Capital partners
One permanent partner,one deal at a time.
Clay Capital Properties structures each acquisition around a single capital partner — senior debt and preferred equity from one relationship, agreed before any letter of intent goes out. This page describes that framework. It is general information, not an offer.
This is not an offer of securities. Nothing here is an offer to sell, or a solicitation of an offer to buy, any security. Any future securities offering would be made only by a formal offering document, to qualified investors, in compliance with applicable law. See Disclosures.
The structure
One partner. Settled before the LOI.
A single capital partner funds the acquisition — one relationship across the stack, not a syndicate and not a blind pool. The specific terms are worked out privately with you, in writing, before any letter of intent goes out. The sponsor is aligned through a personal guarantee, conservative underwriting, and the operating work itself.
What the partner gets
Alignment you can read on one page.
01
Single-asset, single-partner
One acquisition, one partner, one set of documents. No commingled fund, no blind pool, no other investors to reconcile against your position.
02
Structure agreed before the LOI
We don’t go to contract and then look for capital. The structure is settled with you first, so when we sign, the financing is real.
03
Sponsor alignment you can verify
The principal carries a personal guarantee and the full operating burden, underwritten conservatively from day one. We earn on the same outcome you do — the alignment is structural, not a promise.
04
Underwritten to a defendable base case
Conservative vacancy, below-consensus rent growth, verified trailing expenses, and an exit cap wider than going-in. You see the same model we do.
05
Conflicts disclosed in writing, first
The principal runs a related capital-introduction entity. Where a lender relationship and this entity could intersect, four written separation clauses go into the loan agreement before anything proceeds.
06
Targets, not guarantees
We state our underwriting targets plainly and we don’t dress them up. We do not guarantee any rate of return, distribution amount, or distribution frequency.
Who this fits
A partner who wants control and clarity.
Position
Senior debt + preferred equity
One partner across the stack, or a lender pairing arranged on our side.
Per-deal size
Up to $10M total cap
Matched to the buy box — workforce multifamily, 5+ units.
Documentation
Bilateral, negotiated, single-asset
A loan and equity agreement on one property, with conflicts language built in.
Horizon
5 – 7 year hold
Capital returned through a refinance or sale into the stabilized number.
If the structure fits, let’s talk.
We’ll walk you through the framework, the underwriting discipline, and how conflicts are handled — before any specific deal is on the table.
General information · Not a securities offering · Disclosures