Highlights Investors Care About

• 8–10% annual yield targets

• Low LTV ratios (Max 75% to under 65%)

• 12–18 month terms for flexibility

• Monthly income distributions; reinvestment of monthly earnings to achieve compounding interest

• No stock market exposure

Manager “skin in the game”.  Every loan made by Blue Bay Fund is first made 100% by our fund manager, Edwin Epperson. Investors then backfill our manager's position with their own selected amount.

Discover how high-yield real estate notes are helping savvy investors build crash-proof wealth. With fixed monthly income, asset-backed security, and no operational hassle, this powerful strategy offers predictable returns and protection in volatile markets.

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Discover why cash flow investments backed by real estate are outperforming traditional assets in 2025.
In this article, Edwin Epperson II, manager of Blue Bay Fund I, reveals how accredited and sophisticated investors are building generational wealth through debt-based real estate investing. With monthly income, low risk, and high control, these structured strategies are turning the tables on Wall Street. Learn how to invest like a banker—not a gambler—and explore real estate-secured notes that offer protection, liquidity, and returns in any economy.

UBIT is a hefty tax that can penalize up to 37% of your investment account on business income! There must be two hurdles that your SDIRA investment must overcome to be exempt from paying UBIT. First hurdle: Is the income passive? I know that you may have heard a sponsor or GP claim that their investment is passive, that you, as an investor, do not have to “do anything,” i.e., passive. While that may be true of your personal time, energy, or effort, UBIT does not consider you; it considers the SDIRA. Is the invested capital “doing anything”? That’s the question.

For accredited investors seeking secure and consistent returns, private debt funds are an excellent option. They offer predictable cash flows with the added benefit of being backed by valuable assets. Private debt funds lend capital to borrowers in exchange for fixed interest rates. These loans are often secured by real estate or other tangible assets, providing an added layer of protection for investors. In return, investors receive regular interest payments, creating a steady income stream.

Investing in real estate investment loans work the same way, but the borrowers are investors, not homeowners, and you play the role of the banker. Your loan is secured by investment properties, providing a layer of protection while you earn interest without managing properties yourself.

The real estate investor is now the one who is responsible and liable to pay the taxes, insurance, and your monthly payments. The real estate investor has to deal with the three big “T’s” of RE Investing; Tenants, Termites, and Taxes!

I love the educational aspect of private lending. I could talk for hours on why, for those who are risk averse, investing in position loans, low loan to value, is an excellent way to preserve and grow your family's generational wealth. but it won't give you the double-digit, sexy returns, right? So, for those looking for equity, that's where that syndication component comes in. In syndications, on our website, you'll find my pitch deck

You should then determine which market you will be investing in. Now, most people will scratch their heads and say, “Edwin, are you talking about the Stock Market or the Real Estate Market?” In the world of sophisticated investors, we understand that there are THREE markets you can invest in. Yes THREE. While the general public understands the term “Market” refers to the Stock Market, I want to expand and deepen your understanding. Think of each of these Markets as an “umbrella” and under these umbrellas there will be different primary assets, sub-assets, and strategies to invest in these markets.