All Forum Posts by: Robert Ellis

Hey BP community,

I’m in the early stages of putting together my first real estate syndication and wanted to reach out to the folks here who’ve already gone down this path.

I’ve been deep in the weeds with deal structure, SEC compliance, and investor pitch decks — but I know there’s always stuff you only learn after doing your first raise.

So here’s what I’m wondering:

• What do you wish someone told you before your first syndicated deal?

• Did you start with a 506(b) or 506(c) exemption — and would you do it the same way again?

• How did you approach raising capital for your first deal, especially without a big track record?

• Were there any investor objections or questions that caught you off guard?

• Any tools or processes that saved your sanity managing communications, updates, or distributions?

Also open to hearing any horror stories or close calls — I’d rather learn from your experience than repeat the same mistakes.

Appreciate any advice or war stories. Trying to make sure I set this up right from the start.

Hey everyone,

I’ve been exploring the idea of raising capital through an equity fund structure instead of doing individual syndications deal by deal. The goal would be to have more flexibility and be able to move faster on acquisitions without needing to line up investors every time.

Curious if anyone here has gone that route — either as a sponsor or investor?

A few things I’m wondering:

• What kind of structure did you use? (LLC vs LP, open-ended vs closed fund, etc.)

• How did you handle the capital raise — friends and family, accredited investors, crowdfunding?

• Any challenges with compliance, reporting, or investor communications once the fund was live?

• Did you find that investors preferred the fund model over one-off deals? Or vice versa?

• Any software or tools you’d recommend for managing a fund and reporting to investors?

If you’ve done this or are considering it, I’d love to hear how you approached it and what you’d do differently. Appreciate any insights you’re willing to share!

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Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

The Midwest Residential Growth Fund I is a high-velocity real estate equity fund focused on converting raw land into builder-ready lots — with verified exit demand from national homebuilders like DR Horton, MI Homes, and Arbor Homes.

We acquire land under $70K/acre in high-growth Midwest markets, entitle it for 4–5 units/acre, and exit to builders at 3–4x basis — no vertical construction risk, no infrastructure spend.

📍 Starting in Columbus, expanding into Cincinnati, Dayton, Cleveland, and beyond
📊 Projected IRRs: 25–35% | Preferred Return: 8%
💼 Structure: 3–5 year term | 80/20 split | Reg D 506(c) | Minimum: $100K

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Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

Hey everyone,

I've been looking into using a Self-Directed IRA (SDIRA) for real estate investing and wanted to see if anyone here has experience with it.

From what I’ve learned, an SDIRA lets you invest your retirement funds into real estate (among other things), but it seems like there’s a lot to keep in mind. For example, navigating the IRS rules around prohibited transactions sounds tricky.

A few questions I have for anyone who’s used an SDIRA for real estate:

1. What types of deals have you used an SDIRA for? Single-family, multi-family, or commercial?

2. What’s been your biggest challenge when it comes to using an SDIRA for investing?

3. Have you worked with any custodians that you’d recommend, or any that were a pain to deal with?

4. How do you handle things like tax benefits or using SDIRA funds to scale your portfolio?

Would love to hear what you all have learned and what’s worked (or not worked) for you.

Looking forward to your thoughts!

Everyone talks about buying a house and turning it into a short-term rental…
But here’s a different angle:

Who here is actually building STRs purposefully — from the ground up?

I'm seeing more developers (especially in the Midwest and Southeast) designing small STR communities with:

• No HOAs or restrictions

• Built-in smart tech and cleaning closets

• Furnished units from Day 1

• STR zoning baked in

• Cluster layouts with shared amenities like fire pits, outdoor kitchens, or plunge pools

It’s like “Airbnb meets horizontal multifamily.”
And the numbers make sense — especially when land is cheap, and you're designing around the STR model instead of retrofitting an old house. Is anyone doing this? What markets are you seeing this play out in?
Is this just a boutique thing, or a scalable model?

Curious to hear if anyone’s experimenting with this — or if you’d even invest in a project like that.

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Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

Midwest Residential Growth Fund I is now raising capital for a $50M fund focused on land entitlement and infill development across Central Ohio and other Tier 1 and Tier 2 Midwest markets.

We acquire raw land under $70K/acre, rezone and entitle for residential use, and exit early to national homebuilders like DR Horton, MI Homes, and Arbor Homes — who are actively expanding in our target corridors.

Why this works:
✔️ Central Ohio alone faces a 50,000+ unit housing shortage
✔️ Major builders are land-hungry but lack shovel-ready sites
✔️ Our model delivers finished paper lots — no infrastructure risk

Fund Highlights:
▪️ 8% preferred return + 80/20 profit split
▪️ 3–5 year term with multiple exit strategies
▪️ Targeting 25–35% IRRs with strong downside protection
▪️ Backed by 15 years of land sale and new construction data

We’re vertically integrated, builder-backed, and scaling fast — starting in Columbus and expanding into Cincinnati, Dayton, and Cleveland.

👉 If you're an accredited investor looking for land-backed returns with speed to exit, Let's connect! 

Disclaimer: This communication is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only through official offering documents and in accordance with applicable securities laws.

The investment opportunity described is available only to accredited investors as defined
under Rule 501(a) of Regulation D under the Securities Act of 1933. Investors will be required to
verify their accredited investor status before accessing investment materials.

Investing in real estate involves significant risks, including but not limited to potential loss of
capital, liquidity constraints, and market volatility. Past performance is not indicative of future
results. Prospective investors should conduct their own independent due diligence and consult
with their own legal, tax, and financial advisors before making an investment decision.

For more information, please contact us directly to review financials, gain access to the investor
vault, or discuss the project in detail.

I’ve been seeing more investors shift away from buying scattered single-family homes and instead focusing on building purpose-built rental neighborhoods — same product, but totally different game.

With build-to-rent, you get:

• Consistent product + layout

• Easier management

• And potential scale economies

But it also comes with zoning headaches, higher upfront costs, and more development risk.

For those of you who’ve done both — which strategy do you prefer? And if you had to pick one to focus on over the next 5–10 years, where would you bet?

I’ve been diving deeper into Self-Directed IRAs lately—especially how people are leveraging them for real estate syndications, land deals, and even ground-up developments.

It’s wild how many folks don’t even know they can use their retirement accounts for real estate (outside of REITs). I’m curious—has anyone here actually used their SDIRA to fund or co-invest in a project?

I know there are a lot of rules around disqualified persons and arm’s-length transactions, but I’d love to hear real-world examples. Especially if you’ve used an SDIRA to invest in something like:

• A new build or ground-up development

• A JV structure

• An LP/GP split within a syndication

• Deals involving land or entitlements

Also wondering how people are structuring these to avoid UBIT/UBTI (unrelated business taxable income). Anyone using debt strategies within their SDIRA, or keeping it all cash to stay clean?