Every offering here shows the same thing: what the property costs, how much equity investors bring, how much debt we apply for, what the rent actually is, and precisely how fees and profits are split. We publish the deals we passed on too — because a track record that only contains winners is a marketing document, not a track record.
Current offerings
We run at most 5 offerings at a time. Fewer deals, underwritten properly, beats a pipeline we cannot service.
We only publish a deal when it clears our underwriting. Below is what we have screened recently, with the full math, so you can see the standard a deal has to meet before it appears here.
Screened deals · 4 properties
These are real properties we underwrote in full. Each one shows why it did or did not clear, and what price would have made it work. This is the most useful thing we can show you: the discipline, not the highlight reel.
Shrewsbury, MA·3 units
Three-family in Shrewsbury with $800/mo of below-market rent — underwritten honestly, and it does not clear at list.
Pass at list price — reprice or walk
Natick, MA·1 units
Cheapest listing in two MLSPIN alert digests and the closest to clearing a DSCR floor — still short.
Screening-level pass — closest of the batch, still short
Marlborough, MA·1 units
Disqualified on a closer read: listing discloses "owner occupants only."
Pass — owner-occupant restriction disclosed on MLS
Dedham, MA·1 units
Highest price of this trio for the weakest DSCR coverage.
Pass — price outruns the rent
What a syndication is, who does what, how money moves, and exactly how fees and profits get split.
Read moreThe same model we run on every deal. Put in a price and a rent roll, get DSCR, cap rate, and the max bid.
Read moreReg D 506(b) vs 506(c), what accreditation means, and how verification works.
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