Commerical Real Estate Lender
The fund that works like a flywheel.
GMI Capital is a private real estate credit fund with a philosophy most funds do not have: the investors we work with are people we know personally. We limit our investor circle deliberately, not because the fund requires it, but because the relationship requires it.
We deploy senior-secured bridge loans in suburban growth markets where four things converge to minimize or eliminate competition so we can dictate, pricing, terms or both: product-type agnostic deal flow, loan sizes institutions will not touch ($3M to $10M to $15M), growth markets and borrowers who need certainty of execution rather than the cheapest available rate. Local hard money lenders usually struggle above $3M to $5M. Institutions start at $10M to $20M. GMI Capital lives in the gap between them and can dictate pricing and terms and achieve lower-risk deals that other lenders cannot or will not execute.
The result is consistent quarterly cash flow and a relationship built to last.
Historic performance across three fund generations. First personal loans deployed 2016. GMI fund lending commenced 2019. Every number is real and documented.
Total Loan Volume (as of 8/31/26)
Loans Deployed
Loan Level IRR
Blended LTV
Fund III is actively deploying. Several loans are closed and additional closings are in progress. Co-investment opportunities are currently available alongside the fund.
Loans Closed
Preferred Return
Target Net IRR
Loan Size Range
Deal flow is real, consistent, and growing across existing and new markets. The pipeline reflects relationships built over two decades, not marketing.
Loans Reviewed YTD
Volume Reviewed
Active Term Sheets Issued
Active Pipeline
As of December 2025. Track record reflects consolidated loan-level performance across three fund generations. Past performance is not indicative of future results. IRR figures are gross, unaudited, and prior to fees, carried interest, and expenses.
Clayton Jones
Lead Investment Officer, Multi-Billion Dollar Family Office
I built and ran a regional brokerage firm with 3,500 agents and employees. This is my third sizable fund investment with Francis and his team. What I love besides the quarterly cash flow is the fund reporting and strict loan metrics they adhere to. They are also totally transparent, far better than I have experienced with large institutional funds.
Mark Stark
Founder and Former CEO, Regional Brokerage Firm
I built and ran a regional brokerage firm with 3,500 agents and employees. This is my third sizable fund investment with Francis and his team. What I love besides the quarterly cash flow is the fund reporting and strict loan metrics they adhere to. They are also totally transparent, far better than I have experienced with large institutional funds.
Brad Boe
Ex Regional President, DR Horton
the founder
Investment Strategy
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Why suburban growth markets outperform gateway cities for real estate debt investors
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Market Perspectives
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What the bank retreat from commercial real estate lending means for private credit in 2026
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Investment Strategy
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How we think about capital preservation in a real estate debt portfolio
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What investors ask us most.
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Who can invest in GMI Capital funds?
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What is the preferred return for investors?
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How does GMI Capital protect investor capital?
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What is the minimum investment?
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