Investing with Dalton

Apartments are our specialty. Since 1965 we have used our local market knowledge to purchase multi-unit residential real estate consistently producing growth, cash flow, and tax benefits for our investors. Our business plan is to enhance the value of our investments through major improvements and active problem solving, with tight hands-on management. We pride ourselves on finding the best financing opportunities available.

We focus on apartments because we’re convinced there is no better investment. When stabilized, apartments provide predictable income and expense operations.

Apartments frequently offer repositioning opportunities, especially the apartment types we specialize in.
Lenders offer superior terms because of investor familiarity with this asset type.
Multi-family properties provide lower vacancy risk than many other property types and sustain lower re-tenanting costs.
Apartments provide a superior inflation hedge, when appropriately leveraged. Rent growth is not constrained by long-term leases, and measured leverage can maximize bottom line returns.
In economic downturns, apartments are cushioned against many costs or risks associated with other classes of property.
Apartment investments are also defensive, as housing is needed, no matter the general economy. Housing cannot be out-sourced or eliminated through technological change.
Tax advantages through the use of tax deferred exchanges and the ability to shelter income through operational and non-operational expenses.
Lastly, apartment investments realize better liquidity than other property types, due to mainstream investor comfort with this investment class, creating strong buyer demand.

Our Investment Parameters

The majority of our investments are solid Class B properties in established but growing markets, or in under-valued areas with diversified economies. We believe in providing good, clean, and safe workforce housing. We see long term demand for affordable market rate apartments. We target projects with good visibility and proximity to transit and employment centers, which have management inefficiencies we know how to solve. Through tenacious management and on-going evaluation, we consistently find ways to increase rents and other income. Through capital improvements and demonstrated operational practices, we increase return.

What We Do

Watch your investment grow.

We invest for ourselves, individuals, families, and IRAs. As sponsors, we commit our time, expertise, and relationships, as well as provide all of the startup funds and significant amounts of purchase money to every transaction. For most of our investments we personally guarantee the loan. We pay the up-front costs, taking the financial risk until we’re ready to close. We have our own money in every investment we offer, on the same terms as our investors. Every single investment we sponsor and fund is a partnership or an investor group, but we’re the first in and the last out. We never save the best deals for ourselves or friends. We believe we need to invest in our ventures and bear the majority of the risk.

Once we have purchased an asset, we remain active in all aspects of site management—partnering with the best third party manager in the area. We directly supervise all exterior and interior renovations, and inspect each unit annually. We also maintain active mortgage management and lender due diligence. We constantly evaluate the existing financing and initiate the refinance at no fee when economically justified.

We always consider risk and reward. We know what is at stake – our reputations and the hard earned money of our investors.

Our success is your success.