A 50-year family-owned firm building $3 billion of multifamily and storage. Custom assets for Sterling Group.

My name is Lance Swank, and I am the President and CEO of Sterling Group.

My father Larry founded this firm in 1976, I have been running operations since 1983, and over the last 50 years we have aggregated more than $3 billion of value across Class A multifamily and institutional self-storage in the Sunbelt.

If you are an accredited investor who has spent the last few years writing $100,000 and $1 million tickets into 506(c) raises and you are tired of backing first-time sponsors with a four-year track record, the next five minutes are for you.

Sterling Group is privately held, family-owned, and vertically integrated.

We do not outsource construction, we do not outsource leasing, and we do not outsource property management.

We operate four divisions under one roof in Mishawaka, Indiana, which is Sterling Investments handling the capital formation and the 506(c) syndication, Sterling Development sourcing the deals, Sterling Construction building the asset, and Sterling Management running 23,000 apartment units and 4 million square feet of self-storage every single day.

When an investor wires capital into a Sterling offering, they are partnering with the team that will physically build the property, lease the units, and sign the K-1s for the entire life of the hold, not a paper syndicator who outsources every operational layer to a third party.

That structural choice is the single biggest reason our investor distributions have held up across five interest-rate cycles, because the operating margin that most peer sponsors leak to third-party general contractors and third-party property managers sits on our own balance sheet, which means it ends up in the investor waterfall instead of someone else's.

Here is what is currently open to accredited investors under Reg D 506(c).

Sterling Real Estate Development Fund II is the active Class A multifamily vehicle, with the Argento at Three86 in Nashville and the Argento at Cane Bay in Charleston already raising, and additional tranches coming online through the first three quarters of 2026.

The target return is a 16 to 18% IRR on the broader fund and a 17% IRR with a 2.5x equity multiple on the deal-specific Sterling Gallatin and Sterling Charleston vehicles, both over a 4 to 7 year hold.

The cash distribution cadence is 4% during the construction phase, then an average of roughly 7% annual cash return after the asset stabilizes.

On the self-storage side, Sterling Self Storage Master Fund I is the acquisition and recapitalization vehicle with 15 deals already closed and more than 50 targeted, while Sterling Self Storage Fund VII is the ground-up development fund focused on the Atlanta MSA, with 3 projects already in motion and 2 fully delivered.

All of these vehicles flow K-1 tax treatment, cost segregation, and bonus depreciation through the operating LP.

The reason these numbers matter is that they are not projections off a first-time pitch deck.

Sterling Construction has completed more than $1 billion of projects under Larry Swank the second, who runs the construction division, and Sterling Investments has deployed nearly $1 billion of development, acquisition, and syndication activity since 2011 under Josh Miller, our Chief Investment Officer.

Andrea Vinstra runs the 200-person property management arm, Drew Strobel handles every dollar of legal activity across the platform, and Bob Voss runs the finance function out of the same Mishawaka office where my father started the firm half a century ago.

Three generations of the Swank family currently sit on the masthead, which means the succession question that quietly worries most LPs writing $1 million checks into a 7-year hold has already been answered.

Subscription minimums are $100,000 for the deal-specific vehicles and the Master Storage Fund, $250,000 for Sterling Self Storage Fund VII, and we strongly prefer $4 million plus into Sterling Real Estate Development Fund II and $5 million plus into the Self Storage Master Fund.

The structure is Reg D 506(c), which means we are required to verify accreditation status on every subscription before a dollar of capital is accepted, and we handle that verification through our subscription documents directly.

Investor reporting runs monthly through our in-house management team, with quarterly investor calls and annual K-1 delivery on schedule.

If any of what I just walked through is interesting, the right next step is a 15-minute conversation with our capital team.

We will walk you through the active Argento and self-storage offerings, share the actual subscription documents, and answer every question you have about the underwriting, the construction schedule, and the in-house management of the asset.

There is a calendar link on the landing page below this video.

Pick a time, we will be on the call, and we will treat your capital with the same discipline that has carried this family business across the last 50 years.

Thank you.