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COMPANY UNITS
OF  公司单位的

EB5 CAPITAL - JOBS FUND 45, LLC A Delaware Limited Liability Company
EB5 CAPITAL - JOBS FUND 45, LLC 特拉华州有限责任公司

CONFIDENTIAL PRIVATE OFFERING MEMORANDUM EB5 CAPITAL - JOBS FUND 45, LLC
A Delaware Limited Liability Company
秘密私募备忘录 EB5 CAPITAL - JOBS FUND 45, LLC 特拉华州有限责任公司

1. EXECUTIVE SUMMARY … 1
   执行摘要 ... 1
2. SUMMARY OF OFFERING TERMS … 5
3. THE PROJECT … 22
   项目...... 22
4. THE OFFERING … 37
   祭品...... 37
5. SUMMARY OF THE COMPANY’S OPERATING AGREEMENT … 39
6. COMPANY FINANCIAL STATEMENTS … 48
   公司财务报表...... 48
7. STATEMENTS REGARDING FORWARD LOOKING INFORMATION … 50
8. MANAGEMENT, ADVISORS, AND CONSULTANTS … 52
9. MATERIAL INTERRELATIONSHIPS … 59
10. CONFLICTS OF INTEREST AND DUTIES OF MANAGER … 60
11. TAX CONSIDERATIONS … 63
12. IMMIGRATION AND NATIONALITY ACT § 212 … 64
    《移民和国籍法》第 212 条...... 64
13. EB-5 IMMIGRATION DISCLOSURES AND RISK FACTORS … 66
14. GENERAL RISK FACTORS … 78
    一般风险因素...... 78
15. LIST OF EXHIBITS … 90
    展品清单......

EXECUTIVE SUMMARY  执行摘要

Overview of the Company and the Offering
公司和发行概述

The Company and the Project
公司和项目

Management of the Company
公司管理层

Organizational Structure
组织结构

The Offering  奉献

Manager and Affiliate Compensation
经理和联属公司报酬

Initial Use of Proceeds
收益的最初用途

Financing  融资

Reports to Investor Members
向投资者成员报告

Risk Factors  风险因素

Conflicts of Interest and Duties of the Manager
利益冲突与管理人的职责

SUMMARY OF OFFERING TERMS
发行条款概要

The Company (or "Offeror")
公司（或 "要约人）

Manager  经理

EB-5 Regional Center Designation
EB-5 区域中心指定

Sponsor-Entity  赞助商-实体

Sponsor-Member  赞助商-会员

Investment Amount  投资金额

The Company will make the EB- 5 Mezzanine Loan to the SponsorMember.
公司将向担保成员提供 EB-5 夹层贷款。

1. A standard and customary completion of construction guaranty with respect to completion of the Project, including the obligation to fund the JF45 Reserve;
   与项目完工有关的标准和惯常的完工担保，包括为 JF45 储备金提供资金的义务；
2. A limited repayment guaranty of $\mathrm{\$}7,500,000$$\mathrm{\$}7,500,000$$7,500,000\$ 7,500,000;
   $\mathrm{\$}7,500,000$$\mathrm{\$}7,500,000$$7,500,000\$ 7,500,000 的有限还款担保；
3. A standard and customary guaranty of non-recourse carve-outs;
   无追索权分割担保的标准和惯例；
4. A standard environmental indemnity agreement; and
   标准环境赔偿协议；以及
5. A guaranty agreement guaranteeing payments of sums due to the Company for the I-526E Denial Refund Obligation (discussed below).
   担保协议，保证支付公司因 I-526E 拒绝退款义务而应支付的款项（详见下文）。

THERE IS NO GUARANTY THAT THE GUARANTORS WILL HAVE THE FUNDS NECESSARY TO PERFORM THEIR OBLIGATIONS UNDER THE GUARANTEES.
不能保证担保人拥有履行担保义务所需的资金。

Potential Loss of Priority
可能失去优先权

As of the date of this Offering, the EB-5 Loan Documents have not been executed by the Company or the Sponsor-Member.
截至本次发行之日，公司或发起人-成员尚未签署 EB-5 贷款文件。

Early Repayment and Alternative Investment
提前还款和另类投资

Certain EB-5 Mezzanine  某些 EB-5 夹层

Sponsor-Member's Minimum Equity Contribution
发起人--成员的最低股本出资额

No Assignment or Encumbrance
不得转让或抵押

Certain Operating Covenants
某些运营契约

Loan Covenants  贷款契约

1. So long as the Company is a creditor of Sponsor-Member, Pledgor shall control Sponsor-Member, and Pledgor shall be owned in part and controlled by affiliates of Sutton Capital LLC;
   只要本公司是担保人-成员公司的债权人，则质押人应控制担保人-成员公司，且质押人应由 Sutton Capital LLC 的关联公司部分拥有和控制；
2. So long as the EB-5 Mezzanine Loan is outstanding, the Sponsor-Member will be bound by the negative covenants set forth in the EB-5 Loan Documents with respect to the Sponsor-Member and the Sponsor-Entity, including the following:
   只要EB-5夹层贷款未偿还，担保人-成员将受EB-5贷款文件中关于担保人-成员和担保实体的负面契约的约束，包括以下内容：
   a) Deviate in any material respect from or amend the development plan approved by the Company if such deviation could reasonably be expected to have a material adverse effect upon the repayment of the EB-5 Mezzanine Loan or the potential job creation attributable to the Project.
   a) 在任何重大方面偏离或修改公司批准的开发计划，如果这种偏离可能会对 EB-5 夹层贷款的偿还或项目可能创造的就业机会产生重大不利影响。
   b) Expand the purposes of Sponsor-Member or Sponsor-Entity, or change the overall scope of the Project to a substantial and material extent.
   b) 扩大发起人-成员或发起人-实体的目的，或实质性地改变项目的整体范围。
   c) Knowingly taking any action or make any decision that would reasonably be expected to constitute an event of default or otherwise trigger remedies against Sponsor-Member, the Sponsor-Entity and/or the Property under the EB-5 Loan Documents.
   c) 故意采取任何行动或作出任何决定，而这些行动或决定将合理地预期构成违约事件或以其他方式触发EB-5贷款文件规定的对担保人-成员、担保人-实体和/或财产的补救措施。
   d) Make, execute or deliver on behalf of Sponsor-Member or SponsorEntity an assignment for the benefit of creditors; cause SponsorMember, Sponsor-Entity, the Collateral, or the Property, or any material part thereof or interest therein, to be subject to the authority of any trustee, custodian or receiver or to be subject to any proceeding for bankruptcy, insolvency, reorganization, arrangement, readjustment of debt, relief of debtors, dissolution or liquidation or similar proceedings; nor execute or consent to a deed-in-lieu of foreclosure or any similar transfer of the Property or any material portion thereof.
   d) 代表发起人-成员或发起人实体做出、签署或交付有利于债权人的转让；使发起人-成员、发起人-实体、担保品或该财产或其任何重要部分或其中的权益受制于任何受托人、保管人或接管人的授权，或受制于任何破产、无力偿债、重组、债务安排、债务调整、债务人救济、解散或清算或类似程序；也不执行或同意执行抵押赎回权契约或财产或其任何重要部分的任何类似转让。
   e) Partition all or any material portion of the Property, or file any complaint or institute any proceeding at law or in equity seeking such partition.
   e) 分割该财产的全部或任何重要部分，或在法律或衡平法上提出任何申诉或提起 任何诉讼，以寻求分割。
   f) Except as expressly agreed by the Company, employ or contract with any affiliate of Sponsor-Member or any other person or entity in which Sponsor-Member has a direct or indirect financial interest in connection with the Project for services or goods at rates that exceed arm’s length equivalent, market rates for such services or goods.
   f) 除公司明确同意的情况外，雇用赞助商会员的任何附属公司或赞助商会员拥有直接或间接财务利益的任何其他个人或实体，或与之签订合同，以提供与本项目有关的服务或货物，其费率应超过此类服务或货物的正常等价市场费率。
   g) Sell all or any material portion of the Project or any material asset of Sponsor-Member unless the proceeds of such sale will be sufficient to repay the EB-5 Mezzanine Loan; provided that no such sale shall close prior to the expiration of the Lock-Out Period.
   g) 出售项目的全部或任何重要部分或担保人-成员的任何重要资产，除非出售所得足以偿还 EB-5 夹层贷款；但在锁定期结束前不得完成出售。
   h) Except for trade payables incurred in the ordinary course of business, and except in connection with the construction loan and other initial and permitted Project financing (or any subsequent refinancing of the senior construction loan that complies with the parameters set forth in the EB-5 Loan Documents or that is otherwise reasonably approved by the Company) or in connection with purchase money security interests, equipment leases or similar financing/acquisition vehicles, in each case that are permitted under the terms of the EB-5 Loan Documents (or the loan documents of any such subsequent Project loan pre-approved or reasonably approved by the Company), incur any indebtedness on behalf of Sponsor-Member or the Sponsor-Entity (including, without limitation, the EB-5 Mezzanine Loan or any pre-approved refinance thereof), grant any mortgage, security interest or any other lien or encumbrance on the Project or Sponsor-Member’s interest in the Sponsor-Entity (except for customary easements relating to utilities, access, construction and the like and except for any lien that is discharged or bonded over within 45 days after the Sponsor-Entity receives notice thereof) or any other assets of Sponsor-Member, or amend any loan documents in any material respect in connection with any loans previously approved by the Company or permitted in the EB-5 Loan Documents.
   h) 除正常经营过程中产生的应付账款，以及与建设贷款和其他初始和允许的项目融资（或符合 EB-5 贷款文件规定的参数或公司合理批准的优先建设贷款的任何后续再融资）有关的，或与购买货币担保权益、设备租赁或类似融资/收购工具有关的，在每种情况下，EB-5 贷款文件（或公司预先批准或合理批准的任何此类后续项目贷款的贷款文件）的条款允许的除外、代表发起人-成员或发起人-实体承担任何债务（包括但不限于EB-5夹层贷款或任何预先批准的再融资），对项目或发起人-成员在发起人-实体中的权益授予任何抵押权、担保权益或任何其他留置权或抵押权（与公用事业、通道、建筑等相关的惯常地役权除外，但与EB-5贷款相关的惯常地役权除外），对项目或发起人-成员在发起人-实体中的权益授予任何抵押权、担保权益或任何其他留置权或抵押权、在担保人实体收到相关通知后 45 天内解除或担保的留置权除外）或担保人成员的任何其他资产上授予任何抵押权、担保权益或任何其他留置权或抵押权，或在任何重要方面修改与公司之前批准的或 EB-5 贷款文件允许的任何贷款有关的任何贷款文件。
   i) Commence litigation of any claim made by the Sponsor-Member or the Sponsor-Entity in which the amount in controversy exceeds Five Hundred Thousand Dollars $(\mathrm{\$}500,000)$$(\mathrm{\$}500,000)$($500,000)(\$ 500,000) or, compromise or settle any claim made by or against Sponsor-Member or the Sponsor-Entity or affecting the Project in which Sponsor-Member or Sponsor-Entity would be required to make a payment that exceeds Two Hundred Thousand Dollars ( $\mathrm{\$}200,000$$\mathrm{\$}200,000$$200,000\$ 200,000 ), which is not covered by insurance and which would prevent the timely payment of the Monthly Interest Payments.
   i) 对赞助商会员或赞助实体提出的争议金额超过五十万美元的任何索赔提起诉讼 $(\mathrm{\$}500,000)$$(\mathrm{\$}500,000)$($500,000)(\$ 500,000) 或、就担保人或担保实体提出的或针对担保人或担保实体提出的或影响项目的任何索赔达成妥协或和解，在此情况下，担保人或担保实体将被要求支付超过二十万美元（ $\mathrm{\$}200,000$$\mathrm{\$}200,000$$200,000\$ 200,000 ）的款项，该款项不在保险范围内，并将妨碍按时支付每月利息。
   j) Merge Sponsor-Member or Sponsor-Entity into any other entity or otherwise enter into any similar entity reorganization.
   j) 将发起人-成员或发起人-实体并入任何其他实体，或进行任何类似的实体重组。
   k) Deviate in any material respect from the final plans, specifications and other construction or working drawings for the Project with evidence of all governmental approvals shown thereon, as (1) provided by Sponsor-Member prior to the closing to EB-5 Mezzanine Loan, or (2) as approved in writing by the Company, or (3) as modified with the Company’s written consent, which consent may be withheld in the Company’s good faith and reasonable discretion.
   k) 在任何重大方面偏离项目的最终计划、规格和其他施工或施工图纸，并附有所有政府批准的证据，如（1）在 EB-5 夹层贷款结束前由担保人-成员提供的，或（2）公司书面批准的，或（3）经公司书面同意修改的，公司可根据诚信和合理的判断不予同意。
3. Take any other action or make any other decision that the EB-5 Loan Documents specifically provides must be approved or consented to by the Company.
   采取 EB-5 贷款文件明确规定必须经公司批准或同意的任何其他行动或做出任何其他决定。
   m) Seek or consent to any change in the zoning or other land use regulations affecting the Project or any permits or approvals granted thereunder if such change could materially adversely affect the value of the Project or the rights, interests or obligations of the parties under the EB-5 Loan Documents.
   m) 寻求或同意对影响项目的分区或其他土地使用法规或据此授予的任何许可或批准进行任何变更，如果此类变更可能对项目的价值或 EB-5 贷款文件项下各方的权利、利益或义务产生重大不利影响。
   n) Dissolve or liquidate Sponsor-Member or Sponsor-Entity.
   n) 解散或清算担保方成员或担保方实体。
   o) Amend or otherwise modify any of the organizational documents of Sponsor-Member or Sponsor-Entity without the Company’s prior approval, which approval shall not be unreasonably withheld or delayed.
   o)在未经公司事先批准的情况下，修改或以其他方式修改发起人-成员或发起人-实体的任何组织文件，公司不得无理拒绝或推迟批准。
4. So long as the EB-5 Mezzanine Loan is outstanding, the Company will be entitled to the information and access rights set forth in the EB-5 Loan Documents, including the information and access rights described in the subsequent two paragraphs below.
   只要 EB-5 夹层贷款尚未清偿，公司就有权获得 EB-5 贷款文件中规定的信息和访问权，包括以下两段所述的信息和访问权。

Job Creation and Information for USCIS
创造就业机会和美国移民局信息

As of the date of this Offering, the EB-5 Loan Documents have not been executed bv the Companv or the Sponsor-Member.
截至本招股意向书发布之日，公司和保荐人成员尚未签署 EB-5 贷款文件。

The Project  项目

Project Management  项目管理

The Company will have effectively no control over the day-to-day management of Sponsor or the Proiect.
公司实际上无法控制赞助方或项目的日常管理。

Minimum Investment  最低投资额

Use of Proceeds  收益用途

Administrative Fee  行政费

Subscription Amount  认购金额

Financing for Certain Investors
为某些投资者提供融资

Investor Qualification  投资者资格

Capital Accounts  资本账户

Additional Capital Contributions
额外资本捐款

Control (Limited Investor Member Voting)
控制权（投资者成员投票权有限）

Transfer Restrictions; No Resale
转让限制；不得转售

Distributions - of Return on Investment
分配 - 投资回报

Distributions - of Return of Investment
分配 - 投资回报

Manager and Affiliate
Compensation
经理和联属公司报酬

1. The Manager has or will receive a fee (plus reimbursable expenses) from the Sponsor-Member in an amount equal to $2.0\mathrm{\%}$$2.0\mathrm{\%}$2.0%2.0 \% of the Primary Loan and, in the event the Sponsor-Member elects to extend the Initial Maturity Date, an additional $0.25\mathrm{\%}$$0.25\mathrm{\%}$0.25%0.25 \% of the Primary Loan for each Extended Maturity Date.
   基金管理人已经或将要从发起人--成员处收取一笔费用（加上可报销的开支），金额相当于原始贷款的 $2.0\mathrm{\%}$$2.0\mathrm{\%}$2.0%2.0 \% ，如果发起人--成员选择延长初始到期日，则在每个延长到期日额外收取原始贷款的 $0.25\mathrm{\%}$$0.25\mathrm{\%}$0.25%0.25 \% 。
2. The Manager will receive the portion, if any, of each Investor’s Administrative Fee that is not paid to a Consultant in order to reimburse the Manager its costs associated with setting up and operating the Company and conducting the Offering.
   管理人将从每个投资者的管理费中收取未支付给顾问的部分（如有），以补偿管理人与建立和运营公司以及进行发行相关的成本。
3. USA EB5 Immigration, LLC, the sole member of the Manager, has or will receive a $\mathrm{\$}30,000$$\mathrm{\$}30,000$$30,000\$ 30,000 underwriting fee from the Sponsor-Member.
   美国 EB5 移民有限责任公司作为管理人的唯一成员，已经或将要从担保人-成员处收取 $\mathrm{\$}30,000$$\mathrm{\$}30,000$$30,000\$ 30,000 包销费。

4) The Manager will retain all Company profits, if any, in excess of the Investors' Preferred Return and returned Investment Amount.
4) 经理人将保留超出投资者优先回报和返还投资额的所有公司利润（如有）。

Tax Risks  税务风险

Risk Factors  风险因素

THE PROJECT  项目

OVERVIEW  概述

offering Proceeds and other sources of capital
发行收益和其他资本来源

OWNERSHIP OF THE PROPERTY
财产所有权

PROJECT DEVELOPMENT SCHEDULE
项目开发进度

PROJECT LOCATION  项目地点

PARCEL ID: 09107203  包裹 ID：09107203
4000 RALEIGH ST  罗利街 4000 号
CHARLOTTE NC  北卡罗来纳州夏洛特市

Parcel Map of Property from Mecklenburg County Assessor, with Photograph of the Since-Demolished Industrial Building on the Site ${}^5$${}^5$^(5){ }^{5}
梅克伦堡县评估员提供的房产地块图，以及场地上已拆除工业建筑的照片 ${}^5$${}^5$^(5){ }^{5} .

Google Street View of Property as of January 2023
2023 年 1 月的谷歌街景图

PROPOSED IMPROVEMENTS  拟议改进

The Project is the construction of an apartment community with two buildings and a total of approximately 326 dwelling units with a four-story parking structure. ${}^7$${}^7$^(7){ }^{7} One building will be four stories on slab and the other building will be four stories above a podium that will feature a clubhouse and amenities.
该项目是建造一个公寓社区，包括两栋楼，共约 326 个居住单元和一个四层停车场。 ${}^7$${}^7$^(7){ }^{7} 其中一栋楼为四层楼板建筑，另一栋楼为四层楼板建筑，位于裙楼之上，裙楼将设有一个会所和配套设施。

Expected Apartment Unit Mix
预期公寓单元组合

Building Elevations  建筑立面图

Building Rendering  建筑效果图

OPERATIONS  业务

TARGET MARKET AND PROSPECTIVE TENANTS
目标市场和潜在租户

NEIGHBORHOOD FEATURES  街区特色

Transportation Access  交通便利

SUPPLY AND DEMAND TRENDS
供求趋势