Landa promised accessible real estate investing with $5 minimums, but the platform was reported by TechCrunch as inoperable in May 2025, with access issues continuing into 2026, leaving investors locked out of their accounts and reporting missed or stopped dividends. For investors seeking reliable fractional real estate investing platforms, it's important to identify solutions built by real estate professionals who prioritize investor protection and deliver consistent returns. This guide examines seven alternatives that serve different real estate investment needs in 2025, starting with mogul, a platform founded by Goldman Sachs real estate alumni that delivers institutional-grade returns without a recurring annual AUM/asset-management fee.
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
- Platform reliability matters after Landa's operational crisis: Landa accumulated 344 BBB complaints before going inoperable, highlighting the importance of choosing platforms with strong operational track records and transparent management
- Fee structures significantly impact long-term returns: mogul charges no recurring annual AUM/asset-management fee on investors' capital, unlike competitors that charge ongoing AUM fees of 1-2.5% annually. On a $10,000 investment, that difference can represent $100-$250 in annual savings compared to AUM-fee-charging platforms
- Monthly distributions improve cash flow management: Platforms offering monthly income enable better reinvestment compounding versus quarterly payment schedules common among competitors
- Individual property selection provides transparency: Direct fractional ownership in specific properties offers more control and visibility than pooled fund structures where investors cannot choose specific assets
- Institutional expertise delivers superior risk-adjusted returns: mogul's 18.8% average IRR outperforms competitors by 6-11% annually, backed by Goldman Sachs-trained underwriting that requires a minimum 12% projected IRR hurdle even in bear-case underwriting scenarios
1. mogul
mogul delivers an institutional-grade fractional real estate platform founded by former Goldman Sachs real estate executives. The platform provides access to professionally vetted single-family rental properties spanning short-term and mid-term rental strategies. mogul reports $40M+ in assets and 13,000+ investors on the platform, and its homepage states 60+ properties, positioning real estate investing as accessible and headache-free.
How Does mogul Work?
mogul transforms real estate investing by providing fractional ownership in income-generating residential properties. Investors can browse available properties, review detailed underwriting, and invest in under 30 seconds. Key highlights:
- Property Selection: mogul's team reviews hundreds of properties but accepts less than 1% that pass institutional-grade underwriting; each property must meet a minimum 12% projected IRR hurdle in bear-case underwriting (this is not a guaranteed return)
- Monthly Income: Investors receive monthly rental income distributions proportional to their ownership stake, with no recurring annual AUM/asset-management fee on investors' capital
- Tax Advantages: mogul structures property ownership through LLCs taxed as partnerships, which may provide proportionate tax benefits such as depreciation deductions; investors should consult a tax professional
- Appreciation Potential: Properties are held for 3-10 years, allowing investors to benefit from equity appreciation alongside monthly income
- Risk Mitigation: mogul covers up to $10,000 in losses for new members' first seven days of investments; reserves and property insurance help mitigate major-event risk, with reserves covering roughly 12 months of operating costs and insurance covering certain covered events
Documented Results
mogul's platform demonstrates consistent performance across its property portfolio:
- Platform-wide 18.8% average IRR as of April 2025
- Target annual returns of 15-20% IRR across properties
- Current property examples show Year 1 yields ranging from approximately 2.3% to 13.1%, with several examples in the 8-13% range
- 90% of investors make a second investment; when they do, it's 3x their first investment amount on average
- Featured short-term rental properties like The Roman in Houston, TX carry a projected annual return of approximately 18.4% in mogul's underwriting
Fee Transparency
mogul discloses a one-time 3% onboarding/platform fee and a 2% setup fee where applicable, plus an ongoing 2.5% fee on rental income. mogul charges no recurring annual AUM/asset-management fee on investors' capital, unlike competitors that typically charge ongoing AUM fees of 1-2.5% annually.
What Makes mogul Unique
- Goldman Sachs Pedigree: Founded by former Goldman Sachs real estate executives with $10 billion in deployment experience, bringing institutional-grade underwriting to individual investors
- No Recurring Annual AUM Fee: mogul charges no recurring annual asset-management/AUM fee on investors' capital; mogul does disclose a 2.5% fee on rental income and one-time fees at acquisition
- Monthly Distributions: Consistent monthly income enables better cash flow management and faster compounding for reinvestment compared to quarterly schedules
- Individual Property Selection: Investors choose specific addresses rather than pooled funds, providing full transparency into what they own
- Built-In Property Analyzer: Access to institutional-grade underwriting tools to analyze any U.S. property with bear/bull case modeling
Best For: Investors seeking institutional-grade returns, monthly income, no recurring annual AUM fees, and full transparency through individual property selection backed by Goldman Sachs-trained underwriting expertise.
2. Arrived Homes
Arrived Homes provides fractional ownership in single-family rental properties and vacation rentals with a $100 minimum investment. The platform targets beginner investors seeking accessible entry points to real estate.
Key Features
- Individual property selection with full address transparency
- Fractional ownership structure via LLCs
- Fees vary by product and offering; Arrived's fee page states AUM fees between 0.1% and 0.30% per quarter, while offering documents may include one-time sourcing fees and property-level management expenses
- Quarterly dividend distributions
- 5+ year operational track record
- Tax reporting varies by offering; at least some Arrived offerings provide Form 1099-DIV
Investment Approach
Arrived focuses on single-family rental properties in growing markets, with investors receiving quarterly distributions from rental income. The platform handles all property management, and its fee structure includes ongoing fees.
Best For: Beginner investors with smaller amounts to invest seeking simplified property access with quarterly income.
3. Fundrise
Fundrise operates as one of the longest-standing platforms in the space, established in 2012 with a 12+ year track record. The platform offers private REITs and eFunds with a $10 minimum investment.
Core Capabilities
- Pooled fund structure providing automatic diversification
- 7.57% 12-month income yield for its Income objective as of March 31, 2026; yields vary materially by objective
- Approximately 1% annual management fees in total (0.15% advisory + 0.85% real estate fund management)
- Quarterly distributions
- Mobile app for iOS and Android
- Built-in IRA options ($125/year)
Fund Structure
Fundrise's eREIT and eFund structure means investors don't select individual properties. Instead, capital is pooled across dozens of real estate projects, providing diversification but less transparency than individual property platforms.
Best For: Risk-averse investors seeking the lowest entry point and longest track record with automatic diversification through pooled funds.
4. RealtyMogul
RealtyMogul provides access to commercial real estate syndications and private REITs with a $5,000 minimum for REIT investments. The platform targets more experienced investors, with many deals requiring accredited investor status.
Key Features
- Commercial real estate focus (office, retail, industrial)
- Private REIT options with distribution cadence varying by product; the Apartment Growth REIT references quarterly distributions, while the Income REIT historically targets income distributions
- Individual syndication deals ($15,000-$50,000 minimums)
- As of May 2026, RealtyMogul's Income REIT showed a 3.0% annualized distribution rate; both REIT offerings are currently paused for new investors
- 12+ year operational history
- Tax forms vary by offering; private placements structured as partnerships/LLCs may issue K-1s, while REIT structures typically have different tax reporting
Accredited Investor Focus
Many of RealtyMogul's highest-returning deals require accredited investor status, limiting access for investors who don't meet income or net worth thresholds. The platform's commercial real estate focus differs from residential-focused alternatives like mogul.
Best For: Accredited investors with $15,000+ seeking commercial real estate exposure and willing to meet higher minimum requirements.
5. Lofty AI
Lofty AI offers tokenized fractional real estate with a $50 minimum and 24/7 secondary market trading. The platform emphasizes blockchain transparency and maximum liquidity.
Key Features
- Blockchain-based property tokens
- 24/7 secondary market with instant trading
- Daily rental income distributions
- Marketplace fees apply on buy and sell orders
- 1099 tax reporting
- Individual property selection
Liquidity Trade-offs
While Lofty provides superior liquidity through its secondary market, marketplace transaction fees on both buy and sell orders can erode returns for investors who trade frequently. Daily distributions offer faster compounding than monthly or quarterly alternatives.
Best For: Investors prioritizing maximum liquidity with 24/7 trading capabilities, with awareness that marketplace transaction fees apply on both buy and sell orders.
6. Roofstock
Roofstock operates as a marketplace for single-family rental properties, offering whole-property purchases and, through Roofstock One, a passive fractional product generally available to accredited investors. The platform targets more experienced real estate investors.
Platform Structure
- Marketplace model connecting buyers and sellers
- Higher investment minimums (varies by property)
- Property inspection reports and financial analysis
- Property management services available
- Focus on turnkey rental properties
- Fractional/passive ownership through Roofstock One generally available to accredited investors only
Investment Model
Roofstock's marketplace approach differs from platforms with curated property selections. Investors browse available listings and conduct their own due diligence, providing more control but requiring greater real estate knowledge than fully managed alternatives. The direct-property marketplace is distinct from Roofstock One, a passive fractional product generally available to accredited investors.
Best For: Experienced investors seeking marketplace access to purchase whole properties or, for accredited investors, fractional stakes through Roofstock One, with more hands-on involvement.
7. Ark7
Ark7 provides fractional single-family rental property investments with a $20 minimum. The platform positions itself as accessible for micro-investors testing real estate exposure.
Key Features
- Very low entry point ($20 minimum)
- Individual property selection
- LLC-based fractional ownership
- Monthly distributions
- Mobile app available
- Ark7 traces its origin to 2019 and remains a newer platform relative to Fundrise and RealtyMogul
Micro-Investment Focus
Ark7's ultra-low minimum enables investors to test real estate investing with minimal capital commitment. The platform offers monthly distributions but has a shorter operational history relative to more established platforms like Fundrise and RealtyMogul.
Best For: Micro-investors seeking the lowest possible entry point to test fractional real estate with $20-100 investments.
Why mogul Stands Out as the Leading Landa Alternative
Institutional-Grade Returns Without a Recurring Annual AUM Fee
mogul delivers 18.8% average IRR, significantly higher than Fundrise's 7.57% 12-month income yield for its Income objective as of March 31, 2026 and RealtyMogul's 3.0% annualized Income REIT distribution rate, with both REIT offerings currently paused for new investors. This performance advantage stems from Goldman Sachs-trained underwriting expertise combined with a differentiated fee structure: mogul charges no recurring annual AUM/asset-management fee on investors' capital, disclosing instead a 2.5% fee on rental income. Competitors charging ongoing annual AUM fees of 1-2.5% of invested capital, and platforms like Landa that historically charged approximately 8% on rental payments, represent ongoing costs that compound over time.
Monthly Distributions for Better Cash Flow
Unlike Fundrise and Arrived's quarterly schedules, mogul provides monthly rental income distributions. This frequency enables:
- Faster compounding: Reinvest returns 3x as frequently as quarterly schedules
- Better budgeting: Predictable monthly income aligns with typical expense cycles
- Improved liquidity: Access to returns throughout the year rather than every 90 days
Complete Transparency Through Individual Property Selection
mogul offers full transparency by allowing investors to choose specific properties at known addresses. Each listing provides detailed underwriting information, which may include:
- Purchase price and financing terms
- Rental income projections with bear, base, and bull case scenarios
- Operating expense breakdowns
- Comparable market data
- Expected hold period and exit strategy assumptions
This contrasts with pooled fund structures like Fundrise where investors cannot select individual assets.
Risk Mitigation and Investor Protection
mogul provides multiple layers of investor protection:
- $10,000 loss protection: mogul covers up to $10,000 in losses for new members' first seven days of investments
- Reserves and property insurance: Reserves covering roughly 12 months of operating costs and property insurance covering certain events help mitigate major-event risk
- Rigorous vetting: Less than 1% of reviewed properties pass underwriting; each must meet a minimum 12% projected IRR hurdle in bear-case underwriting
- Aligned interests: mogul personally invests in every property offered on the platform
Built-In Professional Tools
mogul provides investors with institutional-grade analytical tools typically reserved for professional real estate firms:
- Underwrite any U.S. property address
- Bear/bull case scenario modeling
- Comparative market analysis
- Hold period return variations
- Levered vs. unlevered return calculations
These tools enable informed investment decisions and investor education that extend beyond the platform's curated offerings.
Proven Track Record of Investor Satisfaction
mogul's investor behavior demonstrates platform satisfaction:
- 90% of investors make a second investment
- When they do, it's 3x their first investment amount on average
For investors seeking a reliable alternative after Landa's operational difficulties, mogul's combination of institutional expertise, no recurring annual AUM fees, monthly distributions, and documented 18.8% average returns establishes it as the leading choice. Explore available properties to see how fractional ownership can build real estate wealth without the typical barriers.
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
What happened with Landa and what should investors look for in alternatives?
Landa was reported by TechCrunch as inoperable in May 2025 with 344 BBB complaints, investors locked out, investors reporting missed or stopped dividends, and $35M+ in loan defaults, with access issues continuing into 2026. When evaluating alternatives, prioritize platforms with transparent management teams, institutional real estate experience, operational track records showing consistent distributions, and documented investor protections. mogul's Goldman Sachs alumni founders, 18.8% average IRR, and $10,000 loss protection for new members demonstrate the operational stability and professional expertise missing from Landa.
How do fee structures impact long-term returns in fractional real estate investing?
Fee structures significantly impact net returns over multi-year holds. mogul charges no recurring annual AUM/asset-management fee on investors' capital and discloses a 2.5% fee on rental income, while competitors that charge ongoing annual AUM fees typically charge 1-2.5% annually. On a $10,000 investment, a 2% annual AUM fee costs $200 per year, amounting to $600 over three years, and those savings compound further over the investment hold period. Understanding the total cost of real estate investing requires analyzing both upfront and ongoing fee structures.
What's the difference between fractional ownership and REITs for real estate investing?
Fractional ownership provides direct ownership in specific properties via LLC structures, giving investors proportional governance rights, potential tax benefits that vary by structure and offering (investors should consult a tax professional for their specific situation), and proceeds from eventual property sales. REITs pool investor capital across many properties, offering diversification but no individual property selection or direct ownership rights. mogul's fractional model allows investors to choose specific addresses and benefit from individual property appreciation, while REIT structures like Fundrise provide automatic diversification without asset-level control. Both approaches have merit depending on investor goals and desired involvement level.
How important is liquidity when choosing a fractional real estate platform?
Liquidity preferences vary by investor timeframe and strategy. Real estate investments are generally illiquid with 3-10 year holds being standard for appreciation capture. Platforms like Lofty AI offer 24/7 secondary markets but charge marketplace transaction fees that apply on both buy and sell orders. mogul focuses on maximizing returns during the hold period through no recurring annual AUM fees and monthly distributions. For investors seeking forced liquidity, platforms with secondary markets provide options, though at a cost. For those comfortable with standard real estate timeframes, prioritizing returns over liquidity may deliver better outcomes.
Can fractional real estate investing deliver returns comparable to direct property ownership?
Fractional platforms can deliver competitive risk-adjusted returns versus direct ownership while eliminating operational burdens. mogul's 18.8% average IRR significantly outperforms the S\&P 500's approximately 9.8% average annual return from 1993 to 2023. Direct ownership offers unlimited upside potential but requires significant capital, property management expertise, and time commitment. Fractional ownership provides diversification across multiple properties with professional management, while direct ownership concentrates risk in a single asset. Both approaches have merit depending on capital availability, time commitment, and risk tolerance.
What tax benefits come with fractional real estate ownership?
Fractional ownership via LLC structures taxed as partnerships provides pass-through tax treatment. Investors may benefit from depreciation deductions that can offset rental income, creating situations where properties generate positive cash flow but show tax losses that shield other income. Additional potential benefits include mortgage interest deductions (on financed properties) and property tax deductions. Note that 1031 exchange treatment is structure-specific and generally should not be assumed for fractional LLC/partnership interests; investors need tax counsel before relying on this treatment. REIT structures provide different tax treatment, typically via 1099 forms. Understanding real estate tax advantages requires consulting with tax professionals familiar with your specific situation, as tax treatment varies by platform and offering structure.