two entities controlled by Roberto Valdes (Valdeland S.A de C.V. and Valdetierra S.A de C.V) and all parties executed a land purchase agreement for each project to transfer title of the land to a bank trust or “fideicomiso”, in which the Company will be named the beneficiary of the trust (“fideicomisario”).

The Company has funded an aggregate amount of approximately $251,000 to the construction companies owned by Roberto Valdes for the two projects in Ensenada, Baja California. The Company has not yet established the bank trust, which is anticipated to occur before the end of the fiscal year 2025. The properties at Valle Divino and Plaza Bajamar have executed promise to purchase agreements between the Company and Roberto Valdes, which require the transfer of titles of the land free of liens and encumbrances to the Company. There can be no assurance as to what and if any profit might have been received by Roberto Valdes, in his separate company as a result of these transactions.

International Real Estate Development, LLC. (“IRED”)

Frank Ingrande was an owner of 33% of IRED at the time of the 25% initial investment in RCVD in May 2021 and subsequent to this transaction became a shareholder and President of the Company. On January 3, 2023, the remaining 75% interest was acquired by the Company and as of September 30, 2025, and December 31, 2024, Mr. Ingrande was the Chief Executive Officer of the Company and a 33% owner in IRED. As such, any transactions with IRED are deemed to be related party transactions.

On January 1, 2023, the Company issued a convertible promissory note pursuant to the acquisition of RCVD for a total principal of $8,900,000, carrying a 5% coupon and maturing on September 30, 2024. The convertible note was payable in quarterly installment of $2,225,000 starting on March 31, 2023. The convertible note includes a twelve percent (12%) default interest. Although, this convertible promissory note payable is part of the consideration to the business combination in stages (Note 8) which is not deemed a related party transaction, the convertible promissory note payable is with a related party and deemed a related party convertible promissory note payable. During the nine months ended September 30, 2024, the Company converted the entire principal and interest balance of the promissory note into 89,000 Series A Preferred Shares. See Note 6 and Note 8 for additional information related to this convertible promissory note.

NOTE 5 – PROMISSORY NOTES

Promissory notes consisted of the following at September 30, 2025, and December 31, 2024:

SCHEDULE OF PROMISSORY NOTES

	September 30, 2025			December 31, 2024

Cash Call note payable, due December 31, 2025	$	24,785		$	24,785
Cash Call note payable, due December 31, 2025	$	24,785		$	24,785
Elder note payable, 10% interest, due December 31, 2025		1,500			1,500
Elder note Payable, 15% interest, due December 31, 2025		76,477			76,477
Griffith note Payable, 15% interest, due December 31, 2025		250,000			250,000
Banker note Payable, 15% interest, due December 31, 2025		42,500			42,500
Robles note Payable, 10% interest, due December 31, 2025		37,500			37,500
		-			-
Total Promissory notes payable	$	432,762		$	432,762
Less discounts		-			-

Total Promissory notes, net of discount		432,762			432,762

Less current portion		(432,762	)		(432,762	)

Total Promissory notes, net of discount - long term	$	-		$	-

Cash Call, Inc.

On March 19, 2018, the Company issued a promissory note to CashCall, Inc. for $75,000 of cash consideration. The note bears interest at 94%. The Company also recorded a $7,500 debt discount due to origination fees due at the beginning of the note, which was fully amortized as of December 31, 2023. There was no activity during the nine months ended September 30, 2025.

On August 2, 2022, the Company and Cash Call settled for an aggregate principal of $23,641 payable in one lump sum or a series of 9 installments of $3,152. No payment was made under this settlement agreement during the nine months ended September 30, 2025.

As of September 30, 2025, and December 31, 2024, the remaining principal balance was $24,785. The Company has not incurred any interest expense related to this promissory note during the nine months ended September 30, 2025, due to the agreed upon settlement amount.

Christopher Elder

On December 15, 2020, the Company entered into a promissory note pursuant to which the Company borrowed $126,477. Interest under the promissory note in default is 18%, and the principal and all accrued but unpaid interest is due upon maturity.

There was no activity during the nine months ended September 30, 2025. As of both September 30, 2025, and December 31, 2024, the remaining principal balance was $76,477.

Accrued interest was $46,443 as of September 30, 2025, and December 31, 2024.

Bobbie Allen Griffith

On September 5, 2023, the Company entered into a promissory note pursuant to which the Company borrowed $215,000. Interest under the promissory note is 15% per annum, and the principal and all accrued but unpaid interest is due upon maturity.

The Company repaid the note in full during the year ended December 31, 2023. During the year ended December 31, 2023, the Company was advanced an additional $250,000. As of September 30, 2025, and December 31, 2024, the remaining principal balance was $250,000.

George Banker

On August 11, 2023, the Company entered into a promissory note pursuant to which the Company borrowed $150,000. Interest under the promissory note is 15% per annum, and the principal and all accrued but unpaid interest was due on October 11, 2023. The note is in technical default as it is past maturity date, and the Company failed to repay the outstanding principal and accrued interest.

Accrued interest was $45,000 as of September 30, 2025, and December 31, 2024. As of September 30, 2025, and December 31, 2024, the remaining principal balance was $42,500.

The Company initially recognized a debt discount and stock payable on this note of $5,769, which was fully amortized as of December 31, 2023.

George Robles

On September 1, 2023, the Company entered into a promissory note pursuant to which the Company borrowed $100,000. Interest under the promissory note is 5% per month with a default rate of 10% per month, and the principal and all accrued but unpaid interest is due upon maturity.

Accrued interest was $15,000 as of September 30, 2025, and December 31, 2024. As of September 30, 2025, and December 31, 2024, the remaining principal balance was $37,500.

The Company initially recognized a debt discount and stock payable on this note of $5,393, which was fully amortized as of December 31, 2023.

NOTE 6 – CONVERTIBLE NOTES

Convertible notes consisted of the following at September 30, 2025, and December 31, 2024:

SCHEDULE OF CONVERTIBLE NOTES

	September 30, 2025			December 31, 2024

Mast Hill convertible note, 16% interest, due December 2025		-			250,000
Blue Lake convertible note, 16% interest, due December 2025		250,000			250,000
Quick Capital note #1, 12% interest, due December 2025		250,000			-
Quick Capital note #2, 12% interest, due April 2026		155,556			-
Quick Capital note #3, 12% interest, due May 2026		31,111			-
Lendspark Corporation note, due March 2026		140,000			-
Vista Capital note #1, 12% interest, due March 2026		110,000			-
Vista Capital note #2, 12% interest, due September 2026		110,000			-
Auctus Fund note, 12% interest, due August 2026		250,000			-
CFI Capital note, 6% interest, due September 2026		150,000			-
Jefferson Street note, 10% interest, due September 2026		137,500			-
Crom Structured Fund note, 10% interest, due September 2026		137,500			-
Mast convertible note, Emerald Grove, due December 2027		2,780,000			2,780,000
Cobra convertible note, 20% interest, due September 2025		125,000			125,000

Total convertible notes	$	4,626,667		$	3,405,000
Less discounts		(368,111	)		(303,000	)

Total convertible notes, net of discount		4,081,112			3,102,000

Less current portion		(1,509,612	)		(600,000	)

Total convertible notes, net of discount - long term	$	2,571,500		$	2,502,000

Mast Hill Fund, L.P (“Mast note”)

Additionally, as an incentive to the note holder, the securities purchase agreement also provided for the issuance of 225,000 shares of common stock with fair value of approximately $101,000, which were fully earned at issuance, and 343,750 warrants to purchase an equivalent number of shares of common stock at an exercise price of $0.80 and a term of five years. The note is convertible upon an event of default at the noteholder’s option into shares of our common stock at a fixed conversion price of $0.35, subject to standard anti-dilutive rights and down round protection. The conversion price of the convertible debt and the strike price of the warrants should be adjusted to the new effective conversion price following subsequent dilutive issuances.

The Company initially recognized $219,832 of debt discount resulting from the original issue discount, the deferred financing costs, the fair value assigned to the commitment shares and the warrants. The balance of the unamortized debt discount was $0 as of both September 30, 2025, and December 31, 2024.

During the year ended December 31, 2023, the Company converted approximately $133,096 of interest and default premium into 1,664,857 shares of common stock.

During the nine months ended September 30, 2025, the Company converted the entire remaining principal owed to Mast Hill Fund, plus default interest in the amount of $26,307, into 3,164,633 common shares of the Company’s stock using the conversion price of $.06. The difference between the conversion price and the Company’s fair value of common stock at the time of conversion, was recorded as a loss on settlement of debt in the accompanying consolidated statements of operations for the nine months ended September 30, 2025. The principal balance owed to Mast Hill Fund was $- and $250,000 as of September 30, 2025, and December 31, 2024, respectively.

The Company has not yet received any default notice from the investor. Upon an event of default, the Company is required to pay the outstanding principal plus accrued interest and a default penalty which is equal to 25% of the principal and accrued interest.

Blue Lake Partners LLC (“Blue Lake note”)

During 2022, the Company issued a convertible promissory note pursuant to which it borrowed gross proceeds of $250,000 for net proceeds of $211,250, net of issuance costs of $13,750 and original issuance discount of $25,000. The interest rate under the convertible promissory note in default is 16%, and the principal and all accrued but unpaid interest were due on March 28, 2023. The note requires eight (8) mandatory monthly installments of $35,000 starting in July 2022. Additionally, as an incentive to the note holder, the securities purchase agreement provided for the issuance of 225,000 shares of common stock with fair value of approximately $101,000, which were fully earned at issuance, and 343,750 warrants for the purchase of an equivalent number of shares of common stock at an exercise price of $0.80 and a term of five years.

The note is convertible upon an event of default at the noteholder’s option into shares of our common stock at a fixed conversion price of $0.35, subject to standard anti-dilutive rights and down round provisions. With the issuance of a variable rate transaction with any new investor, the conversion price of the convertible debt and the strike price of the warrants should be adjusted down to the new effective conversion price.

The principal balance owed to Blue Lake was $250,000 as of both September 30, 2025, and December 31, 2024.

The Company has not yet received any default notice from the investor. Upon event of default, the Company is required to pay the outstanding principal plus accrued interest and a default penalty which is equal to 25% of the principal and accrued interest.

The Company initially recognized $219,607 of debt discount resulting from the original issue discount, the deferred financing costs, the fair value assigned to the commitment shares and the warrants. The balance of the unamortized debt discount was $0 as of both September 30, 2025, and December 31, 2024.

Mast Emerald Grove convertible note payable (“Mast Emerald Grove note”)

In December 2024, the Company issued a convertible promissory note pursuant to which it borrowed gross proceeds of $2,780,000 for net proceeds of $2,502,000, net of issuance costs of $278,000. Interest under the convertible promissory note is 12% per year and a default coupon of 16%.

The maturity date of the note is December 31, 2027. At any time after issuance, the note is convertible into shares of our common stock at the greater of a fixed conversion rate or discount to the market price.

The Company initially recognized $278,000 of debt discount resulting from the original issue discount and the deferred financing costs. The Company amortized $69,500 through interest expenses during the nine months ended September 30, 2025. The balance of the unamortized debt discount was $208,500 and $278,000 as of September 30, 2025, and December 31, 2024, respectively.

The balance of the convertible note was $2,571,500 and $2,502,000 as of September 30, 2025, and December 31, 2024, respectively.

Cobra (“Cobra convertible note”)

In August 2024, the Company issued a convertible promissory note pursuant to which it borrowed gross proceeds of $125,000 for net proceeds of $100,000, net of issuance costs of $25,000.

The original maturity date of the note was February 28, 2025, but the Company has been cooperating with the lender to make progress payments and avoid additional default terms. At any time after default, the note is convertible into shares of our common stock at a conversion rate with a discount to the market price.

The Company initially recognized $25,000 of debt discount resulting from the original issue discount and the deferred financing costs. The company amortized $15,000 through interest expenses during the nine months ended September 30, 2025. The balance of the unamortized debt discount was $10,000 and $25,000 as of September 30, 2025, and December 31, 2024, respectively.

The balance of the Cobra convertible note was $115,000 and $100,000 as of September 30, 2025, and December 31, 2024, respectively.

Quick Capital, LLC (“Quick Capital Notes”)

On March 13, 2025, July 16, 2025, and August 18, 2025, the Company issued to Quick Capital LLC (“Quick Capital”), a Wyoming limited liability company, convertible promissory notes for the principal amounts of a $250,000, $155,555.56 and $31,111.11, respectively, for an aggregate principal amount of $436,666.67 (each a “Note” and collectively the “Notes”). Each Note was issued pursuant to a Note Purchase Agreement dated therewith. The Company received an aggregate of $347,100 gross proceeds from the sale of the Notes, after deductions for original issue discounts from 10% to 20%, broker fees of $8,400, and lender legal fees from $2,500 to $5,000.

The principal amount of the Notes (together with accrued interest) mature nine (9) months from issuance. The Notes bear a guaranteed interest at a rate of 12%. Upon an event of a default under a Note (as more fully described in the Notes), the Notes shall accrue interest at annual rate of the lesser of 24% or maximum rate allowed by law. The Note issued in March is due on December 13, 2025, and has total aggregate repayments due of $280,000. The Note issued in July is due on April 16, 2026, and has total aggregate repayments due of $174,222. The Note issued in August is due on May 18, 2026, and has total aggregate repayments due of $24,844.

The Notes are convertible at the holder’s option at any time after 180 days from issuance or upon event of default, into shares of the Company’s Common Stock at a conversion price equal to $0.11 per share, or in the case of event of default, at a price equal to the lower of $0.11 or 65% of the lowest trading price for the proceeding 20 days prior to conversion. Additionally, as an incentive to Quick Capital, the Notes contain securities purchase agreements which provided for the issuance of 495,000 shares of common stock with a fair value of approximately $83,000, which were fully earned at issuance, and 1,666,667 warrants for the purchase of an equivalent number of shares of common stock at an exercise price of $0.15 and a term of five years.

The balance owed to Quick Capital on the Notes was $240,556 as of September 30, 2025.

The Company initially recognized $89,567 of debt discount resulting from the original issue discounts, the deferred financing costs, and the fair value assigned to the commitment shares and the warrants. The balance of the unamortized debt discount was $41,111 as of September 30, 2025.

Lendspark Corporation (“Lendspark Note”)

On June 10, 2025, the Company issued Lendspark a convertible promissory note pursuant to which it borrowed gross proceeds of $140,000 for net proceeds of $100,000, net of issuance costs of $40,000. The principal amount of the Lendspark Note (together with the amortized discount of $40,000) is due nine (9) months from issuance. Upon an event of a default (as more fully described in the Lendspark Note), the outstanding balance shall immediately increase to 125% of the outstanding balance immediately prior to the occurrence of the event of default and default interest of 18% of the outstanding balance per annum shall accrue. If there is no event of default, the Lendspark Note shall not be charged interest, other than the $40,000 original issue discount. The Lendspark Note requires thirty-six (36) weekly payments of $3,889 starting in June 2025.

The Lendspark Note is convertible at the holder’s option at any time after the issue date, into shares of the Company’s Common Stock at a conversion price equal to $0.10 per share.

The Company initially recognized $40,000 of debt discount resulting from the original issue discount. The Company amortized $16,000 through interest expenses during the nine months ended September 30, 2025. The balance of the unamortized debt discount was $24,000 as of September 30, 2025.

The balance of the Lendspark Note was $106,556 as of September 30, 2025.

On June 12, 2025, the Company entered into a Consulting Agreement with Lendspark, in order for Lendspark to provide consulting related to the development, financing and operations of the Company’s business. The arrangement is an equity compensation agreement, where the Company shall pay Lendspark in common stock, where the amounts of shares issued is calculated as $35,000 divided by the average of the ten (10) lowest closing prices of the ILAL Common Stock of the trading days during the applicable payment period.

Vista Capital Investments, LLC (“Vista Capital Notes”)

Vista Capital Note #1

On March 11, 2025, the Company issued Vista Capital a convertible promissory note, pursuant to which it borrowed gross proceeds of $110,000 for net proceeds of $94,000, net of issuance costs of $16,000. The note contains a one-time interest charge of 12%, due at maturity. The principal amount of the note, together with the interest is due twelve (12) months from issuance. Upon an event of a default (as more fully described in the Vista Capital Note #1), the outstanding balance shall immediately increase to 125% of the outstanding balance immediately prior to the occurrence of the event of default

The note is convertible at the holder’s option at any time after the issue date, into shares of the Company’s Common Stock at a conversion price equal to $0.35 per share. Additionally, as an incentive to the holder, the note contains a securities purchase agreement which provided for the issuance of 152,778 warrants for the purchase of an equivalent number of shares of common stock at an exercise price of $0.80 and a term of five years.

The Company initially recognized $16,000 of debt discount resulting from the original issue discount and deferred financing costs. The Company amortized $8,000 through interest expenses during the nine months ended September 30, 2025. The balance of the unamortized debt discount was $8,000 as of September 30, 2025.

The balance of the Vista Capital Note #1 was $102,000 as of September 30, 2025.

Vista Capital Note #2

On September 12, 2025, the Company issued Vista Capital a convertible promissory note, pursuant to which it borrowed gross proceeds of $110,000 for net proceeds of $94,000, net of issuance costs of $16,000. The note contains a one-time interest charge of 12% due at maturity. The principal amount of the note, together with the interest is due twelve (12) months from issuance. Upon an event of a default (as more fully described in the Vista Capital Note #2), the outstanding balance shall immediately increase to 125% of the outstanding balance immediately prior to the occurrence of the event of default and default interest of 18% of the outstanding balance per annum shall accrue.

The note is convertible at the holder’s option at any time after the issue date, into shares of the Company’s Common Stock at a conversion price equal to $0.10 per share. Additionally, as an incentive to the holder, the note contains a securities purchase agreement which provided for the issuance of 150,000 warrants for the purchase of an equivalent number of shares of common stock at an exercise price of $1.00 and a term of five years.

The Company initially recognized $16,000 of debt discount resulting from the original issue discount and deferred financing costs. The balance of the Vista Capital Note #2 was $94,000 as of September 30, 2025.

Auctus Fund, LLC (“Auctus Note”)

On August 6, 2025, the Company issued a promissory note with a convertible feature to Auctus Fund, pursuant to which it borrowed gross proceeds of $250,000 for net proceeds of $241,000, net of issuance costs for legal and management fees of $9,000. Interest under the Auctus Note is 12% per year and the principal amount of the note (together with accrued interest) is due twelve (12) months from issuance. Upon an event of a default (as more fully described in the Auctus Note), the Auctus Note shall accrue interest at annual rate of the lesser of 22% or maximum rate allowed by law.

The Auctus Note is convertible at the holder’s option at any time after 90 days from issuance, into shares of the Company’s Common Stock at a conversion price equal to $0.10 per share, or at 75% of the volume-weighted average price during the five trading days immediately preceding the conversion date. Additionally, as an incentive to the holder, the Auctus Note contains a securities purchase agreement which provided for the issuance of 500,000 warrants for the purchase of an equivalent number of shares of common stock at an exercise price of $0.25 and a term of five years.

The balance of the Auctus Note was $241,000 as of September 30, 2025.

CFI Capital LLC (“CFI Capital Note”)

On September 18, 2025, the Company issued CFI Capital a convertible redeemable note pursuant to which it borrowed gross proceeds of $150,000 for net proceeds of $130,000, net of issuance costs of $20,000. Interest under the convertible note is 6% per year and the principal amount of the note (together with accrued interest) is due twelve (12) months from issuance, on September 18, 2026. The note is convertible at the holder’s option at any time after 180 days from issuance or upon event of default, into shares of the Company’s Common Stock at a conversion price equal to 60% of the lowest trading price for the proceeding 20 days prior to conversion.

The Company initially recognized $20,000 of debt discount resulting from the original issue discount and the deferred financing costs. The balance of the CFI Capital Note was $130,000 as of September 30, 2025.

Jefferson Street Capital, LLC (“Jefferson Note”)

On September 24, 2025, the Company issued a promissory note with a convertible feature, pursuant to which it borrowed gross proceeds of $137,500 for net proceeds of $125,000, net of issue discount and legal fees of $17,500. Interest under the Jefferson Note is 10% per year and the principal amount of the note (together with accrued interest) is due twelve (12) months from issuance, on September 24, 2026. Upon an event of a default (as more fully described in the Jefferson Note), the Jefferson Note shall accrue interest at annual rate of the lesser of 18% or maximum rate allowed by law.

The Jefferson Note is convertible at the holder’s option at any time after the issue date, into shares of the Company’s Common Stock at a conversion price equal to $0.15 per share, or at 75% of the lowest trading price for the proceeding 15 days prior to conversion. Additionally, as an incentive to the holder, the Crom Note contains a securities purchase agreement which provided for the issuance of 458,333 warrants for the purchase of an equivalent number of shares of common stock at an exercise price of $0.30 and a term of five years.

The balance of the Jefferson Note was $120,000 as of September 30, 2025.

Crom Structured Opportunities Fund I, LP (“Crom Note”)

On September 24, 2025, the Company issued a promissory note with a convertible feature, pursuant to which it borrowed gross proceeds of $137,500 for net proceeds of $125,000, net of issue discount and legal fees of $17,500. Interest under the Crom Note is 10% per year and the principal amount of the note (together with accrued interest) is due twelve (12) months from issuance, on September 24, 2026. Upon an event of a default (as more fully described in the Crom Note), the Crom Note shall accrue interest at annual rate of the lesser of 18% or maximum rate allowed by law.

The Crom Note is convertible at the holder’s option at any time after the issue date, into shares of the Company’s Common Stock at a conversion price equal to $0.15 per share, or at 75% of the lowest trading price for the proceeding 15 days prior to conversion. Additionally, as an incentive to the holder, the Crom Note contains a securities purchase agreement which provided for the issuance of 458,333 warrants for the purchase of an equivalent number of shares of common stock at an exercise price of $0.30 and a term of five years.

The balance of the Crom Note was $120,000 as of September 30, 2025.

NOTE 7 – PROMISSORY NOTE – RELATED PARTY

Related party promissory note consisted of the following at September 30, 2025, and December 31, 2024:

	September 30, 2025		December 31, 2024
Lisa Landau – On demand	$	457,574	$	347,374
Total related party promissory note, current	$	457,574	$	347,374

Lisa Landau

Lisa Landau is a relative of the Company’s Chief Financial Officer. During the nine months ended September 30, 2025, and the year ended December 31, 2024, Lisa Landau advanced funds to the Company for general corporate expenses and paid directly towards the Diagonal convertible notes.

The principal balance on the related party promissory note was $457,574 and $347,374 as of September 30, 2025, and December 31, 2024, respectively. The advances are on demand but do not carry any interest.

NOTE 8 – BUSINESS ACQUISITION IN STAGES

On January 3, 2023, the Company completed the acquisition in stages of International Real Estate Development, LLC (“IRED” or the “seller”), for the purchase of the remaining seventy five percent (75%) of the issued and outstanding membership interest in Rancho Costa Verde Development, LLC (“RCVD”) for a total consideration of $13.4 million. The consideration was paid through (i) a secured convertible promissory note in the principal amount of $8,900,000 (Note 5 and 7), (ii) issuance of 20,000,000 shares of common stock with a fair value of $1.8 million and (iii) 33,000,000 common stock warrants to purchase an equivalent number of shares of common stock with a fair value of approximately $2.7 million. The Company issued the 20,000,000 shares of common stock to International Real Estate Development, LLC (“IRED”) on January 3, 2023.

Prior to the acquisition of a controlling financial interest in RCVD, the Company held a twenty five percent (25%) interest in RCVD, which was previously acquired and accounted for in May 2021 as an equity method investment under ASC 323 Investments – Equity Method and Joint Ventures (Note 10). It was determined that the Company did not have the power to direct the activities that most significantly impact RCVD’s economic performance, and therefore, the Company was not the primary beneficiary of RCVD and RCVD was not consolidated under the variable interest model. The investment was initially recorded at cost, which was determined to be $2,680,000. The carrying value was fully written down to $0 during a previous reporting period.

As outlined in the letter of intent with IRED and RCVD dated April 2021, in addition to various communications with both parties, the Company had strategized and intended to acquire the remaining 75% of RCVD from the original discussions that began in 2018. The Company’s Chief Executive Officer and director was previously the owner of one third of the issued and outstanding interest in International Real Estate Development LLC and has been disclosed as a related party since the acquisition of the initial 25% interest in RCVD.

The Company has accounted for this transaction as a business combination in stages under ASC 805 Business Combinations as the Company took control of RCVD in January 2023. Accordingly, and as of January 3, 2023, the assets acquired, and the liabilities assumed were recorded at their estimated fair value as of the closing date of the acquisition.

The secured convertible promissory note has a principal amount of $8,900,000 and is payable in quarterly installments of $2,225,000 and carries a five percent (5%) coupon. The note carries a default coupon of twelve percent (12%) on the unpaid principal after the maturity date. The note includes standard events of default, which will result in the principal and accrued interest to be payable immediately. The note is convertible at any time commencing on April 1, 2023, at the option of the holder, into shares of common stock of the company at a 10% discount to market. The note may be prepaid at any time without penalties. The Company did not make the first installment by December 31, 2023, but the Company obtained a default waiver from IRED. The Company incurred approximately $111,250 of interest during the year ending December 31, 2024. The note and all accrued interest were converted into common stock during the year ended December 31, 2024 (Note 6).

RCVD was originally formed in the State of Nevada. RCVD is a 1,100-acre master planned second home, retirement home, and vacation home real estate community located on the east coast of Baja California, Mexico. It is just south of the small fishing village of San Felipe, where the Oasis Park Resort project of the Company is located.

As of December 31, 2023, the Company finalized its purchase price allocation and valuation for the acquisition of RCVD.

NOTE 9 – EQUITY METHOD INVESTMENT

During 2021, the Company acquired a 25% investment in Rancho Costa Verde Development, LLC (“RCVD”) in exchange for 3,000,000 shares of the Company’s common stock at a determined fair value of $0.86 per share and $100,000 in cash for total consideration of $2,680,000. The fair value of the non-monetary exchange was determined based on a valuation report obtained from an independent third-party valuation firm. The fair value of the Company’s common stock was determined based on weighted combination of market approach and asset approach. The market approach estimates fair value based on a weighted average between the listed price of the Company’s common shares and the Company’s recent private transaction adjusted for a lack of marketability discount.

The investment has been accounted for under the equity method. It was determined that the Company does not have the power to direct the activities that most significantly impact RCVD’s economic performance, and therefore, the Company is not the primary beneficiary of RCVD and RCVD has not been consolidated under the variable interest model.

The investment was initially recorded at cost, which was determined to be $2,680,000. The Company impaired the remaining balance of its equity-method investment for a total amount of $2,089,337 during the year ended December 31, 2022.

On January 3, 2023, the Company executed a securities purchase agreement with International Real Estate Development, LLC, for the purchase of the remaining seventy five percent (75%) of the issued and outstanding membership interest in RCVD for a total contractual consideration of $13,500,000.

The Company acquired a controlling financial interest and accounted for this transaction as a business combination in stages under ASC 805 (Note 8). Upon the acquisition of such controlling interest, the Company re-measured the previously held equity method interest to fair value as part of the accounting for the business combination, see Note 8.

NOTE 10 – COMMITMENTS AND CONTINGENCIES

Commitment to Purchase Land (Valle Divino)

The land project consisting of 20 acres to be acquired from Baja Residents Club (a Company controlled by our chairman of the board Roberto Valdes) and developed into Valle Divino resort in Ensenada, Baja California, the acquisition of title to the land for this project is subject to approval from the Mexican government in Baja, California. Although management believes that the transfer of title to the land will be approved before the end of the Company fiscal year end 2025, there is no assurance that such transfer of title will be approved in that time frame or at all. The Company has promised to transfer title to the plots of land to the investors who have invested in the Company once the Company receives an approval of change in transfer of title to the Company through a Fideicomiso.

Land purchase- Plaza Bajamar.

During 2019, the Company, entered into a definitive Land Purchase Agreement with Valdeland, S.A. de C.V., a Company controlled by our chairman of the board Roberto Valdes, to acquire approximately one acre of land with plans and permits to build 34 units at the Bajamar Ocean Front Golf Resort located in Ensenada, Baja California. Pursuant to the terms of the Agreement, the total purchase price is $1,000,000, payable in a combination of a new series of preferred stock (with a stated value of $600,000), 250,000 shares of common stock, a promissory note in the amount of $150,000, and an initial construction budget of $150,000 payable upon closing. The closing is subject to obtaining the necessary approval by the City of Ensenada and transfer of title, which includes the formation of a wholly owned Mexican subsidiary. As of September 30, 2025, and December 31 2024, the agreement has not yet closed.

The total budget was established at approximately $1,556,000, inclusive of lots construction, of which approximately $995,747 has been paid, leaving a firm commitment of approximately $560,250 as of September 30, 2025, and December 31, 2024.

Commitment to Sell Land (IntegraGreen)

During 2019, the Company entered into a contract for deed agreement “Agreement” with IntegraGreen whose principal, Christopher Elder, is also a creditor. Under the Agreement the Company agreed to the sale of 20 acres of vacant land and associated improvements located at the Emerald Grove property in Hemet, California for a total purchase price of $630,000, $63,000 was paid upon execution and the balance is payable in a balloon payment on October 1, 2026, with interest only payments due on the 1st of each month beginning April 1, 2020. During the duration of the Agreement the Company retains title and is allowed to encumber the property with a mortgage at its discretion, however IntegraGreen has the right to use the property. The Company may also evict IntegraGreen from the premises in the case of default under the agreement.

The Company has fully impaired the carrying balance of its account receivable owed by IntegraGreen in the accompanying consolidated balance sheets.

Oasis Park Resort construction budget

During 2021, the Company engaged a general contractor to complete phase I of the project including the two-mile access road and the community entrance structure. The contractor also commenced phase II construction including the waterfront clubhouse, casitas, and model homes. The total budget was established at approximately $512,000, of which approximately $118,600 has been paid, leaving a firm commitment of approximately $393,400 as of September 30, 2025, and December 31, 2024.

Litigation Costs and Contingencies

From time to time, the Company may become involved in various lawsuits and legal proceedings, which arise in the ordinary course of business. Litigation is subject to inherent uncertainties, and an adverse result in these or other matters may arise from time to time that may harm business. Management is currently not aware of any such legal proceedings or claims that could have, individually or in the aggregate, a material adverse effect on our business, financial condition, or operating results.

NOTE 11 – STOCKHOLDERS’ EQUITY (DEFICIT)

The Company’s equity at September 30, 2025, consisted of 150,000,000 authorized common shares and 2,010,000 authorized preferred shares, all with a par value of $0.001 per share. As of September 30, 2025, there were 124,189,895 shares issued and 121,189,895 shares outstanding. As of December 31, 2024, there were 97,602,713 shares issued and 94,602,713 shares outstanding.

As of September 30, 2025, there were 117,000 shares of Series A Preferred Stock issued and outstanding, 1,000 shares of Series B Preferred Stock issued and outstanding and 17,000 of Series D Preferred Stock issued and outstanding.

As of December 31, 2024, there were 117,000 shares of Series A Preferred Stock issued and outstanding, 1,000 shares of Series B Preferred Stock issued and outstanding, 3,100 shares of Series C Preferred Stock issued and outstanding and 17,000 of Series D Preferred Stock issued and outstanding.

Equity Incentive Plans

2024 Equity Incentive Plan

On November 29, 2024, the Company’s board of directors approved the 2024 equity incentive plan (the “2024 Plan”). The 2024 Plan enables the Company’s board of directors to provide equity-based incentives through grants of awards to the Company’s present and future employees, directors, consultants, and other third-party service providers. The Company has reserved a total of 15,000,000 shares of the Company’s common stock for issuance under the 2024 Plan. The Company granted 3,000,000 options under the 2024 Plan on March 31, 2025, which were all outstanding as of September 30, 2025. The Company had no options issued and outstanding under the 2024 Plan as of December 31, 2024.

2022 Equity Incentive Plan

On December 1, 2022, the Company’s Board of Directors approved a 2022 Equity Incentive Plan (the “2022 Plan”). Pursuant to the 2022 Plan, the Company has reserved a total of 5,000,000 shares of the Company’s common stock to be available under the 2022 Plan. The Company granted 2,150,000 options during years prior to 2024. There was no activity during the nine months ended September 30, 2025. The options were fully expired as of September 30, 2025, and December 31, 2024.

2020 Equity Incentive Plan

On August 26, 2020, the Company’s Board of Directors approved the 2020 Equity Incentive Plan (the “2020 Plan”). The Company has reserved a total of 3,000,000 shares of the authorized common stock for issuance under the 2020 Plan. The Company granted 1,700,000 options under the 2020 Plan in years prior to 2024. There was no activity during the nine months ended September 30, 2025. The options were fully expired as of September 30, 2025, and December 31, 2024.

2019 Equity Incentive Plan

On February 11, 2019, the Company’s Board of Directors approved a 2019 Equity Incentive Plan (the “2019 Plan”). In order for the 2019 Plan to grant “qualified stock options” to employees, it required approval by the Corporation’s shareholders within 12 months from the date of the 2019 Plan. The 2019 Plan was never approved by the shareholders. Therefore, any options granted under the 2019 Plan prior to shareholder approval will be “non-qualified”. Pursuant to the 2019 Plan, the Company has reserved a total of 3,000,000 shares of the Company’s common stock to be available under the 2019 Plan. There was no activity during the nine months ended September 30, 2025. The options were fully expired as of September 30, 2025, and December 31, 2024.

Activity during the nine months ended September 30, 2025

During the nine months ended September 30, 2025, the Company issued 26,587,182 shares of common stock pursuant to consulting agreements, services, Series C Preferred Stock conversion, debt terms, and debt conversions for a total fair value of approximately $2,750,624.

Activity during the nine months ended September 30, 2024

During the nine months ended September 30, 2024, the Company issued 4,702,595 shares of common stock pursuant to consulting agreements for a total fair value of approximately $317,419.

During the nine months ended September 30, 2024, the Company issued 1,223,776 shares of common stock pursuant to the conversion of convertible notes payable.

During the nine months ended September 30, 2024, the Company issued 2,484,832 shares of common stock pursuant to the exercise of warrants.

During the nine months ended September 30, 2024, the Company issued 550,000 shares of common stock pursuant to a promissory note agreement. The shares were valued at $47,415.

During the nine months ended September 30, 2024, the Company issued 387,351 shares of common stock pursuant to a stock dividend arrangement for Series C Preferred Stock.

Preferred Stock

During 2019, the Company authorized and issued 1,000 shares of Series B Preferred Stock (“Series B”) and 350,000 shares of common stock to CleanSpark Inc. in a private equity offering for $500,000. Management determined that the Series B should not be classified as liability per the guidance in ASC 480 Distinguishing Liabilities from Equity as of December 31, 2022, even though the conversion would require the issuance of variable number of shares since such obligation is not unconditional. As of December 31, 2022, and 2021, Management recorded the value attributable to the Series B of $293,500 as temporary equity on the consolidated balance sheets since the instrument is contingently redeemable at the option of the holder. The Company recognized the beneficial conversion feature (“BCF”) that arises from a contingent conversion feature, since the instrument reached maturity during the year ended December 31, 2020. The Company recognized such BCF as a discount on the convertible preferred stock. The amortization of the discount created by the BCF recognized as a result of the resolution of the contingency is treated as a deemed dividend that reduced net income in arriving at income available to common stockholders. The holder can convert the Series B into shares of common stock at a discount of 35% to the market price.

The terms and conditions of the Series B include an in-kind accrual feature, which provides for a cumulative accrual at a rate of 12% per annum of the face amount of the Series B. The Company has recognized a total dividend on Series B for a total accrual to $1,212,822 as of September 30, 2025, and December 31, 2024. The recognition of the in-kind accrual was reported in Additional Paid In Capital on the Company’s consolidated balance sheets.

The Securities Purchase Agreement (“SPA”) states that the in-kind accrual rate should be increased by10% per annum upon each occurrence of an event of default. In addition, the SPA further states that the conversion price initially set at a discount of 35% to the market price should be further increased by an additional 10% upon each occurrence of an event of default. At the date of their Annual Report, CleanSpark claims that the Company was in default in three instances triggering further discount to the market price for the conversion feature and additional accrual rate. Management has recorded for this additional default and interest expense as noted in the previous paragraph. The Company has not been served with any notice of default stating the specific default events but will continue to accrue the additional default interest until the matter is resolved. As of the date of the filing of this Quarterly Report, the parties are cooperating to resolve this matter. The Company did not issue any shares of Series B preferred stock during the nine months ended September 30, 2025.

During the year ended December 31, 2024, the Company issued 89,000 shares of Series A preferred stock pursuant to the conversion of the note payable to IRED for $8,900,000. The total principal balance along with accrued interest of $556,250 has been converted. The Company did not issue any shares of Series A preferred stock during the nine months ended September 30, 2025.

On September 2, 2023, the Company authorized and issued 10,000 and 3,100 shares, respectively, of Series C Preferred Stock (“Series C”) to Bigger Capital Fund, LP in a private equity offering for $310,000. Management determined that the Series C should not be classified as liability per the guidance in ASC 480 Distinguishing Liabilities from Equity as of September 30, 2025, and December 31, 2024, even though the conversion would require the issuance of variable number of shares since such obligation is not unconditional. As of September 30, 2025, and December 31, 2024, Company management recorded the value attributable to the Series C of $310,000 as temporary equity on the consolidated balance sheets since the instrument is contingently redeemable at the option of the holder. The Company recognized the beneficial conversion feature (“BCF”) that arises from a contingent conversion feature. The Company recognized such BCF as a discount on the convertible preferred stock. The discount created by a BCF recognized as a result of the resolution of the contingency is treated as a deemed dividend. The holder can convert the Series C into shares of common stock at a variable discount to the market price.

The terms and conditions of the Series C include an in-kind accrual feature, which provides for a cumulative accrual at a rate of 12% per annum of the face amount of the Series C. The Company recognized a deemed dividend of $60,003 based on a discount to the purchase price on the Series C during the year ended December 31, 2023. The recognition of the in-kind accrual was reported in Additional Paid In Capital on the Company’s consolidated balance sheets. During the year ended December 31, 2024, the Company issued 94,827 shares of common stock pursuant to the stock dividend terms in the agreement. The Company did not issue any shares of Series C preferred stock during the nine months ended September 30, 2025.

The Securities Purchase Agreement (“SPA”) states that the in-kind accrual rate should be increased by 8% per annum upon each occurrence of an event of default.

Concurrently with this SPA, the Company entered into a Warrant Inducement Agreement (“Inducement”). Previously, on July 26, 2021, the Company entered into a Warrant Purchase Agreement with Bigger Capital Fund, LP where the Company issued common stock purchase warrants at an exercise price of $0.68 (the “Existing Warrants”). As further consideration for Bigger Capital Fund, LP agreeing to enter in the Series C Preferred Stock Securities Purchase Agreement (the “New Purchase Agreement”), the Company offered an additional 1,240,000 Warrant Shares, and (b) a reduction of the exercise price of the Existing Warrants to $0.07 per Warrant Share. As such, upon accepting this offer, the terms to the Existing Warrant issued pursuant to the Inducement have been amended and restated to refer to 2,740,000 Warrant Shares in the aggregate and all Existing Warrants issued pursuant to the Inducement will have an updated exercise price per share of $0.07.

On July 29, 2025, Bigger Capital Fund, LP exercised the 1,240,000 Warrants and converted their 3,100 shares of Series C preferred stock purchased for $310,000 into 4,428,571 shares of the Company’s common stock, using the conversion price of $.07 per share.

In October 2023, the Company filed and adopted a Certificate of Designations, Preferences and Rights of the Series D Convertible Preferred Stock (the “Certificate of Designations”) with the Wyoming Secretary of State, authorizing the issuance of up to 20,000 shares of Series D Convertible Preferred Stock, par value $0.001 per share (the “Series D Preferred Stock”), each having a stated value equal to $100.00 (the “Stated Value”). The Series D Preferred Stock has no stated maturity and is subject to a mandatory redemption at 110% of the Stated Value, plus all unpaid dividends in respect of such share (the “Additional Amount”) thereon.

The Series D Preferred Stock ranks senior with respect to the preferences as to dividends, distributions and payments upon the liquidation, dissolution and winding up of the Company to all other shares of capital stock of the Company, including all other outstanding shares of preferred stock as of the filing date of the Certificate of Designations, except, however, the Series D Preferred Stock is subordinate to the series of preferred stock of the Company designated as “Series C Convertible Preferred Stock.” The Company shall be permitted to issue capital stock, including preferred stock, that is junior in rank to the Series D Preferred Stock with respect to the preferences as to dividends, distributions and payments upon the liquidation, dissolution and winding up of the Company.

Holders of shares of Series D Preferred Stock are entitled to receive, on each dividend payment date, (i) cumulative cash dividends on each share of Series D Preferred Stock, on a quarterly basis, at a rate of 12% per annum of the Stated Value, plus the Additional Amount thereon, and (ii) dividends in the form of shares of common stock on each share of Series D Preferred Stock, on a quarterly basis, at a rate of 8% per annum on the Stated Value.

At any time after the earlier of (i) a Qualified Offering (as defined below) or (ii) the date that is 18 months from the date the first share of Series D Preferred Stock is issued to any holder thereof, each holder of Series D Preferred Stock shall be entitled to convert any portion of the outstanding Series D Preferred Stock, including any Additional Amount, held by such holder into shares of common stock at the Conversion Price (as defined below) by following the mechanics of conversion set forth in the Certificate of Designations.

The amount of shares of common stock issuable upon a conversion for each Series D Preferred Stock shall be the Stated Value of such share plus the Additional Amount divided by the Conversion Price (as defined below). The “Conversion Price” for each Series D Preferred Stock is, the lower of the price per share at which a Qualified Offering (as defined below) is made (the “Qualified Offering Price”) or 80% of the average of the closing sale price for the 10 consecutive trading days immediately preceding, but not including, the effective date of the applicable conversion notice. A “Qualified Offering” means an offering of common stock (or units consisting of common stock and warrants to purchase common stock) resulting in the listing for trading of the common stock on the NYSE American, the Nasdaq Capital Market, the Nasdaq Global Market, the Nasdaq Global Select Market or the New York Stock Exchange (or any successors to any of the foregoing).

During the year ended December 31, 2023, the Company converted $1,414,338 of principal and $171,825 of interest payable due to Six Twenty Management LLC into 17,000 shares of Series D Convertible Preferred Stock. There was no activity during the nine months ended September 30, 2025.

Warrants

A summary of the Company’s warrant activity during the nine months ended September 30, 2025, is presented below:

SCHEDULE OF WARRANTS ACTIVITY

	Number of Warrants			Weighted Average Exercise Price		Weighted Average Remaining Contract Term (Year)
Outstanding at December 31, 2024		38,107,500		$	0.16		3.17
Granted		3,386,111			0.27		4.75
Exercised		(1,240,000	)		.10		-
Forfeited-Canceled		-			-		-
Outstanding at September 30, 2025		40,253,611		$	0.17		2.62

Exercisable at September 30, 2025		40,253,611

The aggregate intrinsic value as of September 30, 2025, and December 31, 2024, was $0.

Stock Options

A summary of the Company’s option activity during the nine months ended September 30, 2025, is presented below:

SCHEDULE OF OPTION ACTIVITY

	Number of Options		Weighted Average Exercise Price		Weighted Average Remaining Contract Term (Year)
Outstanding at December 31, 2024		-	$	-		-
Granted		3,000,000		0.15		9.5
Exercised		-		-		-
Forfeited-Canceled		-		-		-
Outstanding at September 30, 2025		3,000,000	$	0.15		9.5

Exercisable at September 30, 2025		3,000,000

The aggregate intrinsic value as of September 30, 2025, and December 31, 2024, was $0.

NOTE 12 – SUBSEQUENT EVENTS

The Company has evaluated subsequent events for adjustment to or disclosure in its consolidated financial statements through the date of this report, and has not identified any recordable or disclosable events, not otherwise reported in these consolidated financial statements or the notes thereto.

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations.

Overview of Our Company

The Company was incorporated pursuant to the laws of the State of Wyoming on September 26, 2013. We are based in San Diego, California. We are a residential land development company with target properties located primarily in the Baja California Norte region of Mexico and Southern California. Our principal activities are purchasing properties, obtaining zoning and other entitlements required to subdivide the properties into residential and commercial building plots, securing financing for the purchase of the plots, improving the properties’ infrastructure and amenities, and selling the lots to homebuyers, retirees, investors, and commercial developers. We offer the option of financing (i.e. taking a promissory note from the buyer for all or part of the purchase price) with a guaranteed acceptance on any purchase for every customer.

Overview

The real estate market in Northern Baja California has continued to significantly improve and has fully recovered from the negative impact of Covid-19. The housing prices have continued to rise in the Southwest U.S., and inventory has remained severely low, which generates additional attraction from home buyers seeking second homes or vacation homes.

The Company’s current portfolio includes residential, resort and commercial properties comprising the following projects:

	■	*Oasis Park Resort* is a 497-acres master planned real estate community including 1,344 residential home sites, south of San Felipe, Baja California, which offers a 180-degree sea and mountain views. In addition to the residential lots, there is a planned boutique hotel, a spacious commercial center, and a nautical center. The Company recently allowed prospective homeowners and existing lot holders to tour the property again. As of the date of this report, 75 of the 1,344 planned residential lots were pre-sold to initial shareholders. The Company has made significant progress on the project, which included the completion of the two-mile access road and the community entrance structure. The Company also started construction of the waterfront clubhouse, and model homes.

	■	*Valle Divino* is a self-contained solar 650-home site project in Ensenada, Baja California, with test vineyard at the property. This resort includes 137 residential lots and 3 commercial lots on 20 acres of land. This represents an estimated $60 million in gross sales opportunity.

	■	*Plaza Bajamar Resort* is an 80-unit project located at the internationally renowned Bajamar Ocean front hotel and golf resort. The Bajamar oceanfront golf resort is a master planned golf community located 45 minutes south of the San Diego-Tijuana border along the scenic toll road to Ensenada. The first Phase will include 22 “Merlot” 1,150 square-foot single-family homes that features two bedrooms and two baths. The home includes two primary bedroom suites - one on the first floor and one upstairs, as well as fairway and ocean views from a rooftop terrace. The Merlot villas will come with the installation of solar packages.

	■	*Emerald Grove Estates* is the Company’s newly renovated Southern California property, used for organized events at this 8,000 square foot event venue.

	■	*Rancho Costa Verde (“RCVD”)* is a 1,100-acre master planned second home, retirement home and vacation home real estate community located on the east coast of Baja California. RCVD is a self-sustained solar powered green community that takes advantage of the advances in solar and other green technology. In May 2021, the Company acquired a 25% investment in RCVD in exchange for $100,000 and 3,000,000 shares of the Company’s common stock, and such investment was initially recorded as an equity-method investment in the Company’s condensed consolidated financial statements. On January 3, 2023, the Company acquired the remaining 75% membership interest in RCVD for a contractual consideration of $13,500,000, paid through $8,900,000 secured convertible note, 20,000,000 shares of common stock and 33,000,000 common stock warrants. Such transaction was recorded pursuant to ASC 805 Business Combinations.

Summary of key operational and financial events:

	■	The Company has collected an aggregate amount of $312,175 from house construction at the Plaza Bajamar project, which was initially recorded and presented as contract liability in the consolidated balance sheets. However, the Company offset the balance with the additional cash funded for the construction of amenities at Bajamar, with the net balance presented as impairment loss in the consolidated statement of operations. There were no collections during the nine months ended September 30, 2025.

	■	Continued our research and marketing efforts to identify potential home buyers in the United States, Canada, Europe, and Asia. Through the formation of a partnership with a similar development company in the Baja California Norte Region of Mexico, we have been able to leverage additional resources with the use of their established and proven marketing plan which can help us with sophisticated execution and the desired results for residential plot sales and development.

	■	Title of Oasis Park Resort in San Felipe was assumed during 2019. We are expecting the transfer of title on Valle Divino in Ensenada, Baja California and Plaza Bajamar in Ensenada, Baja California before the end of our fiscal year 2025, as we continue to follow the necessary steps to complete this legal process.

Results of Operations for the Three and Nine Months Ended September 30, 2025, compared to the Three and Nine Months Ended September 30, 2024

	For the three months ended						For the nine months ended
	September 30, 2025			September 30, 2024			September 30, 2025			September 30, 2024
Revenue, net	$	554,553		$	1,303,271		$	1,878,548		$	7,134,240

Cost of revenue		407,191			390,788			1,123,215			993,114

Gross profit		147,362			912,483			755,333			6,141,126

Operating expenses
Sales and marketing		213,243			160,885			590,693			497,863
Impairment loss		-			-			-			-
General and administrative expenses		942,788			474,819			2,989,211			1,176,452
Total operating expenses		1,156,031			635,704			3,579,904			1,674,315

Income (loss) from operations		(1,008,669	)		276,779			(2,824,571	)		4,466,811

Other expense:
Loss from debt extinguishment		(537,969	)		-			(537,969	)
Change in fair value of derivative		(132,183	)		-			(682,653	)		229,814
Interest expense		(517,644	)		(528,377	)		(1,088,720	)		(1,204,375	)
Total other income (expense), net		(1,187,796	)		(528,377	)		(2,309,342	)		(974,561	)

Net income (loss)	$	(2,196,465	)	$	(251,598	)	$	(5,133,913	)	$	3,492,250

Revenue

Revenue decreased by $748,718 to $554,553 for the three months ended September 30, 2025, from $1,303,271 for the three months ended September 30, 2024. The revenue recognized during the three months ended September 30, 2025, includes real estate sales, interest from financed sales, financing fees, and components of home construction.

Revenue decreased by $5,255,692 to $1,878,548 for the nine months ended September 30, 2025, from $7,134,240 for the nine months ended September 30, 2024. The revenue recognized during the six months ended September 30, 2025, includes real estate sales, interest from financed sales, financing fees, and components of home construction.

Cost of revenue

Cost of revenue increased to $407,191 for the three months ended September 30, 2025, from $390,788 for the three months ended September 30, 2024. Cost of revenue includes land cost and related land improvements including infrastructure and subdivision costs.

Cost of revenue increased to $1,123,215 for the nine months ended September 30, 2025, from $993,114 for the nine months ended September 30, 2024. Cost of revenue includes land cost and related land improvements including infrastructure and subdivision costs.

Operating Expenses

Operating expenses increased by $520,327 to $1,156,031 for the three months ended September 30, 2025, from $635,704 for the three months ended September 30, 2024.

Operating expenses increased by $1,905,589 to $3,579,904 for the nine months ended September 30, 2025, from $1,674,315 for the nine months ended June 30, 2024.

Sales and marketing costs increased by $52,358 to $213,243 for the three months ended September 30, 2025, from $160,885 for three months ended September 30, 2024. Sales and marketing costs increased by $92,830 to $590,693 for the nine months ended September 30, 2025, from $497,863 for the nine months ended September 30, 2024. Such increase mainly relates to the marketing efforts incurred by RCVD and ILAL during 2025. Sales costs are related to real estate’s sales commissions. Marketing costs include advertising, prospective customers’ education, travel, and accommodation.

General and administrative costs increased by $467,969 to $942,788 for the three months ended September 30, 2025, from $474,819 for the three months ended September 30, 2024. General and administrative costs increased by $1,812,759 to $2,989,211 for the nine months ended September 30, 2025, from $1,176,452 for the nine months ended September 30, 2024. General and administrative increased mainly due to a large increase in stock-based compensation expenses during 2025. Other general and administrative costs mainly include commissions paid attributable to sales.

Other expense

Other expenses increased to $1,187,796 for the three months ended September 30, 2025, from other expenses of $528,376 for the three months ended September 30, 2024. Such change is primarily due to the change in fair value of the Company’s derivative liability and loss on debt extinguishment, with interest expense increasing period over period.

Other expenses increased to $2,309,342 for the nine months ended September 30, 2025, from $974,561 for the nine months ended September 30, 2024. Such change is primarily due to the change in fair value of the Company’s derivative liability loss on debt extinguishment, with interest expense decreasing period over period.

Net Income (Loss)

The Company finished the three months ended September 30, 2025, with a net loss of $2,196,465, as compared to a net loss of $251,598 for the three months ended September 30, 2024. The decrease in our net income resulted from the reasons outlined above.

The Company finished the nine months ended September 30, 2025, with a net loss of $5,133,913 as compared to net income of $3,492,250 for the nine months ended September 30, 2024. The decrease in our net income resulted from the reasons outlined above.

The factors that will most significantly affect future operating results will be:

	■	The positive effect of implemented sales and marketing initiatives to drive opportunities into our various projects.
	■	The quality of our amenities.
	■	The global economy and the demand for vacation homes.
	■	The sale price of future plots and home construction compared to the sale price in other resorts in Mexico.
	■	The prime location of our projects.

Other than the foregoing we do not know of any trends, events or uncertainties that have had, or are reasonably expected to have, a material impact on our revenues or expenses.

Capital Resources and Liquidity

Cash was $24,085 and $26,120 as of September 30, 2025, and December 31, 2024, respectively. As shown in the accompanying financial statements, we recorded net loss of $5.1 million for the nine months ended September 30, 2025. Our working capital deficit as of September 30, 2025, was $14.3 million. These factors and our ability to raise additional capital to accomplish our objectives, raises substantial doubt about our ability to continue as a going concern. We expect our expenses will continue to increase during the foreseeable future as a result of increased operations, increased construction activity and the development of current and future projects which include our current business operations.

We anticipate generating increased revenues over the next twelve months, as we continue to market the sale of plots held for sale at our various project sites, and generate cash from the sale of house construction at our properties.

If the Company is not successful with its marketing efforts to increase sales, the Company will continue to experience a shortfall in cash, and it will be necessary to obtain funds through equity or debt financing in sufficient amounts or to further reduce its operating expenses in a manner to avoid the need to curtail its future operations.

Operating Activities

Net cash flows used in operating activities for the nine months ended September 30, 2025, was $1,201,790 which resulted primarily due to net loss of $5,133,913, offset by non-cash share-based compensation of $2,440,624, change in fair value of derivative liability of $682,653, loss on extinguishment of debt of $537,969, amortization of debt discount of $168,641 and by net change in assets and liabilities of $102,236.

Net cash flows provided by operating activities for the nine months ended September 30, 2024, was $741,721 which resulted primarily due to net income of $3,492,250, non-cash share-based compensation of $515,537, depreciation of $87,250, and change in fair value of derivative liability of $229,814, offset by net change in assets and liabilities of $3,123,502.

Investing Activities

Net cash flows used in investing activities was $97,047 for the nine months ended September 30, 2025. The funds were used for additional investment for land development.

Net cash flows used in investing activities was $513,138 for the nine months ended September 30, 2024. The funds were used for the development of the various projects and additional investment for land development.

Financing Activities

Net cash flows provided by financing activities for the nine months ended September 30, 2025, was $1,296,802, primarily from cash proceeds from other loans for $350,000, cash proceeds from convertible notes of $1,146,100 and cash proceeds from related party promissory notes of $112,561, offset by repayments of related party notes and convertible notes, and dividends paid on preferred stock.

Net cash flows used in financing activities for the nine months ended September 30, 2024, was $365,491, primarily from cash proceeds from related parties for aggregate amount of $203,541, cash payments for convertible notes of $177,730, cash proceeds from other loans for $190,376, cash proceeds from promissory notes of $75,000, dividends paid of $91,678, and cash payments on promissory notes of $565,000.

As a result of these activities, we experienced an increase in cash of $66,305 for the nine months ended September 30, 2025.

Our ability to continue as a going concern is dependent on our success in obtaining additional financing from investors or from the sale of our common shares.

Critical Accounting Polices

In December 2001, the SEC requested that all registrants list their “critical accounting polices” in the Management Discussion and Analysis. The SEC indicated that a “critical accounting policy” is one which is both important to the portrayal of a company’s financial condition and results, and requires management’s most difficult, subjective, or complex judgments, often as a result of the need to make estimates about the effect of matters that are inherently uncertain. Our accounting policies are disclosed in Note 2 of our audited consolidated financial statements included herein. We consider the following accounting policies critical to the understanding of the results of our operations:

■	Going concern. It requires readers to rely on management’s representation on financial forecast.
■	Revenue recognition. It requires judgement to determine when a contract exists, when performance obligations are met and the estimated variable consideration if any.
■	Issuance of debt with attached financial instruments. Some instruments carry embedded features that require bifurcation from host instrument and accounting as derivative liability.
■	Accounting of the Company’s equity-method investment. Indeed, it requires judgement by management to determine whether there is significant influence or control over the Company’s investee. Significant influence is the power to participate in the financial and operating policy decisions of the investee but is not control or joint control over these policies.

There have been no material changes to our critical accounting policies as compared to the critical accounting policies and significant judgments and estimates disclosed in our Annual Report on Form 10-K for the year ended December 31, 2024, filed with the SEC on May 21, 2025.

Off-balance Sheet Arrangements

During the period ended September 30, 2025, we have not engaged in any off-balance sheet arrangements.

New and Recently Adopted Accounting Standards

For a listing of our new and recently adopted accounting standards, see Note 2, Summary of Significant Accounting Policies, to the Notes to the condensed consolidated financial statements in “Part I, Item 1. condensed consolidated financial statements” of this Quarterly Report.

Item 3. Quantitative and Qualitative Disclosures about Market Risk

Not required under Regulation S-K for “smaller reporting companies.”

Item 4. Controls and Procedures

We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in the Company’s reports filed under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to management, including the Chief Executive Officer (Principal Executive Officer) and the Chief Financial Officer (Principal Financial Officer), to allow for timely decisions regarding required disclosure. In designing and evaluating disclosure controls and procedures, the Company recognizes that any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.

The Company conducted an evaluation under the supervision and with the participation of management, including the Principal Executive Officer and Principal Financial Officer, of the effectiveness of its disclosure controls and procedures as of September 30, 2025, as defined in Rule 13a -15(e) and Rule 15d -15(e) under the Exchange Act. This evaluation was carried out under supervision and with the participation of our Chief Executive Officer and Chief Financial Officer. Based upon that evaluation, our Chief Executive Officer and Chief Financial Officer concluded that, as of September 30, 2025, our disclosure controls and procedures were not effective due to material weaknesses in internal control over financial reporting related to the lack of adequate accounting and finance personnel, inadequate controls over maintenance of records, inadequate internal controls relating to the authorization, recognition, capture, and review of transactions, facts, circumstances, and events that could have a material impact on the Company’s financial reporting process as further discussed in our Annual Report on Form 10-K for the year ended December 31, 2024, and which the Company determined continued to exist as of September 30, 2025.

Changes in Internal Control over Financial Reporting

There were no changes in our internal control over financial reporting that occurred during the nine months ended September 30, 2025, that have materially affected, or are reasonably likely to materially affect, the Company’s internal controls over financial reporting.

PART II — OTHER INFORMATION

Item 1. Legal Proceedings

On April 8, 2025, CleanSpark, Inc. (“CleanSpark”) initiated a civil action against the Company in the United States District Court for the Southern District of California (Civil Action No. 25CV829 RBMMSB) (the “Action”), in which CleanSpark alleges that the Company has breached the Securities Purchase Agreement, dated October 31, 2019, by and through which CleanSpark purchased shares of Series B Preferred Stock from the Company, and CleanSpark alleges that thirty-four events have occurred triggering pricing adjustment. CleanSpark asserts claims for breach of contract and breach of the implied duty of good faith and fair dealing. The lawsuit is at its inception. The Company denies any liability or breaches of the Agreement, and it intends to vigorously defend the Action.

Other than as set forth above, the Company is not currently involved in any material disputes or litigation matters.

Item 1A. Risk Factors

You should carefully review and consider the information regarding certain factors that could materially affect our business, financial condition or future results set forth under Part I, Item 1A, Risk Factors, contained in our Annual Report on Form 10-K for Fiscal 2024, as filed with the SEC on May 21, 2025. The risk factors described in the fiscal year ended 2024 Form 10-K have not materially changed.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

None besides shares issued for share-based compensation.

Item 3. Defaults upon Senior Securities

None.

Item 4. Mine Safety Disclosures

Not Applicable.

Item 5. Other Information

None.

Item 6. Exhibits

(a)

Exhibits

Exhibit No.		Description
31.1*		Certification of Chief Executive Officer pursuant to section 302 of the Sarbanes-Oxley Act of 2002
31.2*		Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2022
32.1*		Certification of Chief Executive Officer pursuant to 18 U.S.C. 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2*		Certification of Chief Financial Officer pursuant to 18 U.S.C. 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101*		Inline XBRL Document set for the financial statements and accompanying notes in Part I, Item 1, of this Quarterly Report on Form 10-Q
104*		Inline XBRL for the cover page of this Quarterly Report on Form 10-Q, included in the Exhibit 101 Inline XBRL Document Set.

Exhibits designated by the symbol * are filed or furnished with this Quarterly Report on Form 10-Q

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

Date:	November 19, 2025	International Land Alliance, Inc.

		By:	/s/ Frank Ingrande
			Chief Executive Officer (Principal Executive Officer)

		By:	/s/ Jason Sunstein
			Chief Financial Officer (Principal Financial and Accounting Officer)

International Land Alliance Inc. 10-Q