Crowdfunding for Real Estate Podcast: What’s Actually Working Today?

Crowdfunding Real Estate Under the JOBS Act

Crowdfunding has long been pitched as a game-changer for raising private capital—opening the door for everyday investors to participate in opportunities once reserved for institutions. But how much of that promise has actually held up?

In a recent episode, crowdfunding attorney Mark Roderick cuts through the noise to explain how the JOBS Act has really reshaped the landscape—and what real estate sponsors need to know before choosing a path.

The Three Paths to Crowdfunding

Not all crowdfunding is created equal. Mark breaks down the three primary frameworks:

  • Regulation Crowdfunding (Reg CF) – Designed to allow non-accredited (“mom and pop”) investors to participate in deals.
  • Rule 506(c) – Allows sponsors to publicly market offerings, but limits investors to accredited individuals.
  • Regulation A (Reg A) – A more complex, mini-public offering that can reach a broader audience but comes with heavier compliance requirements.

While each option has its place, their real-world performance has been far from equal.

Accredited vs. Non-Accredited Investors: Why It Matters

One of the biggest distinctions in crowdfunding comes down to who you’re raising money from.

  • Accredited investors (high-net-worth individuals) bring larger check sizes and fewer regulatory hurdles.
  • Non-accredited investors expand your audience—but significantly increase compliance, cost, and complexity.

This trade-off is at the heart of why certain crowdfunding models have struggled to scale.

Why 506(c) Is Winning

According to Mark, Rule 506(c) has emerged as the clear leader—especially in real estate.

Why?

  • Ability to advertise and market deals publicly
  • Access to larger pools of capital from accredited investors
  • More efficient fundraising with fewer administrative burdens

For many sponsors, it strikes the right balance between flexibility and scalability—making it the current “gold standard.”

The Reality Check on Reg CF

Reg CF was initially celebrated as a way to democratize investing—but in practice, it hasn’t fully delivered.

Challenges include:

  • Smaller individual investment amounts
  • Higher operational and compliance costs
  • Platform dependency and investor management complexity

The result? Many deals struggle to raise meaningful capital at scale, making Reg CF less practical for larger real estate projects.

Does Your Deal Justify Crowdfunding?

Before jumping in, sponsors need to ask a critical question: Is the deal big enough to support the cost and effort?

Crowdfunding isn’t free. Legal, compliance, and marketing expenses can quickly add up—especially for Reg CF and Reg A offerings.

For smaller deals, traditional private capital or relationship-based fundraising may still be the smarter path.


Final Takeaway

Crowdfunding can be a powerful tool—but only when used strategically.

Today, the market is showing a clear trend:

  • 506(c) dominates for efficiency and scalability
  • Reg CF remains limited despite its original promise
  • Reg A works—but only for the right size and structure

For real estate sponsors, success isn’t about choosing the most accessible option—it’s about choosing the one that actually works.

For a deeper dive into Reg CF, 506(c), and Reg A—and what’s truly working in today’s market—listen to the full episode featuring Mark Roderick.

Questions? Let me know.

Markley S. Roderick
Lex Nova Law
10 East Stow Road, Suite 250, Marlton, NJ 08053
P: 856.382.8402 | E: mroderick@lexnovalaw.com

Self-hosted Reg CF offerings legal analysis SEC crowdfunding rules

Self-Hosted Reg CF Offerings

Are self-hosted Reg CF Offerings legal? I think so, but FINRA might differ.

NOTE: Self-hosted offerings are not legal for funding portals. If they are legal, it’s only for broker-dealers.

What Is A Self-Hosted Offering?

We call a Reg CF offering “self-hosted” if it appears on the website of the issuer rather than the website of a funding portal or broker-dealer.

We are accustomed to seeing multiple offerings listed side-by-side on sites like WeFunder. You click one and see the details. A self-hosted offering, accessible only on the issuer’s website, has one obvious benefit for the issuer:  the offering isn’t competing for attention with all the other offerings. Most investments in Reg CF come through the marketing efforts of the issuer, not the marketing efforts of the portal. Why spend money bringing investors to WeFunder’s site when some of them might invest in something else?

The flip side, of course, is that when an issuer self-hosts, its offering isn’t seen by anyone browsing the other offerings. Statistics show that very few of those browsers end up investing, but still.

The Law

Rule 100(a)(3) provides that a Reg CF offering must be “conducted exclusively through the intermediary’s platform.”

Rule 300(c)(4) defines “platform” as “a program or application accessible via the Internet or other similar electronic communication medium through which a registered broker or a registered funding portal acts as an intermediary.”

Applying the Law to Self-Hosted Offerings

When you read Rule 100(a)(3), you might say “Ah-ha! The issuer’s website isn’t the intermediary’s platform! Therefore, the self-hosted offering is illegal.”

But then read Rule 300(c)(4) carefully. It doesn’t define “platform” as a website, as you might expect. Instead, it defines “platform” as a “program or application accessible via the Internet.”

When an issuer self-hosts a Reg CF offering, it uses software provided by the broker-dealer. The software handles the investment process from beginning to end. I believe this software – a “program” – is the broker-dealer’s “platform” for purposes of these rules. Hence, I think the offering satisfies Rule 100(a)(3) and is legal.

The history of the regulations is also on our side. Originally, the regulations (in Rule 100(d)) defined “platform” as “an Internet website or other similar electronic medium.” That language might have inhibited self-hosted offerings. But the rule was changed to read as it does today in Rule 300(c)(4), talking about “programs or applications.”

The Policy Also Lines Up

Why aren’t funding portals allowed to provide self-hosting? The answer is in Rule 402, which prohibits funding portals from “highlighting” any individual issuer, except by using criteria “reasonably designed to highlight a broad selection of issuers.” By definition, a self-hosted offering highlights only one issuer.

Rule 402 doesn’t apply to broker-dealers. Even if it listed three dozen Reg CF offerings on its own website, a broker-dealer could highlight as many or as few as it liked. If it may highlight a single issuer on its own website, there’s no reason why it shouldn’t be allowed to allow self-hosting by issuers.

FINRA Begs to Disagree

FINRA issued the following FAQ:

Q3. Is it permissible for an issuer to conduct a Regulation Crowdfunding offering on its own website? What if the issuer’s website says that my firm is the intermediary for the offering?

A3.  No. An issuer may not conduct a Regulation Crowdfunding offering on its own website. As discussed above, a transaction involving the offer or sale of securities under Regulation Crowdfunding must be conducted exclusively through the platform of a single intermediary. The platform must display in such manner that it is clear to viewers and users that the platform is that of the intermediary. Posting a statement on the issuer’s website that your firm is the intermediary for the offering would not suffice to make this activity consistent with Regulation Crowdfunding.

In my opinion, FINRA is ignoring the definition of “platform” in Rule 300(c)(4). FINRA says, “[A] transaction involving the offer or sale of securities under Regulation Crowdfunding must be conducted exclusively through the platform of a single intermediary,” as if that statement answered the question. But if “platform” just means software, there should be no problem.

FINRA also says, “The platform must display in such manner that it is clear to viewers and users that the platform is that of the intermediary.” The regulations say no such thing. But if the software is branded with the broker-dealer’s name and logo, that might be good enough anyway.

Does it Matter?

I would like to see statistics demonstrating whether self-hosted offerings are more or less successful. To be meaningful, these statistics would have to account for differences in the marketing spend. My sense is that we wouldn’t see much difference, but that’s just a guess.

Questions? Let me know.

Markley S. Roderick
Lex Nova Law
10 East Stow Road, Suite 250, Marlton, NJ 08053
P: 856.382.8402 | E: mroderick@lexnovalaw.com

SEC Regulation Crowdfunding guidance explaining new compliance interpretations for Reg CF offerings, investor limits, and financial statement requirements.

SEC Issues New Reg CF Guidance: Key Compliance Updates for Crowdfunding Issuers & Funding Portals

In February, the SEC published five new Compliance and Disclosure Interpretations — C&DIs — about Reg CF. The SEC issues C&DIs to tell the public its views without issuing formal regulations. Unlike what you might be told in a telephone conversation with the SEC staff, you can rely on a C&D.

Moving Your Offering to a Different Platform

A Reg CF offering may be conducted on only one platform. If you start on one platform, can you switch to another?

Yes, according to the new guidance, but only if you haven’t made any sales. You must cancel the offering on the original platform, have the offering materials removed from that platform, and file a new Form C to start fresh on the new platform.

Former Exchange Act Reporting Companies

Public companies – companies required to file reports under Section 13 or 15(d) of the Exchange Act — may not use Reg CF. But the new guidance clarifies that the disqualification ends for a company whose reporting obligations are terminated.  

The Rolling 12-Month Cap

Rule 100(a)(1) limits how much an issuer can raise through Reg CF to $5 million in any 12-month period. The question is: when does the 12-month period start?

The new guidance says the cap uses a rolling 12-month calculation measured from the date of each closing. If you closed your first tranche on June 15, 2025, the one-year anniversary of that closing is June 15, 2026. On that date, the amount raised in that closing – but just that closing – drops out of the calculation.

“Annual Income” for Investor Limits

Rule 100(a)(2) limits how much a non-accredited investor can invest in Reg CF offerings over a 12-month period, based on the investor’s “annual” income and net worth. The new guidance clarifies that “annual” means the calendar year. 

Stale Financial Statements in Ongoing Offerings

Suppose you start a Reg CF Offering on March 3, 2026 using financial statements from 12/31/2024 and 12/31/2023. If the offering is still open on 04/30/2026, then you must file your financial statements for 12/31/2025 before proceeding. In other words, you can’t keep an old set of financials in your Form C indefinitely just because the offering is still technically open. 

Questions? Let me know.

Markley S. Roderick
Lex Nova Law
10 East Stow Road, Suite 250, Marlton, NJ 08053
P: 856.382.8402 | E: mroderick@lexnovalaw.com

tandard SAFE agreement showing how discount and valuation cap terms can create unintended outcomes in early-stage startup financing

Some SAFEs Aren’t Safe

Why “standard” SAFE terms can produce unintended – and unfair- results.

Simple Agreements for Future Equity are used widely in the startup world, including the Crowdfunding world. My impression, however, is that almost nobody reads them, not companies, investors, or funding portals. That’s too bad, because while SAFEs are simple in theory, they can be extremely complicated and lead to unintended results. Today, I’ll describe what can happen with one variation still being used by some funding portals.

Background

We use SAFEs in the earliest stages of a company’s life, when it’s impossible to know what the company is worth. A founder creates what he believes is an incredible app and goes to the market to raise $700,000 in development costs. Looking into a rosy-colored future, he thinks his company is worth about $50 million already. His investors, aided by their snarky lawyers, think it might be worth $5 million, if everything goes right.

To bridge the unbridgeable gap, we don’t agree on a value. Instead, we issue a SAFE. The SAFE says, essentially, “We’ll wait until later to put a value on the company, when it’s farther along.” Everyone agrees that when the company raises more money in the future, in a round where the parties can agree on a price, then the early investors will get what same price as the new investors get.

Well, not exactly the same price. Because they took more risk by coming in sooner, the early investors get a better price, typically in one of two ways:

  • A Discount:  The earlier investors get a discount vis-à-vis the priced round. If the new investors buy shares for $10.00 each, maybe the earlier investors convert at $8.50 per share, a 15% discount.
  • A Valuation Cap:  No matter how much the new investors think the company is worth, the earlier investors convert at a price that assumes the value of the company is no higher than a “valuation cap” established in the beginning. Here, the early investors might have insisted on a $5 million valuation cap. If the new investors value the company at $10 million, the early investors pay half the price as the new investors. But if the new investors value the company at only $4 million, the earlier investors get that price instead.

I said that early investors typically get either a discount or a valuation cap. But sometimes they get both. In that case, when the new money comes in the SAFE holders get the lower of the price they would get from the discount or the price they would get from the valuation cap.

That’s the best kind of SAFE for investors. Unfortunately, the standard SAFE with both a discount and valuation cap can reach the wrong result.

The Standard SAFE Form Doesn’t Work as it Should

Suppose NewCo, Inc. issued a SAFE with both a discount (15%) and a valuation cap ($5 million), for $500,000. Other than the SAFE, NewCo has 1,000,000 shares outstanding. Now the company is preparing for a priced round of Series A Preferred, in which NewCo will raise $1 million. That triggers a conversion of the SAFE.

NewCo and the new investors agree that NewCo is worth $4 million immediately before the investment. That means that immediately following the investment, the new investors should own 20% of the stock ($1 million investment divided by $5 million post-money valuation). All that’s left is some simple arithmetic to decide how many shares they should receive for their 20% interest.

They should get that number of shares such that, if NewCo were sold for $5 million the next day, they would get exactly their $1 million back.

To calculate that number, we need to calculate how much all the other shareholders would get, including the SAFE holders.

Given the structure of the SAFE, where the holders get the better of X or Y, you might think the standard SAFE would say that upon a sale of NewCo, the SAFE holders receive the higher of the amount they would receive from the discount and the amount they would receive from the valuation cap. But it doesn’t. Instead, it says they will receive the higher of the amount they paid for the SAFE or the amount they would receive from the valuation cap. The discount is nowhere to be found.

In this case, because the valuation cap is higher than the new valuation, the SAFE holders would receive their $500,000 back, nothing more. The other stockholders, who own 1,000,000 shares, will get $3.5 million, or $3.50 per share. And the new investors, to get their $1 million back, should get 285,714 shares of the new preferred for $3.50 each.

Upon a conversion, the SAFE holders receive the better of the number of shares they would receive under the valuation cap and the number of shares they would receive under the discount. Because the $5 million valuation cap is higher than the new valuation, the SAFE holders will get the number of shares under the discount. The share price for the new investors is $3.50, so the conversion price for the SAFE holders, with a 15% discount, is $2.98. Having invested $500,000, they receive 168,067 shares.

The fully diluted cap table now shows:

OwnerSharesPercentage
Original Stockholders1,000,00069%
New Investors 285,71420%
SAFE Holders168,06712%
TOTAL1,453,781100%

Here’s how a $5 million selling price would be divided based on those percentages:

OwnerPercentageConsideration
Original Stockholders69%3,439,308
New Investors 20%982,658
SAFE Holders12%578,034
TOTAL100%$5,000,000

As you see, the new investors get less than they’re supposed to, the original stockholders get less than they’re supposed to, and the SAFE holders get the difference. And that’s not because the SAFE is ambiguous. It’s because that’s how the SAFE was written.

Although Y Combinator no longer uses that SAFE, many still do, including funding portals like WeFunder. 

What Do We Do Now?

If you’re the new investors, you don’t do the deal unless someone makes you whole.

If you’re the SAFE holder, you hold your ground or, if you really want the investment, you negotiate with the existing stockholders.

If you’re the existing stockholders, you try to talk reason to the SAFE holders. That’s not how it’s supposed to work!

If you’re the unlucky founder and own only a chunk of the 1,000,000 shares already outstanding, you’re squeezed. To make the new investors whole on your own, you’ll have to give up 5,042 more shares to the new investors, on top of the shares you’ve already transferred to the SAFE holders because of the structural flaw in the SAFE.

What Do We Do in the Future?

If you’re the company or funding portal, you correct the standard SAFE.

If you’re the new investor and see such a SAFE, you don’t spend a lot of time until the existing stockholders and the SAFE holders figure something out.

If you’re investing in a startup and are offered such a SAFE, you say, Sure! 

Questions? Let me know.

Markley S. Roderick
Lex Nova Law
10 East Stow Road, Suite 250, Marlton, NJ 08053
P: 856.382.8402 | E: mroderick@lexnovalaw.com

Who should use a crowdfunding vehicle and why

Who Should Use A Crowdfunding Vehicle And Why

Most of the time, the SEC writes rules to clarify technical legal issues. When the SEC allowed crowdfunding vehicles, on the other hand, it was in response to a psychological issue, not a legal issue.

Entrepreneurs tempted to raise capital using Reg CF, thereby bypassing VCs and other professional investors, were told by those same VCs and professional investors that Reg CF would “screw up your cap table.” Even though that wasn’t true, many entrepreneurs believed it was true. The SEC gave us crowdfunding vehicles to solve the psychological problem:  with a crowdfunding vehicle, you can put all your Reg CF investors in one entity with one entry on your cap table. 

In that way, using a crowdfunding vehicle for your Reg CF offering is like using a C corporation rather than an LLC. You the entrepreneur might know it’s unnecessary, but if your prospective investors think it’s necessary, then it’s necessary. As I often say only partly tongue-in-cheek, that’s why they call it capitalism.

In fact, there is one reason for using a crowdfunding vehicle beyond the psychological. That’s because of a quirk in section 12(g) of the Securities Exchange Act of 1934.

Section 12(g) of Exchange Act

Section 12(g) of the Exchange Act provides that any company with at least $10 million of assets and a class of equity securities held by at least 2,000 total investors or 500 non-accredited investors of record must provide all the reporting of a fully public company. You don’t want that burden for your startup.

The good news is that Reg CF investors aren’t counted toward the 2,000/500 limits, provided:

  1. The issuer uses a registered transfer agent to keep track of its securities; and 
  2. The issuer has no more than $25 million of assets. 

Most startups will never have $25 million of assets. Most startups will never have 500 non-accredited investors or 2,000 total investors. Some startups will issue debt securities rather than equity securities. But some startups could find themselves subject to full public reporting under section 12(g). 

For those startups, a crowdfunding vehicle makes sense. That because, through a quirk in the rules, if you use a crowdfunding vehicle then the only investors who count toward the 2,000/500 limits are entities, like LLCs and corporations. Individual investors aren’t counted at all, and the assets of the company don’t matter.

Thus, if you’re a startup that might otherwise trigger section 12(g), a crowdfunding vehicle makes sense.

Requirements for Crowdfunding Vehicles

A crowdfunding vehicle must:

  • Have no other business.
  • Not borrow money.
  • Issue only one class of securities.
  • Maintain a one-to-one relationship between the number, denomination, type, and rights of the issuer’s securities it owns and the number, denomination, type, and rights of the securities it issues.
  • Seek instructions from investors with regard to:
    • Voting the issuer’s securities (if they are voting securities).
    • Participating in tender or exchange offers of the issuer.
  • Provide to each investor the right to direct the crowdfunding vehicle to assert the same legal rights the investor would have if he or she had invested directly in the issuer.

Those are requirements, not suggestions. In a later post I’ll explain what they mean. Here, I’ll just point out that some high-volume portals violate some of the requirements routinely, in my always-humble opinion. 

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NOTE:  Crowdfunding vehicles work only with Reg CF. If you raise money from 127 accredited investors using Rule 506(c), you can’t put them in a separate entity. But don’t worry, it doesn’t have to screw up your cap table. 

Questions? Let me know.

Markley S. Roderick
Lex Nova Law
10 East Stow Road, Suite 250, Marlton, NJ 08053
P: 856.382.8402 | E: mroderick@lexnovalaw.com

Choosing The Right Security For Your Crowdfunding Offering

Choosing The Right Security For Your Crowdfunding Offering

A company trying to raise capital is faced with a lot of decisions. One of the first is the type of security the company will issue to investors. To newcomers, that decision can seem daunting. In this post I’ll try to make it less so.

I’ll describe the most common types of securities in broad terms. As you read, bear in mind that within each category are an endless number of possible permutations. For example, the preferred stock used by one company might be very different than the preferred stock used by a second company.

Each type of security has advantages and disadvantages and some types might be better for your business than others. You will choose the security that’s right for your offering after speaking with your professional advisors.

Common Stock

Common stock represents the most basic kind of equity ownership of a company. You probably own common stock in your own company.

All other things being equal, the owners of common stock have the right to share in any dividends paid by the company and the right to receive the proceeds if the company is sold or liquidated, after all the company’s creditors have been paid.

A company can have more than one class of common stock – for example, one class could be entitled to vote while another class is not entitled to vote.

Investors almost never want common stock. They want something with economic rights superior to the rights of the company’s founders, i.e., your rights.

Preferred Stock

Preferred stock gets its name because it is usually “preferred” as compared to common stock.  That usually means that holders of preferred stock have a right to receive dividends and the proceeds of a liquidation before holders of the common stock receive anything.

EXAMPLE:  Company X raises capital by selling $1M of preferred stock. Three years later Company X is sold and after paying creditors there is only $900K left. Typically, the holders of the preferred stock would get the whole $900K and the holders of the common stock (typically the founders) would get nothing.

The holders of preferred stock usually have the right to convert their preferred stock into common stock if the common stock becomes valuable.

Sometimes, but not always, the company needs the consent of the holders of the preferred stock to take major corporate actions like amending the Certificate of Incorporation or issuing more securities.

Sometimes, but not always, the holders of preferred stock have the right to vote along with the holders of common stock. 

Preferred stock can come with all kinds of other rights, including these:

  • Preemptive Rights:  The right to participate in any future offering of securities.
  • Anti-Dilution Rights:  The right to receive more shares for free if the company sells shares in the future with a lower price.
  • Participation Rights:  The right to receive more than you invested when the company liquidates, before holders of the common shares receive anything.
  • Dividend Rights:  The right to receive annual dividends.
  • Control Rights:  The right to appoint Directors or otherwise exercise control.
  • Liquidity Rights:  The right to force a sale of the company, or to force the company to buy back the preferred shares.

LLC or Limited Partnership Interests

The ownership interests of limited liability companies and limited partnerships go by all kinds of names, including units, interests, percentage interests, membership interests, and shares. Giving a name to the ownership interests is really up the lawyer who writes the governing agreement for the entity.

Whatever name you use, these are all equity interests, just like the stock of a corporation. And just as a corporation can have common stock and preferred stock, an LLC can have common units and preferred units or common membership interests and preferred membership interests. And the common and preferred ownership interests of an LLC or limited partnership can have exactly the same characteristics as the corporate counterparts, described above.

In fact, an LLC or limited partnership can issue all the other types of securities described here, too.

In fact, another choice facing a startup is whether to use a corporation or an LLC in the first place. I talk about that choice here and explain why Silicon Valley prefers corporations here.

SAFEs

“SAFE” stands for Simple Agreement for Future Equity.

Investors in Silicon Valley grew tired of arguing about the value of a startup where the amount of the investment was small (for them). So they invented the SAFE. A SAFE bypasses valuation, or rather postpones valuation until the company raises a lot more money in the future. The idea is that when the company raises a lot more money in the future the new investors and the company will negotiate the value of the company, and the SAFE investors will piggyback on that. This makes SAFEs faster and simpler than common stock or preferred stock.

EXAMPLE:  A company raises $100,000 by selling SAFEs. Two years later the company raises $2M by selling stock for $10 per share. The SAFEs would convert into 10,000 shares, i.e., the same price paid by the new investors.

Nothing stays that simple for long. Today SAFEs come in in many shapes and varieties. Among other possibilities:

  • Discount:  Sometimes the SAFE investors are entitled to a discount against the price paid by the new investors. If SAFE investors had a 15% discount in the example above, the SAFEs would convert at $8.50 per share, not $10.
  • Valuation Cap:  Sometimes the SAFE includes a maximum conversion price. If the SAFE in the example above included a valuation cap of $1.5M, then the SAFEs would convert at $7.50 per share, not $10.
  • Delayed Conversion:  Sometimes the company can stop the SAFE from converting, even if the company raises more capital.
  • Right to Dividends:  Sometimes the holders of the SAFEs have the right to participate in dividends even before they convert.
  • Payment on Sale:  If the company is sold before the SAFE converts, the holder typically is entitled to receive the greater of the amount she paid for the SAFE or the amount she would receive if the SAFE converted just before the sale. But sometimes she’s entitled to more, e.g., 150% of what she paid.

A Silicon Valley SAFE probably isn’t the best for Crowdfunding. Read about it here.

Convertible Note

When a company issues a Convertible Note, the holder has the right to be repaid, with interest, just like a regular loan, but also has the right to convert the note into equity when and if the company raises a lot more money in the future.

EXAMPLE:  A company raises $100,000 by selling Convertible Notes. The Convertible Notes are due in three years and bear interest at 8%. Two years later the company raises $2M by selling stock for $10 per share. The Convertible Notes would convert into 10,000 shares, i.e., the same price paid by the new investors.

If you’ve already read the section about SAFEs, you’ll see that the conversion of a Convertible Note into equity is exactly the same as the conversion of a SAFE into equity. That’s not a coincidence. A SAFE is really just a Convertible Note without the interest rate or the obligation to repay. 

Convertible Notes were once the favored instrument in Silicon Valley but were replaced when SAFEs came along. The idea is that interest is immaterial in the context of a startup investment and that the obligation to repay is illusory because the startup will either be very successful, in which case the Convertible Note will convert to equity, or it will go bust. Today Convertible Notes are rare in the startup ecosystem.

Not surprisingly, all the features of SAFEs described above are also available with Convertible Notes:  conversion discounts, valuation caps, and so forth.

Revenue Sharing Note

A Revenue Sharing Note gives the investor the right to receive a portion of the company’s revenue, regardless of profits.

EXAMPLE:  A company issues a Revenue Sharing Note giving investors the right to receive 5% of the company’s gross revenue for three years or until the investors have received 150% of their investment, whichever happens first. If investors haven’t received 150% of their investment at the end of the third year the company will pay the balance.

For investors, a Revenue Sharing Note offers liquidity, assuming the company is generating revenue. In return, they give up the “grand slam” returns they might get with an equity security.

For the company, a Revenue Sharing Note is less dilutive than equity because the investors will soon be gone – in no more than three years in the example above. Plus, because investors have any interest only in gross revenues and not profits, there should be no disputes over expenses, including the salaries of management. But the company is using valuable cash to pay investors.

Some Revenue Sharing Notes convert to equity, just like SAFEs.

EXAMPLE:  Suppose that, in the example above, investors purchased Revenue Sharing Notes for $100,000. At a time when they have received total distributions of $50,000, the company raises $2M by selling stock for $10 per share. The Revenue Sharing Notes would convert into 10,000 shares, i.e., the same price paid by the new investors.

Revenue Sharing Notes make a lot of sense for early-stage companies. I’m surprised they aren’t used more.

Simple Loan

The simplest security of all – simpler than a SAFE, simpler than a Revenue Sharing Note – is a plain vanilla promissory note, where the investor lends money to the company and the company promises to pay it back with interest.

A simple loan is good for the company in the sense that there is no dilution of ownership. On the other hand, the company is obligated to pay the money back on a date certain.

A simple loan is good for the investor in the sense that he or she has the right to repayment, unlike an equity investment. On the other hand, the company might not be able to repay the loan. And if the company is a startup the investor might wonder whether the interest rate on the loan is adequate for the risk of non-payment.

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Don’t be fooled by labels. You can do anything you want. Just make sure you choose a security that’s right for you and your company.

Questions? Let me know.

Markley S. Roderick
Lex Nova Law
10 East Stow Road, Suite 250, Marlton, NJ 08053
P: 856.382.8402 | E: mroderick@lexnovalaw.com

shark tank for regulation crowdfunding

Shark Tank For Regulation Crowdfunding?

I’ve been asked by more than a handful of entrepreneurs about using Reg CF in a Shark Tank format. The founder appears in a TV studio with experienced investors, who pepper her with questions. If viewers like what they see, they scan a QR code at the bottom left, which takes them through the Reg CF investment process.

Non-accredited investors getting easy access to great startups, agnostic as to geography. Exactly what the JOBS Act wanted. 

I’ve had to tell each of those entrepreneurs No.

Each entrepreneur thought I was the bad guy, but the real bad guy is Rule 204, the Reg CF advertising rule. Rule 204 gives a company raising money two choices for advertising outside the funding portal. One, you can say anything you want as long as you don’t mention any of the six “terms of the offering.” Two, you can mention the terms of the offering but say almost nothing else, just the company’s name, address, phone number, and URL, and a brief description of the business (i.e., a “tombstone” ad).

The six deadly “terms of the offering” are:

  1. How much you’re trying to raise
  1. What kind of securities you’re selling (e.g., stock or SAFE)
  1. The price of the securities
  1. How you plan to use the money
  1. The closing date of your offering
  1. How much you’ve raised to date

Now imagine the founder answering questions in the studio. She can say anything she wants about the product, about herself, her team of advisors, the market, the social benefits of the company, all that stuff. Even with careful scripting, however, it’s unrealistic to think she can answer questions accurately and generate enthusiasm in the audience (which is the point) without mentioning any of those six items. Maybe a founder can do it here and there, but you wouldn’t bet your TV show on it.

The purpose of Rule 204 is to ensure that every Reg CF investor gets the same information as every other investor. The regulations want everything about the company and the offering to be in one place:  the funding portal. They don’t want someone who watches your TV show to know either more or less than someone who doesn’t.

Personally, I think Rule 204 is misguided. If there’s a risk that someone who watches your TV show will know either more or less than someone who doesn’t, you can (i) post a video of the TV show on the funding portal, and (ii) make sure TV viewers invest through the funding portal’s platform, where they can see everything. Eliminating Rule 204 would invigorate the Reg CF market without hurting investors.

Eliminate Rule 204 and stop issuers and portals from using artificially low minimums. That’s my platform for 2026.

In the meantime, I’m afraid a Shark Tank for Reg CF isn’t going to work.

Questions? Let me know.

Markley S. Roderick
Lex Nova Law
10 East Stow Road, Suite 250, Marlton, NJ 08053
P: 856.382.8402 | E: mroderick@lexnovalaw.com


Perks of crowdfunding in Delaware state

Another Reason To Use Delaware for Crowdfunding

Long ago, I posted about the advantages of using a Delaware entity. If you’re Crowdfunding in the oil and gas industry, there’s another.

The U.S. tax code provides for special treatment of expenses associated with drilling wells, things like labor costs and site preparation, known as “intangible drilling costs,” or “IDCs.” Under general tax principles, a taxpayer would be required to capitalize IDCs and amortize them over time, just as you would depreciate the costs of building an industrial complex. But §263(c) of the code allows taxpayers to deduct IDCs right away, rather than amortize them over time. That’s a significant economic advantage.

Section 469 of the code goes one step farther. In general, §469 prevents investors from deducting losses incurred in a “passive activity,” like investing in an industrial complex, against wages or other income from other sources. But §469(c)(3)(A) provides:

The term “passive activity” shall not include any working interest in any oil or gas property which the taxpayer holds directly or through an entity which does not limit the liability of the taxpayer with respect to such interest.

Thus, §263(c) allows taxpayers to deduct IDCs immediately, and §469(c)(3)(A) allows even passive Crowdfunding investors to deduct their share provided they hold their interest through an entity that does not limit their liability.

This is where Delaware has the advantage.

In Delaware, as in every other state, the general rule is that the members of a limited liability company are not personally liable for obligations of the entity. Section 303(a) of the Delaware statute provides:

Except as otherwise provided by this chapter, the debts, obligations and liabilities of a limited liability company, whether arising in contract, tort or otherwise, shall be solely the debts, obligations and liabilities of the limited liability company, and no member or manager of a limited liability company shall be obligated personally for any such debt, obligation or liability of the limited liability company solely by reason of being a member or acting as a manager of the limited liability company.

Unlike other states, however, Delaware adds another statute immediately afterward, §303(b):

Notwithstanding the provisions of subsection (a) of this section, under a limited liability company agreement or under another agreement, a member or manager may agree to be obligated personally for any or all of the debts, obligations and liabilities of the limited liability company.

By contrast, Texas (where many oil and gas firms operate) includes a statute providing for the limited liability of members (§114) but does not explicitly allow that rule to be changed by an Operating Agreement. 

In my opinion, Delaware §303(b) makes it much easier to conclude that, with the right provisions in the Operating Agreement, a Delaware LLC can be “an entity which does not limit the liability of the taxpayer.” Under the Texas statute, it is probably possible to provide for personal liability, but the absence of an explicit statutory exception makes the argument under §469(c)(3)(A) much more difficult.

Let me know if you’d like to see the appropriate Operating Agreement provisions.

Questions? Let me know.

Lawyers and AI

Lawyers And Artificial Intelligence: An Update

I posted about lawyers and artificial intelligence in late 2023, predicting that AI tools would drive down the cost of legal services while making high-quality legal service available to more people. The great thing about predictions like that is that nobody can prove you were wrong until it’s too late. So far, however, it hasn’t happened.

I thought AI would enter the legal world through “intermediated” channels like Westlaw. With their enormous, curated databases of court cases, administrative rulings, and other source materials, as well as libraries of excellent legal forms drafted by top-notch lawyers, I expected companies like Westlaw to race quickly to the top, leaving “brute strength” tools like ChatGPT behind.

Since then, I’ve tried just about every AI tool on the market, including the most recent version of Westlaw’s AI tool, CoCounsel. Beginning each demonstration with high hopes, I am always left with great disappointment. 

Here are some things I’d expect from an AI tool for business lawyers:

  • Review Documents:  The tool should analyze an Asset Purchase Agreement or Operating Agreement and tell me (i) how it differs from “market” terms, and (ii) how it should be changed for the benefit of my client.
  • Summarize Documents:  The tool should summarize a legal document. One type of summary would tell me what’s in the document, at any level of detail I want. Another would prepare a summary I can use in an Offering Circular (e.g., “Summary of Management Agreement”).
  • Search Documents:  I’ve drafted approximately seven million Operating Agreements. If I’m looking for a clause I used two years ago, the tool should be able to find it.
  • Improve Documents:  The tool should review my document and point out ambiguities, inconsistencies, mistaken references, and logical gaps. 
  • Draft Sections of Documents:  If I’m drafting an IP License Agreement and need a section saying the Licensee is responsible for prosecuting infringement claims, the tool should produce one with a simple prompt.
  • Draft Whole Documents:  If I need a Rule 144 opinion, the tool should take me through the steps of preparing one, including the Certification from my client.
  • Legal Research:  The tool should vastly improve the process of legal research.
  • Reserve Flights:  Not necessary. 

In the earliest stages, I don’t expect an AI tool to produce great results. During a recent demonstration, the sales rep said, “You should view this as the work of a second-year lawyer.” Unfortunately, it was more like the work of a high school junior.

The good news is that brute strength tools like ChatGPT have improved dramatically. You still can’t rely on them – recently ChatGPT produced a quote from a court case speaking directly to my issue, but when I checked (always check), the quote was hallucinated – they are better than the intermediated tools, so far. 

When ChatGPT was released, many experts predicted that lawyers were the most vulnerable. Two and a half years later, that hasn’t happened, either. If you’re a lawyer, I guess that’s good news in a different way.

Questions? Let me know.

Crowdfunding

Crowdfunding Loan Participation Interests

Company A wants to borrow $1 billion and approaches Bank X. Bank X says sure, we’ll lend you $300 million ourselves and get the rest from other institutions. Bank X then approaches banks, insurance companies, and other lenders, raising the full $1 billion. Each lender holds a piece of the $1 billion loan, as if holding a separate promissory note. The pieces they hold are called “loan participation interests.”

The market for loan participation interests is gigantic and received a gigantic boost in 2023 when the Second Circuit Court of Appeals, in a case called Kirschner v. JP Morgan Chase Bank, N.A., decided that loan participation interests generally are not “securities” for purposes of the U.S. securities laws.

To illustrate why that matters, imagine that when Company A approached Bank X, Bank X formed a limited partnership, naming itself as general partner and offering limited partnership interests to the other banks, insurance companies, and other lenders. Those limited partnership interests (probably) are securities. And that means the other banks, insurance companies, and other lenders can sue Bank X for securities law violations, including violations of Rule 10b-5 (material misstatements or omissions).

The gigantic market for loan participation interests breathed a gigantic sigh of relief at the decision in Kirschner v. JP Morgan Chase Bank, N.A. Today, some entrepreneurs are taking the decision one step farther. Reading law firm blogs captioned “Loan Participation Interests Are Not Securities,” these entrepreneurs are offering loan participation interests to the public in Crowdfunding-like offerings, without bothering with securities laws. Unfortunately, this one step farther might be a step too far.

If we ignore the blog captions and look at the case itself, we see there is no bright-line rule. To determine whether the loan participation interests were securities, the court in Kirschner v. JP Morgan Chase Bank, N.A. relied on a case called Reves v. Ernst & Young, where the Supreme Court created a four-part test to determine whether a given loan participation interest (or promissory note generally) is a security. The decision balanced on the second test:  the “plan of distribution,” meaning how and to whom the interests were sold. The court stated, “This factor weighs against determining that a [loan participation interests] is a security if there are limitations in place that ‘work to prevent the [loan participation interests] from being sold to the general public.’”

In the case before it, the court found that the loan participation interests were offered only to “sophisticated institutional entities.” Hence, the court concluded that “This allocation process was not a ‘broad-based, unrestricted sale to the general investing public.’” No sale to the general investing public, no security.

In the Crowdfunding-like offerings I’ve seen, loan participation interests are offered to “sophisticated investors.” No doubt they hope to fall within the “sophisticated” language of the Kirschner v. JP Morgan Chase Bank, N.A. decision. But the decision doesn’t say just “sophisticated.” It says, “sophisticated institutional entities.” In the jargon of Regulation D offerings, a doctor with two real estate investments is often referred to as “sophisticated,” but under Rule 506(b)(2)(ii), that just means she “has such knowledge and experience in financial and business matters that she is capable of evaluating the merits and risks of the prospective investment.” The doctor is a far cry from a “sophisticated institutional entity.”

For that matter, selling loan participation interests on a website accessible to everyone seems very close to a “sale to the general public,” exactly what the court in Kirschner v. JP Morgan Chase Bank, N.A. was watching out for.

The blog caption “Loan Participation Interests Are Not Securities” would have been more accurate saying “Loan Participation Interests Are Not Securities If Sold to Sophisticated Institutions” or even “Loan Participation Interests Are Securities Unless Sold to Sophisticated Institutions” or even “Alert:  Loan Participation Interests Sold Through Crowdfunding Are Securities.”

Websites selling loan participation interests to the public – even to the “sophisticated” public – are taking great risks. By selling unregistered, non-exempt securities, they risk lawsuits from unhappy investors, both as a company and as individuals. They also risk enforcement actions by the SEC, actions that could leave the company and the individuals branded as “bad actors” for the next 10 years.

Questions? Let me know.