The Creative Way to Invest in Real Estate

$X Committed


We believe multifamily is entering a once-in-a-lifetime buyer’s market. Our Seller finance expertise and nationwide network uniquely qualifies us to capitalize on this economic environment.

SubTo Fund will acquire, improve, operate, and sell multifamily properties located throughout the United States with a focus on Arizona and the sunbelt states.

Our acquisition strategy focuses on location, condition of the asset, and creative financing opportunities to generate favorable returns for investors.

We intend to primary target existing 75+ unit properties that are Class B assets or Class C assets located in Class B areas, but it may also acquire Class A assets.

SubTo Fund plans to target between one and three properties which are currently cash flowing and have the potential for “SubTo” or other creative financing options.

The Subto Fund difference

  • Community based investor relations
  • Exclusive off-market deal funnels
  • Resident friendly property programs and amenities
  • Focus on value-add for improved returns
  • High yield to investors
    Quarterly distributions with a 5-7 year exit strategy

Why Invest with Subto Fund?

Value in Relationships:

We personally know the dreams and goals of our investors and we provide the vehicle for them to invest in each stage of financial growth.

Investment Funds:

Provide an institutional grade investment opportunity while serving both accredited and non-accredited investors alike.

Limited Liability Protection:

The Company is structured so that its members will have limited liability afforded to them as designated by the Act.

Exit Strategy and Redemption

The Company expects to operate for a period of five to seven years before the sale of the last of the Properties and distribution of all remaining assets of the Company. After the fifth year of Company operations and every year thereafter, the Manager will value the Company’s Properties portfolio and give members an opportunity to redeem their interests in the Company.

Invest Alongside Pace Morby, Star of A&E’s hit show Triple Digit Flip, and Industry Expert at Conferences and Podcasts

Pace Morby

Author, investor, founder of SubTo and co-host of A&E’s top-performing show, Triple Digit Flip, Pace Morby has acquired over $250M in real estate assets without cash, credit or previous credentials of his own through creative financing.

From general contractor to owner of 20+ active businesses, Pace has transcended the world of entrepreneurship and now teaches and inspires entrepreneurs all over the world to make an impact on their lives and the lives of those around them. Pace focuses primarily on SubjectTo and Seller Financing to acquire properties without the use of banks.

Josiah Grimes

Mr. Grimes is an Arizona-based entrepreneur and philanthropist. He is the CEO and co-founder of KeyGlee, one of the world’s largest real estate wholesalers with over 95 locations in the United States.

Josiah is the CEO and co-founder of New Reach Education, an online education platform that publishes well-known brands such as AstroFlipping and SubTo.

Josiah is an active limited investor in other industries including data, title, and automotive.


Broker Dealer

Mundial Financial Group, LLC

Transfer Agent

KoreTransfer USA LLC

Escrow Agent

West Town Bank & Trust


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Regulation CF FAQ:

For Non-Accredited Investors (most fall into this category) the limitation on how much you can invest depends on your net worth and annual income.

If either your annual income or your net worth is less than $124,000, then during any 12-month period, you can invest up to the greater of either $2,500 or 5% of the greater of your annual income or net worth.

If both your annual income and your net worth are equal to or more than $124,000, then during any 12-month period, you can invest up to 10% of annual income or net worth, whichever is greater, but not to exceed $124,000.

  • After you review the offering statement and information and decide you’d like to invest and how much, you complete the application with the requested information and electronically sign the documentation.
  • Mundial Financial Group, the Broker Dealer, reviews the information for Anti-Money Laundering and Know Your Customer type reviews
    • If you pass the review, Mundial Financial Group initiates the funds via ACH or Credit Card (or you send the wire or check if applicable)
    • If you don’t pass the review, Mundial Financial Group or the Issuer will reach out to you to update information to clear you for the reviews or otherwise
  • Once the funds have been cleared by the escrow agent (funds go directly there), Mundial Financial Group will match your funds with your cleared application for investment, and issue you the stock by validating the subscription agreement and notifying the Transfer Agent to record your ownership on the Issuers capitalization table.
The timeline is generally 2 to 4 weeks but can always happen sooner. It all depends on the information you provide and if there are issues, how quickly we hear back from you.
  • If we bump up against any “hits” on our reviews, we are required to clear each one of those potential conflicts to evidence there are no issues.
  • If the information provided is not correct or is incomplete, we will need to reach out and get this corrected.
  • Even though funds are initiated or you see them pending in your funding source, this does not mean they are in the escrow account for the offering. Based on the payment rails available in the US, these funds may not appear in escrow for 1-2 days and then they have to sit there for a few days until the escrow agent is satisfied there doesn’t appear to be any issues
  • Matching of payments to approved applications happens in batches, so while all ready to be closed, your application maybe in the next batch.
Mundial Financial Group is the FINRA/SEC registered Broker Dealer who has been engaged by the Issuer to act as the Onboarding Agent for this offering.
  • Mundial Financial Group is NOT placing or selling these securities on behalf of the Issuer.
  • Mundial Financial Group is NOT soliciting this investment nor making any recommendations by collecting, reviewing and processing your application for investment.
  • Mundial Financial Group conducts Anti-Money Laundering, Identity and Bad Actor Disqualification reviews of the Issuer, and ensures they are a registered business in good standing.
  • Mundial Financial Group is NOT validating or approving the information provided by the Issuer or the Issuer itself.
  • Contact information is provided for applicants to make inquiries and requests of Mundial Financial Group regarding the general application process, the status of the application or general Reg CF regulation related information. Mundial Financial Group may direct applicants to specific sections of the Offering Statement to locate information or answers to their inquiry but does not opine or provide guidance on Issuer related matters.

Mundial Financial Group is compensated by the Issuer for providing its Broker Dealer Onboarding Agent services as disclosed in the Offering Statement. Mundial Financial Group does NOT charge the applying investor any fees whatsoever.

By investing in an Issuer’s Reg CF offering where Mundial Financial Group is the Broker Dealer Onboarding Agent, Mundial Financial Group must ensure that you as the investor, do not breach the SEC’s limits on investing in Reg CF Offerings within a 12 month period. While it’s not a full-fledged brokerage account where we custody your holdings or recommend any investments, you will have an account at Mundial Financial Group to track the investments made where Mundial Financial Group was engaged as the Broker Dealer Onboarding Agent. There is NO cost, charge or no annual fees etc. for this account whatsoever.
As you are buying a security regulated by the SEC, and as a Broker Dealer we are required by SEC regulations to reasonably ensure Anti-Money Laundering and Know Your Customer reviews are satisfied and that Permitted Investor Limits are not breached, we collect this information to perform the required reviews. Mundial Financial Group may share certain details of an applying/completed investor as listed on the subscription agreement, with the Transfer Agent and Escrow Agent if requested for valid purposes of processing an investment application.
Applying investors with questions about the company or its product or the offering should submit their questions in the Discussion section of the investment website. This is a public forum where valid questions will be displayed for all to view, with responses clearly tagged with who the response is from (i.e., the Issuer, Mundial Financial Group).
An accredited investor, in the context of a natural person, includes anyone who:
  • earned income that exceeded $200,000 (or $300,000 together with a spouse or spousal equivalent) in each of the prior two years, and reasonably expects the same for the current year, OR
  • has a net worth over $1 million, either alone or together with a spouse or spousal equivalent (excluding the value of the person’s primary residence), OR
  • holds in good standing a Series 7, 65 or 82 license.
Any questions about the application, how to navigate it, what’s the process, etc. should be directed to Mundial Financial Group using the contact information provided at the bottom of the investment website.












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