Invest with Us
Access GP-Level and LP-Level Opportunities in Ground-Up Development
Most real estate investment opportunities offered to accredited investors are already packaged, priced, and distributed to the market. By the time an investor sees them, the best economics are already allocated to the sponsor.
Our model is different.
- We are development operators.
- We build the deal from feasibility through construction and stabilization.
- Investors join us inside that process — not after it is completed.
This page explains how investor capital participates in our development projects, the roles available, and what makes our structure fundamentally different from typical syndications.
How Our Investment Structure Works
Every project is its own entity with a clean capital stack:
Landowner contribution
GP capital contributed by co-investing partners
LP capital provided by HNW investors, family offices, or institutions
Senior construction debt
Preferred equity, mezzanine, or bridge capital (case-by-case)
We do not raise capital for deals we do not believe in.
If a feasibility study does not support the project, the project does not move forward.
Two Ways Investors Participate
1. GP Capital Participation
For investors seeking higher returns and earlier involvement.
GP capital covers early-stage execution:
Initial soft costs
Due diligence
Predevelopment expenses
Costs required to unlock debt financing
Development-at-risk capital
Co-invest portions with us
Why investors choose GP:
Higher return profile
Smaller check sizes than institutional LP
Invest alongside the development operator
Aligned incentives (we defer our profit into equity)
2. LP Capital Participation
For investors seeking a more stabilized, de-risked position.
LP capital typically enters the deal after entitlements and full underwriting.
Why investors choose LP:
Lower risk profile
Projects already de-risked
Pro forma, budgets, schedules, and absorption models completed
Strong third-party oversight and lender requirements
Clear timeline and exit plan
Why Our Investor Model Is Different
Traditional developers earn markup fees early.
Traditional syndicators earn fees whether the project performs or not.
We do neither.
We do not take early profit.
We defer profit into equity.
We raise capital only for projects we operate.
We maintain developer oversight through completion and exit.
We use the same financial discipline required by lenders and institutional partners.
Investors join projects with real feasibility and real underwriting — not a concept.
Introducing the GIS Special Situations Fund
In addition to our core investment and development opportunities, GIS Companies is launching the Special Situations Fund—a strategic investment vehicle focused on acquiring and stabilizing high-quality real estate assets facing financial misalignment. This fund presents a unique opportunity for investors seeking strong returns through a disciplined, solutions-driven approach.
Learn more about the Special Situations Fund →
Disclaimer: Prospective investors should read the prospectus carefully for detailed information on risks and suitability before making any investment decisions.