Strategy
Deal first. Capital second.
GPS structures each investment around a specific acquisition, most often sourced before it reaches the market. Then one team carries it from entitlement to exit.
How we invest
Off-market sourcing
We target specific acquisitions that are usually not on the market, with most opportunities sourced through broker relationships across NAI Capital, NAI Excel, Newmark Knight, Colliers, CBRE, and others.
Disciplined underwriting
We accept lower returns in favor of lower debt. Multiple exit strategies are required for every investment, and we maintain a conservative debt profile across our portfolio.
Sponsor alignment
Sponsors take first-loss positions and invest their own capital alongside investors. We win when our investors win.
Active management
Our team is hands-on through the full investment cycle: sourcing, structuring, entitlements, leasing, and disposition. Every manager is dedicated to the success of the portfolio.
The lifecycle
Six stages, zero handoffs.
Vertical integration is the reason the numbers work: assets sourced through our own relationships, managed without a third-party operator in the middle, and sold by the team with the most at stake.
- 01In-house
Source
Most of our acquisitions never reach a public listing. They come through broker relationships the team has maintained for decades.
- 02In-house
Underwrite
Cash flow, basis, and downside are modeled line by line before an offer goes out. Debt is sized to survive a soft market, not to flatter the projection.
- 03In-house
Acquire
Speed and certainty win off-market deals. We negotiate directly and have bought all-cash, with no financing contingency to slow the close.
- 04In-house
Improve
Every asset gets its value plan before we close: entitlements, office condo conversion, or repositioning.
- 05In-house
Operate
Leasing and property management stay in-house, keeping occupancy and tenant relationships under our control.
- 06In-house
Exit
Our own brokerage sells what we build. Pricing, timing, and buyer negotiations stay with the people who set the basis.
Where we buy
Markets we know first-hand.
Concentration is deliberate. In Las Vegas and Southern California, the team has already bought, entitled, leased, and sold. Boston and Santa Barbara entered the portfolio through specific Opportunity Fund projects.
Las Vegas, NV
Headquarters. Medical office, office condominiums, industrial.
Southern California
Industrial buildings, outdoor storage land, entitlements.
Boston, MA
Opportunity Fund projects.
Santa Barbara, CA
Opportunity Fund projects.