Private Real Estate Credit
CookinCapital Fund I
9–12% fixed returns. Institutional-grade real estate lending, SaintSal AI underwriting. Reg D 506(c) accredited investors only.
This is not an offer to sell securities. Any offering is made only to verified accredited investors through the Private Placement Memorandum and definitive offering documents. The 9–12% range is a target, not a guarantee. Investment involves risk including loss of principal, and interests are illiquid. Past performance is not indicative of future results.
Target figures shown are as stated in the offering materials. Targets are not guarantees and are never personalized to an individual investor.
The Thesis
Lend against real estate you have already analyzed
Fund I is a private real estate credit strategy, not a lifestyle product. The edge is not access to deals — it is the documented discipline applied before capital moves, and the audit trail that survives after.
CookinCapital already underwrites, grades and packages real estate credit at volume — $2B+ deployed, $3B+ in distressed assets resolved, 1,200+ deals processed. Fund I takes the short-duration, first-position slice of that pipeline and funds it with investor capital instead of routing all of it to third-party lenders.
The strategy is deliberately unglamorous: business-purpose bridge and rehab loans, secured by recorded first-position deeds of trust, sized against conservative value conclusions, with written concentration limits and independent servicing. The return comes from interest on performing loans — not from appreciation, not from leverage stacking, not from a bet on rate direction.
Every analysis that touches a funded position leaves a reconstructible HACP receipt: inputs, sources, model, output, reviewer.
What Fund I Is Not
- Not a guaranteed or principal-protected product
- Not a liquid or redeemable investment
- Not an equity stake in individual properties
- Not personalized investment advice
- Not available to non-accredited investors
Methodology
How Fund I works
Four mechanics, each documented: how a loan is underwritten, how capital deploys, what limits govern risk, and how cash reaches investors.
Underwriting
Every loan candidate runs the same documented pipeline the platform runs for third-party deals — SaintSal analysis under HACP, then human credit review.
- Property and borrower facts sourced from 35+ data endpoints, each value time-bounded and provider-tagged
- Deterministic math separated from model narrative; assumptions labeled as assumptions
- BUY / PASS / RENEGOTIATE verdict plus Grade A–F scoring on file before committee
- HACP receipt retained so the reasoning behind any funded position is reconstructible on audit
Capital Deployment
Investor capital funds short-duration, first-position bridge and hard money loans against real estate CookinCapital has already analyzed.
- Short duration by design — business-purpose bridge and rehab paper, not open-ended equity
- Loans are secured by recorded first-position deeds of trust
- Deal flow originates from the same pipeline that serves the 50+ lender network
- Undeployed capital is held in reserve rather than reaching for yield
Risk Mitigation
Concentration is governed by written limits — position, geography, sponsor and leverage — reviewed continuously, not annually.
- First-position lien priority on every loan in the strategy
- Stated maximum loan-to-value and loan-to-cost ceilings by product type
- Geographic and single-sponsor concentration limits
- Independent servicing, lender-placed insurance requirements, and documented default playbook
Distributions
Interest collected on the loan book funds quarterly distributions, paid by ACH after fees, expenses and reserve requirements.
- Quarterly distribution cycle with monthly investor reporting
- Distribution timing and priority are governed by the operating agreement and PPM
- Reinvestment election available at each cycle where permitted
- Annual K-1 issued by the fund administrator
Platform Track Record
The pipeline Fund I draws from
These are platform-level operating figures for CookinCapital, not Fund I performance results. Fund-level performance is disclosed only in the offering materials, to verified investors.
Platform metrics as published at www.cookincap.com · not fund returns · not audited performance
Diligence Path
Verification first. Documents second. Capital last.
The order matters legally. Nothing about subscription, funding instructions or PPM contents is published before your accredited status is verified.
- 01
Accreditation Verification
Reg D 506(c) requires the issuer to take reasonable steps to verify accredited status. Third-party verification or reviewed documentation — self-attestation alone does not unlock the offering.
- 02
Private Placement Memorandum
The PPM is the governing disclosure: strategy, fees, conflicts, risk factors, and the full description of what your capital does. It is released only after verification.
- 03
Subscription Documents
Subscription agreement, operating agreement, investor questionnaire and tax forms. Reviewed with your own counsel and tax advisor before signature.
- 04
Funding
Funding instructions are issued only after countersigned subscription documents. Instructions are never published on a public page and are never sent by unverified channels.
- 05
Reporting & Distributions
Monthly position reporting, quarterly ACH distributions, annual K-1. Investor portal access is provisioned at closing.
Verify accreditation to access the full offering
Under Rule 506(c) the issuer must take reasonable steps to verify that every purchaser is an accredited investor. Verification is handled by a third-party service or by reviewed documentation — a checkbox attestation does not unlock the Private Placement Memorandum, subscription documents, or fund-level performance detail.
Continuing starts identity and accreditation verification. It is not a purchase, a subscription, or a commitment of capital.
Unlocked after verification
- Private Placement Memorandum
- Operating & subscription agreements
- Fund-level performance and loan tape summary
- Concentration limits and reserve policy
- Investor portal, reporting and K-1 delivery
Risk First
The questions that should come before the return
Loss of capital, illiquidity, distribution timing, and who actually decides. Read these before the target range.
Yes. An investment in Fund I involves risk of loss, including the loss of your entire investment. Real estate collateral values can decline, borrowers can default, and recovery through foreclosure takes time and costs money. The 9–12% figure is a target, not a guarantee.
No. It is the fund's stated target range for fixed-rate positions and is subject to the offering documents. Actual results depend on loan performance, default and recovery experience, deployment pace, fees and expenses. Nothing on this page guarantees a return of or on capital.
Highly illiquid. Interests are not listed on any exchange, there is no established secondary market, and transfer is restricted by the operating agreement. You should plan to hold for the full stated term and invest only capital you do not need access to.
Quarterly, by ACH, after fees, expenses and reserve requirements — subject to the priority and timing rules in the operating agreement. Distributions may be reduced, deferred or suspended; a distribution is not a promise of future distributions.
Because Fund I is offered under Rule 506(c), which permits general solicitation only if the issuer verifies that every purchaser is an accredited investor. That is a securities-law requirement, not a marketing gate — and it is why the PPM cannot be released on request.
No. SaintSal produces documented, auditable analysis. Human credit review and the fund's investment committee make every deployment decision, and their reasoning is retained alongside the HACP receipt for that file.
Investment Analysis Disclaimer
All information on this page is provided for informational and educational purposes only and does not constitute investment, legal, tax, or accounting advice, nor a recommendation to buy or sell any security or real estate interest. No fiduciary or advisory relationship is created by reading this page.
Past performance is not indicative of future results. All investments involve risk, including the risk of total loss of capital. Any projected, targeted, or illustrative return — including the 9–12% target range — is based on assumptions that may prove incorrect, is not guaranteed, and should not be relied upon as a prediction of actual results.
Analysis produced by SaintSal is generated from third-party data sources and stated assumptions. Data may be incomplete, delayed, or inaccurate. Deterministic calculations, sourced facts, user assumptions, and AI narrative are separately identified; no automated system substitutes for independent professional due diligence.
Prospective investors must rely solely on the Private Placement Memorandum and definitive offering documents, and should consult their own legal, tax and financial advisors before investing. Securities offered under Rule 506(c) of Regulation D are available exclusively to verified accredited investors as defined in Rule 501(a).
AI analysis disclosure · fund governance
SaintSal is a decision-support system operating under HACP™ (US Patent 10,290,222; additional patent pending 19/296,986). It produces documented analysis with retained receipts. It does not make investment decisions, does not issue credit determinations, and does not personalize advice.
Fund I investment decisions are made by human credit review and the fund's investment committee under the governance described in the offering documents. Model output is one input among several.
CookinCapital, Inc. is a subsidiary of Saint Vision Group. Nothing on this page should be read as a claim of registration, licensure, or endorsement beyond what is disclosed in the offering materials.