Investing wisely in multifamily real estate since 1994.

Syndication lets passive investors pool capital to own large apartment communities that would be impractical to buy alone. A professional sponsor handles the acquisition, financing and day-to-day management, so investors get the benefits of ownership without the work.

Each investment is a separate limited liability company, managed by the investment’s sponsors, who invest alongside investors. Investors are passive members. The operating agreement sets out distribution timing, voting rights and the Manager’s duties.

Investors earn in two ways: rental income and appreciation. When the property’s cash flow supports them, distributions are paid based on each investor’s share. Based on available sale proceeds, investors receive a return of their equity and a share of any profit, as set out in the operating agreement. Profit above pre-set return hurdles is split on pre-agreed percentages. A significant part of the sponsor’s compensation is tied to investor returns, financially aligning investor and sponsor.

Internal rate of return measures return over time, like a compounding interest rate. $1,000,000 growing to $1,469,328 over five years is an 8% IRR. The same profit earned in three years is a 13.7% IRR. Because it accounts for timing, IRR lets you compare investments with different hold periods and cash flows on equal footing.

Each investment is owned by its own LLC, managed by the investment’s sponsors, who invest alongside investors. We find and underwrite the property, negotiate the purchase, complete due diligence and arrange the financing. The sponsors of each investment co-invest alongside investors and sign the lender’s non-recourse guarantees. We structure the LLC and the offering; oversee renovations, the property management company, budgets and leasing; make distributions when cash flow supports them; send regular updates and annual K-1s; and decide when and how to sell. The Manager of each LLC carries out these duties under that investment’s operating agreement.

U.S. investors must be accredited, which generally means a net worth over $1 million excluding your primary residence, or income over $200,000 ($300,000 with a spouse) in each of the last two years with the same expected this year. Certain professional credentials also qualify.

In most cases, yes, depending on the laws of your country.

No. All investments carry risk. Each investor should decide whether an investment suits their needs and choose a sponsor they trust.

Usually not. The sponsors qualify for the financing and sign the loan guarantees. In some cases, such as when an investor places 1031 exchange funds and the investment is structured as a tenant-in-common, the lender may require each co-owner to qualify.

In some of our offerings, yes. A 1031 exchange has to be made into real property rather than an interest in an LLC, so investors using exchange funds typically hold their interest as tenants-in-common (TIC) alongside the investment’s LLC. In those cases the lender may require each TIC member to qualify for the loan. Not every offering can accommodate 1031 funds, and exchange deadlines are strict, so please let us know early if you are working with exchange proceeds. Talk with your tax advisor and qualified intermediary about whether a particular investment fits your exchange.

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