/* Editorial investor page. Base typography, palette and controls remain shared. */
.investor-page{--gold:#806038}
.investor-page :focus-visible{outline:3px solid #b77d30;outline-offset:5px}
.investor-page .site-header{--gold:#d8bd92}
.investor-page em{font-style:normal;color:var(--gold)}
.investor-page .button{gap:28px;transition:background .2s,transform .2s}
.investor-page .button:hover{transform:translateY(-2px)}
.investor-hero{position:relative;isolation:isolate;min-height:min(900px,calc(100svh - 76px));padding:85px 0 80px;display:flex;align-items:center;color:#fff;background:var(--forest);--gold:#e2c89f}
.investor-hero-photo{position:absolute;inset:0;z-index:-3;overflow:hidden}
.investor-hero-photo img{width:100%;height:100%;object-fit:cover;object-position:50% 46%}
.investor-hero::before{content:'';position:absolute;inset:0;z-index:-2;background:linear-gradient(90deg,rgba(10,25,19,.91),rgba(10,25,19,.73) 48%,rgba(10,25,19,.15)),linear-gradient(0deg,rgba(10,25,19,.55),transparent 45%)}
.drawing-lines{pointer-events:none;position:absolute;inset:30px;border:1px solid #ffffff29;z-index:-1;overflow:hidden}
.drawing-lines::before,.drawing-lines::after{content:'';position:absolute;background:#ffffff24}
.drawing-lines::before{width:1px;top:-30px;bottom:-30px;right:22%}
.drawing-lines::after{height:1px;left:-30px;right:-30px;top:24%}
.hero-content h1{max-width:940px;font-size:clamp(2.5rem,4.6vw,4.7rem);line-height:1.12;margin-bottom:24px;letter-spacing:-.035em}
.investor-lead{max-width:630px;font-size:1rem;color:#eef1ed}
.hero-content .hero-actions{margin:30px 0 24px}
.hero-caveat{max-width:620px;font-size:.73rem;color:#dae2dc;margin:0}
.hero-caption{position:absolute;bottom:22px;left:4%;right:4%;display:flex;justify-content:space-between;font-size:.65rem;text-transform:uppercase;letter-spacing:.13em;color:#e3e9e5}
.hero-desktop-break{display:none}
.audit-evidence{background:var(--cream)}
.audit-evidence .large{max-width:900px}
.audit-facts{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin-top:40px}
.audit-facts article{border-top:1px solid var(--line);padding-top:25px}
.audit-facts h3{font-family:var(--serif);font-size:1.7rem;font-weight:500}
.audit-evidence .button{margin-top:15px}
@media(max-width:700px){.audit-facts{grid-template-columns:1fr;gap:20px}}
@media(min-width:981px){
 .investor-hero{min-height:min(940px,calc(100svh - 76px));padding:0;align-items:stretch;background:#183027}
 .investor-hero::before{display:none}
 .investor-hero>.drawing-lines{display:none}
 .investor-hero-photo{inset:0 0 0 48%;z-index:-1}
 .investor-hero-photo img{object-position:50% 18%;animation:none!important}
 .investor-hero-photo::after{content:'';position:absolute;inset:70% 0 0;background:linear-gradient(transparent,#10231c80);pointer-events:none}
 .hero-content{width:48%;margin:0;padding:clamp(55px,6vh,95px) clamp(35px,4.5vw,120px) 105px;display:flex;flex-direction:column;justify-content:center;animation:none}
 .hero-content .eyebrow{font-size:.72rem;line-height:1.7;max-width:580px;margin-bottom:30px}
 .hero-content h1{font-size:clamp(1.8rem,2.25vw,2.85rem);line-height:1.22;letter-spacing:-.025em;max-width:720px;margin-bottom:30px}
 .hero-content h1>br{display:none}
 .hero-content h1>span{display:block;max-width:630px}
 .hero-content h1 em{display:block;margin-top:22px;font-size:clamp(2.65rem,3.7vw,4.9rem);line-height:1.08;letter-spacing:-.035em}
 .hero-desktop-break{display:block}
 .hero-content .investor-lead{font-size:clamp(.94rem,1vw,1.1rem);line-height:1.75;max-width:620px;margin-bottom:0;color:#dce5df}
 .hero-content .hero-actions{gap:12px;margin:28px 0 24px}
 .hero-content .button{font-size:.85rem;padding:13px 18px;gap:18px}
 .hero-caveat{max-width:560px;font-size:.72rem;line-height:1.65;color:#bccdc2}
 .hero-caption{left:clamp(35px,4.5vw,120px);right:88px;bottom:25px;align-items:center}
 .hero-caption span:last-child{padding:9px 14px;background:#183027e8}
}
.chapter-nav{background:var(--cream);border-bottom:1px solid var(--line)}
.chapter-nav .container{display:flex;justify-content:space-between;gap:18px}
.chapter-nav a{padding:24px 0;text-decoration:none;color:var(--gold);font-size:.73rem;white-space:nowrap}
.chapter-nav span{color:var(--forest);margin-left:10px}
.editorial-heading{max-width:880px;margin-bottom:60px}
.editorial-heading h2{font-size:clamp(2.25rem,4vw,4rem)}
.editorial-heading .large{max-width:740px}
.volume-panel{display:grid;grid-template-columns:1.25fr 1fr;align-items:center;margin:70px 0;gap:65px}
.volume-panel figure{margin:0;position:relative}
.volume-panel figure img{width:100%;height:540px;object-fit:cover}
.volume-panel figcaption{position:absolute;bottom:0;left:0;background:var(--forest);color:white;padding:12px 18px;font-size:.68rem}
.volume-panel.reversed{grid-template-columns:1fr 1.25fr}
.volume-panel.reversed figure{order:2}
.volume-copy h3,.land-panel h3{font-family:var(--serif);font-weight:500;font-size:2.2rem}
.volume-number{font-family:var(--serif);font-size:3.6rem;line-height:1.2;color:var(--forest);padding:20px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.volume-number span{font-family:var(--sans);font-size:.9rem;display:inline-block}
.volume-number.word{font-size:2.5rem}
.small-note,.source-note{font-size:.79rem;color:#58635c}
.hangar-panel{display:grid;grid-template-columns:1fr 1.25fr;gap:60px;padding:60px;background:var(--cream);margin:70px 0}
.hangar-mark{position:relative;display:flex;flex-direction:column;justify-content:center;align-items:center;min-height:280px;background:linear-gradient(#1830270d 1px,transparent 1px),linear-gradient(90deg,#1830270d 1px,transparent 1px);background-size:28px 28px;color:var(--forest)}
.hangar-mark>span{position:absolute;top:15px;left:18px;font-family:var(--serif);font-size:2rem}
.abstract-volume{width:65%;height:140px;border:1px solid var(--gold);transform:skewY(-12deg);position:relative;margin:50px 0}
.abstract-volume::after{content:'';position:absolute;inset:20px -20px -20px 20px;border:1px solid var(--gold)}
.hangar-mark small{text-transform:uppercase;letter-spacing:.12em;font-size:.65rem}
.land-panel{position:relative;min-height:560px;display:flex;align-items:end;background:var(--forest);color:white;--gold:#e2c89f}
.land-panel>img{position:absolute;width:100%;height:100%;object-fit:cover;inset:0}
.land-panel>div{position:relative;width:53%;margin:30px;background:rgba(15,34,26,.96);padding:35px}
.source-note{margin-top:30px}
.scenario{background:var(--forest);color:#fff;--gold:#e2c89f}
.scenario-label{display:inline-block;border:1px solid #ffffff55;padding:8px 15px;font-size:.8rem}
.concept-diagram{padding:40px 45px;background:linear-gradient(#ffffff08 1px,transparent 1px),linear-gradient(90deg,#ffffff08 1px,transparent 1px);background-size:32px 32px;border:1px solid #ffffff30;margin:20px 0 50px;text-align:center}
.concept-origin{display:inline-block;padding:12px 35px;border:1px solid #e2c89f;font-family:var(--serif);font-size:1.5rem}
.concept-branches{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin:40px 0 30px;position:relative}
.concept-branches::before{content:'';position:absolute;top:-20px;left:16.66%;right:16.66%;height:1px;background:var(--gold)}
.concept-branches a{display:flex;flex-direction:column;border:1px solid #e2c89f99;padding:22px 10px;text-decoration:none;position:relative;background:#183027}
.concept-branches a::before{content:'';position:absolute;top:-21px;left:50%;height:20px;width:1px;background:var(--gold)}
.concept-branches a:hover{background:var(--forest-2)}
.concept-branches b{font-size:2rem;color:var(--gold);font-weight:400}
.concept-branches strong{font-family:var(--serif);font-size:1.5rem;font-weight:500}
.concept-diagram>p{font-size:.76rem;color:#d0dad3;margin-bottom:0}
.unit-grid,.strategy-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:32px}
.unit{position:relative;border-top:1px solid #ffffff55;padding-top:25px;scroll-margin-top:95px}
.unit-letter{display:block;font-family:var(--serif);font-size:3.5rem;line-height:1.2;margin-bottom:20px;color:var(--gold)}
.unit h3,.strategy-grid h3{font-family:var(--serif);font-size:1.8rem;font-weight:500;min-height:2.7em}
.unit .eyebrow{font-size:.65rem;letter-spacing:.09em}
.unit dl>div,.strategy-grid dl>div{margin-bottom:18px}
.unit dt,.strategy-grid dt{font-size:.7rem;text-transform:uppercase;letter-spacing:.08em;color:var(--gold);margin-bottom:4px;font-weight:600}
.unit dd,.strategy-grid dd{margin:0;font-size:.88rem}
.unit dd{color:#e2e7e3}
.transformation{background:var(--cream)}
.transformation-layout{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start;margin-top:55px}
.transformation-image{position:sticky;top:110px;margin:0;isolation:isolate;background:var(--forest);height:630px}
.transformation-image>img{width:100%;height:100%;object-fit:cover;filter:brightness(.67)}
.transformation-image figcaption{position:absolute;left:35px;right:25px;bottom:40px;padding:15px;background:#183027ed;color:#fff;font-family:var(--serif);font-size:2.1rem;line-height:1.3}
.transformation-image .drawing-lines{z-index:1}
.transformation-steps article{padding:0 0 40px 30px;border-left:1px solid #b28a55;position:relative}
.transformation-steps article::before{content:'';position:absolute;top:0;left:-5px;width:9px;height:9px;background:var(--gold)}
.transformation-steps h3{font-size:1.6rem;font-family:var(--serif);font-weight:500}
.work-list{padding-left:18px;font-size:.9rem;display:grid;gap:8px}
.future-units{display:flex;gap:12px}
.future-units span{width:70px;height:70px;display:grid;place-items:center;border:1px solid var(--gold);font-family:var(--serif);font-size:1.6rem}
.strategies .large{max-width:760px}
.strategy-grid{gap:0;border-top:1px solid var(--line);margin-top:50px}
.strategy-grid article{padding:30px;border-right:1px solid var(--line)}
.strategy-grid article:first-child{padding-left:0}.strategy-grid article:last-child{border-right:0}
.strategy-number{display:block;color:var(--gold);font-size:.8rem;margin-bottom:25px}
.economics{background:#e8ece8}
.economics-layout{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}
.study-status{display:inline-block;border-top:1px solid var(--gold);border-bottom:1px solid var(--gold);padding:12px 0;font-weight:600}
.budget{background:var(--paper);padding:35px;border-top:4px solid var(--gold)}
.budget dl{margin:0 0 25px}.budget dl>div{padding:17px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;font-size:.85rem}.budget dd{margin:0;text-align:right;white-space:nowrap}
.budget dl .acquisition{display:block;padding-top:0}.acquisition dd{font-family:var(--serif);font-size:3rem;text-align:left;margin-top:10px}.budget .small-note{margin:0}
.checks .large{max-width:800px}
.check-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 45px;margin-top:45px}
.check-grid details{padding:22px 0;border-bottom:1px solid var(--line)}
.check-grid summary{cursor:pointer;font-weight:600;padding:4px 20px 4px 0}
.check-grid p{font-size:.9rem;margin:18px 0 0;color:#4d5c52}
.profile{display:grid;grid-template-columns:45% 55%;background:var(--cream)}
.profile-photo img{width:100%;height:100%;object-fit:cover}
.profile-copy{padding:80px clamp(30px,6vw,100px)}
.profile-copy h2{font-size:clamp(2.3rem,3.3vw,3.6rem)}
.profile-question{font-family:var(--serif);font-size:2rem;line-height:1.35;margin:35px 0 0}
.investor-contact{background:var(--forest);color:#fff;--gold:#e2c89f}
.investor-contact h2{font-size:clamp(3rem,6vw,6rem)}
.investor-contact .large{max-width:710px}.investor-contact .hero-actions{align-items:center;gap:20px}
.text-link{font-size:.9rem;padding:12px 0;text-underline-offset:5px}
.contact-help{max-width:700px;font-size:.84rem;color:#d1dbd5}
.return-links{display:flex;flex-wrap:wrap;gap:15px 35px;border-top:1px solid #ffffff40;padding-top:30px;margin-top:40px;font-size:.85rem}
.investor-page .mobile-cta{background:var(--forest);gap:30px}
.reveal{opacity:1}
@media(prefers-reduced-motion:no-preference){.reveal.is-visible{animation:arrive .7s ease-out both}.hero-content{animation:arrive .85s ease-out both}@keyframes arrive{from{transform:translateY(18px)}to{transform:translateY(0)}}@supports(animation-timeline:view()){.investor-hero-photo img{animation:hero-depth linear both;animation-timeline:view();animation-range:exit 0% exit 100%}@keyframes hero-depth{to{transform:translateY(35px) scale(1.025)}}}}
@media(max-width:980px){.volume-panel,.volume-panel.reversed{gap:35px}.hangar-panel{padding:35px;gap:35px}.volume-panel figure img{height:480px}.transformation-layout,.economics-layout{gap:35px}.unit-grid{gap:20px}.unit h3{font-size:1.5rem}.strategy-grid article{padding:20px}.chapter-nav span{margin-left:4px}.land-panel>div{width:65%}.profile-copy{padding:50px 30px}.concept-diagram{padding:30px 20px}}
@media(max-width:700px){.investor-hero{min-height:0;padding:48px 0 75px}.investor-hero::before{background:linear-gradient(90deg,#0a1913e8,#0a1913a8),linear-gradient(0deg,#0a191399,transparent)}.hero-content h1{font-size:clamp(2.1rem,7.5vw,3.2rem);letter-spacing:-.03em;line-height:1.14}.investor-lead{font-size:.91rem}.hero-content .hero-actions{flex-direction:column;gap:10px;margin:22px 0 18px}.hero-caveat{font-size:.68rem;line-height:1.5}.hero-caption{font-size:.52rem;left:20px;right:20px;letter-spacing:.04em}.drawing-lines{inset:14px}.chapter-nav .container{overflow-x:auto;gap:25px}.chapter-nav a{padding:18px 0}.editorial-heading{margin-bottom:35px}.volume-panel,.volume-panel.reversed,.hangar-panel{grid-template-columns:1fr;gap:28px;margin:45px 0}.volume-panel.reversed figure{order:0}.volume-panel figure img{height:350px}.volume-copy h3{font-size:2rem}.volume-number{font-size:3rem;padding:15px 0}.hangar-panel{padding:25px}.hangar-mark{min-height:210px}.abstract-volume{height:95px;margin:35px 0}.land-panel{display:block;min-height:0}.land-panel>img{position:static;height:320px}.land-panel>div{width:auto;margin:0;padding:28px}.land-panel h3{font-size:1.85rem}.unit-grid,.strategy-grid,.economics-layout,.transformation-layout,.check-grid,.profile{grid-template-columns:1fr}.concept-diagram{padding:25px 15px}.concept-origin{font-size:1.15rem;padding:12px 18px}.concept-branches{grid-template-columns:1fr;gap:20px;margin-top:25px}.concept-branches::before{display:none}.concept-branches a{display:grid;grid-template-columns:1fr 30px 1.3fr;align-items:center;padding:15px 10px;text-align:left;gap:5px}.concept-branches b{transform:rotate(-90deg);font-size:1.3rem}.concept-branches strong{font-size:1.2rem}.concept-branches a::before{display:none}.unit{padding-top:22px;margin-top:10px}.unit-letter{float:right;font-size:3rem;margin-left:12px}.unit h3{min-height:0;font-size:1.9rem}.unit dl{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}.unit dt{font-size:.65rem}.unit dd{font-size:.84rem}.transformation-image{position:relative;top:0;height:390px}.transformation-layout{gap:45px}.transformation-image figcaption{font-size:1.8rem;left:25px}.strategy-grid article,.strategy-grid article:first-child{padding:28px 0;border-right:0;border-bottom:1px solid var(--line)}.strategy-grid h3{min-height:0}.strategy-number{margin-bottom:15px}.strategy-grid dl{display:grid;grid-template-columns:1fr 1fr;gap:0 22px}.budget{padding:25px}.budget dl>div{font-size:.8rem}.acquisition dd{font-size:2.6rem}.profile-photo img{height:320px}.profile-copy{padding:45px 25px}.investor-contact .hero-actions{align-items:stretch}.investor-contact .button{width:100%}.investor-contact .text-link{text-align:center}.investor-page .section{padding:70px 0}.investor-page{padding-bottom:58px}.investor-page .mobile-cta{display:flex;position:fixed;bottom:0;left:0;right:0;min-height:58px;border-top:1px solid #ffffff50;color:#fff;z-index:49}.investor-page .nav-wrap{gap:12px}.investor-page .brand{font-size:1rem}}
@media(prefers-reduced-motion:reduce){.investor-page *,.investor-page *::before,.investor-page *::after{animation:none!important;transition:none!important;scroll-behavior:auto!important}}
.investor-conversion{position:relative;isolation:isolate;scroll-margin-top:76px}
.investor-page .isdo-remote::before{animation:none}
@media(max-width:700px){.investor-page .isdo-remote{bottom:calc(68px + env(safe-area-inset-bottom))}}
.conversion-photo{position:absolute;inset:0;z-index:-2;overflow:hidden}
.conversion-photo img{width:100%;height:100%;object-fit:cover;object-position:center}
.investor-conversion::before{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#10291fec,#10291fc9);z-index:-1}
.conversion-layout{display:grid;grid-template-columns:1fr 1.05fr;align-items:start;gap:70px}
.conversion-story{position:sticky;top:115px;padding-top:20px}
.investor-conversion h2{font-size:clamp(2.5rem,4.3vw,4.5rem);line-height:1.12}
.conversion-story .large{font-size:1.1rem}
.next-steps{padding:10px 0;margin:25px 0;list-style:none}
.next-steps li{display:flex;align-items:center;gap:20px;padding:18px 0;border-top:1px solid #ffffff40}
.next-steps span{color:#e2c89f;font-size:.8rem}
.investor-form-panel{padding:38px;background:var(--paper);color:var(--ink);--gold:#806038}
.investor-form-panel .eyebrow{margin-bottom:10px}
.required-note{font-size:.76rem;color:#58635c;margin-bottom:25px}
.investor-form-panel .field{margin-bottom:20px;gap:6px}
.investor-form-panel input,.investor-form-panel textarea,.investor-form-panel select{color:var(--ink);min-height:48px}
.investor-form-panel textarea{resize:vertical}
.investor-form-panel .consent{font-size:.82rem;align-items:start;line-height:1.55;margin-bottom:5px}
.investor-form-panel .consent input{min-height:20px;width:20px;height:20px;flex-shrink:0;margin-top:2px;accent-color:var(--forest)}
.investor-form-panel .consent a{text-underline-offset:3px}
.field-error{font-size:.79rem;color:#972921;margin:0;line-height:1.45}
.field-error:empty{display:none}
.investor-form-panel [aria-invalid=true]{border-color:#972921;outline-color:#972921}
.investor-form-panel .submit{margin-top:20px;min-height:56px}
.investor-form-panel .submit:disabled{opacity:.7;cursor:wait;transform:none}
.privacy-reassurance{font-size:.77rem;color:#58635c;line-height:1.6;margin:14px 0 0}
.investor-form-status{margin-top:18px;font-size:.9rem;line-height:1.65}
.investor-form-status:empty{display:none}
.investor-form-status.success{border-left:3px solid #24663d;padding:18px;background:#e8ece8;color:var(--forest)}
.investor-form-status.success strong{font-family:var(--serif);font-size:1.6rem;font-weight:500;line-height:1.25;display:block}
.investor-form-status.success p{margin:12px 0 0}
.investor-form-status.error{color:#972921}
.investor-privacy{border-top:1px solid var(--line);padding-top:20px;margin-top:25px;font-size:.78rem;scroll-margin-top:100px}
.investor-privacy summary{cursor:pointer;padding:10px 0;font-weight:600}
.investor-privacy p{margin:14px 0 0}
.investor-honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}
@media(max-width:980px){.conversion-layout{gap:30px}.investor-form-panel{padding:28px}.investor-conversion h2{font-size:2.9rem}}
@media(max-width:700px){.conversion-layout{grid-template-columns:1fr;gap:30px}.conversion-story{position:static;padding-top:0}.investor-conversion h2{font-size:2.65rem}.investor-form-panel{padding:28px 20px}.next-steps{margin-bottom:15px}.conversion-photo img{object-position:45% top}.investor-form-panel input,.investor-form-panel select,.investor-form-panel textarea{font-size:16px}.investor-form-panel .submit{font-size:.93rem;padding:14px 8px}.investor-conversion .return-links{margin-top:35px}}

/* Real interior and labeled renovation inspiration, with uncropped photographs. */
.transformation-visuals{display:grid;gap:24px}
.transformation-visuals figure{margin:0;background:var(--forest)}
.transformation-visuals img{display:block;width:100%;height:auto;aspect-ratio:4/3;object-fit:contain}
.transformation-visuals figcaption{padding:18px 22px;color:#fff;font-size:.78rem;line-height:1.6}
.transformation-visuals figcaption strong{display:block;margin-bottom:5px;color:#dbc49b;font-size:.9rem}
@media(max-width:700px){.transformation-visuals{position:static;gap:20px}}

.hangar-sketch{margin:0;align-self:center}
.hangar-sketch img{display:block;width:100%;height:auto;mix-blend-mode:multiply}
.hangar-sketch figcaption{padding:18px 12px 0;font-size:.72rem;line-height:1.6;text-align:center;color:var(--forest)}

.investor-overview{background:var(--cream)}
.investor-overview .large{max-width:950px}
.investor-overview p:not(.eyebrow){max-width:950px}
.investor-breadcrumb{display:flex;flex-wrap:wrap;gap:8px;font-size:.75rem;margin-bottom:35px}
.investor-intents{display:flex;flex-wrap:wrap;gap:14px 28px;margin:28px 0;font-size:.88rem}
.investor-intents a{text-decoration:underline;text-underline-offset:5px}
.investor-faq .check-grid{margin:35px 0}