We acquire conventional multifamily assets with meaningful operational or physical upside.
- 20 to 150 units
- Under-managed or under-renovated
- Below-market rents
- Operational inefficiencies
- Clear path to increasing NOI
- Conventional debt or quick close
- Standard purchase agreements
- Defined value creation plan
We move decisively when there is real upside and a clear execution path.
- Straightforward transaction
- Defined closing timeline
- Clean exit with no ongoing involvement required
- Experienced operator who understands repositioning risk
- Clear buyer profile
- Fast underwriting and direct feedback
- Competitive pricing when real upside exists
- Reliable execution without unnecessary retrading
For more stable assets, we focus on alignment-driven transactions rather than competing solely on price.
We pursue opportunities such as:
- Partial seller carry
- Leveraged buyouts
- Seller partnership or equity rollover
- Structured preferred equity
- Long-term income replacement for sellers
- Owners seeking to 1031 into new construction, where we identify, develop, and deliver replacement property for their exchange
- Partnership buyouts or recapitalizations where certain partners exit and others retain ownership
When seller financing, partnership, or recapitalization structure is available, we are typically able to offer top-tier pricing.
These transactions are often relationship-driven and benefit from early-stage collaboration.
- Potential for stronger pricing when structure aligns
- Tax-efficient solutions
- Ongoing income through financing or equity participation
- Liquidity options without forcing a full exit
- Flexible solutions tailored to ownership goals
- Expanded solution set beyond a traditional sale
- Ability to solve complex ownership situations
- Higher probability of closing difficult transactions
- Strong pricing when alignment exists
- Repeat transaction potential through recapitalizations
We build multifamily across Oregon and Southern Washington.
We purchase land zoned or capable of being entitled for multifamily.
- Total project cost typically $2 million to $25 million
- Larger programmatic opportunities considered
- We are comfortable acquiring sites outright when pricing and fundamentals align
- Clean land sale
- Experienced multifamily developer as buyer
- Confidence in buyer's ability to execute
- Buyer comfortable with entitlement and development risk
- Willingness to evaluate sites early in the process
- Reliable underwriting based on total project feasibility
In addition to conventional purchases, we have had strong success partnering with landowners who want to unlock more value without selling outright.
In these situations:
- The landowner contributes land into the project
- We handle entitlements, design, financing, construction, lease-up, stabilization, and long-term operations
- The site is developed into a stabilized, cash-flowing multifamily asset
- The landowner participates in long-term upside rather than selling at raw land value
We welcome early conversations on land opportunities, whether structured as a sale or a partnership, even if the site is not fully entitled.
- Participation in development upside
- Land valued at development potential, not just current market
- Long-term income from a stabilized asset
- Differentiated solution for landowners seeking more than price
- Increased likelihood of securing land listings through partnership optionality
- Repeat development opportunities over time
We acquired a 20-unit apartment community for $2.8 million.
The ownership group was split. One partner wanted to complete a 1031 exchange. The other did not want to sell. Based on market fundamentals, the property would have likely traded closer to $2.2 million in a conventional sale.
We structured the transaction to:
- Pay off existing debt
- Provide sufficient proceeds for one partner to complete a 1031 exchange
- Allow the remaining partner to stay invested without triggering a taxable event
Both partners achieved their individual objectives without forcing a discounted sale.
A landowner believed their property was worth $2.1 million, but market offers were closer to $1 million.
Rather than forcing a discounted sale, we structured a land contribution partnership. The land was rolled into the project at the full $2.1 million value as equity.
We are currently handling entitlements, design, financing, and development planning, with the intent to construct, lease up, and stabilize the project as a long-term multifamily asset.
The structure allows:
- The landowner to retain the $2.1 million valuation as contributed equity
- Ownership in the completed, cash-flowing multifamily development upon stabilization
- Participation in long-term upside as the project is built and operated
Instead of selling raw land at a discount, the landowner is positioned to participate in the value creation of the finished asset.
An apartment owner was facing foreclosure in less than 60 days.
Instead of losing the property and walking away with nothing, we structured a recapitalization that:
- Paid off immediate obligations
- Ensured the broker was paid
- Allowed the owner to retain an ownership percentage in the new partnership
The alternative was foreclosure, unpaid commissions, and additional debt exposure.
We purchased a value-add apartment complex through a conventional transaction and offered the seller the opportunity to stay invested in the repositioning.
The seller chose a quick close and netted approximately $600,000 in cash.
Had they remained in the deal, projections showed they would have received over $1 million tax-free within 12 months through refinance proceeds while retaining long-term ownership.
We provide options. Sellers choose what aligns with their goals.