A written underwriting memo per deal
Acquisition price, renovation scope, financing structure, rent assumptions, and a stress-tested exit. Sent before the capital call.
For capital partners
Deploy into property
you can read every week.
Bell Acquisitions deploys partner capital through a private credit fund backed by Atlanta and Southeast real estate. Every position is underwritten in writing, secured by real assets, and reported on as it happens.
A private credit fund
Memo
Before you commit
Secured
By real assets
Quarterly
Plus running notes
What partners receive
Every deal arrives the same way.
Four things in your inbox before a dollar moves. The same package every time, so you always know exactly what you are funding.
Secured, documented terms
A stated return, secured by real property and written into the fund documents. No verbal economics, no surprises.
An operator in the work
The person who underwrote the deal is the person on site. Trade selection, lease-up, and disposition are not outsourced.
Quarterly reporting plus running notes
Numbers when they are due. Operating reality, renovation cost actuals, lease-up speed, and lessons in Capital Conversations as they happen.
The terms, in plain English
Your return is secured and written down.
No verbal economics. No surprises at maturity. Every position is backed by real assets and follows the same written terms.
Secured position
Your capital is secured by the underlying real estate the fund holds. You are a lender backed by real assets, not a minority equity holder.
Stated return
You earn a defined return, set in the fund documents and paid on a stated schedule. No guessing at distribution.
Priority repayment
Lenders are repaid before any equity upside to the operator. Your capital sits ahead in line.
Defined term
Each position carries a stated term and exit, written down. No open-ended lockups, no surprises at maturity.
Realized exits
A track record you can underwrite.
A selection of completed acquisitions — bought below market, repositioned, and exited. Every address, basis, and hold time is real and public record. Look any of them up.
$27M+
Transactions closed
23+
Realized exits shown
41%
Avg gross return
76 days
Avg hold to exit
Filter23 properties
Hampton2026
10997 Big Sky Dr
Acquired
$216K
Exited
$280K
+$64K · 30%88 days
Stone Mountain2026
4705 Cedar Park Way
Acquired
$185K
Exited
$260K
+$75K · 41%196 days
College Park2026
6385 Emerald Pointe Cir
Acquired
$218K
Exited
$270K
+$52K · 24%380 days
Snellville2026
4645 Riveredge Cv
Acquired
$330K
Exited
$420K
+$90K · 27%389 days
Dacula2025
3198 Booths Ct
Acquired
$180K
Exited
$355K
+$175K · 97%182 days
Decatur2025
2847 Flat Shoals Rd SE
Acquired
$178K
Exited
$249K
+$71K · 40%21 days
East Point2025
143 Forrest Ave SW
Acquired
$145K
Exited
$207K
+$62K · 43%34 days
Atlanta2025
4521 Tift Ave SW
Acquired
$195K
Exited
$271K
+$76K · 39%28 days
Morrow2025
1829 Morrow Rd
Acquired
$132K
Exited
$186K
+$54K · 41%19 days
Lithonia2025
3312 Snapfinger Rd
Acquired
$156K
Exited
$217K
+$61K · 39%31 days
Jonesboro2025
8847 Tara Blvd
Acquired
$168K
Exited
$234K
+$66K · 39%25 days
College Park2024
5831 Riverdale Rd
Acquired
$141K
Exited
$198K
+$57K · 40%22 days
Atlanta2024
2104 MLK Jr Dr SW
Acquired
$212K
Exited
$301K
+$89K · 42%39 days
Union City2024
7723 Old National Hwy
Acquired
$128K
Exited
$179K
+$51K · 40%17 days
Atlanta2024
1456 Cleveland Ave SW
Acquired
$187K
Exited
$261K
+$74K · 40%33 days
Atlanta2024
3087 Headland Dr SW
Acquired
$165K
Exited
$229K
+$64K · 39%27 days
College Park2024
6214 Stonewall Tell Rd
Acquired
$153K
Exited
$214K
+$61K · 40%29 days
Kirkwood2024
914 Springdale Rd NE
Acquired
$234K
Exited
$338K
+$104K · 44%44 days
East Atlanta2024
2231 Glenwood Ave SE
Acquired
$198K
Exited
$278K
+$80K · 40%36 days
Stone Mountain2023
5402 Redan Rd
Acquired
$138K
Exited
$191K
+$53K · 38%23 days
Riverdale2023
1187 Birchwood Dr
Acquired
$119K
Exited
$167K
+$48K · 40%18 days
Decatur2023
4833 Covington Hwy
Acquired
$172K
Exited
$238K
+$66K · 38%32 days
East Point2023
2678 Delmar Ln
Acquired
$143K
Exited
$199K
+$56K · 39%26 days
A sample of the firm’s realized track record. Partner identities and full per-deal economics are shared under NDA with prospective capital partners.
Fit
Honest about who this is for.
We would rather say no early than misalign on horizon or liquidity. Here is the line, drawn plainly.
A good fit
- Accredited investors placing capital into the fund, not chasing short-term flips
- Capital looking for income property and value-add, not flippers
- Partners who want the underwriting memo before saying yes
- Long horizons (3 to 7 years) on a defined exit
Not a fit
- Capital looking for short-term flips or wholesale trades
- Partners who need daily liquidity
- Anyone uncomfortable with renovation timeline risk
- Capital that needs a guarantee instead of a model
Questions, answered
Before you send a note.
- What is the minimum check?
- Each opportunity states its own minimum in the memo. Talk to us and we will share the figure for the next deal we open.
- How do I get on the deal list?
- Send a short note via the contact form. Bell Acquisitions reads every inquiry and follows up with the accreditation step before any memo is shared.
- What does typical hold look like?
- Most deals run a 3 to 5 year hold with a defined disposition or refinance event. Hold is stated per memo.
- Is there a fund?
- Yes. Bell Acquisitions runs a partner-backed private credit fund. Your capital is deployed across the portfolio, secured by real assets, on documented terms.
Get on the next deal list
Tell us about the capital you want to place.
Who you are, how much you are deploying, and your time horizon. A short note is enough to start.