How you make money
Cash flow
A 7% preferred return, paid to investors first
Investors receive a 7% annual preferred return, paid before the sponsor earns, with quarterly distributions beginning about two quarters after investment — income backed by stabilized, income-producing apartments.
Quarterly
Distributions
6 mo
First distribution
Equity growth
Buy new Class A at a discount, refinance or sell
Grey Oaks acquires brand-new Class A apartments from developers forced to exit, holds through stabilization, and returns capital via refinance or sale — targeting a 13 to 15% IRR and a 2x equity multiple.
2x
Equity multiple
13%
Projected IRR
6 years
Hold period
Sale or refinance
Exit strategy
How the deal works
Grey Oaks buys newly built Class A apartments across high-growth Southeast markets — sound buildings whose developers are forced to exit, so the discount comes from seller pressure, not the property. The team has completed 1,200 units in Jacksonville and returned capital through two refinances during severe rate volatility. Investors earn a 7% preferred, targeting 13 to 15% IRR and 2x over 5 to 7 years.
The discount is the seller's pressure, not the property
Grey Oaks buys brand-new Class A buildings from developers who need to exit for financing, timeline, or portfolio reasons. The asset is sound; the price reflects the seller's urgency, not a problem.
A deep operating base in the Southeast
The team has completed 1,200 units in Jacksonville alone, with the local relationships and deal flow to source off-market opportunities that generalist firms cannot reach.
Proven through the worst rate environment in years
Grey Oaks executed two refinances, in 2023 and January 2026, during peak rate volatility, returning capital to investors both times while many operators lost properties.
Income first, then upside
Investors receive a 7% preferred return before the sponsor earns, with quarterly distributions. The fund targets a 13 to 15% IRR and a 2x equity multiple over a 5-to-7-year hold, backed by physical, income-producing real estate.
About the sponsor
$200M+
in multifamily acquisitions
$70M+
in investor equity raised
14
completed transactions
Zero
principal losses to date
Founder Ricardo Sanabria has 15+ years in multifamily; the team has completed 1,200 units in Jacksonville and returned capital through two refinances during peak rate volatility. 65% of investors return for a second deal. Track record to date is not a guarantee of future results.
Ricardo Sanabria
Founder & CEO
15+ years in real estate investment. $200M+ in multifamily acquisitions, $70M+ in equity raised.
What you should know
What should I weigh?+
- Real estate values and rents can fall; the 13 to 15% IRR and 7% preferred are targets, not guarantees.
- The investment is illiquid, with a 5-to-7-year hold and no public market; capital is committed for the duration.
- Returns depend on financing conditions; refinances and sales may be delayed or priced unfavorably in adverse markets.
What does the fund buy?+
Brand-new Class A apartments across high-growth Southeast markets, purchased from developers who need to exit — sound buildings at a discount driven by the seller's pressure, not the property.
What are the terms?+
A Reg D 506(c) fund: $100,000 minimum, accredited investors only, a 7% preferred return, and a target 13 to 15% IRR and 2x equity multiple over a 5-to-7-year hold.
How and when am I paid?+
A 7% annual preferred return, paid to investors before the sponsor earns, with quarterly distributions that begin about two quarters after your investment.
What is the track record?+
Over $200M in multifamily acquisitions and $70M+ in equity raised across 14 completed transactions, with no investor principal losses to date and 65% of investors returning for a second deal.
Are there tax benefits?+
As a direct real-estate investment, the fund generates depreciation that can offset income — a common draw for high earners. Confirm specifics with your CPA.
What about liquidity?+
This is a longer-term commitment — 5 to 7 years at the fund level — and is not designed for capital you may need in the short term.
