Frequently asked questions about ReV-managed real estate notes.

$50,000 minimum into the fund. Investors who want capital placed into a specific note alongside the fund can do so via a direct co-investment position starting at $100,000. The fund minimum exists because the legal, accounting, and reporting cost of administering a Limited Member subscription makes smaller commitments uneconomic.

Not necessarily. The fund is offered under Rule 506(b) of Regulation D, which permits an unlimited number of accredited investors plus up to 35 non-accredited investors who, alone or with their purchaser representative, have sufficient knowledge and experience to evaluate the merits and risks of the investment. We confirm sophistication during the suitability conversation. If the 35-investor cap is reached at any point, we will tell you up front.

Typically 7 to 14 business days from intake to admission. The fund accepts subscriptions on the first business day of each month, so the precise admission date depends on when the Subscription Agreement is executed and the wire is received.

Yes. A meaningful share of fund capital arrives through self-directed IRAs at custodians like Equity Trust, Quest, and Madison Trust. LLCs (single-member, multi-member, family) and revocable or irrevocable trusts are also common subscribing entities. Whichever entity executes the Subscription Agreement becomes the Limited Member of record. Decide on the funding entity before signing — transferring after admission requires a separate process.

Because the fund holds the recorded deed of trust on every loan, the fund initiates the foreclosure or trustee-sale process specified in the recorded instrument. The exact mechanics depend on whether the asset is in a judicial-foreclosure or non-judicial state. Conservative loan-to-value at origination means recovery from the underlying asset typically returns principal and accrued interest to the fund. Fund investors do not run the legal process themselves — ReV manages it inside the fund.

It varies by collateral type. First-position notes against improved property typically cap at 65% LTV. First-position notes against land cap lower — usually 50% to 60% — because resale velocity on raw land is more variable. Combined LTV on second-position bridge positions stays well inside total asset value with the senior lender’s position fully understood and disclosed.

Yes. Limited Member interests in the fund are securities offered under Rule 506(b) of Regulation D. The offering is not registered with the SEC, and the SEC has not reviewed or approved the offering. Specific terms are disclosed only in the Private Placement Memorandum (PPM), which is delivered after the suitability conversation. Read the full disclosures before subscribing.

No. Fund interests are private investments, not deposit accounts. They are not FDIC-insured, not SIPC-protected, not guaranteed by any federal or state agency. The structural protections are the fund-held recorded liens, conservative LTV, borrower equity ahead of fund capital, hazard insurance on each property, and ReV’s underwriting discipline. Capital can be lost.

No. The fund operates without fund-level leverage — no warehouse line, no repo, no fund-level borrowing. Only investor equity is deployed into recorded notes. This is intentional: it keeps the structure IRA-friendly with respect to UBTI (Unrelated Business Taxable Income).

The fund collects interest from borrowers monthly. Investors receive quarterly cash distributions, or can elect to compound by reinvesting back into the fund. The Operating Agreement governs distribution mechanics. Quarterly investor statements detail the period’s activity and your pro-rata interest.

Schedule K-1 (Form 1065). The fund is structured as an LLC taxed as a partnership; income, deductions, and credits pass through to investors on K-1. K-1s are typically issued by approximately March 15. Investors should plan for a personal return extension if they file in early April. ReV does not provide tax advice; consult your own advisor.

Generally no. Because the fund does not use acquisition indebtedness, interest income generated by the fund is generally not expected to constitute UBTI for tax-exempt accounts. Confirm with your tax advisor based on your specific circumstances. ReV makes no representation about the tax consequences of an investment for any specific investor.

Through quarterly redemption windows after the lockup period defined in the Operating Agreement. Redemptions may be subject to notice periods and prorating during periods of elevated demand. Fund interests are illiquid; investors should expect to hold for the medium to long term and not subscribe with capital they may need on short notice.

Private Placement Memorandum (PPM), Limited Liability Company Operating Agreement, Subscription Agreement, and the most recent fund financial summary. After admission, you receive countersigned subscription documents, quarterly investor statements, and an annual Schedule K-1. The fund retains the recorded deeds of trust on each underlying loan; copies are available on request.

Real Estate Ventures (ReV) is a privately held investment manager that originates, services, and manages a private real estate credit fund. We focus exclusively on collateralized notes secured by real property. We do not originate owner-occupied consumer mortgages and do not sell unrelated investment products.

Through origination, servicing, and management fees disclosed in the PPM and Operating Agreement. Borrower fees are paid by the borrower at closing; the fund-level management fee is disclosed and is paid by the fund. There are no surprise charges to investors. The fee economics, including any conflict of interest, are disclosed in full in the offering documents.

Real Estate Ventures, LLC operates nationally, with deal flow concentrated in markets where our underwriting team has local-comparable knowledge. The fund’s state-by-state asset distribution is reported in quarterly investor statements.