The Temple Financial Group (TFG) was founded over 25 years ago and is the largest and longest-standing independent financial services company in the Turks & Caicos Islands. TFG is comprised of several financial services companies and is designed to offer local investors and international business clients access to a unique, full-service solution under one corporate umbrella.

Our operating divisions include:

·    Temple Trust

·    Temple Mortgage

·    Temple Securities

·    Temple Asset Management

·    TFG Insurance

As a standing commitment to their client’s confidence, and their ongoing operations, the Group carries a comprehensive insurance coverage package that is five times that required by law. In addition, all of their divisions are fully audited by a recognized independent Auditor on an annual basis.


    Real estate assets are typically very expensive in comparison to other available investment methods (such as stocks or bonds). Project Equity in venture capital opportunities also require enormous contributions. Rarely do investors have the capital to purchase the price of an institutional property or finance an opportunity in cash. Usually, a large portion of the purchase price will be financed using some sort of financial instrument or debt through an established bank. This is referred to as leverage. .

The percentage paid on this leverage in return for the means to invest used to be a necessary evil to purchase an asset. Crowdfunding however, gives investors the opportunity to bypass the banks and in turn gain the percentage returns that these establishments would typically receive. In essence, it puts the average investor in a position to "be the bank" by pooling other investors into the pot to create enough capital for the investment. This has only been made possible through the JOBS act passed in 2012 when it was made legal for platforms like MacroCrowd to solicit and engage investors. This widespread marketing potential gives us the ability to have investors put in very low minimums for the sake of flexible portfolio percentages so that all investors can invest accordingly, into the healthiest diversification possible for their individual portfolios.


Internal rate of return (IRR) is a parameter or measure of quantitative assessment used in capital budgeting to measure the profitability of potential investments. Internal rate of return is a discount rate that makes the net present value (NPV) of all cash flows equal to zero. Both the IRR calculations and the NPV calculations rely on the same formula.



The following is the formula for calculating NPV:






Ct = net cash inflow during the period t


Co= total initial investment costs


r = discount rate, and


t = number of time periods



To calculate the IRR using this formula, one would set the NPV to zero and solve for the discount rate (r), which will result in the IRR. Because of the nature of this formula, however, IRR cannot be calculated analytically. This formula must be calculated using the trial-and-error method or a software programmed to calculate the IRR.


The more desirable the project, the higher a project's internal rate of return will be. However, what must also be taken into account is that there are risks involved in investments, and predicted outcomes can differ from actuality especially with investments that are not institutional quality. In summary, IRR calculates the percentage of your returns you will receive over a specified amount of time. This amount of time is typically one year, so as a simple example:


John invested $100,000 into an offering with an IRR of 5%. the investment will be over the duration of 5 years. This means that John will receive 5% of his $100,000 every year (which is $5,000) along with his principal at the end of his investment. This means he will be receiving $5,000 dollars every year for the first 4 years, then $105,000 for the last year to conclude the project.


Crowdfunding in real estate has been one of the most discussed topics of 2016, and it’s shaping up to do just as well on our chatter radar in 2017. It’s no surprise that amid rising real estate costs - both private and commercial - and growing comfort with large online purchases, we’ve seen the marriage of the two in a way that provides would-be buyers a new path to financing.

If you aren’t already aware, crowdfunding is the practice of convincing a section of the general public (a crowd) to assist in purchasing something. In return, and especially in real estate, each donor likely receives something in thanks, but this can range from a personalized thank you, to their name engraved on the building, to a share in the profits of the building when it is either rented or resold. At Macrocrowd, for example, we share opportunities to invest in eight figure opportunities with a large crowd of investors, who are each asked only to invest four figures. By doing so, we essentially break valuable properties into stocks, avoiding the need for any one person to shoulder all of the risk.


Risk vs. Reward: A Sure Bet

Risk is a huge reason why crowdfunding is taking the real estate market by storm. In a normal real estate transaction, the buyer is experiencing a high risk situation. If they’re buying a residential property, such as a duplex or even private home, it’s not unusual for it to be a major life purchase that requires most, all, or exceeds their entire life savings. Even if the purchase is a corporate one, the company shoulders the full burden of the neighborhood losing appeal, or any troubles or disasters that may affect the worth of the structure.

Those risks still exist with crowdfunded buildings, but because there are so many investors, none are put at a ruinous risk to their own financial solvency. On the other side of the coin, because investments are small, investors are able to spread out their real estate portfolio, which offers a much greater amount of security. Because of this, crowdfunding real estate has become especially popular with those looking to secure a retirement income with a diverse, reliable portfolio.


Increased Access

In addition to reducing risks, crowdfunding real estate has also made the possibility of having investments in permanent structures a possibility to many. While for many, the hundreds of thousands - or millions - it takes to invest in just a single home in major cities is unthinkable, but a few hundred is much more approachable.

This also means that real estate investing is getting more diverse as a whole, and more multi-family and corporate buildings will be run like companies. What does this mean? If there’s a vote to increase the rent on the shared apartment complex, for example, it’s much more likely that a vocal shareholder arguing to maintain rent to preserve the neighborhood and fight gentrification will be much greater than a single person or corporation weighing profit vs. ethics. Lastly, it also means that a community that wants to fight gentrification can crowdfunding buying the very buildings that facilitate it. Once purchased, they could decide, as a community, to make affordable housing available and improve the quality of life for those who need it.

The housing market, just like every other market, is changing rapidly in response to the internet and the increased ease of communication and community building that it provides. Crowdfunding real estate is a natural progression, but still one that throws many who have been involved in the market for a loop. It’s time the real estate market open up to everyone - after all, our communities are built by the people who live in them, so why shouldn’t each and every one of us have the opportunity to invest what we can?


                When an investor submits monies into an offering on MacroCrowd's platform, MacroCrowd ensures that the only parties in direct control of investors' funds are highly regulated by all possible appropriate financial governmental and non-governmental authorities. When an investment is made, the funds are then transferred to an escrow agent or broker-dealer partner regulated by FINRA and the SEC (see the direct quotes about the definition of these organizations below). Once escrow is reached, the funds are then transferred directly to the developer. All financial auditing documents and authoritatize regulations are available for our investors to review about our developers as well. This is different for each developer, please see our offering documents for more details.

                 "FINRA is dedicated to investor protection and market integrity through effective and efficient regulation of broker-dealers. FINRA is not part of the government. We’re an independent, not-for-profit organization authorized by Congress to protect America’s investors by making sure the broker-dealer industry operates fairly and honestly." -FINRA1

                "The mission of the U.S. Securities and Exchange Commission is to protect investors, maintain fair, orderly, and efficient markets, and facilitate capital formation." -SEC2


How investor capital is moved throughout MacroCrowd's investment process.

Step One 

MacroCrowd, (A) finds a lucrative real estate or project investment opportunity (B) presents this opportunity to investors.

Step Two

Investors submit monies for this investment to be held by an escrow account with a broker-dealer or escrow agent.

Step Three

Escrow is reached and the escrow agent or broker-dealer then transferrs the funds to the developers to begin the project. Upon this transfer MacroCrowd charges the developers for our platform's services, this charge is never made to our investors and does not affect the project's IRR or deal structure.

Step Four

The first percentage returns, at a recurring time period pre-designated by all parties, are transferred from the developer to the escrow agent ot broker-dealer to appropriately distribute to investors.

Step Five

The last predesignated payment of percentage returns along with the investors principal is transferred from the developer to the broker-dealer to distribute accordingly.



1. http://www.finra.org/about

2. https://www.sec.gov/about/whatwedo.shtml


Income revenue share is quite simple. Income revenue is  the commercial gross capital received on an annual basis by a company or commercial property. By "sharing" this capital, an offering is presenting a percentage of their commercially generated capital to investors to either be coupled along with other incentives, or to simply be independantly offered along with an investor's initial principal. 


       The annual percentage rate (or APR) is the amount of interest a loan is paid on an annual basis. This percentage is averaged over the term of the loan according to however many years the loan will be in place. APR uses the same calculations as an IRR, although an IRR is used to calculated annual percentages in favor of investors, and an APR is calculated percentages in favor of a lender or bank. Please see "What is an IRR?" for further explanations on the formula.


Within the context of MacroCrowd, a debt hybrid deal means a structured financial returns deal which combines two or more different financial instruments. Since it is a "Debt" hybrid, this means that it will be an investment into a developer who is offering debt-structured returns at a fixed percentage, along with one or many other financial incentives. This can be additional equity, a percentage of revenue or other financial incestives. To see the details on Debt Hybrid deals, please refer to the specific offering's "Financials" section.


The rate of return or proceeds of real estate investments are evaluated using two main techniques. The first one entails simple arithmetic calculations, i.e. ratios, while the other one, yields, entails discounting future cash flows to cater for the time value of money. Earlier on, we covered ways in which loan-to-value ratios facilitate comprehension of real estate loans. In this article, we shall look at one of the most crucial computation when valuing property.

Typically, simple arithmetic computations are done to arrive at ratios; ratios in real estate show the relationship between certain amounts of regular income and a corresponding value of property.  They are often calculated from readily obtainable figures. Ratios are easy in calculation and are used in broad circumstances. However, unlike ratios, yield analysis is quite complicated in performance, but it caters for time value of money.

The Gross Rent Multiplier (GRM) is among the most universally used ratios. It represents the correlation between the gross rental income and the property’s purchase price. Gross income is computed prior to offsetting expenses, while net income is arrived at after deducting expenses. The GRM can be based on either the effective gross income, which is net of collection fees and any vacancies, or the expected gross income (prior to deduction of collection fees and vacancies), subject to the definition used. For example, if the property was acquired at $2 million, and it has a gross income totaling up to $300,000, the GRM would be:

GRM = Purchase Price ÷​  Gross Income

= $2,000,000 ÷​  ​$300,000

= 6.667 GRM

In case an investor is not aware of the property’s operating expenses, the GRM can initially be rather valuable. However, the figure is inadequate in the long term since it does not cater for variations in operating expenses of various projects.

This downside can be resolved by using the Capitalization Rate (“Cap Rate”), also known as the “Overall Rate of Return”. It shows the relationship of the purchase price and the property’s net operating income. Irrespective of if the investment is financed by debt or equity, the Cap Rate denotes the rate of return on the full acquisition capital. A property with operating expenses of $100,000 and gross income of $300,000 would have:

= Net Operating Income ÷​  Purchase Price

= $200,000 ÷​  $2,000,000

= 10.0% Cap Rate

Cap Rate caters for the operating expenses, e.g. marketing costs, maintenance charges, utilities, insurance, personnel costs, management and leasing fees, etc. These vary from project to project and directly relate to the eventual property value.

The Cap Rate enables comparability of unleveraged properties, as it is used to assess debt-free properties, and it is mainly concerned with the income-production aspect of similar properties. It is widely used. However, it is crucial that only truly comparable are assessed. Comparability refers to similarity in quality, size, construction, functionality, age, operating efficiency, location as well as other aspects such as major lease features.

The Cap Rate has limitations too, though it provides a great representation of the competitive market prices. The projected growth in income, rents, and value of property determines the attractiveness of the investment property. Evaluation of such investment decisions should, however, be done through prediction of the future direction of the economic base where the property is situated; if expenses, leases, rents, and key rehabilitation costs are projected to decline or rise, and by what magnitude, through the useful life of the property. The Cap Rate, nevertheless, fails to incorporate the financing terms necessary to ensure affordance of the entire buying price.

The real estate industry widely utilizes Cap Rates as vital industry benchmarks. Nevertheless, it is vital that the investor keeps in mind that Cap Rates are only fully meaningful when used to compare like-kind properties in the same market. Moreover, Cap Rates provide enormous information on the investment in question and its end result, give that they do not use assumptions to predict the future. Therefore, Cap Rates play a big role when it comes to analyzing the potential of an investment opportunity so as to make an investment decision.



Contrary to the thoughts of majority of people buying their first homes, real estate is much more than the home of their dreams with a white picket fence on the corner. It is in reality a fascinating and a dynamic industry. In US, with a multi-million commercial market, real estate covers each and every property including the Empire State Building, favorite restaurants, malls, Miami Resort you frequent and all the apartment buildings. Though fortunes and losses have been incurred in real estate, it has raised some individuals into greater fame and recognition such as Shark Tank’s Barbara Corcoran and Donald Trump. Real estate is basically about properties, people, creating value and making deals. MacroCrowd makes it much easier for investors like you willing to invest in real estate.


Assets or securities whose sale or exchange is impossible without incurring a considerable amount of loss in value are known as illiquid investments. Anyone who has ever invested in real estate generally or with MacroCrowd has invested in such kind of investments. The lack of willing and ready investors to buy the properties or assets being disposed of makes illiquid investments challenging to sell promptly. In simple terms, such securities and assets “cannot be readily converted into cash”.

Q. How Do Illiquid Investments Work?

Real estate, private company interests, antiques, cars, as well as certain forms of debt instruments are all examples of such illiquid investments. Typically, various factors make the real estate investments offered by MacroCrowd be viewed as illiquid investments. Firstly, there are restrictions set by the United States state and federal securities laws as well as by MacroCrowd or the relevant LLC binding the securities’ transferability during the trade, whether such debt securities are linked to the specified loan’s performance or the securities give ownership interest in a given limited liability company (LLC). Generally, there are few situations in which investors can transfer or dispose of their interests in securities offered through Macro Crowd.

Secondly, such types of securities lack a designated public market where they can be traded; there are no plans to form one also. Even when the public trade of such securities could be allowed, there being no public market translates to a lack of readily available buyers,  and thus the price offered for the securities is negatively affected, as opposed to, in the very least, a market that has trading activities every day.

Thirdly, the passive nature of the securities offered through MacroCrowd results in a control shift from the investor to the manager, a third party player. For example, the sponsoring estate company determines when and how to sell the underlying property when it comes to equity investments, as well as the percentage of proceeds to be distributed to the investors. While investing in such companies translates to handing over control of the underlying property to the operator, investors are able to leverage the skills and experience of such companies.

Q. Why Do People Utilize Illiquid Investments?

Illiquid investments are also beneficial in cases where the investor wants to buy and hold an investment property, in spite of their illiquidity. For instance, the unpredictable price fluctuations can be eliminated through cash flow-focused real estate investments, to realize comparably steady returns if the investment property is as expected. On the other hand, common stocks are non-cash flow focused investments and thus are highly volatile. Debt securities often have some level of security especially those secured using real estate properties, while equity real estate investments could result in tax-deferral provisions that are associated with depreciation deductions, and possible appreciation in value. Investment returns can be greatly improved using the latter cases to even surpass proceeds from the riskier investments, e.g. common stocks. Macro Crowd offers passive cash flow investing which makes cash flow investing accessible and easy. Experienced operators manage the investments at a certain fee linked to the performance of the investment. It is more like “hiring experienced operators” to do the work for you. The investor thus receives cash flow from the investment without further effort, if the investment performs as anticipated.

As opposed to stocks and bonds, passive cash flow investments are generally more illiquid, given that the investors cannot readily sell their interests. The other factor that contributes to the illiquidity of passive cash flow investment is the idea of giving the manager control over the investment. Passive cash flow investments can be very beneficial if the investors choose the right investments after doing proper due diligence for the investments and ensure diversification across several investments and managers, despite the illiquid nature of such investments.

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