Who can invest in Project AV²? +
This is a 506(c) offering open to accredited investors. You qualify if you earned $200K+ in each of the last 2 years ($300K+ jointly with a spouse), or hold $1MM+ in net worth excluding your primary residence. Accreditation is verified during onboarding.
What is the minimum investment? +
The minimum investment is $100K. Larger allocations and entity investments (LLCs, trusts, self-directed IRAs) are discussed on your call with investor relations.
How long is my money committed? +
The target hold is 3 years. Two things can shorten your effective commitment: the planned refinancing targets returning a substantial portion of your capital before exit, and the investment will be listed on USREM, a secondary marketplace where you can sell or borrow against your interest at any point.
When do distributions start, and how much? +
Distributions are paid quarterly and start from day one, because the 2.9% seller financing makes the portfolio cash flow positive immediately. Projections average 16.6% annual cash-on-cash: 14.0% in Year 1, 18.8% in Year 2 and 17.1% in Year 3.
What are the tax benefits? +
The offering estimates 150-200% first-year depreciation through cost segregation and bonus depreciation. In plain terms, a $100K investment is estimated to generate $150K-$200K in first-year paper losses that can offset passive income. You receive a K-1 each year. Your outcome depends on your tax situation, so confirm with your CPA.
What protects my downside? +
The entry basis. We bought at $109K per unit against $160K recent values and $250K+ replacement cost, with fixed 2.9% debt and no near-term maturity pressure. Even a sale at today's depressed price is projected to return roughly 1.5x once distributions are counted. The assets themselves were never distressed; the prior owners' debt was.
Why would lenders sell this cheap and finance the buyer? +
Because owning foreclosed apartments is worse for a lender than a clean, financed sale to a proven buyer. Lenders are required to hold reserves against owned real estate, they have no management capability, and a financed sale at 2.9% converts a problem asset back into a performing loan. Nitya has closed 5 lender-sourced acquisitions totaling 1,300+ units since the start of 2026.
What are the fees? +
The deal carries a standard asset management fee and a GP performance share, both detailed line by line in the confidential offering memorandum you receive after your call. All return figures shown on this page (16.6% cash-on-cash, 42% IRR, 2.64x) are net to investors, after all fees.
What happens on the call? +
A 20-30 minute conversation with Nitya's investor relations team. We walk through the portfolio, the financing and the numbers, send you the offering memorandum, and explain the subscription steps if you decide to move forward. There is no obligation and no pressure.
