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.

Confidentiality Agreement
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Estimated Hold Period 2 Years
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View Our Due Diligence Process
Offered By
Western Wealth Capital
Investment Strategy Value-Add
Investment Type Equity
Overview
The BelAire Apartment Homes, a 188-unit garden-style multifamily community in Marietta, Georgia, has immediate cash needs to operate through 2026. Original investors in The BelAire are being offered priority access to this new investment opportunity with 18% preferred annualized returns on new equity invested for participating investors.
Investment Highlights
The primary use of the additional funding is estimated to be approximately $1,625,800 for rate cap renewals and $300,000 for principal day down. The cost of rate caps has increased due to interest rate increases. Rate caps are required under the terms of the loan agreement as a hedge against further unexpected interest rate increases. The remainder of the funds are needed for working capital and general administrative expenses.
Original investors in The BelAire are being offered priority access to this new investment opportunity, which offers participating investors 18% preferred annualized returns on new equity invested.
Built in 1987, The Belaire Apartment Homes has a mix of studio, one-, two- and three-bedroom apartments. Units feature spacious floor plans with walk-in closets, fully equipped kitchens, air conditioning, and private patios or balconies in select units. The BelAire’s rent growth performance has been strong, with 29% growth in average in-place rents since the asset was acquired in July 2021. 
Management believes there is an opportunity to add value to the property by implementing Western Wealth Capital’s Value-Add program. This program consists of renovating individual units in the Apartment Complex after the leases of current tenants expire or are terminated and making improvements to the common areas of the Apartment Complex. The collective result is expected to allow management to increase rents payable from future tenants.
In-place rents in the Atlanta metropolitan area are projected to grow by 2.8% annually over the next five years. New supply is projected to decline by 2026 and provide additional support to rent growth. (CoStar - Atlanta-MultiFamily-Market-2024-04-02)
The BelAire is in an excellent location within 7 minutes to both the Dobbins Airforce Base (2,500 jobs) and one of Lockheed Martin’s largest locations (4,500 jobs). Microsoft’s new Atlantic Yards location is within 27 minutes (2,500 jobs).
Management
Cumulative Distributions

Western Wealth Capital

Western Wealth Capital ("WWC") has developed a proven, reliable system for investing in multi-family properties in key real estate markets across the U.S. WWC offers Investment Partners the opportunity to invest in cash-flowing properties with substantial value-add opportunities. Since its inception, they have successfully completed over $6.1 billion in real estate transactions.

https://www.westernwealthcapital.com/
  • Janet LePage
    CEO and Co-Founder
  • David Steele
    Co-Founder and General Partner
Janet LePage
CEO and Co-Founder

For the past decade, Janet has been focused on creating wealth through well-selected real estate. She has grown her precise business strategy from more than 50 residential transactions in Arizona to the purchase of 95+ multifamily buildings comprised of over 21,000 rental units. Under Janet’s leadership, Western Wealth Capital has grown to over 200 employees and successfully completed over $2.9 billion in real estate transactions.

In 2019, Janet was recognized in Canada’s Top 40 Under 40 for Business and 2019 RBC Canadian Female Entrepreneur of the Year. Janet was also a bronze winner of the International Stevie Awards for Women in Business and awarded the REIN’s Multifamily Investor of the Year.

In 2017, Janet was named Entrepreneur of the Year (Real Estate/Construction/Pacific region) by Ernst & Young. In 2016, Janet was named one of Business in Vancouver’s Forty Under 40 and was awarded the Veuve Clicquot Canadian New Generation Award which recognizes young female entrepreneurs.

Janet holds a Bachelor of Applied Science in Computer Science and Business Administration (Simon Fraser University) and a Project Management Professional designation. Janet is co-author of ‘Real Estate Action 2.0’, released in 2016 by Jurock Publishing Ltd.

David Steele
Co-Founder and General Partner

Dave Steele is co-founder and General Partner of Western Wealth Capital, a company focused on creating wealth for its clients through well-selected investment real estate. Western Wealth Capital targets cash-flowing properties with exceptional value creation potential in North America’s top investment markets. Over the past seven years, Dave and his team have raised over $700 million in private equity, acquiring over 95 multi-family properties with 21,000 plus rental units and a purchase value of over $2.9 billion.

David is also the CEO of Western Canadian Properties Group, a company that is focused on helping real estate investors acquire investment properties in the hottest real estate markets in Canada and the Western United States.

Track Record

Please refer to Western Wealth Capital's Track Record in the Documents section.

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Debt Assumptions

The Sponsor has negotiated modifications to the current mortgage loan and has been granted a one-year extension to August 1, 2025. Key terms of the loan modification include:

  • Extension: the first extension of 12 months has been granted, bringing the new maturity to August 1, 2025.
    • Ultimately the goal is to obtain lender commitment on a further 1-year loan maturity extension to August 1, 2026.
  • Rate Cap: The Sponsor will acquire a rate cap for 12 months to align with the new maturity of August 1, 2025, and based on the new principal amount of the loan at an estimated cost of approximately $862,000.
  • Loan Principal Paydown: Totaling $800,000, changing the principal from approximately $29,500,000 to $28,700,000. Funding for the loan paydown will be:
    • $300,000 from additional funding proceeds
    • $500,000 from capital expenditure reserves in the repair escrow account.
  • Extension Fee: 50 basis points (bps) on new debt amount. 25 bps due now and 25 bps due at the end of the extension term, with the second 25 bps fee to be waived if the property is sold before the new maturity date.
Distributions

Please refer to the RM2 LXIII, LP - Private Placement Memorandum in the Documents section for details regarding distributions and fees. 

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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