What to Put on a Syndication Deal Page (and What to Leave Off)
On this page
- Why does a deal page matter?
- What are the sections of a deal page?
- What should the terms section say?
- What do investors need to see about the sponsor?
- How should the page handle risk?
- Who should be able to see the page?
- What should you leave off the page?
- Our take
- Trade-offs and who this is not for
- How DoorRaise fits in
- FAQ
A syndication deal page should give every investor the same facts in the same order: who the sponsor is and how they are paid, the property and the plan, who can invest, the terms and fees, the risks, the documents, how funds are held and the key dates. It should leave off guaranteed returns, pressure and any claim the offering documents do not support. The page is a summary, so the documents control, and each section links to them.
This post is part of our guide to real estate syndication. For a one-sheet version, see the single-sheet investor summary. Rules are as of November 2026.
Why does a deal page matter?
A deal page keeps what you tell investors consistent. When emails, videos, calls and DMs each say something slightly different, one of them will be wrong, and antifraud rules apply to everything you say about the offering (17 CFR 240.10b-5). One page lets you write the facts once.
What are the sections of a deal page?
A good page has ten sections, listed below in a sensible order.
| Section | What it shows |
|---|---|
| Who this is for | The exemption in plain terms, who may invest and that investors are verified |
| Sponsor | Name, role, experience stated truthfully, and a link to a sponsor page |
| Property | Address or area, unit count, year built, condition and photos |
| Business plan | What you will do, over what period, and how it creates value |
| Terms | Minimum investment, raise target and minimum, the split, preferred return and hold period, as the documents state them |
| Fees and compensation | Every fee the sponsor and affiliates earn, on one table (sponsor fees) |
| Risks | Specific risks for this deal, not boilerplate (risk factors) |
| Documents | Offering memorandum, operating agreement, subscription agreement, to read before signing |
| Money and escrow | How funds move and where they are held until closing (escrow) |
| Key dates | Funding deadline, expected closing and the call date |
What should the terms section say?
The terms section repeats what the documents say and nothing more. State the minimum investment, the amount you are raising and the minimum for the deal to close, how profits are split, any preferred return and how long you expect to hold. Define words like "preferred return" once, or link to a definition (what a preferred return is).
If you show projected returns, label them as projections, list the assumptions next to them and say that actual results may differ and the investment can lose money. Include a downside case. Do not call a target "expected" or "guaranteed". Our post on reading a projected returns table shows what investors look for.
What do investors need to see about the sponsor?
They need your role, your experience told accurately, your own investment in the deal and every way you are paid. Do not invent a track record, and do not use investor testimonials as proof of future results (testimonials rules). If this is your first deal, say so and say who is helping, such as a co-sponsor, a property manager or an experienced mentor (first-time sponsors).
A sponsor with a following must not blur the roles: you earn as the sponsor doing real sponsor work, and the page should describe it that way (sponsor vs. promoter).
How should the page handle risk?
Put risk where investors can see it, close to the terms, and write it for this deal. A useful risk section names the real exposures: occupancy, interest rates, capital needs, the loan, the business plan and illiquidity. "Real estate can go down" is true and does not help anyone. See what happens if a syndication loses money.
Who should be able to see the page?
That depends on your exemption.
- Rule 506(c): a public page is allowed. Every investor must be accredited and you must take reasonable steps to verify it (SEC, Rule 506(c)).
- Rule 506(b): a page that anyone can find and read about a live offering risks being general solicitation under Rule 502(c). Share it by link only with people you already have a pre-existing, substantive relationship with (the substantive relationship test).
Not sure which fits? Read 506(b) vs. 506(c).
What should you leave off the page?
- Guaranteed or "safe" returns, and "you can't lose".
- False urgency, such as "only three spots left" when that is not true.
- Claims about what a third party will do that you cannot support.
- Wire instructions for people who have not signed. Show them only after signing, when escrow is open, and warn about wire fraud.
- Anything that differs from the documents. The documents control.
Our take
Our take: before you publish, read the page as a skeptical investor and as a regulator would, and delete any sentence you cannot support with a document.
We also think the best deal pages are short. Link the details and let the investor read the documents, rather than copying them onto the page where they can drift.
Trade-offs and who this is not for
- A page does not replace the documents. Investors sign the documents, not the page.
- A public page is not right for every raise. If you use 506(b), restrict access.
- Common mistake: updating the page and not the documents. If a material fact changes, update both and tell investors (material changes during a raise).
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.
A DoorRaise deal page holds these sections in one link, with the documents, accreditation checks and escrow steps behind it. Flat fees, never a percentage of the raise (see pricing). Create your free sponsor page.
FAQ
What is a syndication deal page?
It is the single page where a sponsor shows investors the property, plan, terms, fees, risks and documents for an offering.
Can I put projected returns on the page?
Yes, if they are labeled as projections, show the assumptions, include a downside case and say the deal can lose money. Never present them as a promise.
Can a 506(b) deal have a public page?
A public page about a live offering can be general solicitation, which Rule 502(c) bars in a 506(b) offering. Share it by link only with people you have a substantive relationship with.
Should the page show wire instructions?
Only to a signed investor, after escrow is open.
How long should the page be?
Short enough to read, with links to the documents for the details.
Sources
This article is general information, not legal, tax or investment advice. Talk to a securities attorney before you publish a deal page. DoorRaise is not a law firm, broker-dealer, investment adviser or funding portal.