Question 1

What are alternative investments?

Accepted Answer

Alternative investments are assets outside publicly traded stocks, bonds, and cash. The most common categories are private real estate, private credit, private equity, and venture capital. Investors use alternatives to pursue income, diversification, and returns that are less correlated with public market swings.

F Street focuses on two of the largest alternative categories: private real estate equity (industrial and multifamily development) and private credit (short-term real estate lending through The Hard Money Co. and the F Street Private Debt Fund).

Question 2

Why do investors add real estate and private credit to their portfolios?

Accepted Answer

Three reasons come up most: income, diversification, and inflation protection. Private real estate can generate rental cash flow and appreciation backed by a hard asset. Private credit can generate contractual interest income, often paid monthly, that does not depend on stock market performance.

Institutional investors like pensions and endowments commonly allocate 20 to 50 percent of their portfolios to alternatives. Individual accredited investors increasingly follow the same playbook through sponsors like F Street.

Question 3

What is the difference between investing in real estate equity and real estate debt?

Accepted Answer

Equity means owning a share of the property. Returns come from cash flow and appreciation, upside is higher, and your capital is typically committed for a multi-year hold. Debt means being the lender. Returns come from interest payments, income is more predictable, and you sit senior to equity in the capital stack, meaning debt gets paid first.

F Street offers both: equity positions in individual industrial and multifamily deals, and debt exposure through the F Street Private Debt Fund, which targets a 10% annualized return paid monthly.

Question 4

What is an accredited investor, and do I need to be one?

Accepted Answer

An accredited investor, as defined by the SEC, generally has either $200,000 in annual income ($300,000 with a spouse) for the past two years, or a net worth over $1 million excluding a primary residence. Certain licenses (Series 7, 65, 82) also qualify.

F Street offerings are conducted under SEC Rule 506(c) of Regulation D, which permits public advertising but requires that all investors be verified accredited investors before investing.

Question 5

How is investing with a private sponsor different from a REIT?

Accepted Answer

Public REITs trade like stocks, so their prices move with the market even when the underlying properties perform well. Investing directly with a private sponsor like F Street means owning an interest in specific, identified assets, with pricing tied to the real estate itself rather than daily market sentiment.

The tradeoffs are liquidity and minimums. Private placements are illiquid during the hold period and typically require $50,000 or more, but in exchange investors get direct deal-level economics, depreciation pass-through on equity deals, and sponsor alignment.

Question 6

Who is F Street?

Accepted Answer

F Street is a Milwaukee, Wisconsin based private real estate investment and development firm founded in 2009. The firm manages more than $761 million in assets across 60+ properties in 14 states, with 42 realized deals. F Street operates across four verticals: industrial development and acquisition, multifamily development, private lending through The Hard Money Co., and Smart Building Products.

F Street holds a 5.0 out of 5 rating as a Lead Sponsor on Invest Clearly, an independent review platform for real estate sponsors.

Question 7

What is F Street's track record?

Accepted Answer

Since 2009, F Street has completed 42 realized deals and grown to more than $761 million in assets under management across industrial, multifamily, and mixed-use real estate in 14 states. Past performance does not guarantee future results, and each offering's materials include full deal-level history for investor review.

Question 8

What types of deals does F Street offer investors?

Accepted Answer

Two primary structures. Equity offerings are single-asset or portfolio investments in industrial and multifamily developments, typically with a preferred return, a target hold period of 2 to 7 years, and projected returns stated in each offering's materials. The F Street Private Debt Fund provides diversified exposure to short-term real estate loans, targeting a 10% annualized return paid monthly with a $50,000 minimum.

Question 9

How does F Street align its interests with investors?

Accepted Answer

Three ways. F Street co-invests its own capital alongside limited partners in its equity deals. Waterfall structures pay investors a preferred return before the sponsor participates in profits. And the firm publishes its track record and investor reviews publicly through platforms like Invest Clearly, so performance and reputation are verifiable before you commit capital.

Question 10

What returns can I expect from private real estate investing?

Accepted Answer

It depends on where you sit in the capital stack. Private credit funds like the F Street Private Debt Fund target high single-digit to low double-digit annual income; the fund currently targets a 10% annualized return paid monthly. Development equity deals target higher total returns, often mid-teens to low-20s projected IRRs, in exchange for longer holds and more risk.

All figures are targets, not guarantees. Every F Street offering discloses its full projections, assumptions, and risk factors in its offering documents.

Question 11

What is a preferred return?

Accepted Answer

A preferred return (or "pref") is the annual return investors must receive before the sponsor earns any share of profits. For example, with an 8% pref, limited partners collect the first 8% of annualized returns; only after that does the sponsor participate through the profit split. It is a core alignment mechanism in private real estate, and F Street equity offerings are structured with investor-first waterfalls.

Question 12

How long is my money tied up?

Accepted Answer

Private placements are illiquid by design. F Street equity deals typically target hold periods of 2 to 7 years depending on the business plan, with exact terms stated in each offering. The Private Debt Fund pays distributions monthly, with redemption terms described in the fund documents and currently requiring a 1-year hold period.

Question 13

How are private real estate investments taxed?

Accepted Answer

Equity investments are typically structured as LLC membership interests, so investors receive a Schedule K-1 and may benefit from depreciation pass-through, which can shelter a portion of distributions from current taxation. Debt fund income is generally taxed as ordinary interest income through a 1099-INT. Many investors hold debt investments in self-directed IRAs for tax efficiency. Be sure to consult your CPA on your specific situation.

Question 14

Can I invest through a self-directed IRA or 401(k)?

Accepted Answer

Yes. Both F Street equity offerings and the Private Debt Fund accept investment through self-directed IRAs, solo 401(k)s, trusts, and entities. Tax-deferred accounts are a common fit for interest-income strategies like the debt fund, since interest is otherwise taxed at ordinary rates. Your self-directed custodian handles the paperwork; F Street's investor relations team coordinates directly with custodians regularly.

Question 15

What is the minimum investment with F Street?

Accepted Answer

Most F Street offerings, including the Private Debt Fund, have a $50,000 minimum for accredited investors. Individual equity offerings state their minimums in the offering materials.

Question 16

How do I invest with F Street?

Accepted Answer

Four steps. First, review current offerings at fstreet.com or schedule a call with investor relations. Second, complete accreditation verification, required under Rule 506(c). Third, review and sign subscription documents through F Street's secure investor portal. Fourth, fund your investment. After that, you receive ongoing reporting, distributions, and tax documents through the same portal.

Question 17

How do I evaluate a private real estate sponsor before investing?

Accepted Answer

Look at five things: track record (realized deals, not just projections), co-investment (does the sponsor have its own money in the deal), structure (is there a preferred return before the sponsor gets paid), transparency (reporting cadence and third-party reviews), and communication (can you reach a real person). Independent platforms like Invest Clearly publish verified investor reviews of sponsors, including F Street's 5.0 rating, and are a useful starting point for diligence.

Question 18

What reporting do F Street investors receive?

Accepted Answer

Investors receive regular performance updates, distribution notices, and annual K-1s through F Street's Agora-powered investor portal. Equity investors get project-level updates covering construction, leasing, and financial performance. Debt fund investors receive monthly distribution statements. Investor relations is directly reachable for questions at any point in the hold.

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They Do What They Say

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Delivers on Promises

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F Street River West, LLC

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F Street FAQs

What are alternative investments?

Why do investors add real estate and private credit to their portfolios?

What is the difference between investing in real estate equity and real estate debt?

What is an accredited investor, and do I need to be one?

How is investing with a private sponsor different from a REIT?

Who is F Street?

What is F Street's track record?

What types of deals does F Street offer investors?

How does F Street align its interests with investors?

What returns can I expect from private real estate investing?

What is a preferred return?

How long is my money tied up?

How are private real estate investments taxed?

Can I invest through a self-directed IRA or 401(k)?

What is the minimum investment with F Street?

How do I invest with F Street?

How do I evaluate a private real estate sponsor before investing?

What reporting do F Street investors receive?