Our Services

4L Acquisition

4L Acquisition

  • Market Research and Analysis
  • Rigorous Underwriting
  • Capital Markets
  • Portfolio Management
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Property Management

Property Operations

  • Marketing and Leasing
  • Employee Training and Retention
  • Resident Screening
  • Rent Collection
  • Accounting

Resident Retention

  • Resident Relations
  • Customer Service
  • Preventative and General Maintenance

Risk Management

  • Market Research, Trend Analysis
  • Regulatory Compliance
  • Continuous Improvement Initiatives
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Due Diligence

Due Diligence is the investigation of the current physical and financial conditions of an apartment community. The analysis of data collected during the due diligence process assists the buyer in determining the direction of the transaction, confirms operating assumptions and expenses, adjusts any value-added CapEx budgeting, and allows the buyer to determine if the property fits their investment guidelines. The financial investigation traditionally is handled by the property management firm, and 4L Living Services will assist with inspecting the physical condition of the property.

Why Choose 4L Living Services?

We will assist you in navigating the difficult steps of the physical due diligence process. You can rely on our years of experience in multifamily acquisition, asset management, and project management to streamline the process for you. We will look at every nook and cranny of your property and leave with a detailed list of the repairs or replacements needed.

Our process includes the following:

Unit Interior Inspection

  • A team of 4L employees will work with property management staff to gain access into ALL available unit interiors.
  • Our team will walk each individual unit and document the current conditions.

Property Exterior Walk

  • A qualified 4L team member will complete the exterior condition assessment where we will walk the entire community grounds, around every building perimeter, and through breezeways.
  • We will take current condition photos and complete a repair takeoff for future renovation estimates

Upon completion of the inspection, 4L Living Services will provide:

  • Executive summary of our findings
  • In-depth condition report
  • Photos of ALL unit interiors & exteriors
  • Unit interior condition worksheet
  • Detailed CapEx renovation proposal/budget

Standard Inspection Items

  • Property exterior conditions
  • Downspout & gutter conditions
  • Exterior carpentry & siding conditions
  • Masonry conditions
  • Window & door conditions
  • Exterior mechanical system review
  • Property railing, staircase, & landing conditions
  • Retaining wall conditions
  • Fixture conditions
  • Parking lot conditions
  • General unit tours & condition assessments
  • Property pet occupancy
  • Pest infestation status
  • Organic growth
  • Fire notification & suppression systems
  • Evidence of leaks
  • Local municipality code violation & permit histories
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Asset Management

Portfolio optimization

We monitor portfolios to deliver the best risk-adjusted returns via a combination of in-house technology, market expertise, rental comparables, and in-depth underlying data + metrics.

In-house analytics

We analyze and track underlying metrics to provide key benchmarks of success for our partners. we track metrics such as NOI, rent growth, occupancy rates, turn rate, renovation costs, and more

Bespoke reporting

We provide the necessary performance data. We report on performance metrics and data across all properties and portfolios at the preferred cadence of our partner. Whether a custom schedule, weekly summary, or monthly deep dive.

Who we serve

Owners and investors

With deep expertise in MF asset and portfolio management and acquisition capabilities, we help local, regional, and national builders and developers optimize their MF portfolios, whether they're looking to hold, sell or a combination of both.

Asset managers & funds

We support funds, asset managers, family offices, or other institutions looking to ensure their MF assets deliver maximum returns and outperform competitors, all while mitigating risk.

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Construction Management

4L has developed relationships with trusted vendors to enable us to negotiate the best price, meet deadlines, minimize potential interruptions, successfully complete capital projects, and improve asset competitiveness and value

Construction Management services provided:

Assessment

  • Initial needs assessment of each property with construction options, budgets and timelines
  • Develop, assist with design/drawings, and finalize capital expenditure budgets and timelines
  • Select and manage engineering, architectural and design firms
  • Understand, manage and monitor local/state/federal compliance, regulatory and environmental/ESG issues

Implementation

  • Arrange independent asset inspections
  • Oversight of third-party due diligence
  • Oversee issuance of plans and specifications to all sub-trades with three bid minimum. Review all bids
  • Management of day-to-day capital improvement and value creation activities
  • Regular meetings and communication with on-site and regional teams

Results

  • Enforce schedule and budget; drive “Return on Cost” results
  • Monthly and as needed reviews with ownership
  • Prepare and complete detailed review of all draw requests
  • Obtain all final inspection certificates and approvals required by local/state/federal government agencies
  • Deliver all warranty and closing related documents to site
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Property Management Types

  • Conventional Apartments
  • Student Housing
  • Tax-Credit
  • Value-Add/Reposition

Financing Experience

  • Bank Loans
  • Construction Financing
  • Freddie Mac
  • Fannie Mae
  • Conduit Loans

Property Management Services

  • Market Analysis
  • Income Analysis
  • Insurance Placement
  • Lender Correspondence
  • Human Resources
  • Monthly Owner’s Reports
  • Annual Budgeting
  • Vendor Relations
  • Property Maintenance
  • Tax Preparation
4L Living is committed to improving and building safer communities.

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Contact Us

Services

4L Acquisition

Due Diligence

Property Management

Asset Management

construction Management

Reach Us

  • Texas, United States
  • info@4LLiving.com

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