Eleven disciplined steps, executed by an experienced team with proven relationships at every layer of the stack.
We identify entitled or development-ready lots in markets with proven buyer demand. Our team analyzes comparable sales, supply constraints, and build-cost-to-ARV spreads to establish minimum return thresholds before any letter of intent is submitted.
Phase I environmental review, title search, survey, and zoning confirmation. We identify any encumbrances, easements, or setback requirements that affect placement or unit size before committing capital.
Full project economics modeled across three exit scenarios: retail sale, BTR stabilization, and refinance/hold. We underwrite conservatively — typically 10–15% below peak comparable — and present the full model to investors before raising equity.
Equity is raised from accredited investors through a project-specific structure. Institutional lenders provide end-loan capability for retail buyers at exit, reducing buyer financing friction and supporting ARV achievement.
Lot acquisition closes. Permit application submitted within 5 business days. Our team manages the permitting process and manages the municipality relationship to keep approvals on schedule.
Site clearing, grading, utility connections, and foundation work completed by our vetted regional GC network. Scope is fixed before breaking ground. We use a modular-ready slab or pier system depending on soil conditions and unit specs.
Modular unit ordered at institutional pricing through our Clayton Homes partnership. Lead times are locked at order confirmation — typically 8–14 weeks. Factory inspection conducted by our team prior to release for delivery.
Factory-built modules transported to site via permitted route. Set crew places and cranes modules onto prepared foundation. A three-bedroom unit is typically weathertight in 1–3 days versus 3–6 months for comparable site-built construction.
Utility connections, HVAC startup, interior finish, exterior grading, driveway, and landscaping. Scope managed by our GC partner on a fixed-fee basis. Budget variance at this phase is typically less than 5% of total project cost.
Municipal inspection, HUD label verification for the modular unit, and certificate of occupancy. This is the last gate before marketing and the key milestone for insurance and buyer financing.
Sale to retail buyer, BTR stabilization, or portfolio transfer. Sale proceeds flow through escrow. Investor capital and returns distributed within 5–10 business days of closing. Full accounting provided to every investor.
Factory production runs in parallel with site preparation. The unit arrives ready. Framing, insulation, drywall, cabinetry, and fixtures are pre-installed. You are not waiting for subcontractors.
Factory pricing is fixed at order. Site-built construction is subject to labor cost volatility, material price swings, and subcontractor change orders. Our modular cost basis is predictable at the pro forma stage.
Factory construction is inspected at every stage under controlled conditions. No weather delays, no wet concrete, no framing errors that aren't caught until occupancy. HUD label provides buyer and lender confidence.
Review returns, review the model gallery, or contact us to discuss a specific lot or project.
IMPORTANT DISCLOSURE: Timeline estimates are illustrative. Actual project durations depend on local permitting, weather, contractor availability, and site conditions. Projected returns are not guaranteed. Consult a qualified advisor before investing.