How it Works

OceanHead Investment Group strives to create thriving apartment communities for our tenants while producing aggressive returns for our investment partners.

This is not an offer to sell or solicitation of an offer to purchase an investment or security.  This information relates to possible real estate opportunities for qualified purchasers who have established an existing substantive relationship with OceanHead Investment Group, Michelle L. Eich and/or Gail M. Slawson.  Natural persons qualify as investors by virtue of such pre-existing relationships and by proof of business experience, income and net worth.

Step by Step

1. Identifying the Market: A market analysis is conducted to determine the most favorable areas of the country for acquiring apartment properties. We target markets with: 1) stable or emerging economies; 2) large population and job growth potential; and 3) a solid infrastructure. We call these areas “Emerging Markets.”
2. Building Relationships: Once a market is identified, we build a local team by fostering key relationships with commercial brokers, bankers, property managers, appraisers, lawyers, accountants, and contactors in the area.
3. Acquisition Criteria: Our team on the ground helps us identify prospective properties. We target low-rise, garden-style apartment complexes in the 100- to 300- unit range that have stable income, require minimal repairs, and have value-added opportunities with upside appreciation.
4. Due Diligence: Once a property is identified, we submit a Letter of Intent (LOI) with a 30-day due diligence period. Upon acceptance of the LOI and submission of an earnest money deposit, OceanHead Investment Group and our team conduct all legal, financial and physical due diligence: inspections, surveys, audits, etc. Once a property passes strict and conservative criteria, we enter into a purchase and sale agreement with the seller and the earnest money deposit goes hard.
5. Property Package: It is upon the signing of the purchase and sale agreement that our existing partners are contacted to take part in the property purchase. The property package consists of an analysis of the investment property (the operating history, physical condition, an analysis of the neighborhood and local economy, projected returns and appreciation, holding period, etc.) and a private placement memorandum. The property package is restricted to sophisticated and/or accredited investors only for which we have a pre-existing and substantive relationship.
6. Financing the Acquisition: Sixty-five to eighty percent of the purchase price of the property is financed by OceanHead Investment Group and its team by way of owner and/or conventional financing.

7. The Role of our Partner's The remainder of the financing (down payment, closing costs, and repair costs if needed) comes from our partners and ourselves. Our partners become members of the Limited Liability Company (LLC) that owns the property.
8. Partner Responsibilities: Our partners commit to a 3-5 year holding period, while receiving the potential of quarterly cash flow and appreciation.
9. Asset Management: OceanHead Investment Group will have complete responsibility and accountability for managing the asset. This includes maintaining and improving the property, filling vacancies, raising rents, curbing expenses, preparing operating reports and sending out quarterly distributions.
10. Partner Relations: OceanHead Investment Group will conduct monthly status calls with investment partners and produce quarterly reports for their review.
11. Disposition of the Asset: In approximately 3-5 years the asset will be sold, profits will be distributed, and the LLC will be dissolved. At that time, our partners will have the opportunity to reinvest those funds in our next project.