Single Family & Multifamily Real Estate

We Acquire, Renovate,
and Develop Residential
Real Estate That Lasts.

AOS Venture is a residential real estate investment and development platform specializing in single family homes, duplexes, and small multifamily properties. We identify undervalued assets, unlock their full potential through disciplined renovations and ground-up development, and grow a durable portfolio built for long-term cash flow and appreciation.

Partner With Us Our Investment Strategy
$50M+
Real Estate Transacted
38+
Residential Units Acquired
$10M+
Under Management
AOS Venture — Residential Real Estate

About AOS Venture

A Residential Platform Built on Execution, Not Speculation

AOS Venture was built on one belief: the most reliable path to long-term wealth in real estate runs through disciplined residential investing. We focus exclusively on single family and multifamily residential assets — the markets we know best, where our operational edge creates the most value.

We are operators first. From sourcing off-market single family deals to developing small multifamily infill projects, every decision at AOS Venture is grounded in conservative underwriting, hands-on management, and a commitment to building a lasting residential portfolio.

Conservative Underwriting

Every deal is stress-tested. We model for worst-case scenarios before committing capital.

Operator Mindset

We don't hand deals off. We manage acquisitions, renovations, and tenants ourselves.

Residential Specialists

SFR and small multifamily is our lane. We know these assets and markets deeply.

Long-Term Portfolio View

We build for durability — cash flow, appreciation, and equity compounding over time.

What We Do

Focused on the Residential Opportunity

AOS Venture concentrates its capital and expertise in residential asset classes where execution skill and local market knowledge create the most durable returns.

🏠

Single Family

SFR acquisitions, value-add renovations, BRRRR strategy, and long-term rentals

🏘️

Small Multifamily

Duplexes, triplexes, and 4-plexes — the sweet spot of scale and manageability

🔨

Value-Add

Distressed and underperforming properties repositioned for maximum income

🏗️

New Construction

Ground-up infill development of residential units in high-demand neighborhoods

Acquisitions & Deal Sourcing

We target off-market and on-market single family and small multifamily properties through direct outreach, agent relationships, and investor networks. Every deal clears our underwriting criteria before we move.

Off-Market SFR 2–4 Units

Value-Add Renovations

We acquire distressed single family and multifamily properties and execute targeted renovations to maximize rent, forced equity, and long-term asset value — on time and on budget.

BRRRR Forced Equity Repositioning

Ground-Up Infill Development

We develop new residential construction on infill lots — primarily duplexes, ADUs, and small multifamily buildings — capturing the full development margin while delivering housing where demand is highest.

Duplex ADU Infill

Rental Portfolio Growth

We systematically grow a diversified residential rental portfolio — single family homes alongside duplexes and small multifamily — building a reliable income engine that compounds over time.

Cash Flow Buy & Hold Appreciation

Asset Management & Operations

We operate our portfolio with the discipline of a professional management company — leasing, maintenance, vendor relationships, and financial reporting handled in-house to protect returns and resident quality.

Self-Managed Systems-Driven NOI Focused

Capital & Investor Partnerships

We work with private lenders, hard money partners, and equity co-investors to fund acquisitions and development deals — with full transparency, aligned incentives, and consistent reporting.

Private Lending JV Equity Debt Partners

Ground-Up Subdivisions

We acquire raw and infill land, entitle it for maximum lot yield, and build for-sale single family communities — managing the full cycle from approvals through retail sale.

EntitlementsLot-YieldFor-SaleInfill

Portfolio

Selected Projects & Case Studies

A look at how AOS Venture acquires, improves, and grows residential real estate assets across our target markets.

3358 Broadway Avenue — renovated single family home, Jacksonville FL
Single Family · BRRRR Strategy

Off-Market SFR Acquisition & Renovation

3358 Broadway Ave — sourced entirely off-market, acquired for $51K, fully renovated top to bottom with $95K in improvements. Appraised at $250K post-renovation and rented immediately at $2,400/month.

$51KAcquired Off-Market
$95KFull Renovation
$250KAppraised Value
$2,400/moRent
1507 Union Street — newly built infill duplex, Jacksonville FL
Multifamily · New Construction

Infill Duplex Development

Acquired an underutilized infill lot, designed and permitted a two-unit residential building, managed construction, and delivered fully leased with strong cash-on-cash returns at stabilization.

$95KLand
$310KBuild Cost
9.2%Cap Rate
Residential Rental Portfolio
Portfolio · Buy & Hold

Residential Rental Portfolio

Assembled a growing portfolio of single family and duplex rentals through systematic acquisition and professional management, creating a scalable, income-producing residential platform generating consistent monthly cash flow.

11Properties
$2.9MAsset Value
$1.4MTotal Debt
$6K+/moNet Cash Flow
100%Occupied
52%LTV Ratio
Single Family Development — Build to Rent
Single Family · Build to Rent

Single Family Development Program

Developing new single family homes across markets from Jacksonville to Vero Beach — sourcing infill lots, managing ground-up construction, and stabilizing as long-term rentals. Four completed projects with 15 homes currently in the pipeline.

4Completed
$1MTotal Build Cost
$1.5MAsset Value
15In Pipeline
Airbnb Short-Term Rental Portfolio
Short-Term Rental · Airbnb

Airbnb Portfolio

Built and actively manage a short-term rental portfolio across high-demand Florida markets. Professionally furnished, dynamically priced, and operated in-house to maximize revenue per unit while maintaining five-star guest experiences.

$150KAnnual Revenue
$1M+Asset Value
90%+Avg Occupancy
4.9★Guest Rating
Large Multifamily Acquisition
Multifamily · Value-Add

Large Multifamily (15+ Units)

Targeting 15–50 unit multifamily properties in emerging Florida submarkets for value-add repositioning — renovating units, improving operations, and driving NOI growth to create institutional-quality assets at scale.

15+Units Per Deal
$2M–$5MTarget Size
Value-AddStrategy
ActivePipeline

Ground-Up Development

For-Sale Residential Subdivisions

We take raw and infill land from entitlement through vertical construction and retail sale — building well-designed, for-sale single family communities and capturing the full development margin in-house.

From Dirt to Doorstep, In-House

Our subdivision platform controls every lever that drives a project’s return: securing the right entitlements, engineering the highest compliant lot yield, designing market-leading for-sale product, and managing construction and sales all the way to closing. By owning the full stack — land, entitlement, design, build, and sale — we convert under-utilized parcels into finished neighborhoods without handing margin to third parties.

Workforce HousingLot-Yield OptimizationSite Plan ApprovalFor-Sale Product
5
In-house phases, land to sale
100%
Development margin captured
Up to 30
Single-family lots per community
Up to 10 ac
Infill & raw parcels targeted

01 · Entitle & Optimize Yield

We secure approvals and engineer the maximum compliant lot count — leveraging workforce-housing programs and lot-width strategies to unlock value before a shovel hits the ground.

02 · Site & Civil Design

Site plans, drainage, utilities, and access are designed for buyer appeal, fire safety, and efficient build-out — balancing density against product quality and livability.

03 · Vertical Construction

We manage ground-up construction of for-sale homes across each phase — holding the schedule and budget while delivering finishes that command top-of-market pricing.

04 · Sales & Delivery

Pricing, marketing, and closing finished homes to retail buyers — realizing the full development margin rather than wholesaling lots or finished product at a discount.

Why AOS Venture

Serious Operators. Long-Term Partners.

In a market full of passive capital and opportunistic flippers, AOS Venture is built as a long-term residential real estate business — disciplined, operator-led, and designed to scale.

01

Residential Depth & Focus

We don't try to do everything. Our expertise is single family and small multifamily residential — we know these asset classes, their submarkets, and their risks deeply.

02

Disciplined Underwriting on Every Deal

Every acquisition is run through a rigorous underwriting process. We model conservatively, stress-test our assumptions, and only move when the risk-adjusted return justifies the capital.

03

Hands-On from Acquisition to Operations

We manage every stage in-house — from identifying deals and overseeing renovations to placing residents and managing the long-term asset. No outsourcing of the work that matters most.

04

Built to Scale Systematically

We have invested in the operational infrastructure — systems, processes, and relationships — that allow us to add assets efficiently without sacrificing execution quality as the portfolio grows.

AOS Venture Residential Real Estate
100%
Owner-Operated

Partner With Us

Let's Build Something Together

AOS Venture is actively acquiring single family and multifamily properties and looking for the right capital partners, deal sources, and strategic relationships to grow alongside.

Schedule a CallCall (908) 380-4020
Email aaron.standish@aosventure.com
Phone(908) 380-4020
Markets Actively acquiring in target residential markets

Who We Work With

Private lenders & hard money lenders
Equity investors & capital partners
Agents & brokers with off-market deals
General contractors & subcontractors
Motivated sellers of single family & multifamily
Property managers & leasing professionals

Send Us a Message

We respond to all inquiries within 24–48 hours.