Transparent sponsor discipline for accredited investors.
River is designed for investors who care about risk framing, reporting quality, timing realism, and aligned execution — not overly engineered marketing language.
The investor relationship, end to end
Transparent underwriting
Three-case model shared upfront. Downside assumptions are explicit, not buried. Cost basis built on real GC estimating.
Aligned sponsor
One principal accountable across sourcing, construction, and reporting. Sponsor economics are disclosed in offering documentation.
Monthly reporting
Draw schedule variance, progress photos, projection-to-actual, exit market tracking. Negative variance reported as negative.
Vertical execution
FL Pro (GC), Apice (engineering), Crown (finishes). No third-party markup games.
Deal-by-deal structure
Each opportunity evaluated separately. No blind-pool fund. You see the asset, the numbers, and the structure.
Structured exit discipline
Exit assumptions tested monthly against comp data. If the exit market shifts materially, we say so.
How a deal reads on paper
Illustrative only. Actual numbers vary by project and are disclosed in offering documentation.
Cost +15%, soft exit
Capital preserved. Flat to modest return. Still an acceptable outcome or we do not proceed.
On-estimate, neutral market
Target return based on realistic construction cost and realistic exit timing.
On-estimate, strong exit
Modeled but not relied on. Not a reason to do a deal.
Investor questions, answered
Am I required to be accredited?
Yes. Any deal-specific communication assumes accredited investor status under SEC Regulation D, and participation requires formal verification through offering documentation. Educational and methodology content is available to all visitors.
What is your minimum investment?
Minimums vary by deal. Most opportunities are structured in defined increments and are disclosed in the offering materials. There is no fund minimum because there is no fund.
What fees do you charge?
Sponsor economics (acquisition fees, construction oversight, asset management, carried interest where applicable) are disclosed in each deal's offering documentation. Construction pricing is at arm's-length market rates.
How are distributions and reporting handled?
Monthly written reports during construction; distribution cadence depends on the deal structure and is defined in the offering documentation. Tax documentation (K-1s where applicable) is delivered on schedule.
What happens if a project underperforms the Base case?
We report it as it is. If the Downside case was underwritten responsibly, the project should still preserve capital and produce an acceptable outcome. The Downside case is the line — we do not cross it in sourcing.
How do I see current deals?
Request a confidential deal summary below. Inclusion on our deal-flow list requires a brief self-identification of accredited status; formal verification happens before any binding documentation is exchanged.
Review current opportunities.
Request a confidential deal summary. For accredited investors only.
Not an offer to sell securities. Offerings made only through formal documentation to verified accredited investors.