Blue Top Capital is a technology-driven real estate investment platform that allows institutions, family offices, and select accredited investors to invest in institutional-quality deals online.
Anyone can browse our website. However, to invest in deals and get access to detailed deal-level information, you must apply to become a member. Membership is free but is limited to institutional investors, family offices and other select accredited investors. Upon application, you will be asked to verify your accredited investor status and create a password. Once approved, your registration will become active and you can start seeing and using all the benefits of the Site.
No. Our membership is currently limited to institutions, family offices, and select accredited investors.
We decide whether to accept members based on a number of criteria, including pre-existing relationships with other members, financial and credit histories, experience investing in real estate, access to capital, professional background, and our current needs. We do not make decisions based on race, sex, or religion, or sexual orientation. We have complete discretion whether to accept or reject an applicant and will not provide any explanation for our decision.
In general, a person is an “accredited investor” if she (i) earns at least $200,000 per year, or $300,000 per year with her husband; or (ii) has a net worth of at least $1 million, excluding her principal residence. For the SEC’s full definition, please visit http://www.sec.gov/answers/accred.htm.
You can still browse the website but you cannot invest through our platform.
Our projects can include both equity and debt investments in all kinds of real estate, from single-family homes to commercial properties.
We focus on attractive niches with strong fundamentals and high capital market inefficiencies, that can provide us with a favorable risk/return profile. We select projects based on various factors, including developer track record, market attractiveness, and deal financials. Only projects that pass our due diligence and underwriting process are listed on our website.
Our platform allows investors to invest in attractive real estate projects nationwide they might not find otherwise. By pooling their assets, investors can access larger deals and better diversify by allocating capital across multiple deals nationwide. Investors also benefit from our institutional-quality deal structuring, due diligence, and underwriting, as well as our best-in-class technology.
That’s entirely up to you and your investment advisors. As a general matter, most people recommend a balanced portfolio that includes both low-risk and high-risk investments, with the right mix based on lots of factors including your age and your own tolerance for market fluctuations.
No! We are not investment advisers. Investors must make their own investment decisions, either alone or with their own advisors.
Not at all. All we can do is apply institutional-quality objective criteria and our own subjective judgment. It is still very possible that you would lose money in deals we approve.
We will stipulate a minimum investment in each project, which will typically be in the $100K range. However, this minimum can vary depending on the project.
Yes. Like stock market investing, all real estate investments carry their own risk and there is no guarantee of return. You could lose some or all of your money in any of these investments.
No, not at all. We choose our legal structures to protect investors from any personal liability beyond the dollars invested in the project.
First, review our active projects. When you decide to invest, click the “Invest” button on the deal page and we will guide you through the process. We’ll have you review important information about the project, we’ll ask you to sign our Investment Agreement, and then – and only then – we’ll ask you to pay for your investment, which will typically be done via an online wire/ACH transaction.
Your money is held safely in a 3rd party escrow account (which we don’t control) until the project is fully subscribed, i.e., until the full amount is invested. Then, it is distributed to the sponsor of the project. If the project is not fully subscribed, your money will be returned to you without any deduction.
You won’t own real estate directly in your own name, the way you own your home. Instead, you’ll own an indirect interest in real estate. Typically, you will own an interest in a limited liability company that in turn owns, along with other investors and the sponsor, a share of the joint venture entity that owns the real estate. In other cases, you will own a promissory note that is backed by real estate. This approach allows us to minimize overhead and administrative costs for both the sponsor and investors, and streamline the process. We’ll describe exactly what you own in the information we provide for each project.
That will vary from project to project. In some projects you would expect to receive a regular flow of income, while in others you would expect your interest to appreciate over time. We’ll describe the investment goals of each project as clearly as we can.
That is up to you, based on your risk/return requirements and other preferences. While we only present deals that have passed our rigorous due diligence and underwriting, and strive to provide a high level of transparency to our investors on each project, we are not investment advisers. If you are not comfortable making your own investment decisions, you should consult with your own financial and investment advisers.
Usually, yes. For tax reasons we have to cap how much IRA money any one project can accept.
We review all materials available on the project and use standard industry metrics and underwriting to estimate returns. You have to keep in mind that these are only estimates. It is difficult to predict what is going to happen two, five, seven years in the future. For any given project, our estimate may be higher or lower than the actual returns.
Generally speaking, no. For one thing, there will not be an active market, meaning you probably won’t be able to find any buyers. For another, in many projects you will be restricted from transferring your interests. Finally, any transfer of your interest would have to comply with the securities laws.
No, it’s absolutely free.
Yes, as a member you will be able to log in and access your investor Dashboard to keep track of all the investments you make at our site.