Question 1

How does the investment actually work?

Accepted Answer

We buy homes with cash at a discount, then sell them on contract for deed to owner-occupant families. The family makes a monthly mortgage-style payment to us. You fund a specific deal as the lender: your capital is secured by a recorded lien on that property, and you receive a fixed monthly interest payment for the life of your note. You are not buying the house and you are not a landlord — you hold a debt instrument backed by the house.

Question 2

What is the minimum investment?

Accepted Answer

Minimums vary by opportunity and are listed on each offering. Most opportunities start between $25,000 and $50,000. Because each note is tied to a specific property, the funding need is set by the deal — smaller than a typical syndication, larger than a crowdfunding platform.

Question 3

Can I invest through an LLC, trust, or retirement account?

Accepted Answer

Yes. Investments can be made through LLCs, trusts, and self-directed retirement accounts (SDIRA or solo 401(k)). All documents — the Promissory Note, Deed of Trust, and insurance — are drawn in the name of your entity. If you're using a self-directed account, your custodian signs and funds on the account's behalf; we work with your custodian's paperwork.

Question 4

Can I review documents before funding?

Accepted Answer

Always. Before any funds move you receive the full package: the Promissory Note, the Deed of Trust to be recorded, the lender insurance binder, the purchase closing statement, and the contract for deed with the occupant. You're encouraged to have your own attorney review everything — an informed lender is the partner we want.

Question 5

What is the expected timeline?

Accepted Answer

Typical note terms run 12–36 months for fixed-return investments, with interest paid monthly from the first month. At maturity your principal is returned according to the agreement — either from the borrower's ongoing payments, a refinance, or the next deal's capital rotation. Equity partnerships follow the hold period of the underlying portfolio, typically longer.

Question 6

How am I protected?

Accepted Answer

Every investment carries three layers of protection. First, a recorded Deed of Trust — a public lien on the property that must be satisfied before the property can be sold or refinanced. Second, a legally enforceable Promissory Note that obligates repayment on defined terms. Third, lender insurance naming you as an insured party, so a fire or casualty loss doesn't impair your collateral.

Question 7

What is a Deed of Trust?

Accepted Answer

A Deed of Trust is a recorded legal instrument that pledges real property as collateral for a loan. It's filed in the county's public records, which puts the whole world on notice of your claim. Until the debt is repaid, the property cannot transfer with clear title without your lien being paid off. It is the same instrument banks use when they write mortgages.

Question 8

What does 'first position' or 'first lien' mean?

Accepted Answer

Lien priority determines who gets paid first if a property is ever sold or foreclosed. A first-position lien is paid before any other claim. Our fixed-return notes are structured in first position wherever stated on the offering — meaning no bank or other lender stands ahead of you on that property.

Question 9

What happens if the borrower defaults?

Accepted Answer

First, we work with the occupant — most missed payments are resolved with a catch-up plan, and families who put real money down fight hard to keep their homes. If resolution fails, the contract for deed allows the property to be recovered significantly faster than a traditional mortgage foreclosure in most cases. The home is then resold — as a new owner-financed deal or outright. Because we buy at deep discounts, the note balance is typically well below the property's value, which is the margin that protects your principal throughout.

Question 10

What happens if something happens to Rosso Capital Partners?

Accepted Answer

Your security doesn't depend on us staying in business. The Deed of Trust is recorded in your name (or your entity's), the Promissory Note is your enforceable contract, and the insurance names you. Those rights exist independently of our company and would survive it.

Question 11

Is my investment guaranteed?

Accepted Answer

No investment is guaranteed, and you should be skeptical of anyone who says otherwise. What we offer instead is collateral: a recorded lien on a real house, bought below market value, occupied by a family with money down. Our track record — zero missed investor payments — reflects how we structure deals, but past performance is not a guarantee of future results.

Question 12

How do I receive payments?

Accepted Answer

Fixed interest payments are sent monthly by ACH direct deposit, with a statement provided for your records. Payments begin the month after funding and continue until your principal is returned at term.

Question 13

Where does my monthly payment come from?

Accepted Answer

From the occupant's monthly payment on their contract for deed. Families pay principal, interest, taxes, and insurance each month — a portion of that cash flow services your note. Because occupants are owner-occupants rather than tenants, payment behavior is materially stronger than rental collections.

Question 14

How is a 12–15% return possible on real estate?

Accepted Answer

The spread comes from buying deeply below market and selling on financing at retail. A home bought for $30,000 cash and sold on a $94,000 note at 11% generates far more monthly cash flow than the same $30,000 in a rental. We share that spread with the lenders who make the cash purchases possible. It's not leverage or speculation — it's the difference between wholesale cash prices and retail financed prices.

Question 15

How are my returns taxed?

Accepted Answer

Interest income on a note is generally taxed as ordinary income, and you'll receive the appropriate tax documents each year. Investing through a self-directed retirement account can defer or eliminate that tax depending on the account type. We don't give tax advice — bring your situation to your CPA, and we'll provide any documentation they need.

Question 16

Can I compound or reinvest my payments?

Accepted Answer

Many of our lending partners roll their monthly interest or matured principal into the next opportunity. There's no automatic reinvestment program on a static basis — but tell us your intent and we'll flag upcoming deals to you first.

Question 17

What is a Contract for Deed?

Accepted Answer

A contract for deed (also called a land contract) is an owner-financing arrangement where the buyer pays for the home in installments and receives full legal title once the contract is satisfied. The family gets immediate possession, responsibility, and a path to ownership without bank financing; the seller retains title as security until they're paid. It's a long-established instrument, widely used in the Midwest.

Question 18

Why not just rent the houses out?

Accepted Answer

Rentals mean tenants, turnover, repairs, and property management — costs and headaches that eat returns. An owner-occupant who chose their home and put money down maintains the property themselves, pays more reliably, and stays longer. We'd rather hold a performing note on a home someone owns than a lease on a home someone borrows.

Question 19

Is this fair to the families buying the homes?

Accepted Answer

It's the core of why the model works. These are families who can afford a monthly payment but can't get bank financing on a $60,000–$100,000 house — banks largely don't write mortgages that small. Owner financing gives them a real path to ownership with a recorded contract, at a payment comparable to local rent. When they finish paying, they own the home outright. Our interest is aligned with theirs: we only do well if they succeed as homeowners.

Question 20

Who handles taxes, insurance, and repairs on the properties?

Accepted Answer

The occupant's monthly payment includes escrow for property taxes and insurance, which are paid from that escrow. Repairs and maintenance are the occupant's responsibility — they're the owner in substance. That's a key difference from a rental: nobody calls the lender about a water heater.

Question 21

Where do you buy, and why those markets?

Accepted Answer

We focus on Michigan markets we know street by street — like Flint and Saginaw — where solid homes trade far below replacement cost. Deep discounts at purchase are the foundation of every protection in the model: they create the equity margin that secures your note.

Everything lenders ask us.

Getting Started

Security & Protection

Payments & Returns

The Model & The Occupants

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