The Kind of Deals We Say Yes To
We're picky on purpose — it's your money too. Every deal we bring to investors has to clear all six of these before we'll underwrite it seriously.
Value-add multifamily, 50+ units
Enough scale to support professional, on-site management and real economies of scale — small enough that we can still improve it meaningfully.
Secondary and tertiary Midwest markets
Markets like Rochester, Winona, and Moorhead, MN — steady employers, less institutional competition, and prices that still let the numbers work.
Below-market rents with real upside
We want a clear, comp-supported path to push rents toward market — not a hope that the market pushes rents for us.
Deferred maintenance we know how to fix
Cosmetic and mechanical issues we've solved before, priced accurately into our renovation budget — not surprises waiting to be found.
A clear 3–5 year path to exit
We underwrite the exit before we ever make an offer, so investors know roughly when to expect their capital back.
Numbers that work even in a slow market
Every deal is stress-tested against conservative rent growth and higher-than-expected expenses before we bring it to investors.
What We Pass On
— Ground-up development or heavy value-add turnarounds that depend on best-case assumptions to pencil.
— Deals in markets we haven't personally underwritten or don't know well.
— Anything where the only way the numbers work is aggressive rent growth we can't defend with real comps.
— Deals we wouldn't put our own families' money into.
Want First Look at Our Next Deal?
Join the Off-Market Deal List — no pressure, no obligation. We'll reach out when the next opportunity opens, and send you the Passive Investor Starter Kit right away.