The document is an investment memorandum for the $100 million U.S. Real Estate Opportunity Fund focused on the western region. The Fund will acquire a portfolio of commercial real estate assets in major western cities, reposition them as a private REIT, and over 5 years either take the REIT public or sell the portfolio, targeting a 210% cash-on-cash return. Financial forecasts estimate acquiring $315 million in properties, growing the portfolio value to $458 million, for a 15.5% internal rate of return.

1. INVESTMENT MEMORANDUM
U.S. Real Estate Opportunity Fund
(Western Region)
in the amount of:
$100,000,000.00
Released: 02/2012

2. EXECUTIVE SUMMARY Released: 02/2012
U.S. Real Estate Opportunity Fund (Western Region)
Fund Entity: Western Region Fund, LLC Type: Private Equity Fund
Capitalization: $100,000,000.00 Unit: $500,000.00
Use: Formation of a Private REIT Term: Dissolution is ±5 years
Assets: Segregated Portfolio Local: Western Region
(Office, Retail and Industrial) (WA, OR, CA & NV)
Values: Equity ±$100,000,000 ±30% Returns: Internal Rate of Return ±15.5%
Mortgage ±$215,000,000 ±70% Cash-On-Cash ±210%
Acquisitions ±$315,000,000
Disposition ±$450,000,000
General Mgr.: MagnuM Opes Corporation Closing: May 31, 2012
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3. FUND SYNOPSIS Released: 02/2012
Fund Description
The U.S. Real Estate Opportunity Fund is a group of private equity funds established for the acquisition and
operation of income producing real estate for profit. The initial fund is established to acquire real estate in
the U.S. western region. The U.S. Real Estate Opportunity Fund (Western Region) shall operate as an
independent private equity investment company titled Western Region Fund, LLC. It is the intent of the U.S.
Real Estate Opportunity Fund to make future offerings for other U.S. regions.
Statement of Purpose
The purpose of the Fund is to acquire a portfolio of undervalued real estate in recovering metropolitan areas
of the U.S. and to increase the value of that real estate with the intent to:
 Reposition the portfolio as a Private Real Estate Investment Trust (Private REIT).
 In five years, convert the Private REIT to a Publicly Traded Real Estate Investment Trust (Public REIT).
 And provide the initial private equity Subscribers the option for
 the return-on and of their investment, plus
 the option for retained shares in the Public REIT; or
 Dispose of the portfolio assets in approximately 5 years and distribute principal and profits equivalent to a
±210% cash-on-cash return or higher.
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4. FUND SYNOPSIS Released: 02/2012
REIT Description
 A REIT is a fairly unique entity in the world of tax law
 Investors can achieve a variety of business/tax goals that cannot easily be achieved with any
other entity
 REITs can be combined with other types of entities
 More Private and Public REITs are being formed today than ever before
 REITs offer Private Equity Funds and Private Investors an opportunity to take advantage of
unique planning opportunities
 Private REITs provide many operational and return advantages
 Private REITs are not publicly traded
 Private REITs formed with pass through entities can avoid income tax
 Private REITs provide diversification in assets, investment types and tax strategies
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5. FUND SYNOPSIS Released: 02/2012
Dividends and Gains
 Private REITs are formed with pass through entities
 Approximately 95% of the net annual income is distributed to Shareholders
 The Western Region Fund will operate under these guidelines
Investment and Returns
 ±210% Cash-On-Cash Return
 ±15.5% Internal Rate of Return
Exit Strategies
 Merger with other regional funds
 Place an Initial Public Offering (IPO)
 Cash distribution to Shareholders
 Shareholders may option for Public REIT shares
 Disposition by REIT acquisition
 Disposition by market sale
 Option to extend the operational term
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6. FUND SYNOPSIS Released: 02/2012
The Market
 Most all major agencies are reporting recovery trends
 Historical bell curves illustrate value step-up
 Typical Acquisition and diversification
 Office sector
 Retail sector
 Industrial sector
 Preparation for acquisitions have commenced in
 Seattle
 Portland
 San Francisco
 Los Angeles
 Las Vegas
 San Diego
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7. THE GLOBAL MARKET Released: 02/2012
Key Global Highlights
 Economic risks in Europe while U.S. trends more favorable and Asia performs well
 Capital markets robust
 Major cities considered ‘safe haven’
 Debt financing constrained
 Capital appreciation is slowing as yields flatten
 Office leasing markets show mixed pictures
 Overall global leasing volumes are likely to be stable
 Vacancies continue to edge downward
 The global office index grew in 2011
 Technology, energy and commodity sectors are driving demand
 International retailer demand remains robust
 Warehousing momentum slow in Europe and Asia, but rebounding in U.S.
 Hotel transactions hold steady
 U.S. apartment market is high performer
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8. THE GLOBAL MARKET Released: 02/2012
GDP Projections 2012 in Major Economies – Recent Movements
Australia China France Germany India Japan UK USA
Oct 2011 3.2% 8.1% 0.4% 1.0% 7.5% 2.7% 0.9% 1.4%
January (Latest) 3.1% 7.9% -0.7% 0.2% 6.7% 2.9% 0.3% 2.0%
Change (bsp) -10 -20 -110 -80 -80 +20 -60 +60
Source: IHS Global Insight, January 2012
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9. THE GLOBAL MARKET Released: 02/2012
Global Real Estate Health Monitor
Economy Real Estate Investment Markets Real Estate Occupier Markets
OECD National
National Leading Investment Capital Value Rental Net Vacancy Supply
Country City GDP Indicator Volumes Change Prime Yield Yield Gap Change Absorption Rate Pipeline
Germany Frankfurt 0.2% -5.5% 35% 2.1% 4.8% 297 0.0% 0.9% 13.9% 3.6%
Hong Kong Hong Kong 3.8% na 31% 20.7% 3.4% 188 10.2% 3.3% 4.2% 3.1%
UK London 0.3% -5.6% 6% 7.4% 4.0% 202 7.4% 0.9% 5.8% 3.8%
Russia Moscow 3.7% 1.3% 118% 49.0% 9.0% 50 41.2% 3.8% 16.0% 14.8%
US New York 2.0% -0.2% 63% 27.6% 4.3% 243 7.6% 0.5% 10.4% 0.9%
France Paris -0.7% -6.6% 37% 10.7% 4.8% 158 10.7% 1.3% 6.9% 3.3%
Brazil Sao Paulo 3.2% -7.6% 48% 12.7% 10.0% na 18.6% 5.0% 10.5% 35.9%
China Shanghai 7.9% 12.0% 3% 19.1% 5.9% 233 17.5% 23.8% 12.5% 35.5%
Singapore Singapore 2.0% na 25% 10.5% 3.8% 222 4.8% 10.1% 7.7% 21.3%
Australia Sydney 3.1% 0.4% -5% 8.3% 6.9% 307 15.2% 2.0% 8.7% 2.2%
Japan Tokyo 2.9% -2.2% -21% -2.1% 3.6% 261 -2.1% 3.8% 3.6% 14.0%
Real Estate data end Q4 2011
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10. THE GLOBAL MARKET Released: 02/2012
Prime Offices – Rental Clock, Q4 2011
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11. THE GLOBAL MARKET Released: 02/2012
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12. THE GLOBAL MARKET Released: 02/2012
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13. THE U.S. MARKET Released: 02/2012
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14. THE U.S. MARKET Released: 02/2012
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15. THE U.S. MARKET Released: 02/2012
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16. THE U.S. MARKET Released: 02/2012
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17. THE U.S. MARKET Released: 02/2012
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18. THE U.S. MARKET Released: 02/2012
U.S. Market – Economy Clock, Q4 2011
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19. U.S. WESTERN REGION Released: 02/2012
Target Cities
● Seattle
Seattle Portland San Francisco
Washington
Portland ●
Oregon
San Francisco
● Nevada
California
● Las Vegas
Los Angeles
●
San Diego ●
Los Angeles Las Vegas San Diego
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20. U.S. WESTERN REGION Released: 02/2012
Seattle – Leasing activity rebounds, led by Class A deals
Key Indicators, Q4 2011 Property Clock
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21. U.S. WESTERN REGION Released: 02/2012
Portland – Driven by logistics and high tech
Key Indicators, Q4 2011 Property Clock
Vacancy
Leasing Activity
Rents
Employment
Unemployment
New
Construction
Personal Income
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22. U.S. WESTERN REGION Released: 02/2012
San Francisco – Tech demand produces highest rent and net absorption growth
Key Indicators, Q4 2011 Property Clock
Vacancy
Leasing Activity
Rents
Employment
Unemployment
New
Construction
Personal Income
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23. U.S. WESTERN REGION Released: 02/2012
Los Angeles – Recovery mixed across submarkets
Key Indicators, Q4 2011 Property Clock
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24. U.S. WESTERN REGION Released: 02/2012
Las Vegas – A quiet come back
Key Indicators, Q4 2011 Property Clock
Visitor Volume
Gaming Revenues
Population
Peaking Falling
market market
Employment
Rising Bottoming
Unemployment market market
New Construction
Las Vegas
Personal Income
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25. U.S. WESTERN REGION Released: 02/2012
San Diego – driven by high-tech, biopharma, retail and healthcare
Key Indicators, Q4 2011 Property Clock
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26. TYPICAL ACQUISITION Released: 02/2012
Potential Acquisition
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27. TYPICAL ACQUISITION Released: 02/2012
Concluded Acquisition Characteristics
 ±$10,000,000.00 Market Value
 65% to 75% Occupancy
 Performing Leases
 Well maintained – less then 1% of value for capital improvements
 Market value equivalent to an ±8.0% capitalization of in place income
 Submarket illustrates positive demand and growth trends
 The asset is projected to reach ±90% occupancy in by the fifth year
 The projected income curve illustrates ±10% annual appreciation
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28. FINANCIAL PERFORMANCE FORECAST Released: 02/2012
● $458 Million
● $315 Million
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29. FINANCIAL PERFORMANCE FORECAST Released: 02/2012
Performance Based of the following Assumptions
 Fund Deployed at over 5 quarter (20% of fund per quarter).
 Mortgage Debt is equivalent 70% loan-to-value and 6.5% fixed interest
amortized over 25 years.
 Asset Income is based on net leases with net operating income equivalent
to an ±8.0% capitalization rate.
 Asset disposition is based on an ±8.0% capitalization of the forecasted
income stream.
 Renovation/Capital Improvements are equivalent to ±1.0% of the
acquisition price or less.
 Operational expenses are typical for the asset sector and location.
 All net income/gains are first applied to the return-of equity/principal
and then to the return-on investment.
Cash-On-Cash Return: ±210% Internal Rate of Return: ±15.5%
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30. STRUCTURE AND MANAGEMENT Released: 02/2012
Equity Source
MagnuM Opes WRF, LLC
Retire mortgage
70% Mortgage Lender
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31. STRUCTURE AND MANAGEMENT Released: 02/2012
The General Manager: MagnuM Opes Corporation
 Core Competencies include, but are not limited to:
 Fund, Portfolio & Asset Management
 Investment & Real Estate Consulting
 Real Estate Development & Construction
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32. STRUCTURE AND MANAGEMENT Released: 02/2012
The General Manager: MagnuM Opes Corporation Historical Performance
 20 consecutive years of history and cohesive leadership.
 20 consecutive years of proven returns consistently out-performing the
NAREIT, NCREIF Office and NCREIF Industrial indexes.
MOC
NAREIT
NCREIF-O
NCREIF-I
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33. STRUCTURE AND MANAGEMENT Released: 02/2012
Key Management
Michael A. Panciro , Chief Executive Officer
Background:
Mr. Panciro is one of the founding Officers of MagnuM Opes Corporation. Prior
to the formation of the company, he served as the Chief Operations Officer for
Chenco International Investment Corp. He is an experienced entrepreneur with
managerial strengths in fund management, real estate operations and
development, business structuring and strategic planning.
Education: Designations & Awards:
B.A. Sciences – University of Pennsylvania Certified Commercial Investment Manager (CCIM)
Real Estate Management – Harvard University Urban Land Institute (ULI) – Real Estate Finance
Board Certified Instructor – Lincoln Graduate Center Senior Asset Manager (SAM)
Business Law Master Senior Appraiser (MSA)
Real Estate & Asset Management National Association of Industrial and Office
Real Estate Analyses and Valuation Properties (NAIOP) – Development Awards
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34. STRUCTURE AND MANAGEMENT Released: 02/2012
Key Management
Maranda S.J. Chen, Chief Financial Officer
Background:
Ms. Chen is one of the founding Officers of MagnuM Opes Corporation. Prior
to the formation of the company, she served as the Vice President of Chenco
International Investment Corp. Ms. Chen still retains her Cofounder and
Directorship with Chenco International Investment Corp., but is a full time
Manager and Chief Financial Officer of MagnuM Opes Corporation.
Education: Designations & Awards:
B.A. Marketing – Fu-Jen University, Taipei, Taiwan Certified Commercial Investment Manager (CCIM)
M.B.A. Real Estate – Eastern Michigan University National Association of Industrial and Office
Properties (NAIOP) – Development Awards
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35. STRUCTURE AND MANAGEMENT Released: 02/2012
Key Management
Sherry Wang, Managing Director of Real Estate
Background:
Ms. Wang is a member of the Board of Directors for MagnuM Opes Corporation
and has taken an active role as Managing Director of Real Estate. Her prior
experience includes debt finance and new resort development for Sands Corp.,
Las Vegas; investment banking and acquisitions advisory at Citigroup Inc., New
York; and retail real estate strategy and execution at Gap Inc., San Francisco.
Education: Designations & Awards:
B.A. Economics – Northwestern University Urban Land Institute – San Francisco, California
M.B.A. Real Estate, Finance – Wharton Corporate Officer for Wharton Women in Business
Business School, University of Pennsylvania Northwestern University Alumni Admissions Committee
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36. STRUCTURE AND MANAGEMENT Released: 02/2012
Key Management
Anthony R. Castrignano, Managing Director of Finance
Background:
Mr. Castrignano serves as the Managing Director of Finance for MagnuM Opes
Corporation. Prior to his appointment, he was the Broker/Owner of Sky Mesa
Capital, a mortgage and real estate brokerage firm. Mr. Castrignano is an
experienced entrepreneur with managerial strengths in mortgage finance and
real estate consulting.
Education: Licenses:
B.A. – Lycoming College, Pennsylvania Nevada Real Estate Broker
California Real Estate Broker
Mortgage Broker
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37. STRUCTURE AND MANAGEMENT Released: 02/2012
Key Management
Dean Willmore, Managing Director of Acquisitions
Background:
Mr. Willmore has conducted more than $168 million in real estate transactions
for MagnuM Opes Corporation. Prior to accepting his position with the firm, he
was Senior Director of Commerce | Cushman Wakefield and Senior Vice
President of Prudential CRES. Mr. Willmore is the founder of IPG, “Industrial
Property Group” which was purchased by Prudential CRES.
Education: Designations & Licenses:
B.A. Business – University of Arizona Society of Industrial and Office Realtors (SIOR)
Nevada Real Estate Broker
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38. Released: 02/2012
Relationships, Partners and Associates
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