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Welcome to Nautical Plains Properties

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Active Investing: DIY

If You're a Stage 1 Investor Just Getting Started...

Real estate is one of the most reliable ways to build long-term wealth, but getting started can feel intimidating. The good news is there are several beginner-friendly strategies that let you break in without needing huge amounts of cash.

Two of the most popular approaches are house hacking and the BRRRR method:

House hacking is often the simplest entry point. It involves buying a property, living in part of it, and renting out the rest to offset your housing costs. You might purchase a duplex, triplex, or fourplex, live in one unit, and rent out the others. Or you could buy a single-family home and rent out extra bedrooms to roommates. Either way, the rental income helps cover your mortgage, letting you live cheaply (or even for free) while building equity and learning the basics of property management.

The BRRRR method which stands for Buy, Rehab, Rent, Refinance, Repeat — is another powerful way to build a portfolio quickly. You buy a property that needs work, renovate it to boost its value, rent it out to create steady cash flow, then refinance to pull most (or all) of your original cash back out. This allows you to use the same money to buy your next property, effectively recycling your capital. While it’s an excellent strategy for scaling up, it does require careful planning, solid budgeting, and a lender who will refinance based on the new value.

I've done many of these deals and can help you avoid the costly mistakes I see others make all the time!

Passive Growth: Syndication

If You're a Growth Builder or an Accredited Investor...

If you want to invest in real estate without managing properties yourself, a syndication could be a great option. In a syndication, many investors pool their money to buy larger assets like apartment complexes, RV parks, or storage facilities. A sponsor (or general partner) finds the deal, arranges financing, and runs the project. As an investor, you come in as a limited partner (LP): you provide capital, share in the profits, and avoid the day-to-day work.

Most syndications are regulated by the SEC and use exemptions under Regulation D:

506(b) allows up to 35 non-accredited investors plus unlimited accredited investors, but requires a pre-existing relationship and no public advertising.

506(c) lets the sponsor publicly market the deal, but only accredited investors who can verify income or net worth can invest.

Returns often include a preferred return, paying investors a set annual rate before the sponsor takes a share, plus profit splits or waterfalls that reward the sponsor if the project does well.

If you’re thinking about investing, be sure to review the offering documents, understand how profits are split, and vet the sponsor’s experience. Syndications can be a powerful way to diversify your portfolio and earn passive income—without ever being a landlord.

Passive Growth: Preferred Equity

If You're an Accredited Investor...

If you’re considering investing in one of our real estate projects, you may have the opportunity to come in as a preferred equity investor. This position sits above common equity in the capital stack, meaning your returns and repayments are prioritized ahead of the sponsors and common equity partners though still behind the senior debt like the bank loan. With preferred equity, you typically receive a fixed preferred return, paid before any profits flow to common equity.

This structure offers more predictable cash flow and helps reduce your risk compared to standard equity. Unlike debt, it doesn’t involve a mortgage lien, but it does secure your spot in the payment hierarchy so if the project hits a rough patch, you’re still first in line after the lender.

Keep in mind, preferred equity usually doesn’t participate in upside beyond the agreed return (unless an additional profit share is structured), making it ideal for investors who value steadier cash flow and a stronger claim on returns over chasing maximum upside. By investing with us in a preferred equity stake, you’re joining a carefully underwritten project with a secure position in the capital stack, perfect for those who prioritize stability and consistent income.

Passive Growth: Be the Bank

If You're an Accredited Investor with a High Net Worth...

If you’re considering investing in one of our real estate projects, another option is to come in as a lender, providing debt capital. As a loan holder, you occupy the most secure position in the capital stack, sitting at the very top. This means you’re first in line to be repaid—before any preferred or common equity investors whether through regular interest payments or in the event the property is sold or refinanced.

Investing as a lender typically involves a fixed interest rate, offering predictable income with less exposure to the fluctuations of property performance. While you won’t participate in the upside if the project outperforms expectations, you also have significantly less downside risk compared to equity investors. Your loan is generally secured by the property itself through a mortgage or deed of trust, giving you the right to foreclose if obligations aren’t met, adding another layer of protection.

This structure makes debt investments ideal for those who prioritize capital preservation and steady returns over sharing in long-term appreciation. By coming in as a loan holder on our project, you’re supporting a carefully underwritten asset while securing the highest priority for repayment making it a strong choice if your primary goal is stability and predictable cash flow.

Why Each Type is Important

At NPV, we believe it’s critical for investors to understand the differences between active real estate investing (where you handle everything yourself), real estate syndications (where you’re a passive partner in a larger deal), preferred equity structures (which often pay a steady return with added protection), and private loans (where you act as the lender, earning interest with collateral backing).

Each option comes with its own risk profile, return potential, level of involvement, and time horizon. That’s why we focus on matching investors to the right type of investment, asset class, return structure, and timeframe — because not every deal is right for every investor.

If you want to build a strategy that truly fits your goals and your stage of life, schedule a meeting with us today. We’ll run the numbers and help you find opportunities that make sense for you.