Choosing Between 506(b) vs 506(c) for Debt Funds: Real Estate Syndication Compliance
Choosing between 506 B
and 506 C for your debt fund
sounds simple until you realize
the wrong choice could lock you
out of raising millions or even
cost you your legal exemption.
Let's walk through exactly how
to pick the right path for your
capital raise. Hi, I'm Tilden
Moschetti syndication attorney
and founder of Moschetti
syndication law. I help fund
managers set up their raises the
smart way so they can scale
without worrying about sec
headaches. Today, let's talk
about the critical choice every
fund manager faces 506 B versus
506 C.
You when you're launching a debt
fund, one of the first and most
important decisions you'll make
is whether to raise under Rule
506 B or Rule 506 C of
Regulation D. And it's not just
a technical decision. It shapes
how you find investors, how you
communicate and how much
compliance burden you carry
along the way. Most people first
hear about 506 B, because it's
the classic method. Quiet
raises, private conversations,
no billboards, no social media
blasts, no advertising under
506, B, you work within your
personal network, people you
know, people you have real
relationships with. You can
bring an unlimited number of
accredited investors, plus up to
35 sophisticated but non
accredited investors in any 90
day period, as long as they
truly understand the risks, and
that's the big advantage. You
don't have to verify accredited
investor status through third
parties. You can simply rely on
signed investor questionnaires
and the strength of your pre
existing relationships. But 506
B comes with real limitations.
If you slip up and post about
your fund publicly, even just
casually mentioning it on a
podcast or dropping a hint on
LinkedIn, you could lose your
exemption, and without that
exemption, the SEC could require
you to offer your investors
their money back. It's a fragile
path that requires discipline.
One wrong move in marketing, and
you're outside the bounds. Now,
compare that to Rule 506 C,
which opened the door to public
marketing for private offerings
under 506 C, you can market your
fund, openly on websites,
through ads, on podcasts, even
with live events or webinars,
you can cast a much wider net
and attract investors far beyond
your personal network, but that
freedom comes with a cost. Every
investor must be accredited, and
you must verify their status
with real documentation, tax
returns, W twos, brokerage
statements or a professional
third party letter, a simple
investor questionnaire just
won't cut it anymore. Choosing
between the two isn't just about
your preferences, it's also
about your business model, if
you already have a strong
network of qualified investors,
people you know who trust you,
506, B could be the smarter
path. It's simpler, cheaper and
requires less verification work.
Plus you can include a few
sophisticated investors who
aren't technically accredited
but have the experience to
understand complex deals. But if
you need to reach beyond your
existing network, if you plan to
scale nationally, tap into new
markets or build an online
brand, well, 506 C may be the
better choice. Yes, it's a
heavier lift up front, but
verification can feel intrusive
for investors, and some people
will balk at providing those tax
returns and financial
statements. But you see, if
you're prepared to manage that
process professionally, 506 C
can open up the doors that 506 B
simply can't It's also worth
considering your marketing plan.
If you plan to create a digital
presence, blogging, podcasting,
running webinars, building email
lists, you're already walking
into a public space trying to
fit all that under 506 B could
be dangerous.
506 C was built for this kind of
outreach. Though, there's a
third factor your fundraising
timeline, if you need to close
fast and you already have
investors lined up, well, 506 B
can get you to the finish line
quicker, verifying accredited
investor status on.
Or 506 C can slow things down,
especially if investors delay
sending documents. Speed matters
in competitive markets. Making
the right choice between 506 B
and 506 C isn't just about this
deal. It sets the tone for how
you build your investor base
long term. If you get it right
now, you'll make every future
raise smoother, faster and
safer. When you understand the
real differences between 506 B
and 506 C, you can raise money
the smart way, the compliant
way, and build a fund that's
ready to scale if you want help
picking the right path and
setting up your raise for
success, reach out. I'm Tilden
Moschetti, thanks for watching,
and here's to building something
great. You.