Investment Programs | Private and Small Group

Equity and Secured Debt Real Estate Investments

Turn Key VIP Investor – We build a turn-key portfolio of rental properties for you
Passive Credit Partner – We partner with you on a portfolio of rental properties
Real Estate IRA Investor – LLC investments or 100% IRA owned properties with or without loans
Private Capital Lender 1 – Private lending mortgages on 1^st deeds of trust, short or long term.
Private Capital Lender 2 – Private lending mortgages on 2^nd deeds of trust, short or long term.

VIP Investor

VIP Investors hire our team to build them a rental portfolio, usually of 3-5 houses. The program is designed for the investor who has the financial resources to invest in real estate but does not have the desire and/or experience to analyze profitability or manage contractors during the renovation process. Our team will make recommendations on property acquisitions based on the goals of the investor. Once a property has been selected, we will arrange financing and manage any repairs or renovations that are necessary. Finally, our team will market, show, screen and place tenants including preparing the lease and disclosure documentation.

Requirements:
$50,000 minimum liquid capital reserves.
Credit score of 700 or higher (in order to obtain mortgages on investment properties).
Execution of a VIP investor agreement and payment of a $10,000 engagement fee.
Working with one our investor relations team members, determine a specific business plan to achieve your real estate investing goals.

Passive LLC Credit Partner

The easiest and most passive of our investment opportunities. For equity and profit sharing on the property, Passive LLC Credit Partner investors will use their borrowing capacity to finance or refinance investment properties owned in partnership taxed LLC companies. Our property management team will manage all aspects of the acquisition, hold period and disposition of the property. The investments are typically held for 24 to 36 months. The risk profile is low because these are hold properties purchased with significant equity positions and have rental income to cover operating expenses. Partners receive a K1 partnership tax document and cash flow proceeds at the end of each year including depreciation losses against other income.

Requirements:
$10,000 minimum liquid reserves (approximate total investment for up to 3 properties)
Credit score of 720 or higher (in order to obtain mortgages on investment properties)
Debt to income ratio low enough to qualify for the mortgage
Execution of an LLC Operating Agreement that defines the relationship and profit splits

IRA Investor

We specialize in working with IRA/qualified funds for real estate investments. Investors may purchase individual properties using zero leverage with rents and profits returned directly to the IRA through a self-directed IRA custodian. We can also facilitate 50-65% non-recourse financing for certain customers to use borrow funds within the IRA to purchase properties. Other types of investments available to IRA account holders include simple interest loans secured by real estate, or equity memberships in LLC companies that own and operate small portfolios of rental properties. Accredited investors may invest in Limited Partnership interests for private placements on larger investments.

Requirements:
Investor must have an existing Self-Directed IRA account or a possible roll-over 401K or IRA (we can help you transition to any number of custodians)
Minimum $50,000 account balance in the IRA
Execution of a Capital Lender Commitment Agreement
Set-up a capital lending company entity with a name that includes “Finance” or “Mortgage”
Completion of all tax and wiring documentation with Austin Title and Escrow

Capital Lender 1

The recent changes in the lending environment combined with our rapid growth have created a new, lucrative and secure investment opportunity for investors with investment capital or credit facilities of $250,000 or more. Capital Lenders become the “bank” for properties that our VIP investors acquire on short-term notes – generally 90-120 days. The loans are secured by a first position deed of trust on the property deed with a maximum loan-to-value of 75% which the investor is prequalified for a rate and term refinance. For each loan period, the investor receives 2 points (2% return) on the loan amount plus 10% annualized interest during the loan period. Active Capital Lender investors can expect their capital to be turned 6 times annually. Using a $100,000 investment over a twelve month period as an example would result in a $12,000 in points income plus 10% over the year on placed funds, so the anticipated return for the Capital Investor is estimated at 22%.

Long-term capital investments are also available to Capital Lenders seeking steady monthly income. The investment is secured by a 1^st Deed of Trust on the property and the guarantors are highly qualified borrowers. These notes pay 8% interest and range from 1 to 5 year balloon pay-offs. Investors receive monthly income on interest only payments.

Requirements:
Minimum $100,000 investment per loan, up to $200,000 on long-term
Execution of a Capital Lender Commitment Agreement
Set-up a capital lending company entity with a name that includes “Finance” or “Mortgage”
Completion of all tax and wiring documentation with title company

Capital Lender 2

The fluid nature of our business creates the need for short term capital for a variety of reasons. In most cases this capital is used to fund repairs and renovations to properties we are holding or flipping. In some cases it is used to take advantage of a great opportunity to get a property at a deeply discounted price but only if it can close quickly. For these limited situations, we offer investors an opportunity to lend up to $100,000 with an annualized return of 15%. Interest payments accrue monthly and are paid when the principal is returned at the sale. A minimum return of three months interest is guaranteed by a prepayment penalty. These loans are secured with promissory notes and second position deeds of trust and are for six month or twelve month terms.

Monthly payments are available to long-term Capital Lender 2 loans on performing rental properties. The investment is secured by a 2nd^t Deed of Trust on the property and the guarantors are highly qualified borrowers. These notes pay 10% interest and range from 1 to 5 year balloon pay-offs. Investors receive monthly income on interest only payments.

Requirements:
Minimum $25,000 investment
Approval of a six or twelve month promissory notes and deeds

Strategy Offering