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VIP is a sophisticated developer. It has been persistent in finding creative approaches to financing development projects, and where there is a good strategic fit, VIP partners with other organizations. VIP housing has been financed with a variety of city, state and federal loans and subsidies. In addition to conventional financing techniques, VIP also uses federal Low Income Housing Tax Credits to fund affordable housing. Vacant buildings have been gutted and rehabilitated, partially occupied buildings have been modernized and renovated, and new buildings have been constructed. Because of VIP's philosophy of respect and support for those it serves, it incorporates warm human touches -- such as gardens and homey sitting areas -- in its buildings. Residents who enter VIP apartment buildings and residences, particularly those who have come from city homeless shelters, often express a sense of renewed hope. In an environment of care and respect they can begin to progress toward self-sufficient lives.