Risk and Quality Controls
Steps we take to mitigate risk on the Platform

We run extensive background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to never allowing a sponsor with a criminal history / any securities related issue to use the platform, we may also turn down sponsors due to poor reference checks even if background and criminal checks come back clear.

Escrow accounts

We require unaffiliated sponsors to use an unaffiliated third-party escrow agent. When an investor makes an investment with unaffiliated sponsors using the RealtyMogul platform, the investor’s money is transferred directly into a third-party escrow account. All closing conditions in connection with a sponsor’s offering need to be met before the third-party escrow agent will approve releasing investor funds to the issuer or general partner. For example, if an issuer or general partner plans to use funds for a real estate acquisition that does not ultimately transact, the third-party escrow agent will not transfer investor funds to the issuer or general partner, and funds will be returned to investors.

Boots on the ground

Our controls include visiting every property (or a subset of properties if it’s a fund) to confirm the real estate is what and where the real estate is supposed to be.

Detailed Checklists

We have robust quality controls with detailed checklists and a review of third-party reports.

Completed Debt
Estimated Hold Period* 12 months
View our Risk and Quality Controls.
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
Anaheim CA Single Family Rehab
Offered By
Francis Lam
Investment Type Debt

Francis Lam

The borrower for this loan is Francis Lam.  Francis has conducted various fix and flip transactions in the California market and is the principal of Top Group Real Estate LLC.  Top Group Real Estate LLC has been investing in real estate since 2008 and is currently an active LLC in good standing in the state of California.    

Francis Lam intends to renovate the property and put the property back on the market for re-sale to an end home owner within 12 months.  


At A Glance

Property Type: Residential, Single-Family
Investment Type: Loan Purchase*
Estimated Return: 8% annualized
Loan Term: 12 months
Location: Anaheim, CA
Purchase Price: $295,000
Loan Amount: $236,000
Current Appraised Value: $385,000
Current Loan to Value: 61%
Loan to Purchase Price: 80%


The borrower, Francis Lam, ​is obtaining a loan for the purpose of a rehab. Mr. Lam is performing renovations on the property and will look to sell as quickly as possible at a higher price than the purchase price. Renovations typically include new paint, new carpet, system, plumbing and electrical upgrades, and general clean up items. Upon completion, the property will look like other renovations Mr. Lam ​has executed. 

Investors will receive interest payments of 8% with a final balloon payment at the end of the loan term. The security interest for the underlying borrower loan is a deed of trust secured by the property in first position.*

There is a 6 month prepayment penalty associated with the loan. Any proceeds received from the prepayment penalty will be paid to the investors. For details on the prepayment penalty see the attached Series Note Listing.

Because the total loan amount is $236,000 and Realty Mogul is raising $235,000 from investors, Realty Mogul Co. will be investing $1,000 of company proceeds and assuming a $1,000 interest as an investor in this loan.

Risk Mitigation**

  • There is a personal guarantee on the underlying borrower loan.*
  • The borrower is a real estate investor with a history and a track record of success.
  • The security interest for the underlying borrower loan is a deed of trust.*
  • The underlying borrower loan is protected by title insurance.*
  • The underlying property is protected by hazard insurance.*
  • Investor returns are not contingent on the appreciation of the property value and investor returns do not increase based on any resale price. The borrower is still obligated to repay the corresponding borrower loan.
  • In a worst case scenario, a foreclosure of the property is possible. Proceeds would be distributed to investors according to the percentage of the total investment opportunity initially funded net of any expenses incurred for the foreclosure proceedings. 

*An investment in this loan will be made through a borrower dependent payment note issued by Realty Mogul. This promissory note is dependent on payments that Realty Mogul receives on the underlying borrower loan. While the underlying borrower loan is secured by legal title on real estate, the borrower dependent payment note is not itself secured nor does it have a personal guarantee. 

**The above is not intended to be a full discussion of all the risks of this investment. Please see the Risk Factors in the Investor Document Package for a discussion of additional risks.

Property Information
Location Information

The City of Anaheim is located within Orange County in Southern California, roughly 25 miles from downtown Los Angeles. The City of Anaheim has an estimated population of 335,000 residents and supports a thriving business community with companies such as Disneyland Resort, Carl Karcher Enterprises, INc., L-3 Communications and Pacific Sunwear and a County unemployment rate of 5.7%. Anaheim is also home to several successful sports franchises including the Anaheim Ducks and Los Angeles Angels of Anaheim. Annually, Anaheim welcomes millions of visitors to the city, many of which come to the Anaheim Convention Center, which is the largest on the west coast.

Anaheim has 74 public schools and several nearby Colleges and Universities including California State University of Fullerton, Chapman University and University of California Irvine. Per the 2010 Census the median home price in Anaheim was $333,000.

The property is located in a suburban neighborhood in Anaheim comprised primarily of single family homes. It is in relatively poor condition relative to other homes nearby that are of similar age and size, providing for a potentially significant value add opportunity through repairs and cosmetic upgrades. Several of the nearby properties have recently sold at an average price of $400,000 in the past 6 months.  The property location is particularly appealing due to it being walking distrance to several schools (elementary, junior high and high school) and several public parks. The property is also located only 3 miles from Disneyland and the Interstate 5 Freeway.





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