Type:
Real Estate
Focus:
Debt & Equity

Overall:

Platform Provided Due Diligence:

Platform Fees:

Quality of Deals:

Website - ifunding.com

Fees - 1-2% annual fee, plus 20% carry (ifunding fee structure changes often)

Phone - (844) 367-4386

SEC REG - USES 506(b) - Open Investments can NOT be advertised nor publicly discussed

iFunding is crowdfunding vehicle for real estate. The site uses technology to simplify real estate investing. A major advantage is individuals can make a preferred real estate equity investment, which in the past has been hard or impossible to do.

Investors can invest in real estate projects directly, share their experiences with others on the site and track their investments with their own portfolio dashboard. They can access the dashboard through their personal computer, mobile device or smart phone. The process is:

- Browse projects.

- Decide which is best for your portfolio.

- Sign the proper legal documents.

- Arrange to transfer money online.

Their team has extensive industry knowledge in finding and managing quality real estate projects. The site is designed so that everything is prepackaged for users and ready to go. They can quickly build a portfolio.

The firm's goal is to find properties to invest in that are stable, institutional-quality, income-producing, high-quality projects. They have experts in real estate finance, development and private equity.

iFunding is one of the longest-established firms in the crowdfunding space. They specialize in equity financing, while most other crowd funding platforms specialize in debt financing. They concentrate on speed of listing, approval and funding of deals. Another strength is the active user community.

 

So far iFunding has focused on 506B transactions because it is the most conservative approach for now. However, certain properties benefit from the 506c allowance for "general solicitation," and they might use that approach on a selective basis.

 

Due Diligence & Discussions

Share your experience. Rate and comment!

Jack Reidy

May 02, 2017

 

6 deals on Ifunding with 5 closed. I had my best return on one investment thru Ifunding which approached 50% but the other 4 deals were less than 5% annualized.

Poor communication, lack of inventory, internal strife, and turnover within the organization makes it hard for me to recommend this entity.

Arnab Bagchi

Feb 04, 2017

I made 3 debt investments with iFunding. They all have done well till now...2 of them returned without a hitch while the 3rd one is still working with on time payment of interest till now. They communicated with every distribution every month, resolved issues fairly whe raised and delivered on their promises till now. However, their deal flow has gone dry over several months now and their fees increased from when I first invested. Being such an inactive site, I am not much engaged with them any more except to track my last investment that will run for a few months more.   

J W

Feb 03, 2017

I am currently invested in four deals totalling $110K at iFunding.  I began investing in March, 2016, choosing new multifamily opprotunities. The initial documentation seemed complete, the terms attractive, and I felt comfortable investing.  However, there has been a very clear decline in the past few months.

1 - Communication.  The "chat now" box has not been monitored since mid December 2016.  The postings come monthly with the distributions, but are generally only announcement of the distribution. (with some exceptions)

2 - Investment opportunities.  There have not been any new investments available since November 2016.  Not a good sign to log on to the site and see "No opportunities availalbe"/ Also, the user experience of the site is pretty low, compared to other CR sites.

3 - Current investments.  For my four investments, all two are current.  However, the other two paid up only until the escrowed interest was exhausted.   I had to call, and the explanation was "we are transitioning from escrow to borrower pay, but also don't wan't to take money from the development funds - you may not receive any more distributions until the units are sold".   I did get much better information on the project progress, and do feel better that the investment will be fully paid - eventually.  

4 - Site future.  Based on the low communication, the fact there are no new deals available, this appears to be a site with no future.  I hope it is around long enough to manage my investments.  :-)

H S

Jan 30, 2017

I have not invested with iFunding in over 18 months. I can not speak to their underwriting now, but in the past it was below average to poor in my opinion.  They have changed their business model, fee structure, and personal often over the past 3 years. They are a 506b platform which adds an extra layer of fees to your investment and a lack of transparency. They've had their fair share of problem investments from the first couple of years. I no longer check their site for new investments

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iFunding iFunding
Rated 1.8/5 based on 14 customer reviews

Website - ifunding.com

Fees - 1-2% annual fee, plus 20% carry (ifunding fee structure changes often)

Phone - (844) 367-4386

SEC REG - USES 506(b) - Open Investments can NOT be advertised nor publicly discussed

iFunding is crowdfunding vehicle for real estate. The site uses technology to simplify real estate investing. A major advantage is individuals can make a preferred real estate equity investment, which in the past has been hard or impossible to do.

Investors can invest in real estate projects directly, share their experiences with others on the site and track their investments with their own portfolio dashboard. They can access the dashboard through their personal computer, mobile device or smart phone. The process is:

- Browse projects.

- Decide which is best for your portfolio.

- Sign the proper legal documents.

- Arrange to transfer money online.

Their team has extensive industry knowledge in finding and managing quality real estate projects. The site is designed so that everything is prepackaged for users and ready to go. They can quickly build a portfolio.

The firm's goal is to find properties to invest in that are stable, institutional-quality, income-producing, high-quality projects. They have experts in real estate finance, development and private equity.

iFunding is one of the longest-established firms in the crowdfunding space. They specialize in equity financing, while most other crowd funding platforms specialize in debt financing. They concentrate on speed of listing, approval and funding of deals. Another strength is the active user community.

 

So far iFunding has focused on 506B transactions because it is the most conservative approach for now. However, certain properties benefit from the 506c allowance for "general solicitation," and they might use that approach on a selective basis.