Investor questions

Yes. Our offerings are made under Rule 506(c) of Regulation D, which limits participation to accredited investors and requires third-party verification rather than self-certification. You generally qualify with individual income above $200,000 (or $300,000 jointly) for the past two years, or net worth above $1 million excluding your primary residence. Certain professional licence holders also qualify.

The typical minimum is $50,000 per offering, though this varies and is set in each offering's documents. If you are considering a first investment below that, tell us on the call — occasionally there is flexibility, and if there isn't we will say so plainly.

Most investors take two to four weeks: a thirty-minute call, two to five days for accreditation verification, then one to three weeks to review the materials and subscribe. Many investors watch one offering go by before participating in the next, which is a completely reasonable way to start.

Yes. Our investors are across the country; only the properties are regional. What matters is that you are a verified accredited investor and comfortable with an illiquid, long-horizon investment.

Each offering discloses its own targets. Broadly we underwrite to a preferred return in the high single digits paid quarterly, plus a share of profits at sale. Targets are projections, not guarantees, and they depend on assumptions that may prove wrong. Any sponsor quoting a fixed return on a private real estate deal is describing something they cannot promise.

It means limited partners receive their stated return before the sponsor participates in any profit. If cash flow only supports the preferred return, investors receive all of it and the sponsor receives none of the profit split. Preferred returns typically accrue if unpaid, so a shortfall in one year is made up before the sponsor participates later.

Acquisition, asset management, and disposition fees are disclosed line by line in each private placement memorandum, along with any fees paid to affiliates. We would rather over-disclose this than have you discover a fee later. If a fee is not in the documents, it does not exist.

Quarterly, by ACH, once a property is producing cash flow under the business plan. Newly acquired properties in heavy renovation may have a stabilisation period before distributions begin, which is disclosed upfront in the offering.

Yes. If an asset needs capital — a roof, a wave of turnover, an insurance repricing — protecting the property comes before a distribution cheque. When that happens you will be told the quarter it happens, with the reason and the plan, not after the fact.

A Schedule K-1 for each tax year in which you held an interest, reporting your share of income, expenses, and depreciation. We target delivery by 31 March; if a K-1 will be late, we will tell you before you need to file rather than after.

Real estate can be depreciated even while it appreciates. That depreciation is a non-cash expense that passes through to you on the K-1, often reducing the taxable portion of the cash you receive. Many offerings use a cost segregation study to accelerate it into the early years. Whether that offsets other income depends on your own situation — passive activity rules matter here, and this is a conversation for your CPA.

Possibly. Owning an interest in a partnership that holds property in another state can create a filing requirement there. We disclose the states involved in each offering so your CPA can plan for it.

Generally not into a fund interest — a 1031 exchange requires a direct interest in real property, and a partnership interest does not qualify. Some sponsors structure specific vehicles for this; ask us about the current offering rather than assuming either way.

You hear it from us in that quarter's report, with numbers and a plan. Depending on severity we may pause distributions, replace the property manager, extend the hold, or in an extreme case sell at a loss. Capitalised reserves exist precisely so that a bad two years does not become a permanent loss — but real estate investments can and do lose value, including the total loss of invested capital.

No. There is no public market for these interests and no redemption programme. Capital is committed until a sale or refinance returns it. This illiquidity is the price of the tax treatment and control you gain; only invest capital you will not need during the hold period.

Each offering's operating agreement contains provisions for the removal or replacement of the manager, and third-party administration means investor records and capital accounts do not live only with the sponsor. Ask us to walk you through the specific provisions in the current documents.

Typically 60–70% loan-to-value on fixed or rate-capped agency debt, with terms that outlast the business plan by at least two years. We do not use short-term floating-rate bridge debt that matures into an unknown rate environment.

Yes — self-directed IRAs, solo 401(k)s, revocable trusts, and LLCs are all common. Note that debt-financed real estate held in a retirement account can generate unrelated business taxable income (UBTI). We will walk your custodian's paperwork through with you, but the UBTI question belongs with your CPA before you subscribe.

Both structures exist. A fund spreads your capital across multiple assets and lets us move quickly when something meets our criteria; a single-asset offering lets you evaluate one specific property. Each current offering states clearly which it is.

A quarterly report per property or fund, including the operating statement, occupancy, renovation progress, variance against budget, and a plain-language note on what changed. Plus annual financial statements and your K-1. Everything is also available in the investor portal.

Yes, in every offering the firm sponsors, on the same terms. If a distribution is cut, it is cut for the sponsor at the same time and in the same proportion.