Capital with dirt under it.
We fund deals one at a time — a specific tract, a specific house, a written scope and a closing date — across the northeast Georgia mountains and lakes. No blind pool, no fund, no “trust us and check back next year.” You see the parcel before you decide, and you can pass on any deal without it affecting the next one.
Four things we put money into
Land holds
Acreage bought below where the corridor is trending, carried with low fixed costs, sold to a builder, a neighbor, or a family that wants the view. The simplest thing we do and the closest to our edge.
Renovation and resale
Dated or damaged houses in Hall and the surrounding counties, scoped and scheduled before we buy. James runs these the way he ran vehicle programs: budget, sequence, vendor accountability.
Secured lending
If you'd rather be the lender than the owner: a first-position note against a property you can drive to, with a defined rate, term and payoff, and title work through a local closing attorney.
Owner-financed exits
Selling a tract with seller financing turns one closing into monthly income at a better price. Longer horizon, steadier cash, and the land itself is the collateral if it goes wrong.
Deal by deal, in writing, both ways.
We find it and underwrite it
Off-market, usually from a direct conversation with an owner. Plat, access, zoning, comps, carrying costs and an exit before we commit a dollar of anyone's money.
You get the packet
Address or parcel, photos, the numbers behind our price, the scope and schedule, the exit, and the structure being proposed. Ask anything; pass for any reason.
Papers, then closing
Your counsel reviews the JV agreement or the note and security deed. Funds move at the closing attorney's office, not to us. You get the recorded documents.
Updates until payoff
A monthly note with photos and what changed, including the months where the answer is "nothing yet." Distribution or payoff comes with the closing statement attached.
| Structure | Typical hold | Position | Reporting |
|---|---|---|---|
| JV equity, single deal | 6–24 months | Member interest, deal-specific LLC | Monthly note, closing statement at exit |
| Secured note | 6–18 months | First position, recorded security deed | Monthly interest, payoff letter |
| Land hold, longer horizon | 2–5 years | Member interest or note | Quarterly note, annual valuation |
Placeholder terms — minimums, rates and splits are set deal by deal and are not published here. Confirm the final language with counsel before launch.
Why us, and where we’re honest about the risk
Bernard spent nearly thirty years in Georgia land use and community affairs, in all 159 counties. That's why we can read what a parcel is allowed to become, not just what it looks like.
James ran large vehicle programs at Honda — budget, schedule, vendors, launch. Renovation scopes and land closings get the same discipline, and we put our own money into every deal.
Land is illiquid and timelines slip. Perc tests fail, buyers walk, rates move. We'd rather tell you that here than after your funds are in — and we'd rather lose a deal than paper over it.
Get on the list for the next packet.
We send one when a deal is real — a handful a year, not a newsletter. Tell us which side of the table you’d rather sit on and roughly what size you work in.
Bernard and Jim read these directly. If we’re not a fit we’ll say so.
Nothing on this page is an offer to sell or a solicitation to buy a security, and it is not investment, tax or legal advice. Any investment is offered only by written agreement, deal by deal, to persons with whom LR Property Partners has a pre-existing relationship. Real estate investments carry risk, including loss of principal. Placeholder language — have counsel review before launch.