Elevate.Money operated as a non-traded REIT focused on small commercial single-tenant net-lease assets such as quick-service restaurants, convenience stores, gas stations, dollar stores, and car washes. However, the platform paused monthly dividend declarations effective February 1, 2024, and a majority of shareholders later voted to sell the REIT's properties and liquidate the REIT. As of 2026, Elevate.Money is best understood as a former, wind-down or liquidation-stage non-traded REIT platform rather than an active path for new investors. Investors who once looked to Elevate.Money for exposure to single-tenant net-lease real estate now need alternatives, and many prefer direct exposure to individual properties, monthly income distributions, and the tax considerations that come with fractional real estate investing. This guide examines seven alternatives that serve different real estate investment needs in 2026. It starts with mogul, a fractional real estate platform founded by Goldman Sachs alumni that delivers institutional-quality single-family rental investments with monthly distributions and a front-loaded fee structure.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Key Takeaways
- Property ownership structure affects tax treatment: Platforms offering LLC-per-property structures can pass through K-1 depreciation benefits depending on the investor's tax situation, while REIT structures generally provide 1099-DIV treatment with different tax implications. Investors should consult a tax professional.
- Fee structures significantly impact long-term returns: Front-loaded fee models like mogul's 3% onboarding/platform fee plus a conditional 2% setup fee may reduce long-term fee drag compared with recurring annual AUM-style management fees of 1-2%, depending on hold period, property performance, setup fee applicability, and any rental-income or property-level fees.
- Distribution frequency affects cash flow planning: Monthly distributions can enable better cash flow management and compounding opportunities compared to the quarterly payouts offered by some platforms.
- Accreditation requirements limit access: Several platforms require accredited investor status, while mogul, Fundrise, Arrived, and RealtyMogul REITs welcome non-accredited investors.
- Property selection control varies widely: Some platforms offer individual property selection, while others pool investments into funds. Investors should match their preference to the right platform structure.
- Institutional expertise matters for underwriting: Platforms with investment banking backgrounds, like mogul's Goldman Sachs alumni team, bring rigorous property analysis to retail investors.
1. mogul
mogul delivers a fractional real estate platform that transforms how investors access single-family rentals. Founded by former Goldman Sachs Real Estate Investing Group members Alex Blackwood and Joey Gumataotao, the team brings Goldman Sachs real estate experience and over $10 billion in combined investing and deal experience, applying institutional-quality underwriting to individual investors seeking fractional property ownership with monthly income.
How Does mogul Work?
mogul's platform enables investors to purchase fractional membership interests in property-specific (investment club) LLCs that own income-producing residential properties. Key highlights:
- Property Selection: Browse and select from individually vetted properties, choosing specific assets rather than pooled funds.
- Property-Specific LLC Ownership: Each property is held in a separate LLC. In legal terms, investors purchase ownership in the investment club LLC that owns the individual property, giving them proportional economic exposure and governance rights on major decisions.
- Monthly Distributions: Receive rental income monthly, rather than quarterly as with some competitors.
- Tax Reporting: K-1 documentation may enable depreciation deductions that can offset rental income, depending on the investor's tax situation. mogul does not provide tax advice; investors should consult a qualified tax professional.
Performance and Fee Structure
mogul's reported metrics include:
- 18.8% average annual returns (IRR) across platform assets
- Record monthly yield of 2.6% as of April 30, 2025
- Fee structure: a 3% onboarding/platform fee plus a conditional 2% setup fee when a property requires setup to become rent-ready. Public mogul materials also reference a 2.5% fee on rental income. mogul states that it does not charge a recurring annual AUM-style management fee.
- Projected property-page returns are displayed net of fees, including the platform/onboarding and setup fees described in mogul's public materials.
Risk Protection
mogul offers a $10,000 loss protection feature for new members. If your total return on investments made within your first 7 days shows a loss after one year, mogul covers up to $10,000 using their own capital. This protection addresses a primary concern for first-time real estate investors.
What Makes mogul Unique
- Goldman Sachs Pedigree: The team brings Goldman Sachs real estate experience and $10B+ in combined investing and deal experience.
- Individual Property Selection: Choose specific properties rather than investing in pooled funds.
- Monthly Income: More frequent distributions than quarterly alternatives can enable better compounding.
- No Recurring Annual Management Fee: mogul's front-loaded fee model may reduce long-term fee drag compared with recurring annual AUM-style fees, depending on hold period, property performance, setup fee applicability, and any rental-income or property-level fees.
- Property-Specific LLC Ownership: K-1 tax reporting with potential depreciation pass-through, depending on the investor's tax situation, unlike REIT 1099-DIV structures.
Best For: Investors seeking fractional ownership of individual single-family rental properties with monthly income, institutional-quality underwriting, and a front-loaded fee structure.
2. Fundrise
Fundrise operates as one of the 50 largest private real estate equity investors globally, deploying over $1 billion annually into diversified real estate assets. The platform pools investor capital across large portfolios.
Key Features
- $10 minimum investment, the lowest entry point among major platforms
- 20,000+ residential units plus industrial properties in portfolio
- Quarterly distributions rather than monthly
- Approximately 1% annually, comprised of a 0.15% annual advisory fee plus a 0.85% annual management fee for real estate funds
- Auto-invest functionality for recurring contributions
- Open to non-accredited investors
Investment Structure
Fundrise primarily uses eREIT and interval-fund-style pooled vehicles rather than individual properties; its legacy eFund structure has been merged into the Fundrise Growth eREIT. Investors gain broad exposure across many assets but cannot select specific properties. Fundrise investors generally receive 1099-DIV tax documentation for eREIT and interval fund distributions, though legacy eFund investors may have received K-1/K-3 forms through the final eFund tax year.
Liquidity Options
Fundrise offers quarterly redemption windows, though the company recommends 5+ year holding periods for optimal results. Early redemption may incur penalties.
Best For: Investors prioritizing the lowest possible entry point and maximum diversification through pooled funds, who are comfortable with quarterly distributions and REIT tax treatment.
3. Arrived
Arrived provides fractional ownership in individual single-family and vacation rental properties, with 973,000+ registered investors and approximately $426 million or more total invested across its portfolio.
Key Features
- $100 minimum investment per property
- Individual property selection similar to mogul's model
- Short-term rental (vacation) properties available
- LLC-per-property structure; Arrived generally provides 1099-DIV tax documentation, with depreciation factored into net taxable income rather than broken out separately
- Monthly distributions: Arrived states it distributes property cash flow monthly for individual properties and funds
- Limited liquidity through a secondary market for eligible individual-property shares after a six-month holding period, subject to market demand and restrictions; fund redemptions may be available quarterly, also subject to terms
- Open to non-accredited investors
Property Types
Arrived offers both long-term single-family rentals and vacation rental properties. The vacation rental option appeals to investors seeking exposure to the Airbnb-style market.
Fee Structure
Arrived charges ongoing management fees that vary by property type. These annual fees compound over multi-year holding periods, unlike front-loaded fee structures.
Best For: Investors seeking individual property selection at a low entry point, particularly those interested in vacation rental exposure alongside traditional single-family rentals.
4. RealtyMogul
RealtyMogul offers both REIT products and direct commercial real estate deals, providing flexibility for different investor profiles and accreditation statuses.
Key Features
- $5,000 minimum for REIT investments
- Higher minimums for direct deals (accredited only)
- Monthly distributions on income-focused REITs
- 1-1.25% annual management fees
- Commercial property focus (multifamily, retail, office)
- REITs open to non-accredited investors; direct deals require accreditation
Investment Options
RealtyMogul's Income REIT focuses on cash-flowing commercial properties and offers monthly distributions. The Growth REIT targets appreciation-focused investments. Direct deals provide access to individual commercial projects.
Liquidity Considerations
REIT products offer limited redemption options, while direct deal investments are typically illiquid until the property sells or refinances.
Best For: Investors interested in commercial real estate exposure through REITs or direct deals, particularly those comfortable with higher minimums and annual fee structures.
5. CrowdStreet
CrowdStreet provides access to individual commercial real estate syndications, targeting accredited investors seeking direct participation in larger institutional-quality deals.
Key Features
- $25,000 minimum investment per deal
- Individual commercial property selection
- Accredited investors only
- No direct platform access fees charged to investors; sponsors or vehicles may bear fees that can affect economics
- Fees vary by offering and sponsor and can include sponsor fees, acquisition and disposition fees, asset-management fees, promote structures, and vehicle-level expenses
- Offering-specific legal structures (sponsor-specific private placements) rather than a uniform platform-level SPV model
Deal Types
CrowdStreet offerings span office buildings, multifamily developments, industrial properties, and retail centers. Each deal is independently underwritten by third-party sponsors. Because offerings are sponsor-specific private placements, structures can vary from one deal to the next rather than following a uniform model.
Important Considerations
Investments through CrowdStreet are illiquid with no secondary market. Hold periods are deal-specific; CrowdStreet's own syndication materials describe typical horizons as often 5-10 years, depending on the deal structure and sponsor's business plan.
Best For: Accredited investors with substantial capital seeking direct exposure to individual commercial real estate syndications without paying direct platform access fees.
6. EquityMultiple
EquityMultiple offers a marketplace of commercial real estate investments spanning equity, preferred equity, and debt structures for accredited investors.
Key Features
- Minimums start as low as $5,000, though many offerings require $10,000 to $30,000 or more depending on the deal
- Multiple investment structures: equity, preferred equity, senior debt
- Accredited investors only
- 0.5-1.5% management fees plus deal-specific costs
- Tax documentation varies by offering structure: equity investments generally issue K-1s, while debt or preferred-equity investments may issue 1099s or K-1s
- Distributions vary by deal type
Investment Structures
EquityMultiple's diverse offerings allow investors to choose their risk-return profile. Debt investments provide more predictable income, while equity deals offer higher upside potential with greater risk.
Due Diligence Process
The platform conducts independent underwriting on each deal before listing.
Best For: Accredited investors seeking flexibility across different commercial real estate investment structures, from conservative debt positions to higher-risk equity plays.
7. Willow Wealth (formerly Yieldstreet)
Willow Wealth, formerly Yieldstreet, operates as a multi-asset alternative investment platform, offering real estate alongside private credit, marine finance, art, and other alternative asset classes. The company changed its name from Yieldstreet to Willow Wealth in November 2025.
Key Features
- Real estate offerings alongside diverse alternatives
- Various minimums depending on investment type
- Historically, many opportunities limited to accredited investors; non-accredited access was historically concentrated in the Prism Fund / Yieldstreet Alternative Income Fund
- Private credit focus alongside real estate
Asset Diversity
Willow Wealth's broader platform allows investors to diversify beyond real estate into asset classes like private credit, legal finance, and art-backed investments. This multi-asset approach differentiates it from real estate-only platforms.
Fund Status
Yieldstreet's former Prism Fund became the Yieldstreet Alternative Income Fund. As of March 2026, that fund was subject to a proposed asset acquisition by SOFIX/Mount Logan, pending required approvals.
Platform Structure
Real estate investments on the platform may be structured as direct deals, funds, or notes depending on the specific offering. Fee structures and liquidity options vary accordingly.
Best For: Investors seeking exposure to alternative assets beyond real estate, who want to build a diversified portfolio across multiple asset classes through a single platform.
Why mogul Stands Out for Fractional Real Estate Investing
Institutional Expertise for Individual Investors
mogul was founded by former Goldman Sachs Real Estate Investing Group members who bring over $10 billion in combined investing and deal experience to the platform. This institutional background translates into rigorous property selection: less than 1% of properties reviewed pass mogul's diligence process. mogul says its team uses proprietary underwriting and brings Goldman Sachs real estate experience to retail investors.
Front-Loaded Fee Structure
Unlike platforms charging 1-2% annual management fees, mogul's 3% onboarding/platform fee plus a conditional 2% setup fee is charged at investment, and public mogul materials also reference a 2.5% fee on rental income. mogul states that it does not charge a recurring annual AUM-style management fee. This front-loaded model may reduce long-term fee drag compared with recurring annual fees, depending on hold period, property performance, setup fee applicability, and any rental-income or property-level fees. Projected property-page returns are displayed net of fees, including the platform/onboarding and setup fees described in mogul's public materials.
Monthly Distributions for Better Cash Flow
mogul provides monthly rental income distributions, more frequent than the quarterly distributions offered by platforms such as Fundrise. More frequent distributions can enable better cash flow planning and additional compounding opportunities when reinvested.
Property-Specific LLC Ownership with Potential Tax Benefits
Each mogul property is held in a separate LLC structure, and investors purchase fractional membership interests in the investment club LLC that owns the individual property rather than shares in a pooled fund. This structure is designed to pass through property-level income, expenses, and depreciation via Schedule K-1s. Depreciation may offset rental income, depending on the investor's tax situation, which can differ from REIT structures that provide 1099-DIV treatment. Investors should consult a tax professional.
Loss Protection for New Investors
mogul offers $10,000 loss protection for investments made within your first 7 days on the platform. If those investments show a loss after one year, mogul covers up to $10,000 using their own balance sheet. This feature addresses risk concerns that often prevent new investors from entering real estate.
Individual Property Selection
Rather than investing in pooled funds, mogul investors can browse available properties and select specific assets for their portfolio. Each property listing includes detailed underwriting, projected returns, and market analysis. Use mogul's rental property calculator or Airbnb calculator to analyze any property nationwide.
Reported Performance
mogul has 18.8% average annual returns (IRR) across its property portfolio, with a record monthly yield of 2.6% as of April 30, 2025, while maintaining a focus on quality single-family rental properties.
For investors evaluating alternatives to Elevate.Money's wind-down commercial REIT, mogul is positioned as a strong option for those who prioritize individual residential property exposure, monthly rental income, institutional-style underwriting, and a front-loaded fee model.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Frequently Asked Questions
How does fractional real estate investing differ from owning a REIT?
Fractional real estate investing through platforms like mogul provides fractional membership interests in property-specific LLCs that own individual properties. Investors generally receive K-1 tax documentation and can select specific properties for their portfolio. REITs pool investor capital into funds managed by the REIT company, generally providing 1099-DIV tax treatment and no individual property selection. Direct fractional ownership may offer tax advantages through depreciation deductions, depending on the investor's tax situation. Investors should consult a tax professional.
What kind of returns can I expect from fractional real estate platforms?
Returns vary significantly by platform and property type. mogul has 18.8% average annual returns (IRR) across its portfolio. Elevate.Money previously marketed and paid an approximately 6.5% annualized dividend yield, but dividends were paused effective February 1, 2024, and the REIT later entered a shareholder-approved liquidation process. Fundrise and Arrived returns vary by fund and property. Reported returns can also differ in whether they are shown net of fees and whether they reflect income, appreciation, or both.
Are there hidden fees with fractional real estate platforms?
Fee transparency varies across platforms. mogul charges a 3% onboarding/platform fee plus a conditional 2% setup fee when a property requires setup, and public mogul materials also reference a 2.5% fee on rental income; mogul states that it does not charge a recurring annual AUM-style management fee. Many competitors charge annual management fees of 1-2% that compound over multi-year holding periods.
What happens if I need to sell my fractional real estate investment quickly?
Liquidity options vary by platform. mogul states that a secondary market is coming soon, intended to allow investors to sell shares at fair market value before the hold term. Fundrise offers quarterly redemption windows. Arrived offers limited liquidity through a secondary market for eligible individual-property shares after a six-month holding period, subject to market demand and restrictions, with fund redemptions potentially available quarterly. CrowdStreet and EquityMultiple investments are typically illiquid until the property sells. Real estate investments generally perform best with longer holding horizons of 3-10 years.
How do platforms like mogul protect my investment?
mogul offers $10,000 loss protection for new members: if investments made within your first 7 days show a loss after one year, mogul covers up to $10,000. Additionally, mogul personally invests in every property on the platform, aligning management interests with investor returns. The platform's rigorous selection process means less than 1% of properties reviewed pass diligence.
Can international investors participate in fractional real estate on these platforms?
Platform accessibility varies. mogul states that its platform supports international investors seeking U.S. real estate exposure, subject to onboarding, identity verification, tax, residency, and regulatory requirements. Eligibility requirements differ by platform and may depend on tax treaties, residency status, and regulatory considerations.