12 live deals. Two corridors. Zero generic listings.
Every opportunity below cleared our proprietary diligence threshold. Structure, IRR range, and exit thesis are surfaced before anything else — because that is what closes a deal.
Deal thesis first — always
Mixed-use land play, pre-launch stage
Resort residential, active diligence stage
Light industrial conversion, term sheet stage
Agricultural-to-residential, early structuring
IRR target 22–28%. Founder-operator lead with family office co-invest preferred. Exit via subdivision and staggered lot sales, 60-month horizon.
IRR target 18–22%. Co-invest structure with two anchor partners. Exit via en-bloc sale at completion, 36-month horizon.
IRR target 15–19%. Single sponsor, two co-investor positions remaining. Exit via lease-back to anchor tenant, 24-month horizon.
IRR target 20–26%. Sponsor-led with co-investor slots open. Exit via unit sales, 48-month horizon.
Corridor specificity, capital structure, co-investor fit, and a documented exit thesis — all four must hold before a deal enters this pipeline. Region alone is not enough.
The deal reaches here only after it passes our filter
We present the structure and the numbers first. That discipline is what separates a curated pipeline from a listings board — and it is what keeps the co-investor network serious.
Deals that clear the threshold are shared with the network before any public exposure. Access is the asset.
Two regions. Distinct deal profiles.
High-density, high-velocity deal flow
Underpriced frontier, documented upside
Industrial, mixed-use, and transit-adjacent residential deals concentrated along the southern corridor. IRR range 15–22%. Multiple co-invest structures active.
Coastal, inland, and resort residential plays in a region where supply-demand asymmetry still favors early capital. IRR range 20–28%. Family office co-invest preferred.