Real estate capital that helps operators build more value

SLTC's investment approach unlocks greater value across real estate, operations, and healthcare. We align incentives to make sure operators get a better share.

Access operator-friendly investment structures

Receive capital to invest in tech-enabled healthcare integration

Benefit from a more aligned financial model

Most operators are caught in a vicious financial cycle

  1. Deal is created with
short-term thinking, misalignment of value

  2. Management company pressured to make short-term gains

  3. Cashflow is extracted vs reinvested

  4. Assets age, product commoditizes, performance deteriorates

  5. Investor replaces management company
or exits

Senior living operators work every day to live their purpose, grow their business, and impact seniors’ lives. Unfortunately, many of today’s capital partners/structures hold operators back.

Traditional real estate investment models prioritize short-term returns. Operators are pushed into short-sighted, transactional decisions that limit their potential. They’re left fighting for a bigger slice of a fixed pie, while opportunities for new value go untapped.

I’m Over It

We all deserve a better financial model. So we created one.

Unlike traditional real estate investors, we see senior living as an interconnected ecosystem of real estate, operations, and healthcare. Our capital solutions are designed to unlock value across all three, and align your financial interest to the whole, bigger pie.

Our Enterprise Approach to Value Creation doesn’t just fund buildings – it aligns incentives, drives better outcomes, and ensures operators share in the full value they create. This approach serves as the foundation for all SLTC investment structures.

Let’s Talk

Partner With Us

Real estate capital to help you grow and transform your senior living business

Who

Operators of senior living communities
(AL, IL, MC, CCRC)

Scenarios

Those looking to fund an acquisition/development or those wanting to recapitalize/refinance an existing portfolio

Mindset

Growth-minded, tech-forward operators ready to disrupt today’s care models

Capital Types

SLTC is an alternative to the typical REIT/private equity model. We’re not constrained by any one financial structure or time horizon. Our Enterprise Approach to Value Creation customizes each deal to align stakeholder interests and create good returns for all involved.

Capital types may include:

  • GP/LP Common Equity
  • Debt and debt-like instruments
    (e.g. mezzanine, preferred equity, convertible securities)
  • Joint Ventures
  • Recapitalizations/rollovers

We invest in operators who want to go care bigger and better

Your ability to impact the world is directly related to the capital partners behind you. SLTC is committed to liberating you from the shackles of misaligned financial structures. We believe your real estate partner should be a tailwind to help you live your purpose.

Care better for your residents and employees

Elevate and transform our industry

Build the company you dream of

Our Approach

We don’t invest in transactions

We invest in transformation

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Buy Into the Cause

We’re in the business of transformation. That means together, we’re about something bigger: Meeting each generation of seniors with the care and love they deserve. When we work with you, we’re not just buying into an investment—we're buying into the cause.

Play the Long Game

Chronic short-term thinking is one of the most toxic forces in business today. Especially in healthcare, we need to be thinking way beyond quarters and quick wins. Driving the highest overall value requires time to do things right.

Build Something Different

We’re at an inflection point in this industry. We face a generation of seniors we can’t house or care for. Not only that, our customers are demanding more from their housing and healthcare. The only way we can meet the moment is to do things we’ve never done before. Our vast resources and network will help you disrupt yesterday’s operating models.

Align The Incentives

Traditional real estate investors focus on fixed assets and predictable returns. We believe the future of senior living lies in unlocking higher-value opportunities across real estate, operations, and healthcare. Our investment structures align incentives across all stakeholders - growing the total value instead of shifting it between parties.

Create Good Returns

We’re redefining what a good return is for this industry. At the end of the day, we believe our transformational investing approach creates the highest long-term economic value. And we’re also proud to deliver big returns that extend well beyond anyone’s pocketbook.

Come see innovation in action

Learn more about our Transformation Center

Our track record helps you break records

For decades, we’ve been dreaming about a more evolved approach to investing in senior care. We believe our industry deserves a different type of investor—one who’s sat on your side of the table, and cares about residents and their outcomes as much as you do. One who has the capacity and desire to build a bigger economic pie to be shared by all. We’re that investor.

 

Get to Know Us Better

 

Arnie Whitman, SLTC founder
$8.5 billion invested in senior care real estate and healthcare/aging technology over 40+ years

It’s time to care bigger

Hear from those who have

Arnie and Formation Capital were instrumental in the success and growth of Generations.

He has been a friend since 1994 and is a leader in the industry.

Wendell White
Chairman Emeritus, Generations LLC

Frequently Asked Questions

SLTC invests across the lower 48 states in the United States. Our principals have experience investing internationally as well, building the third largest care home platform in the UK.

SLTC is a real estate investment platform first. There may be opportunities for SLTC to invest in operating companies that are related or adjacent to a real estate transaction that make sense both operationally and financially.  SLTC has historically and may continue to avail itself of such opportunities.

SLTC’s real estate investments focus on senior living, which includes independent living (IL), assisted living (AL) and memory care (MC). SLTC may also invest in healthcare operating companies that provide services to residents that live in our communities where it makes both operational and financial sense.

SLTC describes “enterprise value” as the total value generated by the real estate, senior living operations and healthcare services of our investments. SLTC sees this as the systemic value to the economy of a senior living asset.

In short, no. While Centered Care is an integral part of our investment platform, and SLTC believes it only enhances value and returns for investors, we also understand that change is difficult and sometimes change can disrupt.  Partners may choose to engage with Centered Care on a consultative basis, as a fully-integrated technology and healthcare model, or not at all.

SLTC is currently building its footprint in the United States. As a result, portfolio investments of five communities and 500 units or more are most desirable.  A typical equity investment is between $25 million and $100+ million.  If a smaller opportunity presents itself within a local or regional cluster, it may be considered as a bolt on acquisition.

Let’s build more value together

  1. Connect with us

    Fill out our contact form to start the conversation

  2. Get to know each other

    We’ll go through a mutual discovery process to see if we’re the right fit

  3. Benefit from a more aligned financial model

    Our Enterprise Approach to Value Creation unlocks more value and gives you a better share.

Let’s Go

Muhammad Ali

A torchbearer and fellow traveler, carrying the spirit of America’s seniors high and passing it forward to future generations.

Real estate capital that helps operators build more value

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