By: GrowthX Ventures

We are raising $1.5  million dollars to purchase distressed residential & multifamily units in Dayton, Ohio with a target 15% rate of return for you.

Our strategy leverages the "Buy, Rehab, Rent, and Refinance" method to ensure a return for our investors.

The low cost-basis of property in Dayton poises our fund for great ongoing returns in perpetuity.

Join us on this journey as we #BuyBackDayton.
*You will be redirected to our listing.

#BuyBackDayton Team

*Left to right. Marcus Williams, Mickel Miles, Joe Miles and Cory Hastings Jr.

Joe Miles

Managing Partner

Managing Partner at GrowthX Ventures
Co-Founder of #buybackDayton
Indiana Wesleyan University Alum.

Marcus Willams

Acquisition & Dispostion

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Important Documents 

Offering Memorandum 

Financial Statement

Pitch Deck

Opertating Agreement


Q1. What is the minimum investment?

As of March 1st, the minimum investment is $100.

Q2. What is the expected return on investment?

15% is our target annual IRR (Internal Rate of Return). 

This is 3 times the S&P 500 over the past 20 years which performed at 4.23%.

It is 500 times a Bank of America savings accounts at 0.05%.

We pay out dividends Quarterly.

A 15% IRR means that over the 5 year life of the fund, our goal is that your average annual return will be 15%.

It does NOT mean that you get $1500 on a $10,000 investment every October 1st.

Given that this is opportunity fund, for the first 6-9 months, the returns might only be in the single digits, because we are acquiring the property and rehabbing  and there is no major cash flow.

But in years 3-5, the returns may be 12%-15% once everything is up and running and rented. 

As a result, the average over 5 years ends up approaching 15%.

Q3. When does this opportunity end?

The fund will close on September 1st, 2021.

Q4. How do I contact you?

You can reach us at

Q5. Where do I go to invest?

Click the above "Invest Now" button or click this link

Q6. How long is the hold?

The fund is a 5 year fund. The hold for equity and debt investors will be at least 3 years (Capital).

We will create liquidity options for investors who do not want to hold beyond 3 years.

Q7. What is the difference between investing as debt vs. equity.

The option to invest as debt is only for individuals contributing $50,000 or more.

As a debt investor, you will be like a hard money lender to the fund. We will pay you 5% interest annually and you will have first lien position on the portfolio just like a bank has on a home. You will receive dividend payment quarterly and you will be paid back in full once we refinance into a 30-year mortgage.

As an equity investor, you will be our partner. That means that you will assume the risk of the downside and the benefits of the upside. Based on the size of your investment, you own a percentage of the fund. We anticipate at least a 15% rate of return on your money. Once we return your capital through the historical tax credits and refinances, you will retain your equity stake and benefit from ongoing quarterly dividends from monthly cash flow. 

Q8. Why should I invest in Dayton, Ohio?

According to Forbes Dayton’s real estate market is one of the hottest in the county. In fact, the top 3 real estate markets in America are in Ohio: Columbus, Cincinnati, and Dayton.

Q9. Can I use my 401K or IRA?

Yes! You have 4 options:

OPTION #1: Loan To Self From 401K (EASIEST OPTION)

1.) Login to your 401K online or call.

2.) Look for or request transfer option. Max is usually $50K, but may be increased to $100K due to COVID.

3.) Schedule a way to pay yourself back at 5% interest over 5 years.

It takes about 3 days to process. There are no tax implications. This does not show up on your credit. terms are non-negotiable except for the amount of the loan.

OPTION #2: Traditional IRA with a Custodian 

1.) If the client has a 401k with their respective company/custodian, they will need to contact that custodian directly and tell that they plan to transfer X amount into a traditional IRA managed by another entity.

2.) Once that allocation is determined, the client has the ability to choose from a number of IRA platforms. We use the Iplan Group. Our contact, Lindsay Cipriano, can reached by phone at (440)-484-5566 or email at The client will need to sign off on having this capital moved from their 401k/retirement account. 

3.) The Iplan Group (or another IRA custodian) will then send the client a new account investment kit as well as a transfer form. These forms need to be executed in order to run this capital through the platform (and to maintain compliance).

4.) The 401k custodian will either send the client a check or wire the money directly to the Iplan Group (some banks require that the check be mailed to the client directly, while others are fine with wiring it direct).

5.) Once this capital is received on the Iplan Group platform and all documents are signed, the client will need to provide the Iplan Group with all of the documents associated with the investment (operating agreement, subscription agreement, etc).

6.) The Iplan Group will then sign off on/approve these documents and wire the capital into the fund/investment. (TOTAL COST OF ALL OF THIS IS $450 ON THE IPLAN PLATFORM, WHICH INCLUDES WIRE FEES).

The process takes about 2 weeks from start to finish. Let me know if I can answer any questions. 

OPTION #3: Solo 401K for Self-Employed Entrepreneurs (Bypass/No Custodian)

1.) Schedule a 15-minute 1-on-1 with Dmitriy Fomichenko‌ of Sense Financial at the link below:

You can also email him at or call (949) 228-9394

2.) Prior to your call watch a 30 minute education video:

It takes about 1 week. The cost is $1000 upfront + $200/year for customer support, documentation, and interfacing with the IRS.

OPTION #4: Checkbook (Self-Directed) IRA (Bypass/No Custodian)

1.) Schedule a 15-minute 1-on-1 with Dmitriy Fomichenko‌ of Sense Financial at the link below:

You can also email him at or call (949) 228-9394

2.) Prior to your call watch a 30 minute education video:

It takes about 1 week. The cost is $2000 upfront + $150 for bypass custodian (Solera Bank in Colorado) + fee for LLC formation depending upon your state.

Q10. Can I invest if I have bad credit?

Yes. Whereas your credit is a major factor when trying to buy real estate on your own, your credit is not a factor when it comes to investing in a fund. The only thing you need to invest in a our fund is liquid capital and patience.

Q11. How do I get paid as a debt investor?

Again, this option is only available for investing $50,000 or more.

Debt investors get paid interest quarterly. The fund officially begins on September 1st, so payments will be January 1st, April 1st, and July 1st.

The debt will be paid in full upon us refinancing the properties in the portfolio. 

Q12. How do I get paid as an equity investor?

Equity investors get paid in 3 ways:

1. When we refinance the properties.
2. When we receive cashflow from rents (paid by the fund to you monthly)
3. When we sell the properties you benefit from appreciation and principal pay down over time

When we start receiving rents, you will be paid from cash flow or profits quarterly. The fund officially begins on Oct 1st, so payments will be January 1st, April 1st, and July 1st.

Q11. What happens if you don't reach your fundraising goal?

We have a minimum fundraising goal of $500,000. If we don't reach our fundraising goals ALL funds will be returned back to the investor.

Q12. How are profits split investors (limited partners) and GrowthX Partners, LLC (managing partners)?

The preferred return of 6% indicates that limited partner investors are entitled to 100% of incoming capital until this threshold is met. All returns beyond the 6% preferred return will be split 70/30 with the limited partner investors receiving 70% of those returns (hence the 15% target).

Q13. How do GrowthX Partners, LLC & their team get paid?

We get paid through fees. 

Acquisitions Fee  1%
Dispostion Fee  2.5%
Property Management Fee 7% (We have an experience property manager on staff.)
Profit Spits 70/30 (Investors will receive 100% of profits up to 6% return on their invested capital)

Bringing the above services in house allow us to save the fund over 5.5% in fees.

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