/* Brand colors and wordmark from the MDI design system. Type: Questa Grande for headings (The Questa Project, Fontspring web font license held by the firm) and Inter for text (SIL Open Font License), self-hosted. Photographs: Unsplash License. No scripts. */
@font-face{font-family:"Inter";font-style:normal;font-weight:400;font-display:swap;src:url("/assets/fonts/inter-latin-400-normal.woff2") format("woff2")}
@font-face{font-family:"Inter";font-style:normal;font-weight:600;font-display:swap;src:url("/assets/fonts/inter-latin-600-normal.woff2") format("woff2")}
@font-face{font-family:"Inter";font-style:normal;font-weight:700;font-display:swap;src:url("/assets/fonts/inter-latin-700-normal.woff2") format("woff2")}
@font-face{font-family:"Inter Fallback";src:local("Arial"),local("Liberation Sans"),local("Helvetica");size-adjust:107.4%;ascent-override:90.2%;descent-override:22.5%;line-gap-override:0%}
@font-face{font-family:"Questa Grande";font-style:normal;font-weight:400;font-display:swap;src:url("/assets/fonts/questa-grande-regular.woff2") format("woff2")}

:root{
  --navy:#003b49;--navy-deep:#002a35;--navy-2:#0b5a68;--red:#af272f;--red-dark:#8f1f26;--brand-red:#b3282e;--ink:#3d3935;--muted:#625d5a;
  --line:#d9d4cd;--sand:#f4f1ec;--white:#fff;--wrap:1280px;--text:700px;
  --font:"Inter","Inter Fallback",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;
  --serif:"Questa Grande","Times New Roman",Georgia,serif;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font-variant-numeric:lining-nums;background:var(--white);color:var(--ink);font-family:var(--font);font-size:17px;line-height:1.65;display:flex;flex-direction:column;min-height:100vh}
main{flex:1}
img{max-width:100%;height:auto;display:block}
a{color:var(--navy);text-decoration:underline;text-underline-offset:3px;text-decoration-thickness:1px}
a:hover{color:var(--red)}
a:focus-visible,summary:focus-visible{outline:2px solid var(--red);outline-offset:3px}
.skip{position:absolute;left:-9999px;top:0;background:var(--navy);color:var(--white);padding:10px 16px;z-index:10}
.skip:focus{left:16px;top:16px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 20px}
[id]{scroll-margin-top:16px}

h1,h2{font-family:var(--serif);font-weight:400;color:var(--navy);line-height:1.08;letter-spacing:0;margin:0 0 .5em}
h3{font-size:19px;font-weight:600;color:var(--navy);line-height:1.3;margin:0 0 10px}
p{margin:0 0 1em}
.label{font-size:13px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--red);margin:0 0 16px}
.num{display:block;font-size:13px;font-weight:600;letter-spacing:.14em;color:var(--red);margin-bottom:14px}
.btn{display:inline-block;font-size:14px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;line-height:1.2;text-decoration:none;padding:17px 30px;border:2px solid var(--red);background:var(--red);color:var(--white);border-radius:0}
.btn:hover{background:var(--red-dark);border-color:var(--red-dark);color:var(--white)}
.btn.ghost{background:transparent;border-color:#fff;color:var(--white)}
.btn.ghost:hover{background:var(--white);color:var(--navy)}

/* Header */
.site-header{background:var(--white);border-bottom:1px solid var(--line);position:relative;z-index:3}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;min-height:88px;gap:16px}
.brand{display:block;line-height:0;color:var(--brand-red)}
.brand svg{width:190px;height:auto;fill:currentColor}
.nav-list{list-style:none;margin:0;padding:0;display:flex;gap:36px}
.nav-list a{color:var(--navy);text-decoration:none;font-size:13px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:6px 0;border-bottom:2px solid transparent}
.nav-list a:hover{border-bottom-color:var(--red);color:var(--navy)}
.nav-toggle{display:none}
.nav-toggle summary{list-style:none;cursor:pointer;color:var(--navy);width:44px;height:44px;display:flex;align-items:center;justify-content:center;margin-right:-10px}
.nav-toggle summary svg{width:24px;height:24px;display:block}
.nav-toggle .i-close{display:none}
.nav-toggle[open] .i-open{display:none}
.nav-toggle[open] .i-close{display:block}
.nav-toggle summary::-webkit-details-marker{display:none}

/* Photographs */
.photo,.photo img{position:absolute;inset:0;width:100%;height:100%}
.photo img{object-fit:cover;object-position:center}
.credit{position:absolute;right:20px;bottom:12px;margin:0;font-size:11px;letter-spacing:.06em;color:rgba(255,255,255,.72);z-index:2}

/* Hero: full-width photograph under a navy shade */
.hero{position:relative;color:#e6eef0;background:var(--navy);min-height:620px;display:flex;align-items:flex-end;overflow:hidden}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,42,53,.92) 0%,rgba(0,42,53,.80) 45%,rgba(0,42,53,.35) 100%),linear-gradient(0deg,rgba(0,42,53,.55) 0%,rgba(0,42,53,0) 45%)}
.hero-inner{position:relative;z-index:2;width:100%;padding-top:88px;padding-bottom:72px}
.hero .label{color:#f2b7a0}
.hero h1{color:var(--white);font-size:40px;line-height:1.06;max-width:900px;margin-bottom:24px}
.hero .lede{font-size:19.5px;line-height:1.5;max-width:31em;margin:0;color:#fff}
.hero-links{display:flex;flex-wrap:wrap;gap:14px;margin:32px 0 0}

/* Parameters bar */
.params{background:var(--white);border-bottom:1px solid var(--line)}
.params dl{display:grid;margin:0;padding:0}
.params dl>div{padding:22px 0;border-top:1px solid var(--line)}
.params dl>div:first-child{border-top:0}
.params dt{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.params dd{margin:0;color:var(--navy);font-weight:700;font-size:19px;line-height:1.35;font-variant-numeric:lining-nums tabular-nums}

/* Sections */
.band .wrap{padding-top:72px;padding-bottom:72px}
.band+.band{border-top:1px solid var(--line)}
.band.sand,.band.dark{border-top:0}
.band.sand{background:var(--sand)}
.band h2{font-size:36px;margin-bottom:0}
.intro{display:grid;gap:20px;margin-bottom:48px}
.intro-text{font-size:19px;line-height:1.6;color:var(--ink);max-width:620px;margin:0}
.cols{display:grid;gap:36px}
.cols>div{border-top:1px solid var(--navy);padding-top:22px}
.cols p{margin:0}
.acquire-band{background:var(--white)}
.acquire{list-style:none;margin:0;padding:0;display:grid;border-bottom:1px solid var(--line)}
.acquire li{border-top:1px solid var(--line);padding:32px 0 34px}
.acquire h3{font-family:var(--serif);font-weight:400;font-size:26px;line-height:1.15}
.acquire p{margin:0 0 16px;max-width:540px}
.acquire .param{margin:0;font-size:14px;font-weight:600;color:var(--navy);letter-spacing:.02em}
.acquire .param::before{content:"";display:inline-block;width:22px;height:1px;background:var(--red);margin-right:10px;vertical-align:middle}

/* Photo band */
.photo-band{position:relative;min-height:460px;display:flex;align-items:center;overflow:hidden;background:var(--navy);color:#eef4f5}
.band-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,42,53,.90) 0%,rgba(0,42,53,.72) 50%,rgba(0,42,53,.30) 100%)}
.band-inner{position:relative;z-index:2;width:100%;padding-top:72px;padding-bottom:72px}
.band-inner h2{color:var(--white);font-size:38px;margin-bottom:16px}
.band-inner p{max-width:520px;font-size:19px}
.band-inner .btn{margin-top:12px}

/* Footprint */
.band.dark{background:var(--navy);color:#dfe9eb}
.band.dark h2{color:var(--white);margin-bottom:20px}
.band.dark .label{color:#f2b7a0}
.band.dark p{max-width:520px;font-size:18px}
.foot-grid{display:grid;gap:40px;align-items:center}
.footprint{margin:0 auto;max-width:440px;width:100%}
.map{width:100%;height:auto;display:block}
.map .core{fill:var(--navy-2);stroke:#fff;stroke-width:1.2;stroke-linejoin:round}
.map .other{fill:none;stroke:#7fa3ab;stroke-width:1.2;stroke-linejoin:round}
.map .st{font:600 13px var(--font);letter-spacing:.12em}
.map .core-t{fill:#fff}
.map .other-t{fill:#9fbcc3}
.map .hq{fill:var(--red);stroke:#fff;stroke-width:2}
.map .hq-label{fill:#fff;font:600 14px var(--font)}
.tiers{display:grid;grid-template-columns:1fr 1fr;gap:16px 24px;margin:28px 0 0;padding-top:20px;border-top:1px solid rgba(255,255,255,.25);max-width:520px}
.tiers dt{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:#9fbcc3;margin-bottom:6px}
.tiers dd{margin:0;color:var(--white);font-size:16px;line-height:1.45}
.tiers .core dt::before{content:"";display:inline-block;width:9px;height:9px;background:var(--navy-2);border:1px solid #fff;margin-right:8px;vertical-align:0}
.tiers .other dt::before{content:"";display:inline-block;width:9px;height:9px;border:1px solid #7fa3ab;margin-right:8px;vertical-align:0}

/* Leadership */
.people{list-style:none;margin:0;padding:0;display:grid;gap:56px}
.person img{width:100%;max-width:340px;aspect-ratio:4/5;object-fit:cover;object-position:center top;background:#e4ded6}
.person h3{font-family:var(--serif);font-weight:400;font-size:30px;margin:24px 0 4px}
.person .role{font-size:13px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--red);margin:0 0 16px}
.person p:last-child{margin:0}

/* Contact */
.contact-list{display:grid;gap:0;margin:0}
.contact-list div{border-top:1px solid var(--navy);padding:20px 0}
.contact-list dt{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.contact-list dd{margin:0;font-size:19px;line-height:1.5;color:var(--navy);font-variant-numeric:lining-nums tabular-nums}
.contact-list address{font-style:normal}

/* Inner pages */
.page-head{background:var(--navy)}
.page-head .wrap{padding-top:64px;padding-bottom:56px}
.page-head h1{color:var(--white);font-size:44px;margin:0}
.page-body .wrap{padding-top:48px;padding-bottom:80px}
.page-body .text{max-width:var(--text)}
.page-body h2{font-size:28px;margin-top:1.4em}

/* Footer */
.site-footer{background:var(--navy-deep);color:#e6eef0;font-size:15px}
.site-footer .wrap{padding-top:56px;padding-bottom:32px}
.footer-grid{display:grid;gap:32px}
.footer-mark{line-height:0;color:#fff}
.footer-mark svg{width:240px;height:auto;fill:currentColor}
.site-footer address{font-style:normal;line-height:1.8}
.site-footer a{color:var(--white)}
.footer-links{list-style:none;margin:0;padding:0}
.footer-links a{display:inline-block;padding:8px 0;font-size:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;text-decoration:none}
.footer-links a:hover{text-decoration:underline}
.legal{border-top:1px solid rgba(255,255,255,.2);margin-top:40px;padding-top:18px;font-size:13px;color:#c9d6d9}
.legal p{margin:0}

@media (max-width:719px){
  .site-header .wrap{min-height:68px}
  .brand svg{width:160px}
  .nav-desktop{display:none}
  .site-header .wrap{position:relative}
  .nav-toggle{display:block;position:static}
  .nav-toggle[open] .nav-list{position:absolute;left:0;right:0;top:100%;background:var(--white);border-top:1px solid var(--line);border-bottom:1px solid var(--line);box-shadow:0 12px 24px rgba(0,42,53,.08);padding:0 20px;flex-direction:column;gap:0;z-index:5}
  .nav-toggle[open] .nav-list li+li{border-top:1px solid var(--line)}
  .nav-toggle[open] .nav-list a{display:block;padding:18px 0;border-bottom:0}
  .hero{min-height:0}
  .hero-inner{padding-top:44px;padding-bottom:64px}
  .hero h1{font-size:34px;margin-bottom:18px}
  .hero .lede{font-size:18px}
  .hero-links{margin-top:26px}
  .hero-shade{background:linear-gradient(0deg,rgba(0,42,53,.94) 0%,rgba(0,42,53,.82) 60%,rgba(0,42,53,.55) 100%)}
  .footprint{max-width:340px}
}
@media (min-width:720px){
  .wrap{padding:0 40px}
  .brand svg{width:225px}
  .credit{right:40px}
  .hero{min-height:680px}
  .hero h1{font-size:54px}
  .params dl{grid-template-columns:repeat(3,1fr)}
  .params dl>div{border-top:0;border-left:1px solid var(--line);padding:28px 28px}
  .params dl>div:first-child{border-left:0;padding-left:0}
  .cols{grid-template-columns:repeat(3,1fr);gap:40px}
  .people{grid-template-columns:1fr 1fr;gap:64px}
  .contact-list{grid-template-columns:repeat(2,1fr);gap:0 40px;max-width:900px}
  .footer-grid{grid-template-columns:1.4fr 1fr 1fr}
  .band h2{font-size:46px}
  .band .wrap{padding-top:104px;padding-bottom:104px}
  .photo-band{min-height:520px}
  .band-inner h2{font-size:48px}
}
@media (min-width:1024px){
  .acquire{grid-template-columns:1fr 1fr}
  .acquire li:nth-child(odd){padding-right:48px}
  .acquire li:nth-child(even){padding-left:48px;border-left:1px solid var(--line)}
  .wrap{padding:0 56px}
  .credit{right:56px}
  .hero{min-height:calc(100vh - 89px);max-height:880px}
  .hero h1{font-size:72px}
  .hero .lede{font-size:23px}
  .hero-inner{padding-bottom:96px}
  .intro{grid-template-columns:5fr 7fr;align-items:end;gap:56px;margin-bottom:64px}
  .foot-grid{grid-template-columns:6fr 6fr;gap:80px}
  .footprint{max-width:520px;margin-right:0}
}
@media (min-width:1440px){.hero h1{font-size:80px}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
/* For tax credit investors and syndicators: a short color block */
.investors{background:var(--red-dark);color:#fff}
.investors-inner{padding-top:56px;padding-bottom:56px;display:grid;gap:12px}
.investors h2{color:#fff;font-size:32px;margin:0}
.investors p{margin:0;font-size:19px;line-height:1.55;max-width:640px}
@media (min-width:1024px){.investors-inner{grid-template-columns:5fr 7fr;gap:56px;align-items:center}.investors h2{font-size:38px}}
/* Principals' LinkedIn links: quiet outline buttons in the section's text color */
.person .li{margin:20px 0 0}
.btn-li{display:inline-flex;align-items:center;gap:8px;font-size:12px;font-weight:700;letter-spacing:.08em;text-transform:uppercase;line-height:1;text-decoration:none;color:var(--navy);border:1px solid var(--navy);padding:9px 14px;border-radius:0}
.btn-li svg{width:14px;height:14px;display:block}
.btn-li:hover{background:var(--navy);color:#fff}
/* How we invest: four items, two by two from tablet up (the content column caps at 1280px, so four across would give about 35-character lines at any width) */
@media (min-width:720px){.cols.four{grid-template-columns:repeat(2,1fr);gap:40px 56px;max-width:1040px}}
/* Even line breaks: no single-word last lines in headings and short lines */
h1,h2,h3,.param,.label{text-wrap:balance}
p{text-wrap:pretty}