:root{
  --ink:#1c2430; --muted:#5a6573; --line:#dfe3e8; --bg:#ffffff; --soft:#f5f3ef;
  --navy:#1f3047; --accent:#8a6d3b; --accent-soft:#efe7d8; --warn:#7a1f1f;
  --serif: "Georgia","Times New Roman",serif;
  --sans: -apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --max:1080px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--bg);line-height:1.65;font-size:17px}
a{color:var(--navy)}
a:hover{color:var(--accent)}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.skip{position:absolute;left:-9999px}.skip:focus{left:12px;top:12px;background:#fff;padding:8px;z-index:10}

/* header */
.site-header{border-bottom:1px solid var(--line);background:#fff}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;min-height:76px;gap:16px;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--navy)}
.brand-mark{width:40px;height:40px;border:1.5px solid var(--navy);display:grid;place-items:center;font-family:var(--serif);font-size:15px;letter-spacing:.06em}
.brand-name{font-family:var(--serif);font-size:20px;letter-spacing:.02em}
.brand-name small{display:block;font-family:var(--sans);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
nav ul{list-style:none;margin:0;padding:0;display:flex;gap:26px;flex-wrap:wrap}
nav a{text-decoration:none;color:var(--ink);font-size:15px;letter-spacing:.02em}
nav a[aria-current="page"]{color:var(--accent);border-bottom:1px solid var(--accent)}

/* draft banner */
.draft-banner{background:var(--warn);color:#fff;text-align:center;font-size:14px;letter-spacing:.08em;padding:8px 12px;font-weight:600}

/* hero */
.hero{background:var(--navy);color:#fff;padding:96px 0 88px}
.hero .eyebrow{color:#d8c6a2}
.hero h1{font-family:var(--serif);font-weight:normal;font-size:44px;line-height:1.2;margin:10px 0 18px;max-width:760px}
.hero p{max-width:640px;color:#dfe5ee;font-size:18px;margin:0}
.eyebrow{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--accent);font-weight:600}

.page-head{background:var(--soft);padding:64px 0 48px;border-bottom:1px solid var(--line)}
.page-head h1{font-family:var(--serif);font-weight:normal;font-size:38px;margin:8px 0 10px;color:var(--navy)}
.page-head p{max-width:680px;color:var(--muted);margin:0}

section{padding:64px 0}
section.alt{background:var(--soft)}
h2{font-family:var(--serif);font-weight:normal;color:var(--navy);font-size:28px;line-height:1.25;margin:0 0 16px}
h3{font-size:17px;margin:0 0 8px;color:var(--navy)}
.lede{font-size:19px;max-width:760px}

.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:start}
.card{background:#fff;border:1px solid var(--line);padding:28px}
.card p{margin:0;color:var(--muted);font-size:16px}
.rule{width:44px;height:2px;background:var(--accent);margin:0 0 18px}

.contact-block p{margin:4px 0}
.contact-block .label{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}

/* team */
.person{display:grid;grid-template-columns:200px 1fr;gap:36px;padding:40px 0;border-bottom:1px solid var(--line)}
.person:last-child{border-bottom:0}
.photo{width:200px;height:200px;object-fit:cover;object-position:center top;background:repeating-linear-gradient(45deg,#eceae5,#eceae5 10px,#e4e1db 10px,#e4e1db 20px);display:grid;place-items:center;color:var(--muted);font-size:13px;letter-spacing:.12em;text-transform:uppercase;border:1px solid var(--line)}
.person h2{margin-bottom:2px}
.person .title{color:var(--accent);font-size:14px;letter-spacing:.06em;margin:0 0 14px;text-transform:uppercase}
.group-title{margin:0 0 4px}
.team-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;margin-top:28px}
.member{background:#fff;border:1px solid var(--line);padding:28px}
.member .photo{width:140px;height:140px;margin-bottom:20px}
.member h3{font-family:var(--serif);font-weight:normal;font-size:24px;margin:0 0 4px}
.member .title{color:var(--accent);font-size:13px;letter-spacing:.06em;margin:0 0 14px;text-transform:uppercase;line-height:1.5}
.member p{font-size:16px}
@media (max-width:1100px){.team-grid{grid-template-columns:1fr 1fr}}
.confirm{background:#fff4d6;color:#6b4e00;font-size:13px;font-weight:600;padding:1px 6px;border-radius:3px;white-space:nowrap}

/* legal */
.legal{max-width:780px}
.legal h2{font-size:22px;margin-top:36px}
.legal p,.legal li{color:#2c3542}
.legal .meta{color:var(--muted);font-size:15px}
.notice{border-left:3px solid var(--accent);background:var(--accent-soft);padding:16px 20px;margin:24px 0;font-size:16px}

/* form */
.register-grid{display:grid;grid-template-columns:1fr 1.25fr;gap:56px;align-items:start}
.steps{counter-reset:s;list-style:none;padding:0;margin:20px 0 0}
.steps li{counter-increment:s;position:relative;padding-left:44px;margin-bottom:18px}
.steps li::before{content:counter(s);position:absolute;left:0;top:0;width:28px;height:28px;border:1px solid var(--accent);color:var(--accent);border-radius:50%;display:grid;place-items:center;font-size:14px}
form.reg{background:#fff;border:1px solid var(--line);padding:32px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{margin-bottom:18px}
label{display:block;font-size:14px;font-weight:600;margin-bottom:6px;color:var(--ink)}
.req{color:var(--warn)}
input[type=text],input[type=email],input[type=tel],select{width:100%;padding:11px 12px;border:1px solid #c9cfd6;border-radius:2px;font:inherit;font-size:16px;background:#fff}
input:focus,select:focus{outline:2px solid var(--accent);outline-offset:1px;border-color:var(--accent)}
fieldset{border:0;padding:0;margin:0 0 18px}
legend{font-size:14px;font-weight:600;margin-bottom:8px}
.radios{display:flex;gap:22px;flex-wrap:wrap}
.radios label,.check label{font-weight:normal;display:flex;gap:10px;align-items:flex-start;font-size:15px}
.check{margin-bottom:12px}
.check input{margin-top:5px}
.btn{display:inline-block;background:var(--navy);color:#fff;border:0;padding:13px 26px;font:inherit;font-size:15px;letter-spacing:.04em;cursor:pointer;text-decoration:none;border-radius:2px}
.btn:hover{background:#2b4262;color:#fff}
.btn-outline{background:transparent;color:var(--navy);border:1px solid var(--navy)}
.btn-outline:hover{background:var(--navy);color:#fff}
.form-note{font-size:13px;color:var(--muted);margin-top:14px}
.portal-box{margin-top:28px;padding:22px;border:1px solid var(--line);background:var(--soft)}
.portal-box p{margin:0 0 12px;font-size:15px;color:var(--muted)}

/* footer */
.site-footer{background:#141c27;color:#b9c2cf;font-size:14px;padding:40px 0}
.site-footer a{color:#e4d6b8}
.site-footer .cols{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-bottom:20px}
.site-footer .disclaimer{border-top:1px solid #2a3442;padding-top:18px;font-size:13px;line-height:1.6;color:#94a0b0}

@media (max-width:820px){
  body{font-size:16px}
  .hero{padding:64px 0}
  .hero h1{font-size:32px}
  .grid-3,.grid-2,.register-grid{grid-template-columns:1fr}
  .person{grid-template-columns:1fr}
  .team-grid{grid-template-columns:1fr}
  .member{padding:22px}
  .photo{width:160px;height:160px}
  .row{grid-template-columns:1fr}
  nav ul{gap:16px}
  .site-header .wrap{padding-top:12px;padding-bottom:12px}
}

/* headshots */
img.photo{display:block;background:#e4e1db;padding:0}
.photo.initials{background:var(--navy);color:#fff;font-family:var(--serif);font-size:44px;letter-spacing:.06em;text-transform:none;border-color:var(--navy)}
.member .photo.initials{font-size:34px}
/* thanks / error */
.thanks-box{max-width:720px}
.thanks-box .btn{margin-top:18px;margin-right:10px}
/* AIM call-to-action */
:root{--gold:#c9a961;--gold-dark:#b48f45}
nav ul{align-items:center}
.nav-cta{background:var(--gold);color:var(--navy)!important;padding:9px 18px;border-radius:2px;font-weight:600;letter-spacing:.04em;border-bottom:0!important}
.nav-cta:hover,.nav-cta[aria-current="page"]{background:var(--gold-dark);color:#fff!important}
.btn-gold{background:var(--gold);color:var(--navy);font-weight:600}
.btn-gold:hover{background:var(--gold-dark);color:#fff}
.btn-lg{padding:16px 30px;font-size:16px}
.btn-ghost{background:transparent;color:#fff;border:1px solid rgba(255,255,255,.55)}
.btn-ghost:hover{background:#fff;color:var(--navy)}
.hero-cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:32px;align-items:center}
.hero .hero-note{font-size:14px;color:#b9c3d1;margin-top:18px;max-width:640px}
.aim-band{background:var(--accent-soft);border-top:3px solid var(--gold);border-bottom:1px solid var(--line)}
.aim-grid{display:grid;grid-template-columns:1.3fr 1fr;gap:48px;align-items:center}
.aim-card{background:#fff;border:1px solid var(--line);padding:28px}
.aim-card .btn{margin-top:6px}
@media (max-width:820px){
  .aim-grid{grid-template-columns:1fr;gap:28px}
  nav ul{gap:12px 16px}
  .nav-cta-item{flex-basis:100%}
  .nav-cta{display:block;text-align:center;padding:11px 18px}
  .hero-cta .btn{width:100%;text-align:center;box-sizing:border-box}
}
/* co-GP callout (Oct 29, 2026) */
.cogp-callout{margin-top:36px;background:#fff;border:1px solid var(--line);border-left:4px solid var(--gold);padding:24px 28px;display:flex;align-items:center;justify-content:space-between;gap:24px}
.cogp-callout p{margin:0;max-width:760px}
.cogp-callout .btn{flex-shrink:0}
@media(max-width:820px){.cogp-callout{flex-direction:column;align-items:flex-start}}

/* photo hero */
.hero-photo{position:relative;overflow:hidden;min-height:min(86vh,760px);display:flex;align-items:flex-end;padding:120px 0 72px;background:#141c28}
.hero-photo .hero-bg,.hero-photo .hero-bg img{position:absolute;inset:0;width:100%;height:100%}
.hero-photo .hero-bg img{object-fit:cover;object-position:30% 35%}
.hero-photo .hero-shade{position:absolute;inset:0;background:linear-gradient(to top,rgba(10,15,25,.65) 0%,rgba(10,15,25,.45) 40%,rgba(10,15,25,.08) 75%,rgba(10,15,25,0) 100%),linear-gradient(to right,rgba(10,15,25,.55) 0%,rgba(10,15,25,.2) 50%,rgba(10,15,25,0) 75%)}
.hero-photo .hero-inner{position:relative;width:100%}
.hero-photo h1{font-size:56px;text-shadow:0 2px 14px rgba(0,0,0,.45)}
.hero-photo .hero-sub{font-family:var(--serif);font-size:22px;color:#f1ede4;text-shadow:0 1px 10px rgba(0,0,0,.5);margin:0 0 6px}
.hero-photo .hero-note{color:#d3d9e2;text-shadow:0 1px 8px rgba(0,0,0,.6)}
@media (max-width:640px){.hero-photo{min-height:88vh;padding:96px 0 40px}.hero-photo .hero-bg img{object-position:center top}.hero-photo h1{font-size:38px}.hero-photo .hero-sub{font-size:19px}.hero-photo .hero-shade{background:linear-gradient(to top,rgba(10,15,25,.78) 0%,rgba(10,15,25,.55) 45%,rgba(10,15,25,.05) 80%)}}

/* stats + projects */
.stats-band{background:var(--navy);color:#fff;padding:36px 0 28px}
.stats{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center}
.stat-num{display:block;font-family:var(--serif);font-size:2.2rem;color:#e6d3ad;line-height:1.1}
.stat-label{display:block;font-size:.92rem;opacity:.9;margin-top:6px}
.stats-note{text-align:center;margin:22px 0 0;font-size:.95rem;opacity:.85;font-style:italic}
.projects{padding:64px 0}
.project-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px;margin-top:24px}
.project-card{background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden}
.project-card img{display:block;width:100%;height:auto;aspect-ratio:3/2;object-fit:cover}
.project-body{padding:16px 20px 20px}
.project-body h3{margin:0 0 4px;font-family:var(--serif);color:var(--navy)}
.project-loc{margin:0;color:var(--muted);font-size:.9rem}
.project-role{margin:8px 0 0;color:var(--accent);font-size:.92rem}
@media (max-width:760px){.stats{grid-template-columns:repeat(2,1fr)}.project-grid{grid-template-columns:1fr}.stat-num{font-size:1.8rem}}

/* how it works / why / faq */
.hiw-steps{list-style:none;margin:28px 0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.hiw-steps li{background:#fff;border:1px solid var(--line);border-radius:6px;padding:22px 20px}
.step-num{display:inline-flex;align-items:center;justify-content:center;width:34px;height:34px;border-radius:50%;background:var(--navy);color:#e6d3ad;font-family:var(--serif);font-size:1.1rem;margin-bottom:10px}
.hiw-steps h3,.why-item h3{margin:0 0 6px;font-family:var(--serif);color:var(--navy);font-size:1.1rem}
.hiw-steps p,.why-item p{margin:0;color:var(--muted);font-size:.95rem}
.center{text-align:center}
.why-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:22px 40px;margin-top:24px}
.why-item{border-left:3px solid var(--accent);padding:4px 0 4px 18px}
.narrow{max-width:800px;margin-left:auto;margin-right:auto}
.faq details{background:#fff;border:1px solid var(--line);border-radius:6px;margin:12px 0;padding:0 20px}
.faq summary{cursor:pointer;padding:16px 0;font-weight:600;color:var(--navy);list-style:none;position:relative;padding-right:28px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:0;top:12px;font-size:1.4rem;color:var(--accent)}
.faq details[open] summary::after{content:"\2013"}
.faq details p{margin:0 0 16px;color:var(--muted)}
@media (max-width:860px){.hiw-steps{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.hiw-steps,.why-grid{grid-template-columns:1fr}}

/* home CTA band */
.cta-band{background:var(--soft);border-top:1px solid var(--line);padding:48px 0}
.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:32px}
.cta-inner h2{margin:0 0 8px;font-family:var(--serif);color:var(--navy)}
.cta-inner p{margin:0;color:var(--muted);max-width:620px}
.cta-actions{display:flex;flex-direction:column;align-items:center;gap:10px;flex-shrink:0}
.cta-login{font-size:.9rem}
@media (max-width:760px){.cta-inner{flex-direction:column;align-items:flex-start}.cta-actions{align-items:flex-start}}
/* Dynamic touches (motion only when allowed) */
.project-card{transition:transform .25s ease,box-shadow .25s ease}
.project-card img{transition:transform .6s ease}
.project-card:hover{transform:translateY(-4px);box-shadow:0 12px 28px rgba(20,28,40,.14)}
.project-card:hover img{transform:scale(1.03)}
@keyframes heroZoom{from{transform:scale(1)}to{transform:scale(1.08)}}
.motion .hero-photo .hero-bg img{animation:heroZoom 22s ease-out forwards;transform-origin:30% 35%}
.motion .reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.motion .reveal.in{opacity:1;transform:none}
.motion .project-grid .reveal:nth-child(2){transition-delay:.1s}
.motion .project-grid .reveal:nth-child(3){transition-delay:.2s}
.motion .project-grid .reveal:nth-child(4){transition-delay:.3s}
@media (prefers-reduced-motion: reduce){.project-card,.project-card img{transition:none}.project-card:hover,.project-card:hover img{transform:none}}
/* Private credit page */
.pc-hero{padding:88px 0 72px;background:linear-gradient(135deg,#1b2a40 0%,#22344f 60%,#2b4262 100%)}
.pc-hero h1{font-size:48px}
.pc-stats{grid-template-columns:repeat(3,1fr)}
.pc-word{font-size:1.9rem}
.pc-list{margin:12px 0 0;padding-left:20px;color:var(--muted)}
.pc-list li{margin:6px 0}
.pc-fine{font-size:.9rem;color:var(--muted);font-style:italic;margin-top:24px}
.pc-investors p{max-width:760px}
@media (max-width:640px){.pc-stats{grid-template-columns:1fr}.pc-hero h1{font-size:34px}}
.pc-mark{display:flex;align-items:center;gap:12px;margin-bottom:22px;color:#fff;font-family:var(--serif);font-size:18px}
.pc-mark .brand-mark{border-color:#d8c6a2;color:#e6d3ad}
.pc-mark small{display:block;font-family:inherit;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:#b9c3d1}
.pc-person{display:flex;gap:20px;align-items:flex-start}
.pc-person img{width:96px;height:96px;border-radius:50%;object-fit:cover;flex:none}
.pc-person h3{margin:0;font-family:var(--serif);color:var(--navy)}
.pc-role{margin:2px 0 8px!important;color:var(--accent)!important;font-size:.9rem!important}
/* Credit inquiry form */
.credit-form{max-width:none}
.form-h{font-family:var(--serif);font-size:1.3rem;color:var(--navy);margin:28px 0 12px;padding-top:16px;border-top:1px solid var(--line)}
.credit-form .form-h:first-of-type{border-top:0;padding-top:0;margin-top:0}
.form-sub{font-family:var(--sans,inherit);font-size:.85rem;color:var(--muted)}
.row3{display:grid;grid-template-columns:repeat(3,1fr);gap:0 20px}
.cre-row{display:grid;grid-template-columns:2.2fr 1.2fr 1fr 1fr 36px;gap:0 14px;align-items:end;padding:12px 14px 0;background:var(--sand,#f6f3ee);border:1px solid var(--line);margin-bottom:10px}
.cre-remove{height:42px;margin-bottom:18px;border:1px solid #c9cfd6;background:#fff;font-size:20px;cursor:pointer;color:var(--muted)}
.cre-remove:hover{color:var(--warn);border-color:var(--warn)}
.btn-sm{padding:9px 16px;font-size:14px;margin-bottom:8px}
textarea{width:100%;padding:11px 12px;border:1px solid #c9cfd6;border-radius:2px;font:inherit;font-size:16px;background:#fff;resize:vertical}
textarea:focus{outline:2px solid var(--accent);outline-offset:1px;border-color:var(--accent)}
@media (max-width:760px){.row3{grid-template-columns:1fr}.cre-row{grid-template-columns:1fr 1fr}.cre-row .field:first-child{grid-column:1/-1}.cre-remove{grid-column:1/-1;margin-bottom:12px}}
/* Money inputs + property cards */
.money{position:relative}
.money span{position:absolute;left:12px;top:50%;transform:translateY(-50%);color:var(--muted);pointer-events:none;font-size:16px}
.money input{padding-left:26px!important;text-align:right;font-variant-numeric:tabular-nums}
.cre-card{border:1px solid var(--line);background:var(--sand,#f6f3ee);padding:16px 18px 6px;margin-bottom:14px;border-radius:2px}
.cre-head{display:flex;justify-content:space-between;align-items:center;margin-bottom:10px}
.cre-head h3{margin:0;font-family:var(--serif);font-size:1.1rem;color:var(--navy)}
.cre-remove{border:1px solid #c9cfd6;background:#fff;color:var(--muted);font:inherit;font-size:14px;padding:6px 12px;cursor:pointer;border-radius:2px}
.cre-remove:hover{color:var(--warn);border-color:var(--warn)}
.cre-addr{display:grid;grid-template-columns:2fr 1fr 1fr;gap:0 14px}
.cre-vals{display:grid;grid-template-columns:1fr 1fr 1fr;gap:0 14px}
.cre-equity{margin:0 0 12px;font-size:15px;color:var(--muted);text-align:right}
.cre-equity strong{color:var(--navy);font-variant-numeric:tabular-nums;margin-left:6px}
.cre-equity strong.neg{color:var(--warn)}
@media (max-width:760px){.cre-addr{grid-template-columns:1fr 1fr}.cre-addr .field:first-child{grid-column:1/-1}.cre-vals{grid-template-columns:1fr}.cre-equity{text-align:left}.cre-card{padding:14px 14px 4px}}