/* Justus Sharp · NFM Lending — DSCR site
   Palette taken from the Justus Sharp / NFM Lending logo */
:root{
  --navy:#0C2140;
  --navy-2:#13315F;
  --blue:#1458B8;
  --blue-dark:#0F4592;
  --sky:#5B8DB8;
  --ice:#EEF3F9;
  --ice-2:#E1EAF5;
  --ink:#1B2433;
  --muted:#5A6678;
  --line:#D9E1EC;
  --white:#fff;
  --radius:16px;
  --shadow:0 18px 50px -18px rgba(12,33,64,.35);
  --shadow-sm:0 6px 22px -10px rgba(12,33,64,.28);
  --serif:'Playfair Display',Georgia,serif;
  --sans:'Inter',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;
  --script:'Mrs Saint Delafield','Allura',cursive;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);line-height:1.65;background:var(--white);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:var(--blue);text-decoration:none}
a:hover{text-decoration:underline}
h1,h2,h3,h4{font-family:var(--serif);color:var(--navy);line-height:1.18;font-weight:600}
h1{font-size:clamp(2.2rem,5vw,3.7rem)}
h2{font-size:clamp(1.8rem,3.4vw,2.6rem)}
h3{font-size:1.3rem}
p{margin-bottom:1rem}
.container{width:min(1200px,92%);margin-inline:auto}
.narrow{width:min(820px,92%);margin-inline:auto}
.section{padding:clamp(56px,8vw,104px) 0}
.section.alt{background:var(--ice)}
.section.dark{background:linear-gradient(135deg,var(--navy) 0%,var(--navy-2) 100%);color:#d8e3f3}
.section.dark h2,.section.dark h3{color:#fff}
.eyebrow{display:inline-block;font:600 .78rem/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--blue);margin-bottom:14px}
.dark .eyebrow,.hero .eyebrow{color:#9CC1E8}
.lead{font-size:1.15rem;color:var(--muted)}
.dark .lead{color:#b9cbe4}
.center{text-align:center}
.section-head{max-width:720px;margin:0 auto 52px;text-align:center}
.section-head p{color:var(--muted);font-size:1.08rem}
.dark .section-head p{color:#b9cbe4}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:8px;padding:15px 28px;border-radius:999px;font:600 .96rem var(--sans);border:2px solid transparent;cursor:pointer;transition:.2s;text-decoration:none!important}
.btn-primary{background:var(--blue);color:#fff;box-shadow:0 10px 26px -10px rgba(20,88,184,.8)}
.btn-primary:hover{background:var(--blue-dark);transform:translateY(-2px)}
.btn-outline{border-color:rgba(255,255,255,.5);color:#fff}
.btn-outline:hover{background:#fff;color:var(--navy)}
.btn-outline-dark{border-color:var(--navy);color:var(--navy)}
.btn-outline-dark:hover{background:var(--navy);color:#fff}
.btn-light{background:#fff;color:var(--navy)}
.btn-light:hover{transform:translateY(-2px)}
.btn-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:28px}

/* Top bar + header */
.topbar{background:var(--navy);color:#cfdcf0;font-size:.85rem}
.topbar .container{display:flex;justify-content:space-between;align-items:center;padding:9px 0;gap:16px;flex-wrap:wrap}
.topbar a{color:#fff}
.topbar .left,.topbar .right{display:flex;gap:22px;flex-wrap:wrap}
header.site{position:sticky;top:0;z-index:60;background:rgba(255,255,255,.97);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
header.site .container{display:flex;align-items:center;justify-content:space-between;height:84px;gap:20px}
.brand{display:flex;align-items:center;gap:18px;text-decoration:none!important}
.brand img.nfm{height:38px;width:auto}
.brand .divider{width:1px;height:42px;background:#9aa6b8}
.brand .sig{display:flex;flex-direction:column;align-items:center;line-height:1}
.brand .sig .script{font-family:var(--script);font-size:2.9rem;color:var(--blue);line-height:.75;margin-top:6px}
.brand .sig .sharp{font:500 .62rem var(--serif);letter-spacing:.55em;color:var(--navy);margin-top:6px;padding-left:.55em}
nav.main{display:flex;align-items:center;gap:6px}
nav.main > a,nav.main .dd > a{display:block;padding:10px 14px;color:var(--navy);font-weight:500;font-size:.95rem;border-radius:8px;text-decoration:none}
nav.main > a:hover,nav.main .dd > a:hover,nav.main a.active{color:var(--blue);background:var(--ice)}
.dd{position:relative}
.dd > a::after{content:"▾";margin-left:6px;font-size:.7rem}
.dd-menu{position:absolute;top:100%;left:0;min-width:260px;background:#fff;border:1px solid var(--line);border-radius:14px;box-shadow:var(--shadow);padding:10px;opacity:0;visibility:hidden;transform:translateY(8px);transition:.18s}
.dd:hover .dd-menu,.dd:focus-within .dd-menu{opacity:1;visibility:visible;transform:none}
.dd-menu a{display:block;padding:11px 14px;border-radius:9px;color:var(--navy);font-weight:500;font-size:.93rem;text-decoration:none}
.dd-menu a:hover{background:var(--ice);color:var(--blue)}
.nav-cta{margin-left:8px;padding:12px 22px!important;background:var(--blue)!important;color:#fff!important;border-radius:999px!important}
.nav-cta:hover{background:var(--blue-dark)!important}
.burger{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer}
.burger span{display:block;height:2px;background:var(--navy);margin:6px 10px;transition:.2s}

/* Hero */
.hero{position:relative;color:#fff;background:linear-gradient(115deg,rgba(8,23,48,.96) 0%,rgba(12,33,64,.9) 48%,rgba(20,88,184,.55) 100%),url('https://images.unsplash.com/photo-1545324418-cc1a3fa10c00?w=1600&q=80') center/cover,var(--navy);overflow:hidden}
.hero .container{display:grid;grid-template-columns:1.15fr .85fr;gap:40px;align-items:center;padding:clamp(56px,8vw,96px) 0 0}
.hero h1{color:#fff;margin-bottom:22px}
.hero h1 em{font-style:italic;color:#9CC1E8}
.hero p.lead{color:#cbd9ee;max-width:600px}
.hero-chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:30px}
.chip{padding:9px 16px;border:1px solid rgba(255,255,255,.28);border-radius:999px;font-size:.85rem;color:#e6eefb;background:rgba(255,255,255,.07)}
.hero-photo{position:relative;align-self:end}
.hero-photo::before{content:"";position:absolute;inset:8% 4% 0 4%;border-radius:50% 50% 0 0/38% 38% 0 0;background:linear-gradient(180deg,rgba(91,141,184,.55),rgba(20,88,184,.25))}
.hero-photo img{position:relative;width:100%;max-width:520px;margin:0 auto}
.hero-photo .badge{position:absolute;left:0;bottom:42px;background:#fff;color:var(--navy);padding:14px 18px;border-radius:14px;box-shadow:var(--shadow);font-size:.85rem;line-height:1.35}
.hero-photo .badge b{display:block;font-family:var(--serif);font-size:1.05rem}
.page-hero{background:linear-gradient(120deg,var(--navy),var(--navy-2) 60%,var(--blue));color:#fff;padding:clamp(52px,7vw,92px) 0;position:relative;overflow:hidden}
.page-hero::after{content:"";position:absolute;right:-120px;top:-120px;width:420px;height:420px;border-radius:50%;background:radial-gradient(circle,rgba(156,193,232,.28),transparent 70%)}
.page-hero h1{color:#fff;margin-bottom:18px}
.page-hero p.lead{color:#cbd9ee;max-width:720px}
.crumbs{font-size:.85rem;color:#9CC1E8;margin-bottom:18px}
.crumbs a{color:#cfe0f6}
.page-hero .container{position:relative;z-index:1}
.page-hero.with-photo .container{display:grid;grid-template-columns:1.2fr .8fr;gap:40px;align-items:end}
.page-hero.with-photo .ph{align-self:end;margin-bottom:-92px}
.page-hero.with-photo .ph img{max-width:460px;margin:auto}

/* Trust strip */
.strip{background:#fff;border-bottom:1px solid var(--line)}
.strip .container{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
.strip .item{padding:26px 22px;border-right:1px solid var(--line);text-align:center}
.strip .item:last-child{border-right:0}
.strip b{display:block;font:600 1.5rem var(--serif);color:var(--navy)}
.strip span{font-size:.86rem;color:var(--muted)}

/* Cards */
.grid{display:grid;gap:26px}
.grid.c2{grid-template-columns:repeat(2,1fr)}
.grid.c3{grid-template-columns:repeat(3,1fr)}
.grid.c4{grid-template-columns:repeat(4,1fr)}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:32px;transition:.25s;position:relative}
.card:hover{transform:translateY(-6px);box-shadow:var(--shadow);border-color:transparent}
.icon{width:54px;height:54px;border-radius:14px;display:grid;place-items:center;background:var(--ice-2);color:var(--blue);margin-bottom:20px}
.icon svg{width:26px;height:26px}
.card p{color:var(--muted);font-size:.97rem}
.card .more{font-weight:600;font-size:.93rem;display:inline-flex;gap:6px;margin-top:6px}
.program{display:flex;flex-direction:column;padding:0;overflow:hidden}
.program .top{height:150px;display:grid;place-items:center;color:#fff;background:linear-gradient(135deg,var(--navy),var(--blue))}
.program:nth-child(2) .top{background:linear-gradient(135deg,var(--navy-2),var(--sky))}
.program:nth-child(3) .top{background:linear-gradient(135deg,#0a1a33,var(--navy-2))}
.program:nth-child(4) .top{background:linear-gradient(135deg,var(--blue-dark),var(--sky))}
.program .top svg{width:58px;height:58px;opacity:.95}
.program .body{padding:26px 26px 30px;display:flex;flex-direction:column;flex:1}
.program .body .more{margin-top:auto;padding-top:10px}
.stretch::after{content:"";position:absolute;inset:0}

/* Split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split.rev > :first-child{order:2}
.checks{list-style:none;margin:20px 0}
.checks li{padding-left:34px;position:relative;margin-bottom:13px}
.checks li::before{content:"";position:absolute;left:0;top:4px;width:20px;height:20px;border-radius:50%;background:var(--blue) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='white' stroke-width='3.4' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='M5 12.5l4.5 4.5L19 7.5'/%3E%3C/svg%3E") center/12px no-repeat}
.dark .checks li{color:#d8e3f3}
.portrait{background:linear-gradient(180deg,var(--ice-2),#fff);border-radius:var(--radius);padding:30px 20px 0;border:1px solid var(--line);overflow:hidden}
.portrait img{width:100%;max-width:520px;margin:auto}

/* DSCR formula + calculator */
.formula{background:var(--navy);color:#fff;border-radius:var(--radius);padding:34px;box-shadow:var(--shadow)}
.formula .eq{font:600 1.35rem var(--serif);text-align:center;padding:18px;border:1px dashed rgba(255,255,255,.3);border-radius:12px;margin:18px 0}
.formula small{color:#a9bddb;display:block}
.calc{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px;box-shadow:var(--shadow-sm)}
.calc label{display:block;font-weight:600;font-size:.85rem;color:var(--navy);margin-bottom:6px}
.calc .row{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-bottom:16px}
.field,.calc input,.form input,.form select,.form textarea{width:100%;padding:14px 16px;border:1px solid var(--line);border-radius:10px;font:inherit;background:#fff;color:var(--ink)}
.calc input:focus,.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--blue);border-color:transparent}
.result{margin-top:8px;padding:22px;border-radius:12px;background:var(--ice);text-align:center}
.result .num{font:600 2.6rem var(--serif);color:var(--navy)}
.result .msg{font-size:.9rem;color:var(--muted)}
.fineprint{font-size:.78rem;color:var(--muted);margin-top:14px}

/* Steps */
.steps{counter-reset:s}
.step{position:relative;padding:34px 30px;background:#fff;border:1px solid var(--line);border-radius:var(--radius)}
.step::before{counter-increment:s;content:"0" counter(s);font:600 2.8rem var(--serif);color:var(--ice-2);position:absolute;top:14px;right:24px}
.dark .step{background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.14)}
.dark .step::before{color:rgba(255,255,255,.12)}
.dark .step p{color:#b9cbe4}

/* States */
.state{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px;position:relative;overflow:hidden}
.state::before{content:"";position:absolute;left:0;top:0;bottom:0;width:5px;background:linear-gradient(var(--blue),var(--sky))}
.state .abbr{font:700 3.4rem var(--serif);color:var(--ice-2);position:absolute;right:20px;top:6px;line-height:1}
.state h3{margin-bottom:8px}
.state p{color:var(--muted);font-size:.95rem}
.state .lic{font-size:.8rem;color:var(--blue);font-weight:600;letter-spacing:.04em}

/* Testimonials */
.quote{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:32px;position:relative}
.quote::before{content:"“";position:absolute;top:6px;left:24px;font:700 5rem var(--serif);color:var(--ice-2);line-height:1}
.quote .stars{color:#F4B400;letter-spacing:3px;margin-bottom:12px;position:relative}
.quote p{position:relative;font-size:1.04rem;color:var(--ink)}
.quote .who{display:flex;align-items:center;gap:12px;margin-top:20px;padding-top:18px;border-top:1px solid var(--line)}
.quote .av{width:42px;height:42px;border-radius:50%;background:var(--blue);color:#fff;display:grid;place-items:center;font-weight:700}
.quote .who small{display:block;color:var(--muted)}
.gbadge{display:inline-flex;align-items:center;gap:10px;background:#fff;border:1px solid var(--line);padding:10px 18px;border-radius:999px;font-weight:600;color:var(--navy);box-shadow:var(--shadow-sm)}

/* FAQ */
.faq details{background:#fff;border:1px solid var(--line);border-radius:14px;margin-bottom:14px;overflow:hidden}
.faq summary{cursor:pointer;padding:20px 24px;font:600 1.05rem var(--serif);color:var(--navy);list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::after{content:"+";font:400 1.6rem var(--sans);color:var(--blue);line-height:1}
.faq details[open] summary::after{content:"–"}
.faq details p{padding:0 24px 22px;color:var(--muted);margin:0}

/* CTA + forms */
.cta{background:linear-gradient(120deg,var(--navy),var(--blue-dark));color:#fff;border-radius:24px;padding:clamp(36px,6vw,68px);display:grid;grid-template-columns:1.2fr .8fr;gap:30px;align-items:center;box-shadow:var(--shadow)}
.cta h2{color:#fff}
.cta p{color:#cbd9ee}
.cta .btn-row{justify-content:flex-end;margin:0}
.form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:34px;box-shadow:var(--shadow-sm)}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:16px;margin-bottom:16px}
.form label{display:block;font-weight:600;font-size:.85rem;color:var(--navy);margin-bottom:6px}
.form .full{margin-bottom:16px}
.form textarea{min-height:120px;resize:vertical}
.form-note{font-size:.8rem;color:var(--muted);margin-top:12px}
.contact-list{list-style:none}
.contact-list li{display:flex;gap:16px;align-items:flex-start;margin-bottom:22px}
.contact-list .icon{margin:0;flex:none}
.contact-list b{display:block;color:var(--navy)}
.map{border-radius:var(--radius);overflow:hidden;border:1px solid var(--line);box-shadow:var(--shadow-sm)}
.map iframe{width:100%;height:100%;min-height:360px;border:0;display:block}

/* Footer (mirrors justussharp.com structure) */
footer.site{background:var(--navy);color:#b9cbe4;font-size:.9rem}
.f-badges{background:#fff;padding:30px 0;border-bottom:1px solid var(--line)}
.f-badges .container{display:flex;flex-wrap:wrap;justify-content:center;align-items:center;gap:34px}
.f-badges img{height:54px;width:auto;object-fit:contain;filter:grayscale(.15)}
.f-main{padding:64px 0 36px}
.f-main .container{display:grid;grid-template-columns:1.1fr 1fr 1fr;gap:48px}
.f-logo{background:#fff;border-radius:12px;padding:14px 18px;display:inline-block;margin-bottom:22px}
.f-logo img{height:34px}
footer h4{color:#fff;font:600 1.05rem var(--serif);margin-bottom:16px}
footer a{color:#dbe7f7}
footer ul{list-style:none}
footer li{margin-bottom:9px}
.f-main p{margin-bottom:8px}
.f-main strong{color:#fff}
.social{display:flex;gap:10px;margin:18px 0}
.social a{width:42px;height:42px;border-radius:50%;border:1px solid rgba(255,255,255,.28);display:grid;place-items:center;transition:.2s}
.social a:hover{background:var(--blue);border-color:var(--blue)}
.social svg{width:18px;height:18px;fill:#fff}
.ehl{display:flex;align-items:center;gap:14px;margin-top:20px}
.ehl img{height:64px;width:64px}
.ehl em{font-family:var(--serif);color:#fff;font-size:1.05rem}
.f-map{border-radius:14px;overflow:hidden;height:250px;margin-top:6px}
.f-map iframe{width:100%;height:100%;border:0}
.f-corp{border-top:1px solid rgba(255,255,255,.12);padding:34px 0}
.f-disc{border-top:1px solid rgba(255,255,255,.12);padding:34px 0;font-size:.78rem;line-height:1.75;color:#93a8c6}
.f-disc h4{font-size:1.1rem}
.f-bottom{background:#081a35;padding:24px 0;font-size:.85rem}
.f-bottom .container{display:flex;flex-wrap:wrap;justify-content:space-between;gap:16px 30px;align-items:center}
.f-bottom ul{display:flex;flex-wrap:wrap;gap:8px 22px}
.f-bottom li{margin:0}
.to-top{position:fixed;right:22px;bottom:22px;width:46px;height:46px;border-radius:50%;background:var(--blue);color:#fff;display:grid;place-items:center;box-shadow:var(--shadow);z-index:50;text-decoration:none!important;font-size:1.2rem}

/* Responsive */
@media(max-width:1040px){
  .hero .container,.split,.cta,.page-hero.with-photo .container{grid-template-columns:1fr}
  .grid.c4{grid-template-columns:repeat(2,1fr)}
  .f-main .container{grid-template-columns:1fr 1fr}
  .hero-photo{order:-1;max-width:420px;margin:0 auto}
  .page-hero.with-photo .ph{margin-bottom:-52px;max-width:360px}
  .cta .btn-row{justify-content:flex-start}
  .split{gap:36px}.split.rev > :first-child{order:0}
}
@media(max-width:900px){
  .burger{display:block}
  nav.main{position:fixed;inset:84px 0 0 0;background:#fff;flex-direction:column;align-items:stretch;padding:20px;gap:4px;transform:translateX(100%);transition:.25s;overflow:auto}
  nav.main.open{transform:none}
  nav.main > a,nav.main .dd > a{font-size:1.05rem;padding:14px}
  .dd-menu{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;border:0;padding:0 0 0 14px;min-width:0}
  .nav-cta{margin:12px 0 0;text-align:center}
  .brand .sig .script{font-size:2.3rem}
  .brand img.nfm{height:30px}
  .topbar .right{display:none}
}
@media(max-width:720px){
  .grid.c2,.grid.c3,.grid.c4,.strip .container,.f-main .container,.form .row,.calc .row{grid-template-columns:1fr}
  .strip .item{border-right:0;border-bottom:1px solid var(--line)}
  .brand .divider,.brand .sig{display:none}
}

.hero .container > div:first-child{padding-bottom:64px}
@media(max-width:1040px){.hero .container > div:first-child{padding-bottom:20px}}

.grid.one{grid-template-columns:minmax(0,720px);justify-content:center}