Introduction

Commercial real estate (CRE) syndication represents a lucrative investment opportunity for individuals interested in real estate but perhaps not equipped with the time, resources, or expertise necessary to oversee large-scale property purchases and management themselves. As a syndicator and operator of multifamily properties, my goal in this article is to offer you an overview of a syndication.

What is Syndication?

At its most fundamental level, real estate syndication is a strategic partnership where multiple investors pool their resources to purchase and manage properties, they might not be able to afford or manage independently. In this arrangement, a syndicator and/or operator manages the day-to-day operations of the property, including acquiring, managing, and eventually selling the asset. At GOLD, we are both the syndicator and the operator to promote accountability, alignment, and streamlined communication.

Roles in a Syndication

There are typically two types of players in a syndication: the General Partners (GPs) and the Limited Partners (LPs).

General Partners
The GPs, also known as syndicator, operator or sponsor, are the individuals or entities that manage the investment. They perform tasks such as identifying potential investments, securing financing, managing the asset, and eventually planning and executing an exit strategy. The GPs bear most of the workload and, in turn, the liability, but they also share in the profits, typically earning a management fee along the way. A GP that is not charging a management fee is typically either a) taking a large cut of the cashflow, b) giving away too much because the deal isn’t substantive, or c) may lose focus because they need to pick up other jobs to feed their family.

Limited Partners
LPs, also known as passive investors, contribute capital to the syndication but are not involved in day-to-day management or decision-making. They share in the cashflow, depreciation, and profits proportionate to their investment and their liability is limited to the amount they've invested.

Benefits of Real Estate Syndication

Real estate syndication provides several key benefits:
Access to Larger Deals: By pooling resources, investors can participate in larger, more lucrative deals than they could afford individually.
Diversification: Investors can spread their investments across multiple properties or locations, reducing risk.
Professional Management: LPs benefit from the expertise of experienced real estate professionals who handle the operations.
Potential for High Returns: Well-managed syndications can provide significant returns on investment through rental income, depreciation, and property appreciation.

How Does a Syndication Work?

Syndication isn't a one-size-fits-all strategy. Each deal is usually unique, but here is a general step-by-step overview of how most syndications work:

Deal Sourcing: The GP identifies a promising investment opportunity, typically a property that can be acquired below market value and improved to increase its value.

Due Diligence: The GP performs extensive due diligence to verify the property's condition, financials, and potential for profit.

Deal Structuring: The GP develops a business plan detailing the proposed acquisition, improvements, management, and eventual exit strategy. They also structure the syndication, specifying the roles, responsibilities, and profit splits between GPs and LPs.

Capital Raising: The GP then presents the deal to potential investors, typically through a Private Placement Memorandum (PPM), and raises the necessary capital stack of debt and equity.

Acquisition: Once the capital is raised, the partnership acquires the property.

Operations and Improvements: The GP executes the business plan, managing the property and making improvements to increase its value. Communication is critical for both the good and the bad. At GOLD, we provide monthly updates and quarterly financial reports.

Distribution of Profits: Profits from rental income are typically distributed to investors on a regular basis. At GOLD, we strive to distribute cash quarterly.

Exit Strategy: Eventually, the GP will execute an exit strategy, such as selling the property, to realize its appreciation in value. The proceeds from the sale are then distributed among the investors according to the terms laid out in the Private Placement Memorandum (PPM). At GOLD, we know your wealth generation strategy is critical to living your best life. We like to offer our clients to remain in the deal and 1031 proceeds into larger and better deals.

What to Look for in a Syndication

As a prospective LP, there are several factors to consider when evaluating a syndication opportunity:

The Syndicator's Track Record: You'll want to investigate the GP’s history, including their past deals, experience, and any red flags.

The Business Plan: You should understand and feel comfortable with the business plan. It should detail the property's current state, planned improvements, projected profits, and the exit strategy.

The Market: Consider the market in which the property is located. Factors such as job growth, population growth, and supply and demand for multifamily properties will all affect the potential for profit.

Legal and Tax Implications: You'll want to consult with a real estate attorney and tax professional to understand the legal and tax implications of investing in a syndication.

Conclusion

Commercial multifamily syndication can be a profitable avenue for individuals seeking to invest in real estate but not wishing to shoulder the responsibilities of direct ownership. It offers access to larger deals, professional management, and the potential for high returns.

However, it also involves risks, so it's crucial to do your due diligence. Thoroughly vet the syndicator and their proposed business plan, understand the market, and consult with legal and tax professionals to fully understand the implications of your investment.

In conclusion, real estate syndication can offer a pathway to wealth creation and financial freedom. As with any investment, it requires careful consideration and planning, but for the right individual, it can be a lucrative strategy.