How to Write a One-Sheet Deal Summary for Investors
On this page
A single-sheet deal summary tells a prospective investor the essentials in a form they can read in two minutes: the property, the plan, the raise, the terms, the fees, the main risks and where to find the full documents. It is not the offering document, and every line must match the documents. Write it after the private placement memorandum, not before, and cut anything you cannot support.
This post is part of our guide to real estate syndication. For the longer slide version, see the syndication pitch deck outline. Rules are as of October 2026.
What goes on the page?
- The deal in one sentence. Property type, number of units, city and the plan.
- The sponsor. Who runs the deal, and what they have actually done. See the sponsor's role.
- The property. Units, year built, current occupancy, rent roll summary. See rent roll and T12.
- The business plan. What you will change and over what time. See value-add business plans.
- Sources and uses. The purchase price, loan, equity raised, minimum and maximum. See sources and uses.
- Investor terms. Minimum investment, preferred return, split, distribution schedule (quarterly by default on DoorRaise), expected hold, exit plan.
- Fees. Every fee paid to the sponsor group, with the base and timing. See syndication fees.
- Key risks. Vacancy, rates, cost overruns, refinance risk, loss of capital. See risks for new investors.
- Next steps and dates. How to review the documents, the signing steps, the funding deadline, and that funding is by wire into escrow.
- Where the documents are. A link, and the statement that the documents control if anything differs.
What should you leave out?
- Slogans and guarantees.
- Return figures with no assumptions, and any return presented as expected rather than projected.
- Testimonials you cannot document; see investor testimonials in marketing.
- A claim that the offering is "SEC approved." The SEC does not approve private offerings.
- Anything that, under 506(b), amounts to a public ad. Share the page only with people you have a substantive relationship with. See what general solicitation is.
How do you keep it consistent?
Make a short checklist and check each number against the PPM and the operating agreement: purchase price, loan terms, fees, minimum, split. If the summary and the documents differ, investors can claim they were misled; see Rule 10b-5. Update the summary whenever the documents change.
Who can receive it under 506(b) and 506(c)
| Topic | Rule 506(b) | Rule 506(c) |
|---|---|---|
| Post it publicly or on social media | No | Yes |
| Email it to people you already know | Yes, to people with a pre-existing, substantive relationship | Yes |
| Hand it out at a public event | No | Yes |
| Before investors can invest | Reasonable belief they qualify, usually a questionnaire | Each investor verified as accredited |
See what a 506(c) offering is.
One-sheet vs pitch deck vs offering documents
| Document | Job | Length |
|---|---|---|
| One-sheet summary | Lets a reader decide whether to look closer | One page |
| Pitch deck | Walks through the deal on a call or webinar | 10 to 20 slides. See the pitch deck. |
| Offering documents | The binding terms and full disclosure | As long as they need to be; they control |
An illustration
This is an invented example for illustration. A line like "Projected 5-year average cash-on-cash of X%" should be followed by "Projections are not guarantees. In our downside case, with occupancy 10 points lower than planned, distributions are reduced or paused and investors could lose some or all of their capital." Placing the downside next to the projection is what makes the summary credible.
How DoorRaise fits in
A DoorRaise deal page is the living version of this summary: the sponsor enters the property, terms and fees once, and the page shows investors the raise, the minimum, the documents and the escrow steps. Investors sign online, and wire instructions appear once escrow is open. See the deal page and offering documents, or start a deal.
FAQ
How long should a deal summary be?
One page, two at most. Anything longer belongs in the memorandum.
Do I need a lawyer to review it?
It is marketing material for a securities offering, so ask your own securities attorney about the wording you use.
Can I show projected returns?
You can, with assumptions, a downside case and the statement that projections are not guarantees.
Who should receive it?
Only people your exemption allows. See 506(b) vs 506(c).
Should the one-sheet include my track record?
A short, accurate summary helps, with a link to the full record. Show each past deal's actual results, including the weak ones. See what a sponsor's track record should show.
Should I update the one-sheet during the raise?
Yes, if any number changes. Date each version and keep it consistent with the offering documents.
Sources
- SEC: Private placements under Rule 506(b)
- Investor.gov: Investor bulletin on private placements
- 17 CFR 240.10b-5: Employment of manipulative and deceptive devices (Cornell LII)
This article is general information, not legal or investment advice. Talk to a securities attorney about any offering. Every investment can lose money. DoorRaise is not a law firm, broker-dealer, investment adviser or funding portal.