This page is for informational purposes only and does not constitute an offer to sell or solicitation to buy any security.
Capital Partners
The Operator You Partner With
Is the One Running the Buildings.
Top Tier Investment Firm partners with family offices, private equity groups, and accredited investors to acquire and manage Midwest real estate. Vertically integrated operations. Conservative underwriting. Full alignment.
$2M - $15M
Target Deal Size
5-7 Years
Target Hold Period
Preferred before GP participation
LP Distribution Priority
Structured per deal
Equity Split
Co-invest on every deal
LP / GP Alignment
Monthly + Quarterly
Reporting Cadence
All metrics are targets and vary by deal. Past performance does not guarantee future results.
Investment Thesis
Why Midwest Multifamily. Why an Operator-Led Strategy.
We are not a capital allocator with a real estate exposure. We are an operating firm that raises capital to scale what we already do. The thesis starts with operations, not the market cycle.
Target Market
Midwest multifamily and commercial real estate. Omaha metro and surrounding markets with proven rental demand, population stability, and below-replacement-cost acquisition pricing.
Asset Class Focus
Multifamily (20-150 units), mixed-use, and select commercial. Value-add opportunities where operational improvements drive NOI growth, not market speculation.
Hold Strategy
5 to 7 year target hold with defined exit scenarios at acquisition. We underwrite the exit before we close the entry.
Operator Edge
Vertically integrated. We self-manage every asset we acquire. No third-party PM, no outsourced operations. The people raising capital are the same people running the buildings.
How We Think
Five Principles That Drive Every Capital Decision
We Underwrite the Downside First
Every deal gets stress-tested against a recession scenario, a vacancy spike, and a rate environment before we underwrite the upside. We do not build pro formas around assumptions we cannot defend.
The Operator Is the Asset
Real estate returns are driven by operations, not market timing. Our edge is in-house management, retention-focused culture, and institutional reporting built on top of hands-on operations. The building is the vehicle. The operator is the investment.
Aligned Incentives, Not Just Aligned Documents
We invest our own capital in every deal we bring to partners. Our promote is earned after your preferred return is satisfied. Alignment is structural, not a talking point.
Transparent Reporting Is Non-Negotiable
Monthly operating reports. Quarterly financial summaries. Annual K-1s on time. You always know where your capital is, how the asset is performing, and what decisions are being made. We show our work.
Midwest Markets for a Reason
We operate where we know the land. Omaha and the surrounding Midwest corridor offer cap rate spreads, below-replacement-cost acquisition opportunities, and population and employment stability that coastal markets do not. We are not chasing markets. We are building in them.
How We Work Together
Three Ways to Partner
We structure partnerships around the capital partner. Whether you are a family office deploying into a defined opportunity, a PE group with deal flow, or an owner seeking a local operator, the structure follows the relationship.
Equity Co-Investment
Deploy capital alongside us as a limited partner in a defined deal structure. Preferred return, waterfall distribution, and full transparency into asset-level performance from day one.
- 8% preferred return (deal-dependent)
- 70/30 LP/GP split above preferred
- Quarterly distributions where cash flow supports
- Monthly operating reports, annual K-1s
Co-GP and Joint Ventures
Bring capital or deal flow. We bring vertically integrated operations, Midwest market depth, and a team that operates every asset in-house. Custom structures for the right partners.
- Custom equity and promote structures
- Full operational control by Top Tier
- Shared underwriting and due diligence
- Institutional-grade reporting throughout
Portfolio Asset Management
For family offices and private equity groups that own Midwest real estate and need a local operator. We manage your assets with the same rigor we apply to our own portfolio. No outsourced operations, no middlemen, no black boxes.
- NOI optimization and value-add execution
- Capital improvement planning
- Monthly financial reporting and owner dashboards
- Direct access to the operating team
Portfolio Development
We Build Portfolios. Not Just Deals.
Single-asset thinking is how most operators get stuck. We build with portfolio construction in mind from the first acquisition: geographic concentration, asset class balance, debt maturity laddering, and exit sequencing that creates predictable liquidity events.
For capital partners, this means your investment is part of a deliberate strategy, not a one-off opportunity. Each asset strengthens the portfolio. Each exit funds the next entry. That is how generational wealth gets built.
Geographic Concentration
Deep local market knowledge, not shallow national reach. We operate where we have relationships, data, and reputation.
Debt Strategy
We underwrite to hold through a full cycle. Debt maturity, rate exposure, and leverage are managed at the portfolio level.
Value-Add Execution
Operational improvements first. Capital improvements second. We do not underwrite rent bumps we have not earned.
Exit Sequencing
Every acquisition has a defined exit scenario. We communicate hold timelines and disposition strategy before capital is deployed.
The Operator
You Are Betting on the Operator. Meet Him.
Tanner Sherman is a military veteran, licensed Nebraska real estate broker, and the principal operator at Top Tier Investment Firm. He built this firm from the ground up, acquiring and managing real estate while building the operational infrastructure to scale.
Nicole Sherman serves as President of Operations. Together, they oversee every asset, every tenant relationship, and every capital decision. This is not a firm that outsources its core function and calls it management.
Family offices and private equity groups that partner with Top Tier get direct access to the people running the buildings. Not an investor relations coordinator. Not a call center. The operators.
Start the Conversation
We Are Selective About
Who We Work With.
Capital partnerships are built on trust, shared values, and aligned timelines. If you are a family office, private equity group, or accredited investor exploring Midwest real estate, we want to have a direct conversation before any deal is on the table.
Or submit your information and we will reach out within one business day.
This page does not constitute an offer to sell or a solicitation of an offer to buy any security. All investments involve risk. Past performance does not guarantee future results.