The Proactive Realty Group, LLC, Real Estate Investing, Columbia, SC
 
Frequently Asked Questions (FAQ)

How do I get started as an investor with ProActive Realty Group?

You can get started as an investor with Proactive Realty Group here: https://invest.proactiveincomefund.com/login

The entire account creation and investment process is completed online via the ProActive Realty Group website. You will be prompted to provide or verify any required information, as well as make the necessary acknowledgments electronically. We will reach out to you after you register.

What is the minimum investment?

The minimum investment is $50,000.

I want to invest. What does it look like?

  1. Register as an investor.

  2. Choose the Income Fund or the Growth Fund.

  3. Start the investment process for the Income Fund here.

  4. Sign the subscription agreement online through DocuSign or print and sign.

  5. Verify your accreditation. Steps for this are laid out in the portal.

  6. Receive funding instructions and fund your investment through wire, ACH, or check.

  7. ProActive Realty Group receives your funds and deploys the funds directly to a commercial real estate project.

  8. Your preferred return begins accruing.

  9. If you invested in the Income Fund, you will receive a distribution check or ACH within 45 days after the close of each quarter, one quarter after you invest. For example, if you invest in Q2, your first distribution will come after Q3 closes.

  10. You will receive a detailed investment update for your Fund each quarter.

  11. You will receive closing announcements via email as new properties are added to your Fund.

How are investments structured within the ProActive Funds?

For each investment our Funds make, we enter into a joint venture with our carefully selected operating partners. These operating partners invest alongside us in the transaction and they are responsible for day-to-day management of the property. We serve as the large capital provider assuming responsibility for oversight, reporting, and major decisions on behalf of our investors.

Each ProActive Fund is structured as an LLC. As an investor, you will own a membership interest in a ProActive Fund. Through this structure, investors have direct ownership in the individual properties in the Fund. The return projections include all fees and the split. For full details on this structure, please register and read through the PPMs.

Funds are deployed into income producing properties through a Fund Administrator.  Investors have real-time access to Fund activities through the investor portal. 

Who are your operators and what is their track record?

This is one of the most important questions every prospective investor should ask. Much of the success of our investments depends on our operators. For this reason, we take the operator vetting process extremely seriously, and we only approve those with stellar track records and distribution history through at least one recession.

We have met the key principals multiple times in person, met their team, visited their offices, observed their properties with them in person, and much more. Click HERE to view our stringent operator due diligence process. Please contact us to view detailed track records and bios of our approved operators.

Can I just invest directly with your operators?

Most of our operators accept individual investors; however, since ProActive Realty Group brings large portions of equity to operators and deals, we are able to negotiate better terms for our investors. This typically means better preferred returns and splits, which means a better return for you. In addition, our investors are getting instant diversification across assets, geographies, and managers with phenomenal track records.

If you would like to hear more details on the terms we negotiate with our operators, feel free to contact us.

Can I sell or transfer my interest in this investment?

Generally, no; however, it can be transferred by gift or inheritance, usually to family members, by will or other official document. Because there is not an open market for this investment, it is an illiquid asset. Please see Operating Agreement for more details.

What is the duration of the funds?

An investment in the funds should be considered long-term in nature. Investors should be in a financial position that will enable an investor to hold their investment for the duration of the fund, which is projected as up to ten (10) years, or longer, for the Income Fund and up to seven (7) years for the Growth Fund.

What types of properties would I be investing in?

The ProActive Income Fund invests in multifamily properties, Single-Room Occupancy (SRO) homes, and manufactured home communities. The ProActive Growth Fund invests in value-add or ground-up self-storage facilities and potentially multifamily apartments.

What type of funds can I use to invest?

You can invest with cash and through trusts, LLCs, and LPs. In addition, you can invest through self-directed IRA’s and self-directed 401(k)’s.

You can go here to view our self-directed IRA firm recommendations. We have worked with quite a few in the past.

What is a K-1?

Similar to a 1099, a K-1 form is an accounting of the tax income for the year. Each investor receives one per investment each year. K-1 forms are most commonly used in partnerships and in real estate ownership.

How is this different from a REIT?

A Real Estate Investment Trust (REIT) is basically real estate flavored stock and is often highly correlated to the performance of the stock market. As direct fractional investors, ProActive Realty Group clients are protected from that volatility.

Additionally, direct fractional ownership provides investors access to all of the tax advantages that are often unavailable to REIT Investors. REITs typically make the majority of their fees through transactions, while ours come after our investors make money.

 

How often should distributions be expected?

For Proactive Fund I, distributions may occur on a quarterly basis. For the ProActive Fund II, distributions may occur on a monthly basis. The Manager intends to make distributions, if any, within 45 days after the close of each quarter/month. An investor in the ProActive Growth Fund may experience a significant delay in the commencement of distributions while properties are built and stabilized, then expect distributions on a quarterly basis from that point.

Can I add funds after my initial investment?

Yes you can. Please check with our team about this if you have additional questions.

What kind of reporting will I receive?

On a quarterly basis ProActive Realty Group intends to furnish investors with a fund update, which reports various activities and operations of the fund. It is not uncommon for ProActive to send shorter updates via email between quarters when there is relevant information and/or data to share.

Who can invest?

Our investments are open to approved, accredited investors. Since these offerings fall under Rule 506(c) of Regulation D, investors will be required to verify their accredited status through a third party such as a CPA, financial advisor, attorney, or a service like www.verifyinvestor.com.

Accredited Investors are individual investors who either have a net worth of at least $1,000,000, excluding the value of one’s primary residence, or have earned income over each of the last two years of at least $200,000 and have the expectation to make the same amount in the current calendar year. If you don’t qualify under that standard, you can choose to combine your income with your spouse and the new threshold for qualification would be $300,000.

In addition, entities such as LLCs, partnerships, corporations, nonprofits and trusts may be accredited investors. Of the entities that would be considered accredited investors, and depending on your circumstances, the following may be relevant to you:

  • any trust, with total assets in excess of $5 million, not formed to specifically purchase the subject securities, whose purchase is directed by a sophisticated person, or

  • any entity in which all of the equity owners are accredited investors.

It is also important we ensure we are a fit for one another. This type of investing is not appropriate for every investor. To determine if commercial real estate investing is right for you, please contact us.

Source: Investor.gov

What are the tax advantages?

Commercial real estate can provide several tax advantages to an investor:

  • Quarterly cash flow distributions will often flow to you on a tax-deferred basis

  • Proceeds from refinance events typically come to you with no immediate tax obligation

  • The step up in basis benefit reduces your heir’s tax obligation when they sell the inherited asset

Note: This is not professional tax advice and should not be relied upon. Investors should consult with their financial advisor, accountant and/or tax attorney for tax advice specific to their particular needs and objectives.

Does ProActive Realty Group intend to use leverage?

There will be no leverage at the fund level; however, our operators typically use debt when acquiring new properties. It is anticipated that bank or seller financing will generally account for between approximately fifty percent (50%) and seventy percent (70%) of the gross fair market value of each property. We typically say "no" to properties with more than 30% leverage.

What legal risks do I assume in this investment?

Because you will invest in a Limited Liability Company, your liability cannot exceed the amount of your investment plus amounts distributed to you. One value of real estate as an investment as compared to stocks, etc., is that it is highly unlikely for property to lose all value, as is possible when investing in stocks. Companies can go completely out of business or have their value reduced to virtually nothing. The passive investors carry no lending risk.

 

Is my investment guaranteed?

No. While ProActive Realty Group does not make any guarantees regarding investments in these funds, we have used documented historical data on the properties involved and commonly used industry methods to conservatively calculate the potential of these investments. Because it is not possible to predict future events, which can influence any investment, it is not possible to guarantee this as an investment. Guaranteed investments generally carry very low returns as compared to the potential returns projected for these funds.

 

How does ProActive Realty Group get compensated?

The ProActive Realty Group team leverages years of real estate experience to maximize each project’s success. ProActive realizes a one-time capital placement fee, routine asset management fees, and a share of upside profits after investors receive priority distributions.