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

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

Escrow accounts

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

Boots on the ground

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

Detailed Checklists

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

Target IRR *
Target Avg. Cash on Cash* 9.4%
Estimated Hold Period* Open Ended
View our Risk and Quality Controls.
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
Offered By
Poverni Sheikh Group, LLC
Investment Strategy Diversified Fund
Investment Type Debt
Estimated First Distribution 11/2023
Minimum Investment 60000
PSG Credit Opportunities II, LLLP is an actively managed, absolute return-focused fund, run by a 17-person dedicated team, comprised of short-term, senior-secured commercial real estate (CRE) loans with an emphasis on underlying asset value and hard asset recovery, with substantial exposure to the housing and industrial real estate sectors and a 7-year successful track record originating 179 loans of which 151 have repaid in full. Please review the Documents section for the Q2 Investor Update.
Cash Flow

PSG Credit Opportunities II is an actively managed, absolute return-focused Fund that originates and services senior-secured real estate mortgages to qualified sponsors across the United States. The Fund distributes income on a quarterly basis to all capital partners. In light of recent market turbulence, the Fund continues to believe that being in the 1st mortgage loan position is the most attractive place in the real estate risk spectrum. The Fund has historically provided stable and regular distributions to its capital partners averaging ~9.2% annually since inception and distributed quarterly.


Investors will be coming into a diversified portfolio of approximately 28 already originated loans. As such, investors are able to get immediate yield (distributions starting the following quarter) and immediate diversification in a loan portfolio that is currently at ~59% LTV and ~72% LTC. The Fund's underlying loans are all short duration (less than 2-year initial terms), and as such, the Sponsor is able to turn over 50% of our existing loan book every year, which lets us re-price new loans and adjust to market movement quickly. 


The Poverni Sheikh Group ("PSG") team has extensive experience in analyzing and managing credit investments, having spent the last ten years working together and closing in excess of 200 transactions in the real estate credit and development space. The management team has extensive real estate-related experience being a lender, developer, and construction manager, which translates into superior asset recovery, underwriting standards, and higher chances of success in special situations. This is one of PSG's competitive advantages since its inception. 

Property at a glance
Fund (Loan Book) Size $128,400,000
Investment Period Open Ended
Target IRR 9.0%
Target Number of Loans 28
Target Asset Classes Multifamily, For Sale Housing, Industrial, Self-Storage, Manufactured Housing
Target Cash on Cash 9.4%
Investment Highlights
Institutional grade Sponsor, with 30+ people in the credit and development space.
Sponsor has deployed approximately $250,000,000 throughout 179 loans since inception, including 151 fully repaid loans.
Sponsor has developed in excess of $400M of real estate projects since 2013, providing the team with real-world real estate underwriting fundamentals and know-how.
9 workouts/foreclosures completed out of 179 loans to date and have recovered at least 100% of principal on all of them, including interest and fees on 8 out of 9. A 10th workout is currently in process.
Sponsor receives $2-$3 billion of loan requests per quarter, where they close on <1% of them.
The current loan book consists of 28 loans totaling $128.2M in assets yielding a gross annualized 13.4% including origination/exit points. Approximately 75% of the loans in the current portfolio are floating-rate loans with healthy credit metrics, including a blended LTV (Loan-To-Value) of 59% and LTC (Loan-To-Cost) of 72%.
Long-tenured in-place team with 7+ years working together.
Cumulative Distributions

Poverni Sheikh Group, LLC

PSG Credit leverages its affiliation with Poverni Sheikh Group ("PSG"), a fully integrated and regionally recognized real estate developer, builder, and operator with great relationships and experience. Over the past decade, PSG has developed 24 commercial properties across the northeast United States with a market value in excess of $400 million. PSG's extensive development experience results in superior asset recovery, underwriting standards, and higher chances of success in special situations. 

PSG Credit has originated and serviced loans for the master fund since January 2016. PSG has lent a total of $250 million, with no loss of principal in any of the 179 loans. Each loan passes through a rigorous approval process and is closely managed during its life in the portfolio. PSG holds each loan on its balance sheet and provides an in-house, full-service loan administration that covers payment processing, escrow and reserves budgeting, and general property and construction progress inspections. In addition, PSG provides dedicated staff to handle collections, loan workouts, restructures, and extensions.

The Fund is primarily comprised of first-lien, senior-secured commercial real estate (CRE) collateral with an emphasis on underlying asset value and hard asset recovery, with substantial exposure to the housing and industrial real estate sectors. The Fund provides short-term, interim financing used for properties that are not fully stabilized to “bridge” the Project between acquisition and construction financing or construction and permanent financing. PSG Credit mostly lends on asset classes they have experience in developing and/or operating including single-family, multi-family, retail, mixed-use, self-storage, land, as well as industrial real estate.

Currently, the Fund has $144 million AUM across 28 different loans with an average LTV/LTC of 59%/72% respectively. The Fund targets 9.4% annual cash-on-cash returns and a 9% IRR, with quarterly distributions.

  • Eugene Poverni
  • Greg Kostrikin
  • Eduardo Karpat
  • Ibrahim Sheikh
    President, Development
  • Cameron Lawson
    COO, Credit
Eugene Poverni

Mr. Poverni’s expertise encompasses structuring and managing of the development life cycle, from project feasibility studies to site control, financing, syndication, construction management, asset stabilization, and disposition. Mr. Poverni founded the firm in 2011 and continues to be the driving force behind its growth, and is thankful for the talented people that work at PSG to help make its’ projects and business lines a success day-in and day-out. Mr. Poverni has overseen the firm's growth from a three-person to a thirty-person organization and its execution of more than $700M of transactions. Mr. Poverni holds a J.D. from George Washington University and an M.B.A. from the University of Maryland.

Greg Kostrikin

Mr. Kostrikin is an experienced corporate executive with expertise in enterprise risk management, operations, and real estate development. Mr. Kostrikin has been instrumental in building and heading the firm’s asset and property management divisions, managing a growing portfolio of mid-size multifamily and mixed-use properties. In addition, Mr. Kostrikin has developed the corporate finance, compliance, operations back end, and information technology infrastructure for the firm. Mr. Kostrikin holds a B.S. in Financial Economics from the University of Maryland, Baltimore County.

Eduardo Karpat

Mr. Karpat joined PSG shortly after being a Managing Director at Marketfield Asset Management, a large New York investment advisor, where he spent 10 years overseeing pricing and global investor relations. Prior to Marketfield, Eduardo held several positions at ABN AMRO and Merrill Lynch, focused mainly on investments, derivatives, and pricing. Eduardo currently sits on the board of Agrosmart, a Latam aggrotech company, and is a Principal and credit committee member at PSG Lending. Eduardo holds a Masters in Finance from London Business School and holds an Electrical Engineering degree from the Polytechnic School of the University of San Paulo.

Ibrahim Sheikh
President, Development

Mr. Sheikh is a seasoned construction executive and real estate developer with extensive ground-up industrial construction and adaptive reuse project experience. Mr. Sheikh has been instrumental in building and heading the firm’s general contracting division. He has delivered over 500,000 square feet in complex historic retrofits involving tax credit program compliance, as well as over 1,000,000 square feet in industrial buildings over his 18-year career. Mr. Sheikh holds a B.S. in Economics from the University of Maryland.

Cameron Lawson
COO, Credit

Cameron Lawson serves as COO of Credit at PSG Lending. Cameron helps chiefly manage, maintain, and service the existing loan portfolio, while also contributing to the processing and underwriting of prospective loans. He is additionally responsible for helping to oversee company-wide infrastructure and protocol implementation. Previous to joining PSG Lending, he worked for 7 years for Hopkins Federal Savings Bank, which had locations in Baltimore City and Pikesville, where he held the titles of Loan Processor and Settlement Coordinator. After Hopkins Federal Savings Bank, he worked as the Single Family Homes Operations Manager for ERC Capital, Inc., a real estate investment company also based out of Pikesville. Cameron graduated from the University of Maryland Baltimore County.

Track Record

Property Name City State Asset Type Origination Date Loan Amount LTV LTC Realized Annualized Yield Actual Profit/Loss Status
101 W Lexington Baltimore MD Mixed-Use 4/20/2016 $390,000 65% 86% 12.9% $58,722 Paid Off Loan
4753 Chatford Baltimore MD Single-Family 6/21/2016 $57,500 61%   31.8% $6,038 Paid Off Loan
3746 Ravenwood Baltimore MD Single-Family 7/21/2016 $76,600 68% 93% 18.5% $6,894 Paid Off Loan
1541 Upshire Baltimore MD Single-Family 7/26/2016 $111,000 72% 93% 14.9% $11,563 Paid Off Loan
5006 Sipple Baltimore MD Single-Family 8/4/2016 $102,000 60% 89% 16.2% $14,475 Paid Off Loan
2501 N Charles Baltimore MD Single-Family 8/11/2016 $230,000 68% 68% 62.4% $50,250 Paid Off Loan
63 Franklin Annapolis MD Single-Family 8/30/2016 $758,000 60% 75% 11.5% $185,852 Paid Off Loan
1119 Sherwood Baltimore MD Single-Family 9/2/2016 $118,500 72% 93% 15.6% $11,702 Paid Off Loan
2-4 E Preston  Baltimore MD Mixed-Use 9/8/2016 $462,500 74% 54% 14.0% $67,720 Paid Off Loan
741 McHenry Baltimore MD Single-Family 9/8/2016 $120,000 56% 92% 15.7% $21,280 Paid Off Loan
1191 Cedar Shady Side MD Single-Family 9/29/2016 $105,000 50% 84% 20.1% $34,193 Paid Off Loan
3801 Gough  Baltimore MD Single-Family 11/2/2016 $205,000 73% 82% 13.3% $27,945 Paid Off Loan
3828 Ednor Baltimore MD Single-Family 11/3/2016 $116,000 73% 86% 17.6% $13,404 Paid Off Loan
8515 Stevenswood Baltimore MD Single-Family 11/4/2016 $160,000 67% 91% 13.3% $31,798 Paid Off Loan
5810 Plumer Baltimore MD Single-Family 11/15/2016 $94,000 67% 79% 15.3% $12,384 Paid Off Loan
4403 Liberty Baltimore MD Single-Family 11/23/2016 $153,067 73% 84% 16.3% $30,152 Paid Off Loan
4025 Kathland Baltimore MD Single-Family 12/9/2016 $165,000 63% 88% 15.1% $28,459 Paid Off Loan
3531 Chesterfield  Baltimore MD Single-Family 12/20/2016 $85,000 70% 89% 15.8% $8,689 Paid Off Loan
2910 Loudon Baltimore MD Single-Family 12/30/2016 $158,000 66% 89% 15.5% $44,130 Paid Off Loan
3523 Wabash Baltimore MD Single-Family 1/20/2017 $110,000 67% 87% 15.9% $14,181 Paid Off Loan
4004 Fleetwood Baltimore MD Single-Family 2/23/2017 $124,000 66% 74% 17.2% $31,144 Paid Off Loan
2219 Orleans Baltimore MD Single-Family 3/3/2017 $112,000 64% 88% 14.8% $17,211 Paid Off Loan
704 N Pryor Alexandria VA Single-Family 3/9/2017 $409,000 68% 83% 23.8% $28,130 Paid Off Loan
4127 Kathland Baltimore MD Single-Family 4/12/2017 $163,000 65% 83% 18.9% $39,183 Paid Off Loan
1429 Olive Baltimore MD Single-Family 5/5/2017 $171,000 50% 86% 11.4% $19,579 Paid Off Loan
929 12th NE Washington DC Single-Family 5/5/2017 $617,500 73% 81% 11.4% $73,946 Paid Off Loan
729 Roxboro Pl NW Washington DC Single-Family 5/26/2017 $400,000 72% 82% 16.7% $86,053 Paid Off Loan
2025 Portugal Baltimore MD Single-Family 5/26/2017 $136,000 68% 80% 12.5% $28,934 Paid Off Loan
9219 Allenswood Randallstown MD Single-Family 7/7/2017 $189,000 73% 78% 15.1% $32,686 Paid Off Loan
180 Winters Catonsville MD Retail 7/14/2017 $225,000 50% 50% 13.2% $36,369 Paid Off Loan
8458 Church Lane Ellicott City MD Single-Family 7/14/2017 $285,000 69% 80% 9.7% $38,261 Paid Off Loan
1011 Mastline Annapolis MD Single-Family 7/18/2017 $338,000 61% 72% 43.9% $40,030 Paid Off Loan
107 Urell Washington DC Single-Family 7/31/2017 $386,000 76% 82% 17.1% $73,233 Paid Off Loan
835 Park Ave Baltimore MD Single-Family 9/20/2017 $115,000 68% 81% 45.6% $10,350 Paid Off Loan
555 Sudbrook Baltimore MD Single-Family 9/20/2017 $207,500 68% 81% 13.5% $15,850 Paid Off Loan
Bretton  Baltimore MD Multi-Family 9/26/2017 $1,500,000 70% 70% 11.9% $227,916 Paid Off Loan
2505 Ritchie Marlboro Upper Marlboro MD Land 10/3/2017 $146,500 13% 12% 20.8% $33,321 Paid Off Loan
4218 Penhurst Baltimore MD Single-Family 10/12/2017 $166,000 66% 82% 15.8% $19,920 Paid Off Loan
3065 Mayfield Baltimore MD Single-Family 11/5/2017 $77,000 73% 91% 23.8% $12,320 Paid Off Loan
5009 Kanely Perry Hall MD Single-Family 11/9/2017 $280,000 53% 58% 13.4% $38,780 Paid Off Loan
317 E 24th Baltimore MD Single-Family 12/15/2017 $120,000 46% 78% 13.1% $15,267 Paid Off Loan
4553 Marble Hall Baltimore MD Single-Family 3/28/2018 $110,000 63% 83% 16.4% $9,171 Paid Off Loan
22821 Sycamore Lewes  DE Single-Family 4/3/2018 $229,000 68% 76% 14.8% $24,490 Paid Off Loan
Harford RP Holdings Bel Air MD Land 12/29/2017 $1,075,000 37% 60% 11.8% $137,331 Paid Off Loan
2901 S Dakota Washington DC Single-Family 2/7/2018 $532,000 37% 60% 15.8% $85,433 Paid Off Loan
802 Union  Baltimore MD Single-Family 2/28/2018 $227,500 60% 85% 13.4% $30,912 Paid Off Loan
226 Sycamore Elkton MD Single-Family 5/31/2018 $60,000 39% 48% 16.9% $7,533 Paid Off Loan
311 E North Ave Baltimore MD Multi-Family 6/15/2017 $3,800,000 69% 78% 8.4% $561,419 Paid Off Loan
5315 8th St NW Washington DC Single-Family 5/3/2018 $536,000 70% 84% 13.3% $62,042 Paid Off Loan
4103 Penhurst Baltimore MD Single-Family 2/6/2018 $204,000 62% 87% 14.3% $33,253 Paid Off Loan
322-328 N Charles Baltimore MD Mixed-Use 3/30/2018 $1,100,000 59% 57% 14.7% $162,800 Paid Off Loan
13029 Scarlet Oak Gaithersburg MD Single-Family 6/22/2018 $532,500 68% 85% 13.0% $57,091 Paid Off Loan
3036 Mayfield Baltimore MD Single-Family 7/13/2018 $77,000 49% 46% 17.3% $12,705 Paid Off Loan
820 S Potomac Baltimore MD Single-Family 8/8/2018 $803,000 47% 66% 10.9% $78,425 Paid Off Loan
1189 Grove Shady Side MD Single-Family 12/15/2017 $173,000 64% 83% 15.9% $43,590 Paid Off Loan
876 Mildred Dundalk MD Single-Family 8/29/2018 $145,300 61% 61% 13.3% $17,321 Paid Off Loan
5147 Golf  Baltimore MD Retail 4/26/2019 $595,000 65% 86% 19.1% $32,517 Paid Off Loan
425 Hoffman St Philadelphia  PA Single-Family 12/5/2018 $153,000 58% 80% 11.9% $13,855 Paid Off Loan
45 W. Main Street Denville NJ Retail 6/15/2018 $1,120,000 62% 76% 11.3% $170,030 Paid Off Loan
1030 Jack Primus Charleston SC Multi-Family 7/31/2019 $4,110,000 59% 65% 14.8% $187,765 Paid Off Loan
14 Charlcote Baltimore MD Single-Family 8/22/2018 $525,000 67% 84% 11.4% $80,850 Paid Off Loan
2114 Coralthorn  Baltimore MD Single-Family 3/29/2019 $108,000 64% 77% 13.3% $11,100 Paid Off Loan
2319 13th Pl NE Washington  DC Single-Family 5/17/2019 $408,000 70% 67% 14.3% $37,411 Paid Off Loan
613 N Paca  Baltimore MD Single-Family 8/14/2019 $148,000 58% 78% 14.4% $9,213 Paid Off Loan
2200 Westridge Lutherville MD Single-Family 9/20/2018 $350,000 70% 80% 8.6% $41,050 Paid Off Loan
622 Westwood West Palm Beach FL Single-Family 3/5/2018 $750,000 45% 60% 21.7% $117,083 Paid Off Loan
603 N Paca  Baltimore MD  Single-Family 1/28/2019 $127,000 52% 78% 12.3% $16,510 Paid Off Loan
805 W Joppa Baltimore MD Single-Family 5/10/2018 $275,000 66% 85% 11.1% $81,182 Paid Off Loan
1340 Bayshore Dunedin FL Land 2/25/2019 $300,000 39% 46% 12.0% $37,868 Paid Off Loan
3959 Prospect Street MD Single-Family 12/8/2017 $254,000 71% 79% 11.2% $64,690 Paid Off Loan
4508 Luerssen Ave Baltimore MD Single-Family 3/28/2018 $192,000 64% 78% 13.7% $53,256 Paid Off Loan
5841 Westwood Ave Baltimore MD Single-Family 5/1/2018 $157,000 60% 85% 13.3% $42,312 Paid Off Loan
807 Malcolm X Ave SE Washington  DC Single-Family 1/19/2019 $253,000 56% 63% 15.6% $51,169 Paid Off Loan
733 Pratt Baltimore MD Mixed-Use (Retail/Residential) 10/13/2017 $225,354 47% 56% 17.4% $102,176 Paid Off Loan
3300 Dorchester Baltimore MD Single-Family 7/26/2019 $170,000 62% 76% 11.3% $15,363 Paid Off Loan
200 Limekiln Pike Glenside PA Mixed-Use 8/20/2018 $187,650 59% 45% 17.8% $56,103 Paid Off Loan
4870 Cherokee Ave Alexandria VA Land 6/28/2019 $675,000 59% 42% 12.2% $60,209 Paid Off Loan
3106 Echodale Ave Baltimore MD Single-Family 8/16/2019 $148,000 61% 84% 14.1% $18,505 Paid Off Loan
3225 Glendale Baltimore MD Single-Family 9/11/2019 $142,000 59% 64% 14.9% $18,105 Paid Off Loan
2800 W Diamond Philadelphia PA Land (Multifamily) 4/5/2019 $880,000 51% 88% 12.8% $148,830 Paid Off Loan
5414 Radecke Baltimore MD Single-Family 9/27/2019 $150,000 57% 77% 16.0% $20,208 Paid Off Loan
1627 N 7th St Philadelphia PA Single-Family 2/6/2019 $312,000 46% 77% 11.6% $56,593 Paid Off Loan
4313 W  Gray St* Tampa  FL Townhomes 9/19/2018 $2,120,000 54% 74% 12.0% $412,639 Paid Off Loan
6000 Belair Baltimore MD Land (Retail) 9/4/2019 $170,000 24% 21% 12.6% $22,886 Paid Off Loan
1402-1404 Towson Baltimore MD Single-Family 5/31/2019 $530,000 70% 83% 11.9% $85,256 Paid Off Loan
107 Sandsbury Avenue Glen Burnie MD Single-Family 11/27/2019 $195,000 63% 80% 13.5% $22,393 Paid Off Loan
324 S East Baltimore MD Single-Family 4/10/2020 $311,000 59% 66% 13.6% $13,146 Paid Off Loan
2566 Forest Knoll Annapolis MD Single-Family 6/15/2020 $352,400 65% 81% 16.6% $18,809 Paid Off Loan
8116 Conduit Road Baltimore MD Single-Family 12/30/2019 $163,000 63% 73% 12.7% $17,070 Paid Off Loan
407 Highway A1A #444 Satellite Beach FL Single-Family 2/14/2020 $310,000 57%   13.8% $32,050 Paid Off Loan
1333 Maple View Place SE Washington  DC Single-Family 2/12/2020 $424,000 61% 88% 11.7% $40,401 Paid Off Loan
11436 Cronhill Owings Mills MD Office 11/1/2017 $480,000 44% 42% 14.2% $212,475 Paid Off Loan
1 York Court Baltimore MD  Single-Family 8/12/2019 $190,000 65% 85% 12.0% $30,394 Paid Off Loan
8 S Mountain Rd Millburn NJ Single-Family 2/7/2020 $600,000 69% 83% 11.4% $57,699 Paid Off Loan
12420 Garrison Forest Road Owings Mills MD Single-Family 2/14/2020 $365,000 66% 82% 12.8% $38,979 Paid Off Loan
9907 Merwood Lane Silver Spring MD Single-Family 12/30/2019 $510,000 57% 79% 12.1% $60,208 Paid Off Loan
4709 Tecumseh Street Baltimore MD Single-Family 10/25/2019 $280,000 44% 54% 13.7% $44,882 Paid Off Loan
3630 Churchville Aberdeen MD Single-Family 9/13/2019 $215,000 64% 88% 12.9% $35,686 Paid Off Loan
2925-2929 W Ox Rd, Herndon Herndon VA Land (Single Family) 6/25/2020 $1,330,000 52% 42% 20.1% $133,443 Paid Off Loan
3405, 3409, 3411, 3415 Brewers Green Way Baltimore MD Townhomes 11/6/2019 $1,200,000 40% 53% 13.0% $125,833 Paid Off Loan
1228 Dellwood Avenue Baltimore MD Single-Family 10/11/2019 $230,000 69% 83% 11.9% $36,097 Paid Off Loan
71 & 71.5 Terrace Ave Jersey City NJ Multi-Family 5/28/2020 $1,025,000 58% 77% 13.2% $91,894 Paid Off Loan
5 Fisher Street Franklin MA Industrial 1/21/2020 $4,250,000 49% 76% 12.4% $492,969 Paid Off Loan
22802 Merrick Blvd Jamaica NY Mixed-Use 2/21/2018 $2,400,000 34% 55% 15.4% $646,389 Paid Off Loan
3426 16th St Washington  DC Single-Family 1/3/2019 $365,000 61% 38% 23.5% $185,209 Paid Off Loan
410 S Collington Ave. Baltimore  MD Single-Family 4/8/2020 $175,000 42% 53% 12.0% $18,854 Paid Off Loan
630 Westwood West Palm Beach FL Single-Family 12/26/2018 $705,000 51% 72% 13.4% $133,670 Paid Off Loan
3531 Hickory Avenue Baltimore MD Single-Family 10/18/2019 $237,000 71% 73% 11.4% $38,775 Paid Off Loan
379 E 27th St (Paterson) Paterson NJ Multi-Family 5/28/2020 $1,680,000 70% 64% 11.9% $166,600 Paid Off Loan
410 W Stone Dr (Wendy's) Kingsport TN Retail 9/2/2020 $1,842,000 63% 80% 9.6% $104,111 Paid Off Loan
81-83 Grand St, Units 1 & 2 Jersey City NJ Single-Family 4/6/2020 $1,075,000 55% 64% 15.5% $171,942 Paid Off Loan
2100 W Franklin Baltimore MD Mixed-Use 4/3/2019 $300,000 42% 48% 16.2% $100,722 Paid Off Loan
1211 17th St NE Washington  DC Single-Family 7/11/2019 $660,000 56% 73% 12.7% $109,247 Paid Off Loan
12170 Lime Kiln Maple Lawn MD Land (Single Family) 9/3/2019 $2,300,000 66% 61% 12.1% $470,861 Paid Off Loan
106 Trenton Lakewood Road Millstone NJ Land (Industrial) 10/30/2018 $2,600,000 50% 50% 13.8% $917,030 Paid Off Loan
1502 Spring Pl NW Washington  DC Single-Family 8/25/2020 $680,000 67% 80% 12.6% $67,433 Paid Off Loan
2, 34, and 35 Cutters Dock Rd Woodbridge NJ Land (Industrial) 6/5/2019 $6,250,000 39% 35% 14.2% $1,820,833 Paid Off Loan
905 Decatur Street NW Washington  DC Single-Family 2/5/2020 $395,000 63%   12.5% $68,467 Paid Off Loan
801 Newbern Raleigh NC Townhomes 7/15/2020 $4,800,000 65% 76% 9.0% $408,000 Paid Off Loan
1119 Providence Rd Towson MD Single-Family 3/26/2020 $130,000 65% 72% 11.1% $33,078 Paid Off Loan
2413 21st Place Washington  DC Multi-Family 6/28/2019 $421,000 58%   12.6% $109,896 Paid Off Loan
150 Inlet Way West Palm Beach                    FL Multi-Family 5/3/2021 $1,866,667 76% 55% 17.6% $80,267 Paid Off Loan
200 Inlet  Way West Palm Beach                    FL Multi-Family 5/3/2021 $1,866,667 76% 55% 17.6% $80,268 Paid Off Loan
206 Inlet  Way West Palm Beach                    FL Multi-Family 5/3/2021 $1,866,667 76% 55% 17.6% $80,269 Paid Off Loan
3545 Keswick Baltimore MD Single-Family 7/26/2019 $228,000 66% 73% 12.2% $57,001 Paid Off Loan
1600 and 1608 Portugal Baltimore MD Single-Family 7/31/2020 $357,500 60% 63% 12.6% $46,737 Paid Off Loan
1701 Marshall St Baltimore MD Single-Family 12/21/2018 $241,000 53% 68% 10.7% $72,618 Paid Off Loan
308 Percival Rd Columbia SC Multi-Family 9/1/2020 $3,450,000 65% 72% 12.3% $483,383 Paid Off Loan
5101 River Rd Unit 616 Bethesda MD Single-Family 11/6/2020 $200,000 59% 80% 14.0% $29,133 Paid Off Loan
123 Creek Rd Mnt Laurel Township NJ Multi-Family 11/18/2020 $4,600,000 60% 62% 10.0% $463,067 Paid Off Loan
1106 Hampton Garth  Towson MD Single-Family 8/26/2021 $485,000 72% 83% 14.4% $20,511 Paid Off Loan
111-117 Park Avenue Baltimore MD Multi-Family 7/31/2017 $390,000 56% 49% 14.9% $189,583 Paid Off Loan
5717-5723 Harford Road Baltimore MD Land (Multifamily) 12/22/2017 $250,000 50% 53% 13.8% $114,822 Paid Off Loan
1706-1722 N. Sydenham Street Philadelphia PA Multi-Family 12/7/2020 $3,300,000 64% 63% 13.5% $420,667 Paid Off Loan
18 Lachmund Court Old Tappan NJ Single-Family 12/29/2020 $975,000 65% 40% 16.2% $125,350 Paid Off Loan
400 W. Franklin Street Baltimore MD Office 10/22/2021 $625,000 56% 51% 14.7% $34,767 Paid Off Loan
716 S. Bethel Street Baltimore MD Single-Family 2/21/2020 $146,000 62% 85% 15.0% $42,174 Paid Off Loan
73 Irving Street Jersey City NJ For Sale Housing 6/6/2019 $1,550,000 64% 76% 17.6% $473,471 Paid Off Loan
206 Witherspoon Road Baltimore MD Single-Family 1/18/2022 $490,000 52% 79% 16.5% $21,928 Paid Off Loan
175 Huron Street Brooklyn NY For Sale Housing 3/4/2021 $2,700,000 69% 68% 20.1% $292,006 Paid Off Loan
170 Fulling Mill Road Middletown PA Industrial 9/30/2021 $1,850,000 70% 76% 11.4% $160,778 Paid Off Loan
114/116 S. Broadway Baltimore MD Multi-Family 4/1/2021 $900,000 67% 76% 13.8% $168,646 Paid Off Loan
8911 Bethlehem Blvd. Sparrows Point MD Industrial 12/23/2021 $5,800,000 64% 71% 12.6% $535,937 Paid Off Loan
2717 Tennyson Street Washington DC Single-Family 12/15/2021 $2,550,000 68% 71% 12.9% $196,647 Paid Off Loan
1501 Jefferson Street Hyattsville MD Single-Family 5/14/2021 $300,000 65% 85% 14.4% $56,533 Paid Off Loan
300 N. Sherman Street York PA Industrial 6/29/2021 $1,425,000 55% 62% 11.4% $219,966 Paid Off Loan
217 Prospect Avenue Brooklyn NY Multi-Family 10/5/2021 $1,583,000 66% 60% 10.5% $160,080 Paid Off Loan
19721 Eagle Mill Road Parkton MD Single-Family 2/1/2022 $375,000 63% 79% 14.6% $40,359 Paid Off Loan
17-19 S. Main Street Manville NJ Medical Office 10/15/2021 $2,000,000 59% 63% 12.4% $312,529 Paid Off Loan
901 S. Ellwood Avenue Baltimore MD  For Sale Housing 12/9/2021 $4,250,000 72% 75% 27.3% $378,012 Paid Off Loan
2103 S, Harcourt Avenue Los Angeles CA Multi-Family 11/19/2019 $1,050,000 46% 60% 10.0% $287,278 Paid Off Loan
Paid Off Loan Total / Weighted Averages     $122,199,871 60% 66% 14.0% $17,706,893  
1157 NW 1st Street Miami Florida Multi-Family 03/31/2022 $1,885,000 71% 77% N/A N/A Current Loan
1108 Montello Avenue NE Washington District of Columbia For Sale Housing 02/09/2022 $3,850,000 68% 79% N/A N/A Real Estate Owned
715 H Street NW Washington District of Columbia Mixed-Use 04/07/2022 $1,475,000 72% 64% N/A N/A Current Loan
9100 Lackey Road NE Leland North Carolina Industrial 04/14/2022 $7,100,000 69% 69% N/A N/A Current Loan
1408 South Street Durham North Carolina Single-Family 04/25/2022 $375,000 62% 79% N/A N/A Current Loan
322-328 N. Charles Street Baltimore Maryland Mixed-Use 11/18/2021 $2,730,000 68% 61% N/A N/A Current Loan
3200 Long Beach Road Oceanside New York Retail 05/08/2020 $3,000,000 65% 72% N/A N/A Current Loan
525 Saint Marks Avenue Brooklyn New York Mixed-Use 06/24/2022 $5,850,000 46% 46% N/A N/A Current Loan
709 W. Oakdale Road Grand Prairie Texas Industrial 03/25/2021 $2,275,000 63% 58% N/A N/A Current Loan
617 S. Eaton Street Baltimore Maryland Single-Family 04/01/2022 $300,000 66% 77% N/A N/A Current Loan
18818 Outer Highway 18 N Apple Valley California Medical Office 05/07/2021 $7,500,000 69% 78% N/A N/A Current Loan
1450 Memorial Drive SE Atlanta Georgia For Sale Housing 07/29/2020 $4,129,000 69% 90% N/A N/A Current Loan
2316 Monroe Street NE Washington District of Columbia Single-Family 07/30/2021 $727,000 65% 92% N/A N/A Current Loan
1843 Rhode Island Avenue Mc Lean Virginia Land 08/12/2022 $1,000,000 38% 80% N/A N/A Current Loan
237 Rutland Road Brooklyn New York For Sale Housing 02/18/2021 $5,700,000 64% 79% N/A N/A Current Loan
96-100 Tuers Avenue Jersey City New Jersey Multi-Family 12/29/2020 $9,655,000 64% 70% N/A N/A Current Loan
1147 Bedford Avenue Brooklyn New York Mixed-Use 03/25/2022 $2,960,000 67% 78% N/A N/A Current Loan
727 S. Curley Street Baltimore Maryland Single-Family 09/30/2022 $300,000 67% 78% N/A N/A Current Loan
2000 Labonte Drive Hunker Pennsylvania Industrial 04/07/2022 $6,600,000 62% 78% N/A N/A Current Loan
616 Hite Road Harwick Pennsylvania Industrial 04/28/2022 $2,950,000 57% 73% N/A N/A Current Loan
419 W River Road Louisburg North Carolina Industrial 11/14/2022 $5,000,000 33% 51% N/A N/A Current Loan
621-625 Rogers Avenue Brooklyn New York For Sale Housing 12/29/2021 $14,975,000 65% 82% N/A N/A Current Loan
2108 Buell Drive Fallston Maryland Single-Family 03/10/2023 $300,000 59% 66% N/A N/A Current Loan
303 West 113th Street New York New York For Sale Housing 09/16/2022 $8,250,000 64% 75% N/A N/A Current Loan
1786 Forest Parkway Lake City Georgia Industrial 09/23/2022 $2,550,000 45% 82% N/A N/A Current Loan
215 W Kelly Street Metuchen New Jersey Multi-Family 11/10/2022 $12,800,000 62% 72% N/A N/A Current Loan
311 Rotonda Circle Rotonda West Florida Mobile Housing 12/22/2022 $13,000,000 36% 69% N/A N/A Current Loan
1627 W. Montgomery Avenue Philadelphia Pennsylvania Multi-Family 3/31/2023 $1,200,000 56% 55% N/A N/A Current Loan
Current Loan Total / Weighted Averages     $128,436,000 59.4% 72.4%      
Grand Total / Weighted Averages     $250,635,871 60% 69%      


The above bios and track record were provided by Poverni Sheikh Group, LLC and have not been independently verified by RealtyMogul.

PSG Credit Opportunities II, LLLP is a short-duration, commercial real estate fund, lending to real estate developers who need short-term financing (bridge, acquisition & construction loans) generally not provided by regulated financial institutions. The Fund originates and services all of its loans and generally holds them until maturity, generating superior income via interest and fees (origination/exit). The Fund focuses on a market void in sub-$20M projects in major metropolitan areas, with substantial equity buffers and experienced development teams. Independent appraisals and rigorous due diligence are part of every loan underwriting, regardless of size, with a particular emphasis on the viability of the underlying business plan and paths to repayment. The Fund utilizes a 17-person full-time real estate credit team to help underwrite opportunities and navigate special situations. 

Underwriting Standards. The Fund's team comes from a deep background in real estate development and execution, and leverages this experience to underwrite potential loan opportunities and make appropriate risk-based decisions. A substantial amount of the Fund's loans are full recourse (including personal guarantees from flesh and blood people) to the sponsorship and key principals. The Fund obtains all appropriate third-party reports for review on each loan, including appraisals, environmental reports, title reports, and where appropriate, cost analysis and cost-overrun insurance on potential projects with substantial construction. Loans are monitored on an ongoing basis by the Fund's three operations professionals, including title bring-downs and site visits by qualified inspectors and fund personnel where appropriate. Broadly speaking, the Fund's borrowers tend to be experienced, having completed at least 2 to 3 similar projects in the past, and are required to have substantial post-closing net worth and liquidity to assure that borrowers can deal with surprises and changing market conditions should they arise.

Concentration Limits. While the Fund looks for opportunities nationally, it is subject to certain concentration limits as listed below to assure proper diversification of risk for investors, both geographically and by the borrower. As such, Fund assets may not be lent to the extent they violate the below concentration limits:
       (i) no more than twenty percent (20%) shall be loaned to any one person (or its Affiliates); 
       (ii) no more than thirty-three percent (33%) shall be loaned in any one zip code; 
       (iii) no single loan of the Fund may exceed the greater of (i) ten percent (10%) of the Fund's assets or (ii) ten million dollars ($10,000,000);  
       (iv) no more than twenty percent (20%) shall be deployed outside of the core senior-secured real estate strategy.

Withdrawals. The Fund is an open-ended evergreen vehicle where all limited partners share in the underlying loan portfolio and yield pro-rata. Limited partners may request a withdrawal at any time after their one-year anniversary, after which they shall receive a return of their capital as the underlying loans existing at the time of such withdrawal request repay. Given the Fund's average target loan duration of approximately 18 months, the Sponsor anticipates substantially all withdrawal requests to be processed within approximately six (6) quarters. 

Property Information
Location Information

Target Geographies

The Sponsor lends nationwide with a concentration in the Northeast. See below for the current loan book broken down by state:

  • New York: 32%
  • New Jersey: 17%
  • Florida: 12%
  • North Carolina: 10%
  • Pennsylvania: 8%
  • California: 6%
  • Georgia: 5%
  • District of Columbia: 5%
  • Maryland: 3%
  • Texas: 2%
  • Virginia: <1%

Target Asset Classes

From an asset class standpoint, the Fund to date has predominantly focused on multifamily, industrial, self-storage, residential land development, and for-sale housing. The Sponsor anticipates the Partnership continuing to focus on these asset types and generally avoiding hospitality, retail, and malls. See below for the Fund's current asset-type diversification as of March 31, 2023:

  • For Sale Housing: 29%
  • Industrial: 21%
  • Multifamily: 20%
  • Mixed Use: 10%
  • Mobile Housing: 10%
  • Medical Office: 6%
  • Retail: 2%
  • Single Family: 2%

Poverni Sheikh Group, LLC intends to make distributions from PSG RM Access SPV, LLLP on a pro-rata basis out of funds received as holder of an LP interest in PSG Credit Opportunities II, LLLP.

PSG Credit Opportunities II, LLLP intends to make distributions to LPs as follows:

  1. 100% to the Limited Partners until they have received total distributions equal to an 8% compounded annual rate of return on unreturned capital contributions(1);
  2. 100% to the PSG Carried Interest Partners as carried interest until the PSG Carried Interest Partners have received total distributions equal to 20% of all distributions of Distributable Cash made by such Partnership(2);
  3. 80% to the Limited Partners and 20% to the PSG Carried Interest Partners as carried interest.

Poverni Sheikh Group, LLC 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 loans).

Distributions are expected to start in November 2023 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of Poverni Sheikh Group, LLC, who may decide to delay distributions for any reason, including maintenance or capital reserves.

Poverni Sheikh Group, LLC will receive a promoted/carried interest as indicated above.


(1) The entire capital contribution of PSG RM Access SPV, LLLP will be considered fully funded, unreturned capital contributions. And no additional mandatory payments or capital contributions will be required of PSG RM Access SPV, LLLP or its LPs.

(2) Distributions to Poverni Sheikh Group, LLC & its affiliates are subject to a 15-month clawback period.

(3) RM Technologies, LLC and its affiliates do not provide any assurance of returns.  Returns presented are net of all fees.  Please carefully review the Fees and Disclaimers sections below for additional information concerning Sponsor’s use or projected returns and fees paid to Sponsor and RM Technologies, LLC.



Certain fees and compensation will be paid over the life of the transaction; please refer to Poverni Sheikh Group's materials for details. The following fees and compensation will be paid(1)(2):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Technology Solution Licensing Fee(2) Flat one-time licensing fees of $15,000 plus $1,500 per each prospective investor onboarded by Sponsor through its license and use of RM Technologies’ Technology Solution RM Technologies, LLC

Capitalization (at Sponsor’s discretion)

Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Asset Management Fee 2% of Fund Capitalization (total equity commitments and maximum debt availability up to 50% LTV) PSG Credit Fund
Administration Solution Licensing Fee(2) Flat quarterly licensing fee of $125 per investor serviced by Sponsor through the license and use of  RM Technologies’ Administration Solution RM Technologies, LLC Cash Flow

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

(2) Please see the Fees and Disclaimers sections below for additional information concerning fees paid to RM Technologies, LLC.


Sponsor’s Projects and Targets

*Assumptions and projections included in the information on this Page, including pro forma projections (collectively “Projections”) were provided by the Sponsor or an affiliate thereof and are not reflective of the position or opinions of, nor are they endorsed by, RM Technologies, LLC or its affiliates, or any other person or entity other than the Sponsor or its affiliates.  RM Technologies, LLC and its affiliates do not provide any assurance of returns or the accuracy or reasonableness of the Projections provided by the Sponsor or its affiliates.   There can be no assurance that the Sponsor’s methodology used for calculating any Projections, including Target IRR, Target Annualized Cash-on-Cash Return, and Target Equity Multiple (“Targets”), are appropriate or adequate.  The Sponsor’s Projections and Targets are hypothetical, are not based on actual investment results, and are presented solely for the purpose of providing insight into the Sponsor’s investment objectives, detailing its anticipated risk and reward characteristics and for establishing a benchmark for future evaluation of the Sponsor’s performance. The Sponsor’s Projections and Targets are not a predictor, projection or guarantee of future performance.  There can be no assurance that the Sponsor’s Projections or Targets will be met or that the Sponsor will be successful in meeting these Projections and Targets.  Projections and Target returns should not be used as a primary basis for an investor’s decision to invest.

No Approval, Opinion or Representation, or Warranty by RM Technologies, LLC or it Affiliates

The information on this Page, including the 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”) was provided by the Sponsor or an affiliate thereof.  RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor.  No part of the information on this Page is intended to be binding on RM Technologies, LLC or its affiliates, or to supersede any of the Sponsor’s Investment Documents.  The opinions expressed on this page are solely the opinions of the Sponsor and its affiliates and none of the opinions expressed on this Page are the opinions of, nor are they endorsed by, RM Technologies, LLC or its affiliates.

Sponsor’s Information Qualified by Investment Documents

The Information on this Page, including of the principal terms of the Sponsor’s offering, 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 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.  The information on this page should not be used as a primary basis for an investor’s decision to invest.  In the event of an inconsistency between the information on this Page and the Investment Documents, investors should rely on the information contained in the Investment Documents.  The information on this Page and the information in the Investment Documents are subject to last minute changes up to the closing date at the sole discretion of the Sponsor and its affiliates.

Risk of Investment

This real estate investment is speculative and involves substantial risk.  There can be no assurances that all or any of the assumptions will be true or that actual performance will bear any relation to the hypothetical illustrations herein, and no guarantee or representation is made that investment objectives of the Sponsor will be achieved.  In the event that actual performance is below the Sponsor’s Targets, your investment could be materially and adversely affected, and there can be no assurance that investors will not suffer significant losses.  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.  Please see the Sponsor’s Investment Documents for additional information, including the Sponsor’s discussion concerning risk factors.

Risk of Forward-Looking Statements

Forward-looking statements are found here and in the applicable Investment Documents and may include words like “expects,” “intends,” “anticipates,” “estimates” and other similar words. These statements are intended to convey the Project Sponsor’s projections or expectations as of the date made. These statements are inherently subject to a variety of risks and uncertainties. Please see the applicable Investment Documents for disclosure relating to forward-looking statements.  All forward-looking statements attributable to the Sponsor or its affiliates apply only as of the date of the offering and are expressly qualified in their entirety by the cautionary statements included elsewhere in 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.

Sponsor’s use of Debt

A substantial portion of the total acquisition for the Property will be paid with borrowed funds, i.e., debt.  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 the annual interest rate and possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account. 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.

In addition, unless the debt provides for a fixed rate of interest during the term of the loan and/or any subsequent extensions, the total amount of interest paid over the term of the debt will increase by the same amount as the related index. For example, if the index rate increases by 0.50% (50 basis points) the interest rate on the loan will increase by the same amount. The amount of such interest rate increases may be capped either by its terms or as the result of the Sponsor entering into an arrangement that caps the interest rate with respect to the debt at a particular rate.

Sponsor’s Offering is Not Registered

The interests offered by the Sponsor 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 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 Private Placements on the RealtyMogul Platform are intended solely for “Accredited Investors,” as that term is defined Rule 501(a) of the Securities Act.  Prospective investors must certify that they are Accredited Investors and provide either certain supporting documents or third party verification, and must acknowledge that they have received and read all investment materials.

RM Technologies, LLC Fees and Conflicts

RM Technologies, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform.  RM Technologies, LLC charges a fixed, non-percentage-based licensing fee for real estate companies and their sponsors to license and use the RM Technologies LLC’s proprietary Platform, including one-time flat licensing fees for its Technology Solution and an ongoing quarterly flat licensing fees for its Administration Solution.  An estimate of the Technology Solution licensing fee is included in the Closing Costs above and is intended to be capitalized into the transaction at the discretion of the Sponsor.  The licensing fees received by RM Technologies, LLC are disclosed in the relevant operating agreement(s). Additionally, from time to time, employees of RM Technologies, LL C and its affiliates invest in Sponsor’s offering.  RM Technologies LLC’s receipt of licensing fees and its employee’s investments in Sponsor’s offering creates a conflict of interest between RealtyMogul and its affiliates, and investors or prospective investors.

No Investment Advice

None of RM Technologies nor any affiliate are registered as a broker, dealer, investment adviser, or funding portal (except with respect to RM Adviser, LLC, which has no involvement in the transactions to be consummated hereby or contemplated herein and solely for the purposes hereof, shall not be deemed an affiliate or RM Technologies). They do not provide investment advice or recommend the purchase of any securities that are the subject of this agreement or the Sponsor’s offering with respect to the Project. Project Sponsor’s use of the Platform, including Project Sponsor’s license to utilize the Platform and any related technology, software and supporting services, Project Sponsor’s posting of offering documents and all related information on the Platform does not constitute the approval of or endorsement by RM Technologies or any of its affiliates of Project Sponsor’s securities offering with respect to the Project or signify the suitability thereof in any manner.

For additional information on risks and disclosures visit https://www.realtymogul.com/investment-disclosure.




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