How it works
From first conversation to a stabilized asset.
We do the heavy lifting, from finding the property to leasing the finished homes. You provide the capital, own the asset and make the decisions that matter.
Two ways to start
Bring a property, or let us find one.
We source the opportunity
Tell us your objectives, capital and timing. Through our brokerage partners and our own research, we identify and screen properties that fit, and present the ones worth pursuing with a development thesis and preliminary numbers.
You bring the property
You, or your broker, already have a property or an acquisition in view. We evaluate what it could become, test the economics and coordinate the development. Your broker stays your broker for the purchase and any future sale.
The lifecycle
Seven stages, one coordinated team.
Source and screen
Find properties whose sites allow more than they hold today, and screen out the ones that don't fit.
Your roleShare objectives and review candidates.Underwrite
Model costs, rents, financing and value using current construction and rent data, with an architect and builder walking the site early.
Your decisionWhether to acquire, and on what terms.Design and approvals
Architects and engineers design the project and take it through City review, while existing units can be renovated in parallel.
Your decisionApprove the design direction and budget.Finance
Introduce lenders, structure acquisition and construction financing, and coordinate draw requests as work progresses.
Your decisionChoose a lender and approve loan terms.Build
A licensed general contractor builds under its own contract, with milestones, budget and schedule reported to you.
Your roleReview progress and approve material changes.Lease and stabilize
Property management markets the homes, places residents and brings the property to stabilized occupancy.
Your roleApprove rent and management plans.Hold, refinance or sell
Analyze the options with current rates and values, and coordinate whichever path you choose.
Your decisionThe path forward, and whether to do it again.
Saving time where it counts
Work starts before you close.
- During escrow
- The architect and builder walk the property during inspections, so feasibility and scope are settled before you commit, not after.
- In parallel
- Existing units can be renovated and re-leased while new homes are designed and permitted, so part of the property can produce income sooner.
- Current numbers
- Budgets start from today's construction costs and City review times from active projects, not last year's estimates.
- Plain-language reporting
- Milestones, budget against actual and emerging risks, reported regularly so issues surface early.
Clear roles, clear fees.
Every party works under its own written agreement, signed before work begins.
- Vertical Infill Partners is paid a development coordination fee, agreed in writing before you commit.
- Architects, engineers, lenders, contractors and property managers contract directly with the owner.
- When an affiliated company, such as Reuter Group or Skylight Realty, is proposed, the relationship and its fees are disclosed in writing first.
- Typical projects take roughly two to three years from acquisition to stabilization, depending on scope and approvals.
Questions investors ask.
How much capital do I need?
It depends on the project and whether you use financing. With lending partners, equity is typically a fraction of the total cost, plus reserves for contingencies. See what it takes to own a multimillion-dollar development.
How much of my time does it take?
As much or as little as you like. Most clients delegate: they approve the key decisions (acquisition, design and budget, financing and the exit) and receive regular reporting. Others prefer to collaborate on design and construction decisions alongside the team. Either way works.
Do I need financing?
No. Many clients use our lending partners for acquisition, bridge and construction financing, subject to approval. Others fund the project themselves. We model both so you can decide.
Do I have to use your contractor or property manager?
Our founders' companies, Reuter Group and Skylight Realty, are often proposed because of their San Diego experience. Any affiliated relationship and its fees are disclosed in writing before you commit.
What happens if costs run over or approvals stall?
Every project carries a contingency in its budget and the owner holds reserves. We report variances early and bring you options. Development carries real risk, and we will never suggest otherwise.
Can I use a 1031 exchange?
Many investors ask. Whether it fits depends on your situation and timing, so we coordinate with your CPA and exchange intermediary.
Is this a fund or a syndication?
No. You own the property directly or through your own entity. VIP does not pool investor capital.
See how a project would work for you.
A private conversation with the founders about your objectives and how we would approach your first project.