For Accredited Investors & Family Offices
Co-Invest Alongside a 25-Year Florida Developer
JV equity, preferred equity, and project-level co-investment in vertically integrated development deals — operated, not brokered.
The Investment Thesis
Operator-Led. Vertically Integrated. Underwritten for Capital Partners.
Most real estate sponsors are financial. We are operational first, financial second. Every major project phase — engineering, permitting, construction, sales — runs through a wholly affiliated entity under single management.
Operator, Not Broker
We execute the projects we underwrite. Apice Engineering handles permitting. Daniel Jorge Management handles construction oversight and governance. No outsourced GC risk.
Aligned Capital Stack
Sponsor co-invests in every deal. Operator compensation is tied to project-level performance, not AUM. GP catch-up and waterfall aligned with LP outcomes, not fees.
Asset Access Others Miss
The Property for Equity program sources land at the across a wide value range cap stack range — too small for institutional developers, too valuable for flip buyers. Capital partners gain access to a supply channel others can’t replicate.
Typical Capital Stack
How Deals Are Structured
Each project is structured as a standalone LLC with a defined capital stack. The structure below is illustrative — actual terms are deal-specific and documented in each PPM or operating agreement.
| Landowner | LP / Investor | Construction Lender | Sponsor (GP) | |
|---|---|---|---|---|
| Position in Stack | Land equity | Pref equity / JV equity | Senior secured debt | Common equity + promote |
| Capital Contribution | Contributed land (appraised) | Development equity (varies by project typical) | Lender-determined | Sponsor co-invest + operator work |
| Return Profile | Participation in project net profit | Pref return + profit participation | Fixed interest, secured | Promote above pref hurdle |
| Risk Profile | Protected by title-until-financing clause | Preferred position, downside floor | Senior secured, first lien | Subordinate — aligned with LP outcomes |
| Governance | Major-decision approval rights | Major-decision approval rights | Loan covenants | Day-to-day project control |
Use of LP Capital
What Your Capital Funds
LP capital is structured as pre-development and bridge equity — covering the period between site acquisition and construction financing close.
Pre-Development Capital
- Engineering, architecture, and feasibility (Apice)
- Permitting, entitlement, and zoning approvals
- Market and demand studies
- Deal structuring, legal, and capital-stack coordination
- Sponsor co-invest — skin-in-the-game alongside LP
Bridge & Equity Gap
- Equity gap between construction debt and total project cost
- Contingency reserves (sized per project)
- Soft-cost carry during construction
- Interest reserves where required by senior lender
- Working capital for GMP-contract execution
Illustrative Return Framework
How LP Capital Is Rewarded
Each deal is underwritten individually. The framework below reflects our typical structure — actual waterfalls are defined in each project’s operating agreement.
Tier 1
Preferred Return
LP receives a preferred return on contributed capital before any sponsor distributions. Typical range: preferred return, accrued (rate set per deal).
Tier 2
Return of Capital
LP capital is returned in full after the preferred return, before any sponsor promote participates in distributions.
Tier 3
Profit Split
Above the hurdle, net profits are split between LP and sponsor on a tiered waterfall — typical structure 70/30 to 50/50 depending on performance.
Investor Protections
Governance, Reporting, and Control Rights
Capital partners receive institutional-grade governance and transparency — not country-club deal flow.
Project-Level LLC Isolation
Each project sits inside a dedicated single-purpose LLC. LP capital is not commingled with sponsor operating capital or other projects. Title, debt, and equity are isolated to the specific deal.
Major-Decision Approval Rights
Defined major decisions — budget overruns above threshold, sale below target price, refinancing terms, exit timing — require LP consent or formal notification under the operating agreement.
Quarterly Reporting & Financial Transparency
Quarterly written reports, annual audited financial statements (project-level), portal access to draw schedules, GMP tracking, and milestone completion. Open-book accounting on request.
Sponsor Co-Invest Requirement
Sponsor contributes meaningful co-invest capital in every deal — real dollars, not just operator labor. Operator compensation is structured around project-level performance, not AUM fees.
Vertical Integration Lowers Execution Risk
Engineering, permitting, construction, and oversight all run through wholly affiliated entities. No third-party GC risk. No consultant markups. No coordination-failure mode between the sponsor and the execution team — they are the same team.
Who This Is For
We are selective about capital partners. The fit matters more than the check size.
Strong Fit
- Accredited investors and family offices
- Patient capital with multi-year horizons
- Focus on Florida and southeastern US real estate
- Comfortable with project-level investing, not funds
- Want direct operator access, not intermediary layers
- Typical commitments sized per opportunity
Not the Right Fit
- Short-term or liquid capital needs
- Looking for guaranteed returns
- Passive fund structures with daily NAV
- Unwilling to review documents with counsel
- Expect broker-style deal volume over underwritten quality
Next Step
Request a Current Deal Memo
We share active deal memos with qualified investors under NDA. Accreditation verification required. No public offering.
This page does not constitute an offer to sell or a solicitation to buy any security. Any investment opportunity will be made only through a definitive private placement memorandum or operating agreement and only to qualified, accredited investors.