Sugar Plum Investment Summary+

Sugar Plum Apartments
Investment Opportunity
112 Units – Multifamily Value-Add – Tulsa, OK
Disclaimer & Confidentiality
SUGAR PLUM INVESTMENTS, LLC, an OKLAHOMA limited liability company (the Company), with offices at 10149 E 32nd St, Tulsa, OK 74146 is raising
funds from private investors to buy the RESIDENTIAL MULTIFAMILY property located at 10149 E 32nd St, Tulsa, OK 74146 (the Property). The funds will be
raised via the sale of Class A units in the Company, via a private placement offering (Offering) under regulation D, rule 506(b) exemption from
securities registration. The offering is available to a limited number of Accredited and non-accredited investors.
The manager of the company is SUGAR PLUM MANAGEMENT, LLC, an OKLAHOMA limited liability company (the Manager). Sponsors of this offering
include SUGAR PLUM MANAGEMENT, LLC whose key principals are MICHAEL BARNHART, SUZANNE SEVIER, MARCUS LONG, CAMILLA JEFFS, SHANE
BROOKS, ERIC NELSON, and CLIFTON LUBER.
The property purchase price is $9,450,000. The amount required from investors is between $3,500,000 and $5,275,000, with a target raise of $4,275,000.
Funds received as an investment in this offering will be used for the Property down payment, acquisition and closing costs, lender fees, Property
improvements, and for the Manager’s expense reimbursements and Fees, as shown in the acquisition expenses table contained herein.
This material does not constitute an offer or a solicitation to purchase securities. An offer can only be made by a private
placement memorandum. Please request a copy of the private placement memorandum if you are interested in investing.
This information is private and confidential and is offered under Regulation D, Rule 506(b) exemption from SEC registration. Do
not distribute.
2023 © Adventurous REI – A Long Legacy – Steady Stream Investments – Wild Oak Capital – Upward Capital 2
Table of Contents
04 Executive Summary
07 Sponsorship Team
10 Market Analysis
16 Property Overview
23 Financial Analysis
35 FAQs
3
Executive Summary
4
Investment Highlights
ü Desirable Location – this “Class C+” asset is located in the highly desirable top-rated Union
School District with close proximity to freeways, major employers, retail, restaurants, and
Tulsa’s international airport.
ü Stabilized Asset – This cash-flowing asset is already close to achieving projected rent
increases with renovations, even before adding washers & dryers, while maintaining less
than 5% vacancy.
ü Value-Add Opportunity – the current owner has completely renovated the exterior of the
property but has left 50 units in a ”classic” condition. Leaving us the opportunity to perform
light renovations as well as completing the addition of in-unit washers & dryers in the
remaining 54 units.
ü Experienced Team – with a successful track record, the GP team and property
management have the necessary skills to execute and deliver on the business plan. In fact,
the asset managers have successfully installed washer & dryers at 3 of their other properties.
ü Strong Projected Returns
Internal Rate of Return (IRR) 16.5%+

Equity Multiplier 2.17x+ Through a Cost Segregation study investors will be able to take
advantage of accelerated depreciation in combination with 80%
Average Annual Return 19.4%+
bonus depreciation for 2023.
Avg. Cash-on-Cash 6.5%+
Preferred Return 7%
Min. Investment $50,000
Overview
Sugar Plum, is a stabilized 112-unit garden-style
apartment community located in Tulsa, Oklahoma.
This highly amenitized community presents the
perfect opportunity to invest in an asset that is
positioned to capitalize on the prime location and
value-add opportunities.
Purchase Price $9,450,000

Year of Construction 1972
Number of Units 112

Avg. Unit Size 1,009 SF
Avg. Proforma Rent $1,065/Unit or $1.06/SF
Occupancy 95%
Sponsorship Team
7
About Us
*Asset Management Leads
Suzy Sevier* is the other co-founder of Adventurous Real Estate Investors. Suzy is the owner and asset manager of over $55 million worth of
apartment communities in Oklahoma. She is also an owner of a short-term rental portfolio in Texas. She co-hosts a monthly meetup for
overseas real estate investors investing in the United States. Suzy currently works as a full-time Real Estate Professional. Her love for humans
has exposed her true superpower, asset management. She loves working with the team to ensure everyone involved with the apartment
community feels heard and understood. This goes a long way when trying to implement and complete a business plan! Previously, she was
a program manager and supply chain coordinator for a global multibillion-dollar biotechnology company in Cambridge, UK. Her main
project was a $6.1M warehouse transfer in the Netherlands. She volunteers for the Junior League of Dayton and Big Brothers Big Sisters. Suzy
has a Master’s in Business Administration (MBA) with a concentration in Marketing from The University of Denver.
Michael Barnhart, Ph.D.* is a co-founder of Adventurous Real Estate Investors. He is head of acquisitions where he specializes in strategically
targeting core-plus and value-add multifamily commercial real estate investment opportunities to offer lucrative returns to their investors
through the implementation of a business model that focuses on a different ROI – Return on Impact. Michael is the owner and asset
manager of over $55M worth of apartment communities across Oklahoma and Texas with a majority located in Tulsa. He is also a board
member of Fortune 51, an initiative in Tulsa to help reduce crime and bring stability to some of the lower-income submarkets. Michael holds
a Ph.D. in biochemistry from the University of Cambridge. In addition to his passion for commercial real estate, Michael is a U.S. Air Force
Officer with over 18 years of military experience. He is a professionally trained and certified Program Manager and has overseen the
successful acquisition, implementation, and disposition of over $100M in defense systems and currently manages a $120M acquisition and
research portfolio.
Marcus Long is a husband, father of two, and the Founder of A Long Legacy Capital, a real estate investing firm dedicated to providing the
resources and real estate investment opportunities for investors to achieve financial freedom, make an impact, and leave a legacy.
Marcus is the owner of a 36-acre cattle farm, 12 single family and multi-use units, a Limited Partner on 186 units, a General Partner on 574
units, has significant experience in private lending and currently coaches other investors for 7 Figure Multifamily. Marcus currently works as a
full-time real estate professional and previously served over 21 years as a Cryptologic Warfare Officer in the U.S. Navy managing the
operation of multibillion-dollar equipment and annual budgets in excess of $20M. He has a B.S. in Business Administration - Finance from the
University of Missouri and a M.A. in Defense and Strategic Studies from the Naval War College.
Camilla Jeffs is the CEO of Steady Stream Investments, a financial education company teaching investors how to add passive income
streams through group investing in real estate. Camilla is a general partner in over 1,500 multifamily units and a 65-bed assisted living
community. In addition to her 20 years of experience investing in real estate, she holds an MBA and was known as an innovative HR leader
for tech companies. Camilla is the host of the Quiet Wealth podcast and has started four successful businesses. She is the mother of five
amazing children, loves to play soccer and tennis, and raises mini farm animals.
Eric Nelson is from southwest Colorado and received a degree in Civil Engineering from Colorado State University. He is the principal of Wild
Oak Capital and is actively syndicating multifamily properties. He has been investing in real estate for over 10 years, and currently has over
500 units under management, with a team or with his wife. As a former owner of a successful engineering company in Colorado, Eric brings
management skills and excels at underwriting, project management, investor communication, and property inspections. Eric is also the host
of The Real Estate Mindset podcast, where he discusses with industry leaders what it takes to be a successful investor based on continuous
personal and professional growth. Eric and his wife Marie have two young boys and love to spend time outdoors at their home in Durango
Colorado.
Shane Brooks is from southwest Colorado and received a degree in Engineering from Fort Lewis College in Durango, CO. Currently, he is a
senior project engineer for a midstream company in Houston, TX. Also, he is a partner with Wild Oak Capital, a value-add multifamily
syndication company focused on Oklahoma, Texas, Arkansas, and Colorado. Shane has been investing in real estate for over 9 ½ years
and currently operates 411 units totaling $38 million worth of real estate assets under management along with being a limited partner in
another 919 units. With his strong technical background, Shane excels at storage / motel / multifamily underwriting, asset management,
and project execution. Shane and his wife Brynn have an 8-month-old daughter and enjoy spending their time outdoors with their basset
hound and traveling.
Clif Luber - In addition to founding Upward Capital in 2020, Clif served as a Supply Officer in the U.S. Navy. Clif graduated with a degree in
Political Science from the United States Naval Academy. While on active duty he served on a destroyer, hospital ship, and submarine, as
well as at the Pentagon and White House. His last tour on active duty he served with Navy SEALs as a Special Operations Logistician. Clif’s
real estate experience includes Multifamily, RV Parks, as well as Furnished Rentals. He is a General Partner on over 920 units and a Limited
Partner on 600 units. As a co-founder of Upward Capital, he is dedicated to helping veterans, young professionals, and families invest and
build financial freedom with real estate joint ventures and syndications. Clif will be attending Harvard Business School this fall and is looking
forward to continuing his real estate career while there.
Market Analysis
10
Tulsa, OK
POPULATION GROWTH
Results from the 2020 Census indicate that the population of the Tulsa metro surpassed one
million for the first time in history, experiencing a ~10% growth from 2010 to 2020. This is an
important consideration for expanding companies and site selection groups when
evaluating new markets to expand or relocate their business operations
LABOR MARKET DIVERSIFICATION

Tulsa is the second-largest city in the State of Oklahoma and a regional leader in energy,
aerospace, transportation, telecommunications, and business services. The Tulsa metro is
home to several major companies’ headquarters, including Bank of Oklahoma, Williams
Companies, QuikTrip, ONEOK, and Helmerich & Payne, Inc.
Sales activity in Tulsa remains elevated, coming in at $903

LIMITED MULTIFAMILY SUPPLY million over the past year, the highest volume on record.
There are currently only 690 market-rate units that are under construction through the first
quarter of 2023. This allows for the demand of multifamily properties to remain strong as new
construction is limited.
GROWING ECONOMY
Tulsa's economy is now in expansion mode, and there are several bright spots from the economic recovery.
• American Airlines is moving forward with its investment of $550 million to expand its Base Maintenance facility to be completed in 2024. The most significant investment
ever made at a maintenance location in the airline's history.
• Tulsa Innovation Labs received $100M investment to develop a citywide strategy to position Tulsa as a major national tech hub.
• Amazon has opened its 2.5 million square foot distribution center. The company has started hiring 1,500 employees to operate the facility.
• Milo's Tea invested $60 million in manufacturing equipment & construction of an operations center spanning more than 100,000 on a 20-acre site.
• Enel is building a $1 billion solar panel plant at Tulsa’s Port of Inola.
• $2B American Heartland Theme Park and Resort along Route 66, just outside Tulsa, opening in 2026.
Source: CoStar
Employment Metrics
Unemployment rate in Tulsa County as of Aug 2023 is 3.1% compared to U.S. unemployment of 3.8%.
Strategic Location
Sugar Plum Apartments is located close to midtown in
the growing area of East Tulsa. Close proximity to
Highway 169 allows residents to quickly be on the best
route to all of the popular destinations in the area. One
of Tulsa's main industrial corridors, with manufacturing
and service-oriented businesses and jobs, is located just
2 miles away. Residents can also get to either
downtown Tulsa or Broken Arrow in just 15 minutes. All
daily shopping and convenience items can be found
within a mile, including a Walmart Neighborhood
Market, Walgreens, Starbucks, fast food options, and
gas stations.
The Sugar Plum Apartment community offers a pet-

friendly environment with multiple outdoor amenities.
Residents can use the BBQ grills and picnic tables while
their children play on the playground or get some
exercise on the nearby running trails. Parents will also
greatly appreciate that Sugar Plum is part of the Union
School District, one of top school districts in the State.
Local Demographics
The following table shows Economic and Demographic
highlight in proximity to Sugar Plum. The demographic
data are derived from 2020 ACS – U.S. Census
0.25 Miles 0.5 Miles 1 Mile

Total Population 1,742 4,686 17,195
Sugar Plum
Average Age 23.9 25.8 28.6
Total Households 480 1,482 5,989
# Of Persons Per HH 3.6 3.2 2.9
Avg HH Income* $51,696 $49,886 $49,746
*Avg Pro Forma Rent to Income Ratio – 23.1%; National Average – 29.9%
Additional Demographic Highlights

• 5 Year Population Growth: 3.5%
• Percent Renters: 2 Mile Radius: 50%
5 Mile Radius: 46%
Total Metro: 47%
Tulsa - East Submarket Data
Highest Performing Submarkets - RBN (Renters-By-Necessity)
Two Bedroom*
Three Bedroom*
*NB – all Sugar Plum units will have W/Ds increasing the rental rate
Data obtained from YardiMatrix
.T
Property Overview
16
Property Information
Address 10149 E 32nd St, Tulsa, OK 74146
Style Low-Rise / Garden
Lot Size 7.5 acres
Total Units 112
Year Built 1972
Total Buildings 15 + Leasing Office

2 Bed/1.5 Bath 960 SF 44 units
Unit Mix 2 Bed/1.5 Bath TH 1,000 SF 48 units
3 Bed/1.5 Bath TH 1,140 SF 20 units
Parking Spaces 180
Property Features
Foundation Slab
Exterior Frame Siding/Brick/Stone Veneer
Roof Pitched – New from 2022
Parking Surface
Metering Master Metered for Water
HVAC Individual
Recent CapEx • $700,000+ in recent CAPEX
Improvements Improvements
• New Shingled Roofs – 2022
• New Windows – 2021
• Exterior Paint – 2022
• Appliances
• Flooring
• Plumbing
• HVAC
• New Playground
Community Amenities
ü Clubhouse
ü Laundry Facilities
ü Union School District (#4 in Tulsa MSA)
ü Outdoor Grill & Picnic Areas
ü Basketball Court
ü Playground
ü On-Site Management
ü On-Site Maintenance
ü Online Pay & Autopay
ü 24-Hour Emergency Maintenance
ü 24-Hour Surveillance Cameras
Source: niche.com
Apartment Amenities
ü Washer/Dryer Hookups*
ü New double-pane windows
ü Central Heating & Air
ü All electric appliances
ü Online Service Requests
ü High-Speed Internet Ready
ü Large Balconies
ü Ceiling Fans
ü Cable Ready
ü Tub/Shower
ü Dishwasher
ü Walk-In Closets
*in select units
Rent Comparables 3 4
1
Year Avg Unit
# Property Units W&Ds?
Built SF
W/Ds to be
1 Sugar Plum 1972 112 1,009
added to all
2 Echo Trail 1984 240 789 W/D included 5
2
3 23 East 1971 235 792 Hookups
6
Hookups in
4 Metro Plex 1975 217 1,052
select units
Hookups in
5 Westminster 1970 467 1,054
select units
Greens of W/D in select

6 1984 384 949
Bedford units
Rent Comparables
Unit Type # Units Avg. SF Current Proforma $/SqFt
2 Bed / 1.5 Bath (adding W/D) 18 960 $930 $999 $1.04
2 Bed / 1.5 Bath + W/D Hookups (adding W/D) 26 960 $960 $999 $1.04
NB - Adding W/D
2 Bed / 1.5 Bath Townhome (adding W/D Hookups) 24 1,000 $960 $1,049 $1.05 connections &
2 Bed / 1.5 Bath Townhome + W/D Hookups (adding W/D) 24 1,000 $1,010 $1,049 $1.05 W/Ds to all of the
remaining units
3 Bed / 1.5 Bath Townhome (adding W/D Hookups) 16 1,140 $1,170 $1,249 $1.09
3 Bed / 1.5 Bath Townhome + W/D Hookups (adding W/D) 4 1,140 $1,249 $1,249 $1.09
Total / Average 112 1,009 $1,006 $1,065 $1.06
Property Name 2 Bed 2 Bed Townhome 3 Bed 3 Bed Townhome

Echo Trail $975* $1.15 - - $1,320* $1.17
23 East $1,050* $1.25 $1,075* $1.12 $1,242 $1.18 $1,300* $1.35
Metroplex $1,062* $0.96 - - $1,399* $1.04
Westminster - - $960 $0.86 - - $1,299* $0.99
Greens of Bedford $1,009 $0.96 $1,249 $1.04
Total / Average - Comparable $1,024 $1.08 $1,018 $0.99 $1,302 $1.11 $1,299 $1.17
Sugar Plum – Proforma Rents $999 $1.04 $1,049 $1.05 - - $1,249 $1.09
*W/D Hookups
Financial Analysis
23
Business Plan
Installing Washer/Dryer Connections + Washers & Dryers
• There are already 58 units with W/D connections, so we plan to install W/D
connections in the remaining 54 units. Additionally, we have found at other
properties that installing a Washer & Dryer (in addition to the connection) boosts
the rent premium. So, our plan is to install Washers & Dryers in the units with new
connections and those with existing connections.
Interior Upgrades
• Currently, there are 50 units that have yet to be upgraded from “classic” to
“standard” units. These updates are projected to cost $4,500-$5,000/unit,
including wall paint, cabinet paint, new appliances, resurfacing, and either
carpet or vinyl flooring. Furthermore, we plan to perform standard unit turns on
the current 62 units that have already been upgraded. In addition to the W/Ds,
these updates will ensure that we meet and/or exceed our rent projections.
Additional Income
• The current owner has begun to collect utility reimbursements but has not
achieved this across all the units. We plan to implement utility bill backs across all
units over a 2-year timeframe. Additionally, we plan to implement valet trash
collection across the property – we have achieved this across our entire portfolio,
which has been well received.
Refinance & Exit Strategy

• After a 3-year hold period, the asset will be refinanced returning approximately
~35% of investors’ capital or sold depending on the market. After another hold
period of approximately 3 years and depending on interest rate fluctuation and
overall benefit to investors’ returns, we will aim to exit the property at a projected
6.65% cap rate.
Investment Overview
Yearly Cashflow Projections
Entity Purchase: taxes

will not be reassessed at
time of purchase
Breakeven
Occupancy: 68% 26
(36 Vacant Units)
Investment Overview
Preferred Return – Limited Partners (Class A-1 & A-2 Shares) have a preferred return of 7% per annum which if not distributed, will accrue over the life of the deal.
Class A-1 shares are only open to Y Loft investors and their preferred return starts accruing on October 1, 2023.
Distributions – The remaining free cash flow from operations, after paying all the operational expenses and debt obligations, will be distributed to equity investors
on a quarterly basis. Once the 7% preferred return has been met, Class A-1 and A-2 shares will receive 70% of the remaining free cash-flow. Note that distributions
will be made at the sole discretion of the Manager with the financial wellbeing of the asset and company being the priority.
Profit sharing – At the time of a capital transaction (sale or refinance), once 100% of investor capital along with the 7% preferred return has been returned, Class
A-1 and A-2 investors will receive 70% of the profits. Should the investment exceed projections and deliver greater than anticipated returns and Class A-1 and A-2
have realized a 17% IRR, Class A-1 and A-2 will receive 50% of the profits.
Investing funds – Investors may invest with cash or self-directed retirement funds.
Capital Stack
Equity Multiple 2.17x+ Class B General Partners
$2.775M
Class A-1&2 Limited Partners
Internal Rate of Return 16.5%+
Class A Seller Carry $1.5M
Average Annual Return 19.4%+
Average Cash-on-Cash Return 6.5%+ Senior Debt $6.9M
Target Hold Period 3-6 Years
Projected Returns
Total
216,828
Projected Returns Sensitivity Study
Target Exit
Debt Summary
Senior Debt*
Loan Amount $6.9M
Interest Rate 7.4% Fixed
Loan to Cost 66.0%
Interest Only Period 12 months
Loan Term 60 months
Amortization Period 30 Years
Maturity Date December 1, 2028
Loan Type Non-Recourse
Pre-Payment 3%, 2%, 1%, 1%, 1%
Agency Freddie Mac SBL
*Subject to change before closing
Strong Track Record
Asset Management Leads' Portfolio
Acquisition NOI at Current NOI
Property Units Market Increase in NOI
Date Purchase (T-3)
Harpers Lodge 88 Feb 2021 Tulsa, OK $216,215 $336,472* 55.6%
The Park @ 12 Twenty 100 July 2021 Pryor, OK (Tulsa MSA) $396,301 $634,126 60.0%
Chula Vista 60 Oct 2021 Oklahoma City, OK $157,996 $305,528 93.4%
Villa Verde 131 Oct 2021 Oklahoma City, OK $221,101 $627,897 184%
The Heights @ Midtown 106 July 2022 Tulsa, OK $414,321 $564,651 36.3%
Brookwood on 86th 100 May 2023 Owasso, OK (Tulsa MSA) $568,481 $673,716 18.5%
Asher 8 Aug 2021 Arlington, TX $45,000 $106,272** 136%
*Based on full operation

**Short-term rental conversion
Property Management
With over 21 years of experience in the real estate and property
management business, Winfield has a proven track record of
successfully reaching the goals and objectives of property owners across
the nation.
As a company, Winfield successfully manages over 4,000 units as well as

all our GP’s current assets (700+ units) in Oklahoma.
Next Steps
To make your investment, please contact your sponsor for their
portal link to review the PPM and sign the subscription agreement.
After approving your documents, we will send you funding

instructions which must be fulfilled before the funding deadline.
What to Expect after Closing

ü Access to online investor portal which houses all your
investment documents, future tax documents (K-1’s),
investment performance metrics, and other pertinent
information.
ü Quarterly distributions to start after 6 months of ownership via Invest
direct deposit ACH payments.

ü Regular communication as well as scheduled monthly updates.
ü Prompt response to all e-mail, text, and calls.
Subscription Process
NOW
• Review Investor Documents, Sign Commitment, and
Wire Funds
October 30th
• Subscription Packets Due
November 6th
• Funds Due
December 1st or sooner

• Closing
FAQs
Q: What is the breakeven occupancy?
A: 68% (equal to 36 vacant units) - historical occupancy for this property has been trending ~95%
Q: What is the communication plan to investors?

A: We send out monthly updates via email around the 25th of each month.
Q: Are you doing a cost segregation to boost depreciation?

A: Absolutely! This year is the last year to take advantage of 80% bonus depreciation.
Q: What is the year 1 debt service coverage ratio (DSCR)?

A: 1.25
Q: Can Non-Accredited investors participate in this offering?

A: Yes, this offering is set up as a 506(b) with the SEC. Accredited investors and Non-Accredited investors are welcome.
Q: Can I invest with an IRA or Solo 401K?

A: Yes, if you have set up a Self-Directed IRA or Solo 401k you can invest IRA funds.
Q: Who will be asset managing?

A: Adventurous REI (Suzy & Michael) will be the asset management leads. They have a proven track record and currently asset manage over 600 units.
Q: What is a Preferred Return?

A: A preferred return is a minimum return that Limited Partners must receive before any carried interest can be distributed to General Partners. Any shortfall between
operational cash flow and the preferred return will accrue over the life of the deal and be caught up upon sale or refinance.
Q: What are the equity splits?

A: Above the 7% preferred return to Class A-1 and A-2 investors, everything (cash flow and profits at sale) will be split 70/30, with 70% going to investors and 30% going to
the GPs.
Q: Are the General Partners investing in this deal?

A: Yes, we co-invest in all our deals. In total, the General Partners will have 10% (of the common equity) of their personal funds invested in this offering.
35
Q: How often will I get paid a return?
A: You will receive quarterly distributions, starting around May 2024 - after the first full six months of operations.
Disclaimers
This Property Summary has been prepared solely for and is being delivered on a confidential basis to The Company undertakes no commitment to update or revise the forward-looking statements whether as a
persons considering a possible business relationship with the Company (defined herein). This Presentation is result of new information, future events or otherwise. Anyone using the Property Summary does so at their
for informational purposes only and does not constitute an offer to sell, a solicitation of an offer to buy, or a own risk and no responsibility is accepted for any losses which may result from such use directly or indirectly.
recommendation to purchase any equity, debt or other financial instrument of the Company. No offer of Recipients should carry out their own due diligence in connection with the assumptions contained herein.
securities shall be made except by means of a private placement memorandum meeting the requirements Although the Company may from time to time voluntarily update its prior forward-looking statements it
of the Securities Act of 1933, as amended, and applicable regulations of jurisdiction in which such an offer disclaims any commitment to do so whether as a result of new information, future events, changes in
may be made. Any reproduction of this Property Summary, in whole or in part, or the disclosure of its assumption or otherwise except as required by securities laws.
contents, without the prior written consent of the Company, is prohibited.
The financial and operating projections contained in this Property Summary represent certain estimates as
By accepting this Property Summary, each participant agrees: (i) to maintain the confidentiality of all of the date hereof. The Company’s accountant has not examined, reviewed or compiled the projections
information that is contained in this Property Summary and not already in the public domain and (ii) to use and accordingly expresses no opinion or assurance that the projections contained herein will accurately
this Property Summary for the sole purpose of evaluating a business relationship with the Company. reflect the Company’s results of operation or financial condition. The projections are presented in non-
GAAP format. Assumptions and estimates underlying prospective financial information are inherently
Forward-Looking Statements uncertain and are subject to a wide variety of significant business, economic and competitive risks and
uncertainties that could cause the actual results to differ materially from those contained in prospective
This Property Summary includes “forward looking statements” within the meaning of the “safe harbor”
financial information. Accordingly, there can be no assurance the prospective results are indicative of the
provisions of the United States Private Securities Litigation Reform Act of 1995. Forward-looking statements
future performance of the Company or that actual results will not be materially different from the
may be identified by the use of words such as “forecast”, “intend”, “seek”, “target”, anticipate”, “believe”,
projections as presented. Inclusion of the prospective financial information in this Property Summary should
“expect”, “estimate”, “plan”, “outlook” and “project” and other similar expressions that predict or indicate
not be regarded as a representation by any person that the projections contained herein are indicative of
future events or trends or that are not statements of historical matters. Such forward-looking statements
future results or will be achieved. These variation variations could materially affect the ability to make
include estimated financial information.
payments with respect to any of its outstanding and or future debt and service obligations.”
Such statements with respect to revenues, earnings, performance, strategies, prospects and other aspects
of the business of the Company and are based on current expectations that are subject to known and
unknown risks and uncertainties, which could cause actual results or outcomes to differ materially from Industry and Market Data
expectations expressed or implied by such forward looking statements. These factors include, but are not
limited to: (1) The inability of the Company to secure sufficient financing on favorable terms to acquire and Unless otherwise noted, the forecasted industry and market data contained in the assumptions for the
operate the targeted properties; (ii) the possibility that the Company may be adversely affected by other projections are based upon the Company management’s estimates and industry and market publications
economic, business and or competitive factors; (iii) an unexpected and unforeseeable event or events that and surveys. The information from industry and market publications has been obtained from sources
adversely affect projections due the economic climate, weather events or events that uniquely affect believed to be reliable, but there can be no assurance as to the accuracy or completeness of the included
acquired properties, including but not limited to litigation, latent building issues, or infrastructure issues; and information. The Company has not independently verified any of the data from third-party sources, nor has
(iv) other risks and uncertainties indicated from time to time in the final private placement memorandum it ascertained the underlying economic assumptions relied upon therein. While such information is believed
prepared by the Company, including those under “Risk Factors” therein, and other certain other to be reliable for purposes used herein, none of the Company, their respective affiliates, not their respective
documents attached to and incorporated in a private placement memorandum for the Company. You directors, officers, employees, member, partners, shareholder or agents many any representation or
are cautioned not to place undue reliance upon any forward-looking statements, which speak only as of warranty with respect to such information
the date made.
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Sugar Plum Apartments

ü Strong Projected Returns

Internal Rate of Return (IRR) 16.5%+

Purchase Price $9,450,000

Number of Units 112

Avg. Proforma Rent $1,065/Unit or $1.06/SF

LABOR MARKET DIVERSIFICATION

Sales activity in Tulsa remains elevated, coming in at $903

The Sugar Plum Apartment community offers a pet-

0.25 Miles 0.5 Miles 1 Mile

Additional Demographic Highlights

Address 10149 E 32nd St, Tulsa, OK 74146

Style Low-Rise / Garden

Lot Size 7.5 acres

Total Units 112

Year Built 1972

Total Buildings 15 + Leasing Office

*in select units

Greens of W/D in select

Property Name 2 Bed 2 Bed Townhome 3 Bed 3 Bed Townhome

Refinance & Exit Strategy

Entity Purchase: taxes

Average Cash-on-Cash Return 6.5%+ Senior Debt $6.9M

Target Hold Period 3-6 Years

Interest Rate 7.4% Fixed

Loan to Cost 66.0%

Interest Only Period 12 months

Loan Term 60 months

Amortization Period 30 Years

Maturity Date December 1, 2028

Loan Type Non-Recourse

Pre-Payment 3%, 2%, 1%, 1%, 1%

Agency Freddie Mac SBL

*Subject to change before closing

Harpers Lodge 88 Feb 2021 Tulsa, OK $216,215 $336,472* 55.6%

Chula Vista 60 Oct 2021 Oklahoma City, OK $157,996 $305,528 93.4%

Asher 8 Aug 2021 Arlington, TX $45,000 $106,272** 136%

*Based on full operation

As a company, Winfield successfully manages over 4,000 units as well as

After approving your documents, we will send you funding

What to Expect after Closing

direct deposit ACH payments.

December 1st or sooner

Q: What is the communication plan to investors?

Q: Are you doing a cost segregation to boost depreciation?

Q: What is the year 1 debt service coverage ratio (DSCR)?

Q: Can Non-Accredited investors participate in this offering?

Q: Can I invest with an IRA or Solo 401K?

Q: Who will be asset managing?

Q: What is a Preferred Return?

Q: What are the equity splits?

Q: Are the General Partners investing in this deal?

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