Acts Homeownership Acquisitions Inc

EIN 92-1333943 • 501(c)3 • Milwaukee, WI

NTEE L25

Profile

Acts homes mission is to provide access to affordable homeownership opportunities for families with barriers to homeownership.

270 E Kilbourn Ave 5th FloorMilwaukee, WI 53202

actshousing.org

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

0.34x

Higher debt load relative to assets than 37% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Source year 2024

1.03x

Higher debt load relative to revenue than 38% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Source year 2024

66%

Higher net margin than 84% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Source year 2024

$270,779

Higher top officer pay than 65% of similar nonprofits.

Top officer pay equals 6.5% of source-year revenue.

NTEE L • $10M-$25M nonprofits • Source year 2024

74%

Faster asset growth than 95% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Annualized from 2023 to 2024

-4.0%

Faster revenue growth than 20% of similar nonprofits.

NTEE L • $10M-$25M nonprofits • Annualized from 2023 to 2024

Balance Sheet

Liabilities / Assets37th percentile

Assets

$12,595,529

Up $5,341,320 (+74%) from 2023

Liabilities

$4,293,821

Up $2,597,702 (+153%) from 2023

Net Assets

$8,301,708

Up $2,743,618 (+49%) from 2023

Operations

Liabilities / Revenue38th percentile Net Margin84th percentile

Revenue

Down

$4,163,113

Down $173,010 (-4.0%) from 2023

Expenses

$1,415,849

Up $620,748 (+78%) from 2023

Net Income

Down

$2,747,264

Down $793,758 (-22%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth95th percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

Highlighted filing

2024

Assets$12,595,529

Liabilities$4,293,821

Net Assets$8,301,708

Open 2024 Filing

Operations Trend

Revenue Growth20th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

Highlighted filing

2024

Revenue$4,163,113

Expenses$1,415,849

Net Income$2,747,264

Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing

Assets: $12,595,529
Liabilities: $4,293,821
Net assets: $8,301,708
Revenue: $4,163,113
Expenses: $1,415,849
Net income: $2,747,264

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.	$12.6	$4.29	$8.30	$4.16	$1.42	$2.75
2023Detailed filing. Detailed filing data is available for this year.	$7.25	$1.70	$5.56	$4.34	$0.80	$3.54

Latest Filing Detail

Jump To

Filing Snapshot

Filing Period: Jan 1, 2024 to Dec 31, 2024
Signed: Sep 11, 2025
Return Version: 2024v5.2
Gross Receipts: $6,582,908

Mission and Program Overview

Mission

Acts homes mission is to provide access to affordable homeownership opportunities for families with barriers to homeownership.

Acts homeownership acquisitions, inc.'s mission is empowerment through homeownership.

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Inventories for Sale or Use	$2,909,150	$9,350,306	▲ $6,441,156
Pledges and Grants Receivable	-	$1,710,395	-
Investments in Publicly Traded Securities	$490,990	$515,498	▲ $24,508
Accounts Receivable	$3,217,631	$455,144	▼ $2,762,487
Cash and Non-Interest-Bearing Accounts	$612,076	$388,670	▼ $223,406
Savings and Temporary Cash Investments	-	$150,159	-
Prepaid Expenses and Deferred Charges	$24,362	$25,357	▲ $995
Total Assets	$7,254,209	$12,595,529	▲ $5,341,320
Liabilities
Accounts Payable and Accrued Expenses	$581,276	$3,183,527	▲ $2,602,251
Mortgage Notes Payable Secured by Investment Property	$1,105,000	$1,105,000	→ $0
Deferred Revenue	$9,843	$5,294	▼ $4,549
Total Liabilities	$1,696,119	$4,293,821	▲ $2,597,702
Net Assets / Fund Balance
Net Assets Without Donor Restrictions	$3,632,636	$6,582,975	▲ $2,950,339
Net Assets With Donor Restrictions	$1,925,454	$1,718,733	▼ $206,721
Total Net Assets Fund Balance	$5,558,090	$8,301,708	▲ $2,743,618
Total Liabilities and Net Assets / Fund Balance	$7,254,209	$12,595,529	▲ $5,341,320

Compensation and Service Providers

Top Officer Pay65th percentile

Employees

Name	Title	Full / Part Time	Other	Total
Deatra Kemp	VP Program	-	$139,415	$139,415
Kelly Andrew	VP Strategic Partnerships	PT	$138,574	$138,574

Board Members and Trustees

Name	Title
Heather Ramirez	Chair
Michael Gosman	President & CEO
Marc Perry	Director
John Syburg	Secretary
Anthony Franda	Treasurer
Dorothy York	VP Real Estate

Revenue and Support

Revenue Composition

Contributions and Grants: $3,836,059
Program Service Revenue: $117,518
Investment Income: $29,229
Other Revenue: $180,307
Change in Net Assets: $2,747,264

Audited Revenue Reconciliation

Revenue per Audited Statements: $4,162,197
Revenue Not Reported on Financial Statements: $916
Revenue Not Reported on Form 990: $2,416,149
Total Revenue per Audited Statements: $6,578,346
Total Revenue per Form 990: $4,163,113

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Other Expenses	$742,045
Salaries, Compensation, and Employee Benefits	$673,804
Total Fundraising Expense	$79,123
Grants and Similar Amounts Paid	$0
Professional Fundraising Fees	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Other Salaries and Wages	$433,252	$31,635	$58,940	$523,827
Occupancy	$265,849	$2,437	-	$268,286
Fees for Services Management	$145,228	-	-	$145,228
Interest	$60,439	-	-	$60,439
Fees for Services Legal	$7,690	$50,353	-	$58,043
Fees for Services Accounting	-	$57,891	-	$57,891
Other Employee Benefits	$46,492	$1,390	$8,044	$55,926
Payroll Taxes	$37,764	$4,781	$4,967	$47,512
Information Technology	$30,052	$10,248	$4,460	$44,760
Current Officers, Directors, Trustees, and Key Employees	-	$35,562	-	$35,562
Fees for Services Other	$22,967	$3,433	-	$26,400
Insurance	-	$18,440	-	$18,440
Office Expenses	$4,642	$7,831	$717	$13,190
Pension Plan Contributions	$8,961	$648	$1,368	$10,977
Other Expenses	$849	$904	$518	$1,753
Travel	$404	$597	$109	$1,110
Fees for Service Investment Mgmnt Fees	-	$916	-	$916
Advertising	$110	$643	-	$753
Total Functional Expenses	$1,106,929	$229,797	$79,123	$1,415,849

Audited Expense Reconciliation

Line Item	Amount
Total Expenses per Form 990	$1,415,849
Expenses per Audited Statements	$1,414,933
Total Expenses per Audited Statements	$1,414,933
Expenses Not Reported on Financial Statements	$916
Expenses Not Reported on Form 990	$0

Fundraising, Events, and Gaming

Fundraising activities: No
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
Professional Fundraising Fees	$0

Political and Lobbying Activity

Political campaign activity: No
Lobbying activity: No
Subject to proxy tax: No

Related Organizations and Partnerships

Related Tax-Exempt Organizations

Organization	Location	Activity	Code	Public Charity	Controlled
Acts Community Development Corporation	Milwaukee, WI	Affordable Homeownership Opportunities	501(c)(3)	509(a)(1)	No
Acts Lending Inc	Milwaukee, WI	Affordable Homeownership Opportunities	501(c)(3)	509(a)(1)	No

Disregarded Entities

Entity	Location	Activity	Income	Assets	Controller
Acts Homeownership Acquisitions LLC	Milwaukee, WI	Home Acquisitions for Affordable Housing	$2,717,723	$740,623	Acts Homeownership Acquisitions Inc

Transactions with Related Organizations

Organization	Type	Method	Amount
Acts Community Development Corporation	C	Cash	$1,647,633
Acts Community Development Corporation	E	Cash	$1,105,000
Acts Community Development Corporation	O	Cash	$673,804
Acts Community Development Corporation	P	Cash	$203,644

Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant: No
Annual disclosure for covered persons: Yes
Audit committee: Yes
Backup withholding compliance: Yes
Business relationship with 35% controlled entity: No
Business relationship with family members: No
Business relationship with organization members: No
Material changes to governing documents: No
Compensation from other sources disclosed: No
CEO compensation reviewed: Yes
Other officer compensation reviewed: Yes
Conflict-of-interest policy: Yes
Audited financial statements prepared: Yes
Key decisions subject to board approval: No
Management duties delegated: No

Governance Explanations

Form 990, Part VI, Section A, Line 8B

“There are no committees that have authority to act on behalf of the governing body.”

Form 990, Part VI, Section B, Line 11B

“The entire board is provided the 990 (excluding schedule b) for review prior to filing, the executive committee reviews the full 990 (including schedule b) and discusses any necessary items with the full board”

Form 990, Part VI, Section B, Line 12C

“Board members are required to disclose potential conflicts of interest. Other members of the board or committee determine if a conflict exists. When this occurs the board member with a conflict of interest is asked to leave during the discussion and vote.”

Form 990, Part VI, Section B, Line 15

“Acts acquisitions does not give compensation directly to any employees, all compensation is paid through acts housing and charged back to acquisitions.”

Form 990, Part VI, Section C, Line 19

“UPON REQUEST”

Filing and Contact Details

Filer

Filer Name: Acts Homeownership Acquisitions Inc
EIN: 92-1333943
Phone: 4149332215
Address: 270 E KILBOURN AVE 5TH FLOOR, MILWAUKEE, WI 53202
Doing Business As: Acts Homes

Signing Officer

Name: Michael Gosman
Title: President & CEO
Phone: 4149332215
Signed: 2025-09-11
Discuss with paid preparer: Yes

Organization Details

Principal Officer: Michael Gosman
Formed: 2022
Legal Domicile: Wi
Voting Board Members: 4
Independent Board Members: 4
Employees: 0
Volunteers: 5

Preparer

Firm: Ritz Holman Llp
Address: 330 E KILBOURN AVE SUITE 222, MILWAUKEE, WI 53202
Preparer: Katy L Sommer
Phone: 4142711451

Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“SAME AS PRIOR YEAR”

Financial Statement Notes

PART X, LINE 2:

“The organization is exempt from income tax under section 501(c)(3) of the internal revenue code and is classified as other than a private foundation. The affiliate is a solely owned corporation and therefore the internal revenue service considers it to be a disregarded entity for tax purposes. All affiliate activity is included under acts community development corporation for tax purposes. Management has reviewed all tax positions recognized in previously filed tax returns and those expected to be taken in future tax returns. As of december 31, 2024, the organization and affiliate had no amounts related to unrecognized income tax benefits and no amounts related to accrued interest and penalties. The organization does not anticipate any significant changes to unrecognized income tax benefits over the next year.”

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“COSTS OF HOME SALES”

Raw XML AppendixShowing 400 of 561 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990/MissionDesc	0	ACTS HOMES MISSION IS TO PROVIDE ACCESS TO AFFORDABLE HOMEOWNERSHIP OPPORTUNITIES FOR FAMILIES WITH BARRIERS TO HOMEOWNERSHIP.
IRS990/MoreThan5000KToIndividualsInd	0	0
IRS990/MoreThan5000KToOrgInd	0	0
IRS990/MortgNotesPyblScrdInvstPropGrp/BOYAmt	0	1105000
IRS990/MortgNotesPyblScrdInvstPropGrp/EOYAmt	0	1105000
IRS990/NetAssetsOrFundBalancesBOYAmt	0	5558090
IRS990/NetAssetsOrFundBalancesEOYAmt	0	8301708
IRS990/NetIncomeOrLossGrp/RelatedOrExemptFuncIncomeAmt	0	180307
IRS990/NetIncomeOrLossGrp/TotalRevenueColumnAmt	0	180307
IRS990/NetUnrelatedBusTxblIncmAmt	0	0
IRS990/NetUnrlzdGainsLossesInvstAmt	0	-3646
IRS990/NoDonorRestrictionNetAssetsGrp/BOYAmt	0	3632636
IRS990/NoDonorRestrictionNetAssetsGrp/EOYAmt	0	6582975
IRS990/NondeductibleContributionsInd	0	0
IRS990/OccupancyGrp/ManagementAndGeneralAmt	0	2437
IRS990/OccupancyGrp/ProgramServicesAmt	0	265849
IRS990/OccupancyGrp/TotalAmt	0	268286
IRS990/OfficeExpensesGrp/FundraisingAmt	0	717
IRS990/OfficeExpensesGrp/ManagementAndGeneralAmt	0	7831
IRS990/OfficeExpensesGrp/ProgramServicesAmt	0	4642
IRS990/OfficeExpensesGrp/TotalAmt	0	13190
IRS990/OfficerMailingAddressInd	0	0
IRS990/OperateHospitalInd	0	0
IRS990/Organization501c3Ind	0	X
IRS990/OrganizationFollowsFASB117Ind	0	X
IRS990/OtherChangesInNetAssetsAmt	0	0
IRS990/OtherEmployeeBenefitsGrp/FundraisingAmt	0	8044
IRS990/OtherEmployeeBenefitsGrp/ManagementAndGeneralAmt	0	1390
IRS990/OtherEmployeeBenefitsGrp/ProgramServicesAmt	0	46492
IRS990/OtherEmployeeBenefitsGrp/TotalAmt	0	55926
IRS990/OtherExpensesGrp/Desc	0	TENANT WELFARE
IRS990/OtherExpensesGrp/Desc	1	STAFF DEVELOPMENT
IRS990/OtherExpensesGrp/Desc	2	DUES AND FEES
IRS990/OtherExpensesGrp/Desc	3	BANK FEES
IRS990/OtherExpensesGrp/FundraisingAmt	0	518
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt	0	0
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt	1	1180
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt	2	908
IRS990/OtherExpensesGrp/ManagementAndGeneralAmt	3	904
IRS990/OtherExpensesGrp/ProgramServicesAmt	0	36356
IRS990/OtherExpensesGrp/ProgramServicesAmt	1	3846
IRS990/OtherExpensesGrp/ProgramServicesAmt	2	2028
IRS990/OtherExpensesGrp/ProgramServicesAmt	3	849
IRS990/OtherExpensesGrp/TotalAmt	0	36356
IRS990/OtherExpensesGrp/TotalAmt	1	5544
IRS990/OtherExpensesGrp/TotalAmt	2	2936
IRS990/OtherExpensesGrp/TotalAmt	3	1753
IRS990/OtherSalariesAndWagesGrp/FundraisingAmt	0	58940
IRS990/OtherSalariesAndWagesGrp/ManagementAndGeneralAmt	0	31635
IRS990/OtherSalariesAndWagesGrp/ProgramServicesAmt	0	433252
IRS990/OtherSalariesAndWagesGrp/TotalAmt	0	523827
IRS990/OtherWebsiteInd	0	X
IRS990/PartialLiquidationInd	0	0
IRS990/PayPremiumsPrsnlBnftCntrctInd	0	0
IRS990/PayrollTaxesGrp/FundraisingAmt	0	4967
IRS990/PayrollTaxesGrp/ManagementAndGeneralAmt	0	4781
IRS990/PayrollTaxesGrp/ProgramServicesAmt	0	37764
IRS990/PayrollTaxesGrp/TotalAmt	0	47512
IRS990/PensionPlanContributionsGrp/FundraisingAmt	0	1368
IRS990/PensionPlanContributionsGrp/ManagementAndGeneralAmt	0	648
IRS990/PensionPlanContributionsGrp/ProgramServicesAmt	0	8961
IRS990/PensionPlanContributionsGrp/TotalAmt	0	10977
IRS990/PledgesAndGrantsReceivableGrp/EOYAmt	0	1710395
IRS990/PoliticalCampaignActyInd	0	0
IRS990/PrepaidExpensesDefrdChargesGrp/BOYAmt	0	24362
IRS990/PrepaidExpensesDefrdChargesGrp/EOYAmt	0	25357
IRS990/PrincipalOfficerNm	0	MICHAEL GOSMAN
IRS990/ProfessionalFundraisingInd	0	0
IRS990/ProgramServiceRevenueGrp/BusinessCd	0	532000
IRS990/ProgramServiceRevenueGrp/Desc	0	RENTAL PROPERTY INCOME
IRS990/ProgramServiceRevenueGrp/RelatedOrExemptFuncIncomeAmt	0	117518
IRS990/ProgramServiceRevenueGrp/TotalRevenueColumnAmt	0	117518
IRS990/ProhibitedTaxShelterTransInd	0	0
IRS990/PYBenefitsPaidToMembersAmt	0	0
IRS990/PYContributionsGrantsAmt	0	4146849
IRS990/PYExcessBenefitTransInd	0	0
IRS990/PYGrantsAndSimilarPaidAmt	0	0
IRS990/PYInvestmentIncomeAmt	0	130439
IRS990/PYOtherExpensesAmt	0	251028
IRS990/PYOtherRevenueAmt	0	0
IRS990/PYProgramServiceRevenueAmt	0	58835
IRS990/PYRevenuesLessExpensesAmt	0	3541022
IRS990/PYSalariesCompEmpBnftPaidAmt	0	544073
IRS990/PYTotalExpensesAmt	0	795101
IRS990/PYTotalProfFndrsngExpnsAmt	0	0
IRS990/PYTotalRevenueAmt	0	4336123
IRS990/QuidProQuoContributionsInd	0	0
IRS990/RcvFndsToPayPrsnlBnftCntrctInd	0	0
IRS990/ReconcilationRevenueExpnssAmt	0	2747264
IRS990/RegularMonitoringEnfrcInd	0	1
IRS990/RelatedEntityInd	0	1
IRS990/RelatedOrganizationCtrlEntInd	0	0
IRS990/RelatedOrganizationsAmt	0	1670245
IRS990/ReportInvestmentsOtherSecInd	0	0
IRS990/ReportLandBuildingEquipmentInd	0	0
IRS990/ReportOtherAssetsInd	0	0
IRS990/ReportOtherLiabilitiesInd	0	0
IRS990/ReportProgramRelatedInvstInd	0	0
IRS990/RevenueAmt	0	297825
IRS990/SavingsAndTempCashInvstGrp/EOYAmt	0	150159
IRS990ScheduleA/First5Years170Ind	0	X
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearAmt	0	3836059
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/CurrentTaxYearMinus1YearAmt	0	4146849
IRS990ScheduleA/GiftsGrantsContriRcvd170Grp/TotalAmt	0	7982908
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearAmt	0	29229
IRS990ScheduleA/GrossInvestmentIncome170Grp/CurrentTaxYearMinus1YearAmt	0	9098
IRS990ScheduleA/GrossInvestmentIncome170Grp/TotalAmt	0	38327
IRS990ScheduleA/GrossReceiptsRltdActivitiesAmt	0	356660
IRS990ScheduleA/OtherIncome170Grp/CurrentTaxYearMinus1YearAmt	0	121341
IRS990ScheduleA/OtherIncome170Grp/TotalAmt	0	121341
IRS990ScheduleA/PublicOrganization170Ind	0	X
IRS990ScheduleA/PublicSupportTotal170Amt	0	5381590
IRS990ScheduleA/SubstantialContributorsTotAmt	0	2601318
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearAmt	0	3836059
IRS990ScheduleA/TotalCalendarYear170Grp/CurrentTaxYearMinus1YearAmt	0	4146849
IRS990ScheduleA/TotalCalendarYear170Grp/TotalAmt	0	7982908
IRS990ScheduleA/TotalSupportAmt	0	8142576
IRS990ScheduleB/ContributorInformationGrp/ContributorBusinessName/BusinessNameLine1	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorNum	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine1	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/AddressLine2	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/City	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/State	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/ContributorUSAddress/ZIPCode	0	RESTRICTED
IRS990ScheduleB/ContributorInformationGrp/TotalContributionsAmt	0	RESTRICTED
IRS990/ScheduleBRequiredInd	0	1
IRS990ScheduleD/ExpensesNotReportedAmt	0	0
IRS990ScheduleD/ExpensesNotRptFinclStmtAmt	0	916
IRS990ScheduleD/ExpensesSubtotalAmt	0	1414933
IRS990ScheduleD/FootnoteTextInd	0	X
IRS990ScheduleD/InvestmentExpensesNotIncld2Amt	0	916
IRS990ScheduleD/InvestmentExpensesNotIncldAmt	0	916
IRS990ScheduleD/NetUnrealizedGainsInvstAmt	0	-3646
IRS990ScheduleD/OtherRevenueAmt	0	2419795
IRS990ScheduleD/RevenueNotReportedAmt	0	2416149
IRS990ScheduleD/RevenueNotReportedFinclStmtAmt	0	916
IRS990ScheduleD/RevenueSubtotalAmt	0	4162197
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt	0	THE ORGANIZATION IS EXEMPT FROM INCOME TAX UNDER SECTION 501(C)(3) OF THE INTERNAL REVENUE CODE AND IS CLASSIFIED AS OTHER THAN A PRIVATE FOUNDATION. THE AFFILIATE IS A SOLELY OWNED CORPORATION AND THEREFORE THE INTERNAL REVENUE SERVICE CONSIDERS IT TO BE A DISREGARDED ENTITY FOR TAX PURPOSES. ALL AFFILIATE ACTIVITY IS INCLUDED UNDER ACTS COMMUNITY DEVELOPMENT CORPORATION FOR TAX PURPOSES. MANAGEMENT HAS REVIEWED ALL TAX POSITIONS RECOGNIZED IN PREVIOUSLY FILED TAX RETURNS AND THOSE EXPECTED TO BE TAKEN IN FUTURE TAX RETURNS. AS OF DECEMBER 31, 2024, THE ORGANIZATION AND AFFILIATE HAD NO AMOUNTS RELATED TO UNRECOGNIZED INCOME TAX BENEFITS AND NO AMOUNTS RELATED TO ACCRUED INTEREST AND PENALTIES. THE ORGANIZATION DOES NOT ANTICIPATE ANY SIGNIFICANT CHANGES TO UNRECOGNIZED INCOME TAX BENEFITS OVER THE NEXT YEAR.
IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt	1	COSTS OF HOME SALES
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc	0	PART X, LINE 2:
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc	1	PART XI, LINE 2D - OTHER ADJUSTMENTS:
IRS990ScheduleD/TotalBookValueLandBuildingsAmt	0	0
IRS990ScheduleD/TotalExpensesPerForm990Amt	0	1415849
IRS990ScheduleD/TotalRevenuePerForm990Amt	0	4163113
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt	0	6578346
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt	0	1414933
IRS990ScheduleJ/AnyNonFixedPaymentsInd	0	1
IRS990ScheduleJ/BoardOrCommitteeApprovalInd	0	X
IRS990ScheduleJ/CompBasedOnRevenueOfFlngOrgInd	0	0
IRS990ScheduleJ/CompBsdNetEarnsFlngOrgInd	0	0
IRS990ScheduleJ/CompBsdNetEarnsRltdOrgsInd	0	0
IRS990ScheduleJ/CompBsdOnRevRelatedOrgsInd	0	0
IRS990ScheduleJ/EquityBasedCompArrngmInd	0	0
IRS990ScheduleJ/InitialContractExceptionInd	0	0
IRS990/ScheduleJRequiredInd	0	1
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BaseCompensationFilingOrgAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusFilingOrganizationAmount	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/BonusRelatedOrganizationsAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt	0	192167
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompensationBasedOnRltdOrgsAmt	1	134881
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990FilingOrgAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/CompReportPrior990RltdOrgsAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompensationFlngOrgAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt	0	42000
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/DeferredCompRltdOrgsAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsFilingOrgAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt	0	36612
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/NontaxableBenefitsRltdOrgsAmt	1	16848
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationFilingOrgAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/OtherCompensationRltdOrgsAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm	0	MICHAEL GOSMAN
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/PersonNm	1	DOROTHY YORK
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt	0	PRESIDENT & CEO
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TitleTxt	1	VP REAL ESTATE
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt	0	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationFilingOrgAmt	1	0
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt	0	270779
IRS990ScheduleJ/RltdOrgOfficerTrstKeyEmplGrp/TotalCompensationRltdOrgsAmt	1	151729
IRS990ScheduleJ/SeverancePaymentInd	0	0
IRS990ScheduleJ/SupplementalInformationDetail/ExplanationTxt	0	IN 2024 A RELATED ORGANIZATION ACCRUED A BONUS OF $42,000 FOR THE CEO.
IRS990ScheduleJ/SupplementalInformationDetail/FormAndLineReferenceDesc	0	PART I, LINE 7
IRS990ScheduleJ/SupplementalNonqualRtrPlanInd	0	0
IRS990/ScheduleORequiredInd	0	1
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	0	THERE ARE NO COMMITTEES THAT HAVE AUTHORITY TO ACT ON BEHALF OF THE GOVERNING BODY.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	1	THE ENTIRE BOARD IS PROVIDED THE 990 (EXCLUDING SCHEDULE B) FOR REVIEW PRIOR TO FILING, THE EXECUTIVE COMMITTEE REVIEWS THE FULL 990 (INCLUDING SCHEDULE B) AND DISCUSSES ANY NECESSARY ITEMS WITH THE FULL BOARD
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	2	BOARD MEMBERS ARE REQUIRED TO DISCLOSE POTENTIAL CONFLICTS OF INTEREST. OTHER MEMBERS OF THE BOARD OR COMMITTEE DETERMINE IF A CONFLICT EXISTS. WHEN THIS OCCURS THE BOARD MEMBER WITH A CONFLICT OF INTEREST IS ASKED TO LEAVE DURING THE DISCUSSION AND VOTE.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	3	ACTS ACQUISITIONS DOES NOT GIVE COMPENSATION DIRECTLY TO ANY EMPLOYEES, ALL COMPENSATION IS PAID THROUGH ACTS HOUSING AND CHARGED BACK TO ACQUISITIONS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt	4	UPON REQUEST

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