Investment Thesis · Premier Product
Multifamily real estate, acquired below market — while the window is open.
The Premier Product is built around the acquisition of apartment communities at discounts to fair market value and below replacement cost. We are acquiring assets now, in the current market, through relationships the founding team has spent decades building.
01 · The premise
Our edge is access, not algorithm.
This distinction matters. Our edge is not a fund structure or a proprietary algorithm. It is access — relationships with distressed owners, overleveraged operators, and motivated sellers who call our founders directly because of decades of trust. These acquisitions do not reach brokers or the open market.
The conditions that make this possible are specific to this moment. The Premier Product is designed to move through that window now, while it remains open.
02 · What we acquire — and why now
Apartment communities in markets we know, at prices motivated sellers cannot refuse.
Multifamily real estate — apartment communities across the US in ten markets we have bought, operated, or sold — acquired below market value from motivated sellers who cannot refinance, cannot find institutional buyers, and need to close.
Banks have tightened lending standards significantly since 2023. Regional and community banks — which have historically funded the majority of multifamily transactions — have largely stepped back. Owners who leveraged aggressively in 2020–2022 cannot refinance at current rates. The result is a motivated seller environment that experienced operators have not seen since 2010.
10
US markets where the team has bought, operated, or sold
Below
Replacement cost — and at discounts to fair market value
Off-market
Relationships with sellers, not brokers or auctions
03 · Why this window will not last
The Fed has signaled 2027. We are designed to move through this window now.
The Federal Reserve has signaled that meaningful normalization of commercial real estate lending standards is unlikely before 2027. That is the window. Once banks re-enter the market, institutional capital will return, competition will increase, and below-market acquisition prices will compress.
The Premier Product is built to deploy disciplined capital across this dislocation — at speed where the seller needs it, and on terms grounded in underwriting rather than narrative.
04 · Market signal
What independent research is saying.
Not our characterization — three of the most-cited sources in institutional credit research.
“The distress in commercial real estate is real, it is ongoing, and it is creating opportunities that experienced operators have not seen since 2010.”
“Regional banks, the traditional backbone of multifamily lending, have significantly tightened underwriting standards and we do not anticipate a return to prior lending levels before 2027.”
“Distressed and troubled commercial real estate loans reached $94 billion in 2024, with multifamily representing the fastest-growing segment.”
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Where the thesis meets the offering.
Income vs growth
The framing question — what the choice actually changes in documentation, duration, and reporting.
OpenInvesting with an IRA
Real-estate allocations inside a self-directed IRA — structure, process, and considerations.
OpenRetirement accounts
Solo 401(k), SEP IRA, SIMPLE IRA, and the custodial framework around private-market allocations.
OpenNext step
Bring the thesis to the eligibility conversation.
Strategy frames the question; eligibility review confirms the fit and routes you to the appropriate offering documents.
05 · Disclosures
Informational purposes only. This presentation is provided for informational and discussion purposes only. It does not constitute, and shall not be construed as, an offer to sell or a solicitation of an offer to buy any securities, interests, or instruments. Any such offer or solicitation will be made only to qualified investors pursuant to a Confidential Private Placement Memorandum and the definitive subscription and governing documents, which will contain material information not included herein, including risk factors and conflicts of interest.
Risk of loss. Investments in the notes involve risk, including potential loss of principal. Interest is not guaranteed and may accrue without current payment; repayment depends on the timing and success of underlying asset dispositions. There can be no assurance that the investment program will acquire assets at targeted discounts or at all.
Forward-looking statements. Statements regarding strategy, returns, market conditions, and outcomes are forward-looking and based on current beliefs and assumptions. Actual results may differ materially. Any examples or illustrations are hypothetical.
No assurance of returns. Interest rates are objectives, not guarantees. Past performance is not indicative of future results. There can be no assurance that the investment program will achieve its objectives or that investors will receive any return of capital.
Confidentiality. This document is confidential and is intended solely for the recipient. It may not be reproduced, distributed, or disclosed in whole or in part without the prior written consent of DiversyFund, Inc.
Prospective investors should consult their own legal, tax, and financial advisors before considering any investment in the Notes.