PassiveInvesting.com

When I started investing with PIC, I was very impressed with their track record and performance. I did my due diligence on them and was comfortable with investing. I invested in one of their Car Wash Funds as the returns looked very attractive and their debt looked to be all fixed rate from their Deck. Distributions were going well in late 2023-2024. They updated their projections in March/April 2024 to show even better potential. I decided to also invest an additional amount in that same CW Fund. Then, starting in late 2024, distributions started trimming down...with Q3 and Q4 only being about 10% of the previous quarter amount. Their quarterly updates were not telling the full story, only the operational side of the business which seemed to be struggling. After digging further, I found several huge gaps and concerns. First, their loans were not all fixed, as they stated in their Deck. DSCRs on one of the loans was below 0.5. Their fees for the 3rd Party managing the site were over 10% and the OPEX to NOI was well above the average. After speaking with the two principals and their Investor Relations team, I quickly found out that these guys were in way over their head. To date we have not received a distribution since Q4 2024. The value of the Fund is well below what the full capital stack is set at. At this point, I expect to lose some or all of my money. In their recent "State of the Union" Car Wash presentation it was all pink roses and unicorns, with no details on the future business model and when we could expect to get back on track. They refuse to update their financial projections, as I just don't think they have a strong understanding of the CW market. Their new marketing info is focused solely on their Debt Fund and other investments that look to be "bailouts" of the current catastrophic deals. They also share how "other" groups seem to be struggling with their portfolios (but of course not them) and how they have all the answers. Not a big fan of how they've changed and won't be investing with them again.

I have I’vested with 3 of their investments so far. Evenhough none of them have matured …I have a very good communication & understanding of what they are doing. I am hopeful they will be successful and look forward to giving them a better review!

Well capitalized marketing company, who happens to buy real estate. Two deals, one exit for a low return. The other hasn't paid distributions in years. The only reason there wasn't a capital call, i.e. cash in refi before the debt matured- a buyer who fell through lost their earnest money of $1M. That capital allowed for the purchase of a new rate cap on a new bridge loan. Jury is still out if I'll ever get that capital out. I feel lucky that I haven't lost capital...yet. I think they just grew waaaayyy too fast at the wrong time.

I invested $50k in a multi-family deal (Bluewater at Bolton's Landing) in 2021 through a capital raiser (VMD Investing/Vanessa Peters). They paid distribution at about 4.6% annualized for about a year and a half before it got cut and then ultimately suspended. Then they did a capital call in 2024, in which I didn't participate in. Communication went dead. Then I logged into my portal in December 2025 and it said my investment was liquidated at a -90% return. I asked for an explanation and they said that the apartment was sold and investors that did not participate in the capital call received nothing while investors that did contributed capital receive part of their capital back.