Real estate syndication
Raise, fund and report to investors in small real estate funds.
Send an offering link and FundTaxes takes each investor through accreditation, e-signature and ACH funding. Then it keeps the capital accounts, runs capital calls and distributions, applies the waterfall and delivers the K-1s, for $49 a fund a month.
No card for the 14-day trial. Unlimited investors and users per fund, no annual term.
2027 partnership dates
With the rules
- Real estate
| Date | Line | Filing |
|---|---|---|
| March 15, 2027 | Real estate | Form 1065 due for 2026 |
| March 15, 2027 | Real estate | Form 7004 to extend Form 1065 for 2026 |
| March 15, 2027 | Real estate | Schedule K-1s due to investors for 2026 |
| September 15, 2027 | Real estate | Form 1065 due for 2026 (extended) |
What’s included
- Offerings and the invest link
Amount, minimum, share class, documents and the exemption per offering; one link takes each investor from details to funded, and a pipeline shows who is where.
- Accreditation checks
The Rule 501(a) questionnaire for 506(b), and income, net-worth or third-party letter review for 506(c), with an expiry date on each verification. 17 CFR 230.506(c)(2)(ii)
- E-signature
ESIGN consent, documents filled from the investor’s answers, your countersignature, and a certificate page with the audit trail and SHA-256 hash. 15 U.S.C. §7001
- ACH capital calls
Calls and initial funding paid by ACH debit on the fund’s own Stripe account, matched to each investor, with failed payments flagged.
- NACHA distributions
A distribution batch becomes a NACHA credit file (PPD for individuals, CCD for entities) for your bank, written to the capital accounts, with returns tracked.
- Share classes and the waterfall
Classes with their own terms, and preferred return, return of capital, catch-up and IRR hurdles applied to each distribution, saved to re-run next time.
- K-1 delivery
Bulk PDF upload matched to investors, download tracking, and the furnishing date on the calendar: March 15, 2027, or September 15, 2027 as extended. Reg. §1.6031(b)-1T(b)
- §1031 exchange tracker
Day 45 to identify and day 180 to close, cut off at the return due date with extensions, with the qualified intermediary and identified properties.
- Friends and family under Rule 506(b)
The relationship log, up to 35 non-accredited purchasers in any 90 days, the Rule 502(b) disclosure checklist, a bad-actor questionnaire, state notice reminders and the resale legend. 17 CFR 230.506(b)(2)(i)
- Capital accounts and the portal
Contributions, distributions, preferred return and return of capital per investor, with statements and documents behind a private link.
How an investor gets into your syndication
The steps an investor takes from your offering link, in order. The left column is what you set up; the screen is what they see, with your fund’s name on it.
- 1
Invite
Create the offering (amount, share class, documents, Rule 506(b) or 506(c)) and send its link, or invite named investors.
Elm Street Fund IISubscribe to Elm Street Fund IIMinimum $50,000, Rule 506(b) offeringYour name, email, address and amountContinue - 2
Accreditation
Under 506(b) the investor answers the Rule 501(a) questionnaire. Under 506(c) they upload tax forms or statements, or a CPA’s or attorney’s letter, and you review it. 17 CFR 230.501(a), 230.506(c)(2)(ii)
Step 2 of 5Are you an accredited investor?Income over $200,000 in each of the last two yearsNet worth over $1,000,000, not counting your homeContinue - 3
E-signature
Consent to electronic records first, then the documents with step 1’s answers filled in. You countersign; the PDF carries a certificate page with the audit trail and its SHA-256 hash. 15 U.S.C. §7001
Step 3 of 5Subscription agreement14 pages, your answers filled inType your full nameSign documents - 4
ACH funding
Paid by ACH debit through Stripe, charged on the fund’s own connected account. FundTaxes never holds the money; settlement takes up to four business days. Wire instructions are the fallback.
Step 4 of 5Fund your subscription$100,000Pay from your bank account (ACH)Continue to secure payment - 5
Capital calls and distributions
Calls go out as pay links. Distributions are a NACHA file (PPD for people, CCD for entities) you upload to your bank; each payment is written to the investor’s capital account.
Elm Street Fund IICapital call 2, due March 1, 2027$25,000Distribution to checking ending 4471$1,875Pay by bank - 6
K-1s
Upload every K-1 PDF at once; each is matched to its investor and marked delivered when they download it. Due March 15, 2027, or September 15, 2027 if the return is extended. 26 CFR 1.6031(b)-1T(b)
Elm Street Fund IISchedule K-1 (Form 1065), 2026Your capital account and documentsDownload PDF
Screens are illustrative: the fund, names and amounts are examples.
The dates and rules a syndication lives by
Checked against the regulations and form instructions on October 11, 2026.
- K-1 furnishing
- By the day the partnership return is due, including extensions: March 15, 2027 for calendar 2026, or September 15, 2027 with a timely Form 7004. Reg. §1.6031(b)-1T(b)
- Late or wrong K-1s
- $340 per K-1 for 2027 due dates, up to $1,397,000 a year for a partnership with $5 million or less in receipts. IRC §6722; Rev. Proc. 2025-32 §4.58
- Late partnership return
- $260 per partner for each month or part of a month, up to 12 months, for returns due in 2027. IRC §6698; Rev. Proc. 2025-32 §4.55
- §1031 deadlines
- Identify replacement property within 45 days and receive it within 180 days of the transfer, or by the return due date with extensions if earlier. IRC §1031(a)(3); Instructions for Form 8824
- Rule 506(b) purchasers
- No more than 35 non-accredited purchasers in any 90-calendar-day period; accredited investors are not counted. 17 CFR 230.506(b)(2)(i), 230.501(e)
- Rule 506(c) verification
- Every purchaser accredited, with reasonable steps to verify it: tax forms for two years, statements and a credit report dated within three months, or a written confirmation from a CPA, attorney, broker-dealer or registered adviser. 17 CFR 230.506(c)(2)(ii)
How it compares
Published entry prices of syndication platforms, October 2026.
What we don’t do
So you can plan around it.
- Hold investor money: payments settle to the fund’s Stripe account and distributions leave from your bank.
- Prepare K-1s or the partnership return; your CPA or administrator does.
- Run a fundraising CRM for prospects who have not been sent an offering.
- Act as a broker-dealer, transfer agent or fund administrator, or give securities-law advice.
- File Form D or state notices: they are on the calendar with reminders, and you file them.
$49
per fund per month
Every feature on this page, unlimited investors, offerings and users. No fee on capital calls. Start a 14-day free trial
Questions
Does FundTaxes hold investor money?
Which offerings does the invest flow support?
Is the e-signature legally binding?
Does it prepare the K-1s?
Can it model our waterfall?
Is the price per fund?
Related guides
All guides- K-1 deadline 2027: when Schedule K-1s are due, the $340 late penalty and what investors can doOct 12, 2026, 8 min read
- Installment sale vs. 1031 exchange vs. opportunity zone fund: three ways to defer capital gains tax on a property saleOct 12, 2026, 10 min read
- Partnership and S corporation late filing penalty: $260 per owner per month, and four ways to get it removedOct 12, 2026, 9 min read
Send the first offering link this week
Add the fund, set up the offering and its documents, and invite the first investor. $49 a fund a month, no annual term.