FAQ
Plan
Q: What is WITH.CO?
A: We started as a project to answer one question: why do small businesses keep losing the buildings they make valuable? That question became WITH.CO. We give you the tools to budget, price, and fund the purchase of your building — with your community. You rally the people who believe in you. Together, you own it.
Q: Can I buy the building I'm in? What if I want to move or expand into a new one?
A: Yes. WITH.CO supports transactions where you stay in your current building or move or expand to a new one in your community.
Q: How does WITH.CO determine my budget?
A: We connect with tools you already use — like QuickBooks — to understand what rent you can afford. That tells us how much building you can buy and what returns we can offer your community of investors.
Q: Why does WITH.CO need access to my financial tools?
A: Getting a traditional loan is slow, painful, and opaque. Connecting your tools and uploading documents takes minutes — no paperwork, no lengthy applications. We only read your information. We can't write to it, share it, or send money.
Q: How does WITH.CO price a building I want to own?
A: We use standard market valuation methods grounded in lease income and comparable sales data — data you help identify and we verify. We share a clear summary of how we land on a price, and typically order an independent third-party valuation to back it up.
Q: How will my rent be determined?
A: We use your budget and building price to give you a starting framework. You and your community shape the proposal from there, subject to WITH.CO review and the financial needs of the property. If your prospective shareholders agree, your rent could be as low as 0%.
Q: How does WITH.CO structure the offer to a landlord?
A: We work with you to structure the deal based on your budget and building price. Your landlord can choose to remain a partial owner — which may allow them to defer recognition of taxable gain rather than selling 100% for cash. Once terms take shape, we sign a non-binding letter of intent (LOI) with you and your landlord outlining the purchase price, fundraising goal, and base rent.
Rally
Q: How does WITH.CO raise the funds?
A: Through the WITH.CO platform, we give you a community-funded path to ownership — bringing your community in as investors in the property. We work with you to build your campaign, and we have relationships with larger investors who can help fill remaining funding gaps.
Q: How does WITH.CO structure the fundraise?
A: WITH.CO creates a special purpose company and partnership subsidiary, then files a share offering with the U.S. Securities and Exchange Commission (SEC) under Regulation A. The company uses those proceeds to buy your building. Your community is offered shares in the company. As the small business owner, you receive an "upside" security in the partnership entitling you to share in the building's appreciation — as long as you meet your lease obligations. If your landlord stays on as a partial owner, they receive securities in the partnership too.
Q: What is a pledge?
A: A non-binding indication of interest — no commitment, no money moved. It lets us gauge community appetite before the fundraise opens. When we're ready to launch, we notify everyone who pledged.
Q: What is the SEC?
A: The SEC is the federal agency that oversees securities laws. Our offerings must be filed with and qualified by the SEC. The SEC doesn't approve or endorse investments — but it makes sure we follow the rules so you and your community can make an informed decision.
Q: Who can invest?
A: Almost anyone in the United States. You must be at least 18, a permanent U.S. resident with a U.S. bank account, and able to complete identity verification. Non-accredited investors are subject to investment limits under Regulation A.
Q: What is the minimum investment?
A: $100. We want to make it easy for everyone in your community to invest.
Q: What happens if we don't reach the fundraising goal?
A: We only close if we raise enough to buy the building or secure sufficient financing another way. All funds are held in escrow until closing. If we fall short, we'll try to negotiate a lower cash requirement. If we can't make the deal work, every investor gets a full refund.
Q: Am I required to invest as the small business owner?
A: No. You can invest as little or as much as you want — including nothing at all.
Q: Are there risks?
A: Yes. Investing involves significant risks and uncertainties. Please click here for a summary of risk factors to consider before investing. You should also carefully review the full offering circular before making any investment decision.
Own
Q: What do shareholders actually own?
A: Shares in the special purpose company managed by WITH.CO. That company indirectly owns the building and leases it to you. When someone invests, they become a passive part-owner of the company.
Q: What returns can shareholders expect?
A: Returns come two ways: dividends and upside. Dividends are expected quarterly from the net rental income you pay under your lease — though they're not guaranteed and depend on available cash flow, reserves, and expenses. Upside reflects building appreciation; as the building becomes more valuable, so does each share.
Q: How do I share in my building's upside?
A: As your building appreciates, so does your stake. At key moments — like renewing your lease or leaving the building — you unlock 50% of the total property appreciation, net of fees. As that stake grows, you may also earn dividends proportional to what you own.
Q: How does WITH.CO calculate upside?
A: We update the property valuation quarterly using comparable sales and income-based methodologies. When it's time to realize your upside, we calculate it as the difference between the building's current value and its value at the time of the initial community fundraise.
Q: How does WITH.CO get paid?
A: A management fee equal to 10% of rent and a 10% share in the building's upside. Our interests are aligned with yours. In return, we help you buy the building, handle investor communications, financial reporting, quarterly valuations, dividend distributions, and leasing and asset management. WITH.CO or its affiliates may also receive reimbursements as described in the applicable offering materials.
Q: How long is my lease?
A: As long as you want, as long as you meet your obligations. You typically start with a 10-year term and successive 5-year extension options.
Q: Who manages the property?
A: You're typically on a double-net lease — you handle day-to-day responsibilities and expenses like property taxes, maintenance, and utilities. WITH.CO typically maintains property insurance, reflected as a property operating expense.
Q: What if the building is mixed-use?
A: You're generally the primary tenant and may sublease other portions — like residential units or additional commercial space. We hire a third-party residential property manager if you’d rather not manage the residential side yourself.
Q: Can shareholders interfere with my business?
A: No. You own, control, and run your business. Shareholders are investing in the special purpose company, which holds the building. We sit between you and the shareholders — handling all communications, reporting, and administration for the property.
Q: What if my building needs a major repair — like a new roof?
A: We share that responsibility. You propose and plan the project; we review and approve it. Through the WITH.CO platform, we work with you to raise the funds needed from the community. We also typically order a property condition report upfront and set aside reserves for anticipated projects.
Q: What if my business underperforms, fails, or closes?
A: We may step in to protect shareholder value — using operating reserves, enforcing lease remedies, and developing a plan to re-lease or sell the property. If you fail to pay rent, you may lose your upside and your right to use the building, just like missing a mortgage or lease payment.
Q: Will WITH.CO ever sell the building?
A: Our primary strategy is long-term ownership. If a property is ever sold, the proceeds after expenses are distributed among investors.
Q: When can I sell my upside shares?
A: Not immediately. We plan to launch a secondary market where shareholders can list shares for sale, but it isn't available yet and there's no guarantee one will develop. In the meantime, think of this as a longer-term investment — you'll share in the building's appreciation when you exit.
Q: What property financial information will I receive?
A: Detailed property financial reports on a semi-annual basis, prepared in compliance with GAAP and submitted to the SEC as part of our regulatory filings. All filings are public and on our website.
Q: What tax documents will I receive?
A: Shareholders in a WITH.CO special purpose company receive a 1099-DIV for any dividend income annually. Small business owners, landlords, and larger investors holding securities in a WITH.CO partnership receive a Schedule K-1, which reports your share of income, gains, losses, deductions, and credits. WITH.CO does not provide tax advice — please consult a tax professional.