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.

Escrow accounts

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

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

Boots on the ground

Our processes typically includes visiting certain properties (or a subset of properties if it's a fund) to confirm the real estate is what and where the real estate is supposed to be. For certain properties that accommodate 1031 exchange investments, the team will review third-party prepared due diligence reports in lieu of a site visit.

Detailed Checklists

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Confidentiality Agreement
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By clicking the ‘I Agree’ button below:
Funded
Estimated Hold Period 7 Years
Estimated First Distribution 5/2022
...
View Our Due Diligence Process
Offered By
RM Communities
Investment Strategy Value-Add
Investment Type Equity
Minimum Investment 35000
Overview
Sherwood Oaks is a 199-unit multifamily value-add opportunity in the Tampa metro, one of the fastest-growing multifamily markets for population and rent growth in the country.
Desirable Product Type

Sherwood Oaks stands out amongst its competitors with its unique, predominantly single-story construction, a feature that is highly desirable with tenants and a huge competitive advantage over nearby apartment properties. The low-density grounds feature abundant, mature oak trees, which create a shade canopy over the property, providing temperature control and natural curb appeal.

Renovated

Since 2020, the Property has received over $3MM/$15K+ per unit in capital improvements. This includes a complete roof replacement, exterior paint, dog park, landscaping enhancements, and unit interior renovations.

Market

According to research from Yardi Matrix, the Tampa metro saw the third biggest year-over-year increase in apartment rental rates growing 15.1% between June 2020 and June 2021. That rate is more than twice the national average. In the Southeast Tampa submarket where this asset is located, quarter-to-date year-over-year asking rent growth is 25%.

Property at a glance
# of Units 199
Current Occupancy 97%
Year Built 1984
Class B
Property Type Garden Apartments
Acquisition Price $35,000,000
Investment Highlights
RM Communities is acquiring the Property for $35 million, which represents a going-in cap rate of 4.47% on expected year one net operating income.
Sherwood Oaks offers some of the best value for renters in the region. With an average stabilized rent of $1,346 per unit, the Property is over 11% below the current average of $1,515 per unit in the Tampa market.
Year over year, rent growth in every submarket in the Tampa metro area is up at least 9 percent. This rapid rent growth throughout the region reflects the strength of the entire metro area, not just the core business districts.
With over $3 million in capital improvements made to the Property since 2020, and another +$1.3 million slated to further upgrade the property, RM Communities believes Sherwood Oaks is well positioned to take advantage of increasing rents in the Tampa MSA.
RM Communities will retain Cushman & Wakefield, a nationally recognized property management company with over 14,000 units under management in Florida, to manage this asset.
The exit strategy is to sell the Property in 7 years at an anticipated cap rate of 4.85%.
Management
Cumulative Distributions

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. 

  • Todd Hanson
    Managing Director
  • Yacov Ronen
    Acquisitions Associate
Todd Hanson
Managing Director

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
Acquisitions Associate

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.

Track Record

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.

The business plan for Sherwood Oaks is to operate the Property professionally to maintain high occupancy while moving the rents to market. The demand for multifamily housing in the Tampa Bay market is unprecedented and fueled by robust in-migration. Current ownership renovated all of the unit interiors with tenants in-place in addition to other significant exterior capital improvements. As result, recently signed leases have grown over ~$250 higher than in-place rent. This presents a unique opportunity for the Sponsor to capture rent increases immediately upon renewal or releasing of units while simultaneously embarking on their own capital improvement plan. The Sponsor plans to invest an additional ~$1.3MM to upgrade the clubhouse, upgrade the grilling area, replace HVAC units, mill and overlay the asphalt, upgrade and make improvements to the pool area, improve the dog park, make landscaping improvements, and enhance site lighting by up-lighting and wrapping the oak trees in mini LEDS. 

Current ownership has been renewing leases at ~$150 to ~$200 below current asking rents. After completing an exhaustive market rent survey, the Sponsor believes they can renew leases at or around market rents which will accelerate income growth.

The Tampa metro is one of the leading markets in the country for rent growth with over 15% YOY growth. The robust growth in the market and the fact that nearby rent comps are achieving rents that are $200 higher for similar units provide comfort for this business plan.

RM Communities anticipates financing the Property with a 5-year bridge loan with three years of interest only, then refinance into a 7-year agency loan with three years of interest-only debt.

The Sponsor plans to exit in 7 years at a projected 4.85% cap rate.

CapEx Breakdown

Interior Upgrades Total Per Unit
Misc./Materials $50,000 $251
HVAC Replacement $50,000 $251
Total $100,000 $503
     
Exterior Upgrades Total Per Unit
Sewer Plan Improvements $75,000 $377
Exterior Lighting $25,000 $126
Landscaping & Drainage $90,000 $452
Pool Area Improvements $70,000 $352
Dog Park Improvements $15,000 $75
Parking Lot Repairs $260,000 $1,307
Clubhouse/Maint. Storage $120,000 $603
Pergola, Benches, Grills $25,000 $126
Future CapEx $160,000 $804
Other $230,000 $1,156
Total $1,070,000 $5,377
     
Summary Total Per Unit
Interior Upgrades $100,000 $503
Exterior Upgrades $1,070,000 $5,377
Contingency  (10%) $117,000 $588
Construction Mgmt. Fee (10%) $58,500 $294
Total $1,345,500 $6,761

 

Summary

Property Information

Sherwood Oaks is in Riverview, FL, a suburb 12 miles southeast of Downtown Tampa. The property, consisting of 199 units with a mixture of studio, one, and two bedrooms, was built in 1984. Sherwood has a unique, predominantly single-story construction, a feature that is highly desirable amongst tenants and a huge competitive advantage over nearby apartment properties. Amenities at the Property include a modern clubhouse, resort-style pool, and package lockers.

Riverview, along with the broader Tampa metro, has consistently been ranked as one of the top 10 best markets for multifamily investing over the last 2 years. Since 2010, the population has grown 34% in Riverview, and the growth forecast for 2021 is 3.4%. Tampa Bay is home to 20 corporate headquarters with over $1 billion in annual revenue, eight of which are Fortune 1000 companies. The median area income is $85k.

Unit Mix

Units Type Unit SF Total SF In-Place Rent Stabilized Rent Rent / SF
21 0/1  300 6,300 $934 $1,060 $3.53
128 1/1 675 86,400 $1,098 $1,365 $2.02
33 2/1 1,000 33,000 $1,198 $1,400 $1.40
17 2/2 1,000 17,000 $1,284 $1,450 $1.45
199   717 142,700 $1,114 $1,346 $1.88
Comparables

Lease Comparables

Studio SF Stabilized Rent Per SF Year Built
Sherwood Oaks 300 $1,060 $3.53 1984
Indigo Point 533 $1,653 $3.10 1989
Rivertree Apartments 608 $1,368 $2.25 2004
Average 571 $1,511 $2.65  
1 Bed/1 Bath SF Stabilized Rent Per SF Year Built
Sherwood Oaks 675 $1,365 $2.02 1984
Lakewood Place 600 $1,323 $2.21 1986
Retreat at Crosstown 704 $1,450 $2.06 1985
Rivertree Apartments 714 $1,544 $2.16 2004
Average 673 $1,439 $2.14  
2 Bed/1 Bath SF Stabilized Rent Per SF Year Built
Sherwood Oaks 1,000 $1,400 $1.40 1984
Lakewood Place 900 $1,425 $1.58 1986
Rivertree Apartments 973 $1,921 $1.97 2004
Retreat at Crosstown 902 $1,705 $1.89 1985
Average 925 $1,684 $1.82  
2 Bed/2 Bath SF Stabilized Rent Per SF Year Built
Sherwood Oaks 1,000 $1,450 $1.45 1984
Lakewood Place 1,000 $1,625 1.63 1986
Rivertree Apartments 1,032 $1,906 $1.85 2004
Retreat at Crosstown 1,024 $1,757 $1.72 1985
Average 1,019 $1,763 $1.73  

Sales Comparables

Property Name Submarket Property Address City Sale Date Sale Price Number of Units Gross Building SF Price per Unit Price per SF Year Built Building Class
Sherwood Oaks Brandon 10103 Sherwood Lane Riverview 10/1/2021 $35,000,000 199 141,376 $175,879 $248 1984 B
The Park at Elland/Gibraltar Clearwater 2481 NE Coachman
2550 Stag Run Blvd
Clearwater 8/31/2021 $76,000,000 425 370,628 $178,824 $205 1985/6 B
The Lory of Braden River Bradenton 702 51st St  Bradenton 7/14/2021 $53,300,000 270 241,595 $197,407 $221 2002 B
Bayvue Rocky Point 5902 Memorial Hwy Tampa 7/7/2021 $59,500,000 368 283,729 $161,685 $210 1984 B
Century Crosstown Brandon 9712 Bosque Creek Cir. Tampa 6/30/2021 $73,685,372 344 375,185 $214,202 $196 2013 A
Eagles Point Apartments Tampa Palms 14551 N 46th St Tampa 12/17/2020 $31,500,000 192 168,575 $164,063 $187 1989 C
Trellis at the Lakes Brighton Bay 11401 Dr. Martin Luther King Jr St N Saint Petersburg 11/9/2020 $114,000,000 688 503,498 $165,698 $226 1990 A
Promenade at Carillon Carillon 540 Carillon Pky Saint Petersburg 1/14/2020 $64,128,000 334 323,688 $192,000 $198 1986 B
Location Information

Market Overview: Tampa MSA

The Tampa MSA is widely considered one of the most desirable and business-friendly regions in the country. Tampa’s ease of connectivity to other major metros and highly talented workforce have resulted in an established and growing economy supported by healthcare, financial services, military, tourism, manufacturing, and technology to name a few. Voted the best mid-size airport by the Wall Street Journal, Tampa International Airport has allowed venture capitalist to access the emerging tech scene, growing from incubators such as the Tampa Bay WaVE, Embarc Collective, and TEC Garage.

The region’s affordable cost of living, low tax environment with zero state income tax, excellent year-round weather and quintessential waterfront locations are attracting people and businesses to the region at a blistering pace. Currently, six fortune 500 companies are headquartered in Tampa Bay including Raymond James Financial, Tech Data, Jabil Circuit, Publix, Qurate, and Mosaic, which relocated from Minneapolis to Tampa in October of 2019. In spring of 2021, Signode, a $2 billion packaging company announced it is relocating its headquarters to Tampa from Chicago siting cost of living and quality of life.

Location Overview: Riverview, FL

Located on the Alafia River shoreline, the city of Riverview, Florida offers access to some of the sunshine state's best outdoor amenities and recreation opportunities. Plus, it's proximate to big-city amenities in nearby Tampa which include the acclaimed Tampa Museum of Art and Amalie Arena. Riverview has become one of the fastest growing areas on Florida's west coast over the last decade with its central location to both Tampa and Brandon. This location makes it an appealing option for those who work in the Tampa/Brandon area but don’t want the high rent prices that come with urban assets. 

Cap Stack
Sources & Uses

Total Capitalization

Sources Amount $/unit %
Senior Loan $27,750,000 $139,447 72.3%
LP Investor Equity $10,657,819 $53,557 27.7%
Total $38,407,819 $193,004 100.0%
       
Uses Amount $/unit %
Purchase Price $35,000,000 $175,879 91.1%
Loan Fee $485,625 $2,440 1.3%
Closing, Legal Fees $503,760 $2,531 1.3%
CapEx Budget $1,345,500 $6,761 3.5%
Acquisition Fee $700,000 $3,518 1.8%
Taxes and Insurance $167,190 $261 0.4%
Working Capital $130,000 $653 0.3%
Interest & CF Reserve $75,744 $381 0.2%
Total $38,407,819 $193,004 100.0%

 

 

Debt Assumptions

The expected terms of the debt financing are as follows:

Senior Debt:

  • Loan Type: Debt Fund
  • Total Loan Amount: $27,750,000
  • Loan Term: 5 Years
  • Lender: Harbor Group Intl.
  • Mortgage Broker: Berkadia
  • Amortization: 30 Years
  • Interest Rate: LIBOR + 3.25%
  • Interest-Only: 3 Years
  • Initial Loan-to-Value:  76.4%
  • Loan-to-Cost: 74.3%
  • Extension Options: 2, 12 month

Refinance:

  • Refi Date: Month 36
  • Total Loan Amount: $31,074,614
  • Refi Loan Term: 10 Years
  • Amortization: 30 Years
  • Refi Loan-to-Value: 72.0%
  • Interest Rate: 4.25%
  • Interest-Only: 3 Years

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 for the Property will be paid with borrowed funds. The use of borrowed money to acquire real estate is referred to as leveraging.  Leveraging increases the 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.

Distributions

RM Communities intends to make distributions from Sherwood Oaks Investors, LLC as follows:

Operating Cash Flow

  1. 8% Preferred Return
  2. 70%/30% (70% to Members/30% to RM Communities) to a 16% IRR
  3. 50%/50% (50% to Members/50% to RM Communities) thereafter

Capital Event

  1. 8% Preferred Return
  2. Return of Capital
  3. 70%/30% (70% to Members/30% to RM Communities) to a 16% IRR
  4. 50%/50% (50% to Members/50% to RM Communities) thereafter

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

Distributions are expected to start in May 2022 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 Year 4 Year 5 Reversion
 Effective Gross Income $2,990,926 $3,386,171 $3,554,617 $3,685,392 $3,820,994 $4,304,463
 Expenses $1,422,938 $1,510,225 $1,554,872 $1,599,514 $1,645,458 $1,792,866
 Net Operating Income  $1,567,988 $1,875,946 $1,999,745 $2,085,878 $2,175,537 $2,511,596

Projected Investor Cash Flows

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Net Earnings to Investor -Hypothetical $50,000 Investment(1) ($50,000) $2,806 $3,692 $17,108 $3,194 $3,473 $3,688 $79,640

(1) Returns are net of all fees. 

RM Technologies, LLC and its affiliates does 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. 

 

Fees

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):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Acquisition Fee 2.0% of Purchase Price RM Communities Capitalized Equity Contribution
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Asset Management Fee 1.5% of Effective Gross Income RM Communities Distributable Cash
Property Management Fee 3.0% of Effective Gross Income Cushman & Wakefield, Third Party Property Manager Distributable Cash

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

 

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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