The team at our affiliated broker-dealer, RM Securities, conducts diligence on of the issuer, including detailed background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to screening for any criminal background, we may also turn down sponsors due to poor reference checks, even if the background and criminal checks are satisfactory.

Escrow accounts

We require unaffiliated sponsors to use an unaffiliated third-party escrow agent.* When an investor makes an investment with such 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 contingency 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.

* Unless otherwise disclosed, escrow accounts are not required for some investments that accommodate 1031 investments where the property is already acquired.

Boots on the ground

Our processes typically includes visiting certain properties (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. For certain properties that accommodate 1031 exchange investments, the team will review third-party prepared due diligence reports in lieu of a site visit.

Detailed Checklists

We have formalized processes and checklists for every private placement deal listed on the platform.

Confidentiality Agreement
To access the Sponsor’s private offering documents for this investment, you must first acknowledge and agree to the below.
By clicking the ‘I Agree’ button below:
Estimated Hold Period 10 years
Estimated First Distribution 3/2017
View Our Due Diligence Process
Offered By
TWO Capital Partners
Investment Strategy Value-Add
Investment Type Equity
Property at a glance
Year Built/Renovated 1959/1992
Total Square Feet 54,945
Number of Floors Four
Number of Tenants Six
Acquisition Price $7,542,000
Investment Highlights
"Main & Main" Location
In Place Cash Flow with Upside Potential
Experienced Commercial Real Estate Sponsor
Cumulative Distributions

TWO Capital Partners

TWO Capital Partners (“TWO”) is a private real estate investment and development firm based in Atlanta, Georgia that specializes in real estate development and acquisitions throughout the southeast United States.  In addition, the company raises money and manages funds for direct investment in real estate.

The Management Team of TWO combines a unique set of skills and relationships that create a high performance team. The partners bring hands on experience and operating skills gained from developing, acquiring, leasing, managing, and financing over $1 billion of real estate assets.  The partners’ expertise spans office, retail, multi-family, single-family, and mixed use and covers every functional discipline (investments, acquisitions, financing, planning, development, construction and leasing).

Specifically on office properties, the partners of TWO have a deep history in the Savannah market with site selection, predevelopment and preleasing of a 330,000 square foot office building and a 75,000 square foot medical office building in a mixed-use project called Savannah River Landing.  The partners led the design team and construction due diligence while managing the local leasing team on all prospects, lease structures and profit implications.  In addition, the partners identified and negotiated several corporate office leases in the Historic District of Savannah.
  • Wes G. Taubel
    Managing Partner
  • Ralph B. Wilson, III
    Managing Partner
  • Sean M. O'Brien
    Managing Partner
Wes G. Taubel
Managing Partner

Mr. Taubel has an extensive background in real estate development and construction, having built or developed over $350 million in real estate, primarily in mixed use and multifamily.  Mr. Taubel has a deep knowledge of medium to high density residential having entitled and master planned in excess of $1 billion of urban mixed use residential projects.  In his role at TWO he is responsible for setting the strategic direction of the Firm, sourcing opportunities and managing the entire development and acquisition process for the projects the Firm undertakes.

Prior to founding TWO, Mr. Taubel was an Assistant Vice President of Development at Ambling Companies, Inc., a full service multi-family real estate development firm located in Atlanta, Georgia.  Mr. Taubel was responsible for all aspects of project development on all conventional and commercial transactions. Mr. Taubel was responsible for the development, master planning and entitlement of over three million square feet of urban mixed use transaction. He has successfully negotiated numerous municipal development agreements, facilitated the creation of TADs and repeatedly worked with municipalities to create custom and innovated zoning and entitlement classifications for multi-phased mixed use transactions.  Prior to Ambling Mr. Taubel was a Regional Development Manager at Ashwood Development handling all aspects of land development in Atlanta and Northwest Florida, totaling over 1,800 lots and multiple commercial parcels.  Prior to that, Mr. Taubel was an Assistant Project Manager at Hardin Construction working on multiple hotels and luxury condominiums totaling over $100 million in construction value, most notably the Intercontinental Hotel - Buckhead.

Mr. Taubel is a graduate of Auburn University with a Bachelor’s of Science in Building Science and a minor in Business.  Mr. Taubel graduated with honors from the Goizueta Business School at Emory University, earning his MBA and membership in the National Business Honorary Society, Beta Gamma Sigma.  Mr. Taubel is an active member of the Urban Land Institute and ICSC.

Ralph B. Wilson, III
Managing Partner

Mr. Wilson has an extensive background in the investments and financing of real estate assets, having financed and developed over 2,500 units of multi-family with an approximate value of $300 million.  In his role at TWO, he is responsible for the overall operations and management of the firm with a particular focus on investment origination, capital structuring and asset management.

Prior to founding TWO, Mr. Wilson was a Finance Director for Ambling Companies, Inc., a full service multi-family real estate development firm located in Atlanta, Georgia.  In his role as Finance Director Mr. Wilson was responsible for all aspects of Project Finance and Asset Management including, legal structuring, securing competitive financing programs, investment capital formation, asset management and dispositions on conventional and affordable housing development transactions.  With a wide mix of development experience in different asset classes at Ambling Companies, Mr. Wilson has been involved with the underwriting and execution of over $1 billion dollars of real estate development.  Mr. Wilson is an expert in structuring, layering, sourcing and the packaging of multiple non-traditional funds and resources necessary to support multi-family projects.  Specific areas of demonstrated expertise include: debt structuring, utilization of tax credits, public - private partnerships, government sponsored loans, tax exempt bonds and green initiative dollars.

Mr. Wilson is a graduate of the University of Florida where he earned a Bachelor’s degree in Finance.  He is a Leadership in Energy and Environmental Design (LEED) Accredited Professional affiliated with best green practices for new developments and project renovations.

Sean M. O'Brien
Managing Partner

Mr. O’Brien owns and operates O’Brien & Company, a full service real estate consulting, brokerage and development company based in Atlanta, Georgia.  In his role at TWO, he is responsible for Fund organization, capital raising, investor relations and site selection.

O’Brien & Company, founded in 2003 has completed over 600 real estate transactions in the capacity of tenant representation for such clients as Staples, Gander Mountain, Home Depot, RadioShack, GameStop, C2 Education, Camping World, Arby’s, Palm Beach Tan, Stoney River Steakhouse, Fatburger, Caribou Coffee, SportClips, Ten Thousand Villages, Yum! Brands and Stevi B’s Pizza.  The firm differentiates itself from its competition through its rigorous market research, intimate knowledge of its clients’ needs and through focused, detailed performance modeling of retail units.  Prior to starting O’Brien & Company, Mr. O’Brien was a leasing agent for Equity Investment Group where he was responsible for redeveloping, leasing and managing several shopping centers throughout the southeast.

Mr. O’Brien is a graduate of Arizona State University with a Bachelor’s of Science in Marketing.  Mr. O’Brien earned his MBA from the Goizueta Business School at Emory University.

Track Record

Property Address Type Year
# of
Square Feet Total Capitalization Date Sold Sale Price
Capital Circle, Largo, MD Land 2011 N/A N/A $6,360,000 9/1/2011 $7,632,000
Capital Place at Southwood, Tallahassee, FL MF 2012 216 N/A $21,505,000 4/1/2015 $27,875,000
Virginia Commons, Tifton, GA Retail 2013 N/A 36,500 $1,950,000 12/1/2014 $2,900,000
Capital Club at Goldley Station, Savannah, GA MF 2013 256 N/A $25,144,320 5/1/2015 $34,975,000
Capital Park at 72, Huntsville, AL MF 2014 233 N/A $24,460,000    
Capital Creek at Heritage, Wake Forest, NC MF 2015 214 N/A $25,860,000    
Capital Crest at Godley Station, Savannah, GA MF 2015 203 N/A $25,350,000    
Total     1,122 36,500 $130,629,320    

In this transaction, investors will invest in Realty Mogul 59, LLC. Realty Mogul 59, LLC will subsequently invest in Capital Bull Street, LLC, the entity that will hold title to the Property.

Upon acquisition, TWO Capital Partners (the "Sponsor") plans to:

  • Demo the third and fourth floors for conversion from single-tenant floors to multi-tenant floors.
  • Build out an approximately 2,700 square foot spec office space. 
  • Renovate and modernize the lobby and restrooms.
  • Hire the local CBRE office to lease the Property to market occupancy and rental rates.

CBRE is the current leasing agent on the Property and has already seen improving interest since a new ownership group has been announced.  CBRE and the Sponsor plan to meet with all the leasing agents in the city to reintroduce the asset to the community.

The Property is currently about 47% vacant with the submarket averaging 7.5% vacancy.  Because of the central location and quality of the Property, RM and the recent CBRE appraisal used 5% vacancy in the UW and appraisal, respectively, beginning in year three.  In-place rents average $14.00 per square foot while the UW market rents are $25.50 per square foot according to the recent CBRE appraisal and representative market comparables.  Also, the master lease (please see the FAQs for more information on master leases) for the majority of the retail is currently paying $6.63 per square foot when market is around $35.00 per square foot according to the recent CBRE appraisal.  The current retail situation allows the Property potential upside with in place rents being under market.  There is a lack of upgraded office space in the Broughton Street area.

Summary, along with TWO Capital Partners (the "Sponsor"), is providing the opportunity to invest in the acquisition and ownership of an approximately 54,945 square foot office and retail property located in Savannah, GA (the "Property").

The primary objective of this investment is to acquire the Property below replacement cost, perform renovations to the lobby and vacant spaces, lease the vacant space and sell the Property within approximately ten (10) years. 

The Sponsor sees this investment as an opportunity to capitalize on an under managed asset with an irreplaceable location in an in-demand, historic market.

Property Information

Located in the heart of Savannah's Historic District, the Property is a mixed-use office and retail building situated at the "main and main" intersection of Bull and Broughton Streets, the commercial and tourism center of Downtown Savannah.  The Property is located blocks away from the Downtown riverfront and in the heart of the east/west retail corridor.  Retail occupies the ground-floor while office occupies floors two through four.  Retail tenants include Starbucks, Kayak Cafe, Sperry Top-Sider Shoes and Fitness on Broughton while Regus is the office tenant.  The Property is a historic building built in 1959 with the most recent renovation occurring in 1992.

Major Tenants

Starbucks Corporation (NASDAQ: SBUX) operates as a roaster, marketer and retailer of specialty coffee worldwide.  The company operates in four segments: Americas; Europe, Middle East, and Africa; China/Asia Pacific; and Channel Development. Starbucks currently operates approximately 22,000 cafes. Starbucks Corporation was founded in 1985 and is based in Seattle, Washington.


Regus is a multinational corporation that provides a global workplace such as executive offices. It currently operates approximately 2,300 business centers across 120 countries. Founded in Brussels, Belgium, in 1989, Regus is based in Luxembourg City, Luxembourg, has 6,500 employees, is listed on the London Stock Exchange and is a constituent of the FTSE 250 Index.

Sperry Top-Sider were the first boat shoes introduced into the boating and footwear markets. Today the Sperry brand is owned by Wolverine World Wide (NYSE: WWW) and is headquartered in Lexington, Massachusetts.


Sales Comps
Address Sale Date Size (Square Feet) Price $/Square Foot
214 Drayton Street Feb-16 10,260 $2,800,000 $272.90
10 Whitaker Street Mar-15 11,160 $2,700,000 $241.94
125 E. Broughton Street Jul-14 5,400 $1,208,000 $223.70
309 W. Broughton Street Jun-14 5,400 $1,199,401 $222.11
232 E. Broughton Street May-14 10,000 $1,945,000 $194.50
20 E. Broughton Street Apr-14 5,400 $1,450,000 $268.52
18 E. Broughton Street Apr-14 8,052 $1,900,000 $235.97
Average   7,953   $237.15
Subject   54,945   $137.26
Leasing Comps
Deal Size (Square Foot) Lease Rate Term (Year) Lease Type
2 East Bryan Street 4,085 $20.00 5.0 FS
2 East Bryan Street​ 3,354 $20.59 3.0 FS
2 East Bryan Street 954 $20.88 3.0 FS
300 Bull Street 9,640 $24.75 3.0 NNN
7 East Congress Street 4,030 $22.00 5.0 FS
7 East Congress Street 7,947 $20.28 3.0 FS
22 Barnard Street 3,920 $29.00 10.0 FS
22 Barnard Street 3,755 $28.00 10.0 FS
22 Barnard Street 2,011 $28.00 10.0 FS
Average 4,411 $23.25 5.8  
Subject - In Place 54,945   $14.21  
Subject - Projected 54,945   $25.50  

The comparables included in the above tables were either sourced from CoStar, Real Capital Analytics or they were provided by the Sponsor 

Location Information

The Property is located in Historic Downtown Savannah, the largest National Historic Landmark District in the United States.  Its historic architecture, cobblestone streets, manicured gardens and live oak-shaded squares decorated by fountains and sculpture make it one of the most beautiful cities in the world.  In addition, it is a very walkable city, thanks to the urban plan laid by General Oglethorpe in 1733.  Many Savannah urbanites claim the City’s lush squares as their front yards.  Not only is it walkable, you can take your cocktails to go as you stroll through this neighborhood and visit the shops, cafes, art galleries and museums.  Downtown Savannah is alive with residents, tourists, business people and students and is never short on activities.  Downtown Savannah forms the city’s governmental, financial and cultural hub.  Area hotels are reporting occupancy around 70% as a result of a strong tourism industry.  Savannah’s Historic District encompasses a 2.5-square-mile area with 2,358 architecturally or historically significant buildings.  Approximately 85% to 90% of these buildings have been restored and with the support of the Savannah Development and Renewal Authority (SDRA), more restoration projects are planned. 

Atlanta developer, Ben Carter, announced his plan for The Broughton Street Collection in early 2014.  This $75 million project, funded in part by Acadia Realty Trust (NYSE: AKR), was aimed at revitalizing historic Broughton Street.  Currently, this project contains 37 properties totaling about 700,000 square feet.  About a third is ground-floor retail, another third is office space and the remainder is apartments.  The Subject property is in the heart of this revitalization at the true "main & main", Bull and Broughton Streets.

The Savannah College of Art and Design (“SCAD”) is a large institute of higher learning, located in downtown Savannah.  The institution offers a variety of degree programs, with roughly 8,000 students, including roughly 10% international students.  SCAD plays a vital economic role to the regional economy, as one of the largest employers in the region.  The school is comprised of over 60 facilities, totaling 1.5 million square feet of space in Savannah’s downtown neighborhoods.

Along the south side of the Savannah River is River Street, which extends about 10 blocks and is one of the major tourist attractions in Savannah.  The subject has a prominent location, just south of the central portion of River Street.  This cobblestone river walk features over 100 retail, restaurant/bar, and hotel uses, occupancy historic storefronts.  Retailers include candy shops, art galleries and apparel and gift stores.  Restaurants and bars range from the Chart House to Wet Willies, home of the “world’s greatest daiquiris”.  Inns and hotels include charming bed and breakfasts in restored inns to the Hyatt Regency Savannah and the Savannah Marriott Riverfront.

A couple of blocks south from River Street is City Market where art studios, galleries and specialty shops occupy a restored two-block market square.  In addition, the development includes some upper level office uses as well as street level restaurants.

Photos of the Market


Market Overview

According to CBRE, the makeup of Savannah’s employment is changing and doing so swiftly. Professional and business services employment growth has raced ahead of the pack, growing 12.3% year-over-year, while mining, construction, and government job growth has trended downward. This is a boon for Savannah’s increasing number of millennials, who as a group are more likely to be employed in one of these growing number of professional and business services jobs. Since 2010, Savannah’s population has seen the percentage of millennials jump from 23% to 26%. By 2020, millennials could make up over a third of Savannah’s population. As the number of jobs in the professional and business service sector increases along with the labor force to fill them, Savannah’s office market could begin to heat up—especially in the urban core of the city where millennials are more likely to reside.

Submarket Overview

According to CBRE, office space in the revitalized heart of Historic Downtown Savannah does not come cheap. Asking office rents in area are $25.00 per square foot - 25% higher than the average for downtown Savannah.

Demographic Information

Demographics 1 Mile 3 Miles 5 Miles
Population (2015)   10,265 65,909 112,576
Growth (2010-2015) 2.46% 5.35% 5.41%
Growth (2015-2020) 5.88% 6.53% 6.54%
Median HH Income (2015)  $21,741 $25,864 $30,797

Demographic information above was obtained from CoStar

Cap Stack
Sources & Uses
Total Capitalization
Sources of Funds
Debt $6,000,000
Equity $3,375,000
Total Sources of Funds $9,375,000
Uses of Funds
Purchase Price $7,542,000
Acquisition Fee $150,000
Broker-Dealer Fee $40,000
Pre-Development/Feasibility $18,400
Financing Costs $57,000
Tenant Improvements $604,700
Exterior Deferred Maintenance $42,500
Lobby Renovation  $78,750
Other Hard Costs $30,000
Leasing Commissions $278,474
Lender Reserve (Released at a 1.35x Debt Service Coverage) $200,000
Legal Fees paid to Outside Counsel $10,000
Soft Costs $137,500
Owner Contingency $185,676
Total Uses of Funds $9,375,000


Debt Assumptions

The projected terms of the debt financing are as follows:

  • Lender: Bank of North Georgia (Synovus)
  • Proceeds: $6,000,000 ($1,500,000 will be reserved for renovation and leasing costs)                                     
  • Estimated Rate: 30-Day Libor plus 2.75%
  • Amortization: 25 years, with two (2) years of interest-only
  • Term: Three (3) years
  • Extension Option: One (1), two (2) year term
  • Recourse: Limited guaranty of $3,000,000 for each of the three principals

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.


Capital Bull Street, LLC intends to make distributions to Realty Mogul 59, LLC as follows:

  • Pro rata share of cash flow to a 10% Internal Rate of Return ("IRR") hurdle
  • ​Excess balances will be split 80% to members pari passu and 20% to Sponsor to a 15% IRR hurdle
  • Any excess balance will be split 60% to members ​pari passu and 40% to Sponsor

Distributions are projected to start in March 2017 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of the Sponsor, who may decide to delay distributions for any reason, including maintenance or capital reserves. Realty Mogul 59, LLC will distribute 100% of its share of excess cash flow (after expenses) to the members of Realty Mogul 59, LLC (the investors). The manager of Realty Mogul 59, LLC will receive a portion (up to 10%) of the Sponsor's promote interest.

Cash Flow Projections

  Year 1 Year 2 Year 3 Year 4   Year 5  
Effective Gross Revenue $426,755 $895,911 $1,018,051 $1,050,628 $1,084,149
Total Operating Expenses $213,578 $286,181 $298,577 $307,616 $316,924
Net Operating Income $213,177 $609,730 $719,474 $743,012 $767,225
Distributions to Realty Mogul 59, LLC Investors $2,539 $70,725 $41,490 $48,181 $55,063
  Year 6 Year 7 Year 8 Year 9   Year 10  
Effective Gross Revenue $1,118,640 $1,154,126 $1,180,193 $1,185,922 $1,250,273
Total Operating Expenses $326,511 $336,384 $346,133 $355,330 $367,140
Net Operating Income $792,129 $817,742 $834,060 $830,592 $883,133
Distributions to Realty Mogul 59, LLC Investors $62,141 $69,419 $73,859 $72,274 $3,173,481

Certain fees and compensation will be paid over the life of the transaction. The following fees and compensation will be paid:

Type of Fee Amount of Fee Received By Paid From Notes
One-Time Fees:
Acquisition Fee $150,000 Sponsor Capitalized Equity Contribution 2.0% of the property purchase price
Broker-Dealer Fee The greater of 4.0% or $40,000 North Capital (1) Capitalized Equity Contribution 4.0% based on the amount of equity invested by Realty Mogul 59, LLC
Recurring Fees:
Asset Management Fee $48,000 (grown at CPI annually) Sponsor Operating Cash Flow  
Property Management Fee 4% of the effective gross income Sponsor Operating Cash Flow  
Management and Administrative Fee 1.5% of amount invested in Realty Mogul 59, LLC RM Manager, LLC Distributable Cash  RM Manager, LLC is the Manager of Realty Mogul 59, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2)

(1) Certain employees of Realty Mogul, Co. are registered representatives of, and are paid commissions by, North Capital Private Securities Corp., a Delaware corporation ("North Capital"). In addition, North Capital pays a technology provider services fee to Realty Mogul, Co. for licensing and access to certain technology, reporting, communications, branding, entity formation and administrative services performed from time to time by Realty Mogul, Co., and North Capital and Realty Mogul, Co. are parties to a profit sharing arrangement.

(2) Fees may be deferred to reduce impact to investor distributions

The above presentation is based upon information supplied by the Sponsor or others.  Realty Mogul, Co., RM Manager, LLC, and Realty Mogul 59, LLC, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein.  The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.

The following offering documents have been prepared and are being delivered by the Sponsor of this investment opportunity, and not by RM Securities, LLC. RM Securities, LLC and its associated persons did not assist in preparing, do not explicitly or implicitly adopt or endorse, and are not otherwise responsible for, the Sponsors offering documents posted below or any content therein.
RM Securities, LLC and its Affiliates Compensation

RM Securities, LLC, its registered representatives, affiliates, associated persons, and personnel of its affiliates who may also be associated with it, including our associated persons and personnel of our affiliates who are also be associated with RM Securities, LLC (it (“RM Securities,” “we,” “our,” or “us”) will receive fees, expense reimbursements, and other compensation (“Fees”) from the issuer of this investment offering, its sponsor, or an affiliate thereof (“Sponsor”), or otherwise in connection with Sponsor’s offering. The Fees paid to us are in addition to other fees you will pay to Sponsor or in connection with Sponsor’s investment offering. You will pay Fees to Sponsor, either directly or indirectly as an investor in the Sponsor’s offering. Sponsor will use the Fees you pay, as well as funds you invest in the relevant offering, to compensate us. The Fees paid to us will directly or indirectly be borne by you as the investor (typically, but not always, in the form of an expense of the Sponsor’s offering in which you invest) because such Fees will reduce the proceeds available for distribution to you and reduce the amount you earn over time.

For more information on the Fees paid to us, or any other Fees you will pay in connection with Sponsor’s offering, please carefully review the Sponsor’s Investment Documents. Please also carefully review RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.

No Approval, Opinion or Representation, or Warranty by RM Securities, LLC

Sponsor has provided, approved, and is solely responsible in all aspects for the information on this webpage (“Page”), including Sponsor’s offering documentation, which may include without limitation the Private Placement Memorandum, Operating or Limited Partnership Agreement, Subscription Agreement, the Project Summary and all exhibits and other documents attached thereto or referenced therein (collectively, the “Investment Documents”). The Investment Documents linked on this page have been prepared and posted by Sponsor, and not by RM Securities. We did not assist in preparing, do not adopt or endorse, and we are not otherwise responsible for, the Sponsor’s Investment Documents. We make no representations or warranties as to the accuracy of information on this Page or in the Sponsor’s Investment Documents and we accept no liability therefor. No part of the information on this Page or in the Sponsor’s Investment Documents is intended to be binding on us.

Sponsor’s Information Qualified by Investment Documents

The information on this Page is qualified in its entirety by reference to the more complete information about the offering contained in the Sponsor’s Investment Documents. The information on this Page is not complete and subject to change at the Sponsor’s discretion at any time up to the closing date. The Sponsor’s Investment Documents and supplements thereto contain important information about the Sponsor’s offering including relevant investment objectives, the business plan, risks, charges, expenses, and other information, which you should consider carefully before investing. The information on this Page should not be used as a basis for an investor’s decision to invest.

Risk of Investment

This investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor’s assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor’s business plans (“Assumptions”) will be true or that actual performance will bear any relation to Sponsor’s Assumptions, and no guarantee or representation is made that Sponsor’s Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor’s Assumptions should not be relied upon as the primary basis for your decision to invest.

No Reliance on Forward-Looking Statements; Sponsor Assumptions

Sponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor’s Investment Documents, which you should carefully review. Neither RM Securities nor Sponsor are obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor’s forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor’s investment objectives, detailing Sponsor’s anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor’s forward-looking statements as a basis to invest.

Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor’s Assumptions or forward-looking statements.

No Reliance on Past Performance

Any description of past performance is not a reliable indicator of future performance and should not be relied upon as the primary basis to invest.

Sponsor’s Use of Debt

A substantial portion of the total cost of the real estate asset acquired by the Sponsor with investor funds (“Property”) will be paid with borrowed funds, i.e., debt. Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, and there is no assurance that the Sponsor will secure debt at the rates and terms presented on this Page or in the Sponsor’s Investment Documents, or at all. The use of borrowed money to acquire real estate is referred to as leveraging, which can amplify losses and could result in lender foreclosure. In addition, if the debt includes a variable (or “floating”) interest rate, the total amount of interest paid over the term of the debt will fluctuate and can increase. As a result, Sponsor’s use of debt can result in a loss of some or all of your investment.

Sponsor’s Offering is Not Registered

Sponsor’s securities offering will not be registered under the Securities Act of 1933, as amended (the “Securities Act”), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act (“Private Placement”). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership 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 Private Placements on the Platform are intended solely for “Accredited Investors,” as that term is defined in Rule 501(a) under the Securities Act.

No Investment Advice

Nothing on this Page should be regarded as investment advice (either with respect to a particular security or regarding an overall investment strategy), a recommendation, an offer to sell, or a solicitation of or an offer to buy any security. Advice from a securities professional is strongly advised to understand and assess the risks associated with real estate or private placement investments. For additional information on RM Securities’ involvement in this offering, please carefully review the Sponsor’s Investment Documents, and RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.

1031 Exchange Risk

Internal Revenue Code Section 1031 (“Section 1031”) contains complex tax concepts and certain tax consequences may vary depending on the individual circumstances of each investor. RM Securities and its affiliates make no representation or warranty of any kind with respect to the tax consequences of your investment or that the IRS will not challenge any such treatment. You should consult with and rely on your own tax advisor about the tax aspects with respect to your particular circumstances.




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