Real Estate Lending Fund
Institutional-Grade Deal Flow + AI-Powered Underwriting
Target Fund Size: $150,000,000
Regulation D, Rule 506(c) Private Placement
Confidential Investment Presentation
A $150 million structured fund combining proven real estate lending expertise with cutting-edge AI decision technology
$2B+
Funds Delivered
$3B+
Distressed Assets Resolved
50+
Lending Partners
Real estate lending remains one of the most consistent asset-backed investment opportunities. CookinCapital Fund I provides accredited investors access to institutional-quality deal flow, enhanced by proprietary AI underwriting that reduces risk and accelerates deployment.
Fund Name
CookinCapital Fund I, LP
Structure
Delaware Limited Partnership
Registration
Regulation D, Rule 506(c)
Domicile
Delaware
Target Fund Size
$150,000,000
Minimum Investment
$25,000
Maximum Per Investor
$10,000,000
Fund Term
5 years + 2 year extension options
Accredited Investors Only: Individuals with annual income of $200,000+ (or $300,000+ with spouse), OR net worth exceeding $1,000,000 (excluding primary residence).
The fund will be managed by a registered Exempt Reporting Adviser (ERA) with SEC Form ADV filing. Upon reaching $150M AUM, full RIA status with comprehensive SEC oversight.
Fix & Flip Loans
Short-term bridge financing (6-18 months) for residential renovation projects with proven operators at 65-75% LTV
BRRRR Financing
Buy, Rehab, Rent, Refinance, Repeat strategies for long-term wealth builders with 12-24 month terms
Commercial Bridge Loans
Short to medium-term financing for acquisition and value-add opportunities up to $5M per deal
Distressed Asset Acquisitions
Direct purchases of undervalued properties with clear exit strategies through foreclosure pipeline
65-75%
Target LTV
6-24
Month Terms
1st
Lien Position
30-50
Active Loans Target
Proprietary HACP™ technology transforms traditional underwriting
Automated review of property comps, market conditions, borrower history, and legal risks in minutes instead of days
Every deal receives a BUY / PASS / RENEGOTIATE recommendation with supporting rationale and confidence scoring
Real-time identification of title issues, covenant violations, market anomalies, and borrower red flags
Complete documentation of every decision with sources cited for regulatory compliance and investor transparency
Reduce underwriting time by 70%, allowing faster deployment and competitive advantage in deal flow
Result: Better deals, faster execution, lower default rates, and institutional-grade documentation on every loan. SaintSal™ provides the edge needed to scale to $150M with confidence.
Existing Operator Network
Direct relationships with 50+ lending partners and hundreds of active real estate operators across key markets
Platform Submissions
CookinCap.com generates consistent deal flow from qualified borrowers seeking capital nationwide
Affiliated Business Pipeline
Strategic relationships with Foreclosuregold and Flip Effective provide pre-vetted opportunities (all fully disclosed)
Broker & Wholesaler Network
Established partnerships with acquisition professionals in major metropolitan areas
Direct Marketing
Targeted outreach to fix-and-flip operators, BRRRR investors, and commercial developers
All deals from affiliated businesses undergo the same SaintSal™ analysis and independent approval process. Every affiliated transaction is fully disclosed in fund documents and requires approval from independent advisors. Fund interests always come first. No preferential treatment for affiliated deal flow.
These are projected targets based on current market conditions, not guarantees. Actual returns may vary significantly and could be lower than targets or result in loss of principal.
12-16%
Target Annual Return (Gross)
9%
Preferred Return to LPs
80/20
Profit Split Above Pref
All investments carry substantial risk. Real estate lending is subject to multiple risk factors that could result in partial or total loss of capital.
Real estate values can decline significantly, affecting collateral value and recovery in default scenarios
Borrowers may default on loans, requiring costly foreclosure proceedings and potential loss of principal
Fund investments are illiquid with limited or no redemption opportunities during the fund term
Rising rates may reduce borrower demand, impact property values, and affect fund performance
Geographic or borrower concentration may amplify losses during regional downturns
Manager's other business relationships and affiliated deal flow require careful oversight and disclosure
Changes in lending regulations, foreclosure laws, or securities regulations may adversely impact operations
Reliance on AI underwriting systems could result in systematic errors or unforeseen biases
Form D (SEC)
Filed within 15 days of first investor acceptance, updated as required
Form ADV (SEC)
Exempt Reporting Adviser registration initially, transitioning to full RIA at $150M AUM
Blue Sky Filings
State-level notice filings in all applicable jurisdictions
Annual Audits
Independent CPA firm with audited financial statements
Private Placement Memorandum
80+ page comprehensive disclosure document
Limited Partnership Agreement
Rights, obligations, governance structure, and economic terms
Subscription Agreement
Investor onboarding and accreditation verification
Operating Agreement
Day-to-day management and decision-making authority
All marketing materials and presentations comply with SEC Marketing Rule (Rule 206(4)-1) requirements, including balanced disclosure, proper disclaimers, and accurate performance presentation standards.
Managing Director
949-416-9971
Real estate investment, commercial lending, and fund management expertise
Managing Director
949-674-7735
Distressed asset resolution, legal compliance, and operational leadership
CookinCap.com
Proprietary platform for deal intake, analysis, and capital deployment
SaintSal™ AI
HACP™-powered decision technology with full audit trail and explainability
Operational Infrastructure
Existing systems, relationships, and processes ready to scale to $150M
$5B+
Combined Transaction History
1000+
Deals Analyzed
50+
Active Partnerships
Month 1-3
Initial capital raise and first loan deployments ($15-25M target)
Month 4-12
Ramp to 60-70% capital deployment across diversified loan portfolio
Month 13-24
Full deployment target reached ($120-135M deployed) with ongoing recycling
Years 3-5
Mature portfolio management, distributions, and strategic refinancing
Monthly Statements
Portfolio summary, loan-level detail, NAV calculations, and performance metrics
Quarterly Reports
Comprehensive management commentary, market analysis, and forward outlook
Annual Audited Financials
Full audit by independent CPA firm, K-1 tax documents by March 15
Investor Portal
24/7 access to statements, documents, and real-time portfolio analytics
Quarterly distributions targeted beginning in Year 2 as portfolio matures. All distributions subject to available cash flow, reserve requirements, and GP discretion. No distribution guarantees.
Step 1
Review full Private Placement Memorandum (PPM) - available upon request
Step 2
Complete accreditation verification and investor questionnaire
Step 3
Execute subscription documents and Limited Partnership Agreement
Step 4
Wire investment ($25,000 minimum) to fund escrow account
Step 5
Receive quarterly reports, monthly statements, and distributions as earned
IMPORTANT DISCLAIMERS:
This presentation is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any securities. Any such offer or solicitation will be made only by delivery of a confidential Private Placement Memorandum to qualified investors.
Investment in CookinCapital Fund I, LP involves substantial risk, including the risk of loss of principal. Past performance is not indicative of future results. Targeted returns are forward-looking projections only and are not guaranteed.
This opportunity is available only to accredited investors as defined under Regulation D, Rule 506(c) of the Securities Act of 1933. Please consult with your financial, tax, and legal advisors before making any investment decision.
CookinCapital Fund I, LP
438 Main Street
Huntington Beach, CA 92648
Ryan Capatosto: 949-416-9971
Darren Brown: 949-674-7735
Email: support@cookin.io
Website: CookinCap.com
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