Eliav Investments acquires underutilized residential properties and converts them into high-performing multi-unit assets, through ADU development, strategic deal structuring, and full-cycle execution.
We operate at the intersection of deal sourcing, regulatory expertise, and development execution, creating value that most investors leave on the table.
We identify distressed, mispriced, and underutilized properties in high-demand infill neighborhoods. We negotiate creatively, using creative financing, off-market direct outreach, and assignment strategies to secure deals below market or with favorable terms.
We reconfigure single-family properties into 3-4+ unit income-producing assets through JADUs, detached ADUs, and interior and lot reconfigurations. A basic SFR becomes a small multifamily asset that performs at a completely different level. Lot reconfiguration in particular is often where the real upside lives.
It starts before the first permit. We underwrite feasibility first - evaluating sewer capacity, fire hazard zone designations, and flood mapping that can kill a project before a dollar is spent. These are the fire pits most investors never see coming. From there, we manage permitting, contractors, and build timelines through to certificate of occupancy. This is where most operators fail. We don't.
We underwrite for reality, using rent-backed decisions and DSCR-driven refinance strategies to pull capital back out while holding long-term cash-flowing assets. We force appreciation through development, not speculation.
A repeatable, disciplined process that transforms underutilized properties into high-performing assets - every time.
We source on and off-market opportunities in infill neighborhoods. Before making an offer, we evaluate site-specific risks - sewer capacity, fire hazard designations, flood zones - that most buyers miss entirely. Every deal is underwritten through a rent-backed lens. No speculation, no guessing.
We assess ADU/JADU feasibility, secure permits, and finalize plans, navigating local and state regulations (HCD, SB9, SB1123) that most investors don't understand.
Our contractor network has completed hundreds of ADU projects. We manage timelines, quality, and budget from groundbreak through certificate of occupancy.
We lease up, refinance via DSCR to return capital, and hold for long-term cash flow, or exit if the spread makes sense. Capital recycled, value locked in.
The combination of deal-structuring skill and development execution capability is rare. Here's what sets us apart.
We understand ADU law beyond surface level, including how state law (HCD, SB9, SB1123) actually translates at the city level. This filters out 90% of competition and reduces entitlement risk significantly.
We don't need an in-house team. We have something better: engineers and designers who've done hundreds of these projects, with repeatable systems from feasibility through stabilization.
We create margin on both ends: entry through creative financing and off-market deal structuring, and exit through forced appreciation via development. Most operators are good at one. We do both.
We apply a 1% rule lens, rent-backed underwriting, and infill-biased site selection. We're not chasing appreciation. We're engineering it through income and value increases.
From acquisition through lease-up and refinance, we own the entire process. Investors aren't exposed to fragmented execution risk. You know where the deal stands at every stage.
We don't chase fringe markets or speculative growth. We focus on strong neighborhoods with proven rental demand - minimizing downside while maximizing the density-driven upside.
We're not looking for passive spectators. Our partners are high-conviction, capital-ready individuals who want access to off-market infill deals they couldn't find or execute on their own.
We handle everything. You get the returns, the transparency, and none of the operator headaches.
You're looking for quick-flip margins, need guaranteed returns, or aren't ready to commit capital for a 12-24 month horizon. Real estate development rewards patience and conviction.
Plug in your numbers and instantly see Cap Rate, Cash-on-Cash Return, DSCR, and a Go/No-Go verdict - built on the same underwriting logic we use for every acquisition.
Analyze Your Deal Free →Whether you're looking to deploy capital, explore a partnership, or just understand what we do, we'd love to have a real conversation. No pitch. No pressure.