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.
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.
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.
We have formalized processes and checklists for every private placement deal listed on the platform.
Please note – The property was successfully acquired on May 19th, 2023. If you are investing post-May 19th, 2023, please ensure you review the “Post-Closing Notice” provided on the website prior to making an investment. The Post-Closing Notice supersedes any other information provided on the website or relevant offering documents, including updated figures for the Capital Stack, Sources & Uses, Debt Assumptions & Return metrics.
Ridgeline View Townhomes is an opportunistic investment offering, which RM Communities secured off-market through their relationship with the seller-developer. The seller’s original asking price was 20% higher than the ultimately negotiated purchase price of $18.1 million. RM Communities leveraged the seller’s desire for certainty of execution and a volatile construction environment in order to achieve this opportunistic pricing. The reduced purchase price represents a 14% discount to recent comparable sales and a highly favorable 6.6% going-in cap rate. RM Communities’ scale and operational efficiencies with two owned properties in close proximity enhances the exceptional cash flow potential.
The Portland MSA offers residents affordable living options with proximity to outstanding employment centers, outdoor recreation, urban downtown areas, and historical attractions. The Vancouver submarket has recorded cumulative rent growth of 56% over the last ten years, compared to 52% nationally. With limited inventory growth in the MSA projected to average less than 2.4% annually through 2028, this trend is forecast to continue. Additionally, since 2010, vacancy in the Vancouver submarket has averaged 4.7% and has consistently been below the national average of 6.4%.
Ridgeline View Townhomes offers a desirable unit mix comprised of 100% four-bedroom townhomes. Built in 2022, all units have two-story floorplans, stainless steel appliance packages, luxury vinyl plank flooring, and in-unit washers and dryers, and select units have private fenced-in yards and decks. With an average unit size of 1,426 SF, renters at Ridgeline View Townhomes have roughly 60% more living space on average when compared to the average of market rate multifamily properties with 10+ units located in Vancouver, WA.
RM Communities
RM Communities is a sister-company to RealtyMogul, one of the leading real estate technology platforms. RM Communities is an owner/operator of multifamily assets with a proprietary playbook to deliver strong risk-adjusted returns. RM Communities has grown its real estate portfolio to include nearly 2,200 multifamily units and over $350 million in real estate with a fully dedicated team of acquisitions, underwriting and asset management professionals.(1)
(1) References made to the RM Communities portfolio includes four properties that were acquired prior to the formation of RM Communities. Consequently, these assets are managed by an affiliate and are included as part of the RM Communities portfolio as a result of being acquired and managed by the same executive leadership and according to the same investment strategy employed by RM Communities.
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Todd HansonManaging Director -
Yacov RonenAcquisitions Associate
Todd Hanson is the Managing Director for RM Communities across the US and has responsibility for planning and execution of overall strategy and directing the investment and financing activities of the company. He is actively involved in maintaining existing client relationships and developing new capital and partnership opportunities for the company. Mr. Hanson was previously EVP and Head of Investments at The ConAm Group, a private equity multifamily investment firm.
Yacov Ronen is an Acquisitions Associate for RM Communities supporting the direct acquisitions of multifamily opportunities in the Mountain West region of the United States and Texas. Prior to joining RM Communities, Mr. Ronen worked as an Associate at RealtyMogul where he was directly involved in $400M in acquisitions across various asset classes. He holds B.A. in Economics from University of California, Santa Barbara.
| Property Name | Location | Multifamily Class | No. of Units | Year Built | Purchase Price | CapEx Budget | Status |
| Terrace Hill | El Paso, TX | B | 310 | 1983 | $18,700,000 | $4,095,000 | Full Cycle, Net IRR of 18.5% (23.1% deal-level) |
| La Privada | El Paso, TX | B | 240 | 1982 | $11,700,000 | $1,867,000 | Closed |
| The Hamptons | Virginia Beach, VA | B | 212 | 1973 | $19,051,000 | $3,792,000 | Closed |
| Pohlig Box Factory & Superior Warehouse | Richmond, VA | A- | 93 & 7,700 Retail SF | 2004 | $15,900,000 | $1,348,000 | Closed |
| Lubbock Medical Office Building | Lubbock, TX | B | 20,880 SF | 1966 | $8,350,000 | NNN | Closed |
| Turtle Creek | Fenton, MO | A- | 128 | 2018 | $24,875,000 | $596,000 | Closed |
| The Orion | Orion Township, MI | B+ | 200 | 1995 | $27,375,000 | $2,308,000 | Closed |
| Kings Landing | Creve Coeur, MO | A- | 152 & 9,229 Retail SF | 2005 | $40,100,000 | $3,885,850 | Closed |
| Minnehaha Meadows | Vancouver, WA | A | 49 | 2021 | $16,450,000 | $83,950 | Closed |
| Roosevelt Commons | Vancouver, WA | A | 36 | 2020 | $12,550,000 | $78,200 | Closed |
| Bentley Apartments | Grove City, OH | A- | 138 | 2020 | $30,200,000 | $650,000 | Closed |
| Sherwood Oaks | Riverview, FL | B | 199 | 1984 | $35,000,000 | $1,266,725 | Closed |
| Haverford Place | Georgetown, KY | A- | 160 | 2001 | $31,050,000 | $2,836,734 | Closed |
| Edison Apartments | Gresham, OR | A | 64 | 2020 | $19,500,000 | $203,390 | Closed |
| Ridgeline View Townhomes | Vancouver, WA | A | 50 | 2022 | $18,100,000 | $37,500 | Closed |
| Brookside Apartments | Raleigh, NC | B | 68 | 1986 | $9,400,000 | $1,402,680 | Closed |
| 223 E. Town Street | Columbus, OH | A | 84 | 2017 | $19,600,000 | $301,566 | Pending |
| Hunters Ridge Apartments | East Lansing, MI | B | 170 | 2004 | $34,650,000 | $2,056,660 | Pending |
| Total | 2,353 | $392,551,000 | $26,809,225 |
The acquisitions of the Terrace Hill Apartments, La Privada, The Hamptons, and Pohlig Box Factory & Superior Warehouse properties preceded the formation of the RM Communities, LLC. Consequently, these real estate assets are managed by an affiliate of RM Communities, LLC. They are included as part of the RM Communities, LLC portfolio because these real estate assets were acquired and are managed under the same executive leadership in Jilliene Helman and according to the same investment strategy employed by RM Communities, LLC.
Note: Totals include Terrace Hill (sold).
*Past performance is not indicative of future performance.
In today’s environment, RM Communities is focusing on investing in strong locations, newer product, and larger units. Ridgeline View Townhomes represents such an opportunity. The Property is a stabilized, cash flowing asset and RM Communities will maximize operational efficiencies given its scale within the submarket, where RM Communities currently owns and operates two other similar townhome properties within a 2.5-mile radius of the Property. In addition, RM Communities identified an opportunity to spend approximately $37,500 to install interior technology packages to increase other income at the Property.
Ten of the units have been reserved for residents earning 80% of the area median income. This qualifies the property to receive a ten-year tax abatement from Vancouver’s Multi-Family Tax Exemption program that runs through 2032. Though the units are rent restricted, they are still achieving over $2,200/month rents due high incomes in the area. When the MFTE restrictions burn off, the affordable units convert to market rate units offering a large mark-to-market (value-add) opportunity in the future. Further, by not having taxes on the improvements to the land, the Property averages a real estate tax expense savings of over $175,000 per year.
RM Communities will finance the acquisition of the Property with a five-year, fixed-rate loan at 65% loan-to-value. Terms include three years of interest-only payments and a 5.63% interest rate. The business plan is to exit in three years at a projected 5.25% cap rate.
Ridgeline View Townhomes offers a desirable unit mix comprised of 100% 4-bedroom townhomes. Built in 2022, all units feature modern interiors including stainless steel appliance packages, luxury vinyl plank flooring, in-unit washers and dryers, and select units have private fenced-in yards and decks. With an average unit size of 1,426 SF, renters at Ridgeline View Townhomes have over 55.9% more living space on average when compared to market rate multifamily properties with 10+ units located in Vancouver, WA.
| Type | # of Units | Unit SF | Total SF | Stabilized Rent | Rent / SF |
| 4/3 Market | 40 | 1,426 | 57,040 | $2,586 | $1.81 |
| 4/3 Affordable | 10 | 1,426 | 14,260 | $2,204 | $1.55 |
| Total/Average | 50 | 1,426 | 71,300 | $2,509 | $1.76 |
1) The Multi-Family Housing Tax Exemption (MFTE) Program, which is authorized under state law (RCW 84.14) and codified in Chapter 3.22 of the Vancouver Municipal Code, allows for a real estate tax exemption on the approved value of newly constructed or rehabbed residential units. The current ordinance allows for a 10-year exemption for projects with 20% of units restricted to households earning up to 80% AMI. The Property’s tax exemption runs through the end of 2032 when the MFTE restrictions burn off, allowing the affordable units to convert to market rate units.
Lease Comparables
| 4/3 Townhomes - Market Rate | SF | Bedroom/Bath | Stabilized Rent | Per SF | YOC |
| Ridgeline View Townhomes | 1,426 | 4/3 | $2,586 | $1.81 | 2022 |
| Larkspur Place | 1,507 | 3/2 | $2,240 | $1.49 | 1995 |
| Roosevelt Commons(1) | 1,393 | 4/3 | $2,299 | $1.65 | 2019 |
| Cherry Park Townhomes | 1,628 | 4/3 | $2,645 | $1.62 | 2021 |
| Coen & Columbia | 1,166 | 2/2 | $3,078 | $2.64 | 2020 |
| Grove at 162nd | 1,482 | 3/2.5 | $2,595 | $1.75 | 2022 |
| Comp Average | 1,435 | $2,571 | $1.79 |
Sales Comparables
| Property Name | Submarket Name | Property Address | City, State | Sale Date | Sale Price | Number of Units | Rentable SF | Price Per Unit | Price Per SF | Year Build | Building Class |
| Ridgeline View Townhomes | Vancouver | 7401 NE 18th St | Vancouver, WA | May 2023 | $18,100,000 | 50 | 71,300 | $362,000 | $254 | 2022 | A |
| Meadow Brook Place | Vancouver | 2231 NE Bridgecreek Ave | Vancouver, WA | 12/13/2022 | $38,500,000 | 154 | 147,532 | $250,000 | $261 | 1996 | B |
| 134th Street Lofts | Vancouver | 13414 NE 23rd Ave | Vancouver, WA | 7/15/2022 | $38,750,000 | 124 | 114,080 | $312,500 | $340 | 2021 | A |
| Passage Apartments | Vancouver | 12800 SE 7th St | Vancouver, WA | 5/13/2022 | $32,850,000 | 104 | 107,848 | $315,865 | $305 | 1991 | B |
| Union Park Apartments | Vancouver | 11803 NE 124the Ave | Vancouver, WA | 11/18/2021 | $34,500,000 | 120 | 109,800 | $287,500 | $314 | 2017 | A |
| 138th Ave Townhomes | Vancouver | 1818 NE 138th Ave | Vancouver, WA | 5/19/2022 | $3,750,000 | 10 | 11,430 | $375,000 | $328 | 2020 | A |
| Minnehaha Meadows(1) | Vancouver | 6000 NE 64th St | Vancouver, WA | 9/21/2021 | $16,450,000 | 49 | 63,112 | $335,714 | $261 | 2020 | A |
| Roosevelt Commons(1) | Vancouver | 2812 Falk Rd | Vancouver, WA | 9/21/2021 | $12,550,000 | 36 | 50,148 | $348,611 | $250 | 2020 | A |
(1) Minnehaha Meadows and Roosevelt Commons were purchased by affiliates of RM Communities.
Market Overview: Portland-Vancouver-Hillsboro MSA
Per Oxford Economics, there are over 2.5 million people and over 1 million households in the Portland-Vancouver-Hillsboro MSA (the “MSA”). Over the past ten years, the MSA’s population has increased 1% annually, compared to 0.5% nationally. This trend is expected to continue over the next five years as the MSA’s population is expected to increase by 0.9% annually, compared to 0.5% nationally. The MSA’s median household income is approximately $90k, which is over 17.5% more than the national median.
Unemployment in the MSA is currently 3.7%, equal to the national average of 3.7%. However, the MSA’s labor force is expected to grow by 0.7% through 2028, outpacing the national average of 0.4%.
Portland’s reputation for a high quality of life and affordability is driving in-migration figures. Of the 11 markets* on the West Coast with at least one million residents, only Fresno, California, has lower average apartment rents than Portland (CoStar). With a lower cost of living and lower median home value, in-migration is expected to continue and maintain housing demand.
*The 11 markets include the Los Angeles, Inland Empire, Seattle, San Diego, Orange County, East Bay, Portland, Sacramento, San Jose, San Francisco, and Fresno multifamily markets.
Submarket Overview: Vancouver, Washington
As the largest suburb in the Portland metro, Vancouver is known for strong employment, great schools, no income taxes, and an abundance of retail, recreation, and transportation options. Vancouver has seen significant investment in much of the City’s business and infrastructure, attracting a host of premier technology, healthcare, and financial services firms.
The Property is centrally located between I-205 and I-5, two major transportation highways providing convenient connectivity to employment centers throughout Vancouver and the Portland MSA. Nearby attractions include the Vancouver Plaza, Vancouver Mall, Orchards Market Center, Royal Oaks County Club, PeaceHealth Medical Center, and the Columbia Tech Center. Overall, the Property is in close proximity to over 5.2 million square feet of retail.
The City of Vancouver and its economic development partners are building the foundation to grow jobs, businesses, tourism, recreation and transportation. Columbia Waterfront, LLC a private investors group led by Gramor Development, worked closely with the City, the Port of Vancouver, and local residents to create a master plan for downtown waterfront development. The four-phase, 32-acre project will create 3,300 residential units, approximately one million square feet of office space and 250,000 square feet of retail and restaurant space. Additionally, the 7.3-acre community park incorporates public open spaces along the Columbia River edge, and the Columbia River Renaissance Trail will connect Vancouver Waterfront Park to Wintler Park, over five miles away. In total, the development is forecast to create more than 10,000 jobs.
Phase I and most of Phase II of the development have been completed, including over 62,000 of office space, 71,000 square feet of retail and restaurant space, and approximately 520 residential units. Per Columbia Waterfront, LLC, the remainder of Phase 2, comprised of two hotels, 440 residential units, and additional restaurant, retail and office space, is on track to open in 2023. Construction on Phase III will begin in Spring 2023.
The Vancouver submarket (the “Submarket”) is the Portland metro’s largest submarket by asset value, with over 34,000 units valued at $10.3 billion. The Submarket’s weighted average rent is $1,660/unit per month, which is above the Portland metro’s weighted average rent of $1,612/unit per month.
The Submarket’s average vacancy is currently 5.9%, compared to 6.6% nationally, and has consistently been below the national average vacancy rate since 2000. This trend is expected to continue through 2028, averaging 1.5% lower than the national average.
The Submarket has seen steady absorption and annual rent growth remains positive. Demand is forecast to keep pace with future supply as residents will continue to benefit from Washington’s lack of state income tax, the development of Vancouver’s downtown and waterfront, and convenient access to Portland.
Major employers within Vancouver, are concentrated in the health, education, and tech industries. The Innovation Partnership Zone (IPZ) is an initiative designed by the City of Vancouver to grow and support tech companies located in Downtown Vancouver. This has attracted new companies and existing firms to expand their presence in Vancouver. Notably, Zoominfo announced they will move their corporate headquarters in 2025 to the Vancouver Waterfront, having signed a 366,000 SF lease to occupy the entire Terminal 1 project. Zoominfo’s move is expected to increase the number of employees to 3,000.
Total Capitalization
| Sources | Amount | $/Unit | % |
| Senior Loan | $11,765,000 | $235,300 | 61.8% |
| Investor Equity | $7,239,316 | $144,786 | 38.1% |
| Total | $19,004,316 | $380,086 | 100.0% |
| Uses | Amount | $/Unit | % |
| Purchase Price | $18,100,000 | $362,000 | 95.1% |
| Loan Fee | $147,063 | $2,941 | 0.8% |
| Closing Costs | $280,000 | $5,600 | 1.5% |
| CapEx Budget | $37,500 | $750 | 0.2% |
| Acquisition Fee | $362,000 | $7,240 | 1.9% |
| Taxes and Insurance | $17,754 | $355 | 0.1% |
| Working Capital | $60,000 | $1,200 | 0.3% |
| Total | $19,004,316 | $380,086 | 100.0% |
Please note – The property was successfully acquired on May 19th, 2023. If you are investing post-May 19th, 2023, please ensure you review the “Post-Closing Notice” provided on the website prior to making an investment, as the final Sources & Uses have changed.
The expected terms of the debt financing are as follows:
- Lender: TIAA
- Loan Type: Fixed
- Total Loan Amount: $11,765,000
- Interest Rate: 5.63%
- Loan Term: 5 Years
- Interest-Only Period: 3 Years
- Initial Loan-to-Value: 65.0%
- Loan-to-Cost: 64.9%
There can be no assurance that the Sponsor will secure debt on the rates and terms noted above, or at all. All of the Sponsor’s estimated 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 of 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 risk of loss. If the Sponsor were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Sponsor could lose its investment in its property.
Please note – The property was successfully acquired on May 19th, 2023. If you are investing post-May 19th, 2023, please ensure you review the “Post-Closing Notice” provided on the website prior to making an investment, as the final Debt Assumptions have changed.
RM Communities intends to make distributions as follows:
Operating Cash Flow:
- To the Investors, pro rata, all operating cash flows to an 8.0% preferred return;
- 70% / 30% (70% to Investors / 30% to Promote) of excess cash flow to a 17% IRR;
- 50% / 50% (50% to Investors / 50% to Promote) of excess cash flow thereafter.
Capital Event:
- To the Investors, pro rata, all operating cash flows to an 8.0% preferred return;
- Return of Capital to Members
- 70% / 30% (70% to Investors / 30% to Promote) of excess cash flow to a 17% IRR;
- 50% / 50% (50% to Investors / 50% to Promote) of excess cash flow thereafter.
RM Communities intends to make distributions to investors after the payment of the 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 2023 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of RM Communities, who may decide to delay distributions for any reason, including maintenance or capital reserves.
| Cash Flow Summary | |||||
| Year 1 | Year 2 | Year 3(1) | Reversion(2) | ||
| Effective Gross Income | $1,517,884 | $1,577,302 | $1,643,178 | $1,716,889 | |
| Expenses | $318,330 | $326,329 | $338,016 | $521,519 | |
| Net Operating Income | $1,199,553 | $1,250,973 | $1,305,162 | $1,195,370 | |
| Total Property Cash Flow | $514,416 | $564,944 | $11,360,206 | ||
| Projected Investor Cash Flow | |||||
| Year 0 | Year 1 | Year 2 | Year 3 | ||
| Investor-Level Cash Flows - Hypothetical $50,000 Investment(3) | ($50,000) | $3,522 | $3,871 | $70,763 | |
(1) Year 3 cash flows include the projected sale of the Property and the present value of the remaining real estate tax abatement.
(2) Reversion Expenses and Net Operating Income are tax-adjusted based on the projected purchase price at sale and exclude savings related to the tax abatement.
(3) Projected returns are net of all fees.
RM Technologies, LLC and its affiliates do not provide any assurance of returns. The content on this page, including Sponsor’s pro forma projections, was provided by the Sponsor or an affiliate thereof. Although RM Technologies, LLC believes the Sponsor reliably produced this content, RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor. The assumptions and projections included in the content on this Page, including the Sponsor’s pro forma projections, are not reflective of the position of RM Technologies, LLC or any other person or entity other than the Sponsor or its affiliates. There can be no assurances that all or any of the Sponsor’s assumptions will be true, that actual performance will bear any relation to these hypothetical illustrations, or that the Sponsor’s investment objectives will be achieved. For additional information concerning the Sponsor’s assumptions and projections, and the significant risks involved in investing in real estate, please see the Disclaimers section below.
Certain fees and compensation will be paid over the life of the transaction; please refer to RM Communities' 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 |
| Acquisition Fee | 2.0% of Purchase Price | RM Communities |
| Construction Management Fee | 5.0% of Capital Improvement Expenditures | Cushman & Wakefield, Third Party Property Manager |
| Financing Fee(1) | 1.0% of Refinanced Loan Amount | RM Communities |
| Guaranty Fee(2) | 0.5% of Loan Amount | RealtyMogul Apartment Growth REIT, Inc. |
| Recurring Fees | ||
| Type of Fee | Amount of Fee | Received By |
| Asset Management Fee | 1.5% of Effective Gross Income (EGI) | RM Communities |
| Property Management Fee |
The greater of $3,000 per month or 4% of the total monthly Gross Receipts |
Cushman & Wakefield, Third Party Property Manager |
(1) A Financing Fee will only be charged in the event of a refinancing event. The current business plan and returns presented herein do not assume a refinancing event during the investment hold period outlined.
(2) The loan will be guaranteed by RealtyMogul Apartment Growth REIT, Inc., an affiliated entity, in an amount limited to 25% of the Loan Amount. The 25% guaranty will be eligible to be dissolved subsequent to fiscal year end 2024 subject to the satisfaction of the following conditions: (i) no defaults; (ii) the Property must produce a debt service coverage ratio (DSCR) of not less than 1.40X.
(3) Fees may be deferred to reduce impact to investor distributions.
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, LLCSponsor 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 DocumentsThe 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 InvestmentThis 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 AssumptionsSponsor 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 PerformanceAny 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 DebtA 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 RegisteredSponsor’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 AdviceNothing 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 RiskInternal 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.