Private multifamily investment · Jacksonville, Florida

We buy workforce housing below replacement cost and create value by operating it well.

TLV Investments LLC has acquired more than 1,000 doors across Jacksonville and Central Florida since 2020 — starting with single-family homes we renovated, rented and refinanced, then small multifamily, and today mid- and large-size apartment communities that we reposition and own.

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Aerial view of MorningSide Apartments, Jacksonville
MORNINGSIDE APARTMENTS · 112 UNITS · ACQUIRED 2025
1,000+
Doors acquired
2020
Investing since
557
Doors in featured case studies
1
Full-cycle multifamily exit
Portfolio

Featured acquisitions

Our largest multifamily deals, with the story and the headline numbers. Detailed financials are available to qualified investors and lenders on request.

View the full portfolio →

Our journey

Bigger and better, one step at a time

We did not start with 192 units. We earned the right to buy them by executing the same playbook on smaller properties first.

2020

Single-family houses

Buy a house that needs work, renovate it with our own crews, rent it, refinance to recover the capital — and buy the next one. Repeated dozens of times across Jacksonville.

2021

Small multifamily

Duplexes, quads and small complexes. Same discipline on price and renovation, more doors per closing, and the first on-site systems that later ran hundreds of units.

2022

Mid-size turnaround

26 East 59th Street: 64 units at 70% occupancy, bought for $2.72M. Stabilized to 95% and sold in 2024 for $4.75M — our first full-cycle multifamily exit.

2024

Into Central Florida

Silverforest (51 units, Ocala) and Northwood (42 units, Belleview) bought together for $5.6M — 93 doors at roughly $60,000 each, now valued at $9.5M.

2025

Large communities

MorningSide (112 units) and Breakwater Studios (192 units) acquired below every comparable sale; Palm Terrace (96 units) bought at auction and now under full redevelopment.

Strategy

Great deals are created, not found

We look for well-located, structurally sound communities where the upside sits in operations — and we buy them at a basis that protects the downside.

Basis

Buy below the comp set

From our first single-family homes to our 2025 acquisitions — which closed at the lowest price per unit of any comparable sale in their submarkets — the rule has never changed. Palm Terrace was bought as a vacant shell at auction for under $16,000 a door.

Operations

Hands-on ownership

TLV controls the plan from underwriting to renovation to lease-up, with dedicated on-site property management executing the day-to-day.

Income

Grow what we control

Renovations on turnover, utility bill-back, tax abatements, re-tenanting and expense discipline. We do not underwrite cap-rate compression.

Read our full approach →

Track record

Proven full cycle: 26 East 59th Street

A 64-unit community bought in 2022 at 70% occupancy with deferred maintenance and weak management. We took over operations at closing, renovated with our own crews, re-tenanted the property to 95% occupancy and sold it stabilized in 2024 for $4.75 million.

See the case study
Purchased 2022$2.72M64 units · 70% occupied
Occupancy70% → 95%Vacancy cut from 30% to 5%
Sold 2024$4.75MStabilized, to a long-term holder
Hold period~2 yrsBuy · fix · stabilize · sell
Work with us

Have a deal, or want to invest alongside us?

Brokers: we underwrite fast and close with certainty. Investors: we share detailed reporting on every asset and welcome a conversation about upcoming acquisitions.

BrokersSubmit a deal →
InvestorsRequest information →
Emailtlvinvestmentsllc@gmail.com
Portfolio

1,000+ doors across North and Central Florida.

TLV Investments has acquired more than 1,000 doors since 2020 — single-family homes, small multifamily and, today, mid- and large-size apartment communities in Jacksonville, Ocala and Belleview. The case studies below cover our largest multifamily deals: why we bought each one, what we did and where it stands today.

The foundation

Single-family and small multifamily

Before the communities above, TLV built its base one house at a time. Starting in 2020 we bought single-family homes across Jacksonville that needed work, renovated them with our own crews, leased them and refinanced to recycle the capital into the next purchase. Small multifamily — duplexes, quads and small complexes — followed with the same playbook.

Those properties are still in the portfolio, still operated by our on-site management team, and they are where the systems that now run more than 550 multifamily doors were first built.

ModelBuy · RenovateHomes and small buildings that need work
ThenRent · RefinanceStabilize, recover capital, hold long term
Since2020Jacksonville, Florida
Portfolio1,000+Doors acquired to date
Strategy

Buy well. Create value. Repeat.

Our approach is built on five stages — the same roadmap we teach when we speak about scaling from a first rental to hundreds of doors. It starts with discipline on price and ends with a business that runs without us.

The roadmap

Five stages from first door to freedom

1

Find deals

Know the buy box cold. Build deal flow through brokers, off-market outreach and referrals. Look for problems — vacancy, tired management, below-market rents — because that is where the margin lives.

Great deals are created, not found.
2

Underwrite

Revenue, expenses, NOI, debt, cash flow. Pull the actual tax bill, get a real insurance quote, walk every unit, read every lease. The seller's pro forma is where the conversation starts.

Verify. Don't assume.
3

Build relationships

Brokers see it first. Lenders reward certainty of close. Sellers sell to people who solve their problem. Property managers make or break the returns.

Relationships compound just like money.
4

Scale

Investor → operator → business owner → capital allocator. Replace yourself with people, then systems, so the next deal does not depend on your calendar.

Make yourself less necessary.
5

Create freedom

Forget the door count. Optimize for equity, cash flow, conservative debt and time. A thousand doors is not the goal — the freedom they can buy is.

Optimize for freedom, not doors.
Stress testing

Ask how much you can lose

Every acquisition has to survive all four of these before we sign. If a deal only works on hope, we pass.

Rents stay flat?

No growth for three years. Does the property still service its debt?

Expenses +10%?

Insurance and taxes reprice on day one in Florida. We model it before it happens.

Rates stay high?

The refinance is underwritten at today's rate, not the one we hope for.

Exit cap +100 bps?

If the return depends on a compressed exit cap, there is no deal.

What we buy

The buy box

Jacksonville workforce multifamily

We know this market block by block. If a deal fits this profile, we can underwrite in 48 hours and close with certainty.

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Market
Jacksonville MSA and Central Florida (Ocala / Marion County)
Asset
Garden-style multifamily, 50–300 units
Vintage
1960s–2000s · concrete block preferred
Profile
Value-add, distressed or vacant redevelopment
Price
$1M – $25M per asset
Situations
Below-market rents, high vacancy, tired management, auctions, off-market
Process

From first look to stabilized asset

1

Source

Broker relationships, auctions, direct-to-seller outreach and referrals across Jacksonville.

2

Underwrite

Actual numbers only. A 48-hour first pass, then full diligence with our contractors on site.

3

Close

Certainty of close is our edge with sellers and brokers. We do what we said, on the date we said.

4

Take over

Management, leasing, maintenance and collections transition on day one — no gap.

5

Execute

Renovate on turnover, add fee income, control expenses, report quarterly against the plan.

About

Owner-operators, not allocators.

TLV Investments LLC is a privately held real estate investment company founded in 2020. We have acquired more than 1,000 doors across Jacksonville and Central Florida — from single-family homes to a 192-unit community — and we operate every one of them.

Our story

From single-family houses to 1,000+ doors

TLV started in 2020 the way most real estate businesses do — with single-family houses, a lot of sweat and a simple rule: buy at a price where you can be wrong and still be fine. We bought homes that needed work, renovated them with our own crews, rented them, refinanced to pull our capital back out, and bought the next one. Repeated dozens of times, that cycle built the team, the systems and the equity to move up.

Small multifamily came next — duplexes, quads and small complexes where the same playbook worked at a larger scale. In 2022 we took on our first mid-size turnaround, a 64-unit community at 70% occupancy that we stabilized and sold two years later. In 2024 we expanded into Central Florida with Silverforest and Northwood Apartments — 93 units across Ocala and Belleview bought together for $5.6 million. In 2025 we acquired MorningSide Apartments (112 units) and Breakwater Studios (192 units), and we are currently redeveloping Palm Terrace, a 96-unit community bought at auction. The deals have grown; the rule has not.

We are principals, not fund managers. We put our own capital in first, we sign on the debt, and we live in the numbers of every property every week. Decisions get made quickly because the people making them own the outcome.

Day-to-day property management — leasing, maintenance, collections and resident service — is handled by Easy Jax Property Management, a separately operated Jacksonville management company that runs TLV's communities on site. TLV sets the strategy, the capital plan and the renovation scope; the management team executes it.

At a glance

  • Founded: 2020 · Jacksonville, Florida
  • Portfolio: 1,000+ doors acquired — single-family, small multifamily and mid/large communities
  • Focus today: Workforce multifamily, value-add and redevelopment
  • Owned today: MorningSide Apartments (112) · Breakwater Studios (192) · Silverforest & Northwood (93)
  • Under construction: Palm Terrace (96)
  • Realized: 26 E 59th Street (64) — sold 2024
Team

Principals

Shay Edery

Shay Edery

Managing Principal & Head of Operations

Founded TLV in 2020 and has grown it from a first single-family rental to more than 1,000 doors. Shay sets the strategy and the capital plan for every acquisition, handles all banking and lender relationships — acquisition financing, construction draws and refinances — and oversees asset management across the portfolio. From the first offer to the refinance, Shay is the principal accountable for how every dollar of TLV's capital is deployed and returned.

Itay Harazi

Itay Harazi

Managing Principal · Construction & Field Operations

Runs everything that happens on site. Itay is in charge of all field operations across the portfolio — renovations, construction, maintenance and the crews and contractors who perform the work. He controls scope, budgets, schedules and quality, and is the reason TLV can take on heavy-lift properties with confidence.

Gal Shmukler

Gal Shmukler

Principal · Acquisitions & Underwriting

Owns the front end of every deal. Gal sources opportunities through brokers, auctions and off-market relationships, analyzes and underwrites each one — rents, expenses, comparables, debt and stress cases — and structures the offer and financing that get it to closing. He also leads investor and lender relationships and speaks regularly to investor groups on building a scalable real estate business, from a first single-family rental to hundreds of multifamily doors.

The TLV partners in the conference room
Investors

Invest alongside the people who run the deal.

We partner with a small group of private investors and lenders on our acquisitions. We put our own money in first, we operate the asset, and we report on it like it is yours — because part of it is.

How it works

What partnering with TLV looks like

Deal-by-deal

We do not run a blind pool. You see the property, the price, the plan and the numbers before you commit.

Aligned capital

Principals invest in every deal and personally guarantee the debt. We win when you win.

Real reporting

Quarterly updates with occupancy, collections, renovation progress and financials against the original plan.

Conservative debt

Every deal is stress-tested for flat rents, higher expenses, higher rates and a wider exit cap before we sign.

Frequently asked questions

What kind of properties do you buy?

Workforce multifamily in Jacksonville, typically 50–300 units, built between the 1960s and 2000s, where the previous owner under-managed the asset or left value on the table. We also buy vacant or distressed properties for full redevelopment when the basis is right.

How do you make money on a deal?

Primarily by buying below comparable sales and growing net operating income through renovations, re-tenanting, fee income and expense control. We do not rely on cap-rate compression or market appreciation in our underwriting.

What is the typical hold period?

Two to seven years. Our single-family and small multifamily holdings were built on a buy, renovate, rent and refinance model — we hold them long term. 26 East 59th Street was a two-year turnaround and sale; MorningSide and Breakwater are intended as longer holds with a refinance once stabilized.

Can I see detailed financials on your properties?

Yes. Qualified investors and lenders can request our detailed deal summaries — purchase basis, capital budgets, operating results and pro forma — using the form on this page. We respond personally within two business days.

Who manages the properties?

On-site management is provided by Easy Jax Property Management, a Jacksonville management company that operates TLV's communities. TLV directs the strategy, budget and renovation scope and reviews performance weekly.

Request access

Detailed deal financials

Tell us a little about yourself and we will send the detailed summaries for the properties you are interested in.

We share detailed financials only with qualified investors and lenders. Nothing on this site is an offer to sell securities.

Brokers & sellers

Send us the deal. We answer in 48 hours.

We are active buyers in Jacksonville with a clear buy box, our own capital and a track record of closing what we sign. If it fits, you will get a real answer — not a re-trade.

Buy box

What we are looking for

Market
Jacksonville MSA and Central Florida (Ocala / Marion County)
Asset
Multifamily, 20–300 units; small multifamily and SFR portfolios considered
Vintage
1960s–2000s · concrete block preferred
Profile
Value-add, distressed, vacant, auction
Price
$1M – $25M per asset
Condition
We are comfortable with heavy lifts
We close

More than 1,000 doors acquired since 2020, from single-family homes to a 192-unit community, including auction purchases. Certainty of close is the reason brokers call us first.

We move fast

First-pass underwriting in 48 hours; our contractors walk the property with us during diligence, not after.

We buy problems

30% vacancy, deferred maintenance, a vacant shell — those are the deals where we add the most value.

We protect your relationship

Sellers get a clean, professional process. Brokers get paid on time and get the next call.

Submit a deal

Tell us about the property

Confidential. We sign NDAs and never shop your deal.

Contact

Let's talk.

Whether you have a property to sell, capital to place, or a question about one of our communities, we read every message and respond personally.

TLV Investments LLC

Residents

  • If you live at one of our communities, maintenance requests, rent payments and leasing questions are handled by the on-site management office at your property. Please contact them directly for the fastest response.