A $40M fund acquiring long-term triple net leased buildings in early education, automotive services, and other recession- resistant retail — built on the same operating system that scaled Health Wealth Capital to $100M+ AUM.
Net Alliance Partners is run by the same team that built Health Wealth Capital — a $100M+ AUM medical NNN fund with 67 properties under management and an 18% average IRR across the portfolio. Eight years. Three closed series. Distributions paid like clockwork.
Net Alliance applies that same operating system to a different vertical: non- medical essential-service retail. Early education. Automotive services. Gas stations. Car washes. Businesses Amazon will never replace.
Health Wealth Capital — Live Track Record.
Combined Assets
Doors Operated
NNN Leases Closed
Capital Raised
We invest in the boring middle of the economy — daily-needs businesses that require physical space, generate predictable cash flow, and hand operating expenses to the tenant under long-term leases.
Amazon-Proof
Daycares, gas stations, car washes, automotive services. None of these are getting disrupted by a website. Demand is structural — driven by daily routines, not consumer trends. When the economy softens, these businesses keep operating.
Triple-Net Structure
Tenants pay rent plus taxes, insurance, and maintenance. The landlord owns the asset and collects the check. Long-term leases (10–20 years) with annual escalators built in. Predictable cash flow, minimal operating exposure.
REIT Arbitrage
We acquire individual properties at 7.5–9% cap rates. We assemble them into a stabilized portfolio. Public retail REITs trade at implied cap rates near 5.6%. That spread is the fund’s exit math — and it’s how the upside scenario gets to 25– 35% IRR.
“You have to have the right tenant and the right math. Other than that, it’s an incredibly stable investment.” — Tyson Cobb, on a recent investor webinar.
Screen
~10 deals per week run through a proprietary auto-scoring model across 30+ data points: traffic counts, demographics, tenant credit, lease structure, market dynamics, going-in cap rate.
Underwrite
2–3 deals per week get full underwriting. Custom valuation model. Stress-tested cap rates, exit assumptions, and downside scenarios. Property condition reports ordered.
LOI
1–2 letters of intent per week submitted on deals that pass. Industry-leading LOI structures by a team that has closed 100+ triple-net leases.
Close
Tenant diligence runs in parallel with property diligence. Each closing is sequenced into a tranche. First money in, first money out — distributions begin within 90 days of close.
HIGH TRAFFIC, HIGH VISIBILITY LOCATIONS
High average daily traffic count (AADT). Preference for interstate or primary retail corridors.
Multi-site operators with proven financials. Corporate or personal guarantees. Rent-to-revenue ratio under 10%.
10–20 year terms with 2%+ annual escalators. Tenant pays taxes, insurance, and
maintenance. Preference for absolute NNN.
Population growth or stability over 5-year window. 50,000+ population within 10-mile
radius preferred.
7.5–9% acquisition cap rate. 8%+ projected cash-on-cash. Built-in cap rate spread for REIT exit.
The fund opened with early education as the lead vertical. Three Eventus sites under PSA, two under LOI, with additional pipeline across gas stations, automotive, and other essential-service categories. Closings sequenced in tranches — first money in, first money out.
Fund Size
$40M
Target
Properties
~35–45 essential-service NNN buildings
Minimum Investment
$100,000 (Class A-1) / $500,000 (Class A-2)
Preferred
Return
8% (Class A-1) / 9% (Class A-2)
Targeted
Base IRR
16–20% (A-1) / 18–22% (A-2)
Targeted
Upside IRR
25–35% (A-1) / 27–39% (A-2) — REIT/UPREIT exit
Equity
Multiple
2.0–2.8x (A-1) / 2.2–3.0x (A-2)
Cash-on-Cash
8% paid monthly, beginning ~90 days post-close
Hold Period
5 years (potential exit at 3)
Depreciation Benefit
Estimated +100% of invested capital
Profit Split (A-1)
80/20 to 15% IRR, 70/30 to 22%, 50/50 thereafter
Profit Split (A-2)
90/10 to 15% IRR, 85/15 to 22%, 75/25 thereafter
Loan-to-Value
70% (anticipated)
Debt Terms
5–7 yr fixed, 6.1–6.25% rate, 25–30 yr am, no prepay
Eventus Education is a national school management company specializing in preschool acquisition, operational stabilization, and exit strategy. Founded by Dr. Jason Loy — 20 years in education leadership, repeated success scaling school platforms to acquisition by national operators including KinderCare.
Why Early Education Leads This Fund:
Sites Under Contract:
4510 Lawrenceville Rd, Loganville, GA — 15-yr absolute NNN, 8.15% cap
5301 Ricker Rd, Jacksonville, FL — 15-yr absolute NNN, 8.15% cap
Milwaukee, WI — Eventus Education (under PSA)
Asset Categories
A.J. Peak
PRINCIPAL
Founder, Health Wealth Capital · Founder, Peak
Dental Services
A.J. has spent nearly two decades inside the triple-net lease structure — first as a tenant operator, then as a landlord. He founded Peak Dental Services, scaled it to ~$100M in revenue and 50+ locations, and exited via majority sale to private equity in 2020. He then founded Health Wealth Capital, acquiring 67 medical NNN properties and delivering an estimated 18% average IRR.
MBA, Kellogg. BA, Carnegie Mellon. Former McKinsey &
Merrill Lynch.
Tyson Cobb, MD
PRINCIPAL
Founder, Timberview Capital · Orthopedic
Surgeon
Tyson founded Timberview Capital, an investor network that deployed $36M across syndicated real estate in a single year. He has invested in triple-net leases since 2019, holding through COVID and the subsequent rate-hike cycle. He brings a clinician’s discipline to underwriting and a network of accredited investors actively allocating into NNN.
Derek Peterson
PRINCIPAL
Chief Investment Officer, HWC · Founder, Adapt
Agency
Derek leads capital strategy and investor relations across both ecosystems, as well as others. He founded Adapt Agency, which has built capital-raising systems for 800+ companies touching $35B+ AUM. He has personally raised $100M+ for real estate offerings.
Carter Linton
PRINCIPAL
Operating CEO, Net Alliance Partners
Carter runs day-to-day execution — deal sourcing, underwriting, LOI submission, tenant diligence, and closing. A mechanical engineer by training, he applies an engineer’s discipline to the auto-scoring model, the LOI pipeline, and the close-management system — and invests personal capital in every deal.
Joe A. Romberg
Principal, Lutkins & Annis — Healthcare transactions & real estate
Trinity Bradley-Anderson
Tax Partner, Stockman Kast Ryan &
Company
Weekly Accounting
Full-service accounting & bookkeeping
Same operating system. Different vertical. Health Wealth Capital acquires medical NNN buildings — dental practices, veterinary clinics, urgent care, plastic surgery. Net Alliance acquires non-medical essential-service NNN — early education, gas stations, car washes, automotive services. The underwriting model, the team, the tenant diligence approach, and the REIT exit strategy are identical. The asset class is different.
Three reasons. First, the deal flow is best — we have three Eventus sites under PSA, two more under LOI, and a tenant operator with a proven exit history. Second, the demand is structural — over half of U.S. households live in a child care desert, and federal funding is projected at $50B+ for 2026. Third, the lease structure is favorable — 15-year absolute NNN with 2% annual escalators at an 8.15% going-in cap.
Two paths. Base case: assemble a stabilized portfolio and sell properties individually at compressed cap rates of 6.5–7.5%, generating a 16–20% IRR. Upside case: scale the portfolio to $10M+ in NOI and merge with a public retail REIT trading at implied cap rates near 5.6%, generating a 25–35% IRR.
Monthly. Distributions begin approximately 90 days after a property closes. The fund closes in tranches — first money in, first money out. Your preferred return begins accruing on the day you fund. Targeted distribution rate is 8% annual cash-on-cash.
$100,000 for Class A-1 (8% preferred return). $500,000 for Class A-2 (9% preferred return, more favorable profit splits, larger Year 1 depreciation). All investments are private placements under SEC Regulation D, Rule 506(c).
Accredited investors only, per SEC Rule 506(c). Investors must meet income or net worth thresholds and provide third-party verification. The fund is open to U.S. investors only.
Year 1 depreciation is estimated at 50–70% for Class A-1 and 70–100% for Class A-2. Gas stations and certain education and automotive properties qualify for accelerated depreciation without a full cost segregation study. Investors should consult their tax advisors.
Three structural protections: (1) preferred return — investors receive 100% of cash flow to the pref rate before the sponsor receives anything; (2) conservative leverage — 70% LTV with 25–30 year amortization and fixed-rate debt; (3) tenant diligence — every tenant is underwritten on financials, multi-site presence, corporate guarantees, and rent-to-revenue ratio.
Submit your investment interest through the CashFlow Portal. No documents signed, no capital committed. This step holds your spot in the next closing tranche.
Thirty minutes with a principal — typically Carter or A.J. Walk through the offering, ask anything, decide if it’s a fit. No pressure to proceed.
Subscription documents, accreditation verification (via Parallel Markets), and standard private placement paperwork — completed inside the CashFlow Portal.
Wire funds within 45 days of signing. Your capital deploys into the next acquisition cycle. Distributions begin approximately 90 days after the next property closes.
