El Monterrey Townhomes Investment Summary

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The following materials present information regarding a proposed creation of a special purpose vehicle (the "Issuer") which would offer securities (the “Securities”) to finance its acquisition of a portfolio of financial assets to be selected and managed by the portfolio manager referred to herein (the "Manager"). These materials have been prepared to provide preliminary information about the Issuer and the transactions described herein to a limited number of potential underwriters of the Securities for the sole purpose of assisting them to determine whether they have an interest in underwriting the Securities.

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Life Bridge Capital has identified El Monterrey for acquisition.

This asset is a total of 122 units, 46 single family dwellings and a 76 unit townhome for rent style development located just north of Breckenridge in Caldwell, Idaho. We are purchasing this project fully entitled and plan to develop the community over the next 18 months. Because of our partnership with Triple Dot Development, we were able to secure this site at a significant discount to market paying just $23,000 per lot. Market rates in the area for fully entitled lots are in the $40k – 60k range! Located just off the primary arteries of I 84 and Hwy 20/26, the property is right in the middle of a significant growth push by the City of Caldwell. There is over 1.5 million sq/ft of flex/industrial/warehouse space currently under construction within ½ mile of El Monterrey, a new charter elementary school immediately across the street (finished in 2020), a new city park currently under construction next door, and a brand-new middle school within a mile. The immediate area is poised for explosive growth over the next 5-10 years, and El Monterrey is right in the middle of the action!

El Monterrey is an exciting opportunity for our investors to purchase a fully entitled development at a significant discount to market in one of the fastest growing markets in the entire country. Home prices continue to rise, pushing 40% growth over the past year, vacancy is at all-time lows, and multiple moving services show Idaho as the #1 state for net migration. With a unique mix of for rent and for sale product, El Monterrey is well positioned to provide significant returns by taking advantage of the growth the Treasure Valley market is experiencing.

We were able to secure El Monterrey through our relationship with Tanner Leighton, who found and brokered both Ridgecrest Commons and Breckenridge. The founder of Triple Dot Development, Tanner is focusing on finding bare ground in the path of development, tying up the land, and completing the permitting process. El Monterrey is being purchased with the following terms::

• Fully Executed PSA for $2,800,000.00, effectively a 5.7% cap on pro forma for the 76 units

• Included in the purchase is the full rendering package, all permits, surveys, and civil engineering.

• Construction is slated to begin in August, the for-rent product will be complete by end of summer '22 and the first single family dwellings will be ready for sale in the spring of '22

Treasure Valley

Home Price Growth Since 2017

Idaho

Top Migration Destination

Investment Summary

This transaction has some unique risks as a development opportunity; here are a few of the steps we are taking to either mitigate or shift risks away from you, our limited partners:

• Life Bridge Capital will own the ground outright, giving us great flexibility and eliminating much of the performance risk. Additionally, the 76 units are all going to be townhomes with vaulted ceilings, a unique and highly desirable unit mix for this area.

• The general contractor for El Monterrey is Kelly Perryman, owner of Perryman construction. Kelly has nearly 30 years of experience in residential construction and is acting as our owner's representative on the Breckenridge project.

• In the Treasure Valley lumber is allocated by usage, the higher your past usage the more priority the distributors give. Kelly Perryman's company, PCM, was a top 3 lumber consumer last year and subsequently is at the top of list for future deliveries. This should eliminate any lumber supply chain disruptions.

• Additionally, the construction budget assumes at least a 3% increase over current costs. Based on the latest moves in the lumber futures market (down 40% from the high and down over 30% in the last month) we believe this project will likely come in under budget.

• The project is fully approved and awaits only a final review by the local utility to approve the placement of the underground power lines. The City of Caldwell is anxious for more multifamily development and is behind the project 100%.

• The single-family portion of development is individually platted. With a paper lot valuation between $40-50k the project has at least $2M in equity at closing! This gives us tremendous flexibility to pivot if market or construction conditions change.

• Triple Dot Development is funding all the single-family development, but the profits (after paying back initial investment to both TDD and LBC) will be split 50/50

• We have a soft commitment from Bellco Credit Union to fund this project based on 30 days of occupancy.

• Gross rental rates are estimated lower than nearby apartments with smaller floor plans

• LBC is planning to raise $250,000 as a capital reserve to provide an additional buffer.

• We forecast rents to grow on average 3% annually even though occupancy is at all-time highs and rents have grown over 5% each of the past 5 years, and over 12% in 2020.

• Finally, we are projecting 4.5% vacancy plus 1.5% loss-to-lease annually, even though MSA vacancy has not been above that figure since 2010.

Meet Our General Contractor:

Kelly Perryman founded Perryman Construction Management in 1992. Through his company, he has directly overseen construction of nearly 2,000 apartment units in the Treasure Valley. He has over 30 years construction experience and has cultivated relationships with subcontractors and suppliers that understand the importance of building quality along with value.

Kelly Perryman

Two-Tiered

Limited Partner (B) - Class B: Class B has a preferred return of 7% which will accrue over the life of the deal. Cash flow from operations remaining after paying out the asset management (2% of EGI) will be distributed to Class B investors monthly based on the splits outlined below. The minimum investment in Class B is $50k. Class B investors will participate in the upside upon disposition or capital events.

Year 1: Funds committed by EOB 6/17/21 and funded by 6/22/21 will begin accruing a 7% preferred return beginning July 1st 2021 that will defer until the project is completed in the spring of 2022. The preferred return will start immediately upon closing, with the preferred return catching up by the beginning of year 3. All other investors will start their preferred return once the final certificate of occupancy is released for the 76 townhomes. See the next page for specific cash on cash return projections.

Path of Progress: El Monterrey is located in one of the fastest growing MSA’s in the entire country, within a mile of both I-84 and Hwy 26, the two main east-west transit corridors for the Treasure Valley. Additionally, El Monterrey is within 4 miles of the Nampa St. Luke’s Medical Center, the flagship medical center for the Western Treasure Valley (built in 2017), and the Treasure Valley Marketplace which is anchored by Costco, Best Buy, and Target. Finally, El Monterrey is within .5 miles of both the Sky Ranch and North Ranch business parks, these two developments will bring nearly 3M sq/ft of purpose built industrial and warehouse space over the next 5 years.

MIX

Conservative Rent Estimates: The above table highlights the year 1 (2022) income assumptions for El Monterrey. We’ve worked with Table Rock Residential to survey the market and generate these projections, which are roughly 5% underneath what Table Rock estimated. Townhome product is highly desirable (our 12 townhome units at Ridgecrest Commons have never been vacant!) especially for our target demographic, younger families that want to live near their places of employment in an excellent school district.

Leverage Hot Single-Family Market: The BoiseMeridian- Nampa MSA is one of the fastest-growing in the country, with projections showing an additional 300,000 residents by 2040. The single-family market in Canyon County, which encompasses Nampa, has jumped significantly in recent years, a February survey shows the median sale price has jumped to over $400,000. In fact, Realtor.com recently published a survey showing the Boise MSA had the largest price gains in the entire country over the past 4 years, clocking in at nearly 72%!

$1,690,527

$81,149

t

Market

Caldwell, A Growing City

El Monterrey is located just off I-84 in Caldwell Idaho, a burgeoning medical, and industrial area that serves the Western Treasure Valley. Home to two nationally renowned colleges, Caldwell is a burgeoning town with several significant industrial developments underway including the new Sky Ranch complex off Hwy 26 that is going to bring over 1.5 million sq/ft of mixed-use development within a half-mile of El Monterrey. The 2020 census showed that the population of Caldwell grew by over 35% since 2010 and continues to average growth in excess of 3% annually. I-84 is wrapping up an expansion project that will add a 3rd lane in each direction to the Karcher exit by the end of this summer, adding capacity and reducing commute times to the airport or Downtown Boise.

Burgeoning Boise Market Contributes to Nampa Growth

Boise’s economic growth continues to directly affect the population boom across the Treasure Valley. The recent lane additions on I-84 from the Garrity to the Karcher interchange adds capacity to this vital transportation link that facilitates easy access to major employment centers across the valley, with residents at Breckenridge only a 5-minute drive from several major employment hubs (St. Lukes Medical Center, Sky Ranch Business Park) and less than 30 minutes to Downtown Boise or the Boise Airport.

Business Plan:

Business Plan:

Business Plan:

• Complete a thorough landscaping update that will focus on creating a sense of community for our residents through the addition of additional amenities,

• Implementing higher standards for properly qualifying new residents to bring the delinquency numbers more in line with local market averages

• Implementing a thorough value-add program that focuses on renovating the unit interiors with new flooring, electrical and plumbing fixtures, appliances, and countertops.

Business Plan:

• The overall goal with Lincoln Springs is to improve the property operations through a variety of renovations and cost-cutting measures that will both generate profit during the ownership period and drive appreciation of assets for capital gains upon sale.

• Replacing all roofs immediately using an existing insurance claim

• Professionally manage the property for economic occupancy

• Drive value for current and future tenants through landscaping upgrades and interior renovations

• Increase asking rents by an average of 7%

Index

TABLEROCK

RESIDENTIAL

TableRock Residential is a full-service property management company. Built on a foundation of more than 35 years of industry experience, the organization has deep roots in Boise and the Treasure Valley area. Principals Tami Greene and Rich Fernandez previously worked for some of the most well-known and respected companies in real estate, including Legacy Partners, AvalonBay, HSC Real Estate, Riverstone, and Greystar. The two honed their skills in large, competitive markets such as Denver, Seattle, and Nashville, gaining experience at every level, from on- site leasing representative and assistant manager, to management, regional leadership, and executive roles.

LOCAL MARKET EXPERIENCE MATTERS

In real estate, maybe more than any other industry, local market experience matters. Since 2004, the combined background of our executive team includes direct oversight of over 5,000 units in the Treasure Valley. In addition, when considering all services provided, including due diligence, analysis, consulting, and management, we have worked on more than 11,750 units throughout Idaho.

Leveraging our deep understanding of the area and an extensive local network of brokers, on-site employees, and vendors, TableRock provides the highest level of service to clients, residents, and associates. Boise is a unique market, and our knowledge of, and connection to, the city and the region is unmatched.

Life Bridge Capital is a multifamily investment firm with over $60,000,000 of assets under management. Life Bridge is focused on acquiring properties in Rocky Mountain metropolitan statistical areas (MSA’s) that demonstrate consistent rent growth, low vacancy, and a growing Real GDP. The firm repositions properties through operational efficiencies, moderate-toextensive renovations, and complete rebranding.

SAM RUST:

A lifelong learner, Sam Rust is a managing partner at Life Bridge Capital and full-time investor in commercial real estate. Sam graduated from Thomas Edison State University with a BSBA in Business Management and currently lives in Colorado with his wife and 5 children. He has been active in commercial real estate since 2017 and has led the acquisition of a portfolio of properties across Colorado and Idaho with a value in excess of $150 million.

When not underwriting or touring properties, Sam enjoys spending time outdoors with his family chasing beautiful views, Ultimate Discs, or big game.

WHITNEY SEWELL:

Founder of Life Bridge Capital LLC, Whitney began his real estate investing career in 2009. Whitney’s passion is working with investors, helping them secure financial security via the exceptional opportunities that multifamily syndication offers. Whitney hosts The Real Estate Syndication Show, a daily podcast where he has now interviewed over 900 experts providing cutting-edge tools and strategies of the syndication business. Whitney and his wife Chelsea are on a mission to help other families through the process of adoption. They have personally endured the financial burdens that the process puts on families and have committed 50% of their profits to this goal. Whitney and Chelsea have three children by adoption.