/* =========================================================
   SELLMYHIGHRISE.CA — Part 1: Base, Header
   ========================================================= */

*, *::before, *::after { margin: 0; padding: 0; box-sizing: border-box; }

:root {
    --navy: #0d1b2a;
    --navy-2: #112438;
    --gold: #c9a24b;
    --gold-h: #b48f3a;
    --text: #1a1a2e;
    --muted: #5a6472;
    --bg: #ffffff;
    --bg-soft: #f5f3ee;
    --border: #e5e3de;
    --shadow: 0 15px 40px -10px rgba(13,27,42,0.25);
    --font-body: 'Inter', system-ui, sans-serif;
    --font-display: 'Playfair Display', Georgia, serif;
    --t: all 0.25s cubic-bezier(0.4,0,0.2,1);
}

html { scroll-behavior: smooth; }

body {
    font-family: var(--font-body);
    color: var(--text);
    line-height: 1.6;
    background: var(--bg);
    -webkit-font-smoothing: antialiased;
}

a { text-decoration: none; color: inherit; }
ul { list-style: none; }
img { max-width: 100%; display: block; }
.gold { color: var(--gold); }

h1, h2, h3, h4 {
    font-family: var(--font-display);
    font-weight: 700;
    line-height: 1.15;
    color: var(--navy);
}

.eyebrow,
.eyebrow-light {
    display: block;
    font-size: 0.72rem;
    font-weight: 600;
    letter-spacing: 3px;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 18px;
}

/* ---------- BUTTONS ---------- */
.btn-gold {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    gap: 10px;
    padding: 14px 26px;
    border-radius: 3px;
    background: var(--gold);
    color: #fff;
    font-family: var(--font-body);
    font-weight: 500;
    font-size: 0.9rem;
    border: none;
    cursor: pointer;
    transition: var(--t);
    white-space: nowrap;
}
.btn-gold:hover {
    background: var(--gold-h);
    transform: translateY(-1px);
    box-shadow: 0 10px 24px -8px rgba(201,162,75,0.6);
}
.btn-block { width: 100%; }

.btn-outline-light {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    gap: 10px;
    padding: 14px 26px;
    border-radius: 3px;
    background: transparent;
    color: #fff;
    border: 1px solid rgba(255,255,255,0.5);
    font-family: var(--font-body);
    font-weight: 500;
    font-size: 0.9rem;
    transition: var(--t);
    cursor: pointer;
}
.btn-outline-light:hover {
    background: #fff;
    color: var(--navy);
    border-color: #fff;
}

/* ---------- HEADER ---------- */
.site-header {
    background: var(--navy);
    position: sticky;
    top: 0;
    z-index: 1000;
}
.header-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
    display: flex;
    align-items: center;
    justify-content: space-between;
    height: 88px;
    gap: 32px;
}
.logo { display: flex; align-items: center; gap: 14px; }
.logo-icon { width: 44px; height: 44px; flex-shrink: 0; }
.logo-icon svg { width: 100%; height: 100%; }
.logo-text { display: flex; flex-direction: column; line-height: 1.1; }
.logo-line1 {
    font-size: 1.05rem;
    font-weight: 700;
    color: #fff;
    letter-spacing: 0.5px;
}
.logo-line2 {
    font-size: 0.6rem;
    letter-spacing: 2.5px;
    color: rgba(255,255,255,0.55);
    margin-top: 4px;
    font-weight: 500;
}
.main-nav ul { display: flex; gap: 28px; }
.main-nav a {
    font-size: 0.88rem;
    color: rgba(255,255,255,0.85);
    padding: 6px 0;
    transition: color 0.2s;
    position: relative;
}
.main-nav a:hover,
.main-nav a.active { color: var(--gold); }
.main-nav a.active::after {
    content: '';
    position: absolute;
    bottom: -4px;
    left: 0;
    width: 100%;
    height: 1px;
    background: var(--gold);
}
.header-right { display: flex; align-items: center; gap: 22px; }
.header-right .btn-gold { padding: 12px 22px; font-size: 0.85rem; }
.header-phone {
    display: flex;
    align-items: center;
    gap: 10px;
    color: #fff;
}
.header-phone i { color: var(--gold); font-size: 1.1rem; }
.phone-text { display: flex; flex-direction: column; line-height: 1.1; }
.phone-text small {
    font-size: 0.68rem;
    color: rgba(255,255,255,0.55);
}
.phone-text strong {
    font-size: 0.9rem;
    color: #fff;
    font-weight: 600;
}

/* ---------- MOBILE NAV ---------- */
.mobile-toggle {
    display: none;
    background: none;
    border: none;
    cursor: pointer;
    width: 38px;
    height: 38px;
    flex-direction: column;
    justify-content: center;
    gap: 5px;
    padding: 0 6px;
}
.mobile-toggle span {
    display: block;
    height: 2px;
    background: #fff;
    border-radius: 2px;
}
.mobile-nav {
    display: none;
    background: var(--navy-2);
    padding: 22px 32px;
    border-top: 1px solid rgba(255,255,255,0.08);
}
.mobile-nav.open { display: block; }
.mobile-nav ul {
    display: flex;
    flex-direction: column;
    gap: 16px;
}
.mobile-nav a {
    color: rgba(255,255,255,0.9);
    font-weight: 500;
    display: block;
    padding: 6px 0;
}
.mobile-nav a:hover { color: var(--gold); }
.mobile-nav-call {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    margin-top: 10px;
    padding: 12px 18px;
    background: var(--gold);
    color: #fff !important;
    border-radius: 3px;
    font-weight: 600;
    justify-content: center;
}

/* =========================================================
   SELLMYHIGHRISE.CA — Part 2: Hero, Forms, Approach
   ========================================================= */

/* ---------- HERO ---------- */
.hero {
    position: relative;
    overflow: hidden;
}
.hero-bg {
    position: absolute;
    inset: 0;
    background-size: cover;
    background-position: center right;
}
.hero-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(
        90deg,
        rgba(13,27,42,0.97) 0%,
        rgba(13,27,42,0.92) 35%,
        rgba(13,27,42,0.75) 55%,
        rgba(13,27,42,0.6) 100%
    );
}
.hero-grid {
    position: relative;
    max-width: 1180px;
    margin: 0 auto;
    padding: 100px 32px 110px;
    display: grid;
    grid-template-columns: 1.05fr 0.95fr;
    gap: 70px;
    align-items: center;
}
.hero-text { color: #fff; }
.hero-text h1 {
    font-size: 4.2rem;
    line-height: 1.05;
    color: #fff;
    letter-spacing: -1px;
    margin-bottom: 26px;
}
.hero-sub {
    font-size: 1.08rem;
    line-height: 1.7;
    color: rgba(255,255,255,0.85);
    max-width: 520px;
    margin-bottom: 44px;
}
.hero-features {
    display: flex;
    gap: 44px;
    flex-wrap: wrap;
    margin-bottom: 32px;
}
.hero-feature {
    display: flex;
    align-items: center;
    gap: 14px;
}
.hero-feature i {
    font-size: 1.35rem;
    color: var(--gold);
}
.hero-feature span {
    display: flex;
    flex-direction: column;
    line-height: 1.2;
}
.hero-feature strong {
    font-size: 0.72rem;
    letter-spacing: 2px;
    color: #fff;
    font-weight: 600;
}
.hero-feature em {
    font-style: normal;
    font-size: 0.72rem;
    letter-spacing: 2px;
    color: rgba(255,255,255,0.55);
}

.hero-call {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    padding: 12px 22px;
    background: rgba(255,255,255,0.08);
    border: 1px solid rgba(201,162,75,0.4);
    border-radius: 3px;
    color: rgba(255,255,255,0.9);
    font-size: 0.92rem;
    transition: var(--t);
}
.hero-call i { color: var(--gold); }
.hero-call strong { color: var(--gold); font-weight: 600; }
.hero-call:hover {
    background: rgba(201,162,75,0.12);
    border-color: var(--gold);
}

/* ---------- HERO FORM CARD ---------- */
.hero-form-card {
    background: rgba(13,27,42,0.88);
    backdrop-filter: blur(14px);
    -webkit-backdrop-filter: blur(14px);
    border: 1px solid rgba(201,162,75,0.28);
    border-radius: 6px;
    padding: 36px 34px;
    box-shadow: 0 30px 70px -20px rgba(0,0,0,0.6);
    color: #fff;
}
.hero-form-card h2 {
    font-size: 1.85rem;
    color: #fff;
    margin-bottom: 6px;
}
.form-sub {
    font-size: 0.92rem;
    color: rgba(255,255,255,0.7);
    margin-bottom: 24px;
}

/* ---------- FORM FIELDS ---------- */
.form-row {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 12px;
    margin-bottom: 12px;
}
.form-row.full { grid-template-columns: 1fr; }

.property-form input,
.property-form select,
.property-form textarea,
.investor-form input,
.investor-form select,
.investor-form textarea {
    width: 100%;
    padding: 13px 16px;
    background: #fff;
    border: 1px solid transparent;
    border-radius: 3px;
    font-family: var(--font-body);
    font-size: 0.9rem;
    color: var(--text);
    transition: border-color 0.2s, box-shadow 0.2s;
}
.property-form input::placeholder,
.property-form textarea::placeholder,
.investor-form input::placeholder,
.investor-form textarea::placeholder {
    color: #8a8f99;
}
.property-form input:focus,
.property-form select:focus,
.property-form textarea:focus,
.investor-form input:focus,
.investor-form select:focus,
.investor-form textarea:focus {
    outline: none;
    border-color: var(--gold);
    box-shadow: 0 0 0 3px rgba(201,162,75,0.25);
}
.property-form textarea,
.investor-form textarea {
    resize: vertical;
    font-family: var(--font-body);
}
.property-form .btn-block,
.investor-form .btn-block {
    margin-top: 8px;
    padding: 15px;
    font-size: 0.95rem;
    font-weight: 600;
}
.form-note {
    text-align: center;
    font-size: 0.78rem;
    color: rgba(255,255,255,0.6);
    margin-top: 14px;
}
.form-note i {
    color: var(--gold);
    margin-right: 4px;
}

/* ---------- HERO STRIP ---------- */
.hero-strip {
    position: relative;
    background: var(--navy-2);
    border-top: 1px solid rgba(201,162,75,0.2);
}
.hero-strip-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 32px;
    display: grid;
    grid-template-columns: repeat(4, 1fr);
}
.strip-item {
    display: flex;
    align-items: center;
    gap: 16px;
    padding: 0 28px;
    border-right: 1px solid rgba(255,255,255,0.1);
}
.strip-item:first-child { padding-left: 0; }
.strip-item:last-child { border-right: none; padding-right: 0; }
.strip-item i {
    font-size: 1.6rem;
    color: var(--gold);
    flex-shrink: 0;
}
.strip-item strong {
    display: block;
    font-size: 0.92rem;
    font-weight: 600;
    color: #fff;
    margin-bottom: 2px;
}
.strip-item span {
    display: block;
    font-size: 0.8rem;
    color: rgba(255,255,255,0.62);
    line-height: 1.35;
}

/* ---------- APPROACH ---------- */
.approach {
    background: var(--bg-soft);
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.approach-grid {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: 1.05fr 0.85fr 1fr;
    gap: 70px;
    align-items: center;
}
.approach-text h2 {
    font-size: 2.6rem;
    margin-bottom: 22px;
    letter-spacing: -0.5px;
}
.approach-text p {
    font-size: 1rem;
    line-height: 1.75;
    color: var(--muted);
    margin-bottom: 30px;
    max-width: 470px;
}
.approach-stats {
    display: flex;
    flex-direction: column;
    border-left: 1px solid var(--border);
    padding-left: 40px;
}
.stat-block {
    padding: 22px 0;
    border-bottom: 1px solid var(--border);
}
.stat-block:last-child { border-bottom: none; }
.stat-block strong {
    display: block;
    font-family: var(--font-display);
    font-size: 2.1rem;
    color: var(--navy);
    line-height: 1;
    margin-bottom: 8px;
}
.stat-block strong.gold { color: var(--gold); }
.stat-block span {
    font-size: 0.8rem;
    color: var(--muted);
}
.approach-quote {
    position: relative;
    min-height: 380px;
    display: flex;
    align-items: flex-end;
}
.quote-buildings {
    position: absolute;
    inset: 0;
    background-size: cover;
    background-position: center;
    opacity: 0.12;
    filter: grayscale(100%);
    -webkit-mask-image: linear-gradient(to top, rgba(0,0,0,0.9), transparent 90%);
            mask-image: linear-gradient(to top, rgba(0,0,0,0.9), transparent 90%);
}
.approach-quote blockquote {
    position: relative;
    text-align: right;
    padding: 20px 0 20px 60px;
    width: 100%;
}
.approach-quote blockquote p {
    font-family: var(--font-display);
    font-style: italic;
    font-size: 1.3rem;
    color: var(--navy);
    line-height: 1.45;
    margin-bottom: 16px;
}
.approach-quote blockquote cite {
    font-style: normal;
    font-size: 0.72rem;
    letter-spacing: 2.5px;
    color: var(--gold);
    font-weight: 600;
}

/* =========================================================
   SELLMYHIGHRISE.CA — Part 3: Process, Sections, Footer
   ========================================================= */

/* ---------- PROCESS ---------- */
.process {
    background: #fff;
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.process-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.process-head {
    text-align: center;
    max-width: 720px;
    margin: 0 auto 70px;
}
.process-head h2 {
    font-size: 2.6rem;
    margin-bottom: 18px;
    letter-spacing: -0.5px;
}
.process-head p {
    font-size: 1.05rem;
    color: var(--muted);
    max-width: 640px;
    margin: 0 auto;
}
.process-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 28px;
}
.process-step {
    background: var(--bg-soft);
    padding: 44px 32px;
    border-radius: 6px;
    transition: var(--t);
    border: 1px solid transparent;
}
.process-step:hover {
    transform: translateY(-6px);
    border-color: var(--gold);
    box-shadow: var(--shadow);
}
.step-num {
    display: block;
    font-family: var(--font-display);
    font-size: 2.5rem;
    color: var(--gold);
    line-height: 1;
    margin-bottom: 18px;
}
.process-step h3 {
    font-size: 1.15rem;
    margin-bottom: 10px;
}
.process-step p {
    font-size: 0.9rem;
    color: var(--muted);
    line-height: 1.65;
}

/* ---------- WHY SELL ---------- */
.why-sell {
    background: var(--bg-soft);
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.why-sell-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 90px;
    align-items: center;
}
.why-sell-text h2 {
    font-size: 2.6rem;
    margin-bottom: 22px;
    letter-spacing: -0.5px;
}
.why-sell-text > p {
    font-size: 1rem;
    line-height: 1.75;
    color: var(--muted);
    margin-bottom: 30px;
}
.check-list {
    display: flex;
    flex-direction: column;
    gap: 14px;
    margin-bottom: 36px;
}
.check-list li {
    display: flex;
    align-items: flex-start;
    gap: 14px;
    font-size: 0.95rem;
    line-height: 1.55;
}
.check-list i {
    color: var(--gold);
    margin-top: 3px;
    flex-shrink: 0;
}
.why-sell-image {
    position: relative;
    min-height: 560px;
    background-size: cover;
    background-position: center;
    border-radius: 6px;
    overflow: hidden;
}
.why-sell-image::after {
    content: '';
    position: absolute;
    inset: 0;
    background: linear-gradient(180deg, transparent 50%, rgba(13,27,42,0.5) 100%);
}
.why-sell-badge {
    position: absolute;
    bottom: 30px;
    left: 30px;
    background: var(--gold);
    color: #fff;
    padding: 18px 24px;
    border-radius: 4px;
    z-index: 2;
    text-align: center;
}
.why-sell-badge strong {
    display: block;
    font-family: var(--font-display);
    font-size: 1.8rem;
    line-height: 1;
    margin-bottom: 4px;
}
.why-sell-badge span {
    font-size: 0.78rem;
    letter-spacing: 1px;
    text-transform: uppercase;
}

/* ---------- STATS BAR ---------- */
.stats-bar {
    background: var(--navy);
    padding: 60px 0;
    border-top: 1px solid rgba(201,162,75,0.15);
    border-bottom: 1px solid rgba(201,162,75,0.15);
}
.stats-inner {
    max-width: 1100px;
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: repeat(4, 1fr);
}
.big-stat {
    text-align: center;
    padding: 20px 24px;
    border-right: 1px solid rgba(255,255,255,0.08);
}
.big-stat:last-child { border-right: none; }
.big-stat strong {
    display: block;
    font-family: var(--font-display);
    font-size: 2.8rem;
    color: var(--gold);
    line-height: 1;
    margin-bottom: 12px;
}
.big-stat span {
    display: block;
    font-size: 0.82rem;
    letter-spacing: 1.5px;
    text-transform: uppercase;
    color: rgba(255,255,255,0.7);
}

/* ---------- INVESTORS SECTION ---------- */
.investors-section {
    background: #fff;
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.investors-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.investors-head {
    text-align: center;
    max-width: 720px;
    margin: 0 auto 70px;
}
.investors-head h2 {
    font-size: 2.6rem;
    margin-bottom: 18px;
    letter-spacing: -0.5px;
}
.investors-head p {
    font-size: 1.05rem;
    color: var(--muted);
    max-width: 640px;
    margin: 0 auto;
}
.investor-types {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 26px;
    margin-bottom: 60px;
}
.investor-card {
    background: var(--bg-soft);
    padding: 40px 30px;
    border-radius: 6px;
    border: 1px solid var(--border);
    transition: var(--t);
    text-align: center;
}
.investor-card:hover {
    transform: translateY(-6px);
    border-color: var(--gold);
    box-shadow: var(--shadow);
    background: #fff;
}
.investor-card i {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    width: 64px;
    height: 64px;
    border-radius: 50%;
    background: rgba(201,162,75,0.1);
    color: var(--gold);
    font-size: 1.5rem;
    margin-bottom: 20px;
}
.investor-card h3 {
    font-size: 1.1rem;
    margin-bottom: 10px;
}
.investor-card p {
    font-size: 0.9rem;
    color: var(--muted);
    line-height: 1.6;
}
.investor-cta-wrap {
    background: var(--navy);
    padding: 56px 50px;
    border-radius: 6px;
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 40px;
    flex-wrap: wrap;
    border: 1px solid rgba(201,162,75,0.25);
}
.investor-cta-text h3 {
    font-size: 1.6rem;
    color: #fff;
    margin-bottom: 8px;
}
.investor-cta-text p {
    font-size: 0.95rem;
    color: rgba(255,255,255,0.75);
    max-width: 620px;
    line-height: 1.65;
}

/* ---------- COMMITMENTS / TESTIMONIALS ---------- */
.testimonials {
    background: var(--bg-soft);
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.testimonials-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.testimonials-head {
    text-align: center;
    max-width: 720px;
    margin: 0 auto 70px;
}
.testimonials-head h2 {
    font-size: 2.6rem;
    letter-spacing: -0.5px;
}
.testimonial-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 28px;
}
.testimonial {
    background: #fff;
    padding: 40px 34px;
    border-radius: 6px;
    border: 1px solid var(--border);
    transition: var(--t);
}
.testimonial:hover {
    border-color: var(--gold);
    box-shadow: var(--shadow);
    transform: translateY(-4px);
}
.testimonial .stars {
    color: var(--gold);
    margin-bottom: 18px;
    font-size: 1.4rem;
}
.testimonial p {
    font-size: 1rem;
    line-height: 1.7;
    margin-bottom: 24px;
    font-style: italic;
}
.testimonial footer strong {
    display: block;
    font-size: 0.95rem;
    font-weight: 600;
    margin-bottom: 3px;
}
.testimonial footer span {
    font-size: 0.82rem;
    color: var(--muted);
}

/* ---------- FAQ ---------- */
.faq {
    background: #fff;
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.faq-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.faq-head {
    text-align: center;
    max-width: 720px;
    margin: 0 auto 70px;
}
.faq-head h2 {
    font-size: 2.6rem;
    letter-spacing: -0.5px;
}
.faq-grid {
    display: grid;
    grid-template-columns: repeat(2, 1fr);
    gap: 22px;
    max-width: 1000px;
    margin: 0 auto;
}
.faq-item {
    background: var(--bg-soft);
    padding: 34px 36px;
    border-radius: 6px;
    border: 1px solid var(--border);
    transition: var(--t);
}
.faq-item:hover {
    border-color: var(--gold);
    box-shadow: 0 2px 8px rgba(13,27,42,0.06);
    background: #fff;
}
.faq-item h3 {
    font-size: 1.1rem;
    margin-bottom: 10px;
}
.faq-item p {
    font-size: 0.92rem;
    color: var(--muted);
    line-height: 1.7;
}
.faq-item a.gold {
    font-weight: 600;
}
.faq-item a.gold:hover {
    text-decoration: underline;
}

/* ---------- FINAL CTA ---------- */
.final-cta {
    position: relative;
    padding: 130px 0;
    overflow: hidden;
    color: #fff;
}
.final-cta-bg {
    position: absolute;
    inset: 0;
    background-size: cover;
    background-position: center;
}
.final-cta-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(135deg, rgba(13,27,42,0.95) 0%, rgba(13,27,42,0.85) 100%);
}
.final-cta-inner {
    position: relative;
    max-width: 800px;
    margin: 0 auto;
    padding: 0 32px;
    text-align: center;
}
.final-cta-inner h2 {
    font-size: 2.8rem;
    color: #fff;
    margin-bottom: 20px;
    letter-spacing: -0.5px;
}
.final-cta-inner > p {
    font-size: 1.1rem;
    color: rgba(255,255,255,0.85);
    max-width: 640px;
    margin: 0 auto 44px;
    line-height: 1.7;
}
.final-cta-buttons {
    display: flex;
    gap: 16px;
    justify-content: center;
    flex-wrap: wrap;
}
.final-cta-note {
    margin-top: 28px;
    font-size: 0.85rem;
    color: rgba(255,255,255,0.6);
}

/* ---------- FOOTER ---------- */
.site-footer {
    background: var(--navy);
    color: rgba(255,255,255,0.75);
    padding: 80px 32px 0;
}
.footer-grid {
    max-width: 1180px;
    margin: 0 auto;
    display: grid;
    grid-template-columns: 2fr 1fr 1fr 1.2fr;
    gap: 60px;
    padding-bottom: 60px;
}
.footer-about p {
    font-size: 0.9rem;
    line-height: 1.7;
    margin: 20px 0 22px;
    max-width: 380px;
}
.footer-call-btn {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    padding: 12px 20px;
    background: var(--gold);
    color: #fff;
    font-weight: 600;
    font-size: 0.92rem;
    border-radius: 3px;
    margin-bottom: 22px;
    transition: var(--t);
}
.footer-call-btn:hover {
    background: var(--gold-h);
    transform: translateY(-1px);
}
.footer-col h4 {
    font-size: 0.78rem;
    font-weight: 600;
    letter-spacing: 2.5px;
    text-transform: uppercase;
    color: var(--gold);
    margin-bottom: 20px;
}
.footer-col ul {
    display: flex;
    flex-direction: column;
    gap: 12px;
}
.footer-col a {
    font-size: 0.9rem;
    color: rgba(255,255,255,0.75);
    transition: color 0.2s;
}
.footer-col a:hover { color: var(--gold); }
.footer-contact li {
    display: flex;
    align-items: center;
    gap: 12px;
    font-size: 0.9rem;
}
.footer-contact i {
    color: var(--gold);
    width: 16px;
}
.social-links {
    display: flex;
    gap: 12px;
}
.social-links a {
    width: 40px;
    height: 40px;
    border-radius: 50%;
    border: 1px solid rgba(255,255,255,0.2);
    color: #fff;
    display: flex;
    align-items: center;
    justify-content: center;
    transition: var(--t);
}
.social-links a:hover {
    background: var(--gold);
    border-color: var(--gold);
    transform: translateY(-2px);
}
.footer-bottom {
    max-width: 1180px;
    margin: 0 auto;
    padding: 22px 0;
    border-top: 1px solid rgba(255,255,255,0.1);
    display: flex;
    justify-content: space-between;
    align-items: center;
    flex-wrap: wrap;
    gap: 16px;
    font-size: 0.83rem;
}
.legal-links {
    display: flex;
    gap: 24px;
}
.legal-links a:hover { color: var(--gold); }

/* ---------- MOBILE CALL BAR ---------- */
.mobile-call-bar {
    display: none;
    position: fixed;
    bottom: 0;
    left: 0;
    right: 0;
    background: var(--navy);
    border-top: 1px solid rgba(201,162,75,0.3);
    z-index: 1100;
    box-shadow: 0 -8px 24px rgba(0,0,0,0.25);
}
.mobile-call-btn {
    flex: 1;
    display: flex;
    align-items: center;
    gap: 12px;
    padding: 12px 18px;
    color: #fff;
    border-right: 1px solid rgba(255,255,255,0.1);
}
.mobile-call-btn i {
    width: 38px;
    height: 38px;
    background: var(--gold);
    color: #fff;
    border-radius: 50%;
    display: flex;
    align-items: center;
    justify-content: center;
    font-size: 1rem;
    flex-shrink: 0;
}
.mobile-call-btn span {
    display: flex;
    flex-direction: column;
    line-height: 1.15;
}
.mobile-call-btn small {
    font-size: 0.68rem;
    color: rgba(255,255,255,0.55);
    text-transform: uppercase;
}
.mobile-call-btn strong {
    font-size: 0.95rem;
    color: #fff;
    font-weight: 600;
}
.mobile-submit-btn {
    display: flex;
    align-items: center;
    gap: 8px;
    padding: 12px 22px;
    background: var(--gold);
    color: #fff;
    font-weight: 600;
    font-size: 0.88rem;
    white-space: nowrap;
}
.mobile-submit-btn:hover { background: var(--gold-h); }

/* ---------- RESPONSIVE ---------- */
@media (max-width: 1100px) {
    .hero-grid {
        grid-template-columns: 1fr;
        padding: 70px 32px 80px;
        gap: 50px;
    }
    .hero-text h1 { font-size: 3rem; }
    .approach-grid {
        grid-template-columns: 1fr;
        gap: 50px;
    }
    .approach-stats {
        flex-direction: row;
        border-left: none;
        border-top: 1px solid var(--border);
        padding: 30px 0 0;
    }
    .stat-block {
        flex: 1;
        border-bottom: none;
        border-right: 1px solid var(--border);
        padding: 0 20px;
    }
    .stat-block:last-child { border-right: none; }
    .hero-strip-inner {
        grid-template-columns: 1fr 1fr;
        gap: 24px;
        padding: 28px 32px;
    }
    .strip-item {
        border-right: none;
        padding: 0;
    }
    .process-grid { grid-template-columns: repeat(2, 1fr); }
    .why-sell-inner { grid-template-columns: 1fr; gap: 50px; }
    .investor-types { grid-template-columns: repeat(2, 1fr); }
    .testimonial-grid { grid-template-columns: 1fr; }
    .footer-grid { grid-template-columns: 1fr 1fr; gap: 40px; }
}

@media (max-width: 900px) {
    .main-nav, .header-phone { display: none; }
    .mobile-toggle { display: flex; }
    .header-right .btn-gold { padding: 10px 16px; font-size: 0.8rem; }
    .process-head h2,
    .testimonials-head h2,
    .faq-head h2,
    .investors-head h2,
    .why-sell-text h2,
    .approach-text h2 { font-size: 2rem; }
    .faq-grid { grid-template-columns: 1fr; }
    .stats-inner { grid-template-columns: repeat(2, 1fr); }
    .big-stat {
        border-right: none;
        border-bottom: 1px solid rgba(255,255,255,0.08);
    }
    .big-stat:nth-child(3),
    .big-stat:nth-child(4) { border-bottom: none; }
}

@media (max-width: 768px) {
    .mobile-call-bar { display: flex; }
    body { padding-bottom: 74px; }
}

@media (max-width: 640px) {
    .hero-text h1 { font-size: 2.3rem; }
    .hero-features { gap: 24px; }
    .hero-form-card { padding: 28px 24px; }
    .form-row { grid-template-columns: 1fr; }
    .process-grid { grid-template-columns: 1fr; }
    .investor-types { grid-template-columns: 1fr; }
    .hero-strip-inner { grid-template-columns: 1fr; }
    .approach-stats { flex-direction: column; }
    .stat-block {
        border-right: none;
        border-bottom: 1px solid var(--border);
        padding: 20px 0;
    }
    .footer-grid { grid-template-columns: 1fr; gap: 40px; }
    .footer-bottom { flex-direction: column; text-align: center; }
    .final-cta-inner h2 { font-size: 2rem; }
    .investor-cta-wrap { padding: 40px 30px; flex-direction: column; align-items: flex-start; }
    .process, .why-sell, .investors-section, .testimonials,
    .faq, .approach, .final-cta { padding: 80px 0; }
}

/* =========================================================
   SELLMYHIGHRISE.CA — Part 4: Investor Page
   ========================================================= */

/* ---------- INVESTOR HERO ---------- */
.investor-hero {
    position: relative;
    padding: 120px 0 100px;
    overflow: hidden;
    text-align: center;
    color: #fff;
}
.investor-hero-bg {
    position: absolute;
    inset: 0;
    background-size: cover;
    background-position: center;
}
.investor-hero-overlay {
    position: absolute;
    inset: 0;
    background: linear-gradient(135deg, rgba(13,27,42,0.95) 0%, rgba(13,27,42,0.82) 100%);
}
.investor-hero-inner {
    position: relative;
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.investor-hero h1 {
    font-size: 3.6rem;
    color: #fff;
    line-height: 1.05;
    margin-bottom: 24px;
    letter-spacing: -0.5px;
    max-width: 900px;
    margin-left: auto;
    margin-right: auto;
}
.investor-hero p {
    font-size: 1.1rem;
    color: rgba(255,255,255,0.85);
    line-height: 1.75;
    max-width: 660px;
    margin: 0 auto 40px;
}
.investor-hero-actions {
    display: flex;
    gap: 16px;
    justify-content: center;
    flex-wrap: wrap;
}

/* ---------- VALUE PROPS STRIP ---------- */
.investor-value {
    background: var(--navy);
    padding: 60px 0;
    border-top: 1px solid rgba(201,162,75,0.2);
    border-bottom: 1px solid rgba(201,162,75,0.2);
}
.investor-value-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 40px;
}
.value-item {
    text-align: center;
    color: #fff;
    padding: 0 16px;
    border-right: 1px solid rgba(255,255,255,0.08);
}
.value-item:last-child { border-right: none; }
.value-item i {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    width: 56px;
    height: 56px;
    border-radius: 50%;
    background: rgba(201,162,75,0.12);
    color: var(--gold);
    font-size: 1.4rem;
    margin-bottom: 18px;
}
.value-item h3 {
    font-size: 1rem;
    color: #fff;
    margin-bottom: 8px;
    font-family: var(--font-display);
}
.value-item p {
    font-size: 0.85rem;
    color: rgba(255,255,255,0.7);
    line-height: 1.6;
}

/* ---------- WHO WE WORK WITH ---------- */
.who-we-work {
    background: var(--bg-soft);
    padding: 130px 0;
}
.who-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.who-head {
    text-align: center;
    max-width: 720px;
    margin: 0 auto 70px;
}
.who-head h2 {
    font-size: 2.6rem;
    line-height: 1.15;
    letter-spacing: -0.5px;
    margin-bottom: 18px;
}
.who-head p {
    font-size: 1.05rem;
    color: var(--muted);
    line-height: 1.75;
    max-width: 640px;
    margin: 0 auto;
}
.who-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 26px;
}
.who-card {
    background: #fff;
    padding: 44px 34px;
    border-radius: 6px;
    border: 1px solid var(--border);
    transition: var(--t);
}
.who-card:hover {
    transform: translateY(-6px);
    border-color: var(--gold);
    box-shadow: var(--shadow);
}
.who-icon {
    display: inline-flex;
    align-items: center;
    justify-content: center;
    width: 60px;
    height: 60px;
    border-radius: 50%;
    background: rgba(201,162,75,0.12);
    color: var(--gold);
    font-size: 1.4rem;
    margin-bottom: 20px;
}
.who-card h3 {
    font-size: 1.1rem;
    margin-bottom: 10px;
}
.who-card p {
    font-size: 0.92rem;
    color: var(--muted);
    line-height: 1.65;
}

/* ---------- INVESTMENT CRITERIA ---------- */
.investment-criteria {
    background: #fff;
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.criteria-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: 90px;
    align-items: center;
}
.criteria-text h2 {
    font-size: 2.6rem;
    line-height: 1.15;
    letter-spacing: -0.5px;
    margin-bottom: 22px;
}
.criteria-text > p {
    font-size: 1.05rem;
    line-height: 1.75;
    color: var(--muted);
    margin-bottom: 32px;
    max-width: 520px;
}
.criteria-list {
    display: flex;
    flex-direction: column;
    gap: 16px;
}
.criteria-list li {
    display: flex;
    align-items: flex-start;
    gap: 14px;
    font-size: 0.98rem;
    line-height: 1.55;
}
.criteria-list i {
    color: var(--gold);
    font-size: 1.1rem;
    margin-top: 3px;
    flex-shrink: 0;
}
.criteria-list strong {
    color: var(--navy);
    font-weight: 600;
}
.criteria-image {
    min-height: 560px;
    background-size: cover;
    background-position: center;
    border-radius: 6px;
}

/* ---------- OPPORTUNITIES ---------- */
.opportunities {
    background: var(--bg-soft);
    padding: 130px 0;
}
.opportunities-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.opportunities-head {
    text-align: center;
    max-width: 720px;
    margin: 0 auto 70px;
}
.opportunities-head h2 {
    font-size: 2.6rem;
    line-height: 1.15;
    letter-spacing: -0.5px;
    margin-bottom: 18px;
}
.opportunities-head p {
    font-size: 1.05rem;
    color: var(--muted);
    line-height: 1.75;
    max-width: 640px;
    margin: 0 auto;
}
.opp-grid {
    display: grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 28px;
    margin-bottom: 32px;
}
.opp-card {
    background: var(--navy);
    color: #fff;
    padding: 44px 34px;
    border-radius: 6px;
    border: 1px solid rgba(201,162,75,0.2);
    transition: var(--t);
}
.opp-card:hover {
    transform: translateY(-6px);
    border-color: var(--gold);
    box-shadow: 0 20px 50px -10px rgba(0,0,0,0.3);
}
.opp-badge {
    display: inline-block;
    background: rgba(201,162,75,0.15);
    color: var(--gold);
    padding: 6px 14px;
    border-radius: 20px;
    font-size: 0.72rem;
    letter-spacing: 1.5px;
    text-transform: uppercase;
    font-weight: 600;
    margin-bottom: 20px;
}
.opp-card h3 {
    font-size: 1.25rem;
    color: #fff;
    margin-bottom: 20px;
    display: flex;
    align-items: center;
    gap: 10px;
}
.opp-card h3 i {
    color: var(--gold);
    font-size: 0.9rem;
}
.opp-card ul {
    display: flex;
    flex-direction: column;
    gap: 12px;
    border-top: 1px solid rgba(255,255,255,0.1);
    padding-top: 20px;
}
.opp-card li {
    display: flex;
    justify-content: space-between;
    font-size: 0.9rem;
    color: rgba(255,255,255,0.75);
}
.opp-card li span:first-child {
    color: rgba(255,255,255,0.5);
    font-size: 0.8rem;
    letter-spacing: 0.5px;
    text-transform: uppercase;
}
.opp-note {
    text-align: center;
    font-size: 0.9rem;
    color: var(--muted);
    padding: 20px 0;
}
.opp-note i {
    color: var(--gold);
    margin-right: 6px;
}

/* ---------- INVESTOR SIGNUP ---------- */
.investor-signup {
    background: #fff;
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.signup-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
    display: grid;
    grid-template-columns: 1fr 1.1fr;
    gap: 90px;
    align-items: center;
}
.signup-text h2 {
    font-size: 2.6rem;
    line-height: 1.15;
    letter-spacing: -0.5px;
    margin-bottom: 20px;
}
.signup-text > p {
    font-size: 1.05rem;
    line-height: 1.75;
    color: var(--muted);
    margin-bottom: 30px;
    max-width: 480px;
}
.signup-points {
    display: flex;
    flex-direction: column;
    gap: 14px;
    margin-bottom: 36px;
}
.signup-points li {
    display: flex;
    align-items: flex-start;
    gap: 14px;
    font-size: 0.95rem;
    line-height: 1.55;
}
.signup-points i {
    color: var(--gold);
    margin-top: 3px;
    flex-shrink: 0;
}
.signup-call {
    padding-top: 30px;
    border-top: 1px solid var(--border);
}
.signup-call p {
    font-size: 0.9rem;
    color: var(--muted);
    margin-bottom: 12px;
}
.signup-phone {
    display: inline-flex;
    align-items: center;
    gap: 10px;
    padding: 12px 22px;
    background: var(--navy);
    color: #fff;
    border-radius: 3px;
    font-size: 1rem;
    font-weight: 600;
    transition: var(--t);
}
.signup-phone i { color: var(--gold); }
.signup-phone:hover {
    background: var(--navy-2);
    transform: translateY(-1px);
}
.signup-form-wrap {
    background: var(--navy);
    padding: 44px 40px;
    border-radius: 6px;
    border: 1px solid rgba(201,162,75,0.25);
    box-shadow: 0 30px 70px -25px rgba(0,0,0,0.5);
}

/* ---------- INVESTOR FLOW ---------- */
.investor-flow {
    background: var(--bg-soft);
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.investor-flow-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}
.flow-head {
    text-align: center;
    max-width: 720px;
    margin: 0 auto 70px;
}
.flow-head h2 {
    font-size: 2.6rem;
    line-height: 1.15;
    letter-spacing: -0.5px;
}
.flow-grid {
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 28px;
}
.flow-step {
    padding: 44px 32px;
    background: #fff;
    border-radius: 6px;
    border: 1px solid var(--border);
    transition: var(--t);
}
.flow-step:hover {
    border-color: var(--gold);
    transform: translateY(-6px);
    box-shadow: var(--shadow);
}
.flow-num {
    display: block;
    font-family: var(--font-display);
    font-size: 2.5rem;
    color: var(--gold);
    line-height: 1;
    margin-bottom: 18px;
}
.flow-step h3 {
    font-size: 1.15rem;
    margin-bottom: 10px;
}
.flow-step p {
    font-size: 0.9rem;
    color: var(--muted);
    line-height: 1.65;
}

/* ---------- INVESTOR FAQ ---------- */
.investor-faq {
    background: #fff;
    padding: 130px 0;
    border-top: 1px solid var(--border);
}
.investor-faq-inner {
    max-width: 1180px;
    margin: 0 auto;
    padding: 0 32px;
}

/* ---------- RESPONSIVE — INVESTOR PAGE ---------- */
@media (max-width: 1100px) {
    .investor-value-inner {
        grid-template-columns: repeat(2, 1fr);
        gap: 32px;
    }
    .value-item {
        border-right: none;
        border-bottom: 1px solid rgba(255,255,255,0.08);
        padding-bottom: 24px;
    }
    .value-item:nth-last-child(-n+2) { border-bottom: none; }
    .who-grid { grid-template-columns: repeat(2, 1fr); }
    .criteria-inner { grid-template-columns: 1fr; gap: 50px; }
    .criteria-image { min-height: 320px; }
    .opp-grid { grid-template-columns: 1fr; }
    .signup-inner { grid-template-columns: 1fr; gap: 50px; }
    .flow-grid { grid-template-columns: repeat(2, 1fr); }
}

@media (max-width: 900px) {
    .investor-hero { padding: 80px 0 70px; }
    .investor-hero h1 { font-size: 2.6rem; }
    .investor-hero p { font-size: 1rem; }
    .investor-value,
    .who-we-work,
    .investment-criteria,
    .opportunities,
    .investor-signup,
    .investor-flow,
    .investor-faq { padding: 80px 0; }
    .who-head,
    .opportunities-head,
    .flow-head { margin-bottom: 50px; }
    .who-head h2,
    .opportunities-head h2,
    .flow-head h2,
    .criteria-text h2,
    .signup-text h2 { font-size: 2rem; }
}

@media (max-width: 640px) {
    .investor-hero h1 { font-size: 2.1rem; }
    .investor-hero-actions { flex-direction: column; }
    .investor-hero-actions .btn-gold,
    .investor-hero-actions .btn-outline-light { width: 100%; }
    .investor-value-inner { grid-template-columns: 1fr; }
    .who-grid { grid-template-columns: 1fr; }
    .flow-grid { grid-template-columns: 1fr; }
    .signup-form-wrap { padding: 32px 24px; }
    .criteria-inner { gap: 40px; }
    .opp-grid { gap: 20px; }
    .opp-card { padding: 36px 26px; }
    .who-card { padding: 36px 26px; }
    .flow-step { padding: 36px 26px; }
}