Investing with Great Expectations
Capital that performs. Housing that works.
Capital that performs. Housing that works.
Great Expectations exists to prove a simple idea: in a functioning economy, the private sector should be able to house its workforce.
Since 2019, we have been building and operating housing that serves working people at below-market rents while delivering above-market, risk-adjusted returns to our investors.
We believe these goals are not in conflict. We believe they reinforce each other.
We partner with investors who share this conviction and who want their capital to do real work in the world without sacrificing performance.
Our investment thesis
Below-market rents for residents. Above-market returns for investors.
Housing is a basic economic input. When it fails, labor markets fail, cities stagnate, and inequality widens. Yet housing remains one of the most capital-intensive and operationally complex asset classes.
Great Expectations was formed to operate in that complexity. By focusing on disciplined acquisitions, hands-on operations, and thoughtful capital structures, we deliver stable cash flow, downside protection, and meaningful upside.
Workforce housing is structurally undersupplied in strong job markets.
Demand is durable across economic cycles.
Operational excellence matters more than financial engineering.
Mission-aligned execution creates long-term value.
A track record built with investors
We view every investment as the beginning of a long-term relationship.
Since inception, we have partnered with over 100 individual and institutional investors across five syndicated apartment funds and five single-asset development, construction, and rehabilitation projects.
Our investors include entrepreneurs, family offices, institutional allocators, and mission-driven capital partners. Many have reinvested with us across multiple vehicles.
Focus
- Workforce, affordable, and mixed-income housing
- Primary markets across the Pacific Northwest
- Disciplined acquisitions, hands-on operations, thoughtful capital structures
Stewardship first
Transparency, especially when it’s hard.
Our top priority is being excellent stewards of investor capital. Real estate is cyclical. Markets turn. Construction gets harder. Interest rates move.
We do not manage by surprise. In both good times and challenging ones, our investors hear from us early, directly, and with candor. We believe trust compounds faster than returns.
Clear underwriting assumptions
Conservative leverage
Frequent, plain-English reporting
Direct access to senior leadership
Early communication when conditions change
Operational depth as risk management
We operate what we own.
Great Expectations is vertically integrated across property management, construction, and asset management. This operational capability is not a side business. It is core to our investment strategy.
Because we manage in-house, we see issues earlier, control costs more tightly, stabilize assets faster, execute compliance requirements reliably, and protect downside during market stress.
Vertical integration
Sophisticated tools, applied prudently
We do not pursue complexity for its own sake. We pursue structures that improve resilience and alignment.
Opportunity Zone equity
Used selectively to enhance after-tax returns on long-term development and rehabilitation projects.
Subordinated public and mission-aligned debt
Layered capital structures that reduce cost of capital and protect senior equity while expanding affordability.
Project-based Section 8 and rental assistance
Long-term revenue stability paired with deep affordability, often starting at or below 30% AMI.
Workforce housing without ongoing subsidy
Assets designed to operate sustainably at below-market rents without reliance on annual appropriations.
Conservative leverage and fixed-rate debt
We prioritize durability over maximum IRR.
Who we partner with
We welcome both first-time and experienced real estate investors and spend time ensuring alignment before capital is committed.
Take a long-term view
Value downside protection
Appreciate operational detail
Believe housing is both a business and a responsibility
Want to help prove that private capital can solve public problems
An invitation
Great Expectations was created with the hope that meaningful private capital would flow into housing — not as charity, but as a durable, scalable investment strategy. If you are interested in learning more about our funds, current opportunities, or how we work with investors, we would welcome the conversation.
This page is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any offering will be made only by confidential offering materials and in accordance with applicable securities laws.