FORMALIZED DUE DILIGENCE PROCESS 
Sponsors

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.

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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.

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Confidentiality Agreement
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Estimated First Distribution 12/2021
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PG Jackson TN DST
Offered By
Peachtree
Investment Strategy Value-Add
Investment Type Equity
Minimum Investment 100000
Overview
PG Jackson TN DST, a newly formed Delaware statutory trust (the “Trust”) and an affiliate of Peachtree Hotel Group II, LLC (“Sponsor”), is offering (the “Offering”) to sell to certain qualified, accredited investors (the “Investors”) pursuant to the Confidential Private Placement Memorandum up to 100% of the beneficial interests (the “Interests”) in the Trust. The Trust owns the 98-key Hilton Garden Inn, a select-service hotel located in Jackson, Tennessee. The Offering is designed for, but not limited to, Investors seeking to participate in a Section 1031 Exchange. The Sponsor is a private equity firm focusing on opportunistically deploying capital across its distinct operating and real estate divisions, including hospitality, commercial real estate lending, development, and capital markets.
Market

The property is located in the city of Jackson, Tennessee in Madison County, 70 miles east of Memphis and 110 miles west of Nashville. Jackson is Madison County's largest city, the second-largest city in West Tennessee after Memphis, and the state of Tennessee’s eighth-largest city. The population of Jackson is approximately 68,000,1 with the Jackson metropolitan statistical area (MSA) at a population of more than 180,000.2 The city serves as a regional hub for more than 300,000 people in West Tennessee.3
The property’s excellent highway visibility, proximate location to the I-40 exit, and abundant nearby retail/restaurant offerings position the property to continue capturing transient and corporate demand as well as insulating performance from new supply additions in the Jackson area.

Location

Healthcare is Jackson's largest industry. The anchors of the medical community are West Tennessee Healthcare, Jackson-Madison County General Hospital and West Tennessee Healthcare North Hospital. West Tennessee Healthcare — the largest hospital system between Memphis and Nashville — is a comprehensive health care system serving a 17-county area of West Tennessee.4

Location

Jackson is a key shipping and manufacturing hub, housing major companies like Delta Faucets, Toyota, Kellogg’s, and Pinnacle Foods Group. Major companies continue to develop manufacturing facilities in the Jackson area, including Georgia-Pacific with a facility scheduled to open in 2024 and Ford Motor Company with its Blue Oval City mega campus slated to start operations in 2025.

Property at a glance
Year Opened 2017
Keys 98
Stories 4
Surface Spaces 115
Offering Price $26,845,615
Investment Highlights
Education, Retail, and Leisure DemandJackson serves as the retail, employment, and entertainment hub for the West Tennessee region. The city is home to six colleges and universities. A diverse set of leisure, sports, and educational demand drivers exist in Jackson. The property is adjacent to The Columns shopping center, Jackson's largest retail space.
Value-Add OpportunityThe quality of the property will be enhanced through a renovation scheduled for 2025 focused on the refresh of soft goods in guestrooms, the lobby, common areas, and amenities (performed in a manner to limit the impact to daily operations).
Experienced Hotel ManagementThe property will continue to be managed by Peachtree Hospitality Management, a division of Peachtree Hotel Group, which seeks to maximize financial performance and value, deliver efficiencies and enable hotel teams to provide guests with an uncommon customer experience. Peachtree Hospitality Management currently manages the performance of 90 hotels, across 26 brands with more than 11,000 rooms located in 22 states.
Recognized BrandThe award-winning Hilton Garden Inn brand provides business and leisure guests upscale, affordable accommodations and unexpected amenities for an experience that is “Simply on Another Level.” The Hilton Garden Inn Promise affirms the brand’s goal to make each guest’s stay better and brighter. Team members at more than 860 hotels in 49 countries and territories around the world ensure today’s busy travelers have a bright and satisfying experience, starting with the first hello. As a recognized food and beverage (F&B) leader, Hilton Garden Inn serves locally sourced food and beverage at its full-service restaurants and bars, featuring cooked-to-order dishes, handcrafted cocktails and on-trend small plates. Hilton Honors members who book directly through preferred Hilton channels have access to instant benefits.
Management
Cumulative Distributions

Peachtree

Peachtree Hotel Group is a privately held, fully integrated real estate investment management, lending, and servicing platform. The company owns, operates, manages and develops hotels, hotel- and other commercial real estate-related assets throughout the United States. Founded in 2008 as a family office, Peachtree has invested over $3.0 billion into real estate equity and fixed income transactions with a cost basis of more than $9.0 billion. The firm has approximately 250 employees outside hotel operations.

Peachtree Hospitality Management, a division of Peachtree Group, is an experienced hotel management company that creates loyalty across all stakeholders — associates, guests and owners.

Peachtree Hospitality Management delivers dedicated hotel management services for Peachtree Group’s own portfolio and extends that expertise to a growing number of owners as a third-party hotel manager. Their proprietary systems and processes seek to maximize financial performance and value of every asset, deliver efficiencies, and enable hotel teams to provide guests with an uncommon customer experience.

In 2020, Peachtree Hospitality Management ranked #40 on Hotel Business’ top hotel management companies. Peachtree Hospitality Management currently manages the performance of 90 hotels comprising 26 brands with more than 11,000 keys located in 22 states.

https://www.peachtreegroup.com/
  • Greg Friedman
    CEO
Greg Friedman
CEO

Mr. Friedman is the Chief Executive Officer of Peachtree Group and has more than 22 years of hospitality experience with an emphasis on deal-structure and financing. Mr. Friedman has successfully led Peachtree Group in more than $5 billion in hotel acquisitions, investments and development since cofounding the company. He formerly was Senior Vice President of Business Development for Specialty Finance Group, LLC (“Specialty Finance Group”), a direct lender providing hotel first mortgage and FF&E financing, where he originated more than $2 billion of hotel debt. Previously, Mr. Friedman was Vice President of Business Development for GMAC Commercial Mortgage – Asset-Backed Lending Division. During his six-year tenure, he originated, closed and funded more than 300 hospitality FF&E financing transactions with an aggregate capital structure exceeding $10 billion. Mr. Friedman holds a Bachelor of Arts in Biology from the University of Texas at Austin.

Property Information

The award-winning Hilton Garden Inn is Hilton Worldwide’s second-largest brand, with more than 860 hotels in 49 countries and territories around the world.13 The brand provides business and leisure guests upscale, affordable accommodations and unexpected amenities for an experience that is “Simply on Another Level.” The Hilton Garden Inn Promise affirms the brand’s goal to make each guest’s stay better and brighter, starting with the first hello.

As a recognized food and beverage (F&B) leader, Hilton Garden Inn serves locally sourced food and beverage at its full-service restaurants and bars, featuring cooked-to-order dishes, handcrafted cocktails, and on-trend small plates. Hilton
Honors members who book directly through preferred Hilton channels have access to instant benefits.

The brand’s efficient, scalable design, along with a focus on providing only those features travelers truly value, has already proven successful in the United States and has helped fuel growth globally.

Being a member of the Hilton brand family, Hilton Garden Inn leverages Hilton’s high-performing reservation system and Hilton Honors loyalty program to source a high volume of guests at favorable rates. The brand belongs to the Smith Travel
Research (STR) Upscale scale and key competitors include Courtyard by Marriott and Hyatt Place.

Hilton Garden Inn offers a complete package of unexpected extras designed to make guest stays even brighter. Typical amenities include:

  • Free Wi-Fi
  • Digital check-in/key
  • Work area with flexible ergonomic desk chairs
  • Business center with printing capabilities
  • Restaurant
  • Mini refrigerator
  • Microwave
  • Swimming pool
  • Dry cleaning/laundry service
  • Meeting Rooms
  • Fitness Center
Location Information

Market Overview

The population of Jackson is approximately 68,000,6, with the Jackson Metropolitan Statistical Area (MSA) at a population of more than 180,000.7 As a regional hub of over 300,000 people, Jackson is well connected.8 The nine-county regional workforce is fueled by six colleges and universities and a state technology center in Jackson, plus more in the region. In addition to developing talent, Jackson draws a top-ranked labor pool from major cities throughout the nation.8 A variety of entrepreneurs, creative professionals, and technical specialists in manufacturing, IT, and healthcare are calling Jackson home because of the quality of life, excellent schools, and low cost of living.8

Healthcare

West Tennessee Healthcare’s 642-bed tertiary care center is the only tertiary care hospital between Memphis and Nashville. It serves a 17-county area of rural West Tennessee.9 Approximately 400,000 people reside within its service area. Approximately 7,000 employees make up West Tennessee Healthcare, the majority of whom staff Jackson-Madison County General Hospital.9 Jackson-Madison County General Hospital offers the only open-heart surgery program in rural West Tennessee, allowing patients in rural West Tennessee to travel to Jackson for their cardiovascular care rather than to a larger city.9

Shipping and Manufacturing
From 2011 to 2020, manufacturing companies have invested more than $1.7 billion and created more than 6,900 jobs in the Jackson area.10 Jackson currently serves as a shipping and manufacturing hub for seven Japanese manufacturing companies, including Toyota and Pacific Industries, as well as several other companies, like Delta Faucets and Kellogg’s.

Ford’s Blue Oval City 6-square mile campus is being built in Stanton, Tennessee. Stanton, with a population of 400, is 40 miles from Jackson. The $5.6 billion facility is the largest investment ever in Tennessee.11 Ford expects to create 6,000 new jobs at the plant with a focus on innovating how EV vehicles and batteries are manufactured. New automotive plants attract suppliers and supporting businesses. For example, tier-one supplier Magna International announced plans to build three facilities employing 1,300 workers at a cost of $790 million. Total direct and indirect employment for Blue Oval City could reach 27,000,11, and Jackson, as the largest city in close proximity, is poised to benefit.

Education
The Jackson area boasts six accredited four-year and postgraduate institutions, including a top-tier university, driving demand for accommodations when visiting the schools or students.

  • Bethel University
  • Fred-Hardeman University
  • Lane College
  • Union University
  • The University of Memphis – Lambuth Campus
  • UT Martin

Leisure & Retail
The Columns shopping center is Jackson's largest retail space at more than three million square feet, comprised of more than 40 retail stores and restaurants.12 The Columns Phase III expansion is underway with plans for mixed-use real estate, including apartments and senior living.12 The Ballpark at Jackson hosts the Jackson Rockabillys and features 30 home games. In addition, it is frequently used for other professional sporting events, as well as concerts. The West Tennessee Sportsplex is a 70-acre travel baseball and softball complex used by middle school, high school, and college teams.

6 https://jacksontn.com/economic/#content-Indicate
7 Woods & Poole Economics , Inc.
8 https://www.jacksontn.gov/business/demographics/
9 https://www.wth.org/locations/jackson-madison-co-general/
10 https://jacksontn.com/economic/#content-Indicate
11 https://tennesseelookout.com/2021/10/20/legislature-approves-fords-blue-oval-city-largest-investment-in-state-history/
12 https://www.jacksonsun.com/story/news/2021/04/05/columns-phase-iii-bring-more-jobs-living-facilities-area/7069914002/

Sources & Uses
Sources Amount Percent of All Funds
Interests Being Offered $26,845,615 100.00%
Total Sources of All Funds $26,845,615 100.00%
     
Uses Amount Percent of All Funds
Acquisition Costs(1)    
Real Estate  Acquisition Price(2) $21,000,000 78.23%
Trust Reserves(3) $875,000 3.26%
Master Lease Inducement Payment Funding(4) $705,000 2.63%
Acquisition Fee(5) $587,050 2.19%
Closing Costs/Legal/Title Insurance $226,275 0.84%
Depositor Bridge Capital Costs(6) $794,574 2.96%
Total Acquisition Costs $24,187,899 90.10%
     
Syndication Costs    
Selling Commissions $1,610,737 6.00%
Due Dilidence Allowance $268,456 1.00%
Managing Broker-Dealer Fee $510,067 1.90%
Organization & Offering Expenses(7) $268,456 1.00%
Total Syndication Costs $2,657,716 9.90%
     
Total Uses $26,845,615 100.00%

(1) The Trust will pay or reimburse some or all of these amounts to affiliates of the Trust, as described in this Memorandum.
(2) The Purchase Price for the Property was $21,000,000. $1,100,000 of the Purchase price was credited to the Trust by the Seller and deposited into a reserve account to be used exclusively for the PIP Work.
(3) The Trust will establish and maintain Trust Reserves to make funds available for capital expenditures and unanticipated costs relating to the Property and the Trust.
(4) The Master Lease Inducement Payment consists of initial funding of amounts the Trust is required to pay the Master Tenant which shall be used to provide working capital to the Master Tenant, to reimburse the Master Tenant for certain start-up costs incurred in connection with entering into the Master Lease and consists of the following: (a) the Franchise Fee Reimbursement of $200,000; (b) $172,746, to capitalize the Master Tenant with respect to certain operating prorations funded at the execution of the Master Lease; and (c) the Master Tenant Reserve of $332,254.
(5) The Trust will pay the Sponsor or an affiliate an acquisition fee equal to 2.8% of the total Purchase Price of the Property for its services in acquiring the Property.
(6) The Trust has and will incur carry costs relating to funds advanced by the Depositor to initially purchase one hundred percent (100%) of the Interests. The Depositor Bridge Capital Costs reflect the anticipated cost to the Depositor of the various sources of financing required for the Trust to acquire the Property. To the extent the actual Depositor Bridge Capital Costs are greater than this amount, the Sponsor will absorb such additional costs, and to the extent they are less than this amount, the Sponsor will retain the excess on a nonaccountable basis.
(7) The Sponsor anticipates that the organizational and offering expenses for the Offering will be $268,456. Any additional costs in excess of such amount will be paid by the Sponsor. Unused funds, if any, will be retained by the Managing Broker-Dealer.

Distributions

The Investors will be entitled, based on their respective Interests, to monthly cash distributions, net of amounts required to pay and reimburse the Trustees, and to retain amounts necessary to pay anticipated ordinary current and future expenses of the Trust. Such cash flow will be distributed on a monthly basis. Amounts retained may be invested only in certain short-term government obligations or certificates of deposit in banks or trust companies having a minimum stated capital and surplus of $50,000,000.

Fees

Certain fees and compensation will be paid over the life of the transaction; please refer to Peachtree'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
Reimbursement of Offering and Organizational Expenses The Trust will reimburse the Sponsor, its affiliates and certain third parties for offering and organizational expenses in an amount equal to 1.0% of the gross cash proceeds of the Offering of the Offering.    
Selling Commissions The Trust will pay the Managing Broker-Dealer Selling Commissions of up to 6.00% of the gross cash proceeds of the Offering. The Managing Broker-Dealer may reallow (pay) the full amount of the Selling Commissions to broker/dealers who are members of FINRA.    
Managing Broker-Dealer Fee The Trust will pay the Managing Broker-Dealer a fee, equal to 1.90% of the gross cash proceeds of the Offering, for serving as the Managing Broker-Dealer.    
Acquisition Fee The Trust will pay the Sponsor or an affiliate an acquisition fee equal to 2.8% of the total Purchase Price of the Property $21,000,000 for its services in acquiring the Property.    
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 The Trust will pay the Asset Manager an annual asset management in the amounts provided in the Asset Management Agreement. The Trust will pay the Asset Manager an asset management fee of $100,000 for the period through December 31, 2024, $100,000 for calendar year 2025, $120,000 for calendar years 2026 and 2027, $130,000 for calendar years 2028 and 2029 and $140,000 for calendar years 2030 and 2031. The asset management fees may be deferred or waived in whole or in part.    
Property Management Fee      
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.

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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