Open Door Capital
Open Door Capital
2017
$982M
Kiehi, HI
Virginia
Florida
Georgia
Mississippi
Texas
Multifamily
Storage
Mobile Home Parks
Accredited
Open Door Capital Reviews
55Invest Clearly reviews are real experiences from verified investors. Here's
Distributions have stopped and have low confidence
I invested in the Texas Three pack in July of 2023 and April of 2024 began receiving distributions and they have stopped as of July 2025. I'm not ignorant to the timing of the purchase, rates, rents, market conditions etc. I expect a well qualified investment company, Open Door Capital claims to be, to be able to navigate difficult markets, timing, and transitions and still make investors money. As of now my confidence is very low and if their performance improves I will update my review to reflect their improvements.
Underwhelming operations
Been an LP in Fund 6 since 2022. The fund has been underperforming for a while. This isn't like the debt-driven blowups that are occurring elsewhere with ODC, this fund's financing has fixed rate, no maturity looming. The problem is just operations. Occupancy's been flat too long, NOI keeps missing plan, and there's always some new cost surprise. A couple properties have underperformed for a while with no real fix in sight. I can't recommend ODC based on how they've executed operationally.
Invested in two deals!
UPDATE: I was in the Vail Valley investment that sold and closed out. I'm also in Fund 4 and that has been horrible. I've had seven distributions since my initial investment in 2021 and nothing since 2023. Although Fund 4 is a Mobile Home Park Fund, I am very nervous after hearing about the recent $15MM loss of investor funds. I've lost trust in ODC and wouldn't recommend investing with them.
Do not invest with Open Door Capital (ODC)
I invested $200k with ODC. I didn't receive any distribution for for over a year, and then the fund starting issuing quarterly distributions of $1k. In almost 3 years I've received less than $10k in distributions! So what's the ROI math on that... about a 1.5% return per year, over the 3 years. The portfolio I'm invested in overall is significantly underperforming, and I've read where other funds are also underperforming, and it was just announced that one of their funds completely failed, and they lost $15 million of investors money. A couple of things that really bother me about all of this: One issue I have is that (at least until recently, as in the last few months), Brandon would go on various Podcasts and brag about his portfolio being at or nearing $1 billion dollars, but ironically enough, he never mentions how poorly some of his portfolio is performing. He acted like everything was sunshine and rainbows, which I find to be very misleading. Two, he also brags on a lot of these podcasts about living on the island of Maui and not working more than 10 to 15 hours a week; that's pretty insulting to people like me that invested my hard earned money with him (and bet on him), but apparently he's too busy perfecting his surfing skills and didn't have time to resolve the many issues that are being experienced across multiple funds that he's raised money for... My hope in that investment was that they could earn me close to the same returns I make with my own investments, but without having to do any of the work myself. Learn from my mistakes - do not invest with ODC, or with Brandon in anything he's affiliated with.
