:root {
  --ink: #070b14;
  --ink-2: #0d131d;
  --ink-3: #11161f;
  --gold: #c38c37;
  --gold-light: #d6b17d;
  --cream: #faf8f5;
  --stone: #dfddd8;
  --muted: #a8adb6;
  --line: rgba(255, 255, 255, 0.14);
  --line-dark: rgba(17, 22, 31, 0.12);
  --font-heading: "DM Serif Display", Georgia, "Times New Roman", serif;
  --font-body: "DM Sans", ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --max: 1180px;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--ink);
  color: var(--cream);
  font-family: var(--font-body);
  letter-spacing: 0;
  overflow-x: hidden;
}

button,
input {
  font: inherit;
}

a {
  color: inherit;
  text-decoration: none;
}

img {
  display: block;
  max-width: 100%;
}

.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 20;
  display: grid;
  grid-template-columns: 1fr auto 1fr;
  align-items: center;
  gap: 28px;
  padding: 16px clamp(18px, 4vw, 52px);
  background: rgba(7, 11, 20, 0.9);
  border-bottom: 1px solid rgba(255, 255, 255, 0.08);
  backdrop-filter: blur(18px);
}

.brand {
  width: min(220px, 48vw);
}

.nav-links {
  display: flex;
  gap: 28px;
  color: rgba(255, 255, 255, 0.72);
  font-size: 0.93rem;
  font-weight: 500;
}

.nav-links a,
.header-cta {
  transition:
    color 180ms ease,
    border-color 180ms ease,
    background 180ms ease;
}

.nav-links a:hover {
  color: white;
}

.header-cta {
  justify-self: end;
  border: 1px solid rgba(214, 177, 125, 0.42);
  color: var(--gold-light);
  padding: 11px 16px;
  border-radius: 4px;
  font-size: 0.9rem;
  font-weight: 600;
}

.header-cta:hover {
  background: rgba(214, 177, 125, 0.12);
  border-color: var(--gold-light);
}

.hero {
  position: relative;
  min-height: auto;
  overflow: hidden;
  padding: 124px clamp(18px, 5vw, 56px) 58px;
}

.hero-media {
  position: absolute;
  inset: 0;
  background-image: url("https://res.cloudinary.com/dwjnp0dwc/image/upload/v1777070348/remi360/investplus_reit/ftp-assets/portfolio-properties.webp");
  background-position: center;
  background-size: cover;
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(7, 11, 20, 0.96) 0%, rgba(7, 11, 20, 0.79) 48%, rgba(7, 11, 20, 0.28) 100%),
    linear-gradient(180deg, rgba(7, 11, 20, 0.1) 0%, rgba(7, 11, 20, 0.82) 100%);
}

.hero-inner {
  position: relative;
  z-index: 1;
  display: grid;
  grid-template-columns: minmax(0, 1fr) minmax(360px, 428px);
  align-items: center;
  gap: clamp(38px, 6vw, 78px);
  max-width: var(--max);
  margin: 0 auto;
}

.hero-copy {
  min-width: 0;
  max-width: 720px;
  padding-top: 8px;
}

.eyebrow,
.form-kicker {
  margin: 0 0 18px;
  color: var(--gold-light);
  font-size: 0.84rem;
  font-weight: 600;
  text-transform: uppercase;
  letter-spacing: 0;
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2 {
  letter-spacing: 0;
}

h1 {
  margin-bottom: 22px;
  max-width: 700px;
  color: #fff;
  font-family: var(--font-heading);
  font-size: clamp(3.2rem, 4.4vw, 4.15rem);
  line-height: 1.08;
  font-weight: 400;
  overflow-wrap: normal;
}

h1 span {
  display: block;
}

.hero-lede {
  max-width: 630px;
  margin-bottom: 30px;
  color: rgba(255, 255, 255, 0.82);
  font-size: 1.16rem;
  line-height: 1.58;
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-bottom: 34px;
}

.button {
  display: inline-flex;
  min-height: 54px;
  align-items: center;
  justify-content: center;
  border: 1px solid transparent;
  border-radius: 4px;
  padding: 15px 22px;
  font-size: 0.96rem;
  font-weight: 600;
  cursor: pointer;
  transition:
    transform 180ms ease,
    background 180ms ease,
    border-color 180ms ease,
    color 180ms ease;
}

.button:hover {
  transform: translateY(-1px);
}

.button-primary {
  background: var(--gold);
  color: var(--ink);
  box-shadow: 0 16px 34px rgba(195, 140, 55, 0.2);
}

.button-primary:hover {
  background: var(--gold-light);
}

.button-secondary {
  border-color: rgba(255, 255, 255, 0.32);
  color: white;
  background: rgba(7, 11, 20, 0.4);
}

.button-secondary:hover {
  border-color: rgba(214, 177, 125, 0.72);
  color: var(--gold-light);
}

.hero-proof {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  max-width: 680px;
  margin: 0;
  border-top: 1px solid rgba(214, 177, 125, 0.3);
  border-bottom: 1px solid rgba(214, 177, 125, 0.24);
}

.hero-proof div {
  padding: 17px 24px 17px 0;
  border-right: 1px solid var(--line);
}

.hero-proof div + div {
  padding-left: 24px;
}

.hero-proof div:last-child {
  border-right: 0;
}

.hero-proof dt {
  margin-bottom: 7px;
  color: rgba(255, 255, 255, 0.58);
  font-size: 0.82rem;
}

.hero-proof dd {
  margin: 0;
  color: var(--gold-light);
  font-size: 1.22rem;
  font-weight: 600;
}

.lead-panel {
  min-width: 0;
  width: 100%;
  padding: 32px;
  background: rgba(7, 11, 20, 0.9);
  border: 1px solid rgba(214, 177, 125, 0.2);
  border-top: 5px solid var(--gold);
  border-radius: 8px;
  box-shadow: 0 34px 80px rgba(0, 0, 0, 0.34);
  backdrop-filter: blur(10px);
}

.lead-panel h2 {
  margin-bottom: 14px;
  color: white;
  font-family: var(--font-heading);
  font-size: 2.28rem;
  line-height: 1.16;
  font-weight: 400;
}

.lead-panel p {
  color: rgba(255, 255, 255, 0.74);
  line-height: 1.55;
}

.lead-form {
  display: grid;
  gap: 15px;
  margin-top: 26px;
}

.field-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 12px;
}

label {
  display: grid;
  gap: 8px;
}

label span {
  color: rgba(255, 255, 255, 0.64);
  font-size: 0.88rem;
  font-weight: 600;
}

input {
  width: 100%;
  min-height: 50px;
  border: 1px solid rgba(255, 255, 255, 0.2);
  border-radius: 4px;
  background: rgba(255, 255, 255, 0.09);
  color: white;
  padding: 12px 13px;
  outline: none;
}

input:focus {
  border-color: rgba(214, 177, 125, 0.78);
  background: rgba(255, 255, 255, 0.1);
}

input.invalid {
  border-color: #f4b7b3;
}

.form-submit {
  width: 100%;
  margin-top: 5px;
}

.form-note {
  min-height: 44px;
  margin: 0;
  color: rgba(255, 255, 255, 0.56);
  font-size: 0.92rem;
}

.stat-band {
  display: grid;
  grid-template-columns: repeat(5, minmax(0, 1fr));
  max-width: var(--max);
  position: relative;
  z-index: 3;
  margin: -28px auto 0;
  padding: 0 clamp(18px, 5vw, 56px);
  transform: translateY(-1px);
}

.stat {
  min-height: 146px;
  padding: 25px 26px;
  background: var(--cream);
  border-right: 1px solid var(--line-dark);
  color: var(--ink-3);
}

.stat:first-child {
  border-left: 1px solid var(--line-dark);
}

.stat strong {
  display: block;
  margin-bottom: 13px;
  color: #9f6200;
  font-family: var(--font-heading);
  font-size: 2.18rem;
  line-height: 1;
  font-weight: 400;
}

.stat span {
  display: block;
  color: #4f5661;
  font-size: 0.93rem;
  line-height: 1.45;
}

.section {
  max-width: var(--max);
  margin: 0 auto;
  padding: 92px clamp(18px, 5vw, 56px);
}

.split {
  display: grid;
  grid-template-columns: minmax(0, 0.88fr) minmax(360px, 1fr);
  gap: clamp(40px, 7vw, 96px);
  align-items: start;
}

.section-copy {
  max-width: 560px;
}

.section-copy h2,
.section-heading h2,
.final-cta h2 {
  margin-bottom: 22px;
  color: white;
  font-family: var(--font-heading);
  font-size: clamp(2.25rem, 3vw, 2.75rem);
  line-height: 1.25;
  font-weight: 400;
}

.section-copy p,
.section-heading p,
.evidence-copy p,
.final-cta p {
  color: rgba(255, 255, 255, 0.7);
  font-size: 1.06rem;
  line-height: 1.72;
}

.ruled-list {
  border-top: 1px solid var(--line);
}

.ruled-list div {
  display: grid;
  grid-template-columns: 58px 1fr;
  gap: 20px;
  padding: 27px 0;
  border-bottom: 1px solid var(--line);
}

.ruled-list span {
  color: var(--gold-light);
  font-weight: 600;
}

.ruled-list p {
  margin: 0;
  color: white;
  font-size: 1.22rem;
  line-height: 1.45;
}

.evidence {
  border-top: 1px solid rgba(255, 255, 255, 0.09);
}

.section-heading {
  max-width: 780px;
  margin-bottom: 54px;
}

.evidence-grid {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(420px, 1fr);
  gap: clamp(42px, 7vw, 90px);
  align-items: start;
}

.hero-inner > *,
.split > *,
.evidence-grid > *,
.contents > * {
  min-width: 0;
}

.evidence-copy {
  max-width: 520px;
}

.comparison {
  border-top: 1px solid var(--line);
}

.comparison div {
  display: grid;
  grid-template-columns: 180px 1fr;
  gap: 28px;
  padding: 24px 0;
  border-bottom: 1px solid var(--line);
}

.comparison span {
  color: rgba(255, 255, 255, 0.52);
}

.comparison strong {
  color: white;
  font-size: 1.08rem;
  line-height: 1.4;
}

.image-break {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 clamp(18px, 5vw, 56px);
}

.image-break img {
  width: 100%;
  height: min(58vw, 520px);
  object-fit: cover;
  border-radius: 8px;
}

.contents {
  display: grid;
  grid-template-columns: minmax(0, 0.8fr) minmax(430px, 1fr);
  gap: clamp(44px, 7vw, 90px);
}

.content-list {
  margin: 0;
  padding: 0;
  list-style: none;
  counter-reset: content;
  border-top: 1px solid var(--line);
}

.content-list li {
  position: relative;
  padding: 28px 0 28px 74px;
  border-bottom: 1px solid var(--line);
  counter-increment: content;
}

.content-list li::before {
  content: counter(content, decimal-leading-zero);
  position: absolute;
  left: 0;
  top: 28px;
  color: var(--gold-light);
  font-weight: 600;
}

.content-list strong,
.content-list span {
  display: block;
}

.content-list strong {
  margin-bottom: 9px;
  color: white;
  font-size: 1.18rem;
}

.content-list span {
  color: rgba(255, 255, 255, 0.66);
  line-height: 1.58;
}

.team {
  padding-top: 0;
}

.team-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 34px;
}

.person {
  display: grid;
  grid-template-columns: 150px 1fr;
  gap: 24px;
  align-items: end;
  padding-bottom: 28px;
  border-bottom: 1px solid var(--line);
}

.person img {
  aspect-ratio: 4 / 5;
  width: 150px;
  object-fit: cover;
  object-position: center top;
  border-radius: 6px;
  filter: saturate(0.9);
}

.person p {
  margin-bottom: 8px;
  color: var(--gold-light);
  font-size: 0.9rem;
  font-weight: 600;
}

.person h3 {
  margin-bottom: 10px;
  color: white;
  font-family: var(--font-heading);
  font-size: 2rem;
  font-weight: 400;
}

.person span {
  color: rgba(255, 255, 255, 0.66);
  line-height: 1.58;
}

.final-cta {
  display: grid;
  grid-template-columns: 1fr auto;
  align-items: center;
  gap: 30px;
  max-width: var(--max);
  margin: 0 auto 80px;
  padding: 56px clamp(18px, 5vw, 56px);
  background: var(--ink-2);
  border-top: 1px solid rgba(214, 177, 125, 0.35);
  border-bottom: 1px solid rgba(214, 177, 125, 0.2);
}

.final-cta div {
  max-width: 720px;
}

.site-footer {
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 clamp(18px, 5vw, 56px) 46px;
  color: rgba(255, 255, 255, 0.5);
  font-size: 0.82rem;
  line-height: 1.6;
}

.site-footer p:first-child {
  color: rgba(255, 255, 255, 0.72);
  font-weight: 600;
}

@media (max-width: 1040px) {
  .site-header {
    grid-template-columns: 1fr auto;
  }

  .nav-links {
    display: none;
  }

  .hero-inner,
  .split,
  .evidence-grid,
  .contents {
    grid-template-columns: 1fr;
  }

  .hero-copy {
    padding-top: 24px;
  }

  .lead-panel {
    max-width: 620px;
  }

  .stat-band {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .stat {
    border-bottom: 1px solid var(--line-dark);
  }

  .team-grid {
    grid-template-columns: 1fr;
  }

  .final-cta {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 680px) {
  .site-header {
    gap: 14px;
    padding: 14px 16px;
  }

  .brand {
    width: 170px;
  }

  .header-cta {
    display: none;
  }

  .hero {
    min-height: auto;
    padding: 104px 16px 38px;
  }

  .hero-inner {
    width: 100%;
    max-width: calc(100vw - 32px);
    margin: 0;
    overflow: hidden;
  }

  .hero-copy,
  .lead-panel {
    max-width: calc(100vw - 32px);
  }

  .hero-overlay {
    background:
      linear-gradient(90deg, rgba(7, 11, 20, 0.96) 0%, rgba(7, 11, 20, 0.86) 100%),
      linear-gradient(180deg, rgba(7, 11, 20, 0.22) 0%, rgba(7, 11, 20, 0.95) 100%);
  }

  h1 {
    font-size: 2.56rem;
    line-height: 1.05;
  }

  .hero-lede,
  .lead-panel p,
  .section-copy p,
  .section-heading p,
  .evidence-copy p,
  .final-cta p {
    overflow-wrap: break-word;
  }

  .hero-lede {
    font-size: 1.04rem;
  }

  .hero-actions,
  .button {
    width: 100%;
  }

  .hero-proof {
    grid-template-columns: 1fr;
  }

  .hero-proof div,
  .hero-proof div + div {
    padding: 16px 0;
    border-right: 0;
    border-bottom: 1px solid var(--line);
  }

  .hero-proof div:last-child {
    border-bottom: 0;
  }

  .lead-panel {
    padding: 26px 18px;
  }

  .lead-panel h2 {
    font-size: 1.95rem;
    line-height: 1.08;
  }

  .field-row,
  .stat-band,
  .comparison div,
  .person {
    grid-template-columns: 1fr;
  }

  .stat:first-child,
  .stat {
    border-left: 0;
    border-right: 0;
  }

  .section {
    padding: 78px 16px;
  }

  .section-copy h2,
  .section-heading h2,
  .final-cta h2 {
    font-size: 2.45rem;
  }

  .ruled-list div {
    grid-template-columns: 42px 1fr;
    gap: 14px;
  }

  .ruled-list p {
    font-size: 1.08rem;
  }

  .image-break {
    padding: 0 16px;
  }

  .image-break img {
    height: 320px;
  }

  .content-list li {
    padding-left: 52px;
  }

  .person img {
    width: 100%;
    max-width: 280px;
  }

  .final-cta {
    margin-bottom: 56px;
    padding: 44px 16px;
  }
}