Acquisition criteria

What we look for, by asset class

A transparent look at the kinds of deals we pursue. If your property fits — or even comes close — we'd like to hear about it.

Self-Storage

Preferred deal profile: Stabilized or value-add facilities, single-asset or small portfolios, with below-market rents or weak management.
Markets: Growing secondary and tertiary markets; pass-through and highway-visible locations.
Deal size: [PLACEHOLDER: e.g., $1M–$10M purchase price]
Value-add profile: Rent-to-market, expense control, expansion land, conversion of unrentable space.
Operational upside: Modern management software, online & touchless leasing, paid search, security and signage upgrades.
Red flags: Severe deferred maintenance with no path to returns, oversupplied submarkets, FEMA flood zones, title or environmental issues.

Preferred deal profile: Under-managed, mom-and-pop owned communities with vacant pads or below-market lot rents.
Markets: Stable or growing markets with real housing demand and a positive employment base.
Deal size: [PLACEHOLDER: e.g., $250K–$5M purchase price]
Value-add profile: Lot-rent alignment, pad infill, utility infrastructure, professional management.
Operational upside: New CRM and billing, utility billbacks where appropriate, expansion of existing sites.
Red flags: Private utilities in poor condition with no remediation path, park-owned home-heavy models without a plan, flood zones.

Preferred deal profile: Long-term / workforce-oriented parks with occupancy or marketing upside and infill potential.
Markets: Markets with tight rental supply and steady workforce or transitional housing demand.
Deal size: [PLACEHOLDER: e.g., $250K–$5M purchase price]
Value-add profile: Marketing and lease-up, pad infill, ancillary income (e.g., cell-tower or amenity leases).
Operational upside: High-converting websites, paid search, automated leasing and payments, professional management.
Red flags: Purely transient/seasonal demand with no durable base, environmental constraints, weak access or visibility.

Preferred deal profile: Smaller multifamily with rent or operational upside; light-to-moderate value-add.
Markets: Markets with positive population and job growth and healthy rental demand.
Deal size: [PLACEHOLDER: e.g., $1M–$10M purchase price]
Value-add profile: Rent alignment, deferred-maintenance resolution, expense control, unit-level improvements.
Operational upside: Professional management, modern leasing systems, resident retention.
Red flags: Heavy structural issues, declining markets, rent levels with no realistic path to support the basis.

Preferred deal profile: Functional flex and multi-tenant industrial with lease-up, re-tenanting, or repositioning upside.
Markets: Supply-constrained submarkets with diverse tenant demand and healthy local economies.
Deal size: [PLACEHOLDER: e.g., $1M–$10M purchase price]
Value-add profile: Lease-up of vacancy, rent alignment, modest capital improvements, repositioning.
Operational upside: Professional leasing and management, expense recovery, tenant diversification.
Red flags: Single-tenant concentration without backstop, functional obsolescence, environmental issues.

Discipline

Deal-size figures above are placeholders — update them to your true buy-box. Below is what generally takes us off a deal.

— Ground-up speculation that depends on market timing rather than operations.
— Markets with declining population and a weak employment base.
— Assets with environmental, title, or flood-zone problems we cannot responsibly solve.
— Deals that only work if we assume aggressive rent growth or cap-rate compression.
— Over-leveraged structures that leave no margin for error if the plan slips.
— Opportunities outside our circle of competence simply because they look cheap.

Send it over. We'll review against our criteria and respond promptly — whether or not it's a match.