@font-face{font-family:Legacy Investor Serif;src:url(nimbus-roman-400-normal.otf) format('opentype');font-weight:400;font-display:swap}
@font-face{font-family:Legacy Investor Serif;src:url(nimbus-roman-700-normal.otf) format('opentype');font-weight:700;font-display:swap}
@font-face{font-family:Legacy Investor Sans;src:url(nimbus-sans-400-normal.otf) format('opentype');font-weight:400;font-display:swap}
@font-face{font-family:Legacy Investor Sans;src:url(nimbus-sans-700-normal.otf) format('opentype');font-weight:700;font-display:swap}
:root{--inv-navy:#0b2256;--inv-blue:#003d59;--inv-gold:#936622;--inv-ivory:#fef9f3;--inv-line:#e6daca}
html{scroll-behavior:smooth;scroll-padding-top:var(--anchor-offset,105px)}
body.investors-page{margin:0;background:#fff;color:var(--inv-navy);font:1rem/1.5 'Legacy Investor Sans',Arial,sans-serif}
.investors-page *{box-sizing:border-box}
.investors-page [hidden]{display:none!important}
.inv-icon-definitions{position:absolute;width:0;height:0;overflow:hidden}
.inv-wrap{width:min(1240px,90%);margin-inline:auto}
.investors-page main h1,.investors-page main h2,.investors-page main h3,.investors-page main h4{font-family:'Legacy Investor Serif',Georgia,serif;line-height:1.06;margin:0;font-weight:700;letter-spacing:-.025em}
.investors-page main h2{font-size:clamp(2rem,3.2vw,2.85rem)}
.investors-page main h3{font-size:1.7rem}
.investors-page main p{margin:0}
.investors-page main a{color:inherit}
.investors-page a:focus-visible,.investors-page button:focus-visible,.investors-page input:focus-visible,.investors-page select:focus-visible,.investors-page textarea:focus-visible{outline:3px solid #b7832b;outline-offset:4px}
.inv-skip{position:fixed;left:12px;top:12px;z-index:100;padding:12px 20px;background:var(--inv-navy);color:#fff;transform:translateY(-180%)}
.inv-skip:focus{transform:none}
.inv-eyebrow{color:#8a5a19!important;font-size:.8rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;line-height:1.5}
.inv-arrow{width:22px;height:22px;flex:none;fill:none;stroke:currentColor;stroke-width:1.4;stroke-linecap:round;stroke-linejoin:round}
.inv-button{display:inline-flex;justify-content:center;align-items:center;gap:13px;min-height:48px;padding:13px 22px;border:1px solid #89601f;border-radius:3px;background:linear-gradient(110deg,#956b28,#81591f);color:white!important;font:700 1.12rem/1.25 'Legacy Investor Serif',Georgia,serif;text-decoration:none;text-align:center;cursor:pointer;transition:background .15s,box-shadow .15s}
.inv-button:hover{background:#714c16;box-shadow:0 2px 8px #59401522}
.inv-button-outline{color:#805517!important;background:transparent;border:1px solid #946524}
.inv-button-outline:hover{background:#f3e9dc}
.inv-text-link{display:inline-flex;align-items:center;gap:9px;min-height:44px;color:#805517!important;text-decoration:none;border-bottom:1px solid #b69359;font:700 1.06rem/1.3 'Legacy Investor Serif',Georgia,serif;padding:5px 0}
.inv-text-link:hover{color:#52330c!important;border-bottom-color:#52330c}
.inv-hero{max-width:1600px;display:grid;grid-template-columns:43% 57%;margin:0 auto;background:var(--inv-ivory)}
.inv-hero-copy{padding:clamp(34px,4.3vw,66px) clamp(25px,4.7vw,70px);padding-right:clamp(25px,3vw,45px);align-self:center}
.investors-page main h1{font-size:clamp(2.9rem,4.4vw,4.3rem);line-height:.98;margin:15px 0 21px;letter-spacing:-.035em}
.inv-lead{font-size:clamp(1.1rem,1.5vw,1.3rem);line-height:1.45;max-width:470px}
.inv-hero .inv-button{margin-top:22px}
.inv-hero-pricing{font-family:'Legacy Investor Sans',Arial,sans-serif;font-weight:700;font-size:1rem;margin-top:9px;color:var(--inv-navy)!important}
.inv-hero-photo{display:block;width:100%;height:auto;min-height:0;aspect-ratio:3/2;object-fit:contain;object-position:center;align-self:center}
.inv-location{display:flex;gap:16px;align-items:center;margin-top:20px!important;font-size:.95rem}
.inv-location span{width:60px;height:1px;background:var(--inv-gold)}
.inv-options{padding-block:32px 38px}
.inv-section-heading{text-align:center;margin-bottom:24px}
.inv-section-heading p{margin-top:8px!important;font-size:1.12rem}
.inv-options-grid{display:grid;grid-template-columns:1fr 1fr}
.inv-option{padding:25px 30px;display:grid;grid-template-columns:80px minmax(0,1fr);gap:22px;align-items:start}
.inv-option:nth-child(odd){padding-left:10px;border-right:1px solid var(--inv-line)}
.inv-option:nth-child(even){padding-right:10px}
.inv-option:not(:nth-last-child(-n+2)){border-bottom:1px solid var(--inv-line)}
.inv-option p{margin-top:7px!important;line-height:1.4;max-width:370px}
.inv-service-icon{display:block;width:72px;height:72px;margin-top:2px;flex:none;fill:none;color:var(--inv-navy);stroke:currentColor;stroke-width:1.35;stroke-linecap:round;stroke-linejoin:round}
.inv-icon-gold{color:#a7782e;stroke:currentColor}
.inv-rental{background:var(--inv-ivory);padding:26px 0}
.inv-rental-inner{display:grid;grid-template-columns:51% minmax(0,1fr);gap:40px;align-items:center}
.inv-rental-photo{display:block;width:100%;height:auto;min-height:0;aspect-ratio:3/2;object-fit:contain;object-position:center;align-self:center}
.inv-rental-copy h2{margin:8px 0 15px!important}
.inv-rental-copy>p:not(.inv-eyebrow):not(.inv-note){font-size:1.07rem;line-height:1.45}
.inv-checklist{padding:0;margin:16px 0 20px;list-style:none}
.inv-checklist li{display:flex;align-items:flex-start;gap:12px;margin:8px 0}
.inv-checklist svg{flex:none;width:24px;height:24px;border-radius:50%;background:#97691f;fill:none;stroke:#fff;stroke-width:1.6;stroke-linecap:round}
.inv-note{font-size:.875rem;line-height:1.5;margin-top:12px!important;color:#30436a}
.inv-wholesale{display:grid;grid-template-columns:1.2fr 1fr;gap:38px;align-items:center;padding-block:32px}
.inv-wholesale h2{margin:7px 0 10px!important;font-size:clamp(1.9rem,2.8vw,2.55rem)!important}
.inv-wholesale-action{border-left:1px solid var(--inv-line);padding-left:38px;text-align:center}
.inv-wholesale-action .inv-button{width:100%}
.inv-planning{background:var(--inv-ivory);padding:26px 0;text-align:center}
.inv-planning h2{font-size:clamp(1.7rem,2.5vw,2.2rem)!important}
.inv-planning ul{padding:0;margin:20px 0 12px;list-style:none;display:grid;grid-template-columns:repeat(4,1fr);font:1.15rem/1.3 'Legacy Investor Serif',Georgia,serif}
.inv-planning li{padding:6px 16px;border-right:1px solid #a78249}
.inv-planning li:last-child{border:0}
.inv-inquiry{background:linear-gradient(110deg,#04374f,#063354);padding:34px 0 38px;scroll-margin-top:var(--anchor-offset,100px)}
.inv-inquiry-inner{display:grid;grid-template-columns:.85fr 1.15fr;gap:45px;align-items:start}
.inv-inquiry-copy{color:#fff;padding-top:16px}
.inv-inquiry-copy h2{margin-bottom:26px!important}
.inv-inquiry-copy p{font-size:1.14rem;line-height:1.5;max-width:430px}
.inv-gold-rule{display:block;background:#c4913d;width:65px;height:2px;margin:22px 0 18px}
.inv-inquiry-copy .inv-direct-contact{font-size:1rem;margin-top:24px!important}
.inv-direct-contact a{text-underline-offset:4px}
.inv-form-card{background:#fffdfa;border:1px solid #e6e1da;border-radius:5px;padding:26px;color:var(--inv-navy);min-width:0}
.inv-form-card h3{font-size:1.85rem!important}
.inv-form-intro{font-size:.875rem;line-height:1.4;margin:8px 0 18px!important}
.inv-form-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px 18px}
.inv-field{min-width:0}
.inv-field label,.inv-draft label{display:block;margin-bottom:5px;font-size:.9rem;line-height:1.4;font-weight:700}
.inv-field label>span:not(.inv-optional){color:#a0392e}
.inv-optional{font-weight:400}
.inv-field input,.inv-field select,.inv-field textarea,.inv-draft textarea{width:100%;min-width:0;padding:10px 11px;border:1px solid #b4bac4;border-radius:3px;color:var(--inv-navy);background:white;font:1rem/1.4 'Legacy Investor Sans',Arial,sans-serif;min-height:44px}
.inv-field input::placeholder,.inv-field textarea::placeholder{color:#626b78;opacity:1}
.inv-field textarea,.inv-draft textarea{resize:vertical}
.inv-field [aria-invalid=true]{border-color:#a0392e}
.inv-interest-help{margin:12px 0!important;font-size:.875rem;color:#405172;line-height:1.4}
.inv-submit{width:100%;margin-top:14px}
.inv-form-help{margin-top:12px!important;font-size:.875rem;line-height:1.5;color:#405172}
.inv-privacy-link{padding:0;border:0;background:none;color:inherit;font:inherit;text-decoration:underline;text-underline-offset:3px;cursor:pointer}
.inv-status{font-size:.95rem;line-height:1.45;margin-top:10px!important}
.inv-status:empty{display:none}
.inv-status[data-error=true]{color:#962b20}
.inv-draft{margin-top:20px;border-top:1px solid var(--inv-line);padding-top:20px}
.inv-draft h4{font-size:1.4rem}
.inv-draft>p{margin:9px 0 15px!important;font-size:.9rem}
.inv-draft textarea{font-family:Arial,sans-serif;font-size:.9rem;line-height:1.5}
.inv-draft-actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:12px}
.inv-draft .inv-note a{overflow-wrap:anywhere;text-underline-offset:3px}
@media(max-width:1100px){.inv-option{grid-template-columns:76px minmax(0,1fr);gap:18px;padding-inline:22px}.inv-service-icon{width:64px;height:64px}.inv-option h3{font-size:1.5rem!important}.inv-hero-copy{padding:35px 26px}.inv-rental-inner{gap:28px;grid-template-columns:48% minmax(0,1fr)}.inv-inquiry-inner{gap:28px}.inv-form-card{padding:22px}.inv-form-grid{grid-template-columns:1fr}.inv-hero-pricing{font-size:.92rem}}
@media(max-width:760px){.inv-hero{grid-template-columns:1fr}.inv-hero-copy{padding:34px 6%}.investors-page main h1{font-size:clamp(2.7rem,7vw,3.7rem)}.inv-hero-photo{height:auto;min-height:0;aspect-ratio:3/2}.inv-lead{max-width:600px}.inv-hero-pricing{display:flex;width:fit-content;font-size:1rem}.inv-options{padding-block:30px}.inv-options-grid{grid-template-columns:1fr}.inv-option{padding:22px 0!important;grid-template-columns:72px minmax(0,1fr);gap:20px;border:0!important;border-bottom:1px solid var(--inv-line)!important}.inv-option:last-child{border-bottom:0!important}.inv-service-icon{width:64px;height:64px}.inv-option p{max-width:none}.inv-rental-inner{grid-template-columns:1fr;gap:24px}.inv-rental-photo{height:auto;min-height:0;aspect-ratio:3/2}.inv-rental-copy{padding-bottom:8px}.inv-rental-copy h2 br{display:none}.inv-wholesale{grid-template-columns:1fr;gap:24px}.inv-wholesale-action{padding-left:0;border-left:0;text-align:left}.inv-wholesale-action .inv-button{width:auto}.inv-planning ul{grid-template-columns:1fr 1fr;row-gap:12px}.inv-planning li:nth-child(2){border-right:0}.inv-inquiry-inner{grid-template-columns:1fr;gap:26px}.inv-inquiry-copy{padding-top:0}.inv-inquiry-copy h2{margin-bottom:16px!important}.inv-inquiry-copy p{max-width:100%}.inv-form-grid{grid-template-columns:1fr 1fr}.inv-wide-break{display:none}}
@media(max-width:480px){.inv-wrap{width:88%}.inv-options .inv-section-heading h2{font-size:2rem}.inv-option{grid-template-columns:52px minmax(0,1fr);gap:15px}.inv-service-icon{width:52px;height:52px}.inv-option h3{font-size:1.45rem!important}.inv-text-link{font-size:1rem}.inv-form-grid{grid-template-columns:1fr}.inv-form-card{padding:20px 17px}.inv-button{padding:12px 15px;font-size:1.05rem;gap:10px;max-width:100%}.inv-hero-pricing{max-width:100%;font-size:.95rem}.inv-checklist li{font-size:.97rem}.inv-planning li{font-size:1.04rem;padding-inline:8px}.inv-draft-actions>*{width:100%}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.inv-button{transition:none}}

.inv-planning li a{display:flex;align-items:center;justify-content:center;min-height:44px;overflow-wrap:anywhere;text-decoration:underline;text-underline-offset:4px}.inv-planning>.inv-wrap>.inv-note{max-width:880px;margin-inline:auto}.inv-service-inquiry a{display:inline-flex;align-items:center;min-height:44px;text-decoration:underline;text-underline-offset:4px}