The Process
From Property to Profit — Eight Structured Steps
A transparent, operator-led partnership process built on contracts, milestones, and full accountability.
Step by Step
The Partnership Process
Each phase has a clear objective, timeline, and decision point. You maintain control throughout.
Initial Conversation
You tell us about your property. We ask a few questions about location, size, zoning, and your goals. No forms. No commitment. Just a conversation to see if there is a potential fit.
1–2 hoursPreliminary Review
We research your property — market data, zoning, comparable developments, and high-level feasibility. If the numbers don't support a partnership, we tell you directly and may recommend a better path.
VariesFeasibility & Concept Development
If the property qualifies, we develop a concept — site plan, unit mix, projected development cost, and revenue estimates. This becomes the foundation for the deal structure. You receive a Day-90 written feasibility summary.
VariesDeal Structuring & Legal Review
We present the proposed equity split, return projections, timeline, and contractual protections. You review everything with your own independent legal and tax counsel. A separate project LLC is formed.
VariesPermitting & Approvals
Our in-house engineering team at Apice Engineering handles site planning, environmental, zoning approvals, and permitting. We manage the municipal process end to end.
VariesConstruction Financing
We secure the construction financing. Your title does not transfer until this step is complete and financing is committed. If financing falls through, you keep your property free and clear.
VariesConstruction & Project Management
We build. Our licensed contracting team manages every aspect of construction under a GMP (Guaranteed Maximum Price) contract. You receive quarterly written reports and have portal access to real-time financials.
Scope-dependentSales & Profit Distribution
The completed project is marketed and sold. Your capital contribution is returned first (waterfall distribution), then profits are distributed according to the partnership agreement.
At project completionWant to see where your property fits in this process?
A feasibility review tells you within 90 days whether development is realistic for your land — with no cost and no obligation.
Clear Roles
What You Do vs. What We Do
Your role is simple. Ours is complex. That is the point of this partnership.
What You Do
- Contribute your property as equity
- Review and approve the deal structure
- Hire your own legal and tax counsel
- Stay informed through reports and portal access
- Receive your share of the profits at completion
What We Do
- Evaluate feasibility and market potential
- Design the development concept and site plan
- Handle all permitting and approvals
- Secure construction financing
- Build the project with our licensed team
- Manage sales and profit distribution
- Provide open-book accounting and quarterly reports
Your Control
Key Decision Points
You have clear exit points and decision authority at every critical stage.
Not Every Property Is a Fit
We say this on the first call. If a direct sale produces a better outcome, we will recommend that. We only proceed when the partnership genuinely creates more value for both sides.
Best Fit
- Property value across a wide value range
- Development potential (zoning, location)
- Patient owner (patient horizon)
- Willing to engage in structured process
Not Ideal
- Need immediate cash from a sale
- Property below our minimum development threshold
- Environmental or title issues
- Unwilling to review with own counsel
Ready?
Start With a Conversation
Tell us about your property. We will tell you honestly whether a partnership makes sense.