Ten to fifty units is the segment too large for most private landlords and too small for the institutions — where off-market, principal-to-principal control still creates a genuine edge.
Every opportunity is controlled directly and offered only to buyers whose buy-box it fits — never blasted, never daisy-chained down a wholesaler list.
Closing the gap between in-place and market occupancy — stabilizing income on assets bought below their operating potential.
Tightening collections, expenses, and management to lift net operating income without touching a wall — the fastest, most durable gain.
Ongoing, hands-on oversight — through Foxtail IM where a buyer wants it — that keeps the operating plan on track after the close.
Targeted capital into unit interiors, systems, and common areas that supports a real, market-justified rent premium.
Each multifamily deal arrives packaged to an institutional standard — T12, rent roll, and proforma, with the return math run against your targets and the operating plan laid out in full.
Share your target markets, size, and returns, and we bring you the 10–50 unit deals that fit.
Discuss your buy-box