TRUST, TRANFORM & THRIVE
Embrace trust as your compass, allow it to guide your journey of transformation, and watch as you flourish and thrive in the dynamic landscape of real estate.
ABOUT US
Guiding Trust to Success in Real Estate Journey.
At BILAJ ENTERPRISE, we believe that trust is the foundation of every successful partnership. It’s the compass that guides our journey, allowing us to confidently navigate the dynamic landscape of multifamily real estate. Our mission is simple: to provide our investors with safe, profitable opportunities that lead to transformative financial growth.
Specializing in multifamily value-add investments, we focus on deals that not only offer security but also the potential to deliver exceptional returns. With an average ARR of 16%-20% and a track record of securing 2X+ multiples, our approach combines expertise with a commitment to maximizing value for our investors.
By trusting us to lead your real estate investment journey, you’re embracing an opportunity to thrive and flourish in this ever-evolving market.
OUR MISSION
OUR CULTURE DRIVES THE SUCCESS OF OUR MISSION
Our Values
We build lasting relationships by prioritizing transparency, integrity, and reliability, ensuring our investors feel confident in every decision.
We embrace innovation, creating value through strategic investments that enhance properties, communities, and financial growth for our investors.
Our commitment to growth drives us to deliver exceptional returns, helping our investors achieve lasting success and financial freedom.
Our Vision
At BILAJ ENTERPRISE, we envision a future where investment opportunities and lasting success are within reach for every investor. Our commitment is to guide you toward financial freedom with the confidence that safety, trust, and integrity are at the core of every decision we make. By focusing on profitable, secure investments, we promise a journey marked by peace of mind, reliable returns, and the assurance that your future is in trusted hands.
Our Culture
At BILAJ ENTERPRISE, our culture is rooted in being Bright in Spirit—approaching every challenge with positivity, enthusiasm, and a can-do attitude. We are True to Self and Others, embracing authenticity and fostering open, honest communication in all that we do. We value Family, Friendship, and Community, creating an environment where relationships matter, support is always present, and everyone is treated like family. Guided by Integrity in Every Degree, we commit to doing what’s right at every step, ensuring our actions consistently reflect our principles. Together, these values shape a culture of trust, connection, and genuine care.
Bright
in
Spirit
True to Self
and
Others
Family, Friendship, & Community
Integrity
in
Every Degree
OUR STRATEGY
Our approach to investment success is simple: rigorous due diligence and a strategic plan to seize the best opportunities.
ACQUISITION
MARKET SEGMENTS
PROPERTY CRITERIA
TARGET VALUES
Priced below their potential market value
Value optimization opportunity
Bring in effective management
Strong strategic exit
Average population - 18 and 35 years old
Average income: $40,000 annual
Rent should be no more than 30% of the average income
Population with strong job growth
Emerging market areas with indicators for strong near and long-term economic growth
0-250 units
Occupancy Rate: above 80%
Value Add property
Type: C- to B+ properties
Location: B to C areas
Property Vintage: 1980 or newer
Size and Price: 50+ units in the $4MM – $15MM range
Returns: 7-10% Cash on Cash,
Minimum Debt Service Coverage ratio of 1.25
Acquisition PRACTICES
Every asset is subject to an in-depth due diligence procedure to verify both its physical condition and legal standing, as well as to affirm valuations for feasible investment approaches.
During the initial stage of assessing the asset, we devise a financing plan for both debt and equity, taking into account various aspects like the type of property, the scale of renovations needed, the anticipated duration of the investment, and the goals of the investors. Generally, each asset is maintained for a period of 3 to 7 years, aligned with its specific business strategy.
Investment STRATEGY
Asset selection is based on a detailed, ongoing review process that seeks out markets with strong indicators of demand, such as job and population growth, demographic changes, and the ability of the market to absorb new properties without negatively impacting prices. Additionally, favorable local laws that support development and investment are considered. By focusing on these factors, investors aim to identify areas with potential for growth and stability, making informed decisions to minimize risks and enhance returns. This strategic approach ensures investments are placed in markets showing signs of vitality and promising future profitability.
Value-Add Strategy
Consider viewing it as a business instead of just a structure. Its value increases with the amount of income it produces. When buying an apartment complex, we seek particular chances to boost cash flow in various aspects. These opportunities are known as "Value Plays" or "Value Adding Components."
Value Plays We Capitalized On
Owner's self-management leading to mismanagement
Inadequate oversight of management companies
Neglected maintenance
Elevated vacancy rates
Rents lower than market average
At BILAJ Enterprise, we are committed to implementing a variety of strategies to enhance the value we provide. These strategies, known as value-add plays, are designed to optimize operations, drive growth, and improve our overall service offerings. Our approach includes but is not limited to
Enhance curb appeal with landscaping improvements and amenities like dog parks and carports to attract residents willing to pay more.
Acquire properties at least 10% below market rents for potential rent increases and value enhancement.
Implement a water and sewage bill-back system to make residents responsible for their usage, reducing expenses and improving cash flow.
Upgrade unit interiors with new paint, appliances, countertops, and flooring.
Install a coin-operated laundry facility for additional income.
Target properties with below-market rents for growth potential.
Frequently Asked Questions
WHAT IS A K-1?
As a partner in the LLC that acquires the properties, you will receive a K-1 form. The K-1 is a tax document used by partnerships to report each investor's share of the partnership’s taxable income. Partnerships typically don’t pay federal or state income tax directly; instead, they issue a K-1 to each investor, detailing their share of the income, gains, losses, deductions, and credits. These forms are provided annually to investors, allowing them to include the reported amounts on their individual tax returns.
AM I AN ACCREDITED INVESTOR?
An accredited investor, in the context of a natural person, includes anyone who:
earned income that exceeded $200,000 (or $300,000 together with a spouse) in each of the prior two years, and reasonably expects the same for the current year, OR
has a net worth over $1 million, either alone or together with a spouse (excluding the value of the person’s primary residence).
In addition, entities such as banks, partnerships, corporations, nonprofits and trusts may be accredited investors. Of the entities that would be considered accredited investors and depending on your circumstances, the following may be relevant to you:
any trust, with total assets in excess of $5 million, not formed to specifically purchase the subject securities, whose purchase is directed by a sophisticated person, or
any entity in which all of the equity owners are accredited investors.
In this context, a sophisticated person means the person must have, or the company or private fund offering the securities reasonably believes that this person has, sufficient knowledge and experience in financial and business matters to evaluate the merits and risks of the prospective investment.
WHAT IS A SOPHISTICATED INVESTOR?
A Sophisticated Investor doesn’t meet the requirements of an Accredited Investor but they have investor experience. This could mean the person believes they have sufficient knowledge and experience in financial and business matters to evaluate the merits and risks of the prospective investment.
HOW FREQUENTLY ARE DISTRIBUTIONS MADE?
Distributions are planned quarterly.
CAN I VISIT THE PROPERTY?
Absolutely! Investors are allowed to visit the property before investing and during the life of the project. If you provide sufficient notice, we will personally be there to show you around and answer any questions.
Testimonials
Partnering with Mary at BILAJ ENTERPRISE has been an incredibly rewarding experience. Right from the start, they earned my trust through transparent communication and a strong commitment to doing what’s right. Integrity is clearly central to everything they do. The sense of community they create is exceptional—I feel truly valued and supported, not just as a partner, but as a member of the BILAJ family. Their honesty and dedication have made a significant difference, and I have full confidence in their approach to multifamily real estate investments.
Mary Chries
Partnering with Mary at BILAJ ENTERPRISE has been a truly uplifting experience. Her bright spirit and positive energy make every interaction both enjoyable and inspiring. She genuinely prioritizes community, making me feel like a part of a close-knit group where everyone’s growth is valued. Her dedication to transforming not just properties but also the lives of her partners is clear in her thoughtful approach. Above all, her honesty stands out at every step, giving me complete confidence in her guidance and investment strategies. I’m grateful to be a partner with such a dedicated and genuine team.
Elise
Our Management Team
Mary Cardenas
General Partner
BILAJ Enterprise is a privately owned investment company focused on multifamily real estate, with Mary serving as Managing Partner. Her goal is to assist individuals in preserving and augmenting their earnings through real estate investments. Mary is a real estate investor, and has an engineering background. She has worked for different tech industries, including Fox Network, Trulia, Zillow, Twilio, and currently Arctic Wolf. Mary resides in the San Francisco Bay Area with her husband and three children. In her free time, she enjoys hiking, traveling, and sampling various cuisines.
