Raised
$8M
Investors
55
Min Invest
$20,000
AltStreet Analysis
·Generated from EDGAR primary sources
Turtle Creek Investors LLC is a Delaware limited liability company filed by Jilliene Helman and Aubrey Oesterle on February 12, 2021, raising $8.3M from 55 investors under Rule 506(b) and 3(c) exemptions with a $20K minimum investment. The entity operates as a pooled investment fund in the real estate sector and is part of the RealtyMogul platform, which has 42 related EDGAR entities.
This real estate pooled investment fund represents a typical crowdfunding-era offering structure with a relatively accessible $20K minimum, consistent with online platform distribution models. The 506(b) exemption combined with 3(c) status indicates a private fund limiting investor solicitation while staying under Investment Company Act registration thresholds.
Data Flags
EDGAR Filing Data
Form D — Primary Source
View on SEC.govFilings on Record
Every filing AltStreet's ledger holds for this CIK, newest first. Each opens the SEC archive folder.
AltStreet Coverage
Original reporting from AltStreet's daily EDGAR monitoring covering RealtyMogul and its filings.
RealtyMogul Income REIT Reports a $9.7 Million First-Half Loss, Three Weeks After Withdrawing Its New Reg A Offering
The semiannual report filed September 28 shows the REIT swinging from $9.5 million of net income to a $9.7 million net loss, with revenue down 20 percent, the reinvestment plan and the repurchase program both suspended, and NAV per share marked to $6.79. The Form 1-A it filed last October was withdrawn on September 10 before it was ever qualified.
Platform coverage · Sep 2026
RealtyMogul Income REIT Marks NAV Down to $6.85, Halves the Distribution and Says Its Columbus Office Equity Is Worth Nothing
A first-half 2026 investor communication filed September 9 puts the Reg A REIT's share value 31.5% below its $10 offering price, cuts the annualized distribution to 1.5%, confirms that repurchase demand exceeded the program's cap before the suspension, and writes off a $7.8 million office joint venture, all before the August sale of three Pacific Northwest apartment communities at deep losses is reflected in NAV.
Platform coverage · Sep 2026
RealtyMogul Income REIT Sells Three Pacific Northwest Multifamily Assets at Deep Losses to Underwriting
A Form 1-U filed August 27 discloses the August 20 sale of Edison Apartments, Roosevelt Commons, and Minnehaha Meadows at prices approximately 14% to 30% below original acquisition cost, with equity multiples ranging from approximately 0.3x to 0.6x against projections of 1.9x to 2.6x.
Platform coverage · Aug 2026
In the Terminal
Filing events
0
none on file
Critical / warning
0 / 0
0 watch · 0 info
Statements extracted
0
none on file
NAV prints
0
none on file
Offering chains
1
closed
Investor
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Related Persons (Form D)
Executive officers, directors, and promoters listed on the SEC Form D filing. Source: SEC.gov.
Jilliene Helman
Executive Officer · LOS ANGELES, CA
Aubrey Oesterle
Executive Officer · LOS ANGELES, CA
Questions About Turtle Creek Investors LLC
Each answer is built from the values on the SEC filing and the AltStreet ledger, not from the issuer's marketing.
What is Turtle Creek Investors LLC?
Turtle Creek Investors LLC is a Delaware limited liability company that filed a Form D with the SEC on February 12, 2021 in the Commercial industry group. The filing claims Rule 506(b), Section 3(c), 3C.5 for an offering of equity and pooled investment fund interests. AltStreet links the issuer to RealtyMogul.
Is Turtle Creek Investors LLC legit?
AltStreet does not rate legitimacy; it reports the public record. Turtle Creek Investors LLC filed a Form D with the SEC on February 12, 2021 claiming Rule 506(b), Section 3(c), 3C.5. A Form D is a notice of an exempt offering, not a review or approval of it. The newest notice reports $8,300,000 sold to 55 investors. AltStreet's enforcement record (SEC, FINRA and state actions) shows no action naming the issuer as of today. The issuer is linked to RealtyMogul, which AltStreet has reviewed. Before investing, confirm the filing on EDGAR, check the seller's registration on FINRA BrokerCheck, and read the offering documents, which a Form D does not include.
Is Turtle Creek Investors LLC registered with or approved by the SEC?
No. A Form D is a notice that an issuer is selling securities under an exemption from registration, and the SEC does not review, approve, or pass on the merits of the offering. The filing shows that Turtle Creek Investors LLC claimed Rule 506(b), Section 3(c), 3C.5 and disclosed the items the form requires, such as the amount sold, the minimum investment, related persons, and anyone paid to sell the securities. It does not verify the issuer's claims or its business.
How much has Turtle Creek Investors LLC raised?
Turtle Creek Investors LLC reported $8,300,000 sold from 55 investors of a $8,300,000 total offering as of the Form D filed February 12, 2021.
Who can invest in Turtle Creek Investors LLC?
The offering relies on Rule 506(b), which permits sales to accredited investors and to no more than 35 non-accredited investors who meet a sophistication standard, and prohibits general solicitation. The filing reports no non-accredited investors. The minimum investment accepted from an outside investor is $20,000.
What is the minimum investment in Turtle Creek Investors LLC?
The Form D lists $20,000 as the minimum investment accepted from any outside investor as of February 12, 2021. Issuers can waive their own minimums, and the figure does not include fees.
Who is selling Turtle Creek Investors LLC and how are they paid?
The Form D names no recipient of sales compensation, which usually means the issuer or its affiliates are placing the securities directly.
Who is behind Turtle Creek Investors LLC?
The Form D lists 2 related persons: Jilliene Helman, executive officer (Manager of RM Communities Turtle Creek GP, LLC, Issuer's Managing Member); Aubrey Oesterle, executive officer (VP, Operations, Realty Mogul, Co., Sole Member of RM Communities, LLC, Sole Member of RM Communities Turtle Creek GP, LLC, Issuer?s Managing Member). Form D Item 3 requires executive officers, directors, and promoters of the issuer to be listed.
Where is Turtle Creek Investors LLC located?
The issuer's address on its SEC filings is Realty Mogul, Co., 10573 W Pico Blvd, #603, Los Angeles, CA 90064. Its phone number of record is 3109077129. It is organized under the laws of Delaware.
How long is the Turtle Creek Investors LLC offering open?
The issuer indicated that the offering is not intended to last more than one year. An issuer must amend its Form D annually while a continuing offering stays open, and no amendment is on record yet.
What is Turtle Creek Investors LLC's revenue?
The Form D reports a revenue range of No Revenues.
Is this your offering?
Claim this profile to add contact information, team members, LinkedIn profiles, fund history, and additional financial data. EDGAR-sourced data and AltStreet analysis cannot be edited, but corrections can be requested for verifiable inaccuracies.
Data Methodology
Capital raise figures, investor counts, and filing dates are sourced directly from SEC EDGAR Form D primary documents via the SEC EDGAR submissions API and full-text search index. EDGAR entity profiles and deal-level data are reviewed by AltStreet analysts with backgrounds in corporate finance and securities law — cross-referenced against offering circulars, audited financial statements, and primary regulatory filings before publication. Platform-provided information, where present, is clearly labeled and does not affect EDGAR data or AltStreet editorial coverage. Platforms may request factual corrections for demonstrable inaccuracies by contacting [email protected]. This page does not constitute investment advice.