№ I. Elite Fund III · 506(c) Open

The U.S. is short
3.7 million homes
— and that gap doesn't close on its own.

The True Life Companies repurposes urban infill parcels into entitled, market-ready residential communities and sells them to national homebuilders. 17 years. 60+ transactions. 5,000 homes delivered. Elite Fund III is open to accredited investors under Rule 506(c).

Schedule a 15-Minute Call → Read the Thesis

Vol. 17 · Fund III 00:05:28

A walkthrough from the founder.

Why control, not ownership, is the moat.

Press Play · 5 min

Scott Clark, CEO

Founder · The True Life Companies

Transactions

60⁺

since 2008

Homes

5,000⁺

delivered to date

Active

40⁺

properties in pipeline

"The United States is undersupplied by 3.7 million homes. 68 million millennials of home-buying age are competing with 62 million baby boomers for 1.2 million available units. High interest rates discourage existing homeowners from selling, so supply stalls. The clearest solution — and the strongest opportunity for accredited investors — is new, attainable, for-sale housing."

— The True Life Companies, 2024 Strategy Brief

National shortage

3.7^M

homes short of underlying demand

Buyer cohort

68^M

millennials at peak home-buying age

Funnel

5^%

of opportunities advance into funds

Builder offtake

repeat national homebuilder buyer

Elite Fund III. Open to accredited investors.

A control-strategy fund. TTLC ties up urban-infill parcels, navigates 24-36 months of entitlements through seven regional offices, and sells the entitled lots to national homebuilders. No tenants. No leases. No construction risk on the LP.

3.01

Strategy — control, not ownership

Urban Infill Entitlement

Reg D 506(c)

3.02

Geography — seven regional offices

CA · CO · NC · TX · UT

+ supporting markets

3.03

Target IRR — historical band, entitlement arbitrage

18 – 25%

indicative, not guaranteed

3.04

Hold period — typical project cycle

24 – 48 months

entitlement to lot delivery

3.05

Minimum investment — per the PPM

$50,000+

typical for fund scale

3.06

Distributions — event-driven, on lot delivery

Project-by-project

K-1 tax treatment

3.07

Broker-dealer — FINRA/SIPC

Orchard · Kingswood · Emerson

syndication partners

3.08

Filter — committee acceptance rate

Top 5%

of identified opportunities

№ IV.i · The Operating Record

17 years. Three funds.
One discipline.

TTLC has operated through the 2008 GFC, the 2020 COVID dislocation, and the 2022–2024 rate shock. The control strategy does not depend on cap-rate compression or rent growth. The exit is a sale of entitled parcels to a national homebuilder — KB Home is a repeat institutional buyer.

A.Elite Fund I

Launched 2018. Western US infill entitlement portfolio. Closed and fully deployed.

B.Elite Fund II

Launched 2020. Expanded geography across the seven regional offices. Active.

C.Elite Fund III

Open to accredited investors under Rule 506(c). Forty-plus active properties in the current pipeline.

Founder · 2008

Scott Clark

CEO & Chief Capital Officer

We don't buy land. We control it, entitle it, and deliver it to the builders the market actually needs. That's how a 17-year operator survives three downturns and still has 40+ projects in the pipeline.

Scott Clark CEO · Founder · The True Life Companies, 2008

Request the PPM. Schedule a 15-minute call.

Accredited investors only. The call is a direct conversation with the deal team. The PPM follows. No retail funnel, no boiler room.

On the call

The thesis and how the control strategy works in practice
Active pipeline overview · 40+ properties · 7 regions
Fund terms, broker-dealer, K-1 treatment, minimum
Q&A — bring the questions your PPM will need answered

The U.S. is short 3.7 million homes — and that gap doesn't close on its own.

Elite Fund III. Open to accredited investors.

17 years. Three funds. One discipline.

Request the PPM. Schedule a 15-minute call.

The U.S. is short
3.7 million homes
— and that gap doesn't close on its own.

17 years. Three funds.
One discipline.