BLUE
BAY
FUND
BLUE BAY FUND
INVEST IN MORTGAGES
My comprehensive and secure real estate fund diversifies investing in real estate mortgage notes options so you can build generational wealth with confidence.
Secure your future with stable returns - Invest in mortgages today!
What to expect when investing with me?
Investing in real estate note funds is a proven way to build generational wealth. With my unique and secured real estate fund, you can diversify your investments and invest with confidence. My innovative and customizable approach to mortgage note funds ensures a safer and more profitable investment experience. Trust me to offer investments with care and expertise, and achieve your financial goals with ease. Until now, there has not been a platform where to buy real estate notes, diversified across many different assets, and geographical locations.
If you are ready to secure your passive investing, to real estate, in the best position of the capital stack, then please join me in my Investor Club. My investor club is open to anyone and everyone who is interested in learning more about passive real estate investing, regardless if its Debt or Equity.
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When an investment is secured to hard, tangible assets, this provides peace and confidence for the investor in their investment decision. While many investors will state that your funds are secured to real estate, what exactly does this mean? In many cases, this means that your investment was used to buy the property, and therefore, the investor own the asset and you are simply a partner. The often overlooked issue is who CONTROLS the asset? Unless the asset is bought with 100% cash, the owners will have to get a loan from a bank. The bank controls the asset via a mortgage or deed of trust. If the asset owners do not perform exactly as the bank has detailed then the bank can foreclose and force a sale or repossess the property. When investors invest in Blue Bay Fund I, they are allowed to invest in real estate like the banks do by becoming the lender. Secured investing at its finest. My partners can confidently invest in loans secured to the borrower's assets, knowing they are protected by the law and courts of the United States by virtue of a publicly recorded mortgage or deed of trust.
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While the average investor only seeks a higher Return ON Investment, my partners are sophisticated investors and understand the value of Return OF Investments. : While the average investor will ask “What is the ROI for this investment?”, my investment partners are sophisticated, and they know that the Return OF Investment is far more important than the Return ON Investment. For example, if an investor’s investment goes South, and they are looking at a catastrophic loss, the first question they ask is NEVER, “What is going to be my return ON investment now?” They immediately want to know when they will get their return OF investment. At that point though, it's too late. My partners know that the majority of Blue Bay Fund I investments are private loans to real estate investors, secured by mortgages or deeds of trust, and at a significant discount to the property value, their investment is the safest investment in the capital stack of real estate, 1st position secured loans. Our Loans typically have more than 25% equity, and in many cases even more. This equity can help cover lost income, and legal fees if we must take a property back. Truly a risk-mitigated investment, unlike any other investments available to institutional investors.
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I believe that by offering my partners multiple investment opportunities, they benefit from selecting properly risk-mitigated investments while generating the highest mortgage note investing returns. A major hurdle for many investors is the limited diversity and investment options of investments in a syndication or fund. Most syndications are created for one investment and have high capital requirements. Most mortgage investment services, do not allow the investor oversight on the specific loans made and the specific underlying collateral. At Blue Bay Fund I, my partners have the unique advantage in this industry to allocate exactly where their investment capital is allocated. They can self direct their investments into the fund, to be divided up into $1,000 slices of both debt and equity. This truly gives the investor choice and diversification when they invest in mortgage notes. Now partners can choose the type of investments that correlate to their risk profile as well as desired returns.
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My partners are ecstatic about the ability to remain passive while earning a monthly income that outperforms the top S&P 500 dividend-paying stock by leaps and bounds. : Many investors who seek passive income find themselves involved in active investments. Identifying and vetting truly passive investments that generate passive income can be hard. Funds and syndications are one way passive investors can do this, but there are issues with investing generally into an investment for “passive” income. Normally the returns are far below what passive investors are looking for, think 7% or less. The investments have a high capital requirement, thus reducing the ability of the investor to diversify. The investment only has one or a few assets, thus exposing the investor to passive income loss if the asset becomes non-performing. Blue Bay Fund I offers my partners the ability to diversify across the capital stack in debt and equity. My partners can invest in many different asset types and a broad geographical range. They are able to invest with full confidence that they will be able to generate truly monthly passive income and withdraw that income whenever they decide, with no windows for withdrawal.
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Simplifying the annual tax requirements for my investors is critical to Blue Bay Fund I's success and ease of use for my partners. : One K1 to rule them all! When an investor is able and decides to diversify their portfolio across many different loans and syndications, that means an accounting nightmare for their CPA. What if there was a way to invest in multiple loans that provide a 1099-INT, into multiple syndications that provide K1’s and receive ONE k1 based on the overall performance of your portfolio over the entire year? At Blue Bay Fund I my partners receive one K1 for all their chosen investments, which include cash flow, equity, depreciation, and tax credits, all on one filing. I have streamlined the passive investing process to truly simply my partner's passive investing goals.
PAST INVESTMENT LOAN EXAMPLES
Click on a Photo to learn more about that project
3220 Spanish Moss Lane
7005 Westshore Blvd
107 West Warren Ave
703 E Broad St
Secure Your Financial Future by Investing in Mortgage Notes
From military VETERAN to trusted fund manager - serving you with HONOR and INTEGRITY
Experience stability and security when investing in mortgage notes and let Edwin Epperson deliver the returns you deserve.
Experience investing in real estate with Blue Bay Fund by becoming our partner. Diversify your portfolio across different asset classes and into different capital stack positions, whether in debt or equity. Invest in private mortgage notes secured to residential or commercial properties. We prioritize a safe and profitable experience for our partners who want to invest in mortgage notes. Unlock the potential of passive income through mortgage note investing returns and diversify your portfolio through our proprietary fractional slice investing method. Now you can participate with only a few thousand dollar investment in hundred thousand dollar loans or invest in a mulit-million dollar commercial project.
EDWIN
EPPERSON
EDWIN EPPERSON
Military Veteran and Trusted Fund Manager Your Partner in Financial Success.
I served in the US Army for over 13 years, earning the coveted Green Beret and graduating from the famed Ranger School and Combat Divers Qualification Course. My military bearing and determination have provided a foundation by which I have grown a private investing company over the past nine years. I have deployed over $25M and made over 150+ investments secured and backed by real estate. I've dealt with performing and non-performing loans. I have walked through the fire of borrowers defaulting, declaring bankruptcy, and having to foreclose. I know what it takes to complete at an elite level in the military and now in private investments. Blue Bay Fund provides an easy and simplified platform where to buy real estate notes.
THE BLUE BAY FUND DIFFERENCE.
Join the Blue Bay Fund community and experience the difference from other real estate note funds - where transparency, communication, trust, ownership, and community fuel your financial goals.
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I believe in transparency. Having served over 13.5 years in the military, I can tell you the success or failure of an operation, where men's lives hung in the balance, often came down to transparency. How transparent was the commander on the ground with his superiors about the real-life situation? Was honesty the foundation and basis on which every decision was made? Seven combat deployments totaling over 5 years overseas solidified the importance of transparency at all levels of an operation. So it is with the way I and my partners invest in mortgage notes.
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While deployed on an Operational Detachment Alpha Team or “A-Team,” we accomplished many roles and jobs besides taking the fight to the enemy. We had Engineering and Medical Sergeants on the team. We had Weapons and Intel Sergeants. We had a Team Sergeant and a Team Commander. But when we left the wire and pursued our enemy, communications became the most critical component of an operation. Without comms, you could not call in air support, you could not call in medevacs, and you could not get re-supplied. It would be impossible to know where your teammates were and who was friendly and who was not. The same principles and emphasis on communication are now ingrained in every aspect of my fund. I communicate above and beyond and make sure that information is disseminated to every partner, employee, and advisor.
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Responsibility and care of my men and equipment are integral to the Ranger Creed. I attended the famed US Army Ranger School and graduated, earning the coveted Ranger Tab in the summer of 08’. Responsibility is a hallmark of my personality and defines my approach to people, processes, and products. More succinctly, extreme ownership defines my approach, as described in Jocko Willinks and Leif Babin’s “Extreme Ownership” book. My partners should fully expect and assume my ownership and responsibility of every aspect of the fund, its growth, direction, and management. Success and Failures are 100% on my shoulders, and I will carry that burden of leadership with honor and diligence. There will never be excuses, only celebrations and introspective correction. My partners are not just investing in one of many real estate note funds, they are investing in me. My partners should expect, even require, accountability from me as we invest in mortgages.
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Trust is not given, it is earned. While my background may provide insight to my partners in how I manage trials and victories, their trust must still be earned. I fully expect my partners to experience the attention to detail and care that my prior investors have experienced, and why they have continued to invest 10x what their initial commitment was. Trust is the un-tokenized aspect of business, yet it can be monetized. Trust is the required foundation yet is often left unexplained. Trust is the plumbline by which faith is measured. My partners in the past have trusted me with millions of their hard-earned and painstakingly grown investment dollars. Even in the case of an investment going South, my implementation of the three prior core values reassures my partners in me. By implementing the first three core values, this core value of trust is only further strengthened and fortified. My partners know that their financial future is firm and that there is no other place where to buy real estate notes.
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Community is the result of the prior 4 core values. With Transparency, Communication, Ownership, and Trust, it is only natural for my partners to seek to know who else is on this journey with them. Building a community takes boldness and confidence in a leader's commitment to their core values. Breaking a core value will hinder if not completely disrupt, the advancement of my company's goals and targets. I give meticulous detail and care to the community I am building. This community will be the self-perpetuating framework by which my company’s success will be measured and modeled. Once an investor commits to becoming a Blue Bay Fund I partner, they are in a sense, becoming family. Our family lives life together and shares victories and distress together. We are bound and committed to each other, and my partners have confidence that they are part of a community whose basis is founded on Transparency, communication, Ownership, and Trust.
If you are interested in learning why dozens of other sophisticated and experienced investors have joined Blue Bay Fund and my Investor Club, click below.
Mortgage Note Investing Returns
Every investor asks are mortgage funds a good investment? I provide a breakdown over the two methods of investing in real estate below. Which is better, investing in real estate mortgage notes or in real estate syndications? The answer depends on the investor’s goals and objectives for their investment strategy.
DEBT INVESTMENTS
Fractionally investing in notes and mortgages secured to real estate.
Low-risk, cash-flowing investments.
Monthly distribution of interest payments.
Short-term investment, less than 12 months.
EQUITY INVESTMENTS
Fractionally invest in slices of syndications and equity investments
High-risk, equity building investments.
Distributions upon investment exit
Long-term investment, typically 3 to 7 years.
Are Mortgage Funds a Good Investment?
I am frequently asked questions concerning investing in mortgages secured to real estate, if it’s safe, how it works, and why investors should consider diversifying their portfolio into mortgage investment services. Investing in mortgage note funds secured to real estate provides many benefits, yet also comes with risks. I have successfully navigated loans that performed as well as non-performing loans. Mortgage note investing returns can far surpass other alternative investments yet carry the weight of added protection in the form of a securitized investment. Here are a few questions most commonly asked by interest capital investors in Blue Bay Fund.
FAQs
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investing in notes and mortgages can be an intelligent way to secure your financial future and maximize your returns. By following a comprehensive investment strategy that considers factors such as risk tolerance, diversification, and market conditions, you can earn impressive returns on your investment.
After researching and selecting the right investment opportunities that suit your goals, you can acquire mortgage notes directly from banks, brokers, or online platforms. Mortgage note funds can be the intelligent investment choice for savvy investors looking to unlock the potential of real estate investing. So, start investing in mortgages today and unlock the potential of this lucrative investment opportunity.
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Investing in Blue Bay Fund mortgage note funds is an outstanding option you should take advantage of! Our fund invest in mortgages, generating steady interest income that is then distributed to investors. This offers a predictable and stable source of income that can help you meet your financial goals.
Moreover, investing in real estate mortgage notes can provide diversification benefits to your portfolio, and they're generally less volatile than other types of investments like stocks. By investing in Blue Bay mortgage funds, you can reduce overall portfolio risks while still enjoying attractive returns.
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Yes, my capital partner’s investment is secured to the real estate that we are lending on. The mortgage investments that we create are recorded in the local county recorder’s office and adhere to all local, and federal guidelines and regulations for making commercial purpose loans. Our loans are secured by way of a Mortgage here in Florida. Florida is a judicial state, so in the case of foreclosure, we must go through the courts. By having a recorded Mortgage, which is the security instrument that secures our Note to the underlying collateral (ie the real estate) we ensure our capital is protected and secured to a hard tangible asset.
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This is a great question, and one every savvy capital investor has asked me. Yes, I have had to foreclose. We started the foreclosure process on one borrower with 4 properties, due to the borrower falling behind on their payments and going beyond the original term. When we started the foreclosure process the borrower immediately finished one project, and listed it for sale, while another project they “whole-tailed” and the investors were made whole on that loan. For two projects we took over and finished, the work with the funds still in escrow. The investors in those two loans not only paid back their principal but also evenly split the profits. I am happy to discuss more about this if you would like.
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This is one of those exciting aspects of investing in my fund. The Blue Bay Fund I is not only a debt fund, investing in real estate mortgage notes, but also an equity fund. This means from time to time, we may offer a syndication investment opportunity, where fund partners can participate in a storage unit deal, a multi-family opportunity, or even a joint venture with a new construction project. The options are limitless, and allow my partners to pick and choose the appropriate level of risk with the right amount of returns. If a partner only invests in debt they should expect to earn between 7 – 10% annually. If they only invest in equity, they should expect to earn 12 – 20%+ annually, and if they invest in a mix, it could range from 9 – 15%+.
Download the 35 Most CRITICAL Questions Every Investor Should Ask, for FREE!
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Unmatched Honesty and Confidence: A Decade of Investing with Edwin.
I've been working with Edwin for nearly 10 years and in every deal I've invested with him I felt 100% confident that it was a good investment. Edwin has been the most honest investor I have ever worked with. He is completely upfront with you on every deal whether it's going good or bad. He works hard to the very end making sure his investors get paid and offering excellent mortgage investment services. I will continue investing with Edwin and in fact, he is the only one doing lending that I will work with.
THOMAS I.
Retired Firefighter - New York.
5+ Deals Invested.
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Investing In Private Notes By, With, and Through a Professional and Authentic Fund Manager
I have had the pleasure of working with Edwin on a couple of deals so far. I found him very professional and authentic. Looking forward to working with him on a lot more deals.
RAJEEV V.
Engineer and Developer - Kansas
Investment Partner & Friend - Since 2016
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Your Secret to Confident Capital Growth: Passive Investing In Mortgage Notes.
Edwin was highly recommended by a fellow investor. He goes above and beyond to make sure we understand the investment. He has been a secret source to increasing our capital. I am always confident when I invest with Edwin because he has done his due diligence in underwriting the account. I know he has done his homework before he releases another investment opportunity to me. He is knowledgeable of the market and we are thankful for doing business together.
KATHY W.
Family Investor - Florida.
$3M+ Invested
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Elite integrity: Bold, Studied, Owning Tough Times, Shielding My Back.
Edwin has the integrity that I look for in a business partner. It's apparent that he behaves like the military elite should - Bold, Confident, Organized, and Studied. He does his due diligence and in the rare event of a deal going South, he owns up to it and most of all, he learns from it. He insulates the damage to his associates to the greatest degree possible. Investments don't always go as planned, but when the going gets tough, I'm glad that Edwin is managing the project
TOM C.
Insurance Business Owner - Texas
Investment Partner & Friend - Since 2017
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Secure Investments with Open Communication
I have invested with Edwin since 2020, and throughout this time he has kept an open line of communication. All investments are subject to risk, but his due diligence helps me feel that my funds are secure.
PAMELA E.
Military Spouse - Florida
3+ Deals Invested
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Edwin Epperson: A Trustworthy Guide to Successful Private Lending Investments.
Edwin Epperson brings integrity, comfort, and ease to investing in the private lending space. He communicates clearly and patiently with the investor. No question is too small or out of place. This was greatly appreciated as I was unfamiliar with private lending investing. I am in my 3rd year of investing with Blue Bay Capital and the experience has been very positive. Looking forward to future investing.
HEATHER W.
RE Management Business Owner - Florida
$4M+ Invested
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Private Lending Thought Leader: Teaching and Leading an Investment Community
It’s been my pleasure to work with Edwin Epperson. He is a man of integrity, prosperity, and an incredible work ethic. He has leveraged his experiences both good and bad to be a steward of community growth and development both in his market and across the nation. Edwin has been a shining example of what it is to be a leader in the private lending community.
ARVAL H.
Business Consultant - Texas
Investment Partner & Friend - Since 2017
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Passive Investing Gold Standard: Professional, Transparent, and Simplified.
I've worked with Ed in a number of deals and was very impressed at how he handled each deal. He's very professional, ethical, very transparent and keeps you updated in every single step. His paperwork and due diligence are very complete and easy to understand. It makes my life easy and helps me get to a decision fast. I have to say he's one of the best out there. He raises the bar of excellence and every time I come across a fund manager or syndicator, I've always compared them back to Edwin. He is, in my view, the brand standard for a fund manager. I continue to work with him and would highly recommend for both newer and experienced investors consider Ed’s fund.
JOSIE C.
Sr. Director Business Consultant - California
$500K+ Invested
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Leadership Through Shared Wins, Unwavering Accountability, and Meticulous Research
I have the highest regard for Edwin's integrity and honesty. When things go great he shares applause for other's contributions. When things aren't on track, he jumps in with responsibility to find a solution. There is no other fund manager who does such a good job of due diligence and documentation. Edwin is creative and persistent, two traits essential in an entrepreneur. I highly recommend his investment fund for consideration.
JAY L.
Retired Entrepreneur & Author - Pennsylvania
15+ Deals Invested
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Risk Mitigation and Due Diligence: Edwin, my Trusted Business Partner
When you find a business that has a leader as Edwin, you have found not only a gold mine, but a business partner that you can trust to keep integrity, honor and his commitment to you. I have had the pleasure of knowing and working with Edwin for many years as a private lender and on various real estate deals. He takes his experience from his time serving and leveraged that in his business. Edwin conducts his due diligence to make sure that the product that he brings to you is the best product by providing the funding partners the best ROI along with covering any downside through risk mitigation. I continue to look forward to future deals and working with him for many years to come.
Kelly G.
Military Veteran & Entrepreneur - California
Investment Partner & Friend - Since 2016
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Attention to Detail, Meticulous, and Transparent Integrity: Edwin an Investment Industry Professional
I have the pleasure of representing Edwin and his company for various investment deals he puts together. He has a strong work ethic and is very meticulous. I am also impressed by his professionalism and integrity. I highly recommend Edwin and Blue Bay Fund if you are considering any sort of involvement with private mortgage investing.
Dion M.
Real Estate & Business Attorney - Florida
Counselor & Friend - Since 2015
