Southern California · 5–50 Unit Multifamily

We Don't Just List Your Property.
We Engineer the Outcome.

Corto Realty Group is a boutique multifamily brokerage that combines institutional-grade underwriting, hands-on renovation project management, and a proprietary contractor sourcing platform to maximize your exit price.

who we are

A Brokerage Built for Multifamily Owners

Corto Realty Group is a boutique brokerage and advisory firm exclusively focused on 5 to 50-unit apartment buildings across Southern California. We’re not generalists who dabble in multifamily — this is all we do.

With backgrounds spanning accounting, finance, private equity, and ownership-side asset management, our team treats every engagement like we own the asset — because we know firsthand what drives value from the inside out.

Selling a multifamily property isn’t always just listing it. Often the highest return comes from repositioning the asset first. A targeted 3–6 month effort — optimizing operations, proving renovation rents, and cleaning up the financials — reduces perceived risk for buyers, their lenders, and their partners.

Founding Experience

Dan Fleming previously contributed to $100M+ in transactions and supported asset management of a $200M multifamily portfolio at Granite Capital Group — including operating reviews, site visits, capital budgeting, and property management oversight.

Ownership-Side Perspective

Having worked on the equity side, we understand what buyers and lenders look for — and we structure our sell-side strategies accordingly. We think like owners, not transactional agents.

Focused Market

Our exclusive focus on the 5–50 unit Southern California market means we know the submarkets, the active buyers, and the exact levers that move value in this asset class.

Why Corto

The Corto Difference

Three capabilities that separate us from every other broker in our market — and directly translate to higher exit prices for our clients.

Renovation Project Management

We don't just recommend improvements — we manage them. From scoping renovations to coordinating licensed contractors to tracking timelines and budgets, we handle the heavy lifting that positions your property for the strongest possible sale.

Contractrs.ai — Proprietary Platform

We built Contractrs.ai to rapidly source, vet, and secure competitive bids from licensed, insured local contractors across all license types in California — including high-quality vendors with limited online presence that other platforms miss.

Pre-Sale Positioning Strategy

Before we ever list your property, we assess whether the highest-value path is an immediate sale or a 3–6 month repositioning. Optimizing operations, proving renovation rents, and cleaning up financials can meaningfully move your exit price.

Proprietary Technology

Powered by Contractrs.ai

We built Contractrs.ai to solve the most painful part of renovation project management — finding reliable, licensed, competitively priced contractors fast. Most platforms surface the same handful of well-marketed vendors. Ours digs deeper.

All License Types, All of California

Source licensed, insured contractors across every trade — general, electrical, plumbing, HVAC, roofing, and more.

Surface Hidden-Gem Vendors

Many of the best local contractors have limited online presence. We find the ones Yelp and Google miss — often at better rates.

Rapid Bid Procurement

Speed matters in pre-sale repositioning. The faster we mobilize quality contractors, the more time you have to prove renovation rents and strengthen your financials before listing.

Active Project Snapshot

Nightingale Apartments — Ventura, CA

Property Size

22 UNITS

Current Phase

Repositioning ACTIVE

Scope

Renovations + ADU

Target Sale

2026 EXIT

Our Work

Recent engagements

Acquisition + Repositioning

Westgate Apartments

Simi Valley, CA · 31 Units

63.5%

Rent Premium

$500K

Negotiated Reduction

$15K

Avg. Cost Per Unit

Sourced the opportunity, underwrote, and led due diligence — negotiating a $500K price reduction in the process
Renovations lifted average rents from $1,300 to $2,125/month — a 63.5% premium — at an average all-in cost of $15,000 per unit
Renovated kitchens, bathrooms, LVP flooring, recessed lighting — existing residents received first priority for upgraded units
Converted concrete area into resident BBQ and fire-pit lounge with drought-tolerant landscaping
Modernized laundry room with app-operated equipment and real-time cycle notifications

Active Repositioning · Pre-Sale

Nightingale Apartments

Ventura, CA · 22 Units

62.6%

Rent Premium

$18K

Cost Per Unit

~10x

Studio Conversion ROI

Renovations proving a 62.6% rent premium — lifting 1-bedroom rents from $1,321 to $2,148/month at an average cost of $18K per unit
Converted one studio to an executive 1-bedroom by adding a wall at a cost of ~$2,600 — adding approximately $27,000 in asset value at a 5.5% cap rate
ADU analysis identifies up to 13 potential units via carport conversions and detached additions — architect engaged, Ventura planning department consulted, trade contractor assessments completed
All contractor coordination managed through Contractrs.ai — targeting a strong September 2026 sale

What We Offer

Our Services

Strategic Brokerage & Dispositions

We don't list and hope — we list and execute. Every sale runs on a disciplined system: broad marketplace exposure combined with targeted outreach to 1031 exchangers, recent local buyers, and active investors identified through permit pulls. Outcomes are determined by systems, not aspirations.

Core Service

Pre-Sale Repositioning & Renovation PM

For properties that aren't yet at their highest-value position, we develop and execute a repositioning plan — managing all renovation work through Contractrs.ai from scoping through closeout.

Key Differentiator

Acquisitions & 1031 Exchange Advisory

We manage the full exchange cycle — from analyzing your downleg to sourcing and closing on upleg properties — coordinating closely with your QI, CPA, and legal counsel at every step.

Full Cycle

Asset Management & Advisory

The best move isn't always a sale. We provide asset management for owners who want to hold and optimize — overseeing property managers, capital planning, and day-to-day performance so you can focus on your portfolio, your family, or whatever comes next.

Ongoing

Founder & Principal

Dan fleming

Corto Realty Group, INc.

Selling a multifamily property is one of the most significant financial decisions you’ll make. Most brokers market it. Dan Fleming engineers it — then markets it better.

As founder of Corto Realty Group and former associate at Granite Capital Group — where he underwrote acquisitions, supported the management of a $200 million portfolio, and worked across multifamily, retail, and development — Dan understands what moves the needle on exit price from both sides of the table.

Before every listing, Dan assesses whether immediate sale or a short repositioning delivers the highest return. When repositioning makes sense, he manages the work through Contractrs.ai and documents every step — building the financial proof and the compelling story that sophisticated buyers and their lenders need to move with confidence. When it’s time to list, that story is told across major commercial marketplaces combined with targeted outreach to the most likely buyers: 1031 exchangers, recent area buyers, and active investors identified through permit data and transaction history.

The tools are unusual too. Meta Ray-Bans and drone footage document every due diligence walk — the same approach that surfaced a rerouted water supply line at Westgate, protecting the buyer and informing a $500K price reduction. Contractrs.ai mobilizes licensed contractors faster than any public platform. AI tools compress timelines without cutting corners.

Earlier career: real estate audit at PwC, enterprise software sales at Yardi, finance recruiting at Robert Half. B.A. Economics & Accounting, UC Santa Barbara. CA DRE #02010523.