How We Find Deals

• In-house acquisitions team
• Broker relationships
• Off-market leads
• Referrals from education & coaching partnerships
• Mastermind and investor group networks
• Consistent pipeline: 20–40 deals reviewed weekly with full-time underwriting staff

How We Evaluate Deals

• Initial screening: must meet basic financial and operational criteria
• Market analysis: rents, price per SF, and cap rates
• Value-add potential is key — focus on under-rented properties
• Light-to-moderate renovations preferred
• Must significantly increase property value post-acquisition
• Exit strategy must be clear: sell or refinance after value lift

Risk Mitigation

• Goal #1: Preserve investor capital
• Goal #2: Deliver strong, risk-adjusted returns
• Risk is always present — our focus is managing it, not avoiding it
• We always underwrite conservatively, focusing on:
• Below-market rents with upside
• Below replacement cost per square foot
• Multiple exit strategies on every deal

Structure

• LP becomes a member of the deal-specific LLC
• Operating Agreement outlines roles and percentages clearly
• GPs handle all operations, LPs contribute capital
• Clean, simple structure with full transparency

Why an LLC (vs. Syndication)?

• Smaller projects with GPs you know and trust
• Direct communication and input on project decisions
• Simpler deal structure and clearer financials
• Flexibility at project completion (refinance or sale)
• Option to extend the partnership after capital is returned for long-term cash flow and tax benefits
• Greater flexibility for tax strategies (e.g., 1031 exchange)
• Most deals require just a few LPs

LP Communication

• Communication is more frequent early in the project, especially during stabilization
• Once stabilized, LPs receive quarterly updates with financial reports, distributions, and project commentary
• Direct access to the GP team — no layers of bureaucracy
• Full transparency on financials and operations