Here’s how the SEC defines an accredited or sophisticated investor:

“An accredited investor, in the context of a natural person, includes anyone who:

earned income that exceeded $200,000 (or $300,000 together with a spouse) in each of the prior two years, and reasonably expects the same for the current year, OR
has a net worth over $1 million, either alone or together with a spouse (excluding the value of the person’s primary residence).

There are other categories of accredited investors, including the following, which may be relevant to you:

any trust, with total assets in excess of $5 million, not formed specifically to purchase the subject securities, whose purchase is directed by a sophisticated person, or
any entity in which all of the equity owners are accredited investors.

In this context, a sophisticated person means the person must have, or the company or private fund offering the securities reasonably believes that this person has, sufficient knowledge and experience in financial and business matters to evaluate the merits and risks of the prospective investment.”

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YES! We offers investment opportunities for accredited and sophisticated non-accredited investors. Due to SEC guidelines, we only publish accredited investor projects on our website.

If you are non-accredited and would like to learn more about our investment projects, please fill out our investor application and we will contact you when we have non-accredited opportunities under Rule D 506b

Section 8 homes are guaranteed rents paid by the Housing Authority for economically disadvantaged American citizens, which roughly accounts for 2.7% of the population of the United States. Candidates are typically on a minimum 2 year waiting list with some as far back as 8 years varying by the respective county. With a competitive voucher premium paid by HUD, rents tend to increase 3% – 5% every year by HUD. Annual inspections are required but not difficult as they are reasonable. Our team is very familiar with the section 8 process to work with HUD to expedite housing for qualified individuals.

Within this segment, we focus on homes built in 1950 and newer, under $100,000 with 2+ bedrooms or more. Section 8 does not go by square footage, but by bedroom count, so we typically stay below 1500 square feet to remain affordable and scalable. We focus on landlord friendly states, predominately in the Southeast and some parts of the Midwest. 

In most investment opportunities you will be a limited liability owner of the property which comes with all the ownership benefits like depreciation and cash flow. The properties are owned by a “Company Name” entity for which that property is the only asset which reduces liability. You in turn will be a direct shareholder in this business entity so in essence you are part owner of the company that owns the property. This allows for a direct flow-through of cash flow, depreciation, and upon sale of the asset allows you to realize long term capital gains.  You “own” an portfolio of homes. 

This is a perfect investment vehicle for physicians and other high net worth individuals who have a hefty tax bill each year, that could be greatly reduced by depreciation.

This is an exciting point. Over a 18-24 month period it is our goal to have our properties not be more than 50-60% leveraged. While we start out with 75%-80% leverage based on purchase price, we decrease that ratio rapidly by actively paying down the loan and by forcing appreciation of the property through value add improvements, superior management, and rent increases, leading to a 5-year loan to value ratio of no more than 60%. This conservative approach provides additional buffer from the ups and downs of the real estate market.