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

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

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Estimated Hold Period 3 Years
Estimated First Distribution 11/2024
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Rose Hill Townhomes & Villas
Offered By
RM Communities
Investment Strategy Value-Add
Investment Type Equity
Minimum Investment 35000
Overview
Built in the 1990s, Rose Hill Townhomes & Villas is a 132-unit garden and ranch apartment community in the Columbus, OH MSA, offering attractive assumable fixed-rate debt.
Investment Highlights
Experienced, Repeat Sponsor: An affiliate of RealtyMogul, RM Communities is an experienced sponsor with over 2,300 multifamily units acquired with a fully dedicated team of acquisitions, underwriting, and asset management professionals.
Attractive, Assumable Debt: The acquisition presents the opportunity to assume well-below-market, fixed rate, Freddie Mac financing at 3.77% and at just over 50% LTV with optionality to add an estimated $2M market-rate supplemental mortgage at close.
Value-Add Business Plan: Upon acquisition, RM Communities plans to substantially improve the seller’s limited renovations and capture a proven upside while moving rents up to market. The seller renovated a handful of units to varying scopes and is achieving rents more than the current projected stabilized rents for the contemplated higher-scope renovations.
High Growth Columbus Location: The Columbus metro region ranks among the fastest-growing metro areas in the country for population growth and benefits from a strong job market, an affordable cost of living, and a growing advanced manufacturing center. (Source: CoStar)
Desirable Unit Mix: The property features a desirable unit mix with all 2x2 units, 45% of which are ranch-style townhomes with attached, direct-access garages, and target rents provide a significant discount to home ownership.
Top Tier Location: The property is ideally situated adjacent to I-270 and near major employment centers, including Defense Supply Center Columbus (DSCC), Mount Carmel East Hospital, and a pocket of warehouse/distribution centers surrounding John Glenn International Airport. Downtown Columbus is a 15-minute drive, and the property is 20 minutes from Intel’s new semiconductor facility that will generate more than 20,000 jobs.
Strong Submarket: This submarket and the surrounding areas are experiencing a resurgence with a growing population and positive rent growth. Stabilized vacancy in the submarket as of Q4 2023 was 5.6%, nearly 100 basis points below current underwriting. Per CoStar, the submarket has limited supply, with only 80 units slated to be developed over the next two years within a three-mile radius of the property. According to the Ohio Dept of Education, the Reynoldsburg school district boasts one of the highest graduation rates in the county (95%) with a leading gifted student program.
Favorable Tax Treatment: The potential cash flow from this investment also benefits from a lower tax rate at the property than traditional multifamily properties in the market.
Management Continuity: The in-place institutional property manager and minority owner, who has managed the deal since 2006, is contributing equity into this acquisition and remaining as manager at the property. They are intimately familiar with this asset and actively participated in formulating the go-forward business plan with a strong alignment of interests.
Joint Venture with an Experienced Partner: Corridor Ventures is a co-sponsor of this transaction. Corridor is an experienced real estate investor and operator, with deep expertise in the acquisition and operation of over $1 billion of multifamily and student housing properties in the Northeastern, Southeastern, and Midwestern United States. Through its own proprietary acquisitions as well as numerous joint venture partnerships, Corridor has an excellent track record of acquiring and operating multifamily and student assets, executing value-add strategies, and delivering strong risk-adjusted returns upon sale or refinance.
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 over 2,400 multifamily units and over $400 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 Closed
Hunters Ridge Apartments East Lansing, MI B 170 2004 $34,650,000 $2,056,660 Closed
223 E. Town Apartments Columbus, OH A 84 2017 $19,600,000 $301,566 Closed
Rose Hill Townhomes & Villas Columbus, OH B 132 1992 $19,400,000 $2,853,705 Pending
Total     2,485   $411,951,000 $29,662,960  

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.

Comparables

Lease Comparables

Property Year Built # of units Floorplan Sq. Ft Eff. Rent Eff Rent/Sq Ft. Renovated W/D Distance to Subject: Parking Leasing Office Fitness Center Pool Outdoor Kitchen/BBQ Dog Park Trash
Briarcliff Plaza 1968 26 2/1 755 $1,205 $1.60 Renovated   0.7 Surface            
Carnaby Village 1970 90 2/1.5 950 $1,300 $1.37 Renovated Connections 1.6 Surface Yes   Yes     Valet
The Oaks 1987 32 2/2 1086 $1,378 $1.29 Renovated Connections 1.8 Surface Yes Yes Yes Yes    
The Oaks 1987 24 2/1.5 935 $1,399 $1.55 Renovated Connections 1.8 Surface Yes Yes Yes Yes    
Rose Hill Townhomes (Stabilized) 1992 69 2/2 1048 $1,415 $1.24 Renovated In-Unit 0 Attached/Detached Yes Yes Yes   Yes Valet ($25)
Waldren Woods 2023 104 2/2 957 $1,440 $1.39 New Vintage Connections 1.9 Detached ($125) Yes Yes Yes Yes Yes  
Rose Hill Townhomes (Stabilized) 1992 50 2/2 Ranch 1050 $1,625 $1.52 Renovated In-Unit 0 Attached/Detached Yes Yes Yes   Yes Valet ($25)
Wheaton Village 2015 48 2/2 1106 $1,755 $1.60 New Vintage Connections 3.2 Attached 2 Car     Yes Yes   Valet ($25)
Wheaton Village 2015 9 2/2 1138 $1,825 $1.04 New Vintage Connections 3.2 Attached 2 Car     Yes Yes   Valet ($25)
Redwood Reynoldsburg 2017 36 2/2 1343 $1,983 $1.48 New Vintage Full Size 1.8 Attached 2 Car           Valet ($24)

Sales Comparables

Property Name Submarket Name Property Address City State Zip Code Sale Date Sale Price Number Of Units Net Rentable SF Price Per Unit Price Per SF Year Built Building Class
Rose Hill Townhomes Reynoldsburg 6801 Bordeaux Ct Reynoldsburg OH 43068 7/1/2024 $19,400,000 132 138,456 SF $146,970 $140 1992 B
The Traditions at Slate Ridge Slate Ridge 1929 Opal St Reynoldsburg OH 43068-8108 6/1/2023 $18,500,000 94 131,346 $196,809 $141 2006 B
Waldren Woods Linvingston-McNaughten 1564 McNaughten Reynoldsburg OH 43232 Pending $28,000,000 160 150,000 $175,000 $187 2023  
Villages at Waggoner Park East Broad 8181 Herald Cove Blacklick OH 43004 Pending $62,000,000 400 397,586 $155,000 $156 2003/2011 B
Alder Park Gahanna-Havens Corners 448 Aler Dr E Gahanna OH 43230   $16,400,000 82 72,000 $200,000 $228 2023 B
Residences at Christopher Wren Cherry Bottom 1390 Christopher Wren Gahanna OH 43230 6/1/2022 $51,480,000 264 365,628 $195,000 $141 1993 B
Cumberland Links Licking County 130 Cumberland Way Pataskala OH 43062 9/1/2022 $34,992,000 216 244,304 $162,000 $143 2001 B
Kensington Grove Outer Northeast Columbus 1135 Whitney Ln Westerville OH 43081 6/1/2022 $14,472,000 72 128,376 $201,000 $113 1995 B
Cap Stack
Sources & Uses

Total Capitalization

Sources Amount $/Unit %
Senior Loan $10,068,438 $76,276 42.9%
Supplemental Loan $2,000,000 $15,152 8.5%
Investor Equity $11,401,562 $86,375 48.6%
Total $23,470,000 $177,803 100%
       
Uses Amount $/Unit %
Purchase Price $19,400,000 $146,970 82.7%
Loan Fee $120,684 $914 0.5%
Non-Recourse Carveout Guarantor Fee $60,342 $457 0.3%
Closing Costs $290,498 $2,201 1.2%
CapEx Budget $2,853,705 $21,619 12.2%
Acquisition Fee $445,074 $3,372 1.9%
Taxes and Insurance $219,697 $1,664 0.9%
Working Capital $80,000 $606 0.3%
Total $23,470,000 $177,803 100%
Debt Assumptions

The expected terms of the debt financing are as follows:

Assumable Loan:

  • Loan Type: Assumable/Fixed
  • Total Loan Amount: $10,068,400
  • Loan Term Remaining: 5 Years
  • Lender/Servicer: Lument/Hunt Mortgage Partners
  • Extension Options: N/A
  • Amortization: 30 Years
  • Interest Rate: 3.77%
  • Interest-Only Remaining: 0 Years
  • Initial Loan-to-Value: 51.9%
  • Loan-to-Cost(2): 44.2%

Acquisition Supplemental:

  • Loan Type: Supplemental/Fixed
  • Total Loan Amount: $2,000,000
  • Loan Term: 5 Years (Coterminous)
  • Lender/Servicer: Lument/Hunt Mortgage Partners
  • Extension Options: N/A
  • Amortization: 30 Years
  • Interest Rate: 7.77%
  • Interest-Only Remaining: 0 Years
  • Combined Loan-to-Value: 62.2%
  • Loan-to-Cost(2): 54.2%

(1) A substantial portion of the total acquisition for the Property will be paid with borrowed funds, i.e., debt.  Please carefully review the Disclaimers section below for additional information concerning the Sponsors use of debt. 

(2)  Loan-to-cost is calculated as the loan amount divided by total cost (purchase price + capex budget)

Distributions

RM Communities intends to make distributions as follows:

Operating Cash Flow:

  1. 7% Preferred Return
  2. Return of Capital to Members
  3. 70% Members / 30% GP Thereafter

Capital Event:

  1. 7% Preferred Return
  2. Return of Capital to Members
  3. Payment of Disposition Fee
  4. 70% Members / 30% GP Thereafter

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

Distributions are expected to start in November 2024 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.

RM Communities will receive a promoted/carried interest as indicated above.

Fees

You will pay certain fees and compensation over the life of the transaction; please refer to RM Communities' materials for details. The following fees and compensation will be paid(1)(2)(3)(4):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Acquisition Fee 2.0% of Purchase Price and CapEx Sponsors Capitalized Equity Contribution
Financing Fee(1) 1.0% of Refinanced Loan Amount or Future Supplemental Sponsors Financing Proceeds
Non-Recourse Carveout Guarantor Fee 0.5% of Assumable Loan and Acquisition Supplemental Amount Affiliates Capitalized Equity Contribution
Disposition Fee(2) Up to 1.0% of Gross Sales Proceeds Sponsors Net Sale Proceeds
Construction Management Fee 5.0% Crawford Hoying Capitalized Equity Contribution
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Asset Management Fee 1.5% of Effective Gross Income Sponsors Cash Flow
Property Management Fee Monthly, 3.0% of Effective Gross Income Crawford Hoying Cash Flow

(1) A Financing Fee will only be charged in the event of a refinancing or supplemental event. The current business plan and returns presented herein assume a supplemental event during the investment hold period outlined.

(2) The Disposition Fee will only be paid if investors have received, at minimum, their full 7% accrued pref and had a full return of capital.

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

(4) For more information on the fees paid to RM Securities and its affiliates 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 CRSRegulation Best Interest Disclosures, and Limited Brokerage Services Agreement.

.

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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