National Diversified Fund 7 (NDF7)

Open for Funding


Expected Annual Return


Estimated Target Annualized % Return

Target Annualized Return


Estimated Target Annualized % Return


Investment Summary

National Diversified Fund 7 (NDF7)  Webinar Recording

Watch “Supercharge Your Returns with No Added Risk: An Overview of NDF7.”  The webinar dove into three topics:

  1. How NDF 7 is diversified across geographic locations, asset classes, strategies, and sponsors to reduce risk
  2. An overview of NDF 7’s seed investments
  3. What depreciation is and how it works with passive investments (and supercharge your returns!)

The PPT presentation is downloadable in the document back office after you register with our investment portal by clicking the “Invest in this opportunity” button above.

Diversification: Strategy, Geography, Asset Class, and Sponsors

Many investors want the diversification real estate brings to their overall investment portfolio but don’t have the time for active management. The goal of Fund 7 is to help bridge the gap, enabling you to achieve diversification and earn a financial return and to do so with less time managing the portfolio.

NDF 7’s investment strategy is built around Lon Welsh’s four pillars of diversification:

  1. Strategy: Investments are balanced between new development and the value-add of existing properties.
  2. Geography: Most landlords have no geographic diversity in their portfolio. It’s hard to have active rentals spread across the US. NDF 7 invests in 5-10 states, bringing geographic diversity that few investors have.
  3. Asset class: Traditionally, multi-family real estate performs best during recessions and in times of high inflation. Thus, Fund 7 will include more multifamily than other asset classes. We will also try to add industrial, self-storage, hospitality, and student housing (depending on which opportunities are best).
  4. Sponsor: We always work with seasoned, best-in-class operators who are taking down great deals and projects.



  1. Click the “Invest in this opportunity” button above, and you will reserve your spot.
    • Our team will process your new user account and send you an email to create your password.
  2. Complete the accreditation verification process. Choose one option:
  3. After you create your account, we’ll send you the subscription documents for NDF 7 for you to review and sign via DocuSign. It may take a few days for us to send you the fund documents.

How to use our investor platform

For any questions, please contact

Investor Relations Officer
Cell: 412-848-7668
Email: Nick@IrontonCapital.com

Accounting Director
Cell: 303-557-7795
Email: Renee.Rini@IrontonCapital.com

How will Fund 7 investments work?

For Fund 7, I will be investing along with you and using the same strict underwriting methodology I have used for the past twenty years. Fund 7 will:

+ Make seven to ten investments in 2023-24

+ Have a total investment in the $8 to $20 million range

+ Target limited partner (LP) returns of 14-20% IRR, with potential upside.


Returns and timeline

+ Fund 7 will mostly provide returns in the form of capital gains, not current income.

+ Some projects will be completed or refinanced to return initial capital by the end of the third year.

+ At the end of the third year, most initial investment capital will be returned

+ The majority of the fund should be wrapped up by year five, although there may be some stragglers that take a year or so for the most optimal returns.

Investment size

Fund 7 will generally invest $0.5 to $3.0 million per project. This amount supports both access to premium projects and ample fund diversification. For projects that are an exceptionally good fit, the investment may reach up to $5 million.  Several high-return projects have already been identified.

Additional Fund 7 Detail

For those of you who are interested in a deeper look at the underwriting, here are some of the elements we’re seeking:

These are common attributes for all asset classes:

  • 14-20% net investor IRR, with potential upside.
  • We are seeking a cash-on-cash return of 5% or more (not guaranteed):
    1. For new builds of any asset class, by end of year four.
    2. For value-adds of any asset class, by end of year two.


Geographic focus

  • Our primary states are WA, OR, NV, ID, UT, AZ, CO, TX, KY, TN, GA, FL, SC, NC, and VA.
  • Our secondary states are NE, KS, WY, CA, OK, MO, MD, LA, MS, MI, OH, IL, IN, WI, MN, PA, NJ, NY, and MA.

Sponsor attributes

  • We prefer sponsors that have fully completed at least four similar projects and will be reusing many members of the team that generated prior success (e.g., property manager, general contractor).
  • It’s a bonus if the sponsor has run projects through the previous recession(s).

Project attributes

  • Where practical, we’ll seek projects that can perform an asset segmentation to allocate bonus depreciation to the investors early in the life of the project.
  • Where practical, we’ll prioritize projects that can be refinanced:
    1. In value-add projects, that would generally be after renovation and re-leasing are complete.
    2. In development projects, that would generally be after completion of construction and initial lease-up and stabilization
  • We seek projects that have at least five-year financing (so we can wait out a recession if needed) at a conservative loan to a value of <=75%. 70% and even 65% LTV is preferred but not required.
  • The projects should be adequately capitalized to minimize the risk of capital calls mid-project.
  • It’s acceptable to invest in a single asset or a multiple property fund that specializes in a targeted asset class and strategy.
  • We’re looking for projects with an overall capitalization between $15 million and $300 million.

Investment-by-investment decision

  • Subject to availability, LPs agree to participate in the pre-identified projects.
  • LPs will be presented with detailed descriptions of the additional (not pre-identified) projects and will be allowed to participate on a first-come-first-served basis.
  • As with all investments, an opportunistic project that does not strictly conform to the above criteria will be presented to LPs for discretionary consideration.

Please see the attached presentations and webinars for more details.  Please feel free to reach out to me to get more information.