We align interests by co-investing meaningfully in every asset we purchase, by minimizing fees, and by subordinating our economic interests to those of our partners. In addition, we are vertically integrated, and we commit our combined investment, asset management and property management platform to each asset. By closely aligning our capital, economic interests and management platform with the goals of our investment partners, we believe we can provide superior opportunities to achieve attractive financial returns.

We do not offer third party property management services to others. This optimizes our focus and resources, and it helps make us fully accountable for our investment decisions.


We add value by identifying assets that are under performing due to inexperienced ownership, poorly capitalized ownership, management fatigue and/or deferred maintenance, all of which can lead to distress. These conditions can create opportunities to purchase assets at prices that are not reflective of their true intrinsic value.

​Experience has shown us that carefully selected secondary and tertiary markets offer more attractive yields than primary markets, combined with superior downside protection and comparatively strong growth prospects.  Accordingly, we seek to identify smaller  markets and assets that are overlooked by institutional capital, yet where economic conditions  are favorable, and risk can be mitigated by buying assets at a discount to replacement cost and/or current value.

We reserve special enthusiasm for distressed assets  in dislocated and mispriced secondary/tertiary markets that are showing clear patterns of recovery. Most important, we maintain a firm commitment to fundamental valuation techniques when underwriting and financing these assets.


After closing, we carefully build and grow durable, tax-efficient cash flows by investing conservatively in accretive interior and exterior upgrades over time.  Building and growing durable, repetitive cash flows  helps to preserve wealth and create the potential for meaningful capital appreciation.

In addition, we emphasize persistent and intensive management of each asset, which starts with strong support for enthusiastic and engaged on-site management staff.


We invest in the communities we serve. We do this by implementing extensive, multi-year capital improvement programs in each property, thereby improving the quality of local housing opportunities. We also make local investments in support of the following three key themes:

    • Education
    • Community
    • Health & Well-being.

We support these three key themes at the property level by organizing and leading local initiatives such as annual back-to-school supply drives and annual holiday toy drives for families in need  .

At the corporate level, we give annually to local community organizations focused on these three key themes.  Among others, we support Cincinnati Works and GeneroCity 513 in Cincinnati,  Junior Achievement  in Southwest Ohio, and the  Foundation for Youth in Indiana.  In addition, Piping Rock sponsors PRP Impact Partners, a 501c3 non-profit focused on housing and education.

120 units
88 units
Mixed Use
150 units