We work with both accredited and sophisticated investors, depending on the specifics of the deal and the type of SEC structure established.  Most often it is a 506B structure, which allows for non-accredited investors. Other, larger deals can be structured as 506C, which will only accept accredited investors, but allows for more freedom in finding a larger pool of potential investors.

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• Investors become part owners of our properties and the percentage of ownership can vary. The responsibility and risk of the mortgage is on the shoulders of the asset management team, not the investors.

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• Leto Investments LLC and our management team forms a new LLC for each investment opportunity.

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• Investors are limited partners / Class A preferred  members, and the asset management team are general partners / Class B members.  Class A investors typically receive a 7%-8% quarterly return and always get paid prior to the Class B members. 

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• We always look for value add opportunities so that we can upgrade properties to increase the value, so  investor returns will often exceed expectation. Our aim is to "over - deliver".

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• Properties are typically held from 5-7 years., but can change to more or less depending on market conditions.  

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• Investment amounts can vary from deal to deal, from $10,000 - $300,000. Most often the minimum investments are $25,000 - $50,000.

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• There are typically significant tax advantages from investing in the real estate sector through depreciation. Commercial  real estate can depreciate at a faster rate than residential, and the "paper loss" can make up for other qualifying gains, however this should be discussed with a CPA.  Investors receive a K-1 from the partnership.

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• We seek out and work in "emerging" stable and growing markets in cities across the United States. 

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• We have frequently scheduled online webinar meetings with investors for updates along with monthly reporting. Distributions are quarterly. 

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• The asset management team has "skin in the game". Prior to being able to bring an investment opportunity to the table this is what we do:

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• Hours can be spent underwriting up to 100 or more investment opportunities before finding one that we believe to be a "win".

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• Earnest money is paid.

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• Mortgage application fees are paid, ranging from $10,000 - $30,000 or more.

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• We travel to the property.

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• We pay for inspections for:

  • Roof​

  • HVAC

  • Plumbing & sewer scope

  • Electric

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• We pay for Appraisals, surveys and more

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