We provide educational information and opportunities for accredited Investors to broadly diversify their portfolio with a variety of commercial real estate debt and equity strategies, in various regions of the USA, run by strong real estate operators and sponsors through syndications and funds.

TF Management Group LLC/TF MGMT CORP teams up with a variety of real estate companies (also known as “Sponsors”) that offer commercial real estate projects throughout the United States.

Opportunities to invest include but are not limited to:

The original business was launched under Tempo Funding LLC in 2008. Mike Zlotnik (Big Mike) stepped in and started to run the business in 2009.

TF Management Group LLC was founded in 2014 as the manager of funds and syndications.

TF MGMT CORP was founded in 2022 as a manager of syndications.

To learn more about TF Management Group LLC/TF MGMT CORP, click here.

Investors will be able to view updates on their investments when they log in to the investor portal and via emails sent to Investors periodically. The investor portal also provides information about distributions to date and overall return on investment. Investors are notified by email when distributions are sent to their bank account.

TF Management Group LLC/TF MGMT CORP provides updates at least quarterly for each fund and syndication. Updates will be provided via email and via the investor portal. In addition, Investors will receive tax documents every year that they have a distribution from a particular real estate investment.

Furthermore, we run frequent town hall meetings with open Q&A sessions.

No. As with any investment opportunity, returns are never guaranteed, and Investors do risk loss of capital invested. All funds and syndications are offered via a Private Placement Memorandum (“PPM”).

Please request and review the PPM if you are interested in any investment. We strongly encourage you to seek advice from an attorney / CPA / Investment professional before making any investment decisions.

Every investment opportunity offered by TF Management Group LLC/TF MGMT CORP accepts investments from self-directed IRA accounts but it will depend on your custodian’s processes/procedures. Please inquire with your current custodian whether they can work with these investment opportunities, and if not, we can refer you to other custodians who can.

A 1031 exchange opportunity might be available in a syndication if there is a significant investment of more than $1 million. Get in touch with us at Invest@TempoFunding.com for more information.

Sponsors present their investment opportunities to our asset management team. Sponsors who meet specific qualifications, including requisite experience supported by a solid track record and acceptable background and criminal checks may be considered to invest with.

TF Management Group LLC/TF MGMT CORP’s team engages in quality control measures including a professional personally visiting the property or a representative property (in the case of a fund or portfolio) in addition to review of third-party reports including environmental and property condition reports. TF Management Group LLC/TF MGMT CORP conducts this quality control process to mitigate operational, reputational, and fraud risks.

Please note, TF Management Group LLC/TF MGMT CORP does not provide investment advice and Investors should conduct their own evaluation and due diligence of any prospective investment. We strongly advise that you seek advice from an investment professional.

The minimum investment is different for each investment and will be outlined in the offering materials.

Investment opportunities by TF Management Group LLC/TF MGMT CORP are offered to both accredited and non-accredited Investors, depending on the investment.

Per SEC regulations, only accredited Investors can invest in private placement offerings by real estate companies (also known as “Sponsors”).

You can invest in our Funds and Syndications provided you are:

• An accredited investor, and
• A U.S. Citizen or Resident Alien with valid green card, and
• A U.S. Resident, or
• Are a U.S.-registered entity.
• The Fund administrators will also review and approve your account with respect to anti-money laundering laws to ensure you are eligible to invest.
• You can make investments as an individual, jointly with a spouse, or through a self-directed IRA, trust, or entity.

Accreditation is a definition, not a process. Accredited Investors, as defined by the SEC, are those who meet the criteria to participate in certain private capital market deals. Generally, an individual person is considered an accredited investor if you meet one of the following requirements:

• You have a pre-tax income exceeding $200,000 annually for the past two years ($300,000 jointly with a spouse or spousal equivalent) with the expectation of that continuing in the next year.
• You have a net worth of more than $1,000,000, either alone or with a spouse or spousal equivalent, excluding the value of the primary residence.
• You hold certain professional certifications, designations, and licenses that are active and in good standing. This is usually Series 7, Series 82, and Series 65 holders.

The following checklists provide guidance on the documentation required from investors to verify their status, depending on the chosen path.

Investing as an Individual or Jointly:

Third-Party Verification Letter: A signed and dated letter, within the last 90 days, from a registered broker-dealer, SEC-registered investment adviser, licensed attorney, or Certified Public Accountant, for each individual investor.

Proof of Income: Tax returns or W-2s from the past two years demonstrating income over $200k or joint income over $300k. Additionally, upload a written statement expressing the investor’s expectation to meet the income threshold in the current year.

Proof of Net Worth: Account statements (e.g., Money Market, IRA, Brokerage, or Checking Accounts) demonstrating a monetary value exceeding $1MM (net of liabilities). Also, authorization to run a credit report for verification purposes. Include a written statement confirming no additional material liabilities beyond those in the credit report.

Knowledgeable Employee/Partner: Provide evidence of employment or position.

Investors investing via a Trust or Entity:

Third-Party Verification Letter: Provide ownership documentation detailing all Owners/Members of the Entity. Include a signed and dated Third-Party Verification Letter, within the last 90 days, from a registered broker-dealer, SEC-registered investment adviser, licensed attorney, or Certified Public Accountant, for each individual Owner/Member.

Entity with Total Assets > $5MM: Include ownership documentation detailing all Owners/Members of the Entity. Upload a statement or other evidence, not older than 90 days, showing assets exceeding $5,000,000.

Trust with Assets > $5MM: Provide trust documents detailing all Trustees. Upload a statement or other evidence, not older than 90 days, showing assets exceeding $5,000,000.

Proof of Income for All Beneficial Owners of Entity: Include ownership documentation detailing all Owners/Members of the Entity. Provide tax returns or W-2s from the past two years demonstrating income over $200k or joint income over $300k for each Owner. Additionally, upload a written statement expressing each Owner’s expectation to meet the income threshold in the current year.

Please note that these requirements may vary depending on the specific circumstances and the entity requesting the accreditation verification. 

Click here to download the example of the third-party verification letter.

For a step-by-step walkthrough of how to invest in individual deals offered by TF Management Group LLC/TF MGMT CORP, email Invest@TempoFunding.com or schedule a call with us here.

Syndications:

This link will take you to the Syndication investor portal.

To schedule help with investor relations for Syndications click here.

After you have created an account on the investor portal and determined that you want to invest in a particular opportunity, the system will automate and guide you through the subscription process. You will be able to sign legal documents online and select a bank account to fund your investment. The investment is not final until all legal documents are signed, and funding has been contributed and cleared.

When an investor sends their funds, the money is held securely at a U.S. bank. Once a fundraising target is met and the manager approves a member’s subscription, the investor’s funds are transferred to the Sponsor’s bank account, and the investment becomes active. 

Funds:

This link will take you to the Fund investor portal. 

To schedule help with investor relations for Funds click here.

For Investors in Funds, the process is generally the same, but the investment will become active once funds have been received and cleared, and the investment accepted by the capital call date set by the Fund.

ACH transfers can be made from a bank account for amounts up to $100,000. Amounts larger than $100,000 are made using a wire transfer.

For each investment opportunity, there will be a specific account and routing number provided to the Investor so that funds are properly received into the investment.

Each investment opportunity will have its own schedule for distributions. Please refer to the offering materials provided or contact us at Invest@TempoFunding.com.

Distributions will be sent to the bank account provided in the subscription documents which is typically the same bank account that was used for the original investment. However, we can accommodate changing a distribution bank account by request. Any changes to a distribution account will require you to prove valid ownership of the new account for compliance purposes. 

Investors that use a Self-Directed IRA will receive their distributions in their IRA account.

Distributions are never guaranteed in amount or timing, and you should carefully read the offering documents on the specific deal you are interested in to fully understand the projected distributions and what risks are involved.

Distributions depend on the specific investment and are governed by the relevant operating agreement which is controlled by the Sponsor partner or Fund manager. Usually, distributions are provided to Investors each quarter for deals that are cash-flowing.

Please review the expected distribution schedule in the relevant operating agreement and offering documents for each investment before making an investment. No distributions are guaranteed as to amount or timing.

Redemptions are possible in Open-Ended Funds, please refer to the Private Placement Memorandum to learn more about how long the lock-in period is for the specific Fund you are interested in.

The real estate investments offered are private transactions in physical properties around the United States and are not traded on public stock exchanges and cannot be easily sold or traded. For Syndications and Close-Ended Funds you should not invest with the expectation of reselling your investment, and we strongly advise that you seek advice from an investment professional, including concerning illiquid investments.

TF Management Group LLC/TF MGMT CORP investments typically do not have capital calls, however, there are some situations when capital calls are considered necessary. A capital call is where the investor is required to commit more money to the property, beyond the initial investment.

By raising additional outside capital, Investors are at risk of being diluted rather than contributing more capital to the initial investment made. Please refer to the specific Private Placement Memorandum and the offering materials for each investment to understand your liabilities as an investor.

Every real estate investment will have different expected hold periods. A hold period is the anticipated time Investors will be involved with the investment until the underlying property is sold or recapitalized to liquidate Investors. Hold periods are typically associated with the underlying business plan of the specific property as well as any associated debt financing for the project. It is important to read the offering documents provided for each investment opportunity for a deeper understanding of the hold period for each investment.

Unlike, Close-Ended funds, which have a fixed number of years for the hold period, Open-Ended Funds are evergreen and do not have a set timeline for the hold period.

Commercial Real Estate Syndication: Multiple Investors pool their money to invest in a specific real estate project, which provides an opportunity to diversify their investments through specific asset types, business plans, regions, or Sponsors. You will receive a separate tax document for each investment made in syndications.

Closed-Ended Fund: Investors contribute money to a fund with a fixed capital amount. The fund manager typically invests in a diversified portfolio of assets. The benefits of a closed-ended fund are that Investors gain exposure to a range of different assets within a single investment vehicle, there is only one tax document for all assets, and the diversification can help mitigate risk by spreading investments across multiple asset classes and potentially enhancing the overall risk-adjusted return. There is a set date when investments are allowed into the Fund and when the Fund will end. Reinvestments are not allowed in Closed-Ended Funds.

Open-Ended Fund: Investors can buy and sell shares of the fund at any time. Open-ended funds are managed by professionals who invest the pooled money in a diversified portfolio of assets. The advantages for Investors is that they can achieve instant diversification by holding shares in a professionally managed fund that spreads their investment across multiple assets, reinvestments are allowed, and there is no set end date so you can redeem your investment after a certain lock-in time period. You will only receive one tax document for the investment in the fund that encompasses many syndications.

The fees are determined by the investment opportunity and typically depend on the type of investment (investing in a loan or investing in equity) and the nature of the transaction. In addition to administrative and legal expenses, the fees typically cover the due diligence, ongoing reporting, and communications for the investments.

We provide complete transparency of the specific fee structure for each real estate investment opportunity within the Private Placement Memorandum (PPM) documents.

Cash-on-Cash Return: This measures the average annual yield on invested capital. For example, a cash-on-cash return of 6% on a $100,000 investment would mean an average annual distribution of $6,000 throughout the investment’s lifetime, excluding any proceeds from selling the property.

Internal Rate of Return (IRR): IRR is a comprehensive, time-weighted measure of annualized return on investment. It considers cash flows received during the investment period, their timing, and any potential appreciation or proceeds from a sale.

Equity Multiple: This metric quantifies the potential return in absolute terms. It calculates the sum of all cash flows and sale proceeds, then divides it by the amount initially invested. For example, if an investment yields an equity multiple of 2x, it means the total cash flows and sale proceeds have amounted to 2 times the initial investment.

Please note that TF Management Group LLC/TF MGMT CORP does not provide investment advice, and it is important for Investors to conduct their own evaluation and due diligence when considering real estate investments. Seeking advice from an investment professional is strongly recommended.

Individual deals on the TF Management Group LLC/TF MGMT CORP platform are offered under Rule 506(c) of Regulation D (Reg D) of the Securities and Exchange Commission (SEC) which requires verification of each member’s accredited investor status.

The investor portal links are easily accessible on the menu bar of our website under the “Investors” tab. Below are the links for your convenience. Please note there is a different portal for Syndications and Funds.

Syndications:

This link will take you to the Syndication investor portal.

Funds:

This link will take you to the Fund investor portal. 

All legal documents can be sent and signed electronically through our online investor portal. This allows for efficient and seamless transfer of documents while maintaining the authenticity and security of your information.

Investments are finalized once proper legal documentation is accepted, funds are confirmed received, and you are provided with completed countersignatures.

The Sponsors issue K-1s to TF Management Group LLC/TF MGMT CORP as their investor. We highly encourage Sponsors to deliver K-1s to us in time for a standard April 15th tax filing deadline, however, it sometimes takes longer than expected. Funds contain many assets and require extra time to compile all of the K-1s from Sponsors. These K-1s will be posted to your online investor portal.

If you have invested in any individual deals that were structured as debt investments, you are considered a lender. The dividends that you received due to the debt investments included interest payments, which are considered taxable income. 1099s will also be posted to your investor portal.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

Form 1099-INT is used to report income from interest above $10 during the tax year.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

A K-1 is a tax form used by partnership companies to provide investors with comprehensive details about their portion of the partnership’s taxable income. Partnerships and LLCs that choose partnership taxation are typically not subject to federal or state income tax. Instead, they issue a K-1 form to each investor, outlining their individual share of the partnership’s income, gains, losses, deductions, and credits. These K-1 forms are distributed to investors annually, enabling them to include the reported amounts on their tax returns.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

The Sponsor of each individual deal is responsible for preparing a partnership K-1 for us. We request the documents to be sent to us as early in the year as possible, but they are sometimes delivered later than expected.

You may be required to obtain an extension for filing federal, state, and local tax returns if the Sponsor is unable to produce the K-1 in time. Please note, due to the amount of assets within the highly diversified Funds it takes longer to complete the K-1 process.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

While we recommend that Sponsors send the K-1s to us by March 15 of each year, due to the complexity of these forms, we cannot guarantee that all K-1s will be received before tax deadlines. We do recommend that you discuss filing tax extensions with your tax advisor.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

The information provided to each investor on his or her K-1 is included on the investor’s federal tax return. Typically, an investor must also file state tax returns in the states in which the Private Offering owns the property. In some cases, a composite tax filing may eliminate the need for an investor to file at the state level. Please consult with your tax advisor for more information.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

No, the real estate company or “Sponsor” will submit a Form 1065 to the IRS that will include a copy of each individual investor’s K-1.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

Yes, you may report your allocable share of any net losses reported on your individual tax return. The amount that you are entitled to claim as a deduction on your tax return may be less than the total loss amount reported on your K-1. Limitations that apply to deductions include IRS basis rules, at-risk limitations, and passive loss limitations. Generally, you are not allowed to claim your share of the loss if it exceeds your adjusted basis for the applicable tax year. Please consult the IRS or your tax advisor for more information.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

The capital account reflected on your K-1 should generally approximate the tax basis of your investment. Your capital account is calculated based on your initial investment(s) in a Private Offering plus any allocable net income, less any net losses and/or cash distributions as reflected on your K-1. For specific details on calculating your basis, please ask your tax advisor.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.

It depends on the state you live in. In some instances, your circumstances may vary if you have additional partnership income, expect to receive other K-1s, or in other situations. Advice specific to your situation can be obtained from your tax advisor, CPA, or financial planner.

TF Management Group LLC/TF MGMT CORP does not provide tax advice, please seek advice from a tax professional.