Palmetto Sun Properties LLC acquires 15-200 unit apartment complexes under SEC Rule 506 Regulation D Part B & Part C. This basically means under the SEC guidelines, we offer investment opportunities to both Accredited and Sophisticated Investors.

You are here because either (a) you want to explore investing with us (fill out this form) in apartment complexes or (b) you want to sell us your apartment complexes (this form is for you).


  • 100% Passive, no management for you
  • Tax Shelters with Depreciation
  • Professional Accounting and Property Management
  • No Personal Guarantees Required
  • Invest with an IRA or old 401k
  • Minimum Investment entry point
  • Quarterly Investor Meetings
  • Quarterly Distributions with financial statements

Interested in investing with us, fill out this form.


Under the federal securities laws, only persons who are accredited investors may participate in certain securities offerings.  One reason these offerings are limited to accredited investors is to ensure that all participating investors are financially sophisticated and able to fend for themselves or sustain the risk of loss, thus rendering unnecessary the protections that come from a registered offering. 

An Accredited Investor is anyone who:

  • earned income that exceeded $200,000 (or $300,000 together with a spouse) in each of the prior two years, and reasonably expects the same for the current year, OR
  • has a net worth over $1 million, either alone or together with a spouse (excluding the value of the person’s primary residence). 

Interested in investing with us, fill out this form.


Sophisticated Investors are disciplined and devote a certain amount of time each week to not only managing their money but also to keeping abreast of current developments. At least once a week, a Sophisticated Investor will have a look at their personal financials and consume info related to the investment vehicle of choice (in this case, real estate). pages of a newspaper or the internet.

A Sophisticated Investor is anyone who:

  • has sufficient capital, experience and net worth to engage in more advanced types of investment opportunities.

Interested in investing with us, fill out this form.


One of the more popular alternative investments for your IRA (401k from a former employee, Simple IRA, etc) is purchasing real estate inside your IRA. Due to the potential predictability and security of the asset, many Americans are making the decision to diversify their retirement accounts into tangible assets like real estate. With self-directed IRAs, you are able to invest in assets such as Land, Single Family Homes, Multifamily Properties, Commercial Properties, Mobile Homes and much more.

Contact Jay w/Palmetto Sun Properties LLC and he’ll direct you to a qualified, 3rd party self-directed IRA administrator.

Interested in investing with us, fill out this form.


We want to buy your apartment complex.

Tired of dealing with tenants but still want the cash flow? Let’s discuss master lease and seller financing options.

Ready to exit the landlord business with one big check? We can do that too.


+ General Partner – 42 Units (2017)

  • State: Alabama
  • County: Mobile
  • City: Citronelle
  • Major Metro: Mobile (45 minutes)
  • Asset Class: B-

+ Limited Partner – 109 Units (2019)

  • State: Texas
  • County: Ellis
  • City: Waxahachie
  • Major Metro: Dallas (35 minutes)
  • Asset Class: B

+ Limited Partner – 172 Units (2019)

  • State: South Carolina
  • County: Greenville
  • City: Greenville
  • Major Metro: Greenville
  • Asset Class: A-


+ Provide Passive Income Streams for our investors (you)

+ Every property has a 3-5 year exit strategy, meaning we anticipate your initial capital will be returned through a refinance or full exit

+ We focus on value-add, under serviced properties from 15-200 units.

Our Founders

Jay and Cassie Helms, founders of Palmetto Sun Properties LLC, started actively investing in real estate in 2014. Over the next several years of building the real estate investing education brand, W2 Capitalist LLC, they continued to invest in multifamily real estate. In May 2020, Jay said goodbye to the W2 world to focus on investing in multifamily full-time with his beautiful wife and 3 amazing kids.