:root {

	--bkg:#fafaf9;

	--rust_old:#a33800;
	--rust:#FF6F00;
	--char:#1c1b1b;

	--heroshade:34,107,116;

	--hover:#FF9900;
	--orange:#dc833d;

}

body,html {
	margin:0;
	height:100%;
	width:100%;
	scroll-padding-top:200px;
}
body {
	background-color:var(--bkg);
	padding:0;
	font:16px Montserrat,Arial,sans-serif;
}
* {
	box-sizing: border-box;
	transition: font-size .25s;
}
a, img {
	outline:none;
}

.mobile_bar_flex {
	display:none;
}

nav {
	background-color:rgba(27,87,141,0.3);
	position:fixed;
	z-index:5;
	top:0;
	left:0;
	width:100%;
	backdrop-filter: blur(10px);
	padding:15px 20px;
	
	/*border-bottom:1px solid white;*/
}

nav ul {
	max-width:1920px;
	margin:0 auto;

	list-style:none;
	display:flex;
	justify-content:flex-end;
	align-items:center;
	align-content:flex-start;
	flex-flow:row nowrap;
	width:100%;
}

nav ul li:first-child {
	flex:1 1 100%;
}

nav ul li {
	margin-right:2em;
	white-space: nowrap;
}

nav ul li.head_social {
	margin-right:0;
	flex:0 0 2em;
}

nav ul a {
	font-size:1.125em;
	text-decoration:none;
	text-transform: uppercase;
	color:white;
	font-weight:300;
	transition: color .25s;
}

nav ul a svg {
	/* socials */
	width:100%;
	height:auto;
	max-width:20px;
}

nav ul a svg path {
	transition: fill .25s;
}

nav ul a:hover {
	color:var(--hover);

}

nav ul a:hover svg path {
	fill:var(--hover) !important;
}

.nav_logo {
	width:100%;
	height:auto;
	max-width:220px;
	display:block;
}

header {
	width:100%;
	max-width:1920px;
	margin:0 auto;
	position:relative;
}

.hero_shade {
	position:absolute;
	top:0;
	left:0;
	width:100%;
	height:50%;
	background: linear-gradient(0deg,rgba(var(--heroshade),0) 0%, rgba(var(--heroshade), .5) 100%);
}

.hero_logo {
	position:absolute;
	top:8%;
	left:0;
	width:100%;
	height:auto;
	max-width:600px;
}


header video {
	width:100%;
	height:auto;
	max-width:1920px;
}

.hero_statement {
	position:absolute;
	bottom:0;
	xleft:50px;
	xright:50px;
	width:100%;
	max-width:1920px;

	padding:40px 20px;

	background-color:rgba(27,87,141,0.5);
	backdrop-filter: blur(10px);

	font-size:1.5em;
	letter-spacing:.025em;
	line-height:1.5em;

	color:white;
	text-align:center;

	xborder-radius:10px;

	xborder-top-left-radius:500px;
	xborder-bottom-left-radius:500px;
}

.hero_statement>div {
	max-width:1075px;
	margin:0 auto;
}


.content {
	max-width:1920px;
	margin:0 auto;
}

.genpad {
	padding-left:20px;
	padding-right:20px;
}

.superpad {
	padding-top:80px;
	padding-bottom:80px;
}

.content h1 {
	font-size:3em;
	font-weight: 300;
	margin:0;
}

.content h2 {
	font-size:1.5em;
	font-weight: 600;
	margin:0;
}

.content h3 {
	font-size:1.25em;
	font-weight: 600;
	margin:0;
	color:var(--orange);
}


.content p {
	font-size:1.125em;
	font-weight:400;
	line-height: 1.5em;
	letter-spacing:.04em;
}

.flexblock_left_content {
	display:flex;
	justify-content:space-between;
	align-items:stretch;
	align-content:flex-start;
	flex-flow:row nowrap;

	max-width:1100px;
	margin:0 auto;
	padding:0 20px;
}

.flexblock_left_content>div {

}

.flexblock_left_content>div:first-child {
	flex:0 0 55%;
	padding-right:50px;

	/* force the content to v center since we're using stretch for visual effect in the parent */
	display: flex;
	align-items: center;
	justify-content: center;
}

.flexblock_left_content>div:last-child {
	flex:1 1 40%;
	background-color:var(--bkg);

	/* force the content to v center since we're using stretch for visual effect in the parent */
	display: flex;
	align-items: center;
	justify-content: center;
	
}

.flexblock_right_content {
	display:flex;
	justify-content:space-between;
	align-items:stretch;
	align-content:flex-start;
	flex-flow:row nowrap;

	max-width:1100px;
	margin:0 auto;
	padding:0 20px;
}

.flexblock_right_content>div {
	xoutline:1px solid red;
}

.flexblock_right_content>div:first-child {
	flex:0 0 40%;
	/* force the content to v center since we're using stretch for visual effect in the parent */
	display: flex;
	align-items: center;
	justify-content: center;
	background-color:var(--bkg);
}

.flexblock_right_content>div:last-child{
	flex:0 0 60%;
	padding-left:50px;
	/* force the content to v center since we're using stretch for visual effect in the parent */
	display: flex;
	align-items: center;
	justify-content: center;
}

.mini_flex {
	display:flex;
	justify-content:space-between;
	align-items:center;
	align-content:flex-start;
	flex-flow:row nowrap;
}

.mini_flex>div:first-child {
	flex:0 0 150px;
}


.little_logo {
	display:block;
	width:100%;
	height:auto;
	max-width:100px;
	margin:0 auto;
}


.half_w_img {
	width:100%;
	height:auto;
	max-width:800px;
	display:block;
	border:20px solid var(--bkg);

	x-webkit-box-shadow: 0px 0px 0px 25px var(--bkg); 
	xbox-shadow: 0px 0px 0px 25px var(--bkg);
}

.boink {
	transition: transform .25s, opacity .15s, box-shadow 1.25s;
}
.preboink_small {
	transform:scale(.75);
	opacity:0;
	-webkit-box-shadow: 0px 0px 0px 50px var(--bkg); 
	box-shadow: 0px 0px 0px 50px var(--bkg);
}

.blue_block {
	background-color:rgba(27,87,141,1);
	color:white;
}


.watermark {
	background-image: url(img/oz_watermark.webp);
	background-repeat: no-repeat;
	background-position: center left;
}

.size_restrict {
	max-width:1100px;
	margin:0 auto;
}

.hero_width_limit {
	width:100%;
	max-width:1920px;
	margin:0 auto;
}

.hero_sub {
	width:100%;
	max-width:1920px;
	margin:0 auto;
	background-size:cover;
	background-position:center center;
	padding-bottom:46%;
}


.hero_sub img{
	width:100%;
	max-width:1920px;
	margin:0 auto;
}









footer {
	padding:120px 40px;
}

footer section {
	display:flex;
	justify-content:space-between;
	align-items:center;
	align-content:flex-start;
	flex-flow:row nowrap;
}

.foot_logo {
	width:100%;
	height:auto;
	max-width:300px;
}

footer address {
	margin:0;
	padding:0;
}

footer address p {
	margin:0 0 .25em 0;
	padding:0;
	font-style:normal;
	font-size:1.125em;
	font-weight:500;
}


.overlaps {
	margin-top:40px;
	font-size:1.25em;
}

.overlaps>div {
	
	position:relative;

}


.overlaps>div:nth-child(1){
	xbackground-color:#CCC;
}

.overlaps>div:nth-child(2){
	xbackground-color:#DDD;

}

.overlaps>div:nth-child(3){
	xbackground-color:#EEE;
}

.vertical_color_bar {
	color:white;
	background-color:blue;
}

.address_bar {
	margin-top:40px;
}

.address_bar  address {
	margin:20px 0 0 0;
	padding:0;
}

.address_bar  address p {
	margin:0 0 0 0;
	padding:0;
	font-style:normal;
	font-size:1.125em;
	font-weight:500;
}

.contact_form {
	max-width:500px;
	margin:60px auto;
}

.contact_form input[type='text'],
.contact_form textarea {
	font:1.5em Montserrat;
	padding:5px;
	width:100%;
	margin-bottom:10px;
}

.contact_form textarea {
	height:6em;
}

.contact_form input[type='button'] {
	width:100%;
	padding:5px;
	text-align:center;
	font:1.5em Montserrat;
	cursor:pointer;
	background-color:#85b1d9;
	border:none;
	outline:none;
	color:white;
	transition: background-color .25s;
}

.contact_form input[type='button']:hover {
	background-color:#bedffd;
}

.grey_block {
	background-color:#d9e0e7;
}

.inquiries {
	margin:0;
	padding:40px 20px;
	text-align:center;
}

.inquiries h2 {
	font-size:2em;
	font-weight:400;
	margin:0;
}

.inquiries p {
	font-size:2em;
	font-weight:700;
	margin:0;
}

.inquiries a {
	color:black; text-decoration: none; border-bottom:1px solid #999;
}

.inquiries a:hover {
	color:var(--orange);
}

.selected_investments {
	max-width:1920px;
	margin:0 auto;
	padding:80px 20px 120px 20px;
	background-color:#f2f2f2;
}

.investment_flex {
	display:flex;
	justify-content:space-between;
	align-items:stretch;
	align-content:flex-start;
	flex-flow:row nowrap;
	margin-top:40px;
}


.selected_investments h2 {
	margin:0;
	text-align:center;
	font-weight:400;
	font-size:2em;
}


.investment_flex>div {
	flex:1 1 25%;
	border:10px solid #f2f2f2;
	min-height:350px;
	display: flex;
	flex-direction: column;
	justify-content: space-between;
	background-size:cover;
	background-position: center center;
	
}

.investment_flex>div {
	flex:1 1 100%;
}

.investment_flex h3 {
	font-size:1.35rem;

	background: linear-gradient(0deg,rgba(0,0,0,0) 0%, rgba(0,0,0,.7) 100%);
	padding:20px;
	color:white;
}



.investment_flex>div h3,p {
	width:100%;
}

.investment_flex>div p {
	margin:0;
	color:white;
	padding:20px;
	background: linear-gradient(180deg,rgba(0, 0, 0, 0) 0%, rgba(0, 0, 0, .75) 100%);
}

.investment_flex>div:nth-child(1) {
	background-image:url(img/block_fairburn_v2.webp);
}
.investment_flex>div:nth-child(2) {
	background-image:url(img/block_union.webp);
}
.investment_flex>div:nth-child(3) {
	background-image:url(img/block_ep_v2.webp);
}
.investment_flex>div:nth-child(4) {
	background-image:url(img/block_multifam.webp);
}

.overlay {
	position:fixed;
	top:0;
	left:0;
	width:100%;
	height:100%;
	background-color:rgba(0,0,0,.75);
	z-index:99;
	display:none;
}

.modal {
	position:absolute;
	top:50%;
	left:50%;
	-ms-transform: translate(-50%, -50%);
	transform: translate(-50%, -50%); 
	background-color:white;

	width:80%;
	max-width:500px;
	display:none;
}

.modal_header {
	background-color: rgba(27,87,141,1);
	padding:10px 20px;
	color:white;
	margin:0;
	font-size:1.5em;
	font-weight:500;
}

.modal_content {
	padding:10px 20px;
	font-size:1.125em;
}

.modal_controls {
	padding:10px 20px;
	text-align:center;
}

.modal_controls input {
	width:100%;
	padding:5px;
	text-align:center;
	font:1.5em Montserrat;
	cursor:pointer;
	background-color:#85b1d9;
	border:none;
	outline:none;
	color:white;
	transition: background-color .25s;
}

.modal_controls input:hover {
	background-color:#bedffd;
}

.wait {
	position:absolute;
	top:50%;
	left:50%;
	-ms-transform: translate(-50%, -50%);
	transform: translate(-50%, -50%); 
	display:none;
}

.loader {
	transform: rotateZ(45deg);
	perspective: 1000px;
	border-radius: 50%;
	width: 120px;
	height: 120px;
	color: #fff;
}
.loader:before,
.loader:after {
	content: '';
	display: block;
	position: absolute;
	top: 0;
	left: 0;
	width: inherit;
	height: inherit;
	border-radius: 50%;
	transform: rotateX(70deg);
	animation: 1s spin linear infinite;
}
.loader:after {
	color: #FF3D00;
	transform: rotateY(70deg);
	animation-delay: .4s;
}

@keyframes rotate {
	0% {
		transform: translate(-50%, -50%) rotateZ(0deg);
	}
	100% {
		transform: translate(-50%, -50%) rotateZ(360deg);
	}
}

@keyframes rotateccw {
	0% {
		transform: translate(-50%, -50%) rotate(0deg);
	}
	100% {
		transform: translate(-50%, -50%) rotate(-360deg);
	}
}

@keyframes spin {
	0%,
	100% {
		box-shadow: .2em 0px 0 0px currentcolor;
	}
	12% {
		box-shadow: .2em .2em 0 0 currentcolor;
	}
	25% {
		box-shadow: 0 .2em 0 0px currentcolor;
	}
	37% {
		box-shadow: -.2em .2em 0 0 currentcolor;
	}
	50% {
		box-shadow: -.2em 0 0 0 currentcolor;
	}
	62% {
		box-shadow: -.2em -.2em 0 0 currentcolor;
	}
	75% {
		box-shadow: 0px -.2em 0 0 currentcolor;
	}
	87% {
		box-shadow: .2em -.2em 0 0 currentcolor;
	}
}


.captcha img {
	width:100%;
	height:auto;
	max-width:200px;
	display:block;
	margin:0 auto 20px auto;
	border:2px solid rgba(255,255,255,.5);
}