Amethyst Projects acquires value-add multifamily properties in high-growth secondary markets across the Western U.S. and Texas. We target $2M–$15M assets in regions where population growth, limited housing supply, and underperforming operations create strong upside potential. Our approach prioritizes durable yield, tax-efficient outcomes, and long-term alignment with investors. We structure every deal with institutional discipline, hands-on execution, and operational systems that scale—making each asset a platform for appreciation, cash flow, and responsible stewardship.

We leverage AI-powered real estate tools—integrated with off-market data providers—to discover overlooked deals and direct-to-owner opportunities in markets with compressed supply and strong fundamentals. Our analysts, supported by ACRE Consulting, run underwriting scenarios that model downside protection and multiple exit paths. This technology-forward approach accelerates deal flow evaluation, helping us avoid broker-packaged competition and uncover underpriced assets that match our operating strategy and investor return profile.

We maximize after-tax outcomes through advanced strategies including cost segregation, bonus depreciation, and 1031 exchange eligibility via TIC (Tenant-in-Common) structures. Our accounting team works in tandem with regional cost segregation specialists to accelerate depreciation and shield early-year income. For investors pursuing a 1031 exchange, we offer Qualified Intermediary (QI) services through our accounting partners, enabling seamless deferral. These structures materially improve investor IRR and capital preservation.

Execution is led by local partners with regional expertise, using a vertical integration model. We work with Asset Living as our exclusive property management and construction partner. Their regional presence enables consistent leasing, rehab execution, and tenant experience across multiple markets. This unified vendor model eliminates delays and ensures renovation milestones and budget accuracy. Our relationships are built to ensure accountability, responsiveness, and alignment from the moment we close to the moment we exit.

We manage all back office operations, legal compliance, and accounting through the SponsorCloud platform. SponsorAdmin handles fund accounting, investor K-1 delivery, and SEC compliance across all active entities. Our legal team includes counsel in real estate law, tax law, and securities law—ensuring every deal is structured to protect our investors and meet regulatory requirements. We also integrate property manager software for real-time financial reporting, lease tracking, and portfolio health dashboards accessible to investors.

We partner with BWE (Bellwether Enterprise) as our capital advisor and mortgage broker to source competitive debt across agency, bridge, and permanent loan options. Their national platform and strong lender relationships ensure that every deal is matched with optimal leverage and interest terms. Our strategy includes executing refinances once stabilized to return capital and improve yield. When possible, we lock in long-term financing with flexible exit provisions for future liquidity events.

Our investor onboarding and communications are managed through SyndicationPro, providing a seamless digital experience from subscription to distributions. Investors access live deal documents, updates, tax filings, and performance reports through a secure portal. Capital calls, wire instructions, and quarterly reporting are automated and managed by our fund administration team. We are committed to investor alignment—offering an 8% preferred return, co-investment in every deal, and a transparent waterfall that rewards performance.

We acquire underperforming assets with deferred maintenance, outdated interiors, or weak property management, and we reposition them through moderate but effective renovations. Typical improvements include unit upgrades ($10K–$15K per door), amenity additions, exterior facelifts, and curb appeal enhancements. Rent premiums and expense savings result in strong NOI growth, setting up favorable refinance or sale outcomes. With Asset Living managing both renovation and operations, we maintain full visibility and control over execution.

Our legal team provides oversight across deal structuring, securities compliance (506c offerings), loan negotiations, and regulatory filings. Each acquisition is structured with rigorous attention to tax law, operating agreements, and subscription documents, ensuring LP protections are embedded. We also offer TIC structures with proper legal opinion support for 1031 eligibility. Every investment is reviewed with an institutional-level diligence checklist covering title, environmental, zoning, financials, and regulatory risk.

We underwrite every deal with a five-year hold horizon and multiple exit paths. Whether via refinance, partial equity recapitalization, or full sale, our goal is to deliver strong, risk-adjusted returns with downside protection. Typical targets are mid-teens IRR, ~2.0x equity multiples, and cash yields rising from ~4% to 8–10% as the property stabilizes. We exit into favorable market conditions by timing sales when interest rates, cap rates, and investor demand align.