All Forum Posts by: Robert Ellis

 I'd invest in a fund and become a GP and push returns. Sponsor your own deals with your track record. stay an active role, get on a board of directors or advisory board so you have involvement in the fund every month. I have an example I can send you if you want to speak further 

When it comes to raising capital for real estate projects, syndication is a popular strategy—but is it the best? By pooling funds from multiple investors, you can take down larger deals, but it also comes with legal complexity, investor management, and ongoing reporting requirements.

For those of you who have syndicated deals before:

• 1. What structures have worked best for you (LP/GP, equity splits, preferred returns)?

• 2. How do you attract and retain high-net-worth investors?

• 3. Have you explored SPVs or crowdfunding platforms as alternatives?

And for those considering syndication:

• 1. What’s holding you back?

• 2. Are the SEC regulations intimidating, or do you need help structuring a deal?

With rising material costs, interest rates, and shifting market dynamics, is building single-family homes still a profitable strategy?

In Columbus, we’re seeing strong demand for new homes, with exit prices reaching $650K and profits of $70K+ per deal. But not every market is the same. Some areas are oversaturated, while others are starved for new inventory.

What’s your experience?
* Are you still seeing strong demand for new builds in your market?
* How are you managing build costs and financing in the current climate?
* Are you shifting toward build-to-rent, or sticking with build-to-sell?

Would love to hear your thoughts—are you still building, or sitting on the sidelines?

Raising capital for new construction can be challenging, but with the right structure, investors are eager to fund profitable projects. Whether you’re looking to scale your single-family home builds, multifamily developments, or larger projects, the right capital stack can make all the difference.

✔️ SPVs, syndications, and structured equity solutions
✔️ Strategies for raising private capital and securing debt
✔️ Experience in funding new builds, subdivisions, and large-scale developments

I’ve structured successful deals in Columbus and beyond, helping builders and investors secure capital and scale profitably. If you’re looking to raise funds for your next project—or want to understand how investors are funding deals today—let’s connect! 

Columbus is underbuilt and in need of new single-family homes—creating a prime opportunity for builders and investors. With affordable land, strong buyer demand, and exit prices reaching up to $650K, there’s serious profit potential in this market.

✔️ Exit prices up to $650K
✔️ Affordable land & high ROI potential
✔️ The city NEEDS more single-family homes—demand is strong!

We’re actively building and selling single-family homes at strong margins, and the numbers speak for themselves. If you're a builder, investor, or someone looking to break into development, this is your chance to capitalize.

💬 Let’s connect—whether you’re looking for insights, partnerships, or just want to see how the numbers work, I’d love to chat.

🏗️ New Build Deployment Model & Case Study

📍 400 Miller Ave | Near East District, Columbus, OH

💼 Our Investment Thesis:

At our core, we believe in conservatively underwritten, strategically oversized homes that outperform both in absorption and appraised value.

• Overbuild with discipline — We aim to match or exceed local comp sizes, not chase artificially low price points.
• Avoid underbuilding risk — Undersized homes often suffer appraisal issues, poor comparables, and longer time-on-market.
• Target premium infill submarkets — We focus where buyers pay more for location, size, and finishes.
• Model conservatively — We underwrite with 8% exit cost assumptions, market-average pricing, and worst-case financing terms.
• Require strong returns —
  • Unlevered return (project-based): ≥ 20%
  • Annualized IRR: ≥ 25% 
  • Levered Returns over 100%
    

📍 Site Overview: 400 Miller Ave

• Located just outside Olde Towne East
• By-right zoning
• No historic oversight
• 45-day permit timeline
• Land cost: $70,000

We’ve custom-designed a plan here to reflect true buyer demand — not developer preference.

🧱 The Floorplan (2,700 sf)

• 🛏 3 Beds
• 🛁 3 Baths
• 🧩 Full Basement
• 🚗 Attached Garage (90% of comps are detached)
• 🧱 $375,000 Hard Cost + $5,000 Soft = $380,000 Total Build
• 💲 $140.74/sf Build Cost

📊 Comparable Sales (2024–2025)

📍 All homes include basements
📊 Average Sale Price: $669,167
💰 Average Price/SF: $247.84

💵 Financial Model – Average Exit Scenario

💡 How This Fits the Thesis

• ✔️ We’re not chasing starter home pricing — we’re building where buyers pay for space.
• ✔️ We're priced with comps, not above them.
• ✔️ A 2,700 sf home at $247/sf aligns directly with recent sales.
• ✔️ We assume higher financing costs and average exit pricing, yet still hit our return thresholds.

🧠 Investor + Lender Discussion Points:

🏦 Lenders — We Want Your Input Too:

To get 15% down, we assume:

• Borrower has 3+ new builds in the past 5 years
• Clean execution record
• Comps support at or above projected price

📣 This is an open-sourced case study — we’re here to improve.
👇 Push back. Recommend changes. Or confirm the play.

Why is Lennar—the largest homebuilder in America—still not building in Columbus, Ohio?

A top 10 metro for population growth.
A top 5 market for land velocity.
And still—no Lennar.

Meanwhile, DR Horton is scaling. MI Homes is local. Maronda, Arbor, and Fischer are all grabbing dirt.

So what’s missing?

The right land entitlement partner.

Central Ohio doesn’t need more builders. It needs pre-capitalized, high-velocity entitlement teams who can control land, deliver zoning, and feed national builders at scale.

We think Lennar’s entry isn’t a matter of if—it’s about who they trust to break the ground.

Tag your Lennar contacts👇
Let’s open the conversation.

#Lennar #DRHorton #MIHomes #LandEntitlement #RealEstateDevelopment #ColumbusOhio #LandBanking #NationalBuilders #ResidentialConstruction #MidwestHousing #EntitledLand #HousingCrisis #Zoning #BuildToSell #SuburbanGrowth #NewConstruction

For those developing infill housing or new construction projects, how are you dealing with zoning and permitting delays? It seems like every city has its own bottlenecks—whether it’s slow approvals, changing regulations, or unexpected rezoning issues

I’ve been working on structuring a new construction syndication in Columbus and wanted to connect with others doing the same. I know multifamily value-add syndications are more common, but I see a lot of opportunity in ground-up development—especially with demand for new housing.

Curious if anyone here has experience raising capital for new builds and what challenges have you faced compared to value-add deals?

We’re raising capital for infill new construction projects in Columbus, targeting high-demand areas with strong appreciation potential. This is a unique opportunity to invest in ground-up developments with a proven team.

• New Construction Focus – Single-family and small multifamily projects in prime locations

• Strong Market Fundamentals – High rental demand, population growth, and job expansion in Columbus

• Attractive Returns – Structured investments with solid risk management and exit strategies

• Experienced Team – Proven track record in raising capital, syndications, and profitable developments

We’re now accepting investors looking for passive income and scalable growth in real estate.

Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.