Strategy
Investment Criteria
Our Buy Box
What We Look For
50–150
Unit Count
We target 50-150 unit communities — large enough for professional management and operational efficiencies, small enough to avoid institutional competition.
B & C
Property Class
B and C class properties in A, B, and C neighborhoods. We avoid D class properties and neighborhoods entirely.
Garden Style
Property Type
Garden-style apartment communities with pitched roofs. We avoid high-rise, mid-rise, and flat-roof construction.
Value-Add
Strategy
Value-add acquisitions where below-market rents, deferred maintenance, or operational inefficiencies create repositioning opportunity.
Agency Debt
Financing
Agency debt (Fannie Mae / Freddie Mac) with fixed interest rates. We avoid floating-rate bridge loans that have exposed operators to catastrophic refinancing risk.
$2M–$12M
Purchase Price
$2M to $12M, allowing us to deliver institutional-quality deals at a scale accessible to private investors.
Our Process
From Market Selection to Returns
01
Market Selection
We analyze population growth, job growth, supply pipeline, rent trends, and economic diversity to identify markets where fundamentals support long-term value creation.
02
Underwriting & Due Diligence
Every deal is underwritten conservatively — at today’s interest rates, with realistic rent growth assumptions, and thorough property condition assessment.
03
Acquisition & Renovation
We close with agency financing, then execute a strategic renovation plan to improve units, common areas, and curb appeal — driving rent premiums and occupancy.
04
Stabilization & Returns
Once repositioned, the property generates increased cash flow for quarterly investor distributions, with the option to refinance or sell at the optimal time.
Risk Management