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Real Estate CreditLendingFund

Set your Plan

DLP Lending Fund

by DLP Capital

Avg historical return

11.3%

2019–2025

Target return

Not yet available

paid monthly

Key terms

Min $200KLockup EvergreenRedemption Quarterly

View Deal

Wellings Evergreen Income Fund property photo 1

MultifamilyLendingFund

Set your Plan

Wellings Evergreen Income Fund

by Wellings Capital

Target return

12.0%

paid monthly

Year 1 cash flow

6.0%

Key terms

Lockup ~1 YrRedemption Investor withdrawals permitted after 1 year; penalties apply in years 2-4. Year 2: 15% penalty; Year 3: 10%; Year 4: 5%; no penalty after Year 4.

View Deal

The Elora Flats & Townhomes property photo 1

The Elora Flats & Townhomes property photo 2

1 / 2

MultifamilyBuy & HoldSyndication

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The Elora Flats & Townhomes

by Arrowpoint Properties LLC

Target Year 1 Cash Flow

8.0%

Target IRR

16.0%

2.47x equity multiple

Key terms

Hold Period ~7 Yrs

View Deal

1 / 2

IndustrialValue-AddSyndication

Set your Plan

Hutto IOS

by Basis Industrial

Target Year 1 Cash Flow

Not yet available

paid quarterly

Target IRR

15.6%

1.64x equity multiple

Key terms

Hold Period ~4 Yrs

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MultifamilyDevelopmentSyndication

Set your Plan

WestBend

by Thrive Companies

Target Year 1 Cash Flow

0.0%

paid at exit

Target IRR

22.0%

Key terms

Not yet available

View Deal

1 / 3

MultifamilyValue-AddSyndication

Set your Plan

The Habitat

by Crown Point Real Estate Partners

Target Year 1 Cash Flow

Not yet available

paid quarterly

Target IRR

11.8%

1.69x equity multiple

Key terms

Hold Period ~5 Yrs

View Deal

1 / 3

MultifamilyValue-AddSyndication

Set your Plan

Morgan Bay Apartments

by Track Record Assets

Target Year 1 Cash Flow

Not yet available

paid quarterly

Target IRR

21.5%

2.07x equity multiple

Key terms

Hold Period ~5 Yrs

View Deal

Real Estate CreditLendingFund

Set your Plan

DLP Lending Fund

by DLP Capital

Avg historical return

11.3%

2019–2025

Target return

Not yet available

paid monthly

Key terms

Min $200KLockup EvergreenRedemption Quarterly

View Deal

MultifamilyLendingFund

Set your Plan

Wellings Evergreen Income Fund

by Wellings Capital

Target return

12.0%

paid monthly

Year 1 cash flow

6.0%

Key terms

Lockup ~1 YrRedemption Investor withdrawals permitted after 1 year; penalties apply in years 2-4. Year 2: 15% penalty; Year 3: 10%; Year 4: 5%; no penalty after Year 4.

View Deal

1 / 2

MultifamilyBuy & HoldSyndication

Set your Plan

The Elora Flats & Townhomes

by Arrowpoint Properties LLC

Target Year 1 Cash Flow

8.0%

Target IRR

16.0%

2.47x equity multiple

Key terms

Hold Period ~7 Yrs

View Deal

Browse all deals

Is this you?

If capital's sitting on the sidelines,
you already know the feeling.

The inbox problem

Deals land in your inbox, but "they all look shiny" — and you've got no framework to tell good from great.

The time problem

You don't have time to become an expert investor. And you won't hand money to someone who doesn't care about it like you do.

The trust problem

One horror story is stuck in your head: "you can see a photo of a building in the deck… but how do you know it's even real?"

The two bad options

So you sit on the cash, or you jump into a deal too fast. Neither one ends well.

The problem was never that you're not smart enough. It's that no one ever handed you the tools to see what's really in the deal.

A different kind of marketplace

Most platforms ask you to trust their pick.
We hand you the tools and the facts.

Curated, opaque platforms

Trust our pick.

They pick the deals. You trust the pick — a promise you can't verify.

You can't see what's underneath the "we vetted these."

Access fees or membership to get in the door.

Grow Your Cashflow

Decide for yourself.

Any SEC-registered deal lists. You decide — with the tools and the facts.

Every deal ships its full paper trail, explained in plain English.

You pay nothing. Ever. The platform earns from firms, not from you.

How it works

From your goal to a confident decision,
with the product doing the heavy lifting.

Start with your plan.

Tell us your goal, capital, tax situation, and timeline. You get a plan that says what actually fits you — in plain English — and every live deal is scored against it.

Your plan

Passive income$50K–$100K / dealMultifamily · Credit5-year holdQuarterly payout

3 deals match your plan this week →

See every deal — matched to you.

Browse every SEC-registered deal, filtered to your plan and scored for fit. No curation, no velvet rope: you see everything, and you decide what's worth a closer look.

Deals matched to your plan

Sun Belt Multifamily Fund II

Sutera Capital · Multifamily

Strong match

Senior Credit Income Fund

Ridgeline · Private credit

Strong match

Sunraise Industrial DST

Meridian · Industrial

Partial match

See what's really in the deal.

Every deal ships with its full paper trail — cross-referenced automatically and translated into plain English — plus a plan-fit score that shows its work. You don't take our word for it. You see the source.

The paper trail

SEC EDGAR filingVerified

Form D · Reg D 506(c)Filed 2024

Operator background checkClean

8.6 Plan-fit score
every input explained Why? →

Real Estate CreditLendingFund

Set your Plan

DLP Lending Fund

by DLP Capital

Avg historical return

11.3%

2019–2025

Target return

Not yet available

paid monthly

Key terms

Min $200KLockup EvergreenRedemption Quarterly

View Deal

1 / 2

IndustrialValue-AddSyndication

Set your Plan

Hutto IOS

by Basis Industrial

Target Year 1 Cash Flow

Not yet available

paid quarterly

Target IRR

15.6%

1.64x equity multiple

Key terms

Hold Period ~4 Yrs

View Deal

MultifamilyLendingFund

Set your Plan

Wellings Evergreen Income Fund

by Wellings Capital

Target return

12.0%

paid monthly

Year 1 cash flow

6.0%

Key terms

Lockup ~1 YrRedemption Investor withdrawals permitted after 1 year; penalties apply in years 2-4. Year 2: 15% penalty; Year 3: 10%; Year 4: 5%; no penalty after Year 4.

View Deal

MultifamilyDevelopmentSyndication

Set your Plan

WestBend

by Thrive Companies

Target Year 1 Cash Flow

0.0%

paid at exit

Target IRR

22.0%

Key terms

Not yet available

View Deal

1 / 3

MultifamilyValue-AddSyndication

Set your Plan

The Habitat

by Crown Point Real Estate Partners

Target Year 1 Cash Flow

Not yet available

paid quarterly

Target IRR

11.8%

1.69x equity multiple

Key terms

Hold Period ~5 Yrs

View Deal

1 / 3

MultifamilyValue-AddSyndication

Set your Plan

Morgan Bay Apartments

by Track Record Assets

Target Year 1 Cash Flow

Not yet available

paid quarterly

Target IRR

21.5%

2.07x equity multiple

Key terms

Hold Period ~5 Yrs

View Deal

1 / 3

MultifamilyDevelopmentSyndication

Set your Plan

The Vic at Sunterra

by Hunington Capital Partners

Target Year 1 Cash Flow

Not yet available

paid upon stabilization

Target IRR

24.2%

2.91x equity multiple

Key terms

Hold Period ~5 Yrs

View Deal

1 / 2

MultifamilyDevelopmentSyndication

Set your Plan

601 Wythe Street

by Stanton Park Investors

Target Year 1 Cash Flow

Not yet available

paid at exit

Target IRR

33.0%

1.70x equity multiple

Key terms

Hold Period ~2 Yrs

View Deal

Hidden Lakes Apartments property photo 1

Hidden Lakes Apartments property photo 2

1 / 2

MultifamilyValue-AddSyndication

Set your Plan

Hidden Lakes Apartments

by Lightstone Capital Group

Target Year 1 Cash Flow

Not yet available

paid monthly

Target IRR

12.3%

1.50x equity multiple

Key terms

Hold Period ~4 Yrs

View Deal

1 / 3

MultifamilyDevelopmentSyndication

Set your Plan

The Vic at Lago Mar

by Hunington Capital Partners

Target Year 1 Cash Flow

Not yet available

paid upon stabilization

Target IRR

19.5%

2.44x equity multiple

Key terms

Hold Period ~5 Yrs

View Deal

1 / 2

MultifamilyBuy & HoldSyndication

Set your Plan

The Elora Flats & Townhomes

by Arrowpoint Properties LLC

Target Year 1 Cash Flow

8.0%

Target IRR

16.0%

2.47x equity multiple

Key terms

Hold Period ~7 Yrs

View Deal

IndustrialSyndication

Set your Plan

FedEx Ground Portfolio

by Realty Mogul

Target Year 1 Cash Flow

Not yet available

paid quarterly

Target IRR

16.1%

2.00x equity multiple

Key terms

Hold Period ~6 Yrs

View Deal

What's inside every deal

The same diligence stack an institutional allocator uses — explained so you can actually use it.

Curators can say "we vetted these." They can't hand you the toolkit an allocator would use and explain it in plain English. That's the difference — and it's built into every listing.

SEC EDGAR filings

Every operator's federal filings, cross-referenced automatically.

Form D lookups

The exact exemption and offering, pulled and plain-worded.

Operator background

Sponsor track record and history, surfaced at the top.

Plan-fit score

Every deal scored against your goals — with the inputs shown.

Plain-English explainers

Every metric and term translated, so you're never lost.

Peer intros

See who else is in — and request an intro. Opt-in, off-platform.

Pascal Wagner with his mother and father

My dad's death changed my mom's financial future overnight. It changed mine too.

I had to figure out how to make my mom's inheritance last.

The advisors I spoke with offered portfolios, products, and projections. But none of them could clearly explain how the money would produce the dependable income my mom actually needed. So I went deeper.

I drew on my background in venture capital, studied private investments, worked with mentors, and learned what to look for before wiring money.

That process helped me build recurring income for my mom—and eventually helped other accredited investors make better decisions with their capital.

I built Deal Flow because no family should have to learn this by trial and error after a life-changing event.

You should be able to start with your goal, see the opportunities that fit, and understand what you're actually investing in before you commit.

Pascal Wagner Founder

Questions, answered

The things you're actually wondering.

It's free for me — what's the catch?+

None. Investors never pay the platform. Firms pay to reach you and to run their deals on our rails — never a cut of your returns, never a fee on your wire.

Are you picking deals for me?+

No. We're a neutral source of truth, not an adviser. We make every deal understandable and hand you the tools; you decide.

How do I know a sponsor is legit?+

Every listing carries its SEC paper trail — EDGAR and Form D — plus operator background checks, surfaced up top. Anyone can list; the tools are built to help you spot a bad actor.

I've never done this before. Is it over my head?+

It's built for exactly you — successful, capable, and new to private deals. Every metric and term is translated to plain English.

Do I have to talk to a salesperson?+

No. Start your plan in about 60 seconds and browse real deals right now. No waitlist, no credit card.

Start with your plan.

See what fits you — in plain English — in about 60 seconds.

Start your plan

Find private investments with passive income

If capital's sitting on the sidelines,you already know the feeling.

The inbox problem

The time problem

The trust problem

The two bad options

Most platforms ask you to trust their pick.We hand you the tools and the facts.

From your goal to a confident decision,with the product doing the heavy lifting.

Start with your plan.

See every deal — matched to you.

See what's really in the deal.

The same diligence stack an institutional allocator uses — explained so you can actually use it.

SEC EDGAR filings

Form D lookups

Operator background

Plan-fit score

Plain-English explainers

Peer intros

My dad's death changed my mom's financial future overnight. It changed mine too.

The things you're actually wondering.

Start with your plan.

Find private investments with

If capital's sitting on the sidelines,
you already know the feeling.

Most platforms ask you to trust their pick.
We hand you the tools and the facts.

From your goal to a confident decision,
with the product doing the heavy lifting.