The GP Got Paid. The Project Collapsed.
I watched a developer lose $3M in 2023… and their GP walked away with fees intact.

That’s the difference between a “structure” and a partnership.

We’ve designed our model around one principle:
Alignment > upside.

At GIS Companies, we structure deals so the investor wins first — and we don’t win unless they do.

Here’s how we do it:

Double return of capital to LPs before promote

No development fees until financing is secured

No fee waterfalls frontloaded with sponsor incentives

Co-investment on every deal — we’re in it with you

We get paid last — not first

When Madison Plaza went sideways, we absorbed the loss.
There were no LPs in that deal — but the experience changed how we operate.
You don’t build trust with spreadsheets.
You build it by how you act when the pro forma breaks.

If your developer makes money before you do…
You’re not partners. You’re bait.

Would you invest differently if the GP only got paid after you did?