:root {
      --dark: #111111;
      --dark-deep: #0A0A0A;
      --dark-alt: #1A1A1A;
      --dark-border: #2A2A2A;
      --dark-border-subtle: #333333;
      --orange: #E8891C;
      --blue: #2B6CE6;
      --light: #F5F3EF;
      --white: #FFFFFF;
      --text-muted: #A0A0A0;
      --text-light: #4A4A4A;
      --heading-dark: #E8E8E8;
      --heading-light: #111111;
      --icon-bg: #222222;
      --icon-bg-light: #EDEDED;
    }

    *, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }
    html { scroll-behavior: smooth; }
    body { font-family: 'Inter', sans-serif; color: var(--text-muted); line-height: 1.6; overflow-x: hidden; }
    h1, h2, h3 { font-family: 'Playfair Display', serif; font-weight: 500; }
    a { color: inherit; text-decoration: none; transition: color 0.2s ease; }
    a:hover { color: var(--orange); }

    .section-label {
      font-family: 'Inter', sans-serif;
      font-size: 13px;
      font-weight: 600;
      letter-spacing: 3px;
      text-transform: uppercase;
      color: var(--orange);
      margin-bottom: 12px;
    }

    /* ----- NAVBAR ----- */
    .navbar {
      position: fixed;
      top: 0;
      left: 0;
      right: 0;
      height: 120px;
      padding: 10px 32px;
      background: var(--dark);
      display: flex;
      align-items: center;
      justify-content: space-between;
      z-index: 1000;
      transition: box-shadow 0.2s ease;
    }
    .navbar.scrolled { box-shadow: 0 4px 24px rgba(0,0,0,0.4); }
    .navbar-brand img { height: 300px; width: auto; display: block; }
    .nav-links { display: flex; align-items: center; gap: 35px; }
    .nav-links a { font-size: 14px; color: var(--text-muted); }
    .nav-links a:hover { color: var(--orange); }
    .nav-toggle { display: none; width: 24px; height: 18px; flex-direction: column; justify-content: space-between; cursor: pointer; background: none; border: none; }
    .nav-toggle span { display: block; height: 2px; background: var(--text-muted); }
    .nav-toggle:hover span { background: var(--orange); }
    @media (max-width: 768px) {
      .nav-links {
        position: fixed; top: 120px; left: 0; right: 0; background: var(--dark);
        flex-direction: column; padding: 24px; gap: 20px;
        transform: translateY(-100%); opacity: 0; pointer-events: none; transition: transform 0.3s, opacity 0.3s;
        box-shadow: 0 8px 24px rgba(0,0,0,0.4);
      }
      .nav-links.open { transform: translateY(0); opacity: 1; pointer-events: auto; }
      .nav-toggle { display: flex; }
      .navbar-brand img { height: 60px; }
    }

    /* ----- HERO ----- */
    .hero {
      position: relative;
      min-height: 100vh;
      background: var(--dark);
      display: flex;
      flex-direction: column;
      align-items: center;
      justify-content: flex-start;
      padding: 140px 24px 32px;
      text-align: center;
    }
    .hero-logo { width: 800px; max-width: 92vw; height: auto; }
    .hero-desc { font-size: 17px; color: var(--text-muted); max-width: 600px; margin-top: 6px; line-height: 1.7; }
    .scroll-indicator {
      position: absolute;
      bottom: 32px;
      left: 50%;
      transform: translateX(-50%);
      color: #555555;
      animation: bounce 2s ease-in-out infinite;
    }
    .scroll-indicator svg { width: 28px; height: 28px; }
    @keyframes bounce { 0%, 100% { transform: translateX(-50%) translateY(0); } 50% { transform: translateX(-50%) translateY(8px); } }

    /* ----- SECTIONS ----- */
    .section { padding: 90px 48px; }
    .section-dark { background: var(--dark); }
    .section-dark-deep { background: var(--dark-deep); }
    .section-light { background: var(--light); }
    .section-header { font-family: 'Playfair Display', serif; font-size: 36px; font-weight: 500; margin-bottom: 12px; }
    .section-header.lg { font-size: 40px; }
    .section-sub { font-size: 16px; margin-bottom: 40px; line-height: 1.6; }
    .section-dark .section-header, .section-dark-deep .section-header { color: var(--heading-dark); }
    .section-dark .section-sub, .section-dark-deep .section-sub { color: var(--text-muted); }
    .section-light .section-header { color: var(--heading-light); }
    .section-light .section-sub { color: var(--text-light); }
    @media (max-width: 768px) { .section { padding: 60px 24px; } .section-header { font-size: 28px; } .section-header.lg { font-size: 32px; } }

    /* ----- ABOUT ----- */
    .about-inner {
      max-width: 1200px;
      margin: 0 auto;
      display: grid;
      grid-template-columns: 55% 45%;
      gap: 60px;
      align-items: start;
      text-align: left;
    }
    .about-bio { font-size: 16px; line-height: 1.8; color: var(--text-light); }
    .about-bio p { margin-bottom: 20px; }
    .about-bio a { color: var(--orange); text-decoration: underline; text-underline-offset: 2px; }
    .about-bio a:hover { color: #d67a18; }
    .about-right { display: flex; flex-direction: column; align-items: center; }
    .about-photo {
      width: 280px;
      height: 280px;
      border-radius: 50%;
      object-fit: cover;
      object-position: center top;
      border: 3px solid var(--orange);
      margin-bottom: 28px;
    }
    .about-stats {
      display: grid;
      grid-template-columns: 1fr 1fr;
      gap: 16px;
      width: 100%;
      max-width: 400px;
    }
    .about-stat {
      background: var(--white);
      padding: 20px;
      border-radius: 8px;
      box-shadow: 0 2px 12px rgba(0,0,0,0.06);
      text-align: center;
    }
    .about-stat .num { font-family: 'Playfair Display', serif; font-size: 36px; font-weight: 500; color: var(--orange); margin-bottom: 4px; }
    .about-stat .lbl { font-size: 13px; color: #777; }
    @media (max-width: 1024px) {
      .about-inner { grid-template-columns: 1fr; }
      .about-right { order: -1; }
    }

    /* ----- CARDS DARK ----- */
    .cards-grid { display: grid; gap: 24px; max-width: 1200px; margin: 0 auto; }
    .cards-grid.col-2 { grid-template-columns: repeat(2, 1fr); }
    .cards-grid.col-3 { grid-template-columns: repeat(3, 1fr); }
    .card-dark {
      background: var(--dark-alt);
      border: 1px solid var(--dark-border);
      border-left: 3px solid var(--orange);
      padding: 30px;
      border-radius: 8px;
      transition: transform 0.2s ease, box-shadow 0.2s ease;
      display: flex;
      gap: 20px;
      align-items: flex-start;
    }
    .card-dark:hover { transform: translateY(-4px); box-shadow: 0 12px 32px rgba(0,0,0,0.3); }
    .card-icon {
      width: 48px;
      height: 48px;
      min-width: 48px;
      border-radius: 50%;
      background: var(--icon-bg);
      border: 1px solid var(--dark-border-subtle);
      display: flex;
      align-items: center;
      justify-content: center;
    }
    .card-icon svg { width: 24px; height: 24px; fill: #2A2A2A; }
    .card-icon img { width: 100%; height: 100%; object-fit: contain; }
    .card-dark .card-logo-right { flex-shrink: 0; margin-left: auto; align-self: center; }
    .card-dark .card-logo-right a, .card-light .card-logo-right a { display: block; line-height: 0; }
    .card-dark .card-logo-right img { height: 100px; width: auto; max-width: 160px; object-fit: contain; display: block; }
    .card-dark .card-logo-right.card-logo-lg img { height: 156px; max-width: 250px; }
    .card-dark .card-logo-right img.card-logo-white { filter: brightness(0) invert(1); }
    .card-dark .card-logo-right img.card-logo-multiply { mix-blend-mode: multiply; }
    .card-dark .card-logo-right img.card-logo-invert { filter: invert(1); }
    .card-dark .card-logo-right img.card-logo-invert-lighten { filter: invert(1); mix-blend-mode: lighten; }
    .card-dark .card-logo-right img.card-logo-light-gray { filter: grayscale(1) invert(1) brightness(0.75); mix-blend-mode: lighten; }
    .card-dark .card-logo-right img.card-logo-wordmark { height: 48px; max-width: 220px; }

    /* ----- INVESTMENT CARDS ----- */
    .investments-grid { display: flex; flex-wrap: wrap; justify-content: center; gap: 24px; max-width: 1200px; margin: 0 auto; }
    .investment-card {
      flex: 1 1 320px;
      max-width: 376px;
      display: flex;
      flex-direction: column;
      background: var(--dark-alt);
      border: 1px solid var(--dark-border);
      border-left: 3px solid var(--orange);
      padding: 28px 30px 30px;
      border-radius: 8px;
      transition: transform 0.2s ease, box-shadow 0.2s ease;
    }
    .investment-card:hover { transform: translateY(-4px); box-shadow: 0 12px 32px rgba(0,0,0,0.3); }
    .investment-logo {
      display: flex;
      align-items: center;
      height: 46px;
      box-sizing: content-box;
      padding-bottom: 20px;
      margin-bottom: 20px;
      border-bottom: 1px solid var(--dark-border-subtle);
    }
    .investment-logo a { display: block; line-height: 0; }
    .investment-logo img { max-height: 42px; max-width: 200px; width: auto; height: auto; object-fit: contain; display: block; }
    .investment-logo img.inv-logo-white { filter: brightness(0) invert(1); }
    .investment-logo img.inv-logo-tile { max-height: 44px; border-radius: 8px; }
    .investment-card h3 { font-size: 19px; color: var(--heading-dark); margin-bottom: 10px; }
    .investment-card h3 a { color: inherit; }
    .investment-card h3 a:hover { color: var(--orange); }
    .investment-card p { font-size: 15px; color: var(--text-muted); line-height: 1.7; }
    @media (max-width: 700px) {
      .investment-card { max-width: none; flex-basis: 100%; }
    }
    .card-body h3 { font-size: 20px; color: var(--heading-dark); margin-bottom: 10px; }
    .card-body h3 a { color: inherit; }
    .card-body h3 a:hover { color: var(--orange); }
    .card-body p { font-size: 15px; color: var(--text-muted); line-height: 1.7; }
    .card-body h3.no-link { font-weight: 500; }
    .podcast-links { display: flex; align-items: center; gap: 16px; flex-wrap: wrap; }
    .podcast-link-icon { display: inline-flex; color: var(--text-muted); transition: color 0.2s ease, transform 0.2s ease; }
    .podcast-link-icon:hover { color: var(--orange); transform: scale(1.1); }
    @media (max-width: 1024px) {
      .cards-grid.col-2, .cards-grid.col-3 { grid-template-columns: 1fr; }
    }

    /* ----- CARDS LIGHT ----- */
    .cards-narrow { max-width: 800px; margin: 0 auto; display: grid; grid-template-columns: repeat(2, 1fr); gap: 24px; }
    .card-light {
      background: var(--white);
      padding: 30px;
      border-radius: 8px;
      box-shadow: 0 2px 12px rgba(0,0,0,0.06);
      border-left: 3px solid var(--orange);
    }
    .card-light h3 { font-size: 20px; color: var(--heading-light); margin-bottom: 10px; }
    .card-light h3 a { color: inherit; }
    .card-light h3 a:hover { color: var(--orange); }
    .card-light p { font-size: 15px; color: var(--text-light); line-height: 1.7; }
    .card-light.card-with-logo { display: flex; flex-direction: column; align-items: center; gap: 0; }
    .card-light.card-with-logo .card-logo-right { margin-left: 0; margin-bottom: 20px; }
    .card-light.card-with-logo .card-logo-right + div { width: 100%; }
    .card-light .card-logo-right img { height: 100px; width: auto; max-width: 160px; object-fit: contain; display: block; }
    .card-light .card-logo-right img.card-logo-125 { height: 125px; max-width: 200px; }
    @media (max-width: 600px) { .cards-narrow { grid-template-columns: 1fr; } }

    /* ----- TIMELINE ----- */
    .timeline { max-width: 700px; margin: 0 auto; padding-left: 24px; border-left: 2px solid var(--orange); }
    .timeline-item { position: relative; padding-bottom: 60px; }
    .timeline-item:last-child { padding-bottom: 0; }
    .timeline-item::before {
      content: '';
      position: absolute;
      left: -30px;
      top: 6px;
      width: 12px;
      height: 12px;
      border-radius: 50%;
      background: var(--orange);
    }
    .timeline-item .date { font-size: 14px; font-weight: 600; color: var(--orange); margin-bottom: 6px; }
    .timeline-item .title { font-family: 'Playfair Display', serif; font-size: 20px; color: var(--heading-light); margin-bottom: 8px; }
    .timeline-item .desc { font-size: 15px; color: var(--text-light); line-height: 1.7; }

    /* ----- CONTACT ----- */
    .contact-inner { max-width: 1000px; margin: 0 auto; display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: start; }
    .contact-intro { font-size: 16px; color: var(--text-muted); margin-bottom: 28px; line-height: 1.7; }
    .contact-details p { display: flex; align-items: center; gap: 12px; margin-bottom: 14px; font-size: 15px; color: var(--text-muted); }
    .contact-details a { color: var(--orange); }
    .contact-details a:hover { color: #d67a18; }
    .contact-details .ico { width: 20px; height: 20px; flex-shrink: 0; }
    .contact-details .ico svg { width: 100%; height: 100%; fill: var(--orange); }
    .contact-form label { display: block; font-size: 13px; color: var(--text-muted); margin-bottom: 6px; }
    .contact-form input, .contact-form textarea {
      width: 100%;
      padding: 14px;
      margin-bottom: 16px;
      background: var(--dark-alt);
      border: 1px solid var(--dark-border);
      border-radius: 6px;
      color: var(--heading-dark);
      font-family: 'Inter', sans-serif;
      font-size: 15px;
    }
    .contact-form input::placeholder, .contact-form textarea::placeholder { color: #666; }
    .contact-form input:focus, .contact-form textarea:focus { outline: none; border-color: var(--orange); }
    .contact-form textarea { min-height: 120px; resize: vertical; }
    .btn-submit {
      width: 100%;
      padding: 16px;
      background: var(--orange);
      color: var(--dark);
      font-family: 'Inter', sans-serif; font-size: 15px; font-weight: 600;
      border: none;
      border-radius: 6px;
      cursor: pointer;
      transition: background 0.2s ease;
    }
    .btn-submit:hover { background: #d67a18; }
    @media (max-width: 768px) { .contact-inner { grid-template-columns: 1fr; } }

    /* ----- FOOTER ----- */
    .footer { background: var(--dark-deep); padding: 40px 24px; text-align: center; }
    .footer p { font-size: 14px; color: #666; }
    .footer .address { font-size: 13px; color: #444; margin-top: 8px; }

    /* ----- LENDING PROGRAM ----- */
    @import url('https://fonts.googleapis.com/css2?family=Barlow:wght@400;500;600;700&family=Barlow+Condensed:wght@600;700&display=swap');

    #lending-program {
      background: #060810;
      font-family: 'Barlow', 'Helvetica Neue', sans-serif;
      color: #fff;
      padding: 100px 24px;
      position: relative;
      overflow: hidden;
    }
    #lending-program .lp-glow-1 {
      position: absolute; top: -200px; right: -200px; width: 600px; height: 600px;
      background: radial-gradient(circle, rgba(30,60,120,0.25) 0%, transparent 70%);
      pointer-events: none;
    }
    #lending-program .lp-glow-2 {
      position: absolute; bottom: -2px; left: -100px; width: 500px; height: 500px;
      background: radial-gradient(circle, rgba(245,166,35,0.07) 0%, transparent 70%);
      pointer-events: none;
    }
    .lp-inner { max-width: 1100px; margin: 0 auto; position: relative; }
    .lp-header { margin-bottom: 64px; }
    .lp-eyebrow {
      font-size: 12px; letter-spacing: 4px; text-transform: uppercase;
      color: #F5A623; margin-bottom: 16px; font-weight: 600;
    }
    .lp-title {
      font-family: 'Barlow Condensed', sans-serif;
      font-size: clamp(36px, 5vw, 56px); font-weight: 700;
      line-height: 1.1; margin: 0 0 20px; letter-spacing: -0.5px;
    }
    .lp-rule { width: 60px; height: 3px; background: linear-gradient(90deg, #F5A623, #E8520A); border-radius: 2px; }
    .lp-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 48px; align-items: start; }
    @media (max-width: 768px) { .lp-grid { grid-template-columns: 1fr; } }
    .lp-col-label {
      font-size: 11px; letter-spacing: 3px; text-transform: uppercase;
      color: #8899AA; margin-bottom: 28px; font-weight: 600;
    }
    .lp-params-table {
      border: 1px solid rgba(255,255,255,0.08); border-radius: 16px;
      overflow: hidden; background: rgba(255,255,255,0.03); backdrop-filter: blur(10px);
    }
    .lp-param-row {
      display: flex; justify-content: space-between; align-items: center;
      padding: 20px 28px; border-bottom: 1px solid rgba(255,255,255,0.06); gap: 16px;
    }
    .lp-param-row:last-child { border-bottom: none; }
    .lp-param-label {
      font-size: 13px; color: #7A8DA0; text-transform: uppercase;
      letter-spacing: 1px; font-weight: 600; white-space: nowrap;
    }
    .lp-param-value { font-size: 15px; color: #E8EFF7; font-weight: 500; text-align: right; }
    .lp-brokers-badge {
      margin-top: 20px; display: inline-flex; align-items: center; gap: 10px;
      padding: 12px 20px; border: 1px solid rgba(245,166,35,0.3);
      border-radius: 10px; background: rgba(245,166,35,0.06);
    }
    .lp-brokers-badge span { font-size: 13px; color: #F5A623; font-weight: 600; letter-spacing: 0.5px; }
    .lp-property-cards { display: flex; flex-direction: column; gap: 16px; }
    .lp-property-card {
      display: flex; align-items: center; gap: 20px; padding: 24px;
      border: 1px solid rgba(255,255,255,0.07); border-radius: 14px;
      background: rgba(255,255,255,0.02);
      transition: border-color 0.25s ease, background 0.25s ease; cursor: default;
    }
    .lp-property-card:hover { border-color: rgba(245,166,35,0.4); background: rgba(245,166,35,0.05); }
    .lp-property-icon { flex-shrink: 0; width: 48px; height: 48px; }
    .lp-property-name { font-size: 16px; font-weight: 600; color: #E8EFF7; margin-bottom: 4px; }
    .lp-property-desc { font-size: 14px; color: #6A7D90; line-height: 1.5; }
    .lp-cta-wrap { margin-top: 32px; }
    .lp-cta-btn {
      display: inline-flex; align-items: center; gap: 10px; padding: 16px 32px;
      background: linear-gradient(135deg, #F5A623, #E8520A); color: #fff;
      font-family: 'Barlow', sans-serif; font-weight: 700; font-size: 15px;
      letter-spacing: 0.5px; border-radius: 10px; text-decoration: none;
      box-shadow: 0 8px 32px rgba(245,166,35,0.3);
      transition: transform 0.2s ease, box-shadow 0.2s ease; border: none; cursor: pointer;
    }
    .lp-cta-btn:hover { transform: translateY(-2px); box-shadow: 0 12px 40px rgba(245,166,35,0.45); color: #fff; }
    .lp-cta-tagline { margin-top: 12px; font-size: 13px; color: #4A5D70; }
    .lp-type-chips { display: flex; flex-wrap: wrap; gap: 10px; }
    .lp-type-chips span {
      font-size: 14px;
      color: #E8EFF7;
      padding: 10px 16px;
      border: 1px solid rgba(245,166,35,0.25);
      border-radius: 6px;
      background: rgba(245,166,35,0.06);
    }
    #lending-program.lp-standalone { padding-top: 200px; }

    /* ----- PODCAST ----- */
    .pod-hero { background: var(--dark); padding: 200px 24px 64px; }
    .pod-hero-inner { max-width: 900px; margin: 0 auto; display: flex; gap: 36px; align-items: flex-start; }
    .pod-art { width: 200px; height: 200px; border-radius: 12px; flex-shrink: 0; box-shadow: 0 12px 32px rgba(0,0,0,0.4); }
    .pod-title { font-family: "Playfair Display", Georgia, serif; font-size: 44px; color: var(--heading-dark); margin: 6px 0 14px; }
    .pod-desc { font-size: 16px; color: var(--text-muted); line-height: 1.7; margin-bottom: 12px; }
    .pod-hosts { font-size: 14px; color: #7A7A7A; margin-bottom: 22px; }
    .pod-subscribe { display: flex; flex-wrap: wrap; gap: 12px; }
    .pod-subscribe a {
      display: inline-flex; align-items: center; gap: 8px;
      padding: 10px 18px; border-radius: 6px;
      border: 1px solid var(--dark-border-subtle); background: var(--dark-alt);
      color: var(--heading-dark); font-size: 14px; font-weight: 500;
      transition: border-color 0.2s ease, color 0.2s ease;
    }
    .pod-subscribe a:hover { border-color: var(--orange); color: var(--orange); }
    .pod-episodes { background: var(--dark-deep); padding: 64px 24px 88px; }
    .pod-episodes-inner { max-width: 900px; margin: 0 auto; }
    .pod-count { font-size: 13px; letter-spacing: 1.5px; text-transform: uppercase; color: #6A6A6A; margin-bottom: 24px; }
    .ep-card {
      background: var(--dark-alt);
      border: 1px solid var(--dark-border);
      border-left: 3px solid var(--orange);
      border-radius: 8px; padding: 26px 28px; margin-bottom: 18px;
    }
    .ep-head { display: flex; gap: 16px; align-items: baseline; }
    .ep-num { font-size: 13px; font-weight: 600; color: var(--orange); flex-shrink: 0; letter-spacing: 0.5px; }
    .ep-title { font-size: 19px; color: var(--heading-dark); line-height: 1.4; margin-bottom: 4px; font-weight: 600; }
    .ep-meta { font-size: 13px; color: #6A6A6A; }
    .ep-summary { font-size: 15px; color: var(--text-muted); line-height: 1.7; margin: 14px 0 16px; }
    .ep-audio { width: 100%; height: 40px; margin-bottom: 12px; color-scheme: dark; }
    .ep-link { font-size: 14px; color: var(--orange); font-weight: 500; }
    .ep-link:hover { text-decoration: underline; }
    .card-inline-link { color: var(--orange); font-weight: 500; white-space: nowrap; }
    .card-inline-link:hover { text-decoration: underline; }
    @media (max-width: 768px) {
      .pod-hero { padding-top: 170px; }
      .pod-hero-inner { flex-direction: column; gap: 24px; }
      .pod-art { width: 150px; height: 150px; }
      .pod-title { font-size: 34px; }
    }