Methods of consolidating independent owners of distribution warehouses into an investment corporation for purposes of achieving economics of scale, for obtaining favorable mortgage financing and for creating a vehicle to enable periodic refinancing and investment of proceeds from such refinancing in real estate opportunities. The investment corporation is formed and independent owners of distribution warehouses are assembled and selected to participate in the investment corporation. The participants' retain ownership of their warehouse but lease the warehouses to the investment corporation that in turn sub-leases the warehouses back to each participant and agrees to pay the participant' s mortgage financing for the warehouse. The participants agree to pay rent to the investment corporation, which is used by the investment corporation to pay the mortgage financing and to acquire income-producing investments that may distributed to the participants in the form of a dividend.