/* A real-estate field journal: paper, ink, a fine grid, and photographs with room to breathe. */
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.site-refined.editorial-site .investor-hero h1{color:var(--edition-ink);font-weight:500;letter-spacing:-.065em;line-height:1.02}
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.editorial-site .hero-impact{font-size:clamp(3.8rem,6.6vw,7rem);font-weight:550;line-height:1.04;text-transform:none;letter-spacing:-.065em;max-width:6.7ch;margin-top:12px}
.editorial-site .hero-invitation{background:none;border:0;border-radius:0;padding:0;margin:28px 0 0;backdrop-filter:none;max-width:none}
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.editorial-site .hero-investor-actions>a:last-child{color:var(--edition-blue);border-color:#a7bec7;font-size:.75rem}
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.hero-ledger>div>strong{font:500 clamp(1.6rem,2.7vw,2.6rem)/1.2 var(--display);letter-spacing:-.05em;display:block;color:var(--edition-ink)}
.hero-ledger>div>span{font:400 .5625rem/1.6 var(--edition-mono);letter-spacing:.06em;text-transform:uppercase;color:var(--edition-muted);display:block;margin-top:10px;max-width:110px}
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.site-refined.editorial-site .investor-irr-value{display:inline;font-size:clamp(1.6rem,2.7vw,2.6rem);font-weight:500;line-height:1.2;color:var(--edition-ink)}
.site-refined.editorial-site .investor-irr-label{display:inline;font-size:.6875rem;color:var(--edition-ink);margin-left:5px}
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.editorial-site .hero-project-photo figcaption>span:last-child{font-size:.5rem;color:var(--edition-blue);letter-spacing:.12em}
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.editorial-site .journey-scroll>span:last-child{color:var(--edition-blue);font-size:1.2rem}
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.editorial-site .achievement-story{background:#e8ecec;padding-top:112px;padding-bottom:80px;color:var(--edition-ink)}
.editorial-site .achievement-intro h2{max-width:520px;font-weight:500}
.editorial-site .achievement-intro .journey-eyebrow{color:var(--edition-blue)}
.editorial-site .achievement-lead{font:400 1.125rem/1.6 Georgia,'Times New Roman',serif;color:#52646c;max-width:390px}
.editorial-site .achievement-ruler{height:2px;background:#c6d0d3;margin:32px 0 24px;overflow:hidden}
.editorial-site .achievement-ruler span{display:block;height:100%;background:var(--edition-blue);transform:scaleX(.25);transform-origin:left;transition:transform .6s ease}
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.editorial-site .achievement-project-link{color:var(--edition-blue);border-color:#bac7cc;font-size:.75rem}
.editorial-site .achievement-figure{padding:48px 0 66px;min-height:350px;border-color:#bac7cc}
.editorial-site .achievement-figure::before{background:var(--edition-blue)}
.editorial-site .achievement-figure>strong{font-size:clamp(4.5rem,8vw,8.5rem);font-weight:450;color:#75838a}
.editorial-site .achievement-figure.is-active>strong{color:var(--edition-ink)}
.editorial-site .achievement-figure h3{color:var(--edition-ink);font-size:1.125rem}
.editorial-site .figure-index{color:var(--edition-blue)}
.site-refined.editorial-site .project-proof{background:#142128;padding-top:100px;padding-bottom:100px;border:0;color:#eff3f2}
.editorial-site .proof-heading{display:block}
.editorial-site .proof-heading h2{font-weight:450;max-width:750px;line-height:1.05}
.editorial-site .proof-heading>p{font:400 1.0625rem/1.7 Georgia,'Times New Roman',serif;color:#bac8ce;max-width:360px}
.editorial-site .proof-eyebrow{color:#9cc6d6;font-size:.625rem}
.editorial-site .reel-tabs button{font-family:var(--edition-mono);font-size:.625rem;color:#b8c9d0}
.editorial-site .reel-tabs button[aria-pressed=true]{color:#a7d4e3;border-color:#86bfd2;background:#9bc2d40a}
.site-refined.editorial-site .video-hero-frame{border-radius:0!important}
.editorial-site .film-controls{border-bottom:1px solid #ffffff24;padding:18px 0;color:#b9cbd3}
.editorial-site .film-controls button,.editorial-site .film-controls select{background:#1b2c34;border-color:#53666f;border-radius:0}
.editorial-site .film-caption{background:none;border:0;border-bottom:1px solid #ffffff24;padding:26px 0}
.editorial-site .film-caption span{font-family:var(--edition-mono);font-size:.5625rem;letter-spacing:.1em;color:#aebfc7}
.editorial-site .film-caption strong{font-weight:450;color:#fff}
.editorial-site .completed-projects{margin-top:96px}
.editorial-site .project-collection-heading h3{font-weight:450;font-size:1.4rem}
.editorial-site .project-collection-heading>span{font-family:var(--edition-mono);font-size:.625rem;color:#b3c6ce}
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.editorial-site .project-card:nth-child(even){margin-top:88px}
.editorial-site .project-card>img{aspect-ratio:4/3;object-fit:cover;border-radius:0;filter:saturate(.86)}
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.editorial-site .project-card .project-year{position:static;grid-column:2;grid-row:1;align-self:center;border:0;background:none;padding:0;font-family:var(--edition-mono);font-size:.6875rem;color:#afc4ce}
.editorial-site .project-card h4{grid-column:1;grid-row:1;margin:0;font-weight:450;font-size:1.5rem}
.editorial-site .project-card p{grid-column:1/-1;display:flex;align-items:baseline;justify-content:space-between;gap:15px;margin:0;padding:10px 0}
.editorial-site .project-card p>span{color:#b7c6cd;font-size:.75rem}
.editorial-site .project-card strong{font-size:1.75rem;font-weight:450;color:#fff}
.editorial-site .project-card a{grid-column:1/-1;margin:0;padding:15px 0;color:#a9d3e2;font:400 .6875rem/1.5 var(--edition-mono);border-top:1px solid #ffffff24}
.editorial-site .project-evidence-note{color:#b5c5cd;font-size:.75rem}
.editorial-site .project-evidence-note a{color:#a9d3e2}
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.editorial-site .project-notes summary{padding:16px 0;min-height:48px;cursor:pointer}
.editorial-site .project-notes .project-evidence-note{margin:0 0 16px}
.editorial-site .project-notes summary:focus-visible{outline:2px solid #a9d3e2;outline-offset:4px}
.site-refined.editorial-site #investment-model,.site-refined.editorial-site #investment-model .story-pin{background:var(--edition-paper);color:var(--edition-ink)}
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.site-refined.editorial-site #investment-model .story-kicker{display:block;color:var(--edition-blue);margin:0 0 22px;font-size:.625rem}
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.site-refined.editorial-site #investment-model .story-summary{color:var(--edition-muted);font:400 1.0625rem/1.6 Georgia,'Times New Roman',serif;margin-top:22px}
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.editorial-site .story-chapters button span{font:400 .625rem var(--edition-mono)}
.editorial-site .story-chapters strong{font-size:.6875rem;letter-spacing:.08em}
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.site-refined.editorial-site #investment-model .story-index,.editorial-site .story-control-hint{color:#566b75;font-family:var(--edition-mono);font-size:.625rem}
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.site-refined.editorial-site #investment-model .story-meter{background:#cbd7db;height:2px}
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.editorial-site .investment-preview-result{background:transparent!important;border:0!important;border-right:1px solid #afc0c8!important;border-radius:0;padding:28px 22px;box-shadow:none}
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.editorial-site .investment-chart-details[open]>summary{color:#a9d3e2}
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.editorial-site .job-form-submit button{background:var(--edition-ink);border-radius:0}
.site-refined.editorial-site .investor-signup{background:#142128;padding-top:120px;padding-bottom:120px;color:#e8eff1}
.site-refined.editorial-site .signup-copy h2{font-size:clamp(2.8rem,5.6vw,5.7rem);font-weight:450;color:#f2f5f5;letter-spacing:-.055em;line-height:1.04;max-width:600px}
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.editorial-site .signup-benefits li{border-color:#ffffff26}
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.editorial-site .footer-contact a{color:#badcea}
.editorial-site .investor-dock{border:1px solid #aabfc9;background:#f6f8f7fa;border-radius:3px;box-shadow:0 8px 32px #102b3c22}
.editorial-site .dock-email input{border-color:#b3c4cc;border-radius:1px}
.editorial-site .dock-signup-form .signup-submit{background:#173644;border-color:#173644;border-radius:1px}
.editorial-site .dock-signup-form .signup-submit:hover{background:#245d76}
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.editorial-site .wechat-contact strong{font-weight:600;letter-spacing:.01em}
.site-refined.editorial-site .wechat-contact:hover{background:#d7e8dd;border-color:#658f78}
.editorial-site .hero-wechat>span:last-child{opacity:.65}
.editorial-site .wechat-alternative{margin-top:28px;padding-top:24px;border-top:1px solid #bbc9c8}
.editorial-site .wechat-alternative>span{display:block;color:#4a6064;font-size:.75rem;margin-bottom:12px}
.editorial-site .wechat-alternative .wechat-contact{display:flex;width:100%;justify-content:flex-start;flex-wrap:wrap}
.editorial-site .wechat-copy-label{margin-left:auto;font-size:.6875rem}
.editorial-site .wechat-alternative p{font-size:.75rem;line-height:1.65;color:#4a6064;margin:12px 0 0}
.editorial-site #investor-signup-form{scroll-margin-top:88px}
.site-refined.editorial-site .footer-wechat{background:transparent;color:#d3e9df;border-color:#466958}
.editorial-site .investor-dock{width:min(600px,calc(100vw - 24px))}
.editorial-site .dock-fields{grid-template-columns:minmax(0,1fr) 68px 72px 36px}
.site-refined.editorial-site .dock-wechat{padding:8px 4px;min-height:44px;font-size:.75rem}
.editorial-site .investor-dock.is-minimized{width:auto}
.wechat-feedback{position:fixed;z-index:120;left:50%;top:calc(var(--header-height,72px) + 14px);transform:translateX(-50%);width:min(420px,calc(100vw - 32px));padding:18px 22px;border:1px solid #9eb9ac;border-radius:4px;background:#f1f7f3;color:#1d4833;box-shadow:0 8px 36px #10271d33;font:500 .875rem/1.65 var(--body)}
.wechat-feedback[hidden]{display:none}
@media(max-width:700px){
  .editorial-site .dock-fields{grid-template-columns:minmax(0,1fr) 60px 64px 32px}
  .site-refined.editorial-site .hero-wechat{padding:10px 12px;font-size:.75rem}
  .editorial-site .wechat-alternative .wechat-contact{gap:8px;padding:12px}
  .wechat-feedback{top:80px}
}
.editorial-site :focus-visible{outline-color:#287397}
@media(min-width:1440px){
  .editorial-site main,.editorial-site .contact-footer{margin-left:148px}
  .chapter-rail{display:flex;flex-direction:column;position:fixed;z-index:20;left:0;top:72px;bottom:0;width:148px;padding:34px 18px;border-right:1px solid var(--edition-line);background:var(--edition-paper)}
  .rail-title{font:400 .5625rem/1.7 var(--edition-mono);letter-spacing:.12em;color:#657983;padding-bottom:24px;border-bottom:1px solid var(--edition-line);margin-bottom:20px}
  .chapter-rail a{display:flex;align-items:baseline;gap:10px;padding:14px 0;color:#677980;font-size:.625rem;line-height:1.6;min-height:44px}
  .chapter-rail a>span:first-child{font-family:var(--edition-mono);font-size:.5625rem;color:#8b9aa0}
  .chapter-rail a.is-active{color:var(--edition-blue);font-weight:600}
  .chapter-rail a.is-active>span:first-child{color:var(--edition-blue)}
  .chapter-rail a:hover{text-decoration:underline;color:var(--edition-ink)}
}
@media(min-width:701px) and (max-height:760px){
  .editorial-site .investor-hero-copy{min-height:590px;padding-top:38px;padding-bottom:38px}
  .editorial-site .hero-impact{font-size:clamp(3.8rem,6vw,5.5rem)}
  .site-refined.editorial-site #investment-model .story-pin{gap:36px;padding:24px 0}
  .site-refined.editorial-site #investment-model h2{font-size:2.65rem}
  .editorial-site .story-chapters{margin-top:20px}
  .editorial-site .story-chapters button{min-height:45px;padding:10px 0}
}
@media(max-width:1000px) and (min-width:701px){
  .editorial-site .investor-hero-copy{padding:40px 28px;min-height:620px}
  .editorial-site .hero-impact{font-size:4rem}
  .editorial-site .hero-ledger{gap:10px}
  .editorial-site .site-nav a{padding:9px 7px;font-size:.6875rem}
  .editorial-site .store-header{gap:10px;padding-left:22px;padding-right:22px}
}
@media(max-width:700px){
  .editorial-site .store-header.has-mobile-menu{min-height:65px;background:#f1f2f0f7}
  .editorial-site .menu-toggle{color:#21333c!important;border-color:#a9bcc5!important;border-radius:0}
  .editorial-site .has-mobile-menu.is-menu-open .site-nav{background:#f1f2f0;border-color:#b7c7ce}
  .site-refined.editorial-site .investor-hero-grid{grid-template-columns:1fr}
  .editorial-site .investor-hero-copy{padding:40px 24px 34px;min-height:0;border-right:0}
  .site-refined.editorial-site .hero-eyebrow{margin-bottom:26px;padding-bottom:15px;font-size:.5625rem}
  .editorial-site .hero-tenure{font-size:1.4rem}
  .editorial-site .hero-impact{font-size:clamp(3.8rem,16vw,6rem);max-width:6.7ch;margin-top:10px}
  .editorial-site .hero-invitation{margin-top:24px;padding:0}
  .site-refined.editorial-site .hero-invitation .hero-slogan{font-size:1.25rem}
  .site-refined.editorial-site .hero-investor-actions{margin-top:22px;gap:16px}
  .editorial-site .hero-investor-actions .investor-primary-link{padding:0 16px;min-height:46px;font-size:.75rem}
  .editorial-site .hero-investor-actions>a:last-child{font-size:.6875rem}
  .editorial-site .hero-ledger{margin-top:30px;padding-top:22px;gap:12px}
  .hero-ledger>div>strong,.site-refined.editorial-site .investor-irr-value{font-size:1.85rem}
  .hero-ledger>div>span,.site-refined.editorial-site .investor-irr>a{font-size:.5rem;line-height:1.65}
  .site-refined.editorial-site .investor-irr-label{font-size:.5625rem;margin-left:3px}
  .editorial-site .hero-visual{height:390px;border-top:1px solid var(--edition-line)}
  .editorial-site .hero-project-photo img{object-position:50% 60%}
  .editorial-site .hero-project-photo figcaption{padding:14px 24px;font-size:.5rem}
  .editorial-site .journey-scroll{padding:18px 24px;min-height:62px}
  .editorial-site .achievement-story{padding:72px 24px 56px}
  .editorial-site .achievement-intro{padding-bottom:36px}
  .editorial-site .achievement-intro h2{font-size:2.25rem;max-width:360px}
  .editorial-site .achievement-lead{font-size:1.0625rem;margin-top:20px}
  .editorial-site .achievement-photos{aspect-ratio:4/3}
  .editorial-site .achievement-figure{min-height:0;padding:26px 0 30px}
  .editorial-site .achievement-figure>strong{font-size:clamp(2.4rem,11vw,4rem)}
  .editorial-site .achievement-figure h3{font-size:.9375rem}
  .editorial-site .figure-index{font-size:.5625rem}
  .site-refined.editorial-site .project-proof{padding:72px 24px}
  .editorial-site .proof-heading h2{font-size:2.25rem}
  .editorial-site .proof-heading>p{font-size:1rem}
  .editorial-site .reel-tabs button{font-size:.5625rem;padding:14px 4px;line-height:1.6}
  .editorial-site .film-caption{padding:20px 0}
  .editorial-site .film-caption strong{font-size:clamp(.875rem,4.3vw,1.2rem)}
  .editorial-site .completed-projects{margin-top:64px}
  .editorial-site .project-cards{gap:40px}
  .editorial-site .project-card:nth-child(even){margin-top:0}
  .editorial-site .project-card>div{padding-top:22px}
  .editorial-site .project-card h4{font-size:1.35rem}
  .editorial-site .project-card strong{font-size:1.6rem}
  .site-refined.editorial-site #investment-model .story-pin{display:flex;gap:18px;padding:20px 24px;justify-content:center}
  .site-refined.editorial-site #investment-model .investment-story-sticky{display:block}
  .site-refined.editorial-site #investment-model .story-kicker{display:none}
  .site-refined.editorial-site #investment-model h2{font-size:1.85rem}
  .site-refined.editorial-site #investment-model .story-summary{margin-top:12px;font-size:.9375rem}
  .editorial-site .story-chapters{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));max-width:none;gap:8px;margin-top:18px}
  .editorial-site .story-chapters button{display:flex;flex-direction:column;align-items:flex-start;gap:6px;border-top:0;border-bottom:1px solid #b8c8cf;padding:10px 0;min-height:50px}
  .editorial-site .story-chapters button[aria-current=step]{padding:10px 0;background:none;border-bottom:2px solid var(--edition-blue)}
  .editorial-site .story-chapters strong{font-size:.625rem;letter-spacing:.02em}
  .editorial-site .story-chapters button b{display:none}
  .site-refined.editorial-site #investment-model .story-continue{margin-top:8px;min-height:32px;font-size:.6875rem;max-width:none}
  .site-refined.editorial-site #investment-model .story-step{min-height:clamp(260px,39svh,390px)}
  .site-refined.editorial-site #investment-model .story-step-copy{padding:100px 24px 24px}
  .site-refined.editorial-site #investment-model .story-step h3{font-size:1.75rem;margin-bottom:12px}
  .site-refined.editorial-site #investment-model .story-step-copy>p:last-child{font-size:.8125rem}
  .site-refined.editorial-site .standalone-investments,.site-refined.editorial-site .partnerships,.site-refined.editorial-site .employee-share{padding:72px 24px}
  .editorial-site .investment-preview-heading h2{font-size:2.1rem}
  .editorial-site .investment-preview-grid{margin-top:28px}
  .editorial-site .investment-preview-result{padding:18px 0;border-right:0!important;border-bottom:1px solid #c1ced4!important}
  .editorial-site .investment-preview-result:last-child{border-bottom:0!important}
  .editorial-site .investment-preview-result small{font-size:.65625rem}
  .editorial-site .investment-chart-details[open]{padding:0 12px 16px}
  .editorial-site .investment-preview-result strong{font-size:1.3rem}
  .site-refined.editorial-site .partnership-acquisition{padding:30px 0;margin-top:32px}
  .site-refined.editorial-site .investor-signup{padding:80px 24px 88px}
  .site-refined.editorial-site .signup-copy h2{font-size:2.85rem}
  .editorial-site .signup-intro{font-size:1.0625rem}
  .editorial-site .investor-signup-form{padding:24px 20px}
  .editorial-site .contact-footer{padding:32px 24px}
}
@media(prefers-reduced-motion:no-preference){
  .editorial-site .hero-impact{animation:edition-title-in .9s cubic-bezier(.16,1,.3,1) both}
  .editorial-site .hero-project-photo{animation:edition-image-in 1.1s cubic-bezier(.16,1,.3,1) both}
  .editorial-site .edition-reveal{clip-path:inset(0 0 0 0);transition:clip-path .9s cubic-bezier(.16,1,.3,1),opacity .8s ease}
  .editorial-site .edition-reveal:not(.is-in-view){clip-path:inset(0 0 90% 0);opacity:.15}
  .editorial-site .story-chapters button{transition:color .2s,padding .3s,background .3s}
  .editorial-site .project-card:hover>img{filter:saturate(1);transform:scale(1.015)}
  @keyframes edition-title-in{from{clip-path:inset(0 0 100% 0);transform:translateY(16px)}to{clip-path:inset(0);transform:translateY(0)}}
  @keyframes edition-image-in{from{clip-path:inset(0 0 0 100%)}to{clip-path:inset(0)}}
}
@media(prefers-reduced-motion:reduce){.editorial-site .achievement-ruler span{transition:none}.editorial-site .edition-reveal{opacity:1;clip-path:none}}

/* Reversible site switch: set data-investment-calculator="visible" on <html> to restore. */
html[data-investment-calculator="hidden"] #rewards,
html[data-investment-calculator="hidden"] a[href="#rewards"] {
  display: none !important;
}