Private investment opportunity for verified accredited investors · Investment involves risk, including possible loss of principal
Invest before the data center is built.
Slipstream’s Land Fund seeks to create value at the earliest stage of data center development by identifying strategic land, advancing access to power, securing development approvals, and selling prepared sites to data center developers.
Target Fund Size
Target Sites Across Multiple Markets
Management Fee on Invested Capital
AI growth is creating demand for something every data center needs: power-ready land.
A data center cannot be built on land simply because the location looks attractive. The site must also have enough electricity and the approvals required for data center use.
What Slipstream invests in
Land and site-control opportunities near utility infrastructure in markets where data center demand may support future development.
What increases the value
Progress toward utility capacity, zoning, permits, environmental review, and other approvals that make a site more useful to a future developer.
How the fund seeks to exit
From ordinary land to a development-ready data center site.
The strategy is easy to understand: buy or control land at an early stage, solve the issues that prevent data center development, then seek a sale to a buyer that wants a faster path to construction.
Secure the opportunity early
Control suitable land before its data center potential is fully reflected in the price.
Advance what developers need
Work through utility capacity, interconnection, zoning, and entitlement requirements.
Monetize before construction
Seek to sell the improved site to a developer or infrastructure buyer ready to build.
A disciplined four-stage process.
Identify
Screen land in selected U.S. markets for location, utility infrastructure, zoning path, acreage, and buyer demand.
Control
Use purchase options or similar structures where possible so the fund can study a site before committing full capital.
Advance
Pursue utility studies, power capacity, permits, zoning, environmental work, and development approvals.
Exit
What the fund looks for before moving forward.
The fund is not designed to buy random acreage and wait. Each opportunity must support a clear data center development thesis.
Utility Proximity
Near substations, transmission infrastructure, or identifiable power capacity.
Market Demand
Located in a market where data center users or developers are seeking capacity.
Clear Approval Path
Zoning and entitlement conditions that can reasonably support data center use.
Scalable Power Potential
Targeting sites with approximately 30 to 1,000 MW of potential
capacity.
Controlled Capital Exposure
Option structures and milestone-based spending where
available.
Multiple Buyer Paths
Potential interest from developers, infrastructure funds, and portfolio buyers.
Target Market Approach
The fund expects to diversify across multiple states and utility territories rather than depend on one property or one market.
- Texas
- Virginia
- Georgia
- Ohio
- Arizona
- North Carolina
- Additional Markets
The fund advances capital in stages rather than treating every site as a guaranteed success.
Not every property will complete the full process. The strategy is structured to identify weak sites early, limit unnecessary spending, and concentrate capital on opportunities that continue to meet investment criteria.
Option-First Site Control
Where possible, the fund controls a site before completing the purchase, helping limit exposure while utility viability is evaluated.
Milestone-Based Spending
Capital is deployed as a site reaches defined utility, zoning, and entitlement milestones.
Portfolio Diversification
The target portfolio includes 13 to 18 sites across multiple states and utility territories.
Independent Valuation
Related-party purchase opportunities are subject to an independent appraisal process and stated pricing safeguards.
Open-Market Fallback
If a preferred purchaser does not meet the required process, the strategy provides for broader third-party marketing.
Monthly Investor Reporting
Investors are intended to receive regular updates on utility progress, entitlements, deployment, and material developments.
Important: These structures are designed to manage risk, not eliminate it. Delays, failed sites, lower sale values, illiquidity, and loss of capital remain possible.
Three modeled outcomes show how portfolio performance could vary.
Returns depend on how many sites successfully reach a sale and the value achieved when those sites are sold. These examples are not promises or forecasts.
Illustrative Net IRR
Illustrative Net Multiple
- Approximately 70% site success
- Successful sites modeled at roughly 2–3× invested site capital
Illustrative Net IRR
Illustrative Net Multiple
- Approximately 75% site success
- Successful sites modeled at roughly 3× invested site capital
Illustrative Net IRR
Illustrative Net Multiple
- Approximately 85% site success
- Successful sites modeled at roughly 5× invested site capital
Illustrative portfolio modeling only. Actual timing, costs, site success, sale values, fees, and investor returns may differ materially. Returns may be lower, the investment may last longer, and investors could lose some or all invested capital.
Why this strategy may be relevant to an alternative investment portfolio.
Exposure to AI Infrastructure Growth
Participate in the physical land and power requirements behind data center expansion rather than investing directly in public technology stocks.
Value Creation Before Construction
The Land Fund seeks to exit before vertical data center construction and operating risk begin.
Portfolio-Level Diversification
A target portfolio of 13 to 18 sites reduces dependence on a single property outcome.
Defined Economic Structure
Preferred return classes, a whole-fund waterfall, 1% management on invested capital, and no stated acquisition or disposition fee.
Hands-Off Participation
Slipstream manages sourcing, site control, utilities, entitlement work, buyer relationships, reporting, and disposition.
Retirement Account Access
Eligible investors may be able to participate through certain self-directed retirement accounts, subject to custodian and investment requirements.
Built around real estate, underwriting, and data center development experience.
Keith Borie
Jaden George
Review the opportunity before deciding whether a conversation makes sense.
Receive the Investor Overview with the strategy, investment terms, modeled outcomes, risks, team background, and qualification process.
For verified accredited investors. No obligation to invest.
Clear answers before you request more information.
You are considering an interest in a private fund that intends to build a portfolio of land and site-control opportunities positioned for future data center development. Investor capital supports site control, utility work, entitlement, zoning, and other costs needed to prepare those opportunities for sale.
No. The stated Land Fund strategy is to monetize sites before vertical construction. The objective is to sell powered and entitled sites or the entities holding them to buyers that intend to develop the data centers.
The fund seeks to acquire or control land at an earlier stage, increase its usefulness to data center developers through power and development approvals, and sell the prepared opportunity at a higher value.
A site may be discontinued. Option structures and staged spending are intended to reduce the amount of capital committed before the site demonstrates continued viability. However, the fund can still lose money on unsuccessful sites.
The opportunity is intended for verified accredited investors under Rule 506(c). The minimum commitment shown for Class A is $100,000, while Class B begins at $500,000. Acceptance remains subject to eligibility, verification, available capacity, and manager approval.
The target fund term is three years with a potential one-year extension. Actual timing may be shorter or longer depending on utility processes, approvals, market conditions, and site sales.
The Slipstream team will review your information, provide an Investor Overview, answer initial questions, and determine whether a call and access to detailed investment materials are appropriate.
Private investments involve substantial risk, including illiquidity, delays, failed projects, leverage, utility and entitlement risk, changes in market demand, lower-than-expected disposition values, and the possible loss of all invested capital. Illustrative returns and preferred returns are not guaranteed. Past performance does not guarantee future results. Consult your own legal, tax, accounting, and investment advisors.
Slipstream AI Infrastructure, LLC · 26015 Echo Mtn, San Antonio, TX 78260 · © 2026