You have a deal under contract and investors asking when the documents will be ready. Your investor portal sits with one vendor and your fund administrator with another. Your tax preparer works from a hand-built export, and your counsel is waiting on a final investor list before the subscription documents go out. At your stage, the slow part of capital raising for real estate sponsors is usually the handoffs between those four providers.
This guide explains the Raveum Sponsor Program: what it gives a sponsor, what each of the three tiers includes, which tier fits how you work, and what going live involves.
Capital Raising for Real Estate Sponsors on a Fragmented Stack
Most established sponsors built their stack one gap at a time: a portal so investors could sign, a fund administrator once distributions outgrew a spreadsheet, a tax preparer for the annual return and K-1s, and securities counsel for the offering documents and, often, the filings.
Each provider may do its job well. The trouble sits between them. A typical deal asks your team to:
- Re-key investor data: Investor details move from portal to administrator to tax preparer by export.
- Chase document versions: The PPM and subscription documents live in email until someone uploads the final set.
- Track filings by hand: Form D, EDGAR codes and state notices sit on one person's calendar.
- Reconcile at year end: K-1s are built from records that passed through two other systems first.
Your investors notice the seams: a late K-1, or a distribution notice that does not tie to the statement. What you want instead is one record of each investor and each deal, used for onboarding, documents, distributions, filings and tax. The Sponsor Program is built around that record.
What the Raveum Ecosystem Gives a Sponsor
Raveum is a global capital ecosystem for US real estate, with three products: the Investor Marketplace, the Partner Program and the Sponsor Program, which you run your offerings on. Raveum is the infrastructure behind you and never a participant in the deal. It does not find, solicit or recommend investors, raise the money, hold investor money, take a share of the deal, or give legal, tax or investment advice.
What it gives you depends on your tier:
- A real estate syndication platform on your brand: A white-labeled investor portal on your own domain, with deal pages, subscriptions, e-signature, onboarding, distributions and reporting in one record.
- US and international pathways: US raises on every tier, and on Tier 3 a Regulation S track for investors outside the US, alone or alongside a 506(c) track. You bring the investors, and the relationships stay yours.
- Optional listings on higher tiers: The Raveum US marketplace from Tier 2, and the International Investor Marketplace and the Partner Program on Tier 3.
- Offering documents built for each pathway: Drafted on your instructions from Tier 2, and on Tier 3 prepared for every chosen pathway, the international track included. Your counsel approves each one.
- Ongoing back-office support: From Tier 2, formation, filings, investor reporting help, and annual tax returns and K-1s, deal by deal.
The platform is SOC 2 compliant, with KYC, AML and OFAC screening built into investor onboarding. The back-office guide covers each module, and the guide to expanding your investor base goes further on pathways and channels.
Tier 1: Self-Managed
Tier 1 is the full platform, run by your own team, for a sponsor whose counsel and staff already handle the legal and filing work.
- Your brand on everything: A white-labeled investor portal on a custom domain, with email sent from your own domain.
- Deal and offering management: Deal pages, a digital subscription flow, built-in e-signature, and a document vault with auto-filing.
- Investor onboarding: KYC, AML and sanctions checks run by third-party vendors, accreditation verification set per deal (mandatory for a 506(c) offering), and W-9 collection.
- Investor operations: Investor communications and a dashboard, distribution calculations, and investor reporting.
- Money that goes to you: Investors pay the issuer's own bank account directly, and the issuer decides whether to block purchase and withdrawal requests.
- Team roles and records: Roles for admin, team, read-only, signatory and counsel, an audit log and acceptance records, and accredited-only and risk language on deal pages.
- Migration if you want it: Optional data migration from spreadsheets or another platform.
Tier 1 covers US raises only. You and your own counsel do the legal work, and you file your own Form D, EDGAR codes and state notices, which the Form D filing guide walks through. Sign-up is self-serve: you accept your agreement online and are approved automatically, and Tier 1 deals are approved automatically too. Tier 1 has no marketplace or Partner Program listing, and non-US investors are not available.
Tier 2: Assisted
Tier 2 is everything in Tier 1, plus Raveum's US back office. It suits a sponsor who wants to retire the separate administrator, filing calendar and tax handoff while keeping its own counsel and brand.
Raveum's operations team works in your portal on your written instruction. Raveum drafts on your instructions, and your own counsel approves every generated document before it is released.
The Modules You Pick per Deal
You choose modules for each deal on a Service Order, so one deal can take all four and the next can take one:
- Entity formation: Delaware entity formation (filing, registered agent and EIN) and the formation documents.
- Offering documents: The PPM, subscription documents and operative documents such as the operating agreement.
- Filings: Form D, EDGAR codes and state notice (blue sky) filings, with an optional filing tracker.
- Annual tax reporting: The entity's annual return (Form 1065) and K-1s, prepared in house.
Together, these cover the real estate fund administration work often split across outside providers. Raveum's operations team can also help with investor reporting, and the investor reporting guide covers what good reporting looks like.
Sign-Up, Review and Listing
Business verification (KYB) of your firm is included. You e-sign and Raveum countersigns, and Raveum reviews each deal before launch. One optional channel opens: a listing on the Raveum US marketplace for 506(c) offerings, shown to verified accredited US investors. Accreditation verification is mandatory for any listing. Non-US investors are not available on Tier 2.
Tier 3: Global Raise
Tier 3 is everything in Tier 2, plus cross-border, for a sponsor raising from investors outside the US. For each deal, you choose a pathway:
- A US track: Rule 506(c) only.
- An international track: A Regulation S offering, for non-US investors only.
- Both on the same deal: A dual-track raise.
Raveum does everything the chosen pathway needs: entity formation, formation documents, offering documents, and Form D and state notices, with your own counsel approving. Annual tax returns and K-1s are optional. For how two tracks share one deal, see 506(c) and Regulation S on the same deal.
The Cross-Border Infrastructure
- Reg S offerings: With Reg S certification and ongoing sanctions monitoring.
- Tax forms and withholding: W-8 collection, a withholding engine, Forms 1042, 1042-S, 8804, 8805 and 8813, and section 1446 withholding.
- FX onboarding: With a licensed institution.
- Counsel and controls: Local counsel coordination, a marketing firewall that keeps international track marketing separate from US marketing, and a compliance dashboard and filing tracker.
International investors hold their interest directly in the deal or through a US blocker corporation, as each deal's offering documents set out. The forms follow from that choice.
Sign-Up, Review and Listings
You e-sign, Raveum countersigns, and Raveum runs a go-live review before your first deal, then reviews each deal. Three optional listings open: the Raveum US marketplace on US tracks; the International Investor Marketplace on international tracks; and the Raveum Partner Program, where wealth managers and partners outside the US work with their own clients, who subscribe through the International Investor Marketplace. For Regulation S mechanics, see the Regulation S guide.
The Three Tiers Side by Side
Each tier includes everything in the tier to its left.
| Area | Tier 1: Self-Managed | Tier 2: Assisted | Tier 3: Global Raise |
|---|---|---|---|
| Raises allowed | US raises only | US raises only | A 506(c) US track, a Regulation S international track, or both on one deal |
| Who does the legal work | You and your own counsel | Raveum drafts on your instructions; your counsel approves every document | Raveum prepares what each pathway needs; your counsel approves |
| How you sign up | Self-serve online agreement, approved automatically | You e-sign and Raveum countersigns | You e-sign, Raveum countersigns, then a go-live review |
| Form D and state notices | You file them yourself | Optional module, handled by Raveum | Handled by Raveum for the chosen pathway |
| Back office | Platform software, run by your team | Optional modules per deal: formation, offering documents, filings, annual return and K-1s | Everything the pathway needs; annual return and K-1s optional |
| Cross-border and withholding | Not available | Not available | W-8 collection, withholding engine, Forms 1042, 1042-S, 8804, 8805 and 8813 |
| Listings available | None | Optional US marketplace listing for 506(c) offerings | Optional US marketplace, International Investor Marketplace and Partner Program |
The base never changes: your branded portal, vendor-run onboarding checks, subscriptions, distributions, reporting and an audit log.
Which Tier Fits How You Work
Choose a tier by how you run your raises. Firm size matters far less than who does the work.
Tier 1 If You Run Your Own Legal and Filing Work
If your counsel drafts every document, your team files Form D and state notices, and your tax preparer is settled, Tier 1 puts the investor side on one branded system without changing who does the rest.
Tier 2 If You Want the Back Office Handled Deal by Deal
If your team spends its time coordinating formation, documents, filings and K-1s across providers, Tier 2 moves that work to Raveum's operations team, module by module, while your counsel keeps approval of every document. It removes the handoffs, because the people preparing your filings and K-1s work in the record your investors subscribed through.
Tier 3 If You Raise from Investors Outside the US
If you have investors outside the US, or expect to, Tier 3 is the only tier that allows them. You choose the pathway per deal, so one deal can run a US track only while the next runs a dual-track raise, with the Tier 2 back office underneath both.
Moving Up a Tier
Moving up adds to what you have, and your portal, domain and investor experience stay the same. Tier 2 adds the back office, a countersigned agreement and a Raveum review of each deal. Tier 3 adds the cross-border infrastructure and the go-live review.
If you are coming from another provider, Raveum can run your new offerings alongside your existing portal and take on offerings from the past year, including K-1s for existing deals on Tier 2 and Tier 3. The guide to switching your investor portal covers that move.
What Going Live Involves
The steps are the same on every tier. What changes is who signs, reviews and approves.
Book a Demo
You walk the Raveum team through your pipeline and current stack, and settle which tier fits.
Choose a Tier
Pick the tier that matches who does your legal and filing work and whether you raise outside the US.
Sign Up and Verify Your Firm
You create your firm's account. On Tiers 2 and 3, Raveum runs business verification (KYB) of your firm.
Accept or Sign Your Agreement
On Tier 1, you accept your agreement online and are approved automatically. On Tiers 2 and 3, you e-sign and Raveum countersigns.
Complete the Tier 3 Go-Live Review
On Tier 3 only, Raveum runs a go-live review before your first deal.
Set Up the Deal and Its Exemption
You build the deal page, load the documents, set the subscription flow and choose the exemption. On Tier 2, you pick the deal's modules on a Service Order. On Tier 3, you choose the US track, the international track or both.
Deal Approval
On Tier 1, deals are approved automatically. On Tiers 2 and 3, Raveum reviews each deal before launch.
Launch
The deal goes live on your portal and domain, for your eligible investors. Investor money goes straight to the issuer's bank account.
For the work between launch and close, read the guide to raising capital for a syndication.
Frequently Asked Questions
Yes. Each tier includes everything in the tier below it, so you can start on Tier 1 and move up as your pipeline grows, keeping your portal and investor records in place.
No. On Tier 3 you choose the pathway per deal, so one deal can run a 506(c) US track only while the next runs a Regulation S track or a dual-track raise. Tiers 1 and 2 cover US raises only, so Tier 3 is also the only tier that allows investors outside the US.
On Tier 1, you file your own Form D, EDGAR codes and state notices. On Tier 2, Raveum handles them when you pick the filings module on that deal's Service Order. On Tier 3, Raveum handles the filings the chosen pathway needs, and your counsel approves.
No. Tier 1 has no marketplace or Partner Program listing. From Tier 2, a 506(c) offering can be listed on the Raveum US marketplace, and Tier 3 adds the International Investor Marketplace and the Partner Program for international tracks. Listings are optional, accreditation verification is mandatory for any listing, and a listing never guarantees any investment.
Tier 1 deals are approved automatically. On Tiers 2 and 3, Raveum reviews each deal before launch, and on Tier 3 Raveum also runs a go-live review before your first deal.
Yes. Every tier includes the white-labeled investor portal on your custom domain, with email sent from your own domain. Moving up a tier adds services behind the portal and leaves the investor experience on your brand.
What Stays Yours on Every Tier
On every tier, you keep:
- Your investors: The relationships and the investor list are yours.
- Your deal: Your property, business plan and decisions. Raveum takes no share of the deal.
- Your money flow: Investors pay the issuer's own bank account directly.
- Your counsel and brand: Your counsel does or approves the legal work, and your portal and domain stay yours.
If you are weighing the move from four providers to one platform, start with the tier that matches how you work today. Read the full overview of the Sponsor Program, and if Tier 2 looks like the fit for your next deal, Book a demo and walk the Raveum team through it.
This guide is general education and is not legal, tax or investment advice. Securities and tax rules depend on your facts, so work with your own securities counsel and tax advisors before you launch an offering. Offerings run through the Raveum Sponsor Program are private placements for eligible investors only and are not open to the general public. All investing involves risk, including the potential loss of principal.