Questions, answered.

OPM Exchange is a vetted marketplace for first-lien commercial real estate mortgages between $500K and $10M. Sponsors post deals, accredited investors fund them directly, and we handle the underwriting, documentation, and servicing.

We're built for the deals conventional debt won't move fast enough on — bridge loans, distressed acquisitions, value-add and adaptive reuse projects, and other situations where speed and certainty matter more than the lowest possible rate.

Hard-money lenders typically take a spread between what the borrower pays and what their capital partners earn. We don't. Sponsors pay us a one-time commission at close (1.5%–2.5%), and 100% of the negotiated rate flows through to the lender.

We're also a marketplace, not a single lender. That means lenders pick which deals fit their thesis, and sponsors get visibility from a vetted pool of accredited capital instead of pitching one balance sheet at a time.

OPM Exchange is launching in Michigan and the broader Midwest first. We expect to expand to additional states in 2026 as our state licensing and lender network grow.

Investors from any U.S. state can participate. Sponsors and properties must be in states where we're qualified to operate.

OPM Exchange is built by a coalition of CRE attorneys, developers, brokers, and capital allocators with combined experience across thousands of transactions and over a billion dollars in volume. More about the team →

$500,000 to $10,000,000. Below $500K, the per-deal closing costs make the structure inefficient. Above $10M, deals are typically better suited to single-balance-sheet lenders or syndication structures we don't currently support.

Multifamily, office, retail, industrial, hospitality, mixed-use, self-storage, and adaptive reuse projects. We focus on stabilized, value-add, and distressed acquisitions; we generally don't fund pure ground-up construction or land speculation.

Standard tier deals close in 3–4 weeks from a complete submission. Blue Check tier deals (where you pre-stage the underwriting package) close approximately 40% faster, typically 2–3 weeks.

The biggest factor is appraisal turnaround. We always order appraisals through our AMC rotation rather than accepting borrower-selected appraisals, and that's typically the longest pole in the tent.

Our maximum LTVs are 65% on stabilized assets, 60% on value-add, and 55% on land or vacant assets. We size to the lower of cost or appraised value at close.

Gate 1 — Sponsor: background check, OFAC screening, litigation search, personal financial statement, schedule of real estate owned, and minimum 3-deal track record.

Gate 2 — Asset: appraisal from our AMC rotation, environmental review where applicable, title commitment, and property-level financial review.

Gate 3 — Blue Check (optional, premium tier): additional pre-staging of the underwriting package for 40% faster close.

OPM Exchange is exclusively for verified accredited investors as defined under Rule 501(a) of Regulation D. We accept individuals (income or net worth test), entities (qualified institutional buyer, family office), trusts, and self-directed IRAs. All deals are offered under Rule 506(c), which requires affirmative verification of accredited status.

$100,000 per deal. We're not chasing fragmented retail aggregation — we're built for serious capital from people who want to evaluate deals one at a time and write meaningful checks.

Our pledge ladder has three stages:

Soft IOI — non-binding indication that you're interested at a given amount. Helps the sponsor know there's demand.

Hard pledge — binding commitment, with a 1% good-faith deposit charged to your account on file (credited toward your wire at close, refunded if the deal doesn't close).

Funding call (T-3) — three days before scheduled close, you receive wire instructions for the title company escrow account. Wire is due by 5pm ET on the funding date.

Your wire goes directly into a title company or institutional escrow account — not to OPM Exchange. We are never a custodian of your funds. At closing, the title company disburses the loan to the borrower in exchange for a recorded first mortgage and promissory note in favor of the lender LLC.

Each deal closes into a single-purpose Delaware LLC. You become a member of that LLC, and the LLC holds the loan and collects payments. Monthly distributions go directly to your account on the 15th.

Loans are serviced by an institutional servicer (FCI Lender Services or equivalent). Borrower payments are pulled via ACH on the 1st of each month and distributed to lenders on the 15th.

K-1s for each LLC are prepared by an outside CPA and distributed by February 28 each year. You'll receive one K-1 per deal you've invested in.

OPM Exchange manages workouts and, where necessary, foreclosure proceedings on behalf of the lender LLC. Our written workout playbook covers default notice, forbearance, modification, and foreclosure.

Because every loan on the platform is first-lien with full personal recourse to the sponsor and an LTV ceiling at funding, recovery prospects are materially stronger than typical mezzanine or unsecured exposures. That said, no investment is risk-free and total loss of principal is possible.

We use a hybrid pay structure:

OPM referral fee: 50 basis points (0.5%) of the loan amount, paid by us at close. So a $3M loan pays $15,000 from OPM.

Borrower-paid points: you can also charge the borrower additional points or fees on your own. These flow through the closing escrow alongside our referral fee. Both wire to you the day the deal funds.

Average payout per closed deal across the platform is approximately $48,200.

The first time you submit a client (or refer them via a quick-refer link), they're tagged to you for 24 months. Every deal that client closes through OPM Exchange in that window pays you commission, even if they reach out to us directly. The counter resets each time you transact with them.

This is a deliberate design choice: brokers do the relationship-building work, and we want to make sure you keep getting paid as long as that relationship is active.

Submit on behalf: you fill out the deal package and stay on every email, call, and document review. Best when you want to control the experience and keep your client relationship front-and-center.

Quick refer: you send the client a link and we take it from there. Best for high-volume or distant relationships where you want the introduction credit without the day-to-day involvement.

You pick per deal. Both paths preserve your 24-month tag and pay you the same way.

No. The broker program is free to join. No monthly fees, no minimums, no exclusivity. We make money when you close deals, so our incentives are aligned.

Each LLC offering is conducted under Rule 506(c) of Regulation D under the Securities Act of 1933. This permits general solicitation but requires affirmative verification that all investors are accredited.

OPM Exchange is not a registered broker-dealer or investment adviser. We provide platform technology, sponsor and asset vetting, and administrative services for each per-deal LLC.

Every funded deal closes into a separate Delaware single-purpose LLC. The LLC is the lender of record, holds the recorded mortgage, and collects payments from the borrower. Investors who pledged are members of that LLC pro rata to their commitment.

This structure provides clean liability isolation between deals (a default on one doesn't affect another), straightforward K-1 tax treatment, and a clear contractual relationship that protects both lenders and borrowers.

No. OPM Exchange operates as a marketplace technology platform, not as a registered broker-dealer or investment adviser. We do not provide investment advice or recommendations. All investment decisions are made by the investor based on their own evaluation of the offering documents.

No. Investors don't pay anything to OPM Exchange directly. We don't take a spread on your interest, and we don't charge investors any platform, account, or transaction fees. The rate posted on each deal is the rate that flows to you, less only the LLC's pro-rata share of servicing and accounting (typically 50 bps annualized to keep the LLC running).

Sponsors pay a one-time platform commission of 1.5% to 2.5% of the loan amount, paid at close out of the loan proceeds. Standard tier listings include a refundable underwriting deposit ($5,000) that's credited at close. Blue Check tier deposit is $7,500.

There are no monthly fees, no platform subscriptions, and no servicing fees billed back to the sponsor.

When you submit a hard pledge, we charge a 1% good-faith deposit via ACH to verify funds and seriousness of intent. This is credited toward your wire at close (so a $250K pledge with a $2,500 deposit means a $247,500 net wire on funding day).

If the deal doesn't close for reasons unrelated to your performance, the deposit is refunded in full.