Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. RealtyMogul 2026 Real Estate Investing Comparison

A side-by-side breakdown of returns, liquidity, fees, and trustworthiness to help you decide where to invest your money.

1.5

DiversyFund marketed a $500-minimum, non-accredited growth REIT that reinvested all cash flow instead of paying regular dividends. The product you may remember no longer exists for new investors: the SEC permanently suspended the second fund's Regulation A exemption in June 2023 (a settled order with no fines and no admission of wrongdoing), the original fund's SEC filings show mounting losses and minimal distributions ($11,822 paid to all investors in the first half of 2025), and a shareholder lawsuit continues with three surviving claims after a June 2025 ruling. The company now markets a separate accredited-only fund. Existing investors are effectively waiting on asset sales with no redemption option.

★ Our Pick RealtyMogul logo

3.0

RealtyMogul is a credible, established option for investors who want exposure to commercial real estate REITs. The $5,000 minimum, multi-tier fees, and 3-year minimum hold for redemption make it best for buy-and-hold investors with mid-sized portfolios.

At a Glance

DiversyFund vs. RealtyMogul, Key Stats

$500 (historical, closed)Minimum$5,000 (REITs); $25,000–$50,000+ (private placements)

Indefinite: no redemption program, investors wait for asset salesHolding Period3-year minimum before penalty-free redemption (REITs); 5+ years (private placements)

N/A: there has never been an early withdrawal optionEarly WithdrawalQuarterly redemption with discount in years 1–3; not guaranteed

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutMonthly distributions (Income REIT); quarterly (Apartment Growth REIT)

N/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filingsAvg. ReturnsIncome REIT targets 6–8% annual distributions; private placements target higher IRR

Pros & Cons

What each platform does well and poorly

Real multifamily assets in the portfolio
DF Growth REIT's SEC filings show roughly $66.8 million in rental real estate (net of depreciation) and $97.9 million in total assets as of June 30, 2025. Unlike some failed platforms, there is a real, reported portfolio behind investor shares.
Current SEC reporting
DiversyFund's funds still file semiannual and annual reports with the SEC, so investors can track the portfolio, cash position, and litigation status through primary sources rather than marketing updates.
Low minimum brought new investors into real estate
The original $500 minimum with no accreditation requirement made private multifamily investing accessible to people who had never had access before, and helped prove demand for low-minimum real estate products.
SEC matter resolved without fines or fraud findings
The SEC's June 2023 order permanently suspended REIT II's Regulation A exemption, but the settlement imposed no fines or penalties, and in August 2023 the SEC closed its investigation without recommending enforcement action against the company, its funds, or its principals.
The original product is closed and there is no way in or out
REIT II's offering ended in 2022 and its Regulation A exemption was permanently suspended in June 2023. The original growth REITs never offered a redemption program, so existing investors cannot withdraw; they are waiting on property sales that have not yet returned meaningful capital.
Mounting losses and a thin cash position
Per the fund's own SEC filing for the first half of 2025, DF Growth REIT reported a $2.38 million net loss for the period (after a $7.9 million net loss in 2024), an accumulated deficit of $26.3 million, and cash of $305,385, down from $1.95 million at the end of 2024.
Ongoing shareholder litigation
A shareholder suit filed in December 2022 against the funds, DiversyFund, Inc., and its principals was largely dismissed in April 2024, but after an amended complaint, a June 2025 ruling allowed three claims to proceed. The company disputes the claims and says it will contest them; the parties were preparing for discovery as of the fund's most recent filing.
Pivot to a high-minimum accredited fund
While original investors wait, DiversyFund now markets a separate fund for accredited investors with dramatically higher minimums. The $500-minimum retail product that built the brand is not available to new investors.

Long track record
Founded in 2012, RealtyMogul is one of the original real estate crowdfunding platforms. The company has publicly reported deploying more than $1 billion of investor capital across hundreds of properties since founding.
Real commercial REIT exposure
MogulREIT I (Income) and MogulREIT II (Apartment Growth) give non-accredited investors exposure to institutional-quality commercial real estate: multifamily, office, retail, industrial.
Monthly Income REIT distributions
MogulREIT I pays distributions monthly, more frequent than most peer REIT platforms, and has historically targeted 6–8% annualized distribution yield.
Penalty-free redemption after 3 years
Both MogulREITs offer a quarterly share repurchase program. After 3 years held, investors can redeem at full NAV (subject to availability).
$5,000 REIT minimum
RealtyMogul's REIT minimum is 50x Lofty's and 500x Fundrise's. The high minimum makes it harder to test the platform or diversify without committing real capital.
Complex, layered fees
RealtyMogul charges a 1–1.25% asset management fee plus organization, offering, and acquisition fees that vary by product. Private placements add sponsor-level fees on top.
Early redemption discounts
Redemption requests in years 1–2 are discounted (typically 2–4% off NAV) and not guaranteed if there's insufficient liquidity in the share repurchase program.
Most deals are accredited-only
Only the two MogulREITs are open to non-accredited investors. Individual private placements and 1031 exchange deals require accredited status.

Deep Dive

Detailed comparison

What You're Investing In

Nothing, at the original entry point. The $500-minimum growth REITs are closed. The current DiversyFund offering is accredited-only with a much higher minimum.

MogulREIT I (income-focused, monthly distributions), MogulREIT II (apartment growth, quarterly distributions), and individual private placements (accredited only, 5+ year holds, higher minimums).

Property Locations

Value-add multifamily properties in various U.S. markets, held directly and through joint ventures.

Properties are spread across the U.S. with concentration in growth metros: Texas, Florida, Georgia, the Carolinas, Tennessee, Arizona, and select coastal cities. Each deal's location is disclosed in the offering documents.

Expected Returns

For existing growth REIT investors, returns depend on eventual asset sales. The funds reinvested cash flow by design, so there was never meaningful income along the way, and recent filings show losses: a $7.9 million net loss in 2024 and a $2.4 million net loss in the first half of 2025 for DF Growth REIT, with an accumulated deficit of $26.3 million. Past performance does not guarantee future results.

MogulREIT I targets 6–8% annualized distributions with limited NAV appreciation. MogulREIT II targets growth (apartment value appreciation) with smaller current distributions. Private placements target higher IRRs (often 12–18%) but carry deal-specific risk and longer holds.

Fees

The funds paid management and other fees to affiliates of the sponsor, detailed in offering circulars and annual reports. The SEC's 2023 order cited inaccurate statements about fees on the DiversyFund website relative to REIT II's offering documents.

RealtyMogul charges 1–1.25% asset management on REITs plus organization, offering, and acquisition fees that vary by deal. Private placements layer sponsor fees (acquisition, asset management, disposition) on top. Investors should read each deal's full fee schedule.

Liquidity

Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors.

Both MogulREITs offer a quarterly share repurchase program. After 3 years held, redemption is at full NAV, subject to availability. Private placements typically run 5+ years with no early-exit option.

Who Can Invest

No one, for the original product: the growth REITs are closed to new investment. The company's current offering is limited to accredited investors at much higher minimums.

MogulREITs are open to non-accredited and accredited U.S. investors. Private placements and 1031 exchange offerings are restricted to accredited investors only.

The Verdict

Which is better, DiversyFund or RealtyMogul?

1.5

DiversyFund is not an option for new retail investors, and that is the most important fact about it: the $500-minimum product that made the brand famous is closed, and its successor fund is accredited-only. Existing growth REIT investors hold shares in funds whose own filings show mounting losses, minimal distributions, thin cash, and unresolved litigation, with no redemption mechanism while they wait. Investors drawn to low-minimum real estate should study the structural lesson here before choosing any platform: products that defer all returns to a sponsor-controlled liquidation leave you with no income and no exit if the plan slips. Platforms with investor-controlled liquidity and regular distributions, such as Lofty, Fundrise, or Arrived, put structurally more control in investors' hands, though each has its own trade-offs worth comparing.

Full DiversyFund review →

★ Our Pick

3.0

RealtyMogul is a credible, well-established option for mid-sized investors who want exposure to commercial real estate REITs with monthly distributions and the option of accredited-only private placements. The trade-offs are real: a $5,000 minimum that limits diversification, layered fees, and a 3-year minimum hold for penalty-free redemption mean RealtyMogul rewards committed buy-and-hold investors. Investors with smaller capital, those wanting daily payouts or a 24/7 exchange, or those focused on direct property-level ownership will find better fit elsewhere.

Full RealtyMogul review →

Bottom Line

RealtyMogul scores higher (3.0/5) and edges out DiversyFund on our investment quality criteria.

Frequently Asked Questions

DiversyFund vs. RealtyMogul FAQ

Which is better, DiversyFund or RealtyMogul?

Based on our scoring criteria, returns, fees, liquidity, transparency, minimums, and track record, RealtyMogul (3.0/5) scores higher than DiversyFund (1.5/5). RealtyMogul is a credible, established option for investors who want exposure to commercial real estate REITs. The $5,000 minimum, multi-tier fees, and 3-year minimum hold for redemption make it best for buy-and-hold investors with mid-sized portfolios.

What is the minimum investment for DiversyFund vs. RealtyMogul?

DiversyFund's minimum investment is $500 (historical, closed). RealtyMogul's minimum investment is $5,000 (REITs); $25,000–$50,000+ (private placements).

How do DiversyFund and RealtyMogul compare on liquidity?

DiversyFund: Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors. RealtyMogul: Both MogulREITs offer a quarterly share repurchase program. After 3 years held, redemption is at full NAV, subject to availability. Private placements typically run 5+ years with no early-exit option.

What returns can investors expect from DiversyFund vs. RealtyMogul?

DiversyFund reports average yearly returns of N/A for new investors; REIT I reported a $7.9M net loss in 2024 and a $2.4M net loss in H1 2025 per SEC filings. RealtyMogul reports average yearly returns of Income REIT targets 6–8% annual distributions; private placements target higher IRR. Past performance does not guarantee future results.

One of the most flexible ways to invest in real estate

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$50 minimums · Daily rent payouts · No lock-up periods · 24/7 exchange

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Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. RealtyMogul 2026 Real Estate Investing Comparison

A side-by-side breakdown of returns, liquidity, fees, and trustworthiness to help you decide where to invest your money.

1.5

★ Our Pick RealtyMogul logo

3.0

At a Glance

DiversyFund vs. RealtyMogul, Key Stats

$500 (historical, closed)Minimum$5,000 (REITs); $25,000–$50,000+ (private placements)

Indefinite: no redemption program, investors wait for asset salesHolding Period3-year minimum before penalty-free redemption (REITs); 5+ years (private placements)

N/A: there has never been an early withdrawal optionEarly WithdrawalQuarterly redemption with discount in years 1–3; not guaranteed

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutMonthly distributions (Income REIT); quarterly (Apartment Growth REIT)

Pros & Cons

What each platform does well and poorly

Real multifamily assets in the portfolio
DF Growth REIT's SEC filings show roughly $66.8 million in rental real estate (net of depreciation) and $97.9 million in total assets as of June 30, 2025. Unlike some failed platforms, there is a real, reported portfolio behind investor shares.
Current SEC reporting
DiversyFund's funds still file semiannual and annual reports with the SEC, so investors can track the portfolio, cash position, and litigation status through primary sources rather than marketing updates.
Low minimum brought new investors into real estate
The original $500 minimum with no accreditation requirement made private multifamily investing accessible to people who had never had access before, and helped prove demand for low-minimum real estate products.
SEC matter resolved without fines or fraud findings
The SEC's June 2023 order permanently suspended REIT II's Regulation A exemption, but the settlement imposed no fines or penalties, and in August 2023 the SEC closed its investigation without recommending enforcement action against the company, its funds, or its principals.
The original product is closed and there is no way in or out
REIT II's offering ended in 2022 and its Regulation A exemption was permanently suspended in June 2023. The original growth REITs never offered a redemption program, so existing investors cannot withdraw; they are waiting on property sales that have not yet returned meaningful capital.
Mounting losses and a thin cash position
Per the fund's own SEC filing for the first half of 2025, DF Growth REIT reported a $2.38 million net loss for the period (after a $7.9 million net loss in 2024), an accumulated deficit of $26.3 million, and cash of $305,385, down from $1.95 million at the end of 2024.
Ongoing shareholder litigation
A shareholder suit filed in December 2022 against the funds, DiversyFund, Inc., and its principals was largely dismissed in April 2024, but after an amended complaint, a June 2025 ruling allowed three claims to proceed. The company disputes the claims and says it will contest them; the parties were preparing for discovery as of the fund's most recent filing.
Pivot to a high-minimum accredited fund
While original investors wait, DiversyFund now markets a separate fund for accredited investors with dramatically higher minimums. The $500-minimum retail product that built the brand is not available to new investors.

Long track record
Founded in 2012, RealtyMogul is one of the original real estate crowdfunding platforms. The company has publicly reported deploying more than $1 billion of investor capital across hundreds of properties since founding.
Real commercial REIT exposure
MogulREIT I (Income) and MogulREIT II (Apartment Growth) give non-accredited investors exposure to institutional-quality commercial real estate: multifamily, office, retail, industrial.
Monthly Income REIT distributions
MogulREIT I pays distributions monthly, more frequent than most peer REIT platforms, and has historically targeted 6–8% annualized distribution yield.
Penalty-free redemption after 3 years
Both MogulREITs offer a quarterly share repurchase program. After 3 years held, investors can redeem at full NAV (subject to availability).
$5,000 REIT minimum
RealtyMogul's REIT minimum is 50x Lofty's and 500x Fundrise's. The high minimum makes it harder to test the platform or diversify without committing real capital.
Complex, layered fees
RealtyMogul charges a 1–1.25% asset management fee plus organization, offering, and acquisition fees that vary by product. Private placements add sponsor-level fees on top.
Early redemption discounts
Redemption requests in years 1–2 are discounted (typically 2–4% off NAV) and not guaranteed if there's insufficient liquidity in the share repurchase program.
Most deals are accredited-only
Only the two MogulREITs are open to non-accredited investors. Individual private placements and 1031 exchange deals require accredited status.

Deep Dive

Detailed comparison

What You're Investing In

Nothing, at the original entry point. The $500-minimum growth REITs are closed. The current DiversyFund offering is accredited-only with a much higher minimum.

MogulREIT I (income-focused, monthly distributions), MogulREIT II (apartment growth, quarterly distributions), and individual private placements (accredited only, 5+ year holds, higher minimums).

Property Locations

Value-add multifamily properties in various U.S. markets, held directly and through joint ventures.

Expected Returns

Fees

Liquidity

Indefinite. The growth REITs never had a redemption program, and the eventual liquidation has not yet returned meaningful capital to investors.

Who Can Invest

No one, for the original product: the growth REITs are closed to new investment. The company's current offering is limited to accredited investors at much higher minimums.

MogulREITs are open to non-accredited and accredited U.S. investors. Private placements and 1031 exchange offerings are restricted to accredited investors only.

The Verdict

Which is better, DiversyFund or RealtyMogul?

1.5

Full DiversyFund review →

★ Our Pick

3.0

Full RealtyMogul review →

Bottom Line

RealtyMogul scores higher (3.0/5) and edges out DiversyFund on our investment quality criteria.

Frequently Asked Questions

DiversyFund vs. RealtyMogul FAQ

Which is better, DiversyFund or RealtyMogul?

What is the minimum investment for DiversyFund vs. RealtyMogul?

DiversyFund's minimum investment is $500 (historical, closed). RealtyMogul's minimum investment is $5,000 (REITs); $25,000–$50,000+ (private placements).

How do DiversyFund and RealtyMogul compare on liquidity?

What returns can investors expect from DiversyFund vs. RealtyMogul?

One of the most flexible ways to invest in real estate

Start building generational wealth with Lofty

$50 minimums · Daily rent payouts · No lock-up periods · 24/7 exchange

View Properties

About Lofty

DiversyFund vs. RealtyMogul 2026 Real Estate Investing Comparison

DiversyFund vs. RealtyMogul, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or RealtyMogul?

DiversyFund vs. RealtyMogul FAQ

Start building generational wealth with Lofty

DiversyFund vs. RealtyMogul 2026 Real Estate Investing Comparison

DiversyFund vs. RealtyMogul, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or RealtyMogul?

DiversyFund vs. RealtyMogul FAQ

Start building generational wealth with Lofty