Built-In Protections
Your Safety Is Structural, Not Verbal
Independent appraisals, open-book accounting, GMP contracts, and a Day-90 exit — written into every deal.
Our Commitments
Six Operational Standards We Follow
These are non-negotiable. They define how every partnership operates.
Independent Valuation
Your property is appraised by an MAI-designated independent appraiser. If there is a dispute, a second appraiser is retained, and a neutral third resolves any difference.
Separate Project LLC
Every partnership is structured as a separate legal entity. Your property is ring-fenced from our other projects and business activities.
Open-Book Accounting
Password-protected portal with real-time project financials. Formal quarterly written reports. Full audit rights at any time.
GMP Construction Contracts
Guaranteed Maximum Price contracts cap construction costs. Cost overruns cannot dilute your equity without written consent. project-sized contingency built into every budget.
Day-90 Feasibility Exit
After the feasibility phase, you receive a written summary. If the numbers don't work or you change your mind, you walk away — no cost, no obligation, no penalty.
Independent Counsel Required
We require — not just suggest — that every owner retains their own legal and tax advisor. The partnership terms are reviewed by your counsel before you sign.
Financial Protections
How Your Money Is Protected
Minimum Return Floor
The deal must generate the minimum return on the appraised value of your land contribution before developer profits are distributed. If the project underperforms, the developer absorbs the shortfall first.
Waterfall Distribution
Your capital contribution is returned first. Then the minimum return floor is met. Only after your protections are satisfied do developer profits begin. This is the institutional standard for partnership structures.
Due Diligence Cost Cap
Due diligence costs are capped. We absorb any feasibility expenses that exceed this amount. If the project does not proceed, you owe nothing.
Construction Timeline Commitment
A defined construction timeline is written into each agreement. This timeline discipline ensures your capital is not tied up indefinitely.
Sample Deliverable
What You Actually Receive — Not Just What We Promise
Here’s a redacted example of the Day-90 Feasibility Summary every landowner receives before committing to the partnership structure. Real deliverables, not sales collateral.
Day-90 Feasibility Summary · Parcel [redacted]
What’s Inside the Day-90 Summary
A written feasibility — not a conversation.
At the end of feasibility, you receive a written document with the full economic picture. If the partnership math doesn’t work for you, you exit at Day 90 with no obligation and no cost.
- Proposed use, unit count, site plan summary
- Projected gross development value and total development cost
- Owner participation percentage and waterfall structure
- Timeline from permit to exit with key milestones
- Zoning, entitlement, and market risk assessment
- Attorney’s review period before any commitment
The Hard Questions, Answered
What Happens If…
Every landowner asks these. Most developers avoid them. Here’s exactly how each scenario is handled — contractually, not verbally.
The project underperforms or the market shifts.
The minimum return floor means the developer absorbs losses first. The project LLC structure limits exposure — your personal assets beyond the contributed property are not at risk. The operating agreement defines the full underperformance waterfall before you commit.
You want to exit mid-project.
Exit rights are defined in the operating agreement before you sign. The Day-90 exit clause covers the full feasibility phase at no cost. After construction begins, buyout provisions are documented with specific pricing mechanics your attorney reviews upfront.
Construction costs go over budget.
GMP (Guaranteed Maximum Price) contracts cap construction costs. The project-sized contingency absorbs normal variance. If costs exceed the GMP, our in-house contractor absorbs the difference — not you. Your equity position is protected by design.
Construction financing falls through.
Your title does not transfer to the project LLC until construction financing is committed. If financing doesn’t close, you retain the property free and clear — no loss, no lien, no holdover. This is the single most important protection in the structure.
The developer entity runs into trouble.
The separate project LLC holds the property, permits, and project assets — legally distinct from the developer entity. Even in a developer-level event, the project LLC and your position within it remain intact. River Business Corp has operated continuously since 1998.
There’s a disagreement during the project.
Day-to-day development decisions sit with the operator. Major decisions — scope, budget, or timeline changes beyond agreed parameters — require owner notification or approval under the operating agreement. Dispute resolution mechanics are defined upfront with a specified forum.
A Note From Daniel Jorge
“Execution credibility matters more than website language. Our protections are not marketing — they are contractual. I built this program because I believe property owners deserve better than a discounted closing check.”
Daniel Jorge Oliveira · Principal, Property for Equity
Next Step
See If Your Property Qualifies
Every protection described on this page is built into the partnership agreement your attorney will review.