Cash Flow For Investors Through Real Estate And Operating Businesses
1,300+ investors own a piece of $436 million in apartments and build-to-rent townhomes with us. We find the markets with data and wire your distributions.
Distributions and projections are not guaranteed and are governed by each project's offering documents. For accredited investors.
Across 11 states and 17 metros. Past performance was boosted by extraordinary market conditions; we expect future performance to moderate.
You Can Read Our Entire Underwriting
Before You Talk To Anyone
Most sponsors make you get on a call before they show you a spreadsheet. We do the opposite. Two syndications are raising and two properties are available to buy right now — here's what's inside the Equinox on Lincoln Phase 2 package.
Equinox on Lincoln Phase 2
Phase 1 is built and leasing next door — 93 townhomes, 28 five-star tenant reviews this year. Phase 2 adds 75 more using the floor plan tenants chose, on roads and utilities that are already in.
Same builder, same subs, same civil team, same bank. RPI Construction finished Phase 1 on budget and near schedule. Idaho Falls was ranked #1 Best Performing Small City by Milken in 2021, 2023 and 2024.
A clubhouse is coming in 2026, shared by both phases: gym, 10–12 person hot tub, 800 sq ft community room, elevated patio with pergola and barbecue area, internet café and leasing office. Phase 1 alone couldn't justify it. With Phase 2, it pencils.
Instant access. Nobody calls you unless you ask. Projections are not guaranteed.
What Phase 1 Residents Say
28 five-star tenant reviews this year“We have found our home. The townhomes are spacious, cozy, and well insulated, but the best part is the amazing management.”
“There is plenty of space and storage, our girls love having their own rooms, and the community is both family-friendly and pet-friendly.”
“Our new home is gorgeous, with beautiful finishes, and you definitely will not regret living here.”
Certificate of occupancy secured in 2025, now in lease-up — construction risk is behind it. New investors sit senior in profits: existing investors receive nothing until you reach a 16% projected IRR.
Get The Package →Five units available for purchase in the Raleigh–Durham metro. A property to buy, not a raise to join — a clean fit for exchange proceeds. Full underwriting on request.
See The 1031 Details →A brand-new, fully rented fourplex available to purchase — income from day one, no lease-up risk. Full underwriting on request.
See The 1031 Details →
Five Numbers Decide Whether We Buy Or Build
Our founder Neal Bawa is known in the industry as the Mad Scientist of Multifamily. He runs a $436 million portfolio as an ongoing experiment in efficiency. Every deal clears the same five data gates — The 5 Real Focuses™, the heart of our Location Magic™ formula — before a dollar moves. Most candidate markets fail. The handful that clear all five are the only ones we bring to you — so by the time a deal reaches your inbox, it has already survived the screen that eliminated the rest.
People have to be moving in. A metro losing residents can't absorb new units, whatever the rest of the data says.
Rents can only rise as fast as paychecks do. Rising household income is what makes a rent increase stick.
Falling crime is an early signal a neighborhood is turning, and a rising one is a reason to walk away.
We measure jobs added over the last twelve months, not the last decade. Recent hiring is what fills units now.
When buying gets expensive, renting gets crowded. Rising home values push demand straight into our buildings.
A Winning Market Still Has To Produce A Winning Property
The 5 Real Focuses™ tell us where to look. Four more underwriting gates decide whether we actually sign.
Our proprietary 5-year forecast is the single strongest indicator. If the submarket can't grow rents, we walk.
We track local closings continuously to compute real cap rates — and to check our exit assumption is still honest.
We only buy where high-paying jobs are being added. Paychecks, not hype, are what pays your distribution.
We count the units coming online nearby. A supply spike kills occupancy — so we model it before we bid.
Peter will walk you through the actual market model for Equinox on Lincoln Phase 2 on a screen share — your questions, your pace, no pitch deck theatre.
Nine Exits. Real Money Returned.
Not projections — properties we bought, ran and sold, across 11 states and 17 metros.
Class B stabilized asset in the Chattanooga–Atlanta growth corridor. Occupancy near 100% and 100% collections straight through the pandemic. We built 29 extra units on the site; they leased fast. Sold with class-leading returns.
New construction, fully built, consistently above 95% occupied. We raised rents several times during pre-leasing — actual rents came in about 15% above our original projection. Refinanced out of construction debt and distributing.
Student housing next to the university medical campus. Finished construction ahead of schedule despite COVID delays and leased above 96%. Our general partners put in 85% of the equity — we eat our own cooking.
Cash-Flowing Businesses, Run Better
Grocapitus invests in or buys cash-flowing businesses and optimizes them using systems, processes and AI.
Mercer
Water infrastructure provider
FSSI
Water plant builder
Delos
Energy certification for real estate
What Repeat Investors Say
"I received a 2.4 gross equity multiple return in less than 3 years. This way exceeded expectations. What impresses me is their quality research on every aspect of the market, their excellent communications, and their ability to add value to every property they touch."
"I've invested in 8 projects with him and after 3 years we've already sold three. He's outperformed other syndicates that I've invested with for much longer. I love getting his monthly updates — it's rare to have a syndicator update us so regularly."
"I've invested in 6 of Neal's projects. We just had the first successful exit: the Windward Forest multifamily project, where we earned more than 20% IRR. Neal is extremely agile — I trust Neal's numbers."
The Questions You're Actually Asking
Including the uncomfortable ones.
Learn First. Invest When You're Ready.
Plenty of people follow our work for a long time before they invest a dollar — and that's fine. Neal Bawa teaches the same data methods we use internally at Multifamily University, free.
No sales gate. Watch the trainings, run the numbers yourself, and decide whether our approach holds up. If it doesn't, you've still learned how to pick a market.
Get The Full Training Library
Every recorded webinar, the market-selection toolkit, and the monthly data briefing — all of it on Multifamily University, free.
Browse The Training Library →Educational content only. Nothing here is an offer to sell securities.
Watch over Neal's shoulder as he runs The 5 Real Focuses™ on real cities using free public data — the same step-by-step system we use before every acquisition.
Start The Training →
Neal's most-requested session. What inflation, rates and political uncertainty actually mean for asset prices — and where the high-probability opportunities sit next.
Watch The Replay →
Monthly live sessions, market deep-dives and a room full of people asking the questions you're too polite to ask. Start at the Bronze membership tier.
Join The Club →Already comfortable with the fundamentals? Go straight to the open deal
Talk To Peter. Bring Your Hardest Question.
Peter Majeski is our Director of Investor Relations. Book 20 minutes to discuss your goals and learn about our current opportunities. He'll tell you when a deal isn't a fit for you — that happens often, and it's the point.