Open Door Capital

I invested in 2 deals with these guys. I will admit, Brandon Turner's name had some pull back then. I think all that he has left nowadays is his big bushy beard. Both deals paused distributions shortly after launching. One deal was the victim of rapid rate increases, using floating rate debt, etc. But even with that, the operations side has been a joke. The other deal is a mobile home fund, supposedly their bread and butter. The debt is a very favorable fixed rate product. Again it's the operations side that is just pathetic. I just don't think these guys know what they are doing. They seem way in over their heads. I am just praying I get my capital back, forget any hopes for anything above that. It's just one excuse after another. Unexpected expenses, higher than forseen payroll, construction or permitting delays. They are supposed to be experts in all of this. They clearly are not. Brandon should have just stuck with BiggerPockets. I will NEVER invest with ODC again. I have warned all my investor friends to run from these guys. Do yourself a favor and invest your hard earned money somewhere else with somebody who actually knows what they are doing.

At the recommendation of a friend we made investments in a few funds. Vail Valley did return pretty quickly but Texas 3 Pack and Hill at Woodway have thus far been abject failures. Another fund had been providing reliable dividends but they just starting holding back on class B investors. In my mind and for our future planning I've written these off even if they are not officially so. Their management has been subpar and their monthly or quarterly updates are just a rehash of how poorly the performance is and how costs are up. Obviously they were far too focused on buying and investing more and more and not managing the assets they already had, until it was too late. They reached out once to ask for more funding and I absolutely refuse to invest any further with them. We'll see what we get back, and take the loss to offset other gains when the time inevitably comes.

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.