Your investors come through relationships and repeat allocators. This gives you a way to reach accredited investors who have never heard of Eller Capital, show them the 15-year Southeastern multifamily track record, and get them on a call with your team.
An investor clicks your ad, lands here, sees the 15-year track record and the Sunbelt value-add strategy, and books a 15-minute briefing with your team. Built in your brand.
Each one leads with a different angle on Eller's multifamily strategy. You run all four on Facebook and Instagram, then keep the ones that bring the most qualified investors to the landing page.
The text that runs alongside each image ad. Each one pairs with an ad above and gives accredited investors a reason to click through to the landing page.
Your principal records this once on camera. It covers the 15-year track record, the Southeastern thesis, and the current strategy. The video sits on the landing page so investors show up to the call already knowing who you are.
I am Justin Ligon, principal at Eller Capital Partners, a private real estate firm based in Chapel Hill, North Carolina that has spent the last fifteen years doing one thing: acquiring, renovating, and operating apartment communities across the Carolinas and Tennessee. If you are an accredited investor looking at Southeastern multifamily and trying to separate the specialists from the tourists, this video will save you time.
Charlotte, Raleigh-Durham, Charleston, Nashville, and Knoxville are the metros in our region that continue to capture the most population and job growth, and the pricing dislocation in 2024 and 2025 has created a window where deals that were trading at 4-cap stabilized yields just two years ago are now available at 6-caps and above. Our strategy is straightforward: we buy Class B and B+ garden-style multifamily in neighborhoods we have been operating in for a decade or more, we renovate interiors and upgrade amenities, we push rents to market through better management, and we hold for three to five years while the business plan compounds.
The current strategy targets 14 to 18% net IRR over a 3 to 5 year hold, with quarterly cash distributions starting once the renovation cycle is substantially complete, typically by month 18, and capital events at refinance and again at disposition. The minimum investment is $50,000 under Reg D 506(c). What is harder to find and what matters more than any target number is the fact that Eller has ten-plus communities currently under management across the Carolinas and Tennessee, and our portfolio has been tested by rising rates, falling rates, a pandemic, and a capital markets freeze, and through all of it the thesis has held and the returns have compounded.
Every property Eller acquires is operated by Eller Residential Living, our in-house property management arm headquartered in Chapel Hill with boots on the ground at every community. Most multifamily sponsors at our scale outsource property management to a third party with a different P&L and different incentives, which means the people making decisions about your building every day are not at the table when we are deciding whether to pull forward capital expenditures or renegotiate with a vendor. We are at the table for every single decision, and that is how we hit our numbers, not because we underwrite aggressively but because we execute the plan day by day and unit by unit.
The current strategy is structured as equity investment into a fund or property-specific LLC under 506(c) private placement, with a $50,000 minimum, targeted 14 to 18% net IRR, a 3 to 5 year hold, and quarterly distributions after stabilization. You will see the full PPM, financial model, and property-level underwriting on the call, you will have full access to our audited operating history, and you will meet the team that runs every property in the portfolio.
If this is the kind of allocation that fits your portfolio, the next step is a 15-minute call directly with our team where we walk through the current opportunity, answer your questions, and if there is fit send you the PPM immediately after the call. If there is no fit after those 15 minutes, you still leave with a sharper view of Southeastern multifamily in 2026, and that is worth the time on its own. Click the button below, pick a time, and I hope we get the chance to talk.