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Funded
Industrial
Cheyenne Airport Center
North Las Vegas, NV
INVESTMENT STRATEGY
Value-Add
INVESTMENT TYPE
Equity
Add to Watchlist
100% funded
Offered By Rising Realty Partners
18.0%* TARGET IRR 17.0%-19.0%
9.0%* TARGET AVG CASH ON CASH
1.6X* TARGET EQUITY MULTIPLE
Estimated Hold Period 3 Years
Estimated First Distribution 11/2021
Minimum Investment 35000
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Project Summary
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Overview
Cheyenne Airport Center is a Class A, multi-tenant industrial park with current cash flow located in the desirable North Las Vegas submarket.
Class A

Cheyenne Airport Center is a Class-A, multi-tenant industrial park being acquired at a significant discount to replacement cost. The Property is positioned in the market to provide functional units that range in size from 1,736 to 18,820 square feet and accommodate a wide range of users.  The stable and diversified tenancy enjoyed 99% average rent collections in 2020 and should provide predictable and sustainable cash flow going forward.

 

Asset Quality

The Project is well maintained, and current ownership has invested over $2.8 million to enhance its market presence, leading to an increase in occupancy and NOI. The Sponsor anticipates this NOI growth to continue as leases roll. 

High Barriers to Entry

The market is supply constrained since light industrial projects featuring grade-level loading zones have not been built since 2006. Rising construction costs coupled with significant increases in land values have created a shortage in new business park deliveries.  No new supply and steady demand are putting upward pressure on rental rates and sale values as a result. The scarcity of large industrial zoned, developable parcels further restricts future supply.  

Property At A Glance
Year Built 2006
Current Occupancy 94.2%
Parking Ratio 3.26 per 1,000 SF
# of Buildings 5
Rentable Square Feet 143,983
Acquisition Price

$20,850,000

Investment Highlights
Rising Realty is under contract to purchase the Property for $145 per SF, representing an acquisition cap rate of 6.36%.
The Property will be managed by Rising Realty or a third-party property manager who has experience managing industrial assets in the market.
The exit strategy is to sell the Property after a 3-year hold at a 5.40% cap rate.
The Property's rent roll shows a diverse tenant base, including credit quality anchor tenants such as Veterans Affairs and Las Vegas Police (15% of Project), both of whom have occupied the Property since the asset was built in 2006.
The Property features include a minimum 14’ clearance, 32 Grade Level Doors, ample parking with 33% coverage, and high visibility with three points of ingress/egress.
Management
Cumulative Distributions

Rising Realty Partners

Founded in 2012 by industry veterans Nelson and Christopher Rising, Rising Realty Partners is a family-owned, Los-Angeles based, vertically integrated real estate investment and operating platform specializing in creating world-class commercial properties.

Their investment and operating philosophy is to add value and enhance financial returns through sustainable investment practices and leverage technology as a force multiplier to increase efficiency, reduce operating costs, and improve tenant satisfaction.

https://www.risingrp.com/
  • Christopher Rising
    Co-founder & CEO
  • Scott McMullin
    Principal & CIO
  • Scott Word
    Principal, Industrial Investments
Christopher Rising
Co-founder & CEO

Christopher Rising manages the day-to-day business activities of Rising, while also serving on its Investment Committee. Drawing on his experience as Senior Vice President, Asset Transactions at MPG Office Trust, Inc. (NYSE: MPG), Christopher is skilled at managing acquisitions and creative development. At MPG, he worked directly with the CEO to improve finances through debt reduction and restructuring.

In 2003, he founded his own company, The Rising Real Estate Group (RREG.) As the company grew, he seized the opportunity to partner with Barker Pacific Group and created Hamilton Capital Partners (HCP), an equity fund vehicle. RREG is also a principal in 626 Wilshire Blvd, a 156K square foot office building located in downtown Los Angeles.

He began his professional career as an associate at Pillsbury Madison & Sutro. He worked at Cushman Realty Corporation (CRC) under brokerage legend John C. Cushman, III. Christopher then served as a Director at Cushman & Wakefield of California, Inc. (C&W), joining C&W after its merger with CRC in 2001.

Christopher is a current member of the Pasadena Chapter of the Young Presidents Organization and is a member of the Board of Overseers at Loyola Law School and a member of the board of RiverLA. He is a former board member of Loyola High School and LA Phil. 

Christopher received his J.D. Law, Real Estate from Loyola Law School and his B.A. in History and Political Science from Duke University. He also attended Duke on a football scholarship and was a member of the 1989 ACC Championship team. 

Scott McMullin
Principal & CIO

Scott has been a capital partner with Rising since 2015 and recently joined Rising as Principal and CIO. He oversees the capital market needs for Rising, as well as serving on the company’s advisory board and investment committee.

Prior to joining Rising, Scott was a Founding Principal of Suntex Marina Investors. Originally partnering with SMI in 1994, Scott most recently served as Chairman of the Board, CIO, and COO as the company grew to acquire $750 million of marinas throughout the US. Scott also founded other successful real estate ventures such as Stratford Hospitality and Stratford Golf. 

Prior to forming Stratford, Scott spent 16 years as an Executive Managing Director with HFF. There, he oversaw over $30 billion of real estate transactions in all asset classes and served on the firm’s operating committee, facilitating the creation of the Los Angeles and San Francisco debt and equity platforms. Scott was also instrumental in the formation of the private equity affiliate, HFF Securities, holding the position of Principal at the broker/dealer. HFF executed an IPO in 2007.

Scott earned a degree from Duke University and is a member of the Young President's Organization.

Scott Word
Principal, Industrial Investments

Scott joined Rising in 2020 as Principal to lead the industrial platform. He oversees all industrial acquisition activities, including sourcing, strategy, market expansion, business development, market research, and underwriting. 

Prior to joining Rising, Scott held Principal positions with Landmark Realty Partners, Dvele, Waypoint, and Steelwave (formerly Legacy Partners). In this capacity, he led acquisition and development activities completing over $1.5B of “value add” industrial and office acquisitions. 

He began his professional career with The Seeley Company, one of the oldest and most established industrial brokerage firms in Los Angeles, where he quickly excelled to Partner and was a consistent Top Performer. 

Scott earned his bachelor’s in business finance from the University of Oklahoma.

Track Record

Rising Realty Partners Track Record

Property City, State Asset Type Acq Date SF Purchase Price Sale Date Sale Price
PacMutual Los Angeles, CA Office 4/12/2012 464,147 $59,000,000 4/17/2014 $129,000,000
PacMutual (recap) Los Angeles, CA Office 4/17/2014 464,147 $129,000,000 9/9/2015 $200,000,000
87 N Raymond Pasadena, CA Office 11/15/2013 62,000 $10,475,000 7/29/2016 $18,500,000
The CalEdison Los Angeles, CA Office 10/8/2015 277,074 $92,000,000 12/7/2018 $130,083,222
Bank of America Portfolio Los Angeles, CA Office 11/15/2013 1,770,624 $189,000,000 12/31/14 thru 3/31/21 $263,720,050
Heritage Financial Center Agoura Hills, CA Office 11/9/2016 62,225 $8,000,000 10/21/21 $9,500,000
The Park DTLA Los Angeles, CA Office 1/16/2015 273,448 $16,500,000 N/A N/A
West 7 Center Los Angeles, CA Office/Data 6/3/2016 733,762 $210,000,000 N/A N/A
The Trust Building Los Angeles, CA Office 6/9/2016 320,364 $80,400,000 N/A N/A
The CalEdison (recap) Los Angeles, CA Office 12/7/2018 287,615 $130,083,222 N/A N/A
1Cal Los Angeles, CA Office 6/6/2017 1,047,062 $459,000,000 N/A N/A
Civic Center Plaza Denver, CO Office 6/27/2019 598,592 $124,692,642 N/A N/A
9320 Telstar El Monte, CA Office/Industrial 2/26/2021 248,961 $41,050,000 N/A N/A
Cheyenne Airport Center Las Vegas, NV Office/Industrial 7/23/2021 143,983 $20,850,000 N/A N/A
Commerce Center Stafford Stafford, TX Office/Industrial 12/1/2021 245,495 $33,600,000 N/A N/A
Alpine Industrial Park Sacramento, CA Office/Industrial 2/25/2022 142,190 $21,895,000 N/A N/A
Total       7,141,689 $1,625,545,864   $741,303,272

The above bios and track record were provided by Rising Realty Partners and have not been independently verified by RealtyMogul.

Business Plan

The business plan entails leasing the only current "market-ready" suite,  managing the rollover of existing tenants, and aggressively pursuing early renewals from tenants expiring in the next twelve (12) months.  This asset plays into the strength of Rising’s multi-tenant operational expertise.  Going forward, the Rising team will proactively manage the Property to ensure a quick lease-up of vacant suites, to secure high rent collections from tenants, and to implement operational efficiencies to deliver predictable distributions to its investor partners.  The business plan also includes the implementation of the capital improvement plan broken down below: 

CapEx Breakdown:

  $ Amount Per SF
Interior Renovations    
Roof Maintenance/Replacement $450,000 $3.13
Exterior Renovations    
HVAC Maintenance/Replacement $730,000 $5.07
Capital Reserves $45,171 $0.31
Grand Total $1,225,171 $8.51

These amounts are subject to change at the discretion of the Real Estate Company.

Property
Property Details

Cheyenne Airport Center is positioned in the market to provide functional units that range in size from 1,736 to 18,820 square feet and accommodate a wide range of users. The highly stable and diversified tenancy enjoyed 99% average rent collections in 2020 and should provide predictable and sustainable cash flow going forward.  Cheyenne Airport Center positions itself to be a great value add opportunity to reposition vacant space with “market-ready” light industrial units which are highly sought after and in high demand. Las Vegas is one of the best performing and most desirable industrial markets in the country and is positioned for significant growth over the next 5 years.

Tenant Name Suite SF Lease Start Lease End Monthly Rent per SF
Andres Serenity Family Mortuary and Crematory, LLC 3435-105              7,482 3/1/2021 4/30/2026 $0.70 NNN
Ashley Briggs 3395-111              6,020 6/1/2021 6/30/2026 $0.72 NNN
Boomer Natural Wellness - Expansion 3395-103, 3395-104, 3395-105, 3575-108            14,551 11/1/2019 10/31/2023 $0.72 NNN
C. Martin Company, Inc.  3395-101,  3395-102              7,776 1/1/2011 7/31/2021 $1.27 NNN
City of North Las Vegas 3525-102            10,250 7/1/2008 6/30/2023 $1.29 NNN
Diversified Thermal Services, Inc. 3575-107              3,868 12/1/2020 1/31/2024 $0.70 NNN
Element Resources, LLC 3395-110              1,736 5/1/2020 4/30/2023 $0.63 NNN
Enviro-Con Integrated Solutions, LTD 3575-101              2,521 5/15/2020 12/31/2023 $0.70 NNN
Heroic Supply 107-108              6,866 4/1/2019 3/31/2022 $0.69 NNN
Las Vegas Custom Signs, LLC 3575-103              3,465 9/1/2020 12/31/2025 $0.67 NNN
Lighthouse Charities, Inc.  3435-103-104              7,437 12/1/2016 11/30/2024 $0.65 NNN
Mobility Works 3575-105-106              8,290 9/1/2021 11/30/2031 $0.72 NNN
Nevada Orthotics & Prosthetics, Inc.  3435-102              4,034 4/1/2017 6/30/2022 $0.90 NNN
Pinnacle Community Services 3355-103,  3435-101            18,820 1/1/2011 11/30/2024 $1.04 NNN 
Rapid Expeditionary Concepts, LLC 3575-109-111            10,681 2/1/2019 10/31/2022 $0.67 NNN
RGL 3525-111              5,917 5/1/2021 6/30/2026 $0.72 NNN
Shield Fire & Security, LLC 3395-109              3,464 1/1/2013 2/28/2026 $0.71 NNN
The Department of Veteran Affairs 3525-106            11,576 5/10/2012 5/31/2022 $2.04 Gross
Wildhorse Investments, LLC 3395-106              4,176 9/1/2020 10/31/2023 $0.69 NNN
Zenza Life Sciences, LLC 3525-109              5,053 5/1/2019 4/30/2022 $0.69 NNN
Total/Averages            143,983     $0.83
Comparables

Lease Comparables

  2410-2450 Fire Mesa Street 7371 Prairie Falcon Rd. 3965 W. Cheyenne Ave 3925 W. Cheyenne Ave 730 W. Cheyenne Ave 730 W. Cheyenne Ave 2915 Losee Road 2915 Losee Road Subject
Year Built 1963 2003 2003 2000 2004-2006 2004-2006 2001 2001 2006
Lease Date November 2019 June 2020 October 2020 September 2020 Lease Out December 2020 July 2020 November 2020 July 2021
In-Place Rent PSF $1.45 $1.25 $1.15 $0.95 $0.78 $0.75 $0.76 $0.77 $0.72
Term (Months) 60 36 86 36 62 36 37 62 62
Escalations 3% 3% 5% 3% 4% 4% 4% 4% 4%
Free Rent (Months) 2 2 2 1 1 1 1 1 2
Lease Type (New/Renew) New New New New New New New New New
Distance from subject 2.0 mi 4.8 mi 5.2 mi 0.3 mi 2.4 mi 2.4 mi 3.9 mi 3.9 mi  

Sales Comparables

  6565 Polaris Ave Hughes Airport Ctr 3955 W Mesa Vista Spencer Airport Ctr Buffalo Business Park Averages Subject
Date Sold July 2019 March 2020 December 2020 April 2020 Oct 2019   2021
Sales Price $51,100,000 $72,000,000 $29,989,250 $15,200,000 $13,850,000 $50,254,215 $20,850,000
Sales Price (PSF) $146 $169 $184 $147 $193 $163 $145
Year Built 1964-2000 1987-1991 1995 1999-2000 2019 2007 2006
Cap Rate 4.71% 4.81% 5.00% 5.15% 3.56% 4.65% 6.37%
Rentable SF 350,843 SF 425,752 SF 163,165 SF 103,613 SF 71,872 SF 223,049 SF 143,928 SF
Percentage Leased: 100% 100% 93% 100% 52% 89% 94%
Distance from subject 12.6 mi 16.1 mi 11.3 mi 16.0 mi 10.1 mi 13.2 mi  
Location

Market Overview

Las Vegas is one of the best performing, most desirable Industrial markets in the country and is positioned for significant growth over the next five years. Las Vegas is a major logistics market with an industrial base of 140.9 MSF. The market continues to expect steady growth as a significant number of companies are looking to expand and relocate to the market. The market has a strong annual net absorption averaging 5.4 MSF over the past five years and nearly 6.4 MSF in 2020. 

Submarket Overview

The North Las Vegas submarket is comprised of 54.5 MSF and posted over 5 MSF of positive absorption in 2020. The current multi-tenant industrial vacancy is 5.1% with 43% rent growth over the last 5 years. 

The North Las Vegas submarket continued to represent the largest amount of activity with nearly 5.0 MSF of positive net absorption in 2020, accounting for over 78% of the overall market’s annual net absorption. The majority of completed construction for 2020 occurred in this submarket accounting for nearly 98% of total completions. The average asking lease rates have increased 24% since the end of 2015, or approximately 5% annually.

 

Photos
Financials
Sources & Uses

Total Capitalization

Sources of Funds $ Amount $/SF
Debt $13,552,500 $94
Additional Debt Future Funded (if any) $1,896,875 $13
GP Investor Equity $842,255 $6
LP Investor Equity $7,580,000 $53
Net Capitalized Cash Flow $45,171 $0
Total Sources of Funds $23,916,802 $166
     
Uses of Funds $ Amount $/Unit
Purchase Price $20,850,000 $145
Leasing Costs $716,875 $5
Capital Expenditures $1,225,171 $9
Working Capital $200,000 $1
Financing Fees $177,668 $1
Closing Costs(1) $747,088 $5
Total Uses of Funds $23,916,802 $166

Please note that Rising Realty Partner's equity contribution may consist of friends and family equity and equity from funds controlled by Rising Realty Partners. Additionally, the numbers represented above can change prior to closing depending on final loan proceeds, property condition assessments, appraisals, final closing costs, and other lender-mandated expenses.

(1) RM Technologies operates the RealtyMogul platform. RM Technologies charges a fixed, non-percentage-based fee for real estate companies to use the marketplace. An estimate of this fee is included in the Closing Costs and is intended to be capitalized into the transaction at the discretion of the Manager.

Debt Assumptions

The expected terms of the debt financing are as follows:

  • Lender: Citizen's Bank
  • Term: 3+1+1
  • Loan-to-Cost: 65.0%
  • Estimated Proceeds: $15,449,375
  • Interest Type: Full I/O
  • Spread Above One-Month LIBOR: L + 2.25% : L + 2.15% to swap to fixed (2.76% expected rate)
  • Interest-Only Period: 3+1+1
  • Amortization: 360 day schedule after Year 3
  • Prepayment Terms: N/A
  • Loan Extensions: Yes with conditional approvals

There can be no assurance that a lender will provide debt on the rates and terms noted above, or at all. All rates and terms of the debt financing are subject to lender approval, including but not limited to possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account.

A substantial portion of the total acquisition for the Property will be paid with borrowed funds. The use of borrowed money to acquire real estate is referred to as leveraging. Leveraging increases the funds available for investment or development purposes, on the one hand, but also increases the risk of loss on the other. If the Company were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Company could lose its investment in its property.

Distributions

Rising Realty Partners intends to make distributions from RM RRP Cheyenne, LLC as follows:

  1. To the Investors, pari passu, all operating cash flows to a 9.0% IRR;
  2. 85% / 15% (85% to Investors / 15% to Promote) of excess cash flow to a 14.0% IRR;
  3. 80% / 20% (80% to Investors / 20% to Promote) of excess cash flow to a 18.0% IRR;
  4. 75% / 25% (75% to Investors / 25% to Promote) of excess cash flow thereafter. 

Rising Realty Partners intends to make distributions to investors after the payment of both company's liabilities (loan payments, operating expenses, and other fees as more specifically set forth in the LLC agreements, in addition to any member loans or returns due on member loan).

Distributions are expected to start in November 2021 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of Rising Realty Partners, who may decide to delay distributions for any reason, including maintenance or capital reserves. Rising Realty Partners will receive a promote as indicated above, and a portion of this promote may be received by RM Admin, LLC for administrative services.

Cash Flow Summary
    Year 1 Year 2 Year 3
Effective Gross Revenue   $1,940,117 $2,011,436 $2,007,321
Total Operating Expenses   $614,882 $633,984 $649,781
Net Operating Income   $1,325,235 $1,377,452 $1,357,540
         
Project-Level Cash Flows
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow -$8,422,255 $817,919 $848,662 $12,438,162
         
Investor-Level Cash Flows*
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow -$7,580,030 $660,324 $687,993 $10,535,141
         
Investor-Level Cash Flows - Hypothetical $50,000 Investment*
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow -$50,000 $4,356 $4,538 $69,491

*Returns are net of all fees including RM Admin's 1.0% administrative services fee. 

NO ASSURANCE OF RETURN: The Company's pro-forma projections are based on assumptions regarding future events, such as the timing and extent of the recovery of the residential market and the stabilization of the debt markets. While the Manager believes that these assumptions are reasonable and achievable, the likelihood of its occurrence is subject to many factors that are not within the control of the Company or its Manager and that could impair the ability of the Company to meet its projections.

 

Fees

Certain fees and compensation will be paid over the life of the transaction; please refer to Rising Realty Partners' materials for details. The following fees and compensation will be paid(1)(2)(3):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Acquisition Fee 1.5% of Purchase Price Rising Realty Partners Total Capitalization
Disposition Fee 0.25% of Sale Price Rising Realty Partners Total Capitalization

 

Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Asset Management Fee 1.0% of EGI Rising Realty Partners Cash Flow
Property Management Fee 5.0% of EGI Rising Realty Partners Cash Flow
Administrative Services Fee 1.0% of Equity* RM Admin(3) Cash Flow

*Only applies to equity raised through the RealtyMogul Platform

(1) Fees may be deferred to reduce impact to investor distributions.

(2) RM Technologies operates the RealtyMogul platform. RM Technologies charges a fixed, non-percentage-based fee for real estate companies to use the marketplace. An estimate of this fee is included in the Closing Costs and is intended to be capitalized into the transaction at the discretion of the Manager.

(3) RM Admin will be providing the following services: (a) responding to inbound investor inquiries regarding how to subscribe to the Project, (b) distribution of all annual tax forms (after receipt of same from Project Sponsor), (c) processing distributions that are payable from RM RRP Cheyenne, LLC to Investors, however, RM Admin will not be deemed to have custody of client funds, (d) distribution of all quarterly reports (after receipt of same from Project Sponsor) and (e) summarizing sponsor information on property performance, responding to investor inquiries regarding sponsor performance information as well as the real estate market generally.

Disclaimers/FAQs
Disclaimers

The content on this detail page was provided by the Sponsor or an affiliate thereof. The Sponsor is under no obligation to update this detail page. None of the opinions expressed on this detail page are the opinions of RealtyMogul and they are not endorsed by RealtyMogul. Assumptions and projections included in this detail page are not reflective of the position of RealtyMogul or any other person or entity other than the Sponsor’s investment vehicle (“Investment Entity”) or its affiliates.

The preceding summary of principal terms of the offering is qualified in its entirety by reference to the more complete information about the offering contained in the offering documents, including, without limitation, the Private Placement Memorandum, Operating Agreement, Subscription Agreement and all exhibits and other documents attached thereto or referenced therein (collectively, the "Investment Documents"). This summary is not complete, and each prospective investor should carefully read all of the Investment Documents and any supplements thereto, copies of which are available by clicking the links above or upon request, before deciding whether to make an investment. In the event of an inconsistency between the preceding summary and the Investment Documents, investors should rely on the content of the Investment Documents.

There can be no assurance that the methodology used for calculating targeted IRR is appropriate or adequate. Target IRR is presented solely for the purpose of providing insight into the Investment Entity’s investment objectives, detailing its anticipated risk and reward characteristics and for establishing a benchmark for future evaluation of the Investment Entity’s performance. Targeted IRR is not a predictor, projection or guarantee of future performance. There can be no assurance that the Investment Entity’s targets will be met or that the Investment Entity will be successful in identifying and investing in investment opportunities that would allow the Investment Entity to meet these return parameters. Target returns should not be used as a primary basis for an investor’s decision to invest in the Investment Entity. Please see the applicable Investment Documents for disclosure relating to forward-looking statements.

All forward–looking statements attributable to the Sponsor or persons acting on its behalf apply only as of the date of the offering and are expressly qualified in their entirety by the cautionary statements included elsewhere in this summary and the Investment Documents. Any financial projections are preliminary and subject to change; the Sponsor undertakes no obligation to update or revise these forward–looking statements to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Inevitably, some assumptions will not materialize, and unanticipated events and circumstances may affect the ultimate financial results. Projections are inherently subject to substantial and numerous uncertainties and to a wide variety of significant business, economic and competitive risks, and the assumptions underlying the projections may be inaccurate in any material respect. Therefore, the actual results achieved may vary significantly from the forecasts, and the variations may be material.

The interests in the Investment Entity will not be registered under the Securities Act of 1933, as amended (the “Securities Act”) in reliance upon exemptions contained in Rule 506(b) or 506(c) of Regulation D as promulgated under the Securities Act. In addition, the interests will not be registered under any state securities laws in reliance on exemptions from registration. Such interests are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption.

All investing activities risk the loss of capital. There can be no assurance that investors will not suffer significant losses. No guarantee or representation is made that investment objectives of the Investment Entity will be achieved. You should not subscribe to purchase interests in the Investment Entity unless you can readily bear the consequences of such loss.

Interests in the Investment Entity are listed on the RealtyMogul Platform. RealtyMogul receives fees from the Sponsor or the Investment Entity partially based on the number of investors investing in such Investment Entity through the RealtyMogul Platform. This arrangement could create a conflict of interest between RealtyMogul and investors.

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