Rank
Fund
Sponsor
Asset class
Vintage
Composite
1
RSNPG Bristol Partners LLC
RSN Property Group Operations, LLC
Multifamily RE
2026
67
2
DeRosa Growth Fund LLC
DeRosa Group
Multifamily RE (distressed/undervalued)
2026
59
3
COTTONWOOD MULTIFAMILY REIT I, INC.
Cottonwood Real Estate Investors
Residential RE
2017
53
4
COTTONWOOD MULTIFAMILY REIT II, INC.
Cottonwood Real Estate Advisors
Residential RE
2016
53
5
Cardone Equity Fund IX, LLC
Cardone Capital, LLC
Multifamily RE
2020
49
6
3050 LSC, LLC
3050 LSC Manager, LLC (same template as 412WLR)
Multifamily RE
2015
45
7
412WLR, LLC (Braxton Woods Lake)
412WLR Manager, LLC
Multifamily RE
2018
44
8
Cottonwood Multifamily Opportunity Fund, Inc.
Cottonwood Capital Advisors
Residential RE
2017
24
9
RealtyMogul Apartment Growth REIT, Inc.
RealtyMogul
Residential RE
2014
17
10
SIG26, LLC
Ridgecrest Management, LLC
Multifamily Real Estate (feeder fund investing in Target Company which acquires multifamily projects)
2026
12
11
Trilogy Multifamily Income & Growth Holdings I, LLC
Trilogy Capital
Residential RE
2018
11
12
Trilogy Multifamily
Trilogy Capital
Residential RE
2018
10
Other rankings
Top private funds by LP-favorability
Highest-scoring private funds across every asset class — ranked by Waterfalls composite LP-favorability score.
Private funds with the highest preferred return
Private funds ranked by stated preferred return rate. Higher pref means LPs hit return-of-capital plus an annual yield before any GP promote kicks in.
Most LP-favorable private funds (highest LP take)
Private funds where the LP captures the highest share of every gross-proceeds dollar in a standard 1.75x exit scenario.
Private funds with the lowest fee drag
Lightest fee load on LP returns. Lower fee drag = more of the fund's gross profit reaching the LP.
Private funds with the strongest GP-LP alignment
GPs with skin in the game — meaningful capital commitment, clawback provisions, promote-heavy compensation. Ranked by Waterfalls alignment dimension.
Top real estate debt funds
Highest-scoring private real-estate debt and mortgage funds. Senior debt origination, mezzanine, and bridge lending strategies.
Ranked by manager
Largest private fund managers by fund count
Sponsors with the deepest bench — fund managers with the most distinct private funds tracked on Waterfalls. Volume signals platform scale and franchise depth.
Most LP-favorable private fund managers
Sponsors whose funds, on average, score highest on Waterfalls composite LP-favorability. Aggregated across every scored fund in the family.
Private fund managers with the lowest fee drag
Sponsors who run the lightest fee load across their fund families. Averaged across every scored fund — a structural signal of the manager's pricing philosophy.
Private fund managers with the strongest GP-LP alignment
Sponsors whose funds consistently put GP skin-in-the-game — meaningful co-invest commitments, clawback provisions, promote-heavy comp. Aggregated across the family.