How to invest.
Everything to understand before a first call: how deals are structured, the steps to invest, how you get paid, and the terms you'll see in our documents.
One project. One entity. Clear terms.
Each project is held in its own single-purpose entity. Investors own interests in that entity; Victory Rock Capital (or an affiliate) manages it. Your investment is tied to a specific, identifiable asset, not a blind pool.
Exact structure, fees, and distribution waterfall vary by offering and are defined in each offering's documents.
Five steps, no surprises.
- Step 1
Discovery Call
A 30-minute conversation with Daniel Bearden to understand your goals and answer your questions.
- Step 2
Confirm accreditation
We confirm you meet the SEC’s accredited-investor standard before sharing offering documents.
- Step 3
Review documents
Private placement memorandum, operating agreement, and subscription documents. Review them with your advisors.
- Step 4
Subscribe & fund
Sign electronically and wire funds to the project entity’s escrow or bank account.
- Step 5
Follow it live
Your Investor Portal shows where your capital is invested, project progress, milestones, financials and K-1s.
The vocabulary of private real estate.
- Accredited investor
- An individual or entity meeting SEC income, net-worth, or professional-credential thresholds under Rule 501.
- LP / member interest
- Your ownership stake in the project entity. You share in profits and losses but not in day-to-day management.
- Preferred return
- A threshold return paid to investors before the sponsor participates in profits. It is a priority, not a guarantee.
- Waterfall
- The order in which cash is distributed: typically return of capital, then preferred return, then a profit split.
- IRR
- Internal rate of return. An annualized return that accounts for the timing of cash in and cash out.
- Equity multiple
- Total cash returned divided by cash invested. A 2.0x multiple means you received twice what you put in.
- Schedule K-1
- The annual tax form reporting your share of the partnership’s income, deductions, and credits.
- PID & TIRZ
- Texas districts that finance neighborhood roads, water and drainage through lot assessments and redirected tax value, reimbursing the developer for eligible costs.
- Capital call
- A request for additional investor capital. We will disclose in each offering whether calls are possible.
Frequently asked questions.
Eligibility
Who can invest with Victory Rock Capital?
Our offerings are available only to accredited investors as defined by the SEC in Rule 501 of Regulation D. See our Accreditation page for the current definitions.
How is accredited status confirmed?
Contact Victory Rock Capital for the accreditation requirements and verification process applicable to the specific offering.
Can I invest through an IRA or a trust?
Yes. On every project we find a structure to accept self-directed IRA, trust and entity investors. We'll walk you through the details on your Discovery Call.
Structure
What exactly am I buying?
Investors typically purchase membership (LP) interests in a single-purpose entity that owns the project. Victory Rock Capital, or an affiliate, acts as the manager. The specific structure for each project is set out in its offering documents.
What is the minimum investment?
The minimum investment is $250,000.
Returns & liquidity
How long is my money invested?
Our current land-development projects target a hold period of about three years. Capital is returned as finished lots are sold to homebuilders, phase by phase, and the timing for each offering is set out in its documents.
When and how are distributions paid?
For our current offerings, the summary waterfall is: return of capital first, then a 12% preferred return to investors, then remaining profit split 55% LP / 45% GP. Timing and full definitions are set by the Offering Memorandum.
Taxes
What tax documents will I receive?
You will receive a Schedule K-1 each year reporting your share of the partnership’s income, losses and deductions, delivered securely through your Investor Portal. Consult your own tax advisor.
Process
What happens after I book a Discovery Call?
A 30-minute conversation with Daniel Bearden, our Co-Founder and CEO, to understand your goals and answer your questions. If there is a fit, we confirm your accreditation, share the offering documents and walk you through subscription.
How will I be kept informed?
Through your private Investor Portal, with full transparency from day one. See exactly where your capital is invested, follow project progress and milestones as they happen, read live updates, and access financials, statements and K-1s in one secure place, any time.
Still have questions? Ask us directly.
Schedule a Conversation
A 30-minute Discovery Call with Daniel Bearden about your goals and our current projects.
Schedule a Conversation ReviewRequest Materials
The Investment Presentation and project materials: our firm, markets, projects and structure, to review on your schedule.
Request Materials FollowGet project updates
Milestones and first notice of new opportunities, by email.
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