Overview:
VOF’s sponsor, Spark Invests, LLC (“Spark” or the “Sponsor”), is the capital formation and financing division of Vita Investment Holdings, LLC (“Vita”), an investment company focused primarily on the acquisition and development of real estate properties and brands. The Vita team and its principals have extensive experience in real estate development. The executive team has built more than 60 ground-up developments and taken two companies public via an Initial Public Offering, one of which was sold for ~$1 billion to Welltower (NYSE: WELL). Spark shall have the right and the responsibility to appoint and supervise the Manager and to manage VOF and its investments and business.
The VOF strategy is to invest or co-invest in Sponsor-led opportunistic developments and acquisitions focusing on, but not limited to, senior living facilities, apartments, industrial facilities, and storage facilities identified by the Vita management team.
Terms of the offering:
$10,000,000
$15,000
Minimum Offering
$1.00
Unit Price
VOF is offering and selling up to a maximum of $10,000,000 (the “Units”). The minimum investment is Fifteen Thousand Dollars ($15,000); however, VOF reserves the right to waive the minimum investment amount, or to allocate to any prospective investor a subscription amount less than the minimum investment.
Why Invest with Vita?
The Spark team will continue to assess and identify opportunistic investments throughout the life of VOF. One area of significant opportunity targeted by the Spark team is residential, non-medical senior living properties for middle-income seniors, primarily through the Vita and Vita Lifestyle brand. Middle income seniors make up approximately 60% of all seniors. This middle market is seeing incredibly strong demand, as the middle market has been consistently overlooked by the senior living industry.
As it stands, the senior living industry has focused on two distinct groups: the top income bracket and the lower income bracket. The Vita brands, on the other hand, target the “Hilton Garden Inn” or “Courtyard by Marriot” demographic, a middle market product that draws primarily on the middle market, but also includes individuals from higher and lower income demographics.
Consumers receive a beautiful facility with affordable rates, which also leads to higher occupancies and increased profitability for the owners. As VOF will participate alongside Vita in ownership of these facilities, the Spark team forecasts strong potential returns further described below.
Another area of investment opportunity is in the storage and industrial space with the emergence of the small bay, light industrial product type. These properties fill the underserved space between self-storage units, which are not suitable for commercial use, and larger industrial buildings, which are often too large, inflexible and expensive for businesses needing 600 to 2,000 square feet of space. Typical tenant types for light industrial properties include small logistics companies, distributors, light manufacturers, contractors, trade- and services-based businesses, landscapers, etc.
Small bay industrial properties offer a unique value proposition for investors. Unlike larger single-tenant warehouses, which have been the domain of institutional investors and carry a binary risk/reward ratio, small bay assets provide a diversified tenant mix and cater to a wide variety of businesses. This universal appeal makes them more resilient to market fluctuations and economic shifts.
One of the key advantages of small bay assets is their built-in inflation protection. With shorter lease structures and higher tenant demand, these properties allow investors to adjust rental rates more frequently in response to market conditions. This flexibility is particularly appealing in the current economic climate, where inflation concerns are top of mind for many investors.
Management:
Paul Ezekiel Turner
Chief Executive Officer
Kyle McDonald
Chief Financial Officer
Kyle McDonald serves as the Chief Financial Officer, overseeing all of the company’s financial activities.
He obtained his Bachelor’s in Economics from Purdue University and his Master’s of Accounting from Southern New Hampshire University.
Kyle began his career as a plant controller for Federal-Mogul Holdings Corporation before transitioning to controller and later the Chief Financial Officer at RISE Commercial District. There, he managed financial operations across warehouse, office, and flex space solutions.
He came to Vita in 2024, bringing his knowledge of operations, budgeting, real estate, and financial analysis. At Vita, Kyle is dedicated to driving financial excellence and supporting the company’s strategic goals with a forward-thinking approach.
While not at work, he enjoys spending time with his family and volunteering with his church.
Courtney Milbank
Chief Legal Officer
Courtney Turner Milbank serves as the Chief Legal Officer. In this role, Courtney leads the strategy and execution of all legal matters, including corporate governance, compliance, real estate, acquisitions, contracts, litigation, intellectual property matters, government affairs, and property tax. Courtney is also responsible for the management and oversight of Vita’s outside legal providers.
Previously, Courtney was a litigator — practicing primarily in the areas of Constitutional Law, Campaign-Finance Law, Civil Litigation, Appellate Practice, and United States Supreme Court Practice.
She graduated from Regent University School of Law, where she served on the law review and as a moot court competitor. She obtained both a Master of Business Administration and a Bachelor of Arts in Business Management from Taylor University, where she also competed on its intercollegiate basketball team.
Outside of work, Courtney enjoys being a wife and a mom to her 3 young children. She is also actively involved in her church, Harvest Church in Carmel.
Warren Byrd
Warren Byrd serves as the Vice President of Real Estate Development. In this role, he oversees the development, construction, expansion, and maintenance of Vita’s multi-hundred million dollar real estate portfolio.
He has extensive experience in real estate, corporate development, and law—previously serving as Executive Vice President of Corporate Development and Real Estate for KAR Global, Executive Vice President of Corporate Development and General Counsel for ADESA, and Chief Operations Officer for ServNet Auction Group over the years.
He has extensive experience in real estate, corporate development, and law—previously serving as Executive Vice President of Corporate Development and Real Estate for KAR Global, Executive Vice President of Corporate Development and General Counsel for ADESA, and Chief Operations Officer for ServNet Auction Group over the years.
Previously, Warren practiced law at a law firm in Indianapolis now known as Dentons, after having obtained his juris doctorate from Notre Dame Law School and a bachelor’s from Cedarville University.
He enjoys cycling and water sports. Warren is married to his high school sweetheart and has two children and six grandchildren. He is actively engaged in his church.
Partners:
KoreTransfer USA LLC
KoreConx Inc.
Issuance Technology
Offering Terms
$10,000,000
Offering
$15,000
$1,000,000
0
Investors
