Passive Investing Mastery’s
Track Record
Acquisitions Fund Exceeding Projections
A fund enabling our investors to take advantage of the best commercial real estate buying opportunity in our lifetime and project high-yield returns by acquiring properties in cash at steep discounts when owners want to or have to sell.
Buying Right
Avoiding time-consuming renovations.
Moving quickly with cash purchases.
Acquiring performing assets owned by financially distressed operators.
Exceeding Projections
Swiftly reinvesting refinance proceeds.
Swiftly reinvesting sales proceeds.
Compounding during lockup period.
Projected Returns
| Projected Returns | 3 Year Min |
|---|---|
| Equity Multiple | 2X+ |
| Cashflow Annual Average | 5% |
| Annual Average Return | 30%+ |
Exceeding Projections
*As measured by Fund accounting and administration and includes the sponsor investment and unrealized promote as of 07/31/25.
**Actual results as measured by Fund accounting includes the total return, realized and unrealized gains. The running average of the monthly returns since inception annualized.
Fund Acquisitions
Acquisition 1
First Acquisition
47.39% Internal Rate of Return (IRR) in 24 Months
Full Cycle Property-Level Returns Distributed to The Fund
Property Story:
- 14-Unit Retail Center in Missouri.
- Owner was a software engineer on the west coast who inherited it from his father.
- Owner neglected the operations and the occupancy dropped to ~60%.
- Seller wanted a quick & easy exit with certainty of closing.
Quick Closing:
- We came in with an all-cash offer and no broker and beat out 2 higher bids.
- Closed in cash within 14 days from completion of due-diligence.
- Capital deployed within 3 days of being raised.
Great Buy:
- Purchased at a 10.2% Cap rate at ~60% occupancy.
- Property acquired for $4.1M on Aug 4th 2023 and appraised for $7.3M in 2017.
Upside:
- Refinanced at 50% LTV to acquire a second asset for compounding returns.
- Targeting a tax-advantaged exchange planned into a third asset.
Acquisition 2
Second Acquisition
Cash Buy Projecting 1.45X in 14 Months
Property Story:
- Retail Center in Georgia.
- Retired owner approaching 90 years old desiring to liquidate his assets.
- Seller wanted a quick & easy exit with certainty of closing.
Quick Closing:
- We came in with an all-cash offer for $800,000.
- Quick close in cash within 21 days from completion of due-diligence.
- Refinance proceeds of 1st acquisitions were used to acquire this 2nd asset.
Great Buy:
- Purchased at an ~8% Cap Rate with 100% occupancy.
- Prior owner had acquired the asset for $1.9M about a decade earlier and we purchased it today for less than half, $800,000.
Upside:
- Refinanced at 50% LTV completed for use in acquiring a 3rd asset for compounding returns.
- Targeting a tax-advantaged exchange planned into a 4th asset.
Acquisition 3
Third Acquisition
Cash Buy Projecting 1.47X in 14 Months
Property Story:
- 188,000+ SF multi-tenant industrial property in Watertown, WI.
- Longtime owner looking to simplify life and spend more time with his wife following a serious health diagnosis.
- Seller prioritized a quick and certain close after building trust over time.
Quick Closing:
- Closed in cash within 30 days from completion of due diligence, during the holiday season.
- Used refinance proceeds from an earlier acquisition to fund this asset, continuing capital deployment.
Great Buy:
- Purchased for $4.4M with an 9.34% Cap Rate with 100% occupancy.
- Acquired at $23.38/SF with favorable fundamentals.
Upside:
- Planning to refinance in 6 months.
- Positioned for a tax-advantaged exchange into a future asset.
Acquisition 4
Fourth Acquisition
Cash Buy Projecting 1.69X in 14 Months
Property Story:
- Retail property in Alexandria, MN with over 40K SF.
- Family-owned furniture store vacating the region and seeking a clean exit from Minnesota operations.
Quick Closing:
- Closed in cash within 10 days from completion of due diligence.
Great Buy:
- Seller selected our all-cash offer of $1.4M for its speed and certainty, accepting a $575K discount from the original $1.975M list price.
- Previously owner-occupied at below-market rents, providing significant upside with re-tenanting.
- Targeting national retailers such as Hobby Lobby and other large-format tenants.
Upside:
- Planning to refinance as leasing progresses rather than waiting for full stabilization.
- Targeting a tax-advantaged exchange into a future asset at the 14-month mark.
Acquisition 5
Fifth Acquisition
Cash Buy Projecting 1.79X in 14 Months
Property Story:
- 101,784 SF industrial warehouse in St. Louis, MO.
- Seller was operating his business out of the building but found it larger than his needs and wanted to downsize.
- Seller wanted a quick and easy exit.
Quick Closing:
- We closed in cash, securing the deal with speed and certainty.
Great Buy:
- Property was significantly underutilized—seller was charging himself less than 20% of market rent (~$10K vs. ~$50K/month potential).
- Acquired for $3.225M at an 8.75% cap rate with significant potential upside in lease-up.
- Located in a designated Opportunity Zone with flexible multi-tenant potential.
Upside:
- Property is now fully vacant and ready to bring to market at competitive lease rates.
- Targeting $6/SF leases (~$50K/month stabilized income).
- Planning a refinance once income stabilizes and targeting a tax-advantaged exchange.
Acquisition 6
Sixth Acquisition
Cash Buy Projecting 1.36X in 18 Months
Property Story:
- 86,000 sf retail Midwest OK.
- Seller ready to let it go. Older gentleman
- Seller wanted a quick and easy exit.
Quick Closing:
- We closed in cash, securing the deal with speed and certainty.
Great Buy:
- Rents below market rates and around 70% occupied
- Great location
- Multi Tenant
- Purchase Price of $4.35M with a $600k discount
Upside:
- Raise rent to market rates.
- Lease up vacant space
- Planning a refinance once income stabilizes and targeting a tax-advantaged exchange.
Acquisition 7
Seventh Acquisition
Cash Buy Projecting 1.29X in 14 Months
Property Story:
- 111,000 sf retail OKC
- Seller older with dementia
- Seller wanted a quick and easy exit
Quick Closing:
- We closed with refinance funds from other property
Great Buy:
- Below market rents 66% occupied
- Seller was asking for $6.1M, we purchased for $5.35M
Upside:
- Raise rent to market and lease up
- Great location
- Planning a refinance once income stabilizes and targeting a tax-advantaged exchange.
Income Fund Exceeding Projections*
A real estate asset-backed debt portfolio with strong monthly cash flow taking advantage of a high interest rates environment. Investors participate in returns from a portfolio of gap and bridge loans in performing small balance commercial real estate.
%
Average Monthly Distributions, Class A Annualized*
%
Fixed Interest Notes Payments Made Since Inception*
Million Dollar Total Invested*
Million Dollar Total Distributions*
Historic Class A Returns
Class A & B Investments With Upside
Exceeded all monthly distributions since inception
Historic Note Returns
Fixed Interest Note
All monthly interest payments made since inception
Recessionary Income Fund Loan Portfolio**
Gap and bridge loans in performing small balance commercial real estate.
Loans
States
%
Avg. Weighted Interest Rate
%
Avg. Loan to Value, Weighted
*Total invested includes total of Notes and Membership Units purchased and total distributions includes interest paid on Notes, Member distributions, and redemptions as of 9/30/25. Past performance is not indicative of future results.
**Stats as of 9/30/2025.