Dear Valued Investor,
As an important part of the Colonial Impact Fund II (the “Fund”) family, we are pleased to
share with you the quarterly investor newsletter from Q4, 2017. The Fund has completed
its eleventh full quarter of operations. Growing in a profitable and well-managed way
continues to be our highest priority.
Since its inception, the Fund has strived to acquire performing and non-performing notes
secured by single family residential properties valued under $100,000 located throughout
the United States. By completing these acquisitions consistent with our philosophy and
process, the Fund was able to maintain its assets under management to just over
$18.3MM at the end of Q4, represented by the total unpaid principal balance of loans
held plus the value of the real estate owned by the Fund.
The Fund’s disposition model (which is to sell individual assets to the downstream retail
buyer network) delivered continued results. The buyers in this network purchased 101
assets this past quarter, which in part contributed to the Fund’s 10.06% quarterly return,
and which also created a “return since inception” of 12.11% (both annualized figures).
We continue to welcome existing and prospective Fund investors to attend the 3-day
training classes offered by our sister company, NoteSchool (NoteSchool.com), to learn
more about performing and non-performing notes. While it is by no means a requirement
to attend these as an investor in the Fund, we continue to hear meaningful feedback from
both existing and prospective Fund investors as they learn more about these assets that
the Fund invests in. Particularly as a passive investor, you may find these to be of value
so you have more insight not only into the asset class itself, but how they are managed.
What we teach investors through NoteSchool mirrors how we manage and operate the
Fund on a daily basis. Additionally, attending a Mile Marker Club Symposium may also be
of interest to learn about additional wealth strategies and how private placement funds,
like Colonial Impact Fund II, can be integrated into your portfolio.
In an effort to keep the Fund diversified, the Fund’s assets are spread over 30 states,
reducing the overall exposure to any one market. Additionally, the average acquisition
price per asset in Q4 was approximately $28,109 thereby minimizing capital exposure to
any one particular asset. Because the Fund can purchase assets at attractive discounts,
the “investment to value” (ITV) ratio stays at levels that the Fund desires. The Fund
currently has about a 52% ITV, meaning that on average, the Fund purchased the real
estate notes at fifty-two cents on the dollar of current market value of the properties
securing those notes. (Of course, the ITV is an assessed or approximate ratio and is not in
any way certain or guaranteed).
Market conditions continue to be favorable in terms of the amount of available inventory
of discounted mortgage notes. Q4 reports showed over $2 Billion of discounted notes
being released into the market. Based on the waterfall of how these assets work through
the marketplace, Colonial Impact Fund II is firmly positioned to see the types of assets we
seek out and meet our underwriting guidelines. The Fund continues to be routinely
approached by institutions looking to trade their loans, secured by properties valued
under $100,000. This price point serves as a significant source of deal flow for the Fund
because these tend to be the most costly assets for the larger institutions to hold.
Additionally, with continued signs of market volatility in both domestic and global
markets (including traditional stock market indices), it’s possible to see a correction in
real estate values and prices associated with the purchase of discounted notes over the
next several quarters or even years. While we have no idea what the overall ramifications
of such a correction will be, or how long the effects will last, we are taking the steps we
deem prudent and important, in our best assessment of the order of their importance to
safeguard, preserve and protect your investment to the best of our ability.
Our management team has built relationships with the key sellers of these assets over
several decades. Additionally, our management team works consistently with both
existing and new private investors as a source of additional capital to take advantage of
opportunities in the market. With less than five percent of the total capital raised coming
into the debt vertical of the Fund, the vast majority of capital raised is unlevered equity.
As of December 31, 2017, the Fund has deployed $13,256,539 of net investor capital.
While the Fund can secure a credit facility or institutional type debt, the Managers have
not opted to do so at this point. In large part, thanks to our valued private investors, the
Equity Vertical has been well received from a fundraising standpoint, reducing the need
to secure a credit facility. So long as the equity capital market conditions continue to be
robust, it keeps the need for an institutional lender low.
As of the writing of this newsletter, we are in the process of conducting due diligence on
more than 120 assets which will result in investor capital deployment of more than
$4MM. While not all of these assets will pass through the underwriting process, we
continue to see tremendous opportunities for the Fund.
For those of you newer to the private placement fund arena, we have engaged Redwood
Real Estate Administration to administer the day to day accounting, statement production
and process investor capital. Through a third-party administration company, there is
additional transparency and accounting support, amongst other services provided to the
Fund and its investors. Additionally, Spiegel Accountancy conducts an annual financial
audit of the Fund.
We have begun the process of the annual financial audit and tax return. We expect the
tax return to be completed and distributed to investors by mid-March, 2018. The financial
audit will be available for investors by end of Q2, 2018.
We continue to be very active in the capital marketplace meeting with existing investors
and meeting new investors. We will see many more of you throughout the 2018
Motorhome and Money Tour this summer. Additionally, the discounted note industry
event of the year, NoteExpo, will be held November 2-3, 2018 in Dallas, Texas. All of these
events are in addition to the regular informational webinars we offer for investors to learn
more about the market, asset class and our offering. We certainly appreciate your
referrals to your friends and family who are accredited investors that may have an interest
in including the Fund in their portfolio as well.
Thank you for your continued interest, trust and confidence.
Ryan Parson, MBA, CFP®, ChFC
Neither this document nor its contents are an offer to sell or distribute securities in any jurisdiction.