Portfolio

Two hundred doors, underwritten one at a time.

Value-add apartments across Greater Cincinnati, sponsored through Three Little Pigs, plus the deals that got me here. Figures as of September 2026.

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200+Units owned or sponsored

$20M+Portfolio value

$30M+Transacted

500+Units as co-GP

Lead GP and co-GP

Sponsored deals

Syndicated through Three Little Pigs Investment Services with Slocomb Reed, plus one private acquisition. Our own teams run every property.

A SFR Portfolio single-family home in Cincinnati

Lead GP2026

SFR PortfolioGreater Cincinnati

Units: 100+
Closed: 2026
Structure: 506(b) syndication
Status: Renovation and sales underway

Aerial view of Northside Apartments in Northside, Cincinnati

Lead GP2025

Northside ApartmentsNorthside and College Hill, Cincinnati

Units: 70+
Closed: 2025
Status: Under repositioning

Garden-style apartment community in Hamilton, Ohio

Co-GP2024

Hamilton ApartmentsHamilton, Ohio

Units: 500+
Acquired: 2024
Role: Co-GP
Status: Cash-flowing, refinanced

Renovated kitchen at Fairfield Apartments in Fairfield, Ohio

Operating partner2026

Fairfield ApartmentsFairfield, Ohio

Units: 24
Closed: September 2026
Structure: Private acquisition, not syndicated
Status: Renovating remaining units

Next deal

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Joint ventures and personal

Where it started

Renovated kitchen at Dayton Apartments in Dayton, Ohio

Dayton ApartmentsDayton, Ohio · 35 units · 2025

Renovated living room with a brick fireplace in a Montgomery Road fourplex unit in Norwood, Ohio

Montgomery FourplexesNorwood, Ohio · 8 units · 2023

Living room at Chateau Sherman, a short-term rental in Norwood

Chateau ShermanNorwood, Ohio · short-term rental · 2022

Interior of the San Jose Duplex duplex in San Jose

San Jose DuplexSan Jose, California · duplex · 2022

Full cycle

Realized returns

Maple, a six-unit building in Norwood, Ohio

Exited 2025Held 2.5 years

Maple · 6 units, Norwood

Bought August 2022 for $375,000, the first Cincinnati deal. Rents went from $3,720 to $6,200 a month; sold for $520,000.

28%Realized IRR

$145KGross gain

+67%Rent growth

Kirby, two fourplexes in Northside, Cincinnati

Exited 2025Held 1.5 years

Kirby · 8 units, Northside

Two fourplexes bought in February 2024 for $550,000, with partner capital raised in a single day. Rents pushed to $8,800 a month; sold in October 2025 for $785,500.

21%Realized IRR

$235KGross gain

1 dayTo raise the equity

Pool and clubhouse at a garden-style apartment community in Hamilton, Ohio

Refinanced 2025Co-GP

Refinance · 240 units, Hamilton

The first phase of a larger co-GP portfolio in Hamilton, Ohio. Cash-out refinance in October 2025, less than two years after acquisition.

40%+Investor capital returned

+59%Appraised value since purchase

240Units refinanced

Method

How I underwrite

Ten years of reading other people's models taught me where the optimism hides. These are the rules the Three Little Pigs deals have to pass.

Cincinnati only, in neighborhoods our crews can reach in twenty minutes.
Renovation budgets from our own crews, not a broker's pro forma.
Every deal gets a sensitivity table on rents, exit cap and rate before it gets an LOI.
Debt sized to today's income, with the refinance treated as upside, never the plan.
Reporting investors would expect from a CPA: monthly financials, quarterly distribution analysis, annual K-1s on time.

Cash flow keeps you in the game. Basis, business plan and debt are what make the money. We underwrite for the first and only pay for the second.
Ian Cruz, CPA

Invest alongside

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