/* ========================================
   INVESTING — value-add multifamily
   Accent for this arm is --accent-steel (see main.css :root).
   Form markup reuses the shared .booking__* classes from speaking.css.
   ======================================== */

/* Hero has no portrait on this page — reclaim the 420px column. */
.inv-hero .hero__content {
  grid-template-columns: 1fr;
}

.inv-hero .hero__text {
  max-width: 860px;
}

.inv-hero .hero__label {
  color: var(--accent-steel);
}

/* ========================================
   THESIS
   ======================================== */
.inv-thesis__grid {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: clamp(40px, 6vw, 90px);
  align-items: start;
}

.inv-thesis__left .label {
  margin-bottom: 20px;
}

.inv-thesis__right p + p {
  margin-top: 20px;
}

.inv-thesis__right p + p.inv-pullquote {
  margin-top: 36px;
}

.inv-pullquote {
  padding-left: 24px;
  border-left: 2px solid var(--accent-steel);
  font-family: var(--font-display);
  font-size: clamp(1.25rem, 2.2vw, 1.6rem);
  font-style: italic;
  line-height: 1.45;
  color: var(--text-primary);
}

/* ========================================
   WHAT IT IS / IS NOT
   ======================================== */
.inv-isnot__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(28px, 4vw, 56px);
  margin-top: 56px;
}

.inv-col {
  padding: 36px;
  border-radius: 10px;
  background: var(--bg-card);
  border: 1px solid var(--border-subtle);
  border-top: 3px solid var(--border-medium);
}

.inv-col--is { border-top-color: var(--accent-steel); }
.inv-col--isnot { border-top-color: var(--text-muted); }

.inv-col__head {
  font-family: var(--font-display);
  font-size: 1.5rem;
  font-weight: 600;
  color: var(--text-primary);
  margin-bottom: 24px;
}

.inv-list {
  list-style: none;
  margin: 0;
  padding: 0;
}

.inv-list li {
  position: relative;
  padding-left: 22px;
  margin-bottom: 16px;
  color: var(--text-secondary);
  line-height: 1.65;
}

.inv-list li::before {
  content: "";
  position: absolute;
  left: 0;
  top: 0.65em;
  width: 8px;
  height: 1px;
  background: var(--accent-steel);
}

.inv-col--isnot .inv-list li::before {
  background: var(--text-muted);
}

/* ========================================
   MARKET SELECTION FRAMEWORK
   ======================================== */
.inv-framework__intro {
  max-width: 720px;
  margin-top: 24px;
}

.inv-factors {
  display: grid;
  grid-template-columns: repeat(auto-fit, minmax(280px, 1fr));
  gap: 2px;
  margin-top: 56px;
  background: var(--border-subtle);
  border: 1px solid var(--border-subtle);
  border-radius: 10px;
  overflow: hidden;
}

.inv-factor {
  background: var(--bg-deep);
  padding: 32px 28px;
}

.inv-factor__num {
  font-family: var(--font-display);
  font-size: 0.9rem;
  letter-spacing: 0.12em;
  color: var(--accent-steel);
  margin-bottom: 14px;
}

.inv-factor__name {
  font-family: var(--font-display);
  font-size: 1.2rem;
  font-weight: 600;
  color: var(--text-primary);
  margin-bottom: 10px;
  line-height: 1.3;
}

.inv-factor__desc {
  color: var(--text-secondary);
  font-size: 0.95rem;
  line-height: 1.65;
}

/* ========================================
   MARKETS — looking / rejecting
   ======================================== */
.inv-markets__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(28px, 4vw, 56px);
}

.inv-market-card {
  padding: 40px;
  border-radius: 10px;
  background: var(--bg-surface);
  border: 1px solid var(--border-subtle);
}

.inv-market-card--yes { border-left: 3px solid var(--accent-steel); }
.inv-market-card--no { border-left: 3px solid var(--text-muted); }

.inv-market-card__head {
  font-family: var(--font-display);
  font-size: clamp(1.4rem, 2.4vw, 1.9rem);
  font-weight: 600;
  line-height: 1.25;
  color: var(--text-primary);
  margin: 18px 0 18px;
}

.inv-market-card__desc {
  color: var(--text-secondary);
  line-height: 1.7;
}

/* ========================================
   VETO LIST
   ======================================== */
.inv-veto__intro {
  max-width: 680px;
  margin-top: 24px;
}

.inv-veto__items {
  margin-top: 48px;
  border-top: 1px solid var(--border-subtle);
}

.inv-veto__item {
  position: relative;
  padding: 24px 0 24px 44px;
  border-bottom: 1px solid var(--border-subtle);
  font-family: var(--font-display);
  font-size: clamp(1.05rem, 1.8vw, 1.3rem);
  line-height: 1.5;
  color: var(--text-primary);
}

.inv-veto__item::before {
  content: "\2715";
  position: absolute;
  left: 8px;
  top: 26px;
  font-family: var(--font-body);
  font-size: 0.85rem;
  color: var(--accent-steel);
}

/* ========================================
   STRUCTURE & ALIGNMENT
   ======================================== */
.inv-structure__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(28px, 4vw, 48px);
  margin-top: 56px;
}

.inv-structure__item {
  padding-top: 24px;
  border-top: 1px solid var(--border-medium);
}

/* Odd item out in a 2-up grid. The fee-conflict disclosure earns the full row. */
.inv-structure__item--full {
  grid-column: 1 / -1;
}

.inv-structure__head {
  font-family: var(--font-display);
  font-size: 1.25rem;
  font-weight: 600;
  color: var(--text-primary);
  margin-bottom: 12px;
  line-height: 1.3;
}

.inv-structure__item p {
  color: var(--text-secondary);
  line-height: 1.7;
}

.inv-gate {
  margin-top: 64px;
  padding: 40px;
  border-radius: 10px;
  background: var(--bg-surface);
  border: 1px solid var(--border-subtle);
  text-align: center;
}

.inv-gate__text {
  max-width: 640px;
  margin: 0 auto 28px;
  color: var(--text-secondary);
  line-height: 1.75;
}

/* ========================================
   FAQ
   ======================================== */
.inv-faq__list {
  margin-top: 56px;
  border-top: 1px solid var(--border-subtle);
}

.inv-faq__item {
  border-bottom: 1px solid var(--border-subtle);
}

.inv-faq__item summary {
  list-style: none;
  cursor: pointer;
  padding: 26px 44px 26px 0;
  position: relative;
  font-family: var(--font-display);
  font-size: clamp(1.05rem, 1.7vw, 1.25rem);
  font-weight: 600;
  line-height: 1.4;
  color: var(--text-primary);
  transition: color 0.25s ease;
}

.inv-faq__item summary::-webkit-details-marker { display: none; }

.inv-faq__item summary:hover { color: var(--accent-steel); }

.inv-faq__item summary::after {
  content: "+";
  position: absolute;
  right: 8px;
  top: 24px;
  font-family: var(--font-body);
  font-size: 1.4rem;
  font-weight: 300;
  color: var(--accent-steel);
  transition: transform 0.25s ease;
}

.inv-faq__item[open] summary::after {
  transform: rotate(45deg);
}

.inv-faq__item p {
  padding: 0 44px 30px 0;
  max-width: 780px;
  color: var(--text-secondary);
  line-height: 1.75;
}

/* ========================================
   DISCLAIMER
   ======================================== */
.inv-disclaimer {
  padding: 48px 0 64px;
  border-top: 1px solid var(--border-subtle);
}

.inv-disclaimer p {
  max-width: 860px;
  font-size: 0.8rem;
  line-height: 1.7;
  color: var(--text-muted);
}

/* ========================================
   RESPONSIVE
   ======================================== */
@media (max-width: 900px) {
  .inv-thesis__grid,
  .inv-isnot__grid,
  .inv-markets__grid,
  .inv-structure__grid {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 768px) {
  .inv-col,
  .inv-market-card,
  .inv-gate {
    padding: 28px 24px;
  }

  .inv-veto__item {
    padding-left: 34px;
  }
}