5. FAIR VALUE OF FINANCIAL INSTRUMENTS | The Company invests in direct debt and equity securities that are not traded on a public market. These securities are recorded at fair value as determined by the Company using the framework of Topic ASC 820. In addition, the Company has adopted written guidelines for determining the fair value of its investments for reporting in the accompanying financial statements. Under these guidelines, investment valuations are reviewed on a quarterly basis and investments without readily available market values are valued at fair value as determined by the Company. In the absence of readily ascertainable market values, the Company uses valuation techniques consistent with the market, income and cost approaches, as prescribed by Topic ASC 820, in order to estimate the fair value of investments. In all cases, the Company evaluates whether the valuation techniques used and the resultant fair value estimate is representative of what the most likely buyers of the company would also pay upon exit, and therefore, whether the value is deemed to be the price expected in an orderly transaction between market participants at the measurement date. Under Topic ASC 820, fair value is defined as the price that would be received to sell an asset or paid to transfer a liability (i.e., the "exit price") in an orderly transaction between market participants at the measurement date. Topic ASC 820 permits the Company, as a practical expedient, to estimate the fair value of investments in other investment companies based on the net asset value (NAV) per share, or its equivalent, if the NAV of such investments is calculated in a manner consistent with the measurement principles of Topic ASC 946, Financial Services Investment Companies. As such the Company's estimate of fair value for its investments in other investment companies is generally based on the NAV provided to the Company by each Investee Fund, supported by the independently audited financial statements of the Investee Fund, when available. The transaction price is typically the Company's best estimate of fair value at inception of the investment. When evidence supports a change to the carrying value from the transaction price, adjustments are made to reflect expected exit values. Ongoing reviews by the Company are based on an assessment of significant assumptions related to each underlying investment including incorporating valuations that consider the evaluation of financing and sale transactions with third parties, the financial condition and operating results of the portfolio company, achievement of technical milestones, and expected cash flows. All investments at October 31, 2015 and October 31, 2014 had no readily available market value and are included in Level 3 of the fair value hierarchy. As part of the valuation process, management may take into account the following types of factors, if relevant, in determining the fair value of the Company's investments: the enterprise value of a portfolio company (the entire value of the portfolio company to a market participant, including the sum of the values of debt and equity securities used to capitalize the enterprise at a point in time), the nature and realizable value of any collateral, the portfolio company's ability to make payments and its earnings and discounted cash flow, the markets in which the portfolio company does business, a comparison of the portfolio company's securities to any similar publicly traded securities, changes in the interest rate environment and the credit markets generally that may affect the price at which similar investments would trade in their principal markets and other relevant factors. When an external event such as a purchase transaction, public offering or subsequent equity sale occurs, management considers the pricing indicated by the external event to corroborate its valuation. Because there is not a readily available market value for most of the investments in its portfolio, the Company values substantially all of its portfolio investments at fair value as determined in good faith by management, as described throughout this note.. Due to the inherent uncertainty of determining the fair value of investments that do not have a readily available market value, the fair value of the Company's investments may fluctuate from period to period. Additionally, the fair value of the Company's investments may differ significantly from the values that would have been used had a ready market existed for such investments and may differ materially from the values that the Company may ultimately realize. Further, such investments are generally subject to legal and other restrictions on resale or otherwise are less liquid than publicly traded securities. If the Company was required to liquidate a portfolio investment in a forced or liquidation sale, the Company could realize significantly less than the value at which the Company has recorded it. In addition, changes in the market environment and other events that may occur over the life of the investments may cause the gains or losses ultimately realized on these investments to be different than the unrealized gains or losses reflected in the valuations currently assigned. All debt securities in TVO Capital Management, LLC ("TVO") are interim loans to assist with pursuit costs and out-of-pocket due diligence expenses related to real estate transactions. If the property acquisitions are unsuccessful, TVO shall repay such interim loan, with interest, upon demand. If the property acquisitions are successful, TVO shall repay such interim loan's interest and the principal will convert to General Partner equity upon Final Close of each respective transaction. The following tables present information about the Company's assets measured at fair value on a recurring basis at October 31, 2015 and October 31, 2014. The Company assesses the levels for the investments at each measurement date, and transfers between levels are recognized on the actual date of the event or change in circumstances that caused the transfer in accordance with the Company's accounting policy regarding the recognitions of transfers between levels of the fair value hierarchy. For the periods ended October 31, 2015 and October 31, 2014, there were no transfers in or out of Level 1, 2, and 3. Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Balance at (Level 1) (Level 2) (Level 3) October 31, 2015 Investments: Debt Securities $ - $ - $ 14,067,446 $ 14,067,446 Equity Securities - - 301,084 301,084 Investments in Partnership Interests - - 1,706,233 1,706,233 Investment in Other Investment Companies* - - - 526,940 Total $ - $ - $ 16,074,763 $ 16,601,703 * In accordance with ASC 820, certain investments that are measured at fair value using the net asset value per share (or its equivalent) practical expedient have not been classified in the fair value hierarchy. The fair value amounts presented in this table are intended to permit reconciliation of the fair value hierarchy to the amounts presented in the financial statements. Assets Measured at Fair Value on a Recurring Basis at October 31, 2015: The Company estimates that it will receive liquidating distributions from its investments in Other Investment Companies over a period consistent with the investee company's estimated life plus available extension periods, which is 3 years from the Effective Date with two additional 12-month extensions available at the discretion of the General Partner (or "GP"). For the investment in other investment companies, the Company will pay the management of such investment company a monthly management fee based on the product of $65 and the number of Portfolio Assets then held by the investment company. The investment company specializes in the acquisition of real property rights to ground leases and easements primarily under infrastructure assets. The Company has fully funded its capital commitment to the investment company. The Company's investment in other investment companies is stated at fair value based on the underlying NAV as a practical expedient. Assets Measured at Fair Value on a Recurring Basis at October 31, 2014 Quoted Prices in Active Markets for Identical Assets Significant Other Observable Inputs Significant Unobservable Inputs Balance at (Level 1) (Level 2) (Level 3) October 31, 2014 Investments: Debt Securities $ - $ - $ 5,796,500 $ 5,796,500 Investment in Other Investment Companies** - - 465,116 465,116 Total $ - $ - $ 6,261,616 $ 6,261,616 **The Company's investment in other investment companies at October 31, 2014 was stated at fair value based on a subsequent transaction in which the Company redeemed its interest in its Other Investment Company. Accordingly, the investment in Other Investment Companies is classified as Level 3 in the Topic ASC 820 fair value hierarchy as the investment was valued using a subsequent market transaction and not net asset value per share. Changes in Level 3 Assets Measured at Fair Value on a Recurring Basis Debt Securities Equity Securities Investments in Partnership Interests Investment in Other Investment Companies Total Balance at December 10, 2013 $ - $ - $ - $ - $ - Purchases of investments 5,796,500 - - 465,116 6,261,616 Balance at October 31, 2014 5,796,500 - - 465,116 6,261,616 Purchase of investments 14,200,112 - 687,800 - 14,887,912 Sales of investments (5,057,500 ) - - (465,116 ) (5,522,616 ) Settlements/Conversions (850,000 ) - 850,000 - - Net unrealized gains/(losses) (21,666 ) 301,084 168,433 - 447,851 Balance at October 31, 2015 $ 14,067,446 $ 301,084 $ 1,706,233 $ - $ 16,074,763 Quantitative Information About Level 3 Fair Value Measurements Below is a table summarizing the valuation techniques, the unobservable inputs used in the valuation, along with ranges used to determine the fair value of certain Level 3 investments held at October 31, 2015 and October 31, 2014. October 31, 2015 Type of Security Fair Value Valuation Technique Unobservable Input Range (Wtd Avg) Debt Securities $ 14,067,446 Yield Analysis Market Yield 6.0 - 14.5% (9.0%) Equity Securities $ 301,084 Earnings Multiple Market Comparables $ 301,084 Investments in Partnership Interests $ 1,706,233 Income Approach Capitalization Rate 6.4 - 7.8% (6.9%) October 31, 2014 Type of Security Fair Value Valuation Technique Unobservable Input Range (Wtd Avg) Debt Securities $ 5,796,500 Yield Analysis Market Yield 11.0 - 13.0% (11.6%) Investment in Other Investment Companies $ 465,116 Subsequent Market Transaction Redemption Agreement $ 465,116 The above tables are not intended to be all-inclusive but rather to provide information on significant unobservable inputs and valuation techniques used by the Company. The significant unobservable input used in the fair value measurement of the Company's debt investments is market interest rates. The Company uses market interest rates for loans to determine if the effective yield on a loan is commensurate with the market yields for that type of loan. If a loan's effective yield is significantly less than the market yield for a similar loan with a similar credit profile, then the resulting fair value of the loan may be lower. The Company valued its Investment in Other Investment Companies as of October 31, 2014 based on a subsequent market transaction that occurred effective December 31, 2014 and settled in cash on January 30, 2015. |