Who is speaking and why you should keep watching
My name is Spencer Cullor and the group I run out of Overland Park, Kansas has taken ten-plus multifamily deals full cycle. Every one of them returned a profit to investors. Zero capital calls across multiple markets and multiple cycles. I want to walk you through what we are opening to outside capital next, and whether your money is a fit for it.
What we buy, where, and what we walk away from
ApartmentVestors buys off-market multifamily in Midwest growth markets. We evaluate hundreds of properties every year, and roughly ten percent of what crosses our desk ever gets presented to our private investor list. The rest are either priced wrong, financed wrong, or sitting in a submarket we do not want to own through the next cycle.
The deals we do move on share a pattern. They are off-market, sourced through broker relationships we have built over a decade. They are in Midwest metros where rent growth has stayed steady and supply has stayed in check, which is the opposite of what has been happening in parts of the Sun Belt over the last two years. And they are acquired below replacement cost, which means we are not competing with new construction on the exit.
What we are opening right now is a value-add multifamily co-investment with that same profile. Business plan is organic rent growth, light unit renovation, and operational tightening on expenses we control directly because we manage the properties in-house rather than handing them to a third party.
Terms, targets, and reporting cadence
Target cash-on-cash is ten to fifteen percent or better, paid quarterly. Target equity multiple is one-point-seven to two-point-zero times invested capital over a four-to-six year hold. Minimum investment is fifty thousand dollars. The offering is structured under 506(c), which means accredited investors only, with self-directed IRAs accepted through a qualified custodian.
Distributions are paid quarterly and reporting is sent monthly through our investor portal, which includes rent roll, trailing-twelve financials, occupancy, capital expenditure progress, and a written update from our asset management team. That is not a marketing deck. Those are the real numbers, whether they are hitting plan or not.
We co-invest alongside investor capital on every single deal. The four principals have our own money in the deal, which is the cleanest signal that we actually believe in the underwriting we are asking you to believe in.
Ten full cycles, every one profitable, zero capital calls
ApartmentVestors has ten-plus full-cycle exits at this point, across multiple markets and through multiple rate cycles. One hundred percent of those deals returned a profit to investors. Zero capital calls on any of them, including through 2020 and through the rate move that started in 2022.
That track record is not luck and it is not aggressive marketing. It is the direct result of three things we do differently than most multifamily sponsors. We underwrite conservatively and walk away from over ninety percent of what we see. We finance carefully, which means assumable agency debt where possible and no short-fuse bridge loans on the core plan. And we operate the properties ourselves rather than outsource to a regional manager whose incentives are not aligned with yours.
Who this is for, and who it is not for
This is not a fund. It is a direct co-investment into a specific multifamily property with a clear business plan, a clear hold period, and a clear exit. You see the property. You see the underwriting. You decide whether to allocate.
Minimum is fifty thousand dollars. Accredited investors only under 506(c). Self-directed IRAs welcome. Target ten to fifteen percent cash-on-cash paid quarterly. Target hold four to six years. Target equity multiple one-point-seven to two-point-zero times your invested capital.
If you are an accredited investor looking for Midwest multifamily exposure with a sponsor that co-invests and operates its own properties, this is likely a fit for your allocation. If you are looking for Sun Belt development, short-hold flips, or storage, this is not us and we will tell you that on the call rather than waste your time.
Book a thirty-minute call
The next step is a thirty-minute call with me and one of the other principals. We will walk you through the current deal, the underwriting, the financing structure, and the projected distribution schedule. We will answer your questions directly. If the fit is there, we will send you the full investor package and the subscription documents. If the fit is not there, we will tell you that on the call and save you the deal-reading time.
Use the link on this page to book a thirty-minute window that works for you. Thank you for watching.