Understand the Documents Before You Invest
Hundreds of pages of EB-5 offering documents are designed to disclose — but rarely to clarify. EB-5 Deal Review turns those documents into a structured, plain-English explanation — cited, independent, and based solely on what the documents say.
Independent analysis. No recommendations, no predictions — only what the documents say.
$500 per offering · Reports delivered within one week
How a Due Diligence Review Works
A structured three-step due diligence process from document collection to side-by-side comparison.
STEP 1
We coordinate collection with you or the issuer to gather the documents needed.
Document Collection
STEP 2
Structured analysis with citations — each offering mapped into a standardized framework covering terms, risks, and disclosures.
Offering Analysis
STEP 3
You receive a structured, plain-English analysis to review and compare offerings side by side. Most investors review 3–4 offerings.
Review & Compare
What This Due Diligence Review Covers — and What It Does Not
It is a document-based review
It reads, organizes, and cross-references EB-5 offering documents — identifying inconsistencies, flagging risks, and surfacing what the documents actually say, in plain English.
It is not advice
It does not recommend for or against investing, does not provide immigration or investment advice, and does not predict outcomes.
It flags what’s unclear
It highlights how key provisions work together, where risks or protections are described, and where important terms may be unclear, inconsistent, or incomplete across documents.
How the Analysis is Built
Structured Analysis & Cross-Checks
Our analysis is built on a standardized framework developed over 13 years of EB-5 due diligence. Each project is mapped into the same structured model — covering offering terms, capital structure, job creation, timelines, parties, and risk disclosures — so each element is reviewed in context of the full offering.
AI-assisted extraction handles the initial organization and cross-checking of information across offering documents, economic reports, business plans, and third-party materials.
After this process is complete, EB-5 analysts review the findings, apply judgment and context, and contribute directly to the final report.
The system enforces discipline; human review ensures relevance and clarity.
108 data points extracted and cross-checked across each offering, flagging:
Inconsistencies between documents
Structural risk points
Missing or unclear disclosures
Terms that differ from standard EB-5 offering structures
Pricing
Flat fee due diligence review per offering. No subscriptions, no hidden fees.
$500
/ per offering
Prepared from the documents provided
Standardized multi-section Offering Analysis
Cross-document consistency review
Plain-English explanation of rights, risks, protections
Separates standard compliance from differentiators
Critical Gaps Report with follow-up questions
Most investors purchase 3–4 reports.
Deal Review - Excerpts
These sample excerpts are provided for illustrative purposes only and do not relate to any live or current offering. It demonstrates format, structure, tone, and citation style. This Offering Analysis is based solely on the offering documents provided. It organizes and explains material terms in plain English, with citations to the source documents.
This analysis does not provide investment or immigration advice and does not recommend for or against investing.
| Field | Value | Citation |
|---|---|---|
| Project Name | Riverside Mixed-Use Development | PPM Cover |
| Location | Austin, TX | PPM §1.1 |
| EB-5 Investment Amount | $800,000 | PPM §2.1 |
| Administrative Fee | $75,000 | Subscription Agreement §3 |
| Investment Structure | Loan to JCE | PPM §4.1 |
| Loan Interest Rate | 1.0% per annum | Loan Agreement §2.3 |
| Loan Term | 5 years | Loan Agreement §2.1 |
| Extension Option | Two 1-year extensions at Borrower's option | Loan Agreement §6.1 |
| Collateral Type | Second-position deed of trust | Mortgage Agreement §1.5 |
| TEA Type | Urban High Unemployment | TEA Letter |
| I-956F Status | Approved December 2024 | I-956F Approval Notice |
| Metric | Value | Citation |
|---|---|---|
| Total EB-5 Qualifying Jobs | 487 | Economic Report §5.2 |
| Jobs Required (74 investors × 10) | 740 | Calculated |
| Job Cushion | −34.2% | Calculated |
| Methodology | RIMS II | Economic Report §1.1 |
The EB-5 loan is secured by a second-position deed of trust on the project property, as described in the Mortgage Agreement (Section 1.5). The senior construction lender holds the first-position lien with a principal balance of $45 million.
The Intercreditor Agreement (Section 4.2) restricts the EB-5 lender's enforcement rights during the senior loan term. Specifically, the NCE may not initiate foreclosure proceedings, pursue deficiency judgments, or accelerate the loan without prior written consent from the senior lender. These restrictions remain in effect until the senior loan is repaid in full.
The PPM (Section 4.3) states that the EB-5 loan is "secured by the project property" but does not reference the intercreditor restrictions. Investors should review the Intercreditor Agreement directly to understand the limitations on enforcement.
For projects of this type, where repayment depends on unit sales, collateral will be released incrementally as units are sold to deliver clear title to purchasers. The Mortgage Agreement does not specify partial release provisions or minimum release pricing. As sales occur, the value of collateral securing the outstanding loan balance diminishes. This is marked as [NOT PROVIDED] in Section 9.
Strengths
Risks
A. Missing Documents
B. Incomplete Documents
Missing: Exhibit C (Direct Job Calculation)
Impact: Cannot verify direct job count against 10% minimum requirement
C. Material Discrepancies
| Item | Document A | Document B |
|---|---|---|
| Loan maturity | 5 years (PPM §4.1) | 4 years (Loan Agreement §2.1) |
| Extension fee | 0.5% (PPM §4.1) | 1.0% (Loan Agreement §6.2) |
| Completion date | Q4 2026 (PPM §1.2) | Q2 2027 (Business Plan §3.1) |
D. Questions for Clarification
- What is the construction progress to date?
- How is construction currently funded?
- How much EB-5 capital has been raised to date?
- If EB-5 capital is not fully raised, what is the gap financing plan?
- How many jobs have been created to date?
- What is the current sales pace and absorption rate?
- How many units are under contract vs. closed?
- What are the partial release provisions and minimum release pricing?
- Does the NCE maintain litigation reserves, or how would enforcement be funded?
- Please clarify the loan maturity date discrepancy between the PPM and Loan Agreement.
Immigration Lawyers
Immigration lawyers cannot provide investment advice - but clients still need independent due diligence on the offerings they are considering.
Offering Analysis provides a neutral, document-based due diligence resource that immigration lawyers can refer clients to during their EB-5 evaluation process.
The report examines capital structure, JCE revenue projections and underlying assumptions, job creation methodology, repayment terms, and cross-document consistency — giving counsel and their clients a structured, independent analysis before committing capital.
Helps clients better understand offerings
Aligns with the lawyer's non-investment advisory role
Provides a structured way to compare EB-5 offerings
Refer Your Client
Request a Deal Review
Complete the form below to start the process. No documents or project details are required at this stage.
What happens Next
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We'll reach out to answer initial questions and outline next steps.
We'll provide a document request list and coordinate document collection with you or the issuer.
We'll complete the Deal Review typically within one week of receiving the relevant documents
Ready to start your EB-5 due diligence?
EB5 Diligence provides independent, document-based due diligence for EB-5 investors.