For private lenders & equity partners
Simple process. Transparent terms.
From the first conversation to final repayment, here's how a Welling deal works, what to expect at each stage, and how your capital is protected throughout.
Step by step
How a deal works
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Site identified
Lot under contract, feasibility confirmed
We find an off-market lot in a Charlotte-region luxury submarket, put it under contract, and complete full feasibility before bringing any capital into the deal. We pull comparable sales, confirm margin targets, and only move forward if the numbers work conservatively.
- Off-market sourcing
- Comp-supported value
- Margin confirmed before closing
- No capital raised until feasibility is done
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Capital raised
Private note signed, funds wired to the project LLC
You review the full deal package: financials, comps, project timeline, and lender terms. Once you're satisfied, we sign a private note. Funds are wired directly to the project LLC and secured by a first-position lien on the land and improvements.
- Full deal package provided
- First-position lien
- ~57% LTV at funding
- Principal protected by real collateral
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Build phase
Our GC manages construction and you get milestone updates
Our vetted general contractor manages the build. You don't manage subcontractors or take on construction risk; you hold the note. We send an update at each draw milestone, so you can follow progress throughout the hold period.
- Vetted GC partnership
- Draw milestone updates
- Typical build: 6–9 months
- No construction exposure for lenders
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Sale & repayment
The home closes and your principal and interest are repaid in full
The finished home is listed and sold. At closing, your principal is returned in full with all accrued interest and origination points. Equity partners also receive their negotiated share of net profit at this stage.
- Typical sale: 3–6 months after CO
- Principal and interest at closing
- Equity share paid at closing
- Conservative term: 15 months total
Timeline
A typical deal, month by month
- M0Month 0
Capital raised
Note signed, funds wired to the project LLC
- M1Months 1–3
Land closing & permits
Lot purchased, permits submitted
- M2Months 3–9
Construction
GC builds; draw updates sent to investors
- M9Months 9–10
CO & listing
Certificate of occupancy issued, home listed
- M12Months 12–15
Sale & repayment
Home closes, principal and interest returned
We underwrite every deal on a 15-month term, but most complete in 9–12 months. The extra time protects against build delays or a longer sale without changing your return structure.
Structures
Choose your structure
Private lending
Fixed return, secured, principal protected
- Fixed interest plus 2 origination points
- First-position lien on land and improvements
- Typical term of 12–18 months
- Principal returned in full at sale
Equity participation
Base return plus a profit share at closing
- The same first-position security as debt
- A negotiated percentage of net profit at closing
- Select high-margin projects only
- Minimum $100K with an 18–24 month hold
Reporting
What you'll hear from us
Milestone 1
Land closing
Confirmation that the lot is purchased, title is clear, and your lien is recorded, along with the confirmed project timeline.
Milestone 2
Construction draws
An update at each major draw (foundation, framing, mechanical, and finishes) with progress photos and a cost summary.
Milestone 3
CO & listing
Certificate of occupancy received, list price confirmed, MLS listing live, and an estimated closing date.
Milestone 4
Sale & repayment
Contract accepted and closing scheduled, then a final settlement statement showing principal, interest, and net return.
FAQ
Common questions
What happens if the home doesn't sell within the term?
The note term is set conservatively at 15 months. If needed, we can extend the note with your agreement or refinance the project. Your lien stays in place throughout.
Is my capital actually secured?
Yes. Your note is secured by a first-position lien on the project LLC, which holds the land and improvements. At ~57% LTV, there is a meaningful equity cushion between your note and the value of the asset.
Do I need to be an accredited investor?
Yes. All investment opportunities are offered only to accredited investors as defined under SEC Rule 501. We verify accreditation status before sharing deal details.
What is the minimum investment?
Debt structures typically start at $50K per project. Equity participation typically requires a minimum of $100K. Minimums can vary by deal, so contact us to discuss.
Can I invest in multiple projects?
Yes. Many of our lenders participate in several projects at once. We run up to 10 projects per year, which gives active investors consistent deal flow.
How quickly do deals fund?
Once you've reviewed the deal package and agreed terms, funding typically happens within 5–10 business days. We never rush you; the deal moves when you're ready.