Frequently asked questions

Our offerings are made under Rule 506(c) of Regulation D and are available only to verified accredited investors. Generally, you qualify as an accredited investor if you have a net worth over $1 million excluding your primary residence, or income over $200,000 per year ($300,000 with a spouse) in each of the last two years. Certain professional certifications also qualify.

Because we advertise our offerings publicly, the SEC requires us to take reasonable steps to verify accreditation. You verify securely in your investor portal by uploading either a signed letter from a CPA, attorney, or registered broker-dealer/adviser confirming your status, or documentation of your income (recent tax filings) or net worth (asset statements). Documents are stored encrypted and access-controlled, reviewed only by our team for verification, and never sold or shared. Verification typically takes one business day.

Minimums start at $50,000 and can vary by offering. The minimum for each opportunity is stated on its investment brief and in the offering documents.

We acquire and operate value-add and income-focused multifamily and student-housing properties in supply-constrained, cash-flow-durable markets across the Mountain West and Midwest. Each property is held in its own single-purpose entity that investors own alongside us.

Returns come from two sources: periodic cash distributions from the property's net operating income during the hold, and a share of the profit when the property is sold or refinanced. Targeted returns are shown per offering and are projections, not guarantees.

Economics are detailed in each offering's documents. As a general framework, investors typically receive a preferred return first, after which profits are split between investors and the sponsor; the sponsor also earns customary acquisition and asset-management fees. We co-invest our own capital in every deal so our interests are aligned with yours.

These are illiquid, long-term investments with a typical target hold of about five years. There is no public market for these interests, and you should be prepared to hold for the full term.

Distributions are typically paid on a monthly or quarterly basis once a property is stabilized, subject to the property's performance and the terms of each offering. They are delivered by ACH to your bank account.

You'll receive an annual Schedule K-1 for each investment reporting your share of income, deductions, and depreciation. Real estate depreciation can shelter a meaningful portion of distributions — consult your own tax advisor for your situation.

You'll have a secure investor portal showing your commitments, distributions to date, and documents, along with periodic property and financial updates from our team.

Real estate and private-placement investments are speculative, illiquid, and involve a high degree of risk, including the possible loss of your entire investment. Returns are not guaranteed, past performance is not indicative of future results, and factors such as interest rates, occupancy, and market conditions can materially affect outcomes. Each offering's documents describe its specific risks in detail; review them carefully and consult your own advisors.

Investor funds for each offering are directed to that offering's dedicated account and used for the acquisition and operation of the property as described in its documents. We hold our own capital alongside yours in every deal.