:root{
    --royal:#1D4489;
    --navy:#142A57;
    --navy-2:#1E3A78;
    --ink:#0E1B38;
    --gold:#B68A4E;
    --gold-2:#CBA268;
    --cream:#F5F2EA;
    --paper:#FAF8F2;
    --white:#FFFFFF;
    --muted:#586079;
    --muted-d:#A9B2CE;
    --line:rgba(14,27,56,.12);
    --line-d:rgba(255,255,255,.14);
    --serif:"Source Serif 4", Georgia, "Times New Roman", serif;
    --sans:"Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Helvetica, Arial, sans-serif;
    --wrap:1180px;
    --pad:clamp(1.25rem,5vw,2.5rem);
    --sect:clamp(4.5rem,9vw,6.5rem);
    --header-h:78px;
  }

  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth;scroll-padding-top:calc(var(--header-h) + 1rem)}
  body{font-family:var(--sans);background:var(--cream);color:var(--ink);line-height:1.6;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;overflow-x:hidden}
  a{color:inherit;text-decoration:none}
  img{max-width:100%;display:block}
  ::selection{background:var(--gold);color:#fff}
  .wrap{max-width:var(--wrap);margin:0 auto;padding-inline:var(--pad)}
  .skip{position:absolute;left:-999px;top:0;background:#fff;color:var(--navy);padding:.6rem 1rem;z-index:300}
  .skip:focus{left:1rem;top:1rem}

  .eyebrow{font-size:.72rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);display:inline-flex;align-items:center;gap:.7rem;margin-bottom:1.4rem}
  .eyebrow::before{content:"";width:26px;height:1px;background:var(--gold);display:inline-block}
  .on-dark .eyebrow{color:var(--gold-2)}
  h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.08;letter-spacing:-.015em}

  .btn{display:inline-flex;align-items:center;gap:.55rem;font-family:var(--sans);font-size:.86rem;font-weight:600;letter-spacing:.02em;padding:.95rem 1.6rem;border:1px solid transparent;border-radius:2px;cursor:pointer;transition:.25s ease;white-space:nowrap}
  .btn-sm{padding:.7rem 1.2rem;font-size:.82rem}
  .btn-gold{background:var(--gold);color:#fff}
  .btn-gold:hover{background:var(--gold-2)}
  .btn-outline{border-color:var(--line-d);color:#fff}
  .btn-outline:hover{border-color:var(--gold-2);color:var(--gold-2)}
  .textlink{font-weight:600;font-size:.86rem;letter-spacing:.02em;display:inline-flex;align-items:center;gap:.5rem;color:#fff}
  .textlink .arr{transition:transform .25s ease}
  .textlink:hover{color:var(--gold-2)}
  .textlink:hover .arr{transform:translateX(4px)}

  /* ---------- header ---------- */
  header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.94);backdrop-filter:saturate(180%) blur(10px);border-bottom:1px solid transparent;transition:border-color .3s, box-shadow .3s}
  header.scrolled{border-color:var(--line);box-shadow:0 1px 30px rgba(14,27,56,.05)}
  .nav{display:flex;align-items:center;justify-content:space-between;height:78px;gap:2rem}
  .brand img{height:51px;width:auto}
  .nav-links{display:flex;align-items:center;gap:2rem;list-style:none}
  .nav-links>li>a,.drop-toggle{font-size:.875rem;font-weight:500;color:var(--ink);position:relative;padding:.4rem 0;transition:color .2s;cursor:pointer;display:inline-flex;align-items:center;gap:.35rem}
  .nav-links>li>a::after{content:"";position:absolute;left:0;bottom:-2px;height:1.5px;width:0;background:var(--gold);transition:width .25s ease}
  .nav-links>li>a:hover{color:var(--royal)}
  .nav-links>li>a:hover::after{width:100%}
  .drop-toggle .chev{transition:transform .25s}
  .has-drop:hover .drop-toggle,.has-drop:focus-within .drop-toggle{color:var(--royal)}
  .has-drop:hover .chev,.has-drop:focus-within .chev{transform:rotate(180deg)}
  .has-drop{position:relative}
  .drop-panel{position:absolute;top:calc(100% + 12px);left:-1.2rem;background:#fff;border:1px solid var(--line);border-radius:5px;box-shadow:0 24px 60px rgba(14,27,56,.13);padding:1.5rem 1.7rem;opacity:0;visibility:hidden;transform:translateY(7px);transition:opacity .22s,transform .22s,visibility .22s;z-index:120}
  .has-drop:hover .drop-panel,.has-drop:focus-within .drop-panel{opacity:1;visibility:visible;transform:none}
  .drop-panel::before{content:"";position:absolute;top:-14px;left:0;right:0;height:14px}
  .drop-panel h5{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);margin-bottom:.85rem;font-weight:600}
  .drop-panel a{display:block;font-size:.92rem;color:var(--ink);padding:.42rem 0;font-weight:500;white-space:nowrap;transition:color .18s}
  .drop-panel a:hover{color:var(--royal)}
  .drop-wide{display:flex;gap:3rem}
  .drop-col{min-width:158px}
  .nav-cta{display:flex;align-items:center;gap:1.3rem}
  .login-link{font-size:.875rem;font-weight:600;color:var(--royal);display:inline-flex;align-items:center;gap:.45rem}
  .login-link:hover{color:var(--gold)}
  .burger{display:none;background:none;border:0;cursor:pointer;width:30px;height:30px;flex-direction:column;justify-content:center;gap:6px}
  .burger span{height:1.6px;width:24px;background:var(--ink);transition:.3s;display:block}

  /* ---------- hero (video placeholder) ---------- */
  .hero{position:relative;min-height:88vh;display:flex;align-items:flex-end;background:var(--navy);color:#fff;overflow:hidden}
  .hero-vid{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
  .hero-rings{position:absolute;top:50%;right:-10%;transform:translateY(-50%);width:min(820px,82vw);opacity:.5;pointer-events:none;z-index:1}
  .hero-overlay{position:absolute;inset:0;z-index:1;background:radial-gradient(120% 90% at 78% 28%, rgba(45,74,158,.5), transparent 60%),linear-gradient(180deg, rgba(14,27,56,.5) 0%, rgba(14,27,56,.28) 45%, rgba(20,42,87,.62) 100%)}
  .hero-play{position:absolute;right:9%;top:50%;transform:translateY(-50%);z-index:1;width:108px;height:108px;opacity:.16;pointer-events:none}
  .hero-content{position:relative;z-index:2;width:100%;text-align:left;padding-block:0 clamp(5rem,11vh,7.5rem)}
  .hero-content h1{font-size:clamp(2.03rem,4.65vw,3.83rem);font-weight:500;margin:0;max-width:24ch}
  .hero-content .sub{margin-top:1.6rem;font-size:clamp(1.02rem,1.5vw,1.2rem);color:#D9DFEE;max-width:40ch;font-weight:400}
  .hero-scroll{position:absolute;left:50%;bottom:2.2rem;transform:translateX(-50%);z-index:2;display:flex;flex-direction:column;align-items:center;gap:.5rem;color:#C9D0E2;font-size:.68rem;letter-spacing:.2em;text-transform:uppercase}
  .hero-scroll .dot{width:24px;height:38px;border:1.4px solid rgba(255,255,255,.4);border-radius:14px;position:relative}
  .hero-scroll .dot::after{content:"";position:absolute;left:50%;top:7px;width:3px;height:7px;border-radius:3px;background:var(--gold-2);transform:translateX(-50%);animation:scrolldot 1.8s ease-in-out infinite}
  @keyframes scrolldot{0%,100%{opacity:0;transform:translate(-50%,0)}40%{opacity:1}80%{opacity:0;transform:translate(-50%,12px)}}

  /* ---------- stats ---------- */
  .stats{background:var(--ink);color:#fff;padding-block:clamp(3.8rem,7vw,6rem);position:relative;overflow:hidden}
  .stats::after{content:"";position:absolute;inset:0;background:radial-gradient(100% 120% at 15% 0%, rgba(29,68,137,.4), transparent 55%)}
  .stats .wrap{position:relative;z-index:1}
  .stat-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2.6rem 3rem}
  .stat{border-top:1px solid var(--line-d);padding-top:1.4rem}
  .stat .num{font-family:var(--serif);font-weight:500;font-size:clamp(2.2rem,3.8vw,3.1rem);line-height:1;letter-spacing:-.02em;color:#fff}
  .stat .num .u{color:var(--gold-2);font-size:.55em;font-weight:600}
  .stat .lab{margin-top:.7rem;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted-d)}

  /* ---------- T3 formula ---------- */
  .formula{padding-block:var(--sect);background:var(--paper);border-block:1px solid var(--line)}
  .formula-head{margin-bottom:3.4rem;max-width:42ch}
  .formula-head h2{font-size:clamp(1.9rem,3.4vw,2.9rem)}
  .formula-head p{color:var(--ink);margin-top:1rem;font-size:1.02rem;max-width:48ch}
  .flow{display:grid;grid-template-columns:repeat(5,1fr);gap:1.4rem}
  .fstep{position:relative;padding-right:1rem}
  .fstep .fico{width:42px;height:42px;color:var(--royal);margin-bottom:1.1rem}
  .fstep h3{font-size:1.04rem;font-weight:600;margin-bottom:.4rem}
  .fstep p{font-size:.85rem;color:var(--ink);max-width:24ch}
  .fstep:not(:last-child)::after{content:"\203A";position:absolute;top:6px;right:-.2rem;font-family:var(--serif);font-size:1.7rem;line-height:1;color:var(--gold);opacity:.8}

  /* ---------- statement (Real Estate PE) ---------- */
  .statement{background:var(--navy);color:#fff;padding-block:clamp(4.5rem,9vw,7.5rem);position:relative;overflow:hidden}
  .statement::before{content:"";position:absolute;inset:0;background:radial-gradient(110% 120% at 82% 50%, rgba(45,74,158,.5), transparent 60%)}
  .statement .wrap{position:relative;z-index:1}
  .statement h2{font-size:clamp(2.2rem,5vw,3.7rem);font-weight:500;max-width:18ch;margin:.2rem 0 2.2rem}

  /* ---------- focus / asset classes ---------- */
  .focus{padding-block:var(--sect)}
  .focus-head{display:flex;justify-content:space-between;align-items:flex-end;gap:2rem;flex-wrap:wrap;margin-bottom:3.2rem}
  .focus-head h2{font-size:clamp(1.9rem,3.4vw,2.9rem)}
  .btn-ghost{padding:.95rem 0;font-weight:600;font-size:.86rem;letter-spacing:.02em;color:var(--royal);display:inline-flex;align-items:center;gap:.5rem}
  .btn-ghost .arr{transition:transform .25s ease}
  .btn-ghost:hover .arr{transform:translateX(4px)}
  .cards{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
  .card{background:var(--cream);padding:clamp(1.8rem,3vw,2.6rem);transition:background .3s}
  .card:hover{background:var(--paper)}
  .card .ico{width:36px;height:36px;color:var(--royal);margin-bottom:1.5rem}
  .card h3{font-size:1.35rem;font-weight:600;margin-bottom:.5rem}
  .card p{color:var(--ink);font-size:.95rem;max-width:32ch}
  .card .tag{margin-top:1.3rem;display:inline-block;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);border-bottom:1px solid transparent;padding-bottom:2px}
  .card:hover .tag{border-color:var(--gold)}

  /* ---------- approach ---------- */
  .approach{padding-block:var(--sect);background:var(--paper);border-block:1px solid var(--line)}
  .approach-head{margin-bottom:3.4rem;max-width:34ch}
  .approach-head h2{font-size:clamp(1.9rem,3.4vw,2.9rem)}
  .pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(2rem,4vw,3.5rem)}
  .pillar .ring-mark{width:46px;height:46px;margin-bottom:1.5rem}
  .pillar h3{font-size:1.3rem;font-weight:600;margin-bottom:.7rem}
  .pillar p{color:var(--ink);font-size:.98rem}

  /* ---------- relationships / logo marquee ---------- */
  .rel{padding-block:clamp(3.8rem,7vw,6rem);background:var(--cream);border-top:1px solid var(--line);overflow:hidden}
  .rel-head{text-align:center;margin-bottom:2.8rem;display:flex;flex-direction:column;align-items:center}
  .rel-head h2{font-size:clamp(1.4rem,2.4vw,1.9rem)}
  .marquee{position:relative;overflow:hidden;-webkit-mask-image:linear-gradient(90deg,transparent,#000 7%,#000 93%,transparent);mask-image:linear-gradient(90deg,transparent,#000 7%,#000 93%,transparent)}
  .marquee-track{display:flex;align-items:center;gap:3.6rem;width:max-content;animation:marq 42s linear infinite}
  .marquee:hover .marquee-track{animation-play-state:paused}
  .logo-chip{display:flex;align-items:center;gap:.65rem;color:var(--ink);opacity:.55;white-space:nowrap;font-weight:600;letter-spacing:.05em;font-size:1.02rem;transition:opacity .3s}
  .logo-chip:hover{opacity:.85}
  .logo-chip svg{width:26px;height:26px;color:var(--royal)}
  @keyframes marq{from{transform:translateX(-50%)}to{transform:translateX(0)}}

  /* ---------- footer ---------- */
  footer{background:var(--ink);color:#fff;padding-block:clamp(3.5rem,6vw,5rem) 2.5rem;border-top:1px solid var(--line-d)}
  .foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:2.5rem;padding-bottom:3rem;border-bottom:1px solid var(--line-d)}
  .wordmark{display:inline-flex;align-items:center;gap:.7rem;margin-bottom:1.3rem}
  .wm-badge{width:48px;height:48px;border-radius:50%;border:1.6px solid #fff;display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-weight:600;font-size:1.1rem;letter-spacing:.01em}
  .wm-name{font-family:var(--sans);font-weight:600;letter-spacing:.28em;font-size:1rem}
  .foot-tag{color:var(--muted-d);font-size:.92rem;max-width:30ch;line-height:1.65}
  .foot-col h4{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-2);margin-bottom:1.1rem;font-family:var(--sans);font-weight:600}
  .foot-col ul{list-style:none}
  .foot-col li{margin-bottom:.7rem}
  .foot-col a,.foot-col p{color:#C9D0E2;font-size:.92rem;transition:color .2s}
  .foot-col a:hover{color:var(--gold-2)}
  .foot-col a[aria-disabled="true"]{opacity:.55;cursor:default;pointer-events:none}
  .foot-col a[aria-disabled="true"]:hover{color:#C9D0E2}
  .foot-logo{height:44px;width:auto;display:block}
  .foot-li{display:inline-flex;align-items:center;justify-content:center;width:38px;height:38px;border:1px solid var(--line-d);border-radius:4px;color:#C9D0E2;transition:background .22s,color .22s,border-color .22s,transform .22s;margin-top:.4rem}
  .foot-li:hover{background:var(--gold);color:var(--ink);border-color:var(--gold);transform:translateY(-2px)}
  .foot-li svg{width:19px;height:19px}
  .foot-bottom{display:flex;justify-content:space-between;align-items:flex-start;gap:2rem;flex-wrap:wrap;padding-top:1.8rem}
  .foot-bottom .disc{color:var(--muted-d);font-size:.78rem;max-width:62ch;line-height:1.6}
  .foot-bottom .copy{color:var(--muted-d);font-size:.8rem;white-space:nowrap}

  /* ---------- reveal ---------- */
  .reveal{opacity:0;transform:translateY(22px);transition:opacity .8s cubic-bezier(.2,.7,.2,1), transform .8s cubic-bezier(.2,.7,.2,1)}
  .reveal.in{opacity:1;transform:none}

  /* ---------- responsive ---------- */
  @media(max-width:980px){
    .nav-links,.nav-cta .login-link,.nav-cta .btn-gold{display:none}
    .burger{display:flex}
    .stat-grid{grid-template-columns:repeat(2,1fr);gap:2.2rem 2.5rem}
    .flow{grid-template-columns:1fr;gap:0}
    .fstep{padding:1.4rem 0 1.4rem 3.6rem;border-left:1px solid var(--line);margin-left:1.2rem}
    .fstep .fico{position:absolute;left:-1.3rem;top:1.2rem;margin:0;width:38px;height:38px;background:var(--paper);padding:2px}
    .fstep:not(:last-child)::after{content:"";right:auto}
    .pillars{grid-template-columns:1fr;gap:2.5rem}
  }
  @media(max-width:680px){
    :root{--header-h:66px}
    .cards{grid-template-columns:1fr}
    .hero-rings{right:-28%;opacity:.34}
    .hero-play{display:none}
    .hero-content{padding-bottom:clamp(6.5rem,18vh,8.5rem)}
    .foot-grid{grid-template-columns:1fr 1fr;gap:2rem}
    .nav{height:66px}
    .stat-grid{grid-template-columns:repeat(2,1fr)}
  }

  /* ---------- mobile menu ---------- */
  .m-menu{position:fixed;inset:0;background:var(--navy);color:#fff;z-index:150;transform:translateX(100%);transition:transform .4s cubic-bezier(.2,.7,.2,1);display:flex;flex-direction:column;padding:var(--pad);overflow-y:auto}
  .m-menu.open{transform:none}
  .m-menu-top{display:flex;justify-content:space-between;align-items:center;height:66px;flex:0 0 auto}
  .m-menu-top .m-menu-brand{display:inline-flex;align-items:center}
  .m-menu-top .m-menu-logo{height:40px;width:auto;display:block}
  .m-close{background:none;border:0;color:#fff;font-size:2rem;cursor:pointer;line-height:1}
  .m-links{display:flex;flex-direction:column;margin-top:1.5rem}
  .m-links>a,.m-group>span{font-family:var(--serif);font-size:1.7rem;font-weight:500;padding:.55rem 0;display:block;border-bottom:1px solid var(--line-d)}
  .m-links>a{color:#fff}
  .m-links>a.active{color:var(--gold-2)}
  .m-group{border-bottom:1px solid var(--line-d);padding-bottom:.8rem}
  .m-group>span{border-bottom:0;padding-bottom:.2rem}
  .m-sub{display:flex;flex-direction:column;gap:.1rem;padding:.2rem 0 .4rem}
  .m-sub a{font-size:.95rem;color:#C9D0E2;padding:.32rem 0}
  .m-sub .m-lab{font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-2);margin-top:.6rem;font-family:var(--sans);font-weight:600}
  .m-foot{margin-top:auto;padding-top:1.6rem;display:flex;flex-direction:column;gap:.8rem}
  .m-foot .btn{width:100%;justify-content:center}

  @media(prefers-reduced-motion:reduce){
    *{scroll-behavior:auto!important}
    .reveal{opacity:1;transform:none;transition:none}
    .hero-rings,.marquee-track,.hero-scroll .dot::after{animation:none!important}
  }
  @keyframes drift{from{transform:translateY(-50%) rotate(0)}to{transform:translateY(-50%) rotate(360deg)}}
  .hero-rings.spin{animation:drift 130s linear infinite}
  :focus-visible{outline:2px solid var(--gold);outline-offset:3px}

  /* ===== sub-page styles ===== */
  .nav-links>li>a.active{color:var(--royal)}
  .nav-links>li>a.active::after{width:100%}
  .page-hero{position:relative;background:var(--navy);color:#fff;overflow:hidden;padding-block: clamp(6rem, 13vw, 6rem) clamp(3.4rem, 7vw, 6rem);}
  .page-hero::before{content:"";position:absolute;inset:0;z-index:0;background:radial-gradient(120% 100% at 80% 22%, rgba(45,74,158,.5), transparent 60%),linear-gradient(180deg, rgba(14,27,56,.2), rgba(20,42,87,.5))}
  .page-hero .wrap{position:relative;z-index:1}
  .page-hero h1{font-size:clamp(2.4rem,5vw,4rem);max-width:20ch}
  .page-hero .lede{margin-top:1.4rem;color:#D9DFEE;font-size:clamp(1.04rem,1.6vw,1.25rem);max-width:54ch;font-weight:400}
  .rings{position:absolute;top:50%;right:-8%;transform:translateY(-50%);width:min(620px,72vw);opacity:.42;pointer-events:none;z-index:0}
  .rings.spin{animation:drift 130s linear infinite}

  .sec{padding-block:var(--sect)}
  .sec-cream{background:var(--cream)}
  .sec-paper{background:var(--paper);border-block:1px solid var(--line)}
  .sec-head{max-width:44ch;margin-bottom:2.8rem}
  .sec-head h2{font-size:clamp(1.9rem,3.4vw,2.9rem)}
  .bigstate{font-family:var(--serif);font-weight:500;font-size:clamp(1.55rem,3vw,2.4rem);line-height:1.26;letter-spacing:-.01em;max-width:22ch}
  .body p{color:var(--ink);font-size:1.05rem;margin-bottom:1.1rem;max-width:64ch}
  .body p:last-child{margin-bottom:0}
  .two-col{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:start}

  .cycle{display:flex;flex-wrap:wrap;align-items:center;gap:.5rem .15rem;margin-top:1.8rem}
  .cycle .step{font-size:.85rem;font-weight:600;color:var(--ink);padding:.55rem .95rem;border:1px solid var(--line);border-radius:2px;background:#fff;white-space:nowrap}
  .cycle .sep{color:var(--gold);font-family:var(--serif);font-size:1.25rem;padding:0 .3rem}

  .taglist{display:flex;flex-wrap:wrap;gap:.7rem}
  .taglist span{font-size:.92rem;font-weight:500;color:var(--ink);border:1px solid var(--line);background:#fff;padding:.6rem 1.05rem;border-radius:2px}

  .clients{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:2rem}
  .client{background:var(--cream);padding:clamp(1.7rem,3vw,2.4rem)}
  .client .ico{width:34px;height:34px;color:var(--royal);margin-bottom:1.2rem}
  .client h3{font-size:1.18rem;font-weight:600;margin-bottom:.45rem}
  .client p{color:var(--ink);font-size:.92rem}

  .leaders{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:stretch}
  .leader{display:flex;flex-direction:column;height:100%}
  .leader .photo{aspect-ratio:4/5;max-width:50%;overflow:hidden;border-radius:4px;background:var(--navy);margin-bottom:1.7rem;position:relative;border:1px solid var(--line)}
  .leader .photo img{width:100%;height:100%;object-fit:cover;object-position:center 18%}
  .leader .photo::after{content:"";position:absolute;left:0;right:0;bottom:0;height:4px;background:var(--gold)}
  .leader h2{font-size:clamp(1.5rem,2.4vw,1.95rem);font-weight:600}
  .leader .role{color:var(--gold);font-size:.78rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;margin:.45rem 0 1.3rem}
  .leader .bio{flex:1}
  .leader .bio p{color:var(--ink);font-size:.97rem;margin-bottom:.9rem}
  .leader .edu{margin-top:1.2rem;padding-top:1.1rem;border-top:1px solid var(--line);font-size:.88rem;color:var(--ink);font-weight:500}
  .leader .social{margin-top:1.1rem;display:flex;gap:.6rem}
  .leader .social a{display:inline-flex;align-items:center;justify-content:center;width:38px;height:38px;border:1px solid var(--line);border-radius:4px;color:var(--royal);transition:background .22s,color .22s,border-color .22s,transform .22s}
  .leader .social a:hover{background:var(--royal);color:#fff;border-color:var(--royal);transform:translateY(-2px)}
  .leader .social svg{width:19px;height:19px}

  .props{display:grid;grid-template-columns:repeat(3,1fr);gap:1.6rem;margin-top:.5rem}
  .prop{border:1px solid var(--line);background:#fff;border-radius:4px;overflow:hidden;transition:transform .3s, box-shadow .3s}
  .prop:hover{transform:translateY(-3px);box-shadow:0 18px 40px rgba(14,27,56,.08)}
  .prop .ph{aspect-ratio:3/2;background:linear-gradient(135deg,var(--navy),var(--royal));display:flex;align-items:center;justify-content:center;position:relative}
  .prop .ph svg{width:46px;height:46px;color:rgba(255,255,255,.85)}
  .prop .ph .st{position:absolute;top:.8rem;right:.8rem;font-size:.62rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600;color:#fff;background:rgba(255,255,255,.18);padding:.3rem .6rem;border-radius:2px}
  .prop .meta{padding:1.3rem 1.4rem}
  .prop .meta .type{font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);font-weight:600}
  .prop .meta h3{font-size:1.1rem;font-weight:600;margin:.4rem 0 .2rem}
  .prop .meta .loc{color:var(--ink);font-size:.9rem}
  .prop .meta .stat{margin-top:.9rem;padding-top:.8rem;border-top:1px solid var(--line);font-size:.86rem;color:var(--ink);font-weight:600}
  .note{font-size:.85rem;color:var(--ink);margin-top:2rem;font-style:italic}

  .cta-row{display:flex;gap:1rem;flex-wrap:wrap;margin-top:.4rem}
  .statement .cta-row{margin-top:2.2rem}

  @media(max-width:860px){
    .two-col{grid-template-columns:1fr}
    .leaders{grid-template-columns:1fr;gap:3rem}
    .clients{grid-template-columns:1fr}
    .props{grid-template-columns:1fr 1fr}
  }
  @media(max-width:600px){ .props{grid-template-columns:1fr} }
  /* ===================== INVEST WITH US ===================== */
.iv-intro{color:var(--ink);max-width:60ch;font-size:1.05rem;margin:-.4rem 0 2.4rem}
  .iv-calc{display:grid;grid-template-columns:1fr 1fr;gap:1.4rem;align-items:stretch}
  .iv-panel{border-radius:16px;padding:clamp(1.6rem,3vw,2.4rem)}
  .iv-controls{background:var(--white);border:1px solid var(--line);display:flex;flex-direction:column;gap:2rem}
  .iv-field-top{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:1rem;gap:1rem}
  .iv-field label{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);font-weight:600}
  .iv-amt{font-family:var(--serif);font-size:clamp(1.6rem,3vw,2rem);font-weight:500;color:var(--ink);letter-spacing:-.01em}
  input[type=range].iv-range{-webkit-appearance:none;appearance:none;width:100%;height:6px;border-radius:6px;background:rgba(14,27,56,.12);outline:none;cursor:pointer}
  input[type=range].iv-range::-webkit-slider-thumb{-webkit-appearance:none;appearance:none;width:26px;height:26px;border-radius:50%;background:var(--gold);border:3px solid #fff;box-shadow:0 3px 10px rgba(14,27,56,.28);cursor:pointer}
  input[type=range].iv-range::-moz-range-thumb{width:22px;height:22px;border-radius:50%;background:var(--gold);border:3px solid #fff;box-shadow:0 3px 10px rgba(14,27,56,.28);cursor:pointer}
  input[type=range].iv-range:focus-visible{outline:2px solid var(--gold-2);outline-offset:4px}
  .iv-scale{display:flex;justify-content:space-between;margin-top:.7rem;font-size:.72rem;color:var(--ink)}
  .iv-seg{display:flex;gap:.5rem;margin-top:1rem}
  .iv-seg button{flex:1;padding:.7rem .5rem;border:1px solid var(--line);background:transparent;border-radius:8px;font-family:var(--sans);font-size:.85rem;font-weight:600;color:var(--ink);cursor:pointer;transition:.2s}
  .iv-seg button:hover{border-color:var(--gold-2);color:var(--ink)}
  .iv-seg button.on{background:var(--ink);border-color:var(--ink);color:#fff}
  .iv-assume{font-size:.82rem;color:var(--ink);line-height:1.55;margin-top:.2rem}
  .iv-assume b{color:var(--ink);font-weight:600}
  .iv-results{background:var(--ink);color:#fff;position:relative;overflow:hidden}
  .iv-results::after{content:"";position:absolute;inset:0;background:radial-gradient(100% 80% at 85% 0%, rgba(45,74,158,.42), transparent 60%);pointer-events:none}
  .iv-results>*{position:relative;z-index:1}
  .iv-rlab{font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted-d);font-weight:600}
  .iv-rbig{display:block;font-family:var(--serif);font-size:clamp(2.6rem,5vw,3.6rem);font-weight:500;line-height:1;letter-spacing:-.02em;margin:.6rem 0 1.5rem}
  .iv-bar{display:flex;height:12px;border-radius:6px;overflow:hidden;background:rgba(255,255,255,.1)}
  .iv-bar>span{transition:width .35s cubic-bezier(.2,.7,.2,1)}
  .iv-bar .cap{background:var(--gold-2)}
  .iv-bar .pro{background:var(--royal)}
  .iv-bar-key{display:flex;gap:1.6rem;margin-top:.85rem;font-size:.76rem;color:var(--muted-d)}
  .iv-bar-key i{display:inline-block;width:10px;height:10px;border-radius:2px;margin-right:.45rem;vertical-align:middle}
  .iv-bar-key i.cap{background:var(--gold-2)}
  .iv-bar-key i.pro{background:var(--royal)}
  .iv-result-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem 1rem;margin-top:2rem;border-top:1px solid var(--line-d);padding-top:1.9rem}
  .iv-result-grid .v{font-family:var(--serif);font-size:clamp(1.5rem,2.6vw,1.85rem);font-weight:500;line-height:1;color:#fff;letter-spacing:-.01em}
  .iv-result-grid .l{display:block;font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:var(--muted-d);margin-top:.55rem}
  .iv-disc{font-size:.76rem;color:var(--ink);line-height:1.6;margin-top:1.8rem;max-width:88ch}
  /* tax */
  .iv-tax-callout{background:var(--navy);color:#fff;border-radius:16px;padding:clamp(1.8rem,3vw,2.6rem);position:relative;overflow:hidden}
  .iv-tax-callout::before{content:"";position:absolute;inset:0;background:radial-gradient(110% 90% at 90% 8%, rgba(45,74,158,.5), transparent 60%)}
  .iv-tax-callout>*{position:relative;z-index:1}
  .iv-tax-tag{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-2);font-weight:600}
  .iv-tax-big{font-family:var(--serif);font-size:clamp(2.6rem,5vw,3.6rem);font-weight:500;line-height:1;letter-spacing:-.02em;margin:.7rem 0 .3rem}
  .iv-tax-sub{color:#C9D0E2;font-size:.92rem;margin-bottom:1.5rem}
  .iv-tax-eg{border-top:1px solid var(--line-d);padding-top:1.3rem}
  .iv-tax-eg .row{display:flex;justify-content:space-between;align-items:baseline;gap:1rem;padding:.45rem 0}
  .iv-tax-eg .row span:first-child{color:var(--muted-d);font-size:.86rem}
  .iv-tax-eg .row span:last-child{font-family:var(--serif);font-size:1.15rem;color:#fff}
  .iv-tax-eg .row.hl span:last-child{color:var(--gold-2)}
  .iv-tax-note{font-size:.72rem;color:var(--muted-d);margin-top:1rem;font-style:italic}
  .iv-points{display:grid;grid-template-columns:repeat(3,1fr);gap:1.2rem;margin-top:clamp(2.4rem,4vw,3.2rem)}
  .iv-point{background:var(--white);border:1px solid var(--line);border-radius:14px;padding:1.7rem}
  .iv-point .n{width:42px;height:42px;border-radius:50%;border:1.5px solid var(--gold);display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:.95rem;color:var(--royal);margin-bottom:1.1rem}
  .iv-point h3{font-size:1.15rem;font-weight:500;margin-bottom:.5rem;font-family:var(--serif)}
  .iv-point p{color:var(--ink);font-size:.9rem}
  /* sponsor / IR */
  .iv-team{display:grid;grid-template-columns:1fr 1fr;gap:1.4rem}
  .iv-member{display:flex;gap:1.3rem;align-items:center;background:var(--white);border:1px solid var(--line);border-radius:16px;padding:1.4rem;text-decoration:none;color:inherit;transition:border-color .22s,box-shadow .22s,transform .22s}
  a.iv-member:hover{border-color:var(--gold);box-shadow:0 12px 32px rgba(14,27,56,.08);transform:translateY(-2px)}
  .iv-member img{width:96px;height:120px;object-fit:cover;border-radius:10px;flex:0 0 auto}
  .iv-member .nm{font-family:var(--serif);font-size:1.3rem;font-weight:500;line-height:1.1}
  .iv-member .ro{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--gold);font-weight:600;margin:.4rem 0 .55rem}
  .iv-member .bi{font-size:.86rem;color:var(--ink)}
  .iv-ir{display:grid;grid-template-columns:1.3fr 1fr;gap:clamp(2rem,4vw,3.5rem);align-items:center;margin-top:1.4rem;background:var(--ink);color:#fff;border-radius:18px;padding:clamp(1.8rem,3.5vw,3rem);position:relative;overflow:hidden}
  .iv-ir::after{content:"";position:absolute;inset:0;background:radial-gradient(90% 110% at 92% 50%, rgba(45,74,158,.45), transparent 60%)}
  .iv-ir>*{position:relative;z-index:1}
  .iv-ir h3{font-size:clamp(1.5rem,3vw,2.1rem);font-weight:500;max-width:18ch}
  .iv-ir p{color:var(--muted-d);margin-top:.9rem;max-width:44ch}
  .iv-ir-actions{display:flex;flex-direction:column;gap:.75rem}
  .iv-ir-actions .btn{justify-content:center;width:100%}
  .iv-ir-actions .em{text-align:center;font-size:.84rem;color:var(--muted-d);margin-top:.3rem}
  .iv-ir-actions .em a{color:var(--gold-2)}
  .iv-form{display:flex;flex-direction:column;gap:.8rem}
  .iv-frow{display:flex;flex-direction:column;gap:.3rem;text-align:left}
  .iv-frow label{font-size:.72rem;letter-spacing:.04em;color:rgba(255,255,255,.72);font-weight:500}
  .iv-frow label .req{color:var(--gold-2)}
  .iv-form input{width:100%;font-family:var(--sans);font-size:.92rem;color:#fff;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.16);border-radius:8px;padding:.72rem .85rem;transition:border-color .2s,background .2s}
  .iv-form input::placeholder{color:rgba(255,255,255,.42)}
  .iv-form input:focus{outline:none;border-color:var(--gold-2);background:rgba(255,255,255,.1)}
  .iv-form input:user-invalid{border-color:#e0908f}
  .iv-form .btn-gold{width:100%;justify-content:center;margin-top:.35rem}
  .iv-form-note{font-size:.82rem;color:var(--gold-2);margin-top:.1rem;line-height:1.5}
  @media(max-width:860px){
    .iv-calc{grid-template-columns:1fr}
    .iv-points{grid-template-columns:1fr}
    .iv-team{grid-template-columns:1fr}
    .iv-ir{grid-template-columns:1fr}
  }
  @media(max-width:480px){
    .iv-member{flex-direction:column;text-align:center;align-items:center}
  }


  /* ===================== PORTFOLIO PAGE ===================== */
.pf-pill{display:inline-flex;align-items:center;gap:.5rem;font-family:var(--sans);font-size:.7rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;padding:.5rem 1rem;border-radius:100px;border:1px solid rgba(255,255,255,.28);background:rgba(255,255,255,.08);-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);color:#fff}
  .pf-num{font-family:var(--sans);font-size:.7rem;font-weight:600;letter-spacing:.16em;color:var(--gold);text-transform:uppercase}
  /* hero */
  .pf-hero{position:relative;min-height:92vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden;background:var(--ink)}
  .pf-hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;background-size:cover;background-position:center;z-index:0}
  .pf-hero::after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(14,27,56,.55) 0%,rgba(14,27,56,.10) 30%,rgba(14,27,56,.16) 58%,rgba(14,27,56,.85) 100%)}
  .pf-hero .wrap{position:relative;z-index:2;width:100%;padding-top:8rem;padding-bottom:clamp(2.5rem,6vw,4.5rem)}
  .pf-hero-grid{display:grid;grid-template-columns:1fr;gap:2rem;align-items:end}
  .pf-hero h1{font-size:clamp(1.5rem,4.8vw,3.8rem);font-weight:500;letter-spacing:-.02em;margin:1rem 0 1.1rem}
  .pf-h1l{display:block;white-space:nowrap}
  .pf-hero p.lead{font-size:clamp(1rem,1.5vw,1.18rem);color:rgba(255,255,255,.84);max-width:46ch;line-height:1.55}
  /* intro */
  .pf-intro{background:var(--paper);padding-block:var(--sect)}
  .pf-intro-grid{display:grid;grid-template-columns:.5fr 1.5fr;gap:clamp(1.5rem,4vw,4rem);align-items:start}
  .pf-bigstate{font-family:var(--serif);font-weight:500;font-size:clamp(1.6rem,3.1vw,2.6rem);line-height:1.26;letter-spacing:-.015em;color:var(--ink)}
  .pf-bigstate .mut{color:var(--ink)}
  .pf-intro-foot{display:grid;grid-template-columns:.5fr 1.5fr;gap:clamp(1.5rem,4vw,4rem);margin-top:clamp(2rem,4vw,3.2rem)}
  .pf-intro-foot .c{grid-column:2}
  .pf-intro-foot p{color:var(--ink);max-width:54ch}
  /* dark band */
  .pf-band{background:var(--ink);color:#fff;padding-block:var(--sect)}
  .pf-band .pf-logo{height:26px;width:auto;margin-bottom:2.2rem;opacity:.95}
  .pf-band-head{display:grid;grid-template-columns:1fr;gap:2rem;align-items:end;margin-bottom:clamp(2rem,4vw,3rem)}
  .pf-band-head h2{font-size:clamp(1.5rem,3.4vw,2.8rem);font-weight:500;max-width:none}
  .pf-band-head p{color:var(--muted-d);max-width:42ch}
  .pf-track{display:flex;gap:1rem;overflow-x:auto;scroll-snap-type:x mandatory;scroll-behavior:smooth;-ms-overflow-style:none;scrollbar-width:none}
  .pf-track::-webkit-scrollbar{display:none}
  .pf-track>div{flex:0 0 64%;scroll-snap-align:start;aspect-ratio:16/9;border-radius:14px;background-size:cover;background-position:center}
  .pf-car-ctrl{display:flex;align-items:center;gap:1.2rem;margin-top:1.6rem}
  .pf-arrow{width:46px;height:46px;border-radius:50%;border:1px solid rgba(255,255,255,.28);background:transparent;color:#fff;cursor:pointer;display:flex;align-items:center;justify-content:center;transition:.25s;flex:0 0 auto}
  .pf-arrow:hover{border-color:var(--gold-2);color:var(--gold-2)}
  .pf-prog{flex:1;height:2px;background:rgba(255,255,255,.16);position:relative;border-radius:2px;max-width:220px}
  .pf-prog>span{position:absolute;left:0;top:0;height:100%;background:var(--gold);border-radius:2px;width:30%}
  /* asset-class gallery */
  .pf-classes{background:var(--cream);padding-block:var(--sect)}
  .pf-cl-head{display:grid;grid-template-columns:1fr;gap:2rem;align-items:end;margin-bottom:clamp(2rem,4vw,3rem)}
  .pf-cl-head h2{font-size:clamp(2rem,3.8vw,3rem);font-weight:500}
  .pf-cl-head p{color:var(--ink);max-width:46ch;justify-self:end}
  .pf-gallery{display:grid;grid-template-columns:repeat(6,1fr);grid-auto-rows:clamp(200px,22vw,265px);gap:1rem}
  .pf-cell{position:relative;border-radius:14px;overflow:hidden;display:block;isolation:isolate;min-height:196px}
  .pf-cell .bg{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform .7s cubic-bezier(.2,.7,.2,1);z-index:-1}
  .pf-cell:hover .bg{transform:scale(1.06)}
  .pf-cell::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,27,56,0) 36%,rgba(14,27,56,.8) 100%)}
  .pf-cell .cap{position:absolute;left:0;bottom:0;padding:1.3rem 1.4rem;color:#fff;z-index:1}
  .pf-cell .cap .k{font-family:var(--serif);font-size:1.3rem;font-weight:500;line-height:1.12;letter-spacing:-.01em}
  .pf-cell .cap .d{font-size:.78rem;color:rgba(255,255,255,.82);margin-top:.35rem;max-width:34ch}
  .pf-badge{position:absolute;top:.9rem;right:.9rem;z-index:2;width:clamp(74px,7.5vw,90px);aspect-ratio:1/1;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;border-radius:13px;background:rgba(255,255,255,.13);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);border:1px solid rgba(255,255,255,.24);box-shadow:0 6px 20px rgba(14,27,56,.18)}
  .pf-badge .bn{font-family:var(--serif);font-size:clamp(1.05rem,1.5vw,1.4rem);font-weight:500;line-height:1;letter-spacing:-.01em;color:#fff}
  .pf-badge .bu{font-family:var(--sans);font-size:.62rem;color:rgba(255,255,255,.85);margin-top:.28rem;letter-spacing:.03em}
  .pf-half{grid-column:span 3}
  .pf-third{grid-column:span 2}
  .pf-wide{grid-column:1 / -1}
  /* principles */
  .pf-principles{background:var(--paper);padding-block:var(--sect)}
  .pf-pr-head{margin-bottom:clamp(2.4rem,5vw,3.6rem)}
  .pf-pr-head .pf-num{display:block;margin-bottom:1rem}
  .pf-pr-head h2{font-size:clamp(1.9rem,3.6vw,2.8rem);font-weight:500;max-width:18ch}
  .pf-pr-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1.6rem,3vw,2.6rem)}
  .pf-pr .ring{width:54px;height:54px;border-radius:50%;border:1.5px solid var(--gold);display:flex;align-items:center;justify-content:center;font-family:var(--serif);font-size:1.05rem;color:var(--royal);margin-bottom:1.2rem}
  .pf-pr h3{font-size:1.3rem;font-weight:500;margin-bottom:.6rem;font-family:var(--serif)}
  .pf-pr p{color:var(--ink);font-size:.95rem}
  /* statement */
  .pf-statement{background:var(--white);padding-block:var(--sect);text-align:center}
  .pf-statement p{font-family:var(--serif);font-weight:500;font-size:clamp(1.55rem,3.1vw,2.5rem);line-height:1.27;letter-spacing:-.015em;max-width:25ch;margin:0 auto;color:var(--ink)}
  .pf-statement .mut{color:var(--ink)}
  /* faq */
  .pf-faq{background:var(--ink);color:#fff;padding-block:var(--sect)}
  .pf-faq-head{display:flex;justify-content:space-between;align-items:center;gap:2rem;margin-bottom:clamp(2rem,4vw,3rem);flex-wrap:wrap}
  .pf-faq-head h2{font-size:clamp(1.9rem,3.6vw,2.8rem);font-weight:500}
  .pf-faq-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
  .pf-acc details{border-top:1px solid var(--line-d);padding:1.2rem 0}
  .pf-acc details:last-child{border-bottom:1px solid var(--line-d)}
  .pf-acc summary{list-style:none;cursor:pointer;display:flex;align-items:center;gap:1.1rem;font-family:var(--serif);font-size:clamp(1.05rem,1.6vw,1.32rem);font-weight:500;color:#fff}
  .pf-acc summary::-webkit-details-marker{display:none}
  .pf-acc summary .qn{font-family:var(--sans);font-size:.8rem;font-weight:600;color:var(--gold-2);min-width:1.5rem}
  .pf-acc summary .ic{margin-left:auto;width:24px;height:24px;flex:0 0 auto;position:relative}
  .pf-acc summary .ic::before,.pf-acc summary .ic::after{content:"";position:absolute;background:var(--gold-2);left:50%;top:50%;transform:translate(-50%,-50%)}
  .pf-acc summary .ic::before{width:14px;height:1.5px}
  .pf-acc summary .ic::after{width:1.5px;height:14px;transition:transform .3s}
  .pf-acc details[open] summary .ic::after{transform:translate(-50%,-50%) scaleY(0)}
  .pf-acc .ans{color:var(--muted-d);font-size:.95rem;line-height:1.62;padding:.85rem 0 .2rem 2.6rem;max-width:54ch}
  .pf-faq-img{border-radius:14px;overflow:hidden;aspect-ratio:4/5;background-size:cover;background-position:center;position:sticky;top:90px}
  /* cta */
  .pf-cta{background:var(--navy);color:#fff;padding-block:clamp(4rem,8vw,7rem)}
  .pf-cta-grid{display:grid;grid-template-columns:1.4fr .9fr;gap:2.5rem;align-items:end}
  .pf-cta h2{font-size:clamp(2.4rem,5.5vw,4.4rem);font-weight:500;letter-spacing:-.02em;line-height:1.05}
  .pf-cta .row{display:flex;align-items:center;gap:1rem;flex-wrap:wrap;margin-top:1.8rem}
  .pf-cta p{color:var(--muted-d);max-width:38ch}
  @media(max-width:900px){
    .pf-hero-grid,.pf-intro-grid,.pf-intro-foot,.pf-band-head,.pf-cl-head,.pf-faq-grid,.pf-cta-grid{grid-template-columns:1fr}
    .pf-intro-foot .c,.pf-cl-head p{grid-column:auto;justify-self:start}
    .pf-gallery{grid-template-columns:1fr 1fr;grid-auto-rows:clamp(170px,28vw,220px)}
    .pf-gallery>.pf-cell{grid-column:auto}
    .pf-gallery>.pf-cell:nth-child(5),.pf-wide{grid-column:1 / -1}
    .pf-pr-grid{grid-template-columns:1fr}
    .pf-faq-img{position:relative;top:0}
    .pf-track>div{flex-basis:84%}
  }
  @media(max-width:560px){
    .pf-gallery{display:flex;flex-direction:column;gap:1rem}
    .pf-cell{min-height:220px}
  }

/* ===== About — page-specific overrides ===== */
body.about-page .page-hero h1{font-size:clamp(1.68rem,3.5vw,2.8rem);max-width:32ch;text-wrap:balance}
body.about-page .statement h2{font-size:clamp(1.54rem,3.5vw,2.6rem);max-width:34ch;text-wrap:balance}
body.about-page .statement .sub{color:#D9DFEE;font-size:clamp(.73rem,1.12vw,.84rem);max-width:54ch;margin:0 0 .2rem;font-weight:400;line-height:1.6}
.prose-lg{max-width:68ch;margin-top:.8rem}
.prose-lg.prose-cols{max-width:none;display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,4vw,3.5rem);align-items:start}
.prose-lg.prose-cols .prose-col p:last-child{margin-bottom:0}
.prose-lg p{font-family:var(--sans);font-size:clamp(.81rem,1.19vw,.98rem);line-height:1.7;color:var(--ink);font-weight:400;margin-bottom:1.4rem;text-align:justify;text-justify:inter-word;hyphens:auto;-webkit-hyphens:auto}
.prose-lg p:last-child{margin-bottom:0}
@media(max-width:768px){.prose-lg.prose-cols{grid-template-columns:1fr}}

/* ===== About — metrics ticker ===== */
.ticker{background:var(--ink);color:#fff;overflow:hidden;position:relative;border-block:1px solid var(--line-d)}
.ticker::before,.ticker::after{content:"";position:absolute;top:0;bottom:0;width:12%;z-index:2;pointer-events:none}
.ticker::before{left:0;background:linear-gradient(90deg,var(--ink),transparent)}
.ticker::after{right:0;background:linear-gradient(270deg,var(--ink),transparent)}
.ticker-track{display:flex;align-items:center;width:max-content;animation:tickerMove 45s linear infinite}
.tick-group{display:flex;align-items:center;flex-shrink:0}
.tick{display:inline-flex;align-items:baseline;gap:.45rem;padding-block:clamp(.85rem,1.6vw,1.1rem);font-size:.74rem;font-weight:600;letter-spacing:.13em;text-transform:uppercase;color:var(--muted-d);white-space:nowrap}
.tick b{font-family:var(--serif);font-weight:600;font-size:1.18rem;color:#fff;letter-spacing:0;text-transform:none}
.ticker .dot{width:5px;height:5px;border-radius:50%;background:var(--gold);margin:0 clamp(1.5rem,3vw,2.6rem);flex-shrink:0;opacity:.85}
@keyframes tickerMove{from{transform:translateX(0)}to{transform:translateX(-50%)}}
@media(prefers-reduced-motion:reduce){.ticker-track{animation:none}}

/* ===== About — founder pull-quote ===== */
.pullquote{max-width:62ch;margin:0}
.pullquote blockquote{margin:0;border-left:2px solid var(--gold);padding-left:clamp(1.4rem,3vw,2.4rem)}
.pullquote blockquote p{font-family:var(--serif);font-weight:500;font-size:clamp(1.4rem,2.8vw,2.1rem);line-height:1.32;letter-spacing:-.01em;color:var(--ink);margin-bottom:1.1rem}
.pullquote blockquote p:last-child{margin-bottom:0}
.pullquote figcaption{margin-top:1.8rem;padding-left:clamp(1.4rem,3vw,2.4rem);display:flex;flex-direction:column;gap:.18rem}
.pullquote .qn{font-family:var(--sans);font-weight:600;font-size:.95rem;letter-spacing:.02em;color:var(--ink)}
.pullquote .qr{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted-d);font-weight:600}

/* ===== About — Our Story (copy + photo) ===== */
.story-grid{display:grid;grid-template-columns:1.2fr .8fr;column-gap:clamp(1.4rem,3vw,2.6rem);row-gap:1.3rem;align-items:start;grid-template-areas:"se se" "sc sm"}
.story-grid>.eyebrow{grid-area:se;margin-bottom:0}
.story-grid>.pullquote{grid-area:sc;max-width:none;margin:0}
.story-media{grid-area:sm;display:flex;justify-content:flex-start;align-items:flex-start}
.story-media img{width:50%;height:auto;display:block;aspect-ratio:1/1;object-fit:cover;border-radius:14px;box-shadow:0 26px 60px -30px rgba(14,27,56,.45)}
.story-grid .pullquote blockquote p{font-size:clamp(1.05rem,1.5vw,1.45rem);line-height:1.5;text-align:justify;text-justify:inter-word;hyphens:none;-webkit-hyphens:none;overflow-wrap:normal;word-break:normal}
@media(max-width:860px){
  .story-grid{grid-template-columns:1fr;column-gap:0;row-gap:1.4rem;grid-template-areas:"sm" "se" "sc"}
  .story-grid.reveal{opacity:1;transform:none;transition:none}
  .story-media{justify-content:flex-start}
  .story-media img{width:56%;aspect-ratio:1/1}
}

/* ===== About — Our Values ===== */
.values{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:.5rem}
.value{background:var(--paper);padding:clamp(1.5rem,2.6vw,2rem)}
.value .vn{display:block;font-family:var(--serif);font-size:1.18rem;font-weight:600;color:var(--ink)}
.value .vico{display:block;color:var(--gold);margin-bottom:1rem}
.value .vico svg{width:26px;height:26px;display:block}
.value p{color:var(--ink);font-size:.9rem;line-height:1.55;margin-top:.55rem}
@media(max-width:900px){
  .values{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:560px){
  .values{grid-template-columns:1fr}
}

/* ===== Portfolio — band line-break control ===== */
.pf-band-br{display:none}
@media(max-width:560px){.pf-band-br{display:inline}}

/* ===== Portfolio — extended-stay & industrial galleries ===== */
.pf-galleries{background:var(--paper);border-block:1px solid var(--line);padding-block:var(--sect)}
.pf-gal+.pf-gal{margin-top:clamp(3rem,6vw,5rem)}
.pf-msc-head{margin-bottom:clamp(1.4rem,3vw,2.2rem)}
.pf-msc-head .pf-num{display:block;margin-bottom:.7rem}
.pf-msc-head h2{font-size:clamp(1.7rem,3.2vw,2.6rem);font-weight:500;letter-spacing:-.01em}
.pf-mosaic{display:grid;grid-template-columns:repeat(12,1fr);grid-template-rows:clamp(215px,24vw,320px) clamp(140px,16vw,200px);gap:1rem}
.pf-msc{position:relative;overflow:hidden;border-radius:14px;background:var(--navy)}
.pf-msc .bg{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform .6s cubic-bezier(.2,.7,.2,1)}
.pf-msc:hover .bg{transform:scale(1.05)}
.pf-mosaic .pf-msc:nth-child(1){grid-column:1/6;grid-row:1}
.pf-mosaic .pf-msc:nth-child(2){grid-column:6/13;grid-row:1}
.pf-mosaic .pf-msc:nth-child(3){grid-column:1/5;grid-row:2}
.pf-mosaic .pf-msc:nth-child(4){grid-column:5/9;grid-row:2}
.pf-mosaic .pf-msc:nth-child(5){grid-column:9/13;grid-row:2}
@media(max-width:640px){
  .pf-mosaic{grid-template-columns:1fr 1fr;grid-template-rows:none;grid-auto-rows:auto}
  .pf-mosaic .pf-msc{grid-column:auto !important;grid-row:auto !important;aspect-ratio:1/1}
  .pf-mosaic .pf-msc:nth-child(1){grid-column:1 / 3 !important;aspect-ratio:16/10}
}

/* ===== How We Invest — page-specific (scoped) ===== */
.hwi-page .mono{
  font-family:'Inter', sans-serif;
  font-weight:600;
  letter-spacing:0.18em;
  text-transform:uppercase;
  font-size:11.5px;
}
.hwi-page .hwi-hero{
  padding:96px 0 64px;
  border-bottom:1px solid var(--line);
}
.hwi-page .hwi-hero-grid{
  display:grid;
  grid-template-columns:1.4fr 1px 1fr;
  gap:48px;
  align-items:end;
}
.hwi-page .hwi-hero-rule{background:var(--line);height:100%;align-self:stretch;}
.hwi-page .hwi-hero .eyebrow{
  color:var(--royal);margin-bottom:18px;display:flex;align-items:center;gap:10px;
}
.hwi-page .hwi-hero .eyebrow::before{
  content:'';width:22px;height:1px;background:var(--gold);
}
.hwi-page .hwi-hero h1{
  font-family:'Source Serif 4', serif;
  font-weight:500;
  font-size:clamp(38px, 5.4vw, 64px);
  line-height:1.08;
  letter-spacing:-0.01em;
  margin:0 0 28px;
}
.hwi-page .hwi-hero h1 em{font-style:italic;font-weight:500;color:var(--gold);}
.hwi-page .hwi-hero-support{padding-bottom:8px;}
.hwi-page .hwi-hero-support p{
  font-size:16px;line-height:1.65;color:var(--ink);margin:0 0 22px;
}
.hwi-page .hwi-hero-attribution{
  display:flex;flex-direction:column;gap:2px;
  padding-top:18px;border-top:1px solid var(--line);margin-top:4px;
}
.hwi-page .hwi-hero-attribution .attr-name{
  font-family:'Source Serif 4', serif;font-weight:600;font-size:15px;color:var(--ink);
}
.hwi-page .hwi-hero-attribution .attr-title{
  font-family:'Inter', sans-serif;font-weight:600;font-size:10.5px;
  text-transform:uppercase;letter-spacing:0.1em;color:var(--gold);
}
.hwi-page .hwi-hero-stats{display:flex;gap:28px;flex-wrap:wrap;}
.hwi-page .hwi-hero-stats .stat .num{
  font-family:'Source Serif 4', serif;font-weight:500;font-size:26px;color:var(--ink);
}
.hwi-page .hwi-hero-stats .stat .lbl{
  font-family:'Inter', sans-serif;font-weight:600;font-size:10.5px;color:var(--ink);
  text-transform:uppercase;letter-spacing:0.1em;margin-top:4px;
}
.hwi-page .stackbar-wrap{margin-top:56px;}
.hwi-page .stackbar-label{
  display:flex;justify-content:space-between;margin-bottom:10px;
  color:var(--ink);
}
.hwi-page .stackbar{
  display:flex;width:100%;height:46px;border-radius:2px;overflow:hidden;
  border:1px solid var(--line);
}
.hwi-page .stackbar .seg{
  display:flex;align-items:center;justify-content:center;
  font-family:'Inter', sans-serif;font-weight:600;font-size:11px;letter-spacing:0.08em;
  color:var(--white);text-transform:uppercase;
  transition:flex-grow .4s ease;
  cursor:default;
}
.hwi-page .stackbar .seg.research{background:var(--ink);flex-grow:1.1;}
.hwi-page .stackbar .seg.acquisition{background:var(--navy);flex-grow:1.1;}
.hwi-page .stackbar .seg.management{background:var(--royal);flex-grow:1;}
.hwi-page .stackbar .seg.exit{background:var(--gold);flex-grow:0.9;color:var(--ink);}
.hwi-page .stackbar .seg:hover{flex-grow:2;}
.hwi-page section{padding:88px 0;}
.hwi-page .section-head{
  display:flex;justify-content:space-between;align-items:flex-end;
  margin-bottom:54px;gap:24px;flex-wrap:wrap;
}
.hwi-page .section-head h2{
  font-family:'Source Serif 4', serif;font-weight:500;font-size:clamp(28px,3.4vw,38px);
  margin:0;line-height:1.15;max-width:560px;
}
.hwi-page .section-head .mono{color:var(--royal);margin-bottom:10px;display:block;}
.hwi-page .section-head p{color:var(--ink);max-width:320px;font-size:14.5px;line-height:1.6;margin:0;}
.hwi-page .ledger{border-top:1px solid var(--line);}
.hwi-page .ledger-row{
  display:grid;
  grid-template-columns:220px 1fr 1fr;
  gap:32px;
  padding:36px 0;
  border-bottom:1px solid var(--line);
  align-items:start;
  transition:background .25s ease;
}
.hwi-page .ledger-row:hover{background:rgba(29,68,137,0.04);}
.hwi-page .ledger-name{
  font-family:'Source Serif 4', serif;font-size:24px;font-weight:500;
}
.hwi-page .ledger-name .tag{
  display:block;margin-top:8px;
  font-family:'Inter', sans-serif;font-weight:600;font-size:10.5px;color:var(--gold);
  text-transform:uppercase;letter-spacing:0.1em;
}
.hwi-page .ledger-desc{font-size:14.5px;line-height:1.7;color:var(--ink);padding-top:4px;}
.hwi-page .ledger-row.no-stats{grid-template-columns:220px 1fr;}
.hwi-page .ledger-row.no-stats.research-row{grid-template-columns:220px 1fr;}
.hwi-page .research-row{grid-template-columns:220px 1.8fr 1fr;}
.hwi-page .ledger-desc .lead{margin:0 0 18px;}
.hwi-page .research-groups{display:flex;gap:36px;flex-wrap:wrap;}
.hwi-page .research-group{min-width:170px;}
.hwi-page .group-label{
  display:block;font-family:'Inter', sans-serif;font-weight:600;font-size:10px;
  text-transform:uppercase;letter-spacing:0.1em;color:var(--royal);
  margin-bottom:10px;
}
.hwi-page .research-group ul{list-style:none;margin:0;padding:0;}
.hwi-page .research-group li{
  font-size:13.5px;color:var(--ink);padding:7px 0 7px 16px;
  position:relative;border-top:1px solid var(--line);
}
.hwi-page .research-group li:first-child{border-top:none;}
.hwi-page .research-group li::before{
  content:'';position:absolute;left:0;top:15px;
  width:5px;height:1px;background:var(--gold);
}
.hwi-page .ledger-stats{display:flex;flex-direction:column;gap:10px;padding-top:4px;}
.hwi-page .ledger-stats div{font-size:13px;color:var(--ink);}
.hwi-page .ledger-stats span{color:var(--ink);}
.hwi-page #partnership{padding-top:40px;}
.hwi-page .investor-grid{
  display:grid;grid-template-columns:repeat(4,1fr);
  gap:1px;background:var(--line);
  border:1px solid var(--line);border-radius:2px;
}
.hwi-page .investor-card{
  background:var(--paper);padding:32px 26px 30px;
  border-bottom:2px solid transparent;
  position:relative;z-index:0;
  transition:background .25s ease,box-shadow .25s ease,border-color .25s ease;
  display:block;
}
.hwi-page .investor-card:hover{
  background:var(--white);
  border-bottom-color:var(--gold);
  box-shadow:0 10px 32px rgba(14,27,56,.1);
  z-index:1;
}
.hwi-page .investor-num{
  font-family:'Inter', sans-serif;font-weight:600;font-size:11px;
  letter-spacing:0.1em;color:var(--gold);margin-bottom:18px;
}
.hwi-page .investor-card h3{
  font-family:'Source Serif 4', serif;font-weight:500;font-size:19px;
  margin:0 0 10px;line-height:1.2;color:var(--ink);
}
.hwi-page .investor-card p{
  font-size:13px;line-height:1.6;color:var(--ink);margin:0;
}
.hwi-page .philosophy{
  background:var(--navy);color:var(--white);
  position:relative;overflow:hidden;
}
.hwi-page .philosophy::before{
  content:'';position:absolute;inset:0;z-index:0;
  background:radial-gradient(110% 120% at 82% 50%, rgba(45,74,158,.5), transparent 60%);
}
.hwi-page .philosophy .wrap{
  display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start;
  position:relative;z-index:1;
}
.hwi-page .philosophy h2{
  font-family:'Source Serif 4', serif;font-weight:500;font-size:clamp(28px,3.6vw,40px);
  line-height:1.25;margin:0;
}
.hwi-page .philosophy h2 em{font-style:italic;color:var(--gold-2);font-weight:500;}
.hwi-page .philosophy .btn{margin-top:28px;}
.hwi-page .philosophy-points{display:flex;flex-direction:column;gap:28px;}
.hwi-page .philosophy-points .point{padding-left:22px;border-left:1px solid rgba(255,255,255,0.18);}
.hwi-page .philosophy-points .point .mono{color:var(--gold-2);display:block;margin-bottom:8px;}
.hwi-page .philosophy-points .point p{margin:0;font-size:14.5px;line-height:1.65;color:var(--muted-d);}
.hwi-page .philosophy.insights-band .wrap{
  display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center;
  text-align:left;
}
.hwi-page .philosophy.insights-band .insights-right p{
  margin:0;font-size:16px;line-height:1.7;color:var(--muted-d);
}
.hwi-page .philosophy.insights-band .eyebrow{color:var(--gold-2);justify-content:flex-start;}
.hwi-page .philosophy.insights-band .eyebrow::before{background:var(--gold-2);}
@media(max-width:860px){
  .hwi-page section{padding:44px 0;}
  .hwi-page #partnership{padding-top:32px;}
  .hwi-page .hwi-hero-grid{grid-template-columns:1fr;}
  .hwi-page .hwi-hero-rule{display:none;}
  .hwi-page .hwi-hero-attribution{
    border-top:none;
    padding-top:0;
    margin-top:0;
    padding-bottom:18px;
    border-bottom:1px solid var(--line);
  }
  .hwi-page .stackbar-wrap{margin-top:36px;}
  .hwi-page .philosophy .wrap{grid-template-columns:1fr;gap:32px;}
  .hwi-page .philosophy.insights-band .wrap{
    grid-template-columns:1fr;
    gap:20px;
    align-items:start;
  }
  .hwi-page .philosophy.insights-band h2{max-width:none;}
  .hwi-page .philosophy.insights-band .insights-right p{font-size:15px;}
  .hwi-page .section-head{
    flex-direction:column;align-items:flex-start;
    margin-bottom:24px;gap:16px;
  }
  .hwi-page .ledger-row,
  .hwi-page .ledger-row.no-stats,
  .hwi-page .ledger-row.research-row,
  .hwi-page .ledger-row.no-stats.research-row{
    grid-template-columns:1fr;
    gap:10px;
    padding:18px 0;
  }
  .hwi-page .ledger-name{font-size:22px;}
  .hwi-page .ledger-desc{padding-top:6px;margin-top:0;}
  .hwi-page .research-groups{flex-direction:column;gap:20px;}
  .hwi-page .research-group{min-width:0;width:100%;}
  .hwi-page .investor-grid{grid-template-columns:repeat(2,1fr);}
}

/* ===== Contact drawer ===== */
.cd-overlay{position:fixed;inset:0;background:rgba(14,27,56,.55);backdrop-filter:blur(3px);opacity:0;visibility:hidden;transition:opacity .4s ease,visibility .4s ease;z-index:200}
.cd-overlay.open{opacity:1;visibility:visible}
.cd{position:fixed;top:0;right:0;height:100%;width:min(440px,100%);background:var(--ink);color:#fff;z-index:210;transform:translateX(100%);transition:transform .45s cubic-bezier(.2,.7,.2,1);overflow-y:auto;box-shadow:-30px 0 80px rgba(14,27,56,.45);will-change:transform}
.cd.open{transform:none}
.cd::before{content:"";position:absolute;inset:0;background:radial-gradient(90% 55% at 92% 0%, rgba(45,74,158,.42), transparent 60%);pointer-events:none}
.cd-inner{position:relative;z-index:1;padding:clamp(1.8rem,4vw,2.6rem);display:flex;flex-direction:column;min-height:100%}
.cd-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:1.8rem}
.cd-brand{display:inline-flex;align-items:center}
.cd-logo{height:40px;width:auto;display:block}
.cd-close{background:none;border:1px solid var(--line-d);color:#fff;width:42px;height:42px;border-radius:50%;display:flex;align-items:center;justify-content:center;cursor:pointer;transition:border-color .2s,color .2s;flex:0 0 auto}
.cd-close:hover{border-color:var(--gold-2);color:var(--gold-2)}
.cd-close svg{width:18px;height:18px}
.cd-eyebrow{font-size:.72rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--gold-2);display:inline-flex;align-items:center;gap:.7rem;margin-bottom:1rem}
.cd-eyebrow::before{content:"";width:26px;height:1px;background:var(--gold-2);display:inline-block}
.cd h2{font-family:var(--serif);font-size:clamp(1.9rem,4.4vw,2.4rem);font-weight:500;line-height:1.08;letter-spacing:-.015em;margin-bottom:.6rem}
.cd-sub{color:var(--muted-d);font-size:.95rem;line-height:1.6;margin-bottom:1.9rem;max-width:34ch}
.cd-form{display:flex;flex-direction:column;gap:.9rem}
.cd-frow{display:flex;flex-direction:column;gap:.3rem;text-align:left}
.cd-frow label{font-size:.72rem;letter-spacing:.04em;color:rgba(255,255,255,.72);font-weight:500}
.cd-frow label .req{color:var(--gold-2)}
.cd-form input,.cd-form textarea{width:100%;font-family:var(--sans);font-size:.92rem;color:#fff;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.16);border-radius:8px;padding:.78rem .9rem;transition:border-color .2s,background .2s}
.cd-form textarea{resize:vertical;min-height:104px;line-height:1.5}
.cd-form input::placeholder,.cd-form textarea::placeholder{color:rgba(255,255,255,.42)}
.cd-form input:focus,.cd-form textarea:focus{outline:none;border-color:var(--gold-2);background:rgba(255,255,255,.1)}
.cd-form input:user-invalid,.cd-form textarea:user-invalid{border-color:#e0908f}
.cd-form .btn-gold{width:100%;justify-content:center;margin-top:.6rem}
.cd-note{font-size:.82rem;color:var(--gold-2);margin-top:.2rem;line-height:1.5}
.cd-contact{margin-top:2.4rem;padding-top:2.2rem;border-top:1px solid var(--line-d);display:flex;flex-direction:column;gap:1.5rem}
.cd-ci{display:flex;align-items:center;gap:1.05rem;color:#fff;font-size:1.05rem;font-weight:500;line-height:1.5}
a.cd-ci{color:#fff}
a.cd-ci:hover{color:var(--gold-2)}
a.cd-ci:hover .cd-ci-ic{border-color:var(--gold-2);background:rgba(198,157,102,.14)}
.cd-ci-ic{flex:0 0 auto;width:48px;height:48px;border-radius:50%;border:1px solid var(--line-d);display:flex;align-items:center;justify-content:center;color:var(--gold-2);transition:border-color .2s,background .2s}
.cd-ci-ic svg{width:20px;height:20px}
@media(max-width:480px){.cd{width:100%}}
@media(prefers-reduced-motion:reduce){.cd,.cd-overlay{transition-duration:.01ms}}
/* ===== Partner logo marquee tiles ===== */
.logo-tile{flex:0 0 auto;width:160px;height:62px;background-repeat:no-repeat;background-position:center;background-size:contain;opacity:.5;transition:opacity .3s}
.logo-tile:hover{opacity:1}
.marquee-track{gap:2.6rem;animation-duration:60s}
@media(max-width:680px){.logo-tile{width:132px;height:50px}}
.lg-blackstone{background-image:url(../images/partners/blackstone.png)}
.lg-starwood{background-image:url(../images/partners/starwood.png)}
.lg-goldman{background-image:url(../images/partners/goldman.png)}
.lg-morganstanley{background-image:url(../images/partners/morganstanley.png)}
.lg-cbre{background-image:url(../images/partners/cbre.png)}
.lg-jll{background-image:url(../images/partners/jll.png)}
.lg-newmark{background-image:url(../images/partners/newmark.png)}
.lg-berkadia{background-image:url(../images/partners/berkadia.png)}
.lg-marcusmillichap{background-image:url(../images/partners/marcusmillichap.png)}
.lg-northmarq{background-image:url(../images/partners/northmarq.png)}
.lg-chase{background-image:url(../images/partners/chase.png)}
.lg-fanniefreddie{background-image:url(../images/partners/fanniefreddie.png)}
.lg-marriott{background-image:url(../images/partners/marriott.png)}
.lg-hunter{background-image:url(../images/partners/hunter.png)}
.lg-pivnick{background-image:url(../images/partners/pivnick.png)}