Invest With Us
Free State Capital lends short term money to real estate investors across Maryland, Pennsylvania, Virginia and Delaware. Our fund puts your capital behind those loans, and each one is secured by a first lien on the property.
- Secured by a first lien on real estate
- Straight debt, in and out, no back end
- Local deals we underwrite ourselves
Learn About Our Fund
Fill out the short form and we will send over the details on the fund. No obligation on your end.
10.5%
Annual return, paid monthly
$100,000
Minimum investment
1st
Lien position on every loan
Terms are set out in the fund offering documents. Ask us for a copy and we will send it over.
Put Your Capital Into Real Estate Backed Loans
We have funded fix and flip, rental and bridge loans for real estate investors since 2022. Borrowers come to us when a bank moves too slowly for the deal in front of them. We look at the property first, write the loan, and hold a first lien until it pays off.
The fund is what pays for those loans. You sit on the lending side of the deal, so you are not buying a house or chasing a contractor, and the property secures your position the whole way through.
Secured By Real Property
Each loan is recorded against a specific property in first lien position. That lien sits ahead of any other claim on the collateral.
Short By Design
Our loans run for months. Capital cycles back and goes out again instead of sitting tied up for a decade.
Straight Debt, No Back End
You get a stated return on a set schedule. There is no equity split and no waiting on some exit five years out to make the math work.
How It Works
You reach out
Fill out the form on this page and we will reach out. We will set up a time to talk through what you are after and answer whatever you want to ask.
We send the offering documents
The private placement memorandum goes out after we talk, not as a download to anyone who lands here. Your attorney and your CPA should read it with you.
Your capital funds loans
Your money goes out the door as short term loans to real estate investors we have vetted, each one secured by property.
You get paid on schedule
Interest comes back to you on the schedule in the documents. As borrowers pay off, that capital goes back to work on the next deal.
What Backs Every Loan We Write
Underwriting is where an investment like this is either protected or it is not. Here is what we hold ourselves to on the borrower side.
- A first lien on the property, recorded at closing
- Loan amounts capped at 75 percent of after repair value
- Terms of 6 to 12 months with interest only payments
- Non owner occupied investment property only
- Properties close enough that we can go walk them
Why Investors Work With Us
We built this company as real estate investors, and we still run it that way. We had been on the borrower side long enough to know what a slow, sloppy lender costs you when a deal is on the clock.
Our office sits in Timonium and the properties we lend on are close by. When a deal goes sideways, we are the ones handling it. There is no servicer three time zones away deciding what happens to the collateral.
You can see the loans we have already funded and what borrowers say about working with us.
Investor Questions We Get A Lot
Do I have to be an accredited investor?
Some of what we offer is limited to accredited investors under SEC rules. Ask us on that call and we will tell you straight which options you qualify for and which ones you do not. If you want to start the qualification step now, the accredited investor application is on the site.
How do I see the offering documents?
Fill out the form on this page and we will set up a call. The private placement memorandum goes out after that conversation, so it is never sitting on a public page for anyone to grab. Read it with your attorney and your CPA before you sign anything.
Is there upside beyond the stated return?
No, and that is on purpose. This is a debt position, so you earn interest on the money you put in. There is no equity kicker and no back end that only pays if an exit lines up years from now.
How is my money secured?
By a first lien on real estate. The loan is recorded against a specific property, and that position sits ahead of other claims on it. The collateral is a real house with a real address, and we can go look at it.
Can I invest through a self directed IRA?
Self directed IRAs and solo 401k accounts are a common way to hold a position like this. Check with your custodian on what they allow, then let us know and we will work with them on the paperwork.
What happens if a borrower stops paying?
We hold the lien, so we have the right to move on the collateral. That is the whole reason the loan is secured by property. No lender wants to get there, and our underwriting is built to keep it rare.
I want a loan, not an investment. Where do I go?
You are on the wrong page, but we can still help. Head over to How It Works or start a loan application.
Get The Fund Details
Fill out the form and we will reach out with the fund details and a time to talk. Nothing on this page commits you to anything.
This page is for informational purposes only. Nothing here is an offer to sell or a solicitation of an offer to buy any security. Returns are not guaranteed, and the terms of any investment, including the rate and how it is paid, are set out in the fund offering documents, which control. Any investment would be made only through those documents and only by investors who meet the requirements in them. Past performance does not predict future results. Talk to your own legal, tax and financial advisors before you invest.