.invest-page {
  background: var(--paper);
  color: var(--ink);
}

.invest-page .site-nav {
  gap: clamp(15px, 1.8vw, 32px);
}

.invest-page .site-nav a[aria-current="page"]::after {
  transform: scaleX(1);
}

.invest-hero {
  min-height: 920px;
  height: 100svh;
  position: relative;
  display: grid;
  grid-template-columns: minmax(0, 1.45fr) minmax(330px, .55fr);
  align-items: end;
  overflow: hidden;
  background: var(--ink);
  color: var(--paper);
}

.invest-hero::after {
  content: "";
  position: absolute;
  inset: 0;
  z-index: 1;
  background:
    linear-gradient(90deg, rgba(3, 10, 8, .98) 0%, rgba(3, 10, 8, .9) 39%, rgba(3, 10, 8, .55) 69%, rgba(3, 10, 8, .8) 100%),
    linear-gradient(0deg, rgba(3, 10, 8, .92), transparent 55%);
}

.invest-hero-media {
  position: absolute;
  inset: 0;
  background: url("/assets/images/cropped-2937323888_b3d9ca727f_z.jpg") 50% 50% / cover no-repeat;
  filter: saturate(.45) contrast(1.08);
  transform: scale(1.015);
}

.invest-hero-grid {
  position: absolute;
  inset: 0;
  z-index: 2;
  opacity: .12;
  background-image:
    linear-gradient(rgba(255, 255, 255, .18) 1px, transparent 1px),
    linear-gradient(90deg, rgba(255, 255, 255, .18) 1px, transparent 1px);
  background-size: 9vw 9vw;
  -webkit-mask-image: linear-gradient(90deg, #000, transparent 75%);
  mask-image: linear-gradient(90deg, #000, transparent 75%);
}

.invest-hero-copy {
  min-width: 0;
  max-width: 1100px;
  position: relative;
  z-index: 3;
  align-self: center;
  padding: 140px 50px 90px var(--pad);
}

.invest-breadcrumbs {
  margin-bottom: clamp(45px, 7vh, 85px);
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: .09em;
  text-transform: uppercase;
  color: rgba(242, 242, 235, .68);
}

.invest-breadcrumbs ol {
  display: flex;
  gap: 9px;
  margin: 0;
  padding: 0;
  list-style: none;
}

.invest-breadcrumbs li + li::before {
  content: "/";
  margin-right: 9px;
}

.invest-breadcrumbs a:hover {
  color: var(--acid);
}

.invest-hero h1 {
  max-width: 980px;
  margin: 0;
  font-size: clamp(67px, 8.2vw, 138px);
  font-weight: 800;
  line-height: .84;
  letter-spacing: -.075em;
  text-transform: uppercase;
}

.invest-hero h1 em,
.invest-heading h2 em,
.market-comparison h2 em,
.risks-heading h2 em,
.strategy-heading h2 em,
.jp-experience h2 em,
.process-intro h2 em,
.underwriting h2 em,
.invest-contact h2 em {
  font-family: var(--serif);
  font-weight: 400;
  letter-spacing: -.055em;
  text-transform: none;
}

.invest-hero h1 em {
  color: var(--acid);
}

.invest-hero-intro {
  max-width: 760px;
  margin: 38px 0 0;
  padding-left: 24px;
  border-left: 1px solid var(--acid);
  color: rgba(242, 242, 235, .78);
  font-size: clamp(16px, 1.25vw, 20px);
  line-height: 1.65;
}

.invest-hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 38px;
}

.invest-hero-identity {
  margin: 32px 0 0;
  font-family: var(--mono);
  font-size: 9px;
  line-height: 1.65;
  letter-spacing: .07em;
  text-transform: uppercase;
  color: rgba(242, 242, 235, .62);
}

.invest-thesis {
  min-width: 0;
  position: relative;
  z-index: 3;
  align-self: end;
  margin: 0 var(--pad) 70px 0;
  padding: clamp(25px, 3vw, 40px);
  background: rgba(7, 17, 15, .88);
  border: 1px solid rgba(242, 242, 235, .28);
  backdrop-filter: blur(16px);
}

.invest-thesis-label,
.case-number {
  margin: 0;
  font-family: var(--mono);
  font-size: 9px;
  line-height: 1.5;
  letter-spacing: .09em;
  text-transform: uppercase;
  color: var(--acid);
}

.invest-thesis-lead {
  margin: 25px 0 30px;
  font-family: var(--serif);
  font-size: clamp(20px, 1.7vw, 29px);
  line-height: 1.32;
  letter-spacing: -.025em;
}

.invest-thesis dl {
  margin: 0;
  border-top: 1px solid var(--line-light);
}

.invest-thesis dl div {
  padding: 14px 0;
  display: grid;
  grid-template-columns: 88px 1fr;
  gap: 14px;
  align-items: baseline;
  border-bottom: 1px solid var(--line-light);
}

.invest-thesis dt {
  font-size: 20px;
  font-weight: 800;
  letter-spacing: -.035em;
}

.invest-thesis dd {
  margin: 0;
  color: rgba(242, 242, 235, .62);
  font-size: 12px;
  line-height: 1.4;
}

.invest-thesis-note {
  margin: 22px 0 0;
  color: rgba(242, 242, 235, .5);
  font-size: 10px;
  line-height: 1.55;
}

.invest-principles {
  min-height: 66px;
  padding: 18px var(--pad);
  display: flex;
  align-items: center;
  justify-content: center;
  flex-wrap: wrap;
  gap: clamp(14px, 2.4vw, 38px);
  background: var(--acid);
  font-family: var(--mono);
  font-size: 10px;
  font-weight: 700;
  line-height: 1.4;
  letter-spacing: .08em;
  text-transform: uppercase;
}

.invest-principles i {
  font-style: normal;
}

.invest-section,
.property-strategies {
  padding: clamp(100px, 11vw, 170px) var(--pad);
}

.invest-heading,
.strategy-heading {
  max-width: var(--max);
  margin: 0 auto clamp(55px, 7vw, 100px);
  display: grid;
  grid-template-columns: minmax(180px, .75fr) minmax(500px, 2fr) minmax(280px, 1fr);
  gap: clamp(28px, 4.5vw, 75px);
  align-items: start;
}

.invest-heading .kicker,
.strategy-heading .kicker,
.market-comparison .kicker,
.risks-heading .kicker,
.process-intro .kicker,
.underwriting .kicker {
  color: var(--muted);
}

.invest-heading h2,
.market-comparison h2,
.risks-heading h2,
.strategy-heading h2,
.jp-experience h2,
.process-intro h2,
.underwriting h2,
.invest-contact h2 {
  margin: 0;
  font-size: clamp(50px, 6.2vw, 98px);
  line-height: .9;
  letter-spacing: -.064em;
  text-transform: uppercase;
}

.invest-heading h2 em,
.strategy-heading h2 em,
.jp-experience h2 em,
.underwriting h2 em {
  color: var(--blue);
}

.invest-heading > p:last-child,
.strategy-heading > p:last-child,
.process-intro > p:last-child {
  margin: 8px 0 0;
  color: var(--muted);
  font-size: 16px;
  line-height: 1.72;
}

.case-grid {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  border-top: 1px solid var(--ink);
  border-left: 1px solid var(--ink);
}

.case-grid article {
  min-height: 420px;
  padding: clamp(26px, 3vw, 44px);
  border-right: 1px solid var(--ink);
  border-bottom: 1px solid var(--ink);
}

.case-grid article:nth-child(2),
.case-grid article:nth-child(4) {
  background: var(--paper-2);
}

.case-grid .case-number {
  color: var(--muted);
}

.case-grid strong {
  display: block;
  margin-top: 55px;
  color: #3550be;
  font-size: clamp(43px, 4.5vw, 70px);
  line-height: .9;
  letter-spacing: -.065em;
  font-variant-numeric: tabular-nums;
}

.case-grid h3 {
  margin: 24px 0 16px;
  font-size: clamp(23px, 2vw, 32px);
  line-height: 1.05;
  letter-spacing: -.035em;
}

.case-grid p:not(.case-number) {
  margin: 0;
  color: #46514d;
  font-size: 14px;
  line-height: 1.72;
}

.case-context {
  max-width: var(--max);
  margin: 32px auto 0;
  padding: clamp(28px, 4vw, 55px);
  background: var(--acid);
  border: 1px solid var(--ink);
}

.case-context p {
  max-width: 1120px;
  margin: 0;
  font-family: var(--serif);
  font-size: clamp(20px, 2vw, 31px);
  line-height: 1.5;
  letter-spacing: -.025em;
}

.market-comparison {
  padding: clamp(100px, 11vw, 170px) var(--pad);
  display: grid;
  grid-template-columns: minmax(360px, .75fr) minmax(640px, 1.25fr);
  gap: clamp(55px, 8vw, 130px);
  background: #d8ddff;
}

.market-comparison-copy {
  max-width: 680px;
  margin-left: 0;
}

.market-comparison h2 {
  font-size: clamp(47px, 5.7vw, 88px);
}

.market-comparison h2 em {
  color: var(--ink);
}

.market-comparison-copy > p:not(.kicker) {
  margin: 34px 0 0;
  color: #3f4945;
  font-size: 16px;
  line-height: 1.72;
}

.comparison-table-wrap {
  min-width: 0;
  align-self: start;
  overflow-x: auto;
  background: var(--paper);
  border: 1px solid var(--ink);
}

.comparison-table {
  width: 100%;
  min-width: 710px;
  border-collapse: collapse;
  font-variant-numeric: tabular-nums;
}

.comparison-table caption {
  padding: 18px 20px;
  border-bottom: 1px solid var(--ink);
  font-family: var(--mono);
  font-size: 10px;
  font-weight: 700;
  text-align: left;
  text-transform: uppercase;
  letter-spacing: .08em;
}

.comparison-table th,
.comparison-table td {
  padding: 19px 18px;
  border-right: 1px solid var(--ink);
  border-bottom: 1px solid var(--ink);
  text-align: left;
  vertical-align: middle;
}

.comparison-table th:last-child,
.comparison-table td:last-child {
  border-right: 0;
}

.comparison-table tbody tr:last-child th,
.comparison-table tbody tr:last-child td {
  border-bottom: 0;
}

.comparison-table thead th {
  background: var(--ink);
  color: var(--paper);
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: .06em;
  text-transform: uppercase;
}

.comparison-table thead th:not(:first-child),
.comparison-table tbody td {
  text-align: right;
}

.comparison-table tbody th {
  width: 42%;
  color: #3f4945;
  font-size: 13px;
  line-height: 1.45;
}

.comparison-table tbody td {
  font-size: 17px;
  font-weight: 800;
  white-space: nowrap;
}

.comparison-table tbody td:first-of-type {
  background: var(--acid);
}

.comparison-notes,
.market-source-links {
  grid-column: 1 / -1;
  max-width: var(--max);
  width: 100%;
  margin: 0 auto;
}

.comparison-notes {
  padding-top: 28px;
  display: grid;
  grid-template-columns: minmax(0, 2fr) minmax(260px, .7fr);
  gap: 35px;
  border-top: 1px solid var(--ink);
}

.comparison-notes p {
  margin: 0;
  color: #46514d;
  font-size: 12px;
  line-height: 1.65;
}

.comparison-notes .market-updated {
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: .05em;
  text-transform: uppercase;
}

.market-source-links {
  display: flex;
  flex-wrap: wrap;
  gap: 10px 22px;
}

.market-source-links a {
  padding-bottom: 5px;
  border-bottom: 1px solid currentColor;
  font-family: var(--mono);
  font-size: 9px;
  line-height: 1.5;
  text-transform: uppercase;
  letter-spacing: .04em;
}

.market-source-links a:hover {
  color: #3550be;
}

.invest-risks {
  padding: clamp(100px, 11vw, 170px) var(--pad);
  background: var(--ink);
  color: var(--paper);
}

.risks-heading {
  max-width: var(--max);
  margin: 0 auto clamp(55px, 7vw, 95px);
  display: grid;
  grid-template-columns: minmax(180px, .75fr) minmax(500px, 2fr) minmax(280px, 1fr);
  gap: clamp(28px, 4.5vw, 75px);
}

.risks-heading .kicker {
  color: rgba(242, 242, 235, .48);
}

.risks-heading h2 em {
  color: var(--acid);
}

.risks-heading > p:last-child {
  margin: 8px 0 0;
  color: rgba(242, 242, 235, .62);
  font-size: 16px;
  line-height: 1.72;
}

.risk-grid {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  border-top: 1px solid var(--line-light);
  border-left: 1px solid var(--line-light);
}

.risk-grid article {
  min-height: 360px;
  padding: clamp(28px, 3vw, 45px);
  border-right: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
}

.risk-grid span {
  font-family: var(--mono);
  font-size: 10px;
  color: var(--acid);
}

.risk-grid h3 {
  margin: 60px 0 18px;
  color: var(--paper);
  font-size: clamp(24px, 2vw, 32px);
  line-height: 1.06;
  letter-spacing: -.035em;
}

.risk-grid p {
  margin: 0;
  color: rgba(242, 242, 235, .6);
  font-size: 14px;
  line-height: 1.72;
}

.risk-disclaimer {
  max-width: var(--max);
  margin: 34px auto 0;
  padding: 24px 0 0;
  border-top: 1px solid var(--line-light);
  color: rgba(242, 242, 235, .5);
  font-size: 11px;
  line-height: 1.65;
}

.invest-listings {
  background: var(--paper);
}

.invest-listings .section-heading h2 em {
  color: var(--blue);
}

.investment-scope-banner {
  min-height: 68px;
  padding: 16px 22px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 25px;
  background: var(--acid);
  border: 1px solid var(--ink);
  border-bottom: 0;
}

.investment-scope-banner div {
  display: flex;
  align-items: center;
  gap: 12px;
}

.investment-scope-banner div > span {
  font-size: 22px;
}

.investment-scope-banner strong,
.investment-scope-banner p {
  font-family: var(--mono);
  font-size: 10px;
  line-height: 1.5;
  letter-spacing: .06em;
  text-transform: uppercase;
}

.investment-scope-banner p {
  margin: 0;
  color: #38443f;
  text-align: right;
}

.invest-listings .listing-filters {
  border-right: 1px solid var(--ink);
  border-left: 1px solid var(--ink);
}

.invest-listings .filter-disclosure {
  max-width: 1000px;
}

.property-strategies {
  background: var(--paper-2);
}

.strategy-grid {
  max-width: var(--max);
  margin: 0 auto;
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  border-top: 1px solid var(--ink);
  border-left: 1px solid var(--ink);
}

.strategy-grid article {
  min-height: 330px;
  padding: clamp(28px, 3.5vw, 55px);
  border-right: 1px solid var(--ink);
  border-bottom: 1px solid var(--ink);
  background: var(--paper);
}

.strategy-grid article:nth-child(2),
.strategy-grid article:nth-child(4),
.strategy-grid article:nth-child(6) {
  background: #d8ddff;
}

.strategy-grid span,
.investment-process-grid span {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: .08em;
  color: var(--muted);
}

.strategy-grid h3 {
  margin: 58px 0 17px;
  font-size: clamp(25px, 2.2vw, 35px);
  line-height: 1.04;
  letter-spacing: -.04em;
}

.strategy-grid p {
  margin: 0;
  color: #46514d;
  font-size: 14px;
  line-height: 1.72;
}

.jp-experience {
  display: grid;
  grid-template-columns: minmax(390px, .82fr) minmax(560px, 1.18fr);
  background: #d8ddff;
}

.jp-experience-photo {
  min-height: 850px;
  position: relative;
  margin: 0;
  overflow: hidden;
  background: #a9aba8;
}

.jp-experience-photo::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, rgba(7, 17, 15, .5), transparent 38%);
  pointer-events: none;
}

.jp-experience-photo img {
  width: 100%;
  height: 100%;
  position: absolute;
  inset: 0;
  object-fit: cover;
  object-position: center 22%;
  filter: saturate(.72);
}

.jp-experience-photo figcaption {
  position: absolute;
  z-index: 2;
  right: 22px;
  bottom: 22px;
  left: 22px;
  padding: 14px 16px;
  display: flex;
  justify-content: space-between;
  gap: 20px;
  background: rgba(7, 17, 15, .86);
  border: 1px solid rgba(242, 242, 235, .25);
  color: var(--paper);
  font-family: var(--mono);
  font-size: 9px;
  line-height: 1.4;
  letter-spacing: .07em;
}

.jp-experience-copy {
  min-width: 0;
  padding: clamp(85px, 8vw, 145px) var(--pad);
  display: flex;
  flex-direction: column;
  justify-content: center;
}

.jp-experience-copy .kicker {
  color: #56605d;
}

.jp-experience h2 {
  font-size: clamp(49px, 5.8vw, 92px);
}

.experience-lead {
  max-width: 790px;
  margin: 48px 0 18px;
  font-family: var(--serif);
  font-size: clamp(22px, 2.1vw, 34px);
  line-height: 1.42;
  letter-spacing: -.025em;
}

.experience-source {
  font-size: 0.78rem;
  color: var(--ink-muted);
}

.experience-source a {
  color: inherit;
  text-decoration-color: rgba(23, 62, 53, 0.4);
  text-underline-offset: 0.18em;
}

.experience-source a:hover,
.experience-source a:focus-visible {
  color: var(--forest);
  text-decoration-color: currentColor;
}

.jp-experience-copy > p:not(.kicker):not(.experience-lead) {
  max-width: 760px;
  color: #46514d;
  font-size: 16px;
  line-height: 1.75;
}

.jp-experience dl {
  max-width: 780px;
  margin: 36px 0 0;
  display: grid;
  grid-template-columns: 1fr 1fr;
  border-top: 1px solid var(--ink);
}

.jp-experience dl div {
  padding: 18px 18px 18px 0;
  border-bottom: 1px solid var(--ink);
}

.jp-experience dl div:nth-child(even) {
  padding-left: 18px;
  border-left: 1px solid var(--ink);
}

.jp-experience dt {
  margin-bottom: 8px;
  font-family: var(--mono);
  font-size: 9px;
  letter-spacing: .07em;
  text-transform: uppercase;
  color: #56605d;
}

.jp-experience dd {
  margin: 0;
  font-size: 15px;
  font-weight: 700;
  line-height: 1.45;
}

.experience-actions {
  margin-top: 36px;
  display: flex;
  align-items: center;
  flex-wrap: wrap;
  gap: 25px;
}

.investment-process {
  padding: clamp(100px, 11vw, 170px) var(--pad);
  background: var(--ink);
  color: var(--paper);
}

.process-intro {
  max-width: var(--max);
  margin: 0 auto clamp(55px, 7vw, 95px);
  display: grid;
  grid-template-columns: minmax(180px, .75fr) minmax(500px, 2fr) minmax(280px, 1fr);
  gap: clamp(28px, 4.5vw, 75px);
}

.process-intro .kicker {
  color: rgba(242, 242, 235, .48);
}

.process-intro h2 em {
  color: var(--acid);
}

.process-intro > p:last-child {
  color: rgba(242, 242, 235, .62);
}

.investment-process-grid {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  list-style: none;
  border-top: 1px solid var(--line-light);
  border-left: 1px solid var(--line-light);
}

.investment-process-grid li {
  min-height: 330px;
  padding: clamp(28px, 3vw, 48px);
  border-right: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
}

.investment-process-grid span {
  color: var(--acid);
}

.investment-process-grid h3 {
  margin: 58px 0 17px;
  color: var(--paper);
  font-size: clamp(25px, 2.2vw, 35px);
  line-height: 1.04;
  letter-spacing: -.04em;
}

.investment-process-grid p {
  margin: 0;
  color: rgba(242, 242, 235, .6);
  font-size: 14px;
  line-height: 1.72;
}

.underwriting {
  padding: clamp(100px, 11vw, 170px) var(--pad);
  display: grid;
  grid-template-columns: minmax(400px, .9fr) minmax(570px, 1.1fr);
  gap: clamp(55px, 9vw, 145px);
  background: var(--acid);
}

.underwriting-copy {
  max-width: 690px;
  margin-left: 0;
}

.underwriting h2 {
  font-size: clamp(47px, 5.7vw, 88px);
}

.underwriting h2 em {
  color: var(--ink);
}

.underwriting-copy > p:not(.kicker) {
  margin: 38px 0 0;
  color: #35413c;
  font-size: 17px;
  line-height: 1.72;
}

.underwriting-copy .button {
  margin-top: 30px;
}

.underwriting-checks {
  align-self: center;
  border-top: 1px solid var(--ink);
}

.underwriting-checks details {
  border-bottom: 1px solid var(--ink);
}

.underwriting-checks summary,
.invest-faq-list summary {
  padding: 24px 0;
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 24px;
  align-items: center;
  cursor: pointer;
  list-style: none;
  font-size: clamp(20px, 2vw, 29px);
  font-weight: 700;
  letter-spacing: -.025em;
}

.underwriting-checks summary::-webkit-details-marker,
.invest-faq-list summary::-webkit-details-marker {
  display: none;
}

.underwriting-checks summary span,
.invest-faq-list summary span {
  width: 36px;
  height: 36px;
  display: grid;
  place-items: center;
  border: 1px solid var(--ink);
  border-radius: 50%;
  font-family: var(--mono);
  font-size: 17px;
  transition: transform .2s, background .2s;
}

.underwriting-checks details[open] summary span,
.invest-faq-list details[open] summary span {
  transform: rotate(45deg);
  background: var(--paper);
}

.underwriting-checks details > p {
  max-width: 780px;
  margin: -3px 0 28px;
  color: #35413c;
  font-size: 15px;
  line-height: 1.7;
}

.invest-faq {
  background: #ecece4;
}

.invest-heading.compact {
  grid-template-columns: minmax(180px, .75fr) minmax(480px, 1.85fr) minmax(300px, 1fr);
}

.invest-faq-list {
  max-width: 1100px;
  margin: 0 auto;
  border-top: 1px solid var(--ink);
}

.invest-faq-list details {
  border-bottom: 1px solid var(--ink);
}

.invest-faq-list details[open] summary span {
  background: var(--acid);
}

.invest-faq-list details > p {
  max-width: 860px;
  margin: -4px 0 30px;
  color: #46514d;
  font-size: 16px;
  line-height: 1.72;
}

.invest-source-register {
  max-width: 1100px;
  margin: 38px auto 0;
  display: flex;
  flex-wrap: wrap;
  gap: 10px 22px;
  color: var(--muted);
  font-family: var(--mono);
  font-size: 9px;
  line-height: 1.6;
}

.invest-source-register p {
  width: 100%;
  margin: 0 0 3px;
}

.invest-source-register a {
  text-decoration: underline;
  text-underline-offset: 3px;
}

.invest-source-register a:hover {
  color: #3550be;
}

.invest-contact {
  position: relative;
  overflow: hidden;
  padding: clamp(110px, 13vw, 195px) var(--pad) 90px;
  background: var(--ink);
  color: var(--paper);
}

.invest-contact > *:not(.invest-contact-glow) {
  max-width: var(--max);
  position: relative;
  z-index: 2;
  margin-right: auto;
  margin-left: auto;
}

.invest-contact .kicker {
  color: rgba(242, 242, 235, .5);
}

.invest-contact h2 {
  margin-top: 50px;
  font-size: clamp(62px, 9vw, 140px);
}

.invest-contact h2 em {
  color: var(--acid);
}

.invest-contact-copy > p:last-child {
  max-width: 750px;
  margin: 38px 0 0;
  color: rgba(242, 242, 235, .66);
  font-size: clamp(17px, 1.5vw, 22px);
  line-height: 1.65;
}

.invest-contact-actions {
  margin-top: 72px !important;
  display: grid;
  grid-template-columns: 1fr 1fr;
  border-top: 1px solid var(--line-light);
  border-bottom: 1px solid var(--line-light);
}

.invest-contact-actions a {
  min-width: 0;
  padding: 34px 20px 34px 0;
  display: grid;
  grid-template-columns: 1fr auto;
  align-items: center;
  transition: color .2s;
}

.invest-contact-actions a + a {
  padding-left: 38px;
  border-left: 1px solid var(--line-light);
}

.invest-contact-actions small {
  grid-column: 1 / -1;
  margin-bottom: 13px;
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: .1em;
  text-transform: uppercase;
  opacity: .55;
}

.invest-contact-actions strong {
  min-width: 0;
  font-size: clamp(22px, 3vw, 43px);
  letter-spacing: -.035em;
  overflow-wrap: anywhere;
}

.invest-contact-actions a > span {
  color: var(--acid);
  font-size: 28px;
}

.invest-contact-actions a:hover {
  color: var(--acid);
}

.invest-contact-meta {
  margin-top: 55px !important;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 30px;
}

.invest-contact-meta p {
  margin: 0;
  color: rgba(242, 242, 235, .67);
  font-size: 14px;
  line-height: 1.6;
}

.invest-contact-meta span {
  display: block;
  margin-bottom: 9px;
  color: var(--acid);
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: .1em;
  text-transform: uppercase;
}

.invest-contact-glow {
  width: 58vw;
  height: 58vw;
  position: absolute;
  top: -6%;
  right: -24vw;
  border-radius: 50%;
  background: radial-gradient(circle, rgba(114, 143, 255, .3), transparent 68%);
  filter: blur(20px);
}

.invest-page .footer-copy a {
  color: rgba(242, 242, 235, .78);
  text-decoration: underline;
  text-underline-offset: 2px;
}

@media (min-width: 1633px) {
  .market-comparison-copy,
  .underwriting-copy {
    margin-left: calc(50vw - 816px);
  }
}

@media (max-width: 1280px) {
  .invest-hero {
    grid-template-columns: minmax(0, 1.3fr) minmax(310px, .7fr);
  }

  .invest-hero h1 {
    font-size: clamp(65px, 8vw, 112px);
  }

  .invest-heading,
  .invest-heading.compact,
  .strategy-heading,
  .risks-heading,
  .process-intro {
    grid-template-columns: minmax(160px, .7fr) minmax(0, 2fr);
  }

  .invest-heading > p:last-child,
  .strategy-heading > p:last-child,
  .risks-heading > p:last-child,
  .process-intro > p:last-child {
    grid-column: 2;
  }

  .case-grid,
  .risk-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .case-grid article,
  .risk-grid article {
    min-height: 350px;
  }

  .market-comparison {
    grid-template-columns: minmax(330px, .7fr) minmax(560px, 1.3fr);
  }
}

@media (max-width: 960px) {
  .invest-page .site-nav {
    overflow-y: auto;
  }

  .invest-hero {
    min-height: 980px;
    height: auto;
    display: block;
  }

  .invest-hero::after {
    background:
      linear-gradient(180deg, rgba(3, 10, 8, .94) 0%, rgba(3, 10, 8, .78) 55%, rgba(3, 10, 8, .96) 100%),
      linear-gradient(90deg, rgba(3, 10, 8, .7), transparent);
  }

  .invest-hero-copy {
    max-width: none;
    padding-top: 130px;
    padding-bottom: 55px;
  }

  .invest-hero h1 {
    max-width: 820px;
    font-size: clamp(62px, 13vw, 112px);
  }

  .invest-thesis {
    margin: 0 var(--pad) 55px;
  }

  .market-comparison,
  .jp-experience,
  .underwriting {
    grid-template-columns: 1fr;
  }

  .market-comparison-copy,
  .underwriting-copy {
    max-width: 820px;
    margin-left: 0;
  }

  .comparison-table-wrap {
    width: 100%;
  }

  .strategy-grid,
  .investment-process-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .jp-experience-photo {
    min-height: min(115vw, 870px);
  }

  .underwriting-checks {
    margin-top: 10px;
  }

  .invest-contact-meta {
    grid-template-columns: repeat(2, 1fr);
  }
}

@media (max-width: 700px) {
  .invest-hero {
    min-height: 0;
  }

  .invest-hero-copy {
    padding: 118px var(--pad) 48px;
  }

  .invest-breadcrumbs {
    margin-bottom: 48px;
  }

  .invest-hero h1 {
    font-size: clamp(52px, 15vw, 88px);
  }

  .invest-hero-intro {
    margin-top: 28px;
    font-size: 15px;
  }

  .invest-hero-actions {
    max-width: 480px;
    flex-direction: column;
  }

  .invest-thesis {
    margin: 0 var(--pad) 35px;
  }

  .invest-principles {
    justify-content: flex-start;
  }

  .invest-principles i {
    display: none;
  }

  .invest-principles span {
    width: calc(50% - 8px);
  }

  .invest-heading,
  .invest-heading.compact,
  .strategy-heading,
  .risks-heading,
  .process-intro {
    display: block;
  }

  .invest-heading h2,
  .strategy-heading h2,
  .risks-heading h2,
  .process-intro h2 {
    margin-bottom: 28px;
  }

  .case-grid,
  .risk-grid,
  .strategy-grid,
  .investment-process-grid {
    grid-template-columns: 1fr;
  }

  .case-grid article,
  .risk-grid article,
  .strategy-grid article,
  .investment-process-grid li {
    min-height: 0;
  }

  .case-grid article:nth-child(2),
  .case-grid article:nth-child(4),
  .strategy-grid article:nth-child(2),
  .strategy-grid article:nth-child(4),
  .strategy-grid article:nth-child(6) {
    background: inherit;
  }

  .case-grid strong,
  .case-grid h3,
  .risk-grid h3,
  .strategy-grid h3,
  .investment-process-grid h3 {
    margin-top: 38px;
  }

  .comparison-notes {
    grid-template-columns: 1fr;
    gap: 18px;
  }

  .investment-scope-banner {
    align-items: flex-start;
    flex-direction: column;
    gap: 8px;
  }

  .investment-scope-banner p {
    text-align: left;
  }

  .jp-experience-photo {
    min-height: min(125vw, 780px);
  }

  .jp-experience-photo figcaption {
    align-items: flex-start;
    flex-direction: column;
    gap: 6px;
  }

  .jp-experience dl {
    grid-template-columns: 1fr;
  }

  .jp-experience dl div:nth-child(even) {
    padding-left: 0;
    border-left: 0;
  }

  .experience-actions {
    align-items: stretch;
    flex-direction: column;
  }

  .experience-actions .text-link {
    max-width: 100%;
    overflow-wrap: anywhere;
  }

  .underwriting {
    gap: 50px;
  }

  .invest-contact-actions {
    grid-template-columns: 1fr;
  }

  .invest-contact-actions a + a {
    padding-left: 0;
    border-top: 1px solid var(--line-light);
    border-left: 0;
  }

  .invest-contact-meta {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 470px) {
  .invest-hero h1 {
    font-size: 14.5vw;
  }

  .invest-thesis dl div {
    grid-template-columns: 78px 1fr;
  }

  .invest-principles span {
    width: 100%;
  }

  .market-comparison,
  .invest-risks,
  .property-strategies,
  .investment-process,
  .underwriting,
  .invest-contact {
    padding-top: 90px;
    padding-bottom: 90px;
  }

  .comparison-table-wrap::after {
    content: "Scroll table →";
    display: block;
    padding: 10px 14px;
    background: var(--ink);
    color: var(--paper);
    font-family: var(--mono);
    font-size: 9px;
    letter-spacing: .06em;
    text-transform: uppercase;
  }

  .underwriting-checks summary,
  .invest-faq-list summary {
    font-size: 19px;
  }

  .invest-contact h2 {
    font-size: 15vw;
  }

  .invest-contact-actions strong {
    font-size: 21px;
  }
}

@media (prefers-reduced-motion: reduce) {
  .invest-hero-media {
    transform: none;
  }
}