:root{color:#1c211f;background:#f5f3ed;font-family:Inter,Helvetica Neue,Arial,sans-serif;font-synthesis:none;--paper: #f5f3ed;--paper-deep: #eeebe3;--ink: #1c211f;--muted: #5f625f;--green: #123f32;--green-bright: #176044;--vermilion: #b84b39;--rule: #d8d3c9;--serif: Iowan Old Style, Baskerville, "Times New Roman", serif;--sans: Inter, "Helvetica Neue", Arial, sans-serif;--gutter: clamp(24px, 5.2vw, 84px)}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;min-width:320px;min-height:100vh;background:var(--paper)}body.modal-open{overflow:hidden}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{color:inherit}a{color:inherit;text-decoration:none}img{display:block;max-width:100%}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--serif);font-weight:400}h2{font-size:clamp(34px,3vw,52px);line-height:1.08;letter-spacing:-.025em}p{color:var(--muted);line-height:1.65}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--vermilion);outline-offset:3px}.site-header,.portal-header{height:86px;padding:0 var(--gutter);display:flex;align-items:center;border-bottom:1px solid var(--rule);position:relative;z-index:20;background:#f5f3edf5}.brand{display:inline-flex;align-items:center;gap:14px;flex:0 0 auto}.brand span{color:var(--green);font:42px/1 var(--serif);letter-spacing:.08em}.brand small{padding-left:14px;border-left:1px solid var(--rule);color:var(--ink);font:12px/1.15 var(--serif)}.site-nav{margin-left:auto;display:flex;align-items:center;gap:clamp(22px,2.2vw,42px);font-size:13px}.site-nav a:not(.button),.site-nav .text-button{position:relative}.site-nav a:not(.button):after,.site-nav .text-button:after{content:"";position:absolute;bottom:-9px;left:0;right:100%;height:1px;background:var(--green);transition:right .2s ease}.site-nav a:hover:after,.site-nav .text-button:hover:after{right:0}.text-button{-webkit-appearance:none;-moz-appearance:none;appearance:none;padding:0;border:0;background:none;cursor:pointer;font-size:13px}.icon-button{border:0;background:none;width:42px;height:42px;display:inline-grid;place-items:center;cursor:pointer}.mobile-menu{display:none;margin-left:auto}.button{min-height:48px;padding:0 22px;display:inline-flex;justify-content:center;align-items:center;gap:14px;border:1px solid transparent;cursor:pointer;font-size:13px;transition:background .2s ease,color .2s ease,transform .2s ease}.button:hover{transform:translateY(-1px)}.button--primary{color:#fff;background:var(--green)}.button--primary:hover{background:var(--green-bright)}.button--outline{color:var(--green);background:transparent;border-color:var(--green)}.button--outline:hover{color:#fff;background:var(--green)}.button--wide{width:100%}.nav-cta{min-height:46px}.inline-link{border:0;background:none;padding:0;display:inline-flex;align-items:center;gap:10px;color:var(--green);font-size:13px;font-weight:600;cursor:pointer}.hero{min-height:calc(100vh - 86px);max-height:820px;display:grid;grid-template-columns:48% 52%;position:relative;overflow:hidden;border-bottom:1px solid var(--rule)}.hero__image{grid-column:2;background:url(/images/jrit-machiya.png) 60% center / cover no-repeat;min-height:660px}.hero__content{grid-row:1;grid-column:1;padding:clamp(70px,9vh,110px) clamp(34px,5.2vw,84px) 46px var(--gutter);position:relative;z-index:1}.hero__content:after{content:"";position:absolute;inset:0 -140px 0 auto;width:240px;z-index:-1;background:linear-gradient(90deg,var(--paper) 24%,rgba(245,243,237,0));pointer-events:none}.hero h1{max-width:650px;margin-bottom:28px;font-size:clamp(54px,5vw,78px);line-height:1.02;letter-spacing:-.035em}.hero__content>p{max-width:520px;margin-bottom:54px;font-size:15px;color:#464a47}.hero__mobile-cta{display:none}.terms{display:grid;grid-template-columns:repeat(3,1fr);max-width:570px;margin-bottom:38px}.terms div{padding-right:24px}.terms div+div{padding-left:28px;border-left:1px solid var(--rule)}.terms strong{display:block;color:var(--green);font:46px/1.05 var(--serif);white-space:nowrap}.terms span{display:block;margin-top:8px;color:#555a56;font-size:11px}.disclaimer{display:block;max-width:430px;color:#888984;font-size:10px;line-height:1.5}.section{padding:84px var(--gutter);border-bottom:1px solid var(--rule)}.section-intro h2{margin-bottom:22px}.section-intro p{max-width:320px;margin-bottom:28px;font-size:14px}.portfolio{display:grid;grid-template-columns:23% 36% 41%;min-height:570px}.portfolio__visual{margin:0 38px;min-height:390px;position:relative;overflow:hidden;background:#d7d4ca}.portfolio__visual img{width:100%;height:100%;object-fit:cover;transition:object-position .4s ease,transform .5s ease}.portfolio__visual:hover img{transform:scale(1.015)}.portfolio__caption{position:absolute;inset:auto 0 0;padding:18px 20px;color:#fff;background:linear-gradient(transparent,#000000b8);font:15px/1.45 var(--serif)}.portfolio__caption span{display:block;margin-bottom:4px;font:10px/1 var(--sans);text-transform:uppercase;letter-spacing:.12em}.portfolio__list{align-self:stretch;border-top:1px solid var(--rule)}.property-row{-webkit-appearance:none;-moz-appearance:none;appearance:none;width:100%;min-height:118px;padding:22px 12px 22px 0;border:0;border-bottom:1px solid var(--rule);background:transparent;display:grid;grid-template-columns:1fr auto 28px;align-items:center;gap:24px;text-align:left;cursor:pointer}.property-row:hover,.property-row--active{background:#ffffff59;padding-left:18px}.property-row,.property-row span,.property-row svg{transition:.2s ease}.property-row strong{display:block;margin-bottom:8px;font:25px/1.1 var(--serif)}.property-row small{font-size:11px;color:var(--muted)}.property-row em{color:var(--green);font-size:11px;font-style:normal}.property-row:nth-child(2) em,.property-row:nth-child(3) em{color:var(--vermilion)}.strategy{display:grid;grid-template-columns:34% 66%}.seal{width:49px;height:49px;margin-top:42px;display:grid;place-items:center;border:1px solid var(--vermilion);border-radius:50%;color:var(--vermilion);font:22px/1 var(--serif);transform:rotate(-5deg)}.strategy__grid{display:grid;grid-template-columns:repeat(2,1fr)}.strategy__grid article{min-height:190px;padding:26px 44px;display:grid;grid-template-columns:48px 1fr;gap:18px;border-left:1px solid var(--rule);border-bottom:1px solid var(--rule)}.strategy__grid article:nth-last-child(-n+2){border-bottom:0}.strategy__grid svg{color:var(--green);stroke-width:1.4;width:34px;height:34px}.strategy__grid h3{margin:0 0 13px;font-size:22px}.strategy__grid p{margin:0;font-size:12px}.process{display:grid;grid-template-columns:25% 75%;background:var(--paper-deep)}.process__steps{display:grid;grid-template-columns:repeat(4,1fr)}.process__steps article{min-height:190px;padding:6px 28px;border-left:1px solid var(--rule);position:relative}.process__steps article:after{content:"";position:absolute;top:43px;right:-3px;width:6px;height:6px;border-radius:50%;background:var(--green)}.process__steps article:last-child:after{display:none}.process__steps span{color:var(--green);font:14px/1 var(--serif)}.process__steps h3{margin:62px 0 10px;font-size:22px}.process__steps p{font-size:12px}.benefits{display:grid;grid-template-columns:49% 51%;min-height:500px}.benefits__image{background:linear-gradient(#0c1e1524,#0c1e1559),url(/images/jrit-machiya.png) left center / cover;filter:saturate(.72) brightness(.62)}.benefits__content{padding:86px clamp(50px,7vw,120px);position:relative;overflow:hidden}.benefits__content h2{position:relative;margin-bottom:24px}.benefits__content p{max-width:540px}.benefits__content .inline-link{margin:12px 0 24px}.benefits__content .button{display:flex;max-width:260px;margin-bottom:18px}.benefits__content small{display:block;max-width:480px;color:#878883;font-size:10px}.seal--watermark{position:absolute;width:200px;height:200px;right:-30px;top:90px;opacity:.08;font-size:100px}.risk-band{padding:34px var(--gutter);display:grid;grid-template-columns:44% 56%;align-items:center;color:#fff;background:var(--green)}.risk-band strong{padding-right:52px;font:20px/1.45 var(--serif)}.risk-band p{margin:0;padding-left:52px;border-left:1px solid rgba(255,255,255,.35);color:#ffffffc2;font-size:11px}.footer{padding:48px var(--gutter) 24px;display:grid;grid-template-columns:1.4fr repeat(3,1fr) 1.3fr;gap:42px}.footer>div:not(.footer__signin){display:flex;flex-direction:column;align-items:flex-start;gap:9px;font-size:11px}.footer>div strong{margin-bottom:4px;font:17px/1 var(--serif)}.footer>div a:hover,.footer>div button:hover{color:var(--vermilion)}.footer>div button{border:0;background:none;padding:0;font-size:11px;cursor:pointer}.footer__signin{font:14px/1.4 var(--serif)}.footer__signin span{display:block;margin-bottom:16px}.footer__signin .button{width:150px;font-family:var(--sans)}.footer__legal{grid-column:1/-1;margin:25px 0 0;padding-top:20px;border-top:1px solid var(--rule);font-size:9px}.portal-header{height:70px}.portal-header .brand span{font-size:32px}.portal-nav{flex:1;align-self:stretch;display:flex;justify-content:center;gap:clamp(20px,3.4vw,58px)}.portal-nav button,.account-menu button{position:relative;border:0;background:none;cursor:pointer;font-size:13px}.portal-nav__active:after{content:"";position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--green)}.account-menu{display:flex;gap:24px;align-items:center}.account-menu button:first-child{display:flex;align-items:center;gap:8px;padding-right:24px;border-right:1px solid var(--rule)}.portal-page{padding:28px var(--gutter) 22px}.portal-welcome{display:flex;justify-content:space-between;align-items:center}.portal-welcome h1{margin-bottom:8px;font-size:clamp(48px,4vw,68px);line-height:1}.portal-welcome p{margin-bottom:0;font-size:17px}.portal-welcome .seal{margin:0 8px 0 0}.summary-band{margin-top:20px;padding:18px 0;display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}.summary-band>div{min-height:78px;display:flex;flex-direction:column;align-items:center;justify-content:center;border-left:1px solid var(--rule)}.summary-band>div:first-child{border-left:0}.summary-band strong{font:42px/1 var(--serif)}.summary-band strong small{font-size:22px}.summary-band span{margin-top:8px;font-size:11px}.summary-band>div>small{margin-top:5px;color:var(--muted);font-size:9px}.illustrative{margin:8px 0 6px;font-size:9px;font-style:italic}.portal-main-grid{display:grid;grid-template-columns:64% 36%;border-bottom:1px solid var(--rule)}.portal-section h2,.portal-side h2,.records-grid h2{margin:0;font-size:29px}.investments-panel{padding:12px 28px 22px 0}.investment-table{margin-top:16px}.investment-row{width:100%;min-height:64px;padding:5px 8px;display:grid;grid-template-columns:2.4fr .9fr .45fr .7fr 1.25fr 24px;align-items:center;gap:12px;border:0;border-bottom:1px solid var(--rule);background:transparent;text-align:left;font-size:11px}button.investment-row{cursor:pointer}button.investment-row:hover{background:#ffffff73}.investment-row--head{min-height:34px;color:var(--muted);font-size:10px}.investment-property{display:flex;align-items:center;gap:18px}.investment-property strong{font:15px/1.2 var(--serif)}.property-thumb{width:124px;height:54px;flex:0 0 auto;background:url(/images/jrit-machiya.png) center/cover}.status{color:var(--green)}.status--accent{color:var(--vermilion)}.investments-panel .inline-link{margin:17px 8px 0}.portal-side{border-left:1px solid var(--rule)}.portal-side section{padding:12px 22px 22px}.portal-side section+section{border-top:1px solid var(--rule)}.portal-side p{margin:8px 0 24px;font-size:11px}.timeline{height:12px;display:flex;justify-content:space-between;align-items:center;border-top:1px solid #aaa79f}.timeline i{width:9px;height:9px;margin-top:-1px;border:1px solid #aaa79f;background:var(--paper);border-radius:50%}.timeline i.active{width:11px;height:11px;background:var(--green);border-color:var(--green)}.timeline-labels{margin-top:5px;display:flex;justify-content:space-between;font-size:9px}.payment-date{margin-top:26px;padding-top:14px;border-top:1px solid var(--rule);display:flex;justify-content:space-between;font:14px/1.2 var(--serif)}.credits-numbers{margin:18px 0 20px;display:grid;grid-template-columns:1fr 1fr}.credits-numbers>div{display:flex;flex-direction:column}.credits-numbers strong{font:37px/1 var(--serif)}.credits-numbers strong small{font-size:15px}.credits-numbers span{margin-top:8px;color:var(--muted);font-size:9px}.records-grid{margin-top:12px;display:grid;grid-template-columns:46% 54%;border:1px solid var(--rule)}.records-grid>div{padding:15px}.records-grid>div+div{border-left:1px solid var(--rule)}.activity-row{width:100%;min-height:46px;display:grid;grid-template-columns:42px 1fr auto 22px;align-items:center;gap:10px;border:0;border-bottom:1px solid var(--rule);background:none;text-align:left;font-size:10px;cursor:pointer}.activity-row strong{font-weight:500}.activity-row time,.document-row time{color:var(--muted)}.record-icon{width:28px;height:28px;display:grid;place-items:center;border-radius:50%;background:#ebe8df}.record-icon svg{width:14px;height:14px}.document-head,.document-row{display:grid;grid-template-columns:1.35fr 1.8fr .8fr .85fr;gap:12px;align-items:center;min-height:34px;border-bottom:1px solid var(--rule);font-size:9px}.document-head{margin-top:6px;color:var(--muted)}.document-row strong{font-weight:500}.document-row button{border:0;background:none;color:var(--green);display:flex;align-items:center;gap:8px;cursor:pointer;font-size:9px}.security-band{margin-top:12px;padding:18px 32px;display:grid;grid-template-columns:78px 1fr 310px;align-items:center;color:#fff;background:var(--green)}.security-band>span{width:54px;height:54px;display:grid;place-items:center;border:1px solid rgba(255,255,255,.65);border-radius:50%}.security-band p{margin:0;color:#ffffffdb;font:16px/1.45 var(--serif)}.security-band p strong{font-weight:400}.security-band address{padding-left:48px;border-left:1px solid rgba(255,255,255,.5);font:normal 11px/1.6 var(--serif)}.modal-backdrop{position:fixed;top:0;right:0;bottom:0;left:0;z-index:100;padding:24px;display:grid;place-items:center;background:#101714ad;-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px)}.modal{width:min(100%,510px);max-height:calc(100vh - 48px);overflow-y:auto;padding:42px;position:relative;background:var(--paper);box-shadow:0 30px 80px #00000040;animation:modal-in .25s ease-out}@keyframes modal-in{0%{opacity:0;transform:translateY(14px)}}.modal__close{position:absolute;top:14px;right:14px}.modal h2{margin-bottom:12px;font-size:42px}.modal__intro{margin-bottom:28px;font-size:14px}.form{display:grid;gap:18px}.form label{display:grid;gap:8px;color:#444844;font-size:11px;font-weight:600;letter-spacing:.02em}.form input,.form select,.form textarea{width:100%;border:1px solid #bab6ad;border-radius:0;padding:13px 14px;background:#ffffff73;color:var(--ink);font-size:14px}.form textarea{resize:vertical}.form__row{display:grid;grid-template-columns:1fr 1fr;gap:14px}.modal__help{margin-top:18px;color:var(--green)}.modal__note{margin:28px 0 0;padding-top:18px;border-top:1px solid var(--rule);color:#858680;font-size:10px}.success-state{text-align:center}.success-state>span{width:64px;height:64px;margin:26px auto;display:grid;place-items:center;border:1px solid var(--green);border-radius:50%;color:var(--green)}.success-state .button{margin-top:12px}@media(max-width:1080px){.site-header{height:72px}.site-header .brand small{display:none}.site-nav{gap:18px}.hero{min-height:720px;grid-template-columns:52% 48%}.hero__content{padding-top:70px}.terms strong{font-size:36px}.portfolio{grid-template-columns:30% 35% 35%}.portfolio__visual{margin:0 24px}.property-row strong{font-size:20px}.strategy{grid-template-columns:30% 70%}.strategy__grid article{padding:25px}.process{grid-template-columns:1fr;gap:40px}.portal-header .brand small{display:none}.portal-nav{gap:22px}.account-menu button:first-child{display:none}.investment-row{grid-template-columns:2.1fr .8fr .45fr .7fr 1fr 20px}.property-thumb{width:78px}}@media(max-width:820px){.mobile-menu{display:inline-grid}.site-nav,.portal-nav{display:none;position:absolute;inset:72px 0 auto;padding:28px var(--gutter);background:var(--paper);border-bottom:1px solid var(--rule);box-shadow:0 14px 30px #141e181a}.site-nav--open,.portal-nav--open{display:flex;flex-direction:column;align-items:stretch}.site-nav a,.site-nav button,.portal-nav button{min-height:42px;text-align:left}.site-nav .nav-cta{justify-content:center}.portal-header{height:72px}.portal-nav button{padding:0}.portal-nav__active:after{bottom:4px}.account-menu{margin-left:10px}.hero{display:flex;flex-direction:column;max-height:none}.hero__image{order:1;min-height:52vw;background-position:center}.hero__content{order:2;padding:48px var(--gutter) 46px}.hero__content:after{display:none}.hero h1{font-size:clamp(48px,10vw,68px)}.hero__mobile-cta{display:inline-flex;margin:0 0 42px}.portfolio{grid-template-columns:1fr;gap:36px}.portfolio__visual{min-height:420px;margin:0}.property-row{min-height:95px}.strategy{grid-template-columns:1fr;gap:48px}.strategy__grid article:first-child,.strategy__grid article:nth-child(3){border-left:0}.process__steps{grid-template-columns:repeat(2,1fr)}.process__steps article:nth-child(3){border-left:0}.benefits{grid-template-columns:1fr}.benefits__image{min-height:420px}.risk-band{grid-template-columns:1fr;gap:18px}.risk-band p{padding:18px 0 0;border-left:0;border-top:1px solid rgba(255,255,255,.35)}.footer{grid-template-columns:repeat(2,1fr)}.footer .brand,.footer__signin{grid-column:1/-1}.portal-page{padding-top:35px}.portal-welcome .seal{display:none}.summary-band{grid-template-columns:repeat(2,1fr)}.summary-band>div:nth-child(3){border-left:0;border-top:1px solid var(--rule)}.summary-band>div:nth-child(4){border-top:1px solid var(--rule)}.portal-main-grid{grid-template-columns:1fr}.investments-panel{padding-right:0}.portal-side{border-left:0;border-top:1px solid var(--rule)}.records-grid{grid-template-columns:1fr}.records-grid>div+div{border-left:0;border-top:1px solid var(--rule)}.security-band{grid-template-columns:65px 1fr}.security-band address{grid-column:2;margin-top:18px;padding:18px 0 0;border-left:0;border-top:1px solid rgba(255,255,255,.4)}}@media(max-width:560px){:root{--gutter: 20px}.site-header .brand span,.brand span{font-size:34px}h2{font-size:38px}.hero__image{min-height:360px}.hero h1{font-size:48px}.hero__content>p{margin-bottom:28px}.terms{grid-template-columns:1fr;gap:0}.terms div{padding:15px 0;border-bottom:1px solid var(--rule)}.terms div+div{padding-left:0;border-left:0}.terms strong{font-size:36px}.section{padding-top:64px;padding-bottom:64px}.portfolio__visual{min-height:330px}.property-row{grid-template-columns:1fr 22px}.property-row em{display:none}.strategy__grid{grid-template-columns:1fr}.strategy__grid article,.strategy__grid article:nth-child(3){min-height:0;padding:26px 0;border-left:0;border-bottom:1px solid var(--rule)}.strategy__grid article:last-child{border-bottom:0}.process__steps{grid-template-columns:1fr}.process__steps article,.process__steps article:nth-child(3){min-height:150px;padding-left:0;border-left:0;border-bottom:1px solid var(--rule)}.process__steps article:after{display:none}.process__steps h3{margin-top:28px}.benefits__image{min-height:330px}.benefits__content{padding:60px 20px}.footer{grid-template-columns:1fr 1fr;gap:32px 20px}.portal-header .brand small{display:none}.portal-welcome h1{font-size:45px}.portal-welcome p{font-size:14px}.summary-band strong{font-size:34px}.investment-row{grid-template-columns:minmax(0,1fr) 82px 18px;gap:7px}.investment-row--head{display:none}.investment-row>span:nth-child(2),.investment-row>span:nth-child(3),.investment-row>span:nth-child(4){display:none}.investment-property{gap:12px}.investment-property strong{font-size:13px}.investment-row .status{font-size:9px;white-space:nowrap}.property-thumb{width:68px;height:48px}.document-head{display:none}.document-row{grid-template-columns:1.35fr .85fr;padding:10px 0}.document-row>span,.document-row>time{display:none}.activity-row{grid-template-columns:36px 1fr 20px}.activity-row time{display:none}.security-band{padding:22px 18px;grid-template-columns:1fr}.security-band>span{margin-bottom:18px}.security-band address{grid-column:1}.modal{padding:42px 24px 28px}.modal h2{font-size:36px}.form__row{grid-template-columns:1fr}}@media(prefers-reduced-motion:reduce){*,*:before,*:after{scroll-behavior:auto!important;animation-duration:.01ms!important;transition-duration:.01ms!important}}