Past Offerings

Wild Pine San Antonio LLC is pleased to present the investment offering for a 60-unit Build-to-Rent community located in San Antonio, Texas. The project is on schedule. All permits have been received, the construction loan has closed, and site work is underway as of Q1 2026. Full construction is anticipated to be completed within two years.

Upon completion, the asset will be stabilized and converted to permanent financing, with a planned sale at the end of year five. Investors in this project receive a 12% preferred return and 50% profit sharing on proceeds above that return.

Our entity, Bates Stringer-Martin Hills Ranch LLC, has entered into a contract to acquire approximately 102 acres of raw land located on the east side of Danville, California. Rather than purchasing the land outright, we will assign the contract to the new buyer upon close. Our plan is to entitle, develop, and map the property for an estimated 20 lots, then sell those lots to one or more national home builders in the market. We are currently under way with city approvals, and the Environmental Impact Report (EIR) study has been completed. We have the property under contract at a price above our initial pro-forma with a national builder, and the transaction is anticipated to close in July 2026. Investors in this project receive a 15% preferred return as well as a share of additional profits.

REAL Income Properties Texas I, LLC has acquired over 75 distressed units across high-growth areas of North Texas. All properties have been fully renovated and are leased to professionals relocating to the region, driven largely by the booming chip manufacturing industry. The project remains on track with its original seven-year hold strategy. The refinance to acquire additional properties is complete, and a portion of investor capital has been returned as part of the recapitalization. Property appreciation has exceeded initial expectations, and the newly added assets are projected to enhance both cash flow and overall portfolio value upon stabilization. Investors are projected to receive an annualized average return of 9.5%, plus 75% of profits upon asset sales.

Ridgewater LLC is a land development project consisting of 156 fully entitled, shovel-ready single-family development lots in Klamath Falls, Oregon. To date, nine homes have been built and two have been sold. The project has faced significant challenges, and construction has been paused. The current focus is on selling the remaining completed homes and returning as much equity to investors as possible. We have negotiated an agreement with the managing partner that is anticipated to prioritize the return of investor capital. While we are working diligently to maximize recoveries, projected returns are anticipated to be substantially lower than originally presented.

In 2016, we invested in 800 acres of land in Costa Rica with Rise CR LLC to develop an eco-friendly residential community and spa retreat center near one of the fastest growing cities in the region. At the time, a new international airport was slated for development within 20 miles of the property and new roads were under construction. The land was entitled, initial earthwork began, and a luxury glamping site was developed to give prospective homebuyers an opportunity to experience the community firsthand. However, construction financing did not materialize, and after several years it was determined that the original development plan was not feasible. The situation was further complicated when Costa Rica closed its borders during COVID-19 in 2020.

Interestingly, the post-COVID period brought a significant increase in demand for sustainable, off-grid living in natural settings. The manager of Rise CR LLC has pivoted the business plan to capitalize on that interest, focusing on the sale and lease of lots in Phase One of the project, which is accessible via existing public roads. The updated vision includes a sustainable community living space with a school and co-working space for residents, and the property also features a private airport landing strip. Sales have been improving over the last several years, and the manager continues to advance the goal of delivering the original eco-friendly residential community.

We invested in this project, alongside other investors, to purchase raw land directly off of Highway 5 just north of Redding, California and build a wine village. The original business plan presented to us was to obtain permits and construction financing to build 17 tasting rooms, 2 restaurants, a gift shop and event space. The concept was to showcase the many hidden Northern California’s wineries, who would be willing to pay a premium for the added exposure and direct-to-consumer sales. Unfortunately, new California regulations and severe wild fires delayed the project. When the managing entity finally received permits, Covid hit, and they have been unable to obtain commercial financing. In 2024 the managing entity/owner of the property advised us that he had the property listed for sale and was talking with local developers to explore alternatives.

However the developer was unable to find a buyer or secure new financing to pay off the existing debt which came due in February 2024. The lender agreed to a discounted amount and extended the due date but the developer was unable to satisfy the debt and the lender took possession of the property in early 2026. With no remaining asset the entity is expected to dissolve in 2026

We partnered with an experienced developer and acquired 69 acres of entitled land near Park City, Utah, just 25 minutes from the Salt Lake City airport. A portion of that land was to be developed into single-family residences on 97 entitled lots. The Discovery Ridge development included a mix of single-family homes, townhomes, duplexes, and deed-restricted properties. The remaining acreage will remain open space. Horizontal construction began in 2018, and the townhomes in both Phase I and II were successfully built and sold. Some custom homes were constructed, but the development of the intended number of homes was impeded by numerous issues, including hitting unanticipated rock and the COVID pandemic in 2020 which resulted in numerous shutdowns, the loss of the general contractor and significantly increased labor and supply costs and difficulty in obtaining supplies. This was compounded by the fact that the developer was required to build over 30 units of deed restricted homes for workforce housing that had set sale prices set back in 2017, and cannot be increased regardless of rising construction costs. The resulting shortfalls created a significant cash drain. Between 2022 and 2025 the developer was selling lots in order to satisfy debts and complete construction of existing builds and other county project requirements. However, the outstanding secured loan of approximately $4,000,000 matured in 2024. Given the financial situation the lender would not consider further extensions and in March 2025 the lender foreclosed on the remaining real estate held by Discovery Ridge.

The Company was established to provide financing for one of our existing real estate development projects located near Park City, Utah. The Company provided a short term loan for Discovery Ridge, LLC to pay off a prior related entity loan and fund continuing operations of the project. The loan was for one year at a 13.5% interest rate and was secured by a deed of trust covering all remaining lots owned by Discovery Ridge. The lien was in second position behind the acquisition and development loan held by a local bank, which has been paid. Investors were to receive a 11 % return on their investment in the Company. The Borrower encountered cash shortfalls due to a variety of issues, including Covid supply chain shortages, increased material costs, and interest rate hikes. These issues were compounded by the fact that the developer was required to build over 30 units of deed restricted homes for workforce housing that was set at 2017 sales prices. Even though the cost to build the units has nearly doubled, the sales prices cannot be increased. This caused significant cashflow issues, which prevented the Borrower from paying the loan when it was due in 2023. Through March 2025, the Borrower made several loan payments which allowed us to return amounts to investors equal to approximately 50% of their original capital. However due to continuing financial concerns at the development, we determined the best course of action was to initiate foreclosure proceedings. In March 2025, we foreclosed on the remaining real estate assets held by Discovery Ridge LLC. As there were no bidders at auction RWN Discovery Investors III LLC took title to the remaining real estate. We did not pursue a deficiency judgement even though the remaining asset value would not satisfy the outstanding loan principal as the developer has no significant assets. Currently we have secured an agreement with a builder to complete the remaining deed restricted homes which are under construction and pre-sold, and we have started marketing lots for sale as potential custom builds in coordination with the onsite builder in an effort to secure sales resulting in proceeds which can be distributed to our investors.

In 2013, we acquired a 10% interest in an entity that purchased bank-owned land comprising 4,200 residential lots for $16 million, the same land that had been in escrow for $160 million in 2006. The project has since been renamed The Mirada, with the original golf course redesigned as a stunning Crystal Lagoon feature, including one of the largest hand-crafted Crystal Lagoons in the country.

The business plan centers on selling bulk lots to home builders. Like many large-scale developments, the project took longer than originally anticipated due to its overall size, the impacts of COVID-19, rising construction costs, and elevated interest rates. However, as of 2024 the project is back on track and experiencing tremendous sales volume. All site development is near completion, including development infrastructure and community amenities. The Blue Lagoon has been sold to a third-party operator, and the project has received national recognition as one of the top single-family home developments in the country. Distributions have been paid consistently over the last two years, and we are anticipating steady continued sales as we focus on closing the project out in the years ahead.

In 2018, we acquired 153 acres of raw land in Belgrade, near Bozeman, Montana, with an initial plan for 601 lots. We were subsequently able to increase the approved dwelling units to 662. Site work for Phases I and II has been completed, and as of 2025 over 350 lots are finished. As of 2026, 255 homes have been sold and investors have received their initial capital back in full. Investors are entitled to a 15% preferred return plus a share of profits on proceeds above that return.

Sales slowed during COVID but returned to schedule in the years following. While higher interest rates created some headwinds in 2024, the Bozeman area has seen a tremendous increase in home values since the project launched, which has meaningfully strengthened the overall position of the investment. Both the developer and builder remain optimistic about the path ahead given the continued strength of the local market and the progress made to date.

We acquired 21 acres of land walking distance from the State Capitol Building and downtown Carson City, Nevada, with the intention of building detached townhomes. Our map was approved for 149 homes in 2019. While COVID-19 shutdowns created early delays, all site work for the 149 lots is now complete. As of 2026, 75 homes have been sold, and investor interest has increased as homes are offered at the median home price of the area amid an ongoing shortage of housing inventory in the region. Distributions are currently being made to return investor capital, with any potential additional distributions directed toward investors' 15% preferred return.

We purchased 100 acres of entitled land just 15 minutes west of Reno for $12.5 million, raising an additional $4 million to complete the lots and build the first phase of spec homes. A portion of the property was contracted and sold to a third-party buyer, with proceeds used to fund construction on the remaining lots. This project is now complete. Investors received their capital back with an IRR of approximately 10.5%, and the fund is anticipated to be formally dissolved in 2026.

We partnered with an experienced commercial development group to purchase land in Belfield, North Dakota with the intention of entitling and developing the land for mixed-use commercial use and selling the pads to businesses. The land is located between Highway 94 and Highway 85, a main thoroughfare in North Dakota, just miles from the planned Davis Refinery. The region sits atop the Bakken, Three Forks, and Tyler shale formations and was thriving with oil industry activity at the time of acquisition. Following our purchase, OPEC dropped oil prices and activity in the region slowed dramatically. Large-scale oil projects that were slated for development stalled, and the broader push toward clean energy policy has further tempered shale activity in the area. We own the property outright, keeping holding costs manageable. We are actively looking to sell the property and will continue to monitor market conditions for the right opportunity to do so.