Questions & Answers

Yes. All investment opportunities offered through Welmore Partners are made available exclusively to accredited investors as defined under SEC Rule 501(a) of Regulation D. To qualify, individuals must meet income thresholds of $200,000 per year ($300,000 jointly with a spouse) for the past two years, or have a net worth exceeding $1,000,000 excluding primary residence. Qualified purchasers and institutional investors are also eligible. You will be required to certify your accreditation status prior to receiving deal materials.

Target returns vary by transaction type, loan-to-value ratio, and borrower profile. Typical annualized returns on debt positions range from 8% to 14%. Preferred equity positions may offer higher returns with corresponding risk. Distributions are paid quarterly and are calculated on the outstanding principal balance. At the conclusion of the loan term — through borrower payoff, sale of the asset, or refinance — principal is returned in full. Welmore Partners does not guarantee investment returns; projections are based on underwritten assumptions.

Investor capital is secured by a recorded lien against the underlying real property — typically a first or second deed of trust or mortgage. In the event of borrower default, Welmore Partners pursues remedies on behalf of investors, including foreclosure of the collateral. The loan-to-value ratios we underwrite are intended to ensure that the collateral value exceeds the outstanding loan balance, providing a meaningful equity cushion. Each deal memo you receive will specify the lien position and LTV at time of origination.

Minimums vary by transaction. Most individual loan positions carry a minimum investor participation of $25,000 to $50,000. Larger or more complex transactions may require higher minimums. We will communicate the specific minimum for each deal in the deal memo. If your available capital falls below typical minimums, speak with our team — in some cases we are able to structure participation across multiple investors for a single position.

Private real estate debt investments are illiquid by nature. Your capital is committed for the duration of the loan term, which typically ranges from 6 to 24 months. Early exits are generally not available unless the borrower repays the loan ahead of schedule or Welmore Partners is able to facilitate a transfer of your position to another qualified investor. You should consider any capital deployed through Welmore Partners as illiquid for the stated term. We recommend investing only funds you will not need access to during the loan period.

Welmore Partners funds residential and commercial real estate transactions, including single-family fix and flip projects, small multifamily acquisitions, bridge loans for stabilized or transitional assets, and rental portfolio financing. We are most active in Sunbelt markets — primarily Florida, Texas, and Georgia — though we evaluate deals outside these areas on a case-by-case basis. We do not fund raw land speculation, construction-from-ground-up without significant equity, or owner-occupied primary residences subject to consumer lending regulations.

Rates and terms vary by transaction type, borrower experience, property, and market conditions. As a general reference: fix and flip loans typically carry rates in the 10% to 13% range with 6 to 18 month terms. Bridge loans are typically priced between 9% and 12% with 12 to 24 month terms. Rental financing is evaluated on DSCR and asset performance. Origination fees generally range from 1 to 3 points. We provide specific terms in a written term sheet after reviewing your loan request — we do not publish fixed rate tables because every transaction is unique.

For straightforward transactions where the borrower provides complete documentation promptly, we have funded in as few as 7 business days from term sheet acceptance. Most transactions close within 10 to 21 business days. Complexity, title issues, or delays in insurance or appraisal can extend this timeline. We are direct and transparent about timing expectations in the term sheet, and we do not introduce last-minute conditions. If speed is essential to your transaction, tell us upfront so we can structure accordingly.

In most cases, yes. Welmore Partners typically requires a personal guarantee from the principal(s) of the borrowing entity. We also require the loan to be taken in an LLC or similar entity structure — not in an individual's name — to ensure proper legal separation. The personal guarantee is a standard component of our underwriting criteria and reflects our expectation that borrowers have skin in the game and a direct incentive to perform on the loan.

The initial intake form requires only basic deal parameters — no documentation needed at that stage. Once we issue a term sheet and you accept it, we will request a standard due diligence package that typically includes: purchase contract or property summary, scope of work and renovation budget (for fix and flip), borrower background and prior experience summary, borrower entity documents (LLC operating agreement, EIN), and property insurance commitment. We do not require tax returns or personal financial statements as a standard practice, though they may be requested on larger transactions.