What Your Syndication Sponsor Website Needs (and What It Must Not Say)
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Investors look you up before they call you back. A sponsor website is where they check that you are real, what you have done and how you talk about risk. It is also an offering communication, which means securities rules apply to what you publish. This post covers what to include, what to leave out and how your exemption changes the answer.
What pages does a sponsor site need?
| Page | What it should do |
|---|---|
| Home | One sentence on what you do and who it is for, a link to join your list |
| About | Your background, team, why apartments, how you operate |
| Track record | Deals, dates, outcomes, including losses and lessons. See track record |
| How it works | The structure of a deal for a first-time investor, with risks. See what is multifamily syndication |
| Current or past deals | In a 506(c) raise, deal pages. In 506(b), a sign-in or request-access step |
| Join the list | A form that collects name, email and consent. See waitlist |
| Contact and legal | Contact details, disclaimers, privacy policy |
How does your exemption change the site?
The SEC says a 506(b) offering cannot use general solicitation, while a 506(c) offering can, if all purchasers are accredited and verified (SEC, Rule 506(b), Rule 506(c)). In practice, a 506(b) sponsor lists the company, the track record and an education library, and shares specific offerings only with people who have a pre-existing relationship. A 506(c) sponsor can publish the offering, but must keep records of how each investor was verified. See 506(b) vs 506(c) and what is general solicitation.
What disclosures belong on the page?
- That investing involves risk, including loss of all capital.
- That past performance does not guarantee future results.
- That the offering is made only through the offering documents, and to accredited investors where required.
- Who you are and what role you play, including any compensation and conflicts.
- That nothing on the site is tax, legal or investment advice.
Antifraud rules apply to everything on the site, including testimonials and photos (17 CFR 240.10b-5). Use only results you can support. See testimonials and bio and disclaimers.
What should you leave off?
- Projected returns presented as a promise or as a headline.
- Words like "guaranteed," "risk free" or "safe."
- Stock photos of "investors" with fake quotes.
- Details that make a 506(b) page a public offer.
- Anything you would not put in your offering documents.
Our take
Keep the site simple: a clear message, honest background, a record and a form. The best conversion tool is a sponsor who looks like a person you can ask a hard question.
Trade-offs and who this is not for
- Not a place to run a pitch in a 506(b) raise. Publish education, not an offer.
- Common mistake: a "current deal" page with the minimum, target return and a button to invest on a 506(b) site.
- Not a substitute for counsel.
How DoorRaise fits in
DoorRaise helps sponsors raise equity for apartment buildings with 5+ units from friends and followers who already trust them, under Rule 506(b) or 506(c). We are software, legal document preparation, escrow coordination and verification services. We are not a law firm, broker-dealer, investment adviser, funding portal, bank or escrow agent, and we do not hold investor money: investors wire their money to escrow at Enterprise Bank & Trust, in the deal's name.
DoorRaise keeps the deal in its own company with its own documents and a deal page, and runs an accreditation check on every investor, in 506(b) and 506(c) raises. Flat fees, never a percentage of the raise (see pricing). Create your free sponsor page.
FAQ
Can I post my deal on my website?
Only safely in a Rule 506(c) raise with verification. In 506(b), a public deal page can be general solicitation.
Do I need disclaimers on my site?
Yes. Put risk and offering legends wherever you discuss investing.
Should I show returns on my site?
If you show past results, show them honestly, with dates and caveats. Do not promise future returns.
Can I collect emails on my site?
Yes, with a clear consent line and a privacy policy. Treat the list as people you are building a relationship with.
Sources
This article is general information, not legal, tax or investment advice. Talk to a securities attorney before you publish offering details. DoorRaise is not a law firm, broker-dealer, investment adviser or funding portal.