Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. Roofstock 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 Roofstock logo

3.0

Roofstock is the dominant marketplace for buying whole single-family rental homes online, with deep listings, vetted property data, and a property management network. It's a fit for investors who want to own a full rental at scale, but if you want fractional shares with $50–$100 minimums, Lofty or Arrived are better matches.

At a Glance

DiversyFund vs. Roofstock, Key Stats

$500 (historical, closed)MinimumWhole-home purchase price (typically $80,000–$400,000+); Roofstock One discontinued for new investors

Indefinite: no redemption program, investors wait for asset salesHolding PeriodInvestor-controlled, sell whenever you choose

N/A: there has never been an early withdrawal optionEarly WithdrawalStandard real estate transaction costs (~5–8% to sell)

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutMonthly (paid by tenant or property manager)

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. ReturnsTypical SFR cap rates 5–8%; total return depends on appreciation and leverage

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.

Real, full ownership
Buying through Roofstock means you actually own the property: title in your name, full control over rent setting, maintenance decisions, refinance, and sale. No platform sits between you and your asset.
Deep, vetted listings
Roofstock's marketplace contains thousands of single-family rental homes across the U.S., each with inspection reports, rent history, neighborhood ratings, and a Roofstock Estimate of expected return.
Property management built in
Roofstock's preferred property manager network covers most listed markets, so investors can buy a tenanted home in another state and hand off management on day one.
Use leverage to amplify returns
Because Roofstock investors buy whole homes, they can use traditional mortgage financing. That leverage is unavailable on most fractional crowdfunding platforms.
Investor-controlled liquidity
You decide when to sell. Roofstock has its own marketplace for tenanted homes, or you can list traditionally, either way, the exit timing is yours.
Whole-home minimums
Roofstock's main product is buying a full rental property. Even with leverage, that typically requires $20,000–$80,000+ in down payment plus closing costs, putting it out of reach for entry-level investors.
Roofstock One is closed to new investors
Roofstock One, the platform's accredited-only fractional product offering Tracking Stocks in single-family rentals, announced it was winding down in August 2023 and stopped accepting new capital contributions. The current marketplace is effectively a whole-home brokerage.
Transaction-style fees
Roofstock charges a 0.5% buyer fee or $500 minimum, plus standard closing costs and ongoing property management fees (typically 8–10% of gross rent). Sellers pay 3% or $2,500.
Headline cap rates can be optimistic
Roofstock's listed gross yields don't fully account for vacancy, maintenance, capex reserve, or local taxes. Real net returns are typically 1–3 percentage points lower than the headline number.
More work than passive
Even with property management, owning a rental home creates real work: financing, taxes, insurance, capex decisions, and tenant edge cases. It is not as hands-off as a REIT or fractional platform.

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.

Whole single-family rental homes, typically tenanted, sometimes vacant: from individual sellers, builders, and institutional sources. Multi-property portfolios are also occasionally listed.

Property Locations

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

Strong coverage across the Sun Belt: Texas, Florida, Georgia, Tennessee, the Carolinas, Alabama, Arizona, Ohio, and select Midwest and East Coast markets. Each listing's market has a published neighborhood and school rating.

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.

Typical SFR cap rates on Roofstock listings range 5–8% gross. Real net returns after vacancy, maintenance, capex, and management fees are typically 1–3 percentage points lower. Total return depends heavily on whether the investor uses leverage, holds for appreciation, and selects strong markets.

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.

Roofstock charges 0.5% of purchase price (or $500 minimum) on the buyer side and 3% (or $2,500 minimum) on the seller side. Property management fees through partner managers typically run 8–10% of gross rent. Standard closing costs and lender fees apply to financed purchases.

Liquidity

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

Investor-controlled. Owners can hold indefinitely, refinance, or sell whenever they choose.

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.

Open to all investors, no accreditation required. Standard mortgage financing is available with typical lender requirements (credit score, down payment, debt-to-income).

The Verdict

Which is better, DiversyFund or Roofstock?

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

Roofstock is the gold-standard marketplace for investors who want to buy whole single-family rental homes online. Vetted listings, leverage availability, real ownership, and a property manager network make it a serious tool for portfolio scaling. But it isn't a fractional platform, Roofstock One has been closed to new investors and the core product requires whole-home capital. Investors who want low-minimum, hands-off fractional real estate exposure should look at Lofty or Arrived instead.

Full Roofstock review →

Bottom Line

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

Frequently Asked Questions

DiversyFund vs. Roofstock FAQ

Which is better, DiversyFund or Roofstock?

Based on our scoring criteria, returns, fees, liquidity, transparency, minimums, and track record, Roofstock (3.0/5) scores higher than DiversyFund (1.5/5). Roofstock is the dominant marketplace for buying whole single-family rental homes online, with deep listings, vetted property data, and a property management network. It's a fit for investors who want to own a full rental at scale, but if you want fractional shares with $50–$100 minimums, Lofty or Arrived are better matches.

What is the minimum investment for DiversyFund vs. Roofstock?

DiversyFund's minimum investment is $500 (historical, closed). Roofstock's minimum investment is Whole-home purchase price (typically $80,000–$400,000+); Roofstock One discontinued for new investors.

How do DiversyFund and Roofstock 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. Roofstock: Investor-controlled. Owners can hold indefinitely, refinance, or sell whenever they choose.

What returns can investors expect from DiversyFund vs. Roofstock?

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. Roofstock reports average yearly returns of Typical SFR cap rates 5–8%; total return depends on appreciation and leverage. Past performance does not guarantee future results.

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

Real Estate Platform Comparison· Updated July 15, 2026

DiversyFund vs. Roofstock 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 Roofstock logo

3.0

At a Glance

DiversyFund vs. Roofstock, Key Stats

$500 (historical, closed)MinimumWhole-home purchase price (typically $80,000–$400,000+); Roofstock One discontinued for new investors

Indefinite: no redemption program, investors wait for asset salesHolding PeriodInvestor-controlled, sell whenever you choose

N/A: there has never been an early withdrawal optionEarly WithdrawalStandard real estate transaction costs (~5–8% to sell)

Minimal (SEC filings show $525,872 paid in all of 2024 and $11,822 in H1 2025 across the entire investor base)Rent PayoutMonthly (paid by tenant or property manager)

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.

Real, full ownership
Buying through Roofstock means you actually own the property: title in your name, full control over rent setting, maintenance decisions, refinance, and sale. No platform sits between you and your asset.
Deep, vetted listings
Roofstock's marketplace contains thousands of single-family rental homes across the U.S., each with inspection reports, rent history, neighborhood ratings, and a Roofstock Estimate of expected return.
Property management built in
Roofstock's preferred property manager network covers most listed markets, so investors can buy a tenanted home in another state and hand off management on day one.
Use leverage to amplify returns
Because Roofstock investors buy whole homes, they can use traditional mortgage financing. That leverage is unavailable on most fractional crowdfunding platforms.
Investor-controlled liquidity
You decide when to sell. Roofstock has its own marketplace for tenanted homes, or you can list traditionally, either way, the exit timing is yours.
Whole-home minimums
Roofstock's main product is buying a full rental property. Even with leverage, that typically requires $20,000–$80,000+ in down payment plus closing costs, putting it out of reach for entry-level investors.
Roofstock One is closed to new investors
Roofstock One, the platform's accredited-only fractional product offering Tracking Stocks in single-family rentals, announced it was winding down in August 2023 and stopped accepting new capital contributions. The current marketplace is effectively a whole-home brokerage.
Transaction-style fees
Roofstock charges a 0.5% buyer fee or $500 minimum, plus standard closing costs and ongoing property management fees (typically 8–10% of gross rent). Sellers pay 3% or $2,500.
Headline cap rates can be optimistic
Roofstock's listed gross yields don't fully account for vacancy, maintenance, capex reserve, or local taxes. Real net returns are typically 1–3 percentage points lower than the headline number.
More work than passive
Even with property management, owning a rental home creates real work: financing, taxes, insurance, capex decisions, and tenant edge cases. It is not as hands-off as a REIT or fractional platform.

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.

Whole single-family rental homes, typically tenanted, sometimes vacant: from individual sellers, builders, and institutional sources. Multi-property portfolios are also occasionally listed.

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.

Investor-controlled. Owners can hold indefinitely, refinance, or sell whenever they choose.

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.

Open to all investors, no accreditation required. Standard mortgage financing is available with typical lender requirements (credit score, down payment, debt-to-income).

The Verdict

Which is better, DiversyFund or Roofstock?

1.5

Full DiversyFund review →

★ Our Pick

3.0

Full Roofstock review →

Bottom Line

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

Frequently Asked Questions

DiversyFund vs. Roofstock FAQ

Which is better, DiversyFund or Roofstock?

What is the minimum investment for DiversyFund vs. Roofstock?

How do DiversyFund and Roofstock compare on liquidity?

What returns can investors expect from DiversyFund vs. Roofstock?

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. Roofstock 2026 Real Estate Investing Comparison

DiversyFund vs. Roofstock, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or Roofstock?

DiversyFund vs. Roofstock FAQ

Start building generational wealth with Lofty

DiversyFund vs. Roofstock 2026 Real Estate Investing Comparison

DiversyFund vs. Roofstock, Key Stats

What each platform does well and poorly

Detailed comparison

Which is better, DiversyFund or Roofstock?

DiversyFund vs. Roofstock FAQ

Start building generational wealth with Lofty