SFR Investments with Local Property Managers
Connecting best-in-class real estate operators with private capital.
ABOUT US
Ovata Funds invests in single family rental portfolios and small-to-mid-size multifamily, too large for individual investors, yet too small for institutional equity.
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Our Strategy
How We Operate
We align interests and empower property management professionals to turn their operational expertise into profitable partnerships. Retain more doors, ignite growth, and create equity.
Create Partnerships
We love teamwork. Our Founders have created over 50 joint-venture partnerships and actively utilize this framework to partner with best-in-class operators. Through our franchise network, we have access to the largest single family property management organization in North America, with more than 400 property management firms around the country.
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Analyze & Underwrite
Our property management partners leverage asymmetric knowledge, that is both market and property specific, to create a distinct buying advantage. We use this historical property performance and conservative debt strategies to construct solid assumptions about future performance.
Acquire & Reposition
When buying small portfolios of houses, we inherit a lot of great residents. We also inherit some leases that are under-market or under-performing. At each turnover we use equity to reposition assets and renovate to achieve market rents.
Manage & Monetize
Quality housing attracts quality residents, and quality management keeps residents happy and maximizes NOI. By partnering with local property managers, we reduce 3rd party client turnover and provide investors with stable, predictable cash flows.
OUR CAPABILITIES
What We’re Best At
Through hundreds of transactions and thousands of doors under management, we excel at scattered site acquisitions and operations. Institutional SFR operators have two options when it comes to property management, rely on 3rd party management companies, or hire internally and incur overhead and variable labor costs in each market. We rely on “1st party management”, and incentivized property managers with skin in the game. This allows us to be nimble and location agnostic as we enter new markets.
Value-Add
We buy houses that need some love. Operators who are short on cash have deferred capital expenditures. This creates below market buying opportunities that usually yield 2x our equity investment on property upfit.
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Opportunistic
We buy in bulk. Portfolio sellers will trade time and effort for money. Most mom-and-pop investors do not have time to engage in multiple transactions with multiple buyers. Having a well-qualified buyer, a quick close, and a guaranteed exit is worth a discount. We actively work alongside our property management partners to identify this specific type of seller.
Partnerships
Property management requires trust. Average industry churn is in excess of 20% and a property management professionals retain a typical client for 3-5 years. When a portfolio is coming up for sale, the property manager is the first to know. We build relationships with our 1st party property management clients that drives off-market buying opportunities, client retention, and outsized returns.
Our Track Record
By sourcing previously unreachable deals, we deliver outsized financial returns for HNW individuals, family offices, and RIAs.
Investments & Acquisitions
Units Purchased
Units Managed
Years of Experience
Joint Venture Partnerships
Partnership Distributions
OUR PROCESS
A Specialized Approach
Finding deal flow is hard. Property Management is hard. As an industry leading property management provider, we teach vertical integration and investing strategies that lead to buying opportunities in growing markets.
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Partnerships
Through joint ventures with other property managers, we have acquired 250 rental units in 4 primary markets. We help our partners evaluate their 3rd party clients and position themselves as buyers. Property management professionals trust us to provide capital, guidance, and expertise to close deals and actively manage investments.
Education
Entrepreneurs in property management earn nominal fees while their clients and equity partners earn outsized risk adjusted returns. Through syndication summits, NARPM conference speaking engagements, podcasts, webinars, and break-out sessions, we have educated hundreds of property managers. We empower small businesses to become real estate investors.
Alignment
We believe in 1st party property management relationships. Why only manage for 3rd party clients? Why not own the bulk of your management portfolio? Our partners share a commitment to elevating tenant experience are committed to providing quality, professionally managed rental housing across the country. When interests align, deals close.
Growth
As a scattered site SFR manager, churn is your enemy. Sales into the open market hurt. We help property managers retain more doors and more clients by creating joint ventures that keep units under management. Managers who embrace 1st party management see top line growth, client retention, and long-term wealth creation.
Active & Target Markets
Through our network of Real Property Management ™ franchise owners, we have inside access to 400 property management entrepreneurs and insight into the 70,000 units under management. We own and operate in 4 states and enter target markets with favorable demographic trends where our strategic partnerships create deal-flow and off market buying opportunities.
Virginia
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Richmond
Norfolk
Staunton
Harrisonburg
Georgia
Macon
Indiana
Evansville
Maryland
Hagerstown
Kentucky
Louisville
Ohio
Columbus
North Carolina
Raleigh
South Carolina
Greenville
South Dakota
Sioux Falls
Texas
Amarillo
Oklahoma
Tulsa
Arkansas
Little Rock
Our Team
Who We Are
Ovata is comprised of real estate fanatics. Our Investment Committee is led by three Managing Directors who specialize in operations and acquisitions, underwriting, and investor relations.
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Ralph M. Reahard
Managing Director, Investment Committee
Ralph M. Reahard
Ralph Reahard steers Ovata’s Investment Committee and serves as the Manager of the Fund’s Manager. He is a seasoned real estate investor and owns and operates two successful Real Property Management franchises, RPM – Richmond Metro and RPM – Summit. Ralph’s business has grown to manage over 1,600 rental units across the Central and Valley regions of Virginia and is ranked in the top 2% of franchise performance, with $4M in annual revenues. In 2019, RPM – Richmond Metro was named Franchise of the Year, besting 360 franchise stores, and in 2020 was named to the Inc. 5000 list, ranking #2514.
Reahard has raised over $12M of investor equity and has real estate holdings worth approximately $80mm spread across six states. Programs sponsored by Mr. Reahard own over 550 residential rental units.
Ralph has teamed up with several RPM franchise operators to complete value-added repositioning, off-market joint ventures, and multi-family syndications – closing on more than 350 units and counting. In 2022, Ralph led a group of investors to acquire an off-market deal consisting of a 114-unit SFR portfolio in Macon, GA, consisting of 104 single-family homes and 10 apartment units.
Mr. Reahard earned his Bachelor of Arts in Leadership Studies and his Master of Business Administration from the University of Richmond.
David J. Beekman
Managing Director, Investment Committee
David J. Beekman
David Beekman leads acquisition and underwriting initiatives at Ovata and serves on the Investment Committee. He was previously responsible for leading acquisition strategy and investor relations at RPM – Richmond Metro and RPM – Summit, where he closed on more than 250 units. In 2021, David helped expand franchise operations by opening a satellite office on the heels of a $6.5mm, scattered-site, portfolio syndication.
Before joining RPM – Richmond Metro, Beekman spent 13 years driving growth at WorldStrides, the private equity owned, market leader in educational travel and experiences. He served in customer-facing and finance leadership roles, achieving material gains in revenue, P&L performance, NPS,
salesforce effectiveness, and technology implementation. David led and developed K-12 Account Management, Sales Operations, Pricing, and Financial Planning and Analysis teams, supporting 4 sets of private equity investors, each realizing strong exits.
Mr. Beekman earned his Bachelor of Science in Business Administration from the University of Mary Washington and his Master of Business Administration from Virginia Commonwealth University.
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Robert C. Hunter
Managing Director, Investment Committee
Robert C. Hunter
Rob Hunter leads fundraising and investor relations at Ovata and serves on the Investment Committee. Before joining Ovata, he oversaw corporate management, finance, client relations, and legal advisory functions at Trustpoint. One (formerly PartnerJD), a large-scale litigation services company based in Richmond, Virginia. As Managing Director, Rob leads all investor relations.
Before being acquired by a national competitor in 2014, Hunter served as Partner and General Counsel at PartnerJD. As Director of Sales, Rob provided consultation to law firms, corporations, and governmental entities as they addressed the business and legal challenges associated with the discovery and review of electronically stored information.
Mr. Hunter is licensed to practice law in the Commonwealth of Virginia and earned his law degree from the T.C. Williams School of Law at the University of Richmond. He earned his Bachelor of Arts in European History from Washington & Lee University and his Master of Business Administration from the University of Richmond.
CONTACT US
Get in Touch
At Ovata Funds, we serve our investors, management partners, and residents each and every day. We look forward to serving you and helping you to reach your investment goals.