Multifamily,
underwritten with
discipline.
BLG LineUp Capital acquires 10 to 100+ unit apartment buildings in America’s hardest-working growth markets — and pays our limited partners quarterly. We invest where America works.
TARGET CASH-ON-CASH
6–10%
Stabilized · Years 3–7
Target IRR — Internal Rate of Return
15–20%
Annual
Distribution
Quarterly
Beginning Q+2
Minimum LP
$50k
Accredited and non accredited investors only
01 · The Thesis
Working America never stopped.
Our buildings work with it.
We invest in Class B/C garden-style multifamily in U.S. MSAs of 80–
250K — markets anchored by jobs that don't telecommute and don't
get automated this cycle: logistics, healthcare, public infrastructure,
and the trades and services that keep the country running.
· 01
Consistent Income
Rental income from stabilized, professionally managed buildings — distributed quarterly to LPs, beginning the second quarter after acquisition.
· 02
Real-Asset Appreciation
Value-add improvements and disciplined operations grow NOI over the 5–7 year hold — the engine behind durable price appreciation.
· 03
Tax-Advantaged
Depreciation pass-through, mortgage-interest deductions, and the option to defer gains through a 1031 exchange at exit. Real-estate-specific advantages stocks don't offer.
· 04
Inflation Hedge
Rents reset on annual cycles; the asset reprices with replacement cost. Real estate has historically been one of the strongest inflation-protected income streams available.
· 05
Professional Management
Property management, capital improvements, lender relations, and LP reporting are handled by BLG LineUp Capital and our institutional bench. You wire capital; we run the building.
· 06
Transparent Reporting
Quarterly letters with property-level operating data. K-1s issued on schedule. A 24/7 investor portal for documents, statements, and distributions. No black boxes.
02 · How It Works
Four steps. One discipline.
Every BLG LineUp Capital deal moves through the same four-stage system. The discipline is the product. We do not skip steps. We do not chase markets. We do not change underwriting standards to make a deal pencil.
Step 01 · Source
Find the inefficient middle.
We hunt 10 to 100+ unit Class B/C properties in U.S. MSAs of 80–250K — too large for retail buyers, too small for the institutional funds. The competitive vacuum is the alpha.
Step 02 · Underwrite
Engineer the deal.
Conservative rent growth, market-tested cap rates, line-item operating budgets, and full third-party reports. The model has to hold up under the same scrutiny an institutional credit desk would apply.
Step 03 · Acquire
Close on our terms.
Capital structure is set before we offer. Debt placed through institutional lender relationships. LP commitments syndicated transparently, document-by-document, through our investor-relations platform.
Step 04 · Operate
Run the building.
Asset management is hands-on, with a professional property-management bench on every asset. Monthly internal review; quarterly LP letter; exit when the model says exit, not when the market is loud.
03 · Who We Are
Our goal is to deliver strong returns — and give back to our investors.
Representative image · not a BLG LineUp Capital-owned asset
BLG LineUp Capital was founded on the conviction that the most reliable real estate returns come from buildings most people overlook.
“The most dependable returns come from ordinary buildings in hardworking towns — the ones most investors drive right past. We do the unglamorous work, and we share the upside with the people who trusted us with their capital.”
— Ryan Corbett, Founder
01
Thorough due diligence
02
Full-service asset management
03
Transparent investor communication
04
Customized portfolio fit per LP
05
Conservative leverage discipline
06
Institutional underwriting bench
04 · Why BLG LineUp Capital
Four reasons LPs choose
BLG LineUp Capital over the platform.
There is no shortage of multifamily sponsors. There is a real shortage of
multifamily sponsors whose underwriting, operating discipline, and
investor reporting hold up under scrutiny. Here is how we hold up.
· Discipline
Institutional-grade underwriting.
Every deal model is built with redundant assumptions, stress-tested margins, and single-point-of-failure analysis. We don't pitch projections we can't defend — and we kill deals our own model can't survive.
· Geography
Working towns, durable jobs.
We invest where the economic base is logistics, healthcare, public infrastructure, and the trades — jobs that don't telecommute, don't get automated this cycle, and don't disappear when a single employer leaves.
· Platform
Institutional team, boutique alignment.
Every BLG LineUp Capital deal carries the same underwriting desk, securities counsel, and property-management infrastructure that supports far larger transactions. Institutional process, without the platform fees.
· Skin
We invest alongside you.
BLG LineUp Capital principals co-invest GP capital on every deal. Our incentive structure rewards stabilized cash flow, not transaction volume. We make money when you make money — and we wait the same five-to-seven years.
05 · The Founder
An owner's discipline,
an operator's experience.
Founder · General Partner
Ryan Corbett
Ryan Corbett is the founder of BLG LineUp Capital, a multifamily investment firm focused on acquiring and operating value-add apartment communities in high-growth Sun Belt markets, including Dallas-Fort Worth and Phoenix.
Ryan built his real estate track record over 15 years as a hands-on owner-operator, personally holding and managing multifamily properties — including two assets valued at over $2 million each — with a consistent record of strong, long-term tenant retention. He is not a passive capital allocator: he personally underwrites every acquisition using a proprietary multifamily underwriting model that stress-tests pricing, financing, and exit-cap assumptions before a dollar is committed, and he personally walks properties to verify conditions on the ground before bringing a deal to investors.
Before focusing on multifamily, Ryan spent 25 years in business-to-business sales and account management in the healthcare technology industry, managing a seven-state western U.S. territory for cardiology. Over that career he built a track record of exceeding sales targets year over year — the same discipline, attention to detail, and follow-through he now brings to underwriting, investor communication, and asset management.
06 · Strategic Partner
An institutional bench,
one disciplined standard.
BLG LineUp Capital is partnered with Justin Brennan for underwriting, lending
relationships, legal counsel, and property-management infrastructure.
The same desk that supports far larger transactions runs every
BLG LineUp Capital deal.
STRATEGIC Partner
Justin Brennan
Multifamily & Syndication
Acquisitions · Operations · Finance
Institutional Underwriting Bench
Justin is a seasoned multifamily investor, blending years of experience across real estate, construction, land planning, and syndication. He helps lead day-to-day operations and strategic direction across the platform that underwrites and operates BLG LineUp Capital’s deals.
Justin brings operational, legal, and capital-markets fluency to every transaction. He leads opportunity sourcing, operations setup, market and data evaluation, and finance — the same disciplines now applied to BLG LineUp Capital’s nationwide working-market strategy. Debt placement, offering-document preparation, and property-management infrastructure all run through the institutional bench he helps direct.
Over the course of his career he has built a record of making investors money through disciplined growth, conservative leverage, and an operator’s eye for the unglamorous details that compound over decades.
“The value of hard work, cash flow, and a slow, disciplined approach to wealth-building is what ensures steady success in good times and bad.”
— Justin Brennan
07 · Advisory Board
The bench behind every transaction.
BLG LineUp Capital investors are protected by a professional advisory
infrastructure: securities counsel, audit-grade CPAs, entity-structuring
attorneys, and a dedicated investor-relations platform.
CPA · Tax Counsel
Khalsa McBrearty Accountancy, LLP
Audit-grade CPA support for syndicated real estate: tax preparation and review, cost-segregation coordination, on-schedule K-1 issuance, and complex financial modeling for every BLG LineUp Capital entity.
Securities Attorney
Eric Weingold
Experienced corporate securities counsel responsible for drafting the Private Placement Memoranda, subscription agreements, and Regulation D filings behind every BLG LineUp Capital offering.
Entity & Asset-Protection Counsel
Clint Coons
Entity-structuring specialists who design and maintain the holding structures that protect investor capital — drawing on direct real-estate investing experience, not just theory.
Investor Relations Platform
Syndication Pro
White-labeled, 24/7 investor portal. K-1s, subscription docs, distribution statements, property updates, and capital-call sequencing in one place — the same infrastructure used by institutional GPs.
08 · Current Opportunities
In the pipeline,
one underwriting standard.
Every BLG LineUp Capital deal is named by its unit count — SC24 is a 24-unit
property, SC31 is 31, and so on. Names stay confidential while each
acquisition is in diligence; full deal memos are released to accredited and non accredited
LPs as each one closes.
SC24
· Pipeline
24-unit garden-style B/C in a target working-town MSA. Details released to accredited and non accredited LPs at close.
Target IRR
TBA
Min. LP
$50k
Hold
5–7 yrs
SC18
· Pipeline
18-unit Class B in a supply-constrained, employment-resilient submarket. Details released to accredited and non accredited LPs at close.
Target IRR
TBA
Min. LP
$50k
Hold
5–7 yrs
SC31
· Pipeline
31-unit Class B/C along a regional logistics corridor. Details released to accredited and non accredited LPs at close.
Target IRR
TBA
Min. LP
$50k
Hold
5–7 yrs
Past performance of individual properties is not indicative of fund results. All targets reflect base-case underwriting. See PPM risk factors §11–§14.
09 · What Our LPs Say
From the people who wire the capital.
“
The underwriting package was the most thorough I've reviewed from any sponsor at this deal size. Every assumption was defensible.
R. M.
LIMITED PARTNER · TAMPA
“
Steady quarterly distributions and a quarterly letter that actually tells me what's happening at the property level. No black boxes.
D. K.
PHYSICIAN INVESTOR · CHARLOTTE
“
Ryan Corbett protects my downside before he talks about his upside. That ordering tells you everything about how the fund is run.
L. P.
ACCREDITED INVESTOR · COLUMBUS
10 · FAQ
The questions most often asked,
before the wire.
If you don't see your question here, ask it directly on the call. We
answer in writing whenever we can.
What types of investements do you offer?
Three structures. (1) Passive LP investment in a BLG LineUp Capital-sponsored deal — the standard path. (2) Direct co-acquisition for accredited and non accredited investors who want a larger position in a single asset. (3) Co-GP partnership for sophisticated investors who want an active role in sourcing and underwriting alongside BLG LineUp Capital. Minimum LP investment starts at $50,000.
How do you decide which properties to buy?
We screen U.S. MSAs of 80–250K population, filtered by job composition (logistics, healthcare, public infrastructure, and skilled trades must anchor the employment base). Then we underwrite individual 10 to 100+ unit assets on cap rate, in-place cash-on-cash, value-add headroom, and debt-service coverage. We pass on the vast majority of properties we look at. Every deal that closes has been through the full institutional underwriting stack before a dollar of LP capital is committed.
What is the minimum to invest?
$25,000 for the standard Fund I LP position. Larger commitments are eligible for preferred LP class with additional reporting and a small fee discount. All BLG LineUp Capital investments are offered under SEC Rule 506(c) of Regulation D and are limited to accredited and non accredited investors.
How are these deals financed?
Conservatively. Typical capital stack is 60–65% senior debt placed through agency lenders (Fannie/Freddie small-balance), 35–40% LP equity, and 0–20% GP co-invest. We do not use mezzanine or preferred-equity layers on Fund I assets. Every deal is underwritten to debt-service coverage well above lender minimums in our base case, with stress cases that hold up at year-five-rate refinance.
What are the principal risks?
Multifamily real estate carries market risk (rent and cap-rate cycles), operating risk (tenant turnover, capex surprises), and financing risk (refinance market conditions). BLG LineUp Capital mitigates these through geography selection, conservative underwriting, professional management, and disciplined leverage — but no investment is risk-free. The full risk discussion is in PPM §11–§14 and we walk through it on the call.
How is value created on this building?
Multifamily value is a direct function of net operating income. We grow NOI through three levers: (1) capex-driven rent premiums (unit refresh, amenity adds), (2) operating efficiency (utility separation, vendor consolidation, technology), and (3) ancillary revenue (trash valet, parking, storage). Properly executed, each lever compounds. Across our target markets, BLG LineUp Capital targets year-over-year NOI growth of 4–6% during the value-add window.
What tax advantage does VPs receive?
LPs receive a K-1 each year capturing their pro-rata share of (1) depreciation pass-through — often substantial through cost-segregation studies in years 1–2; (2) mortgage-interest deductions on the senior debt; and (3) the option to defer gains via 1031 exchange at exit. Consult your tax advisor; we are happy to introduce you to our fund-accounting partners if you don't already have multifamily-experienced counsel.
How do I see what my investment is doing?
Every LP gets login credentials to our secure investor portal. The portal shows committed capital, paid distributions, property-level performance, documents (subscription agreement, PPM, K-1s, distribution statements), and quarterly letters. Distributions hit your linked account on the standard quarterly cadence beginning Q+2 after acquisition.
- SCHEDULE A 30-MINUTES CALL
Capital, where the jobs are
A short conversation with Ryan Corbett. We will walk through the
thesis, the current pipeline, and where BLG LineUp Capital fits inside
your portfolio. No deck, no pressure - just the numbers.
- DIRECT CONTACT
Ryan Corbett
Co -Founders, General Partners
https://blglineupcapital.com/
BLG LineUp Capital
Your reliable partner in working-town capital.
Built on reliability, discipline, and long-term
thinking.
This website does not constitute an offer to sell or a solicitation of an offer to buy any security. Any such offer will be made only by the Confidential Private Placement Memorandum and subject to the qualifications and disclosures set forth in that document. Investments in real estate involve substantial risk, including loss of principal. Targets shown are based on BLG LineUp Capital's base-case underwriting assumptions and are not guaranteed. Past performance of any individual asset, sponsor, or partner is not indicative of future results. BLG LineUp Capital investments are offered under Rule 506(c) of Regulation D and are limited to verified accredited and non accredited investors. Consult your own tax, legal and financial advisors before investing.