How partnering with us works, how we get paid, what can go wrong, and plain-English guides to the stuff most sponsors skip.
| SYNDICATION | PRIVATE PORTFOLIO | |
|---|---|---|
| What you own | A share of an entity that owns a specific property or portfolio | Direct co-ownership of specific assets with us |
| Your role | Passive. We make the decisions. | You weigh in on key decisions |
| Investing alongside | Other accredited investors | Just you and us, or a small group |
| Typical minimum | Around $100K | $2M |
| Typical hold | 5–7 years | Set together |
| Reporting | Quarterly reports in the investor portal, annual K-1 | Same, plus direct reviews with Pete |
| Best for | Cash flow and tax benefits, fully hands-off | Larger checks that want control and a custom mix |
A lot of owners want out of the toilets and tenants but not into a big tax bill. A 1031 exchange can do both, if the replacement property is set up right.
You own real estate. We run it. Through a private portfolio you hold a deeded interest in property we buy and operate. That keeps it eligible for your exchange, and you stay passive.
We help you hit day 45. Tell us your timeline and what you're selling. We'll bring you replacement options that fit before the clock runs out.
Call us before you list. The best exchanges start months early, not after the sale closes.
Our syndications usually can't take 1031 money directly. An interest in a partnership or LLC isn't the same as owning real estate, so it doesn't qualify.
Every exchange needs a qualified intermediary and your own tax advisor. We work alongside them. We don't replace them.
Most sponsors bury this. We'd rather you see how it works up front. Exact terms vary by deal and are always in its offering documents.
Investors earn a set annual return before we share in any profit. If a year comes up short, it typically carries forward.
After the preferred return, remaining profit is split between investors and sponsor. We only win big when you already have.
Deals typically carry an acquisition fee and an asset management fee. They pay for the team that finds and runs the property. The exact terms for every deal are listed in its offering documents.
The SEC's test. Income over $200K the last two years ($300K with a spouse), net worth over $1M not counting your home, or a Series 7, 65 or 82 license.
Our offerings are 506(c), so we confirm it before you invest. Usually a short letter from your CPA or attorney, or a quick third-party check.
Often yes, through a self-directed IRA. Deals that use debt can trigger a tax inside the IRA called UBIT, so loop in your custodian and CPA first.
Our co-investment in each deal is disclosed in its offering documents. Ask us on any deal.
Stabilized properties usually pay sooner. Value-add and development deals pay later, once the business plan is done. Each deal states its expected timing.
The tax form partnerships send instead of a 1099. It often arrives in March or later, so some investors file an extension.
It's a paper expense that can offset some or all of your distributions. Some deals use cost segregation to pull more of it forward. Your CPA should weigh in.
Usually not. Passive losses generally offset passive income, with exceptions like real estate professional status. Ask your CPA how it applies to you.
Plan to stay in for the full hold. There's no guaranteed way out early.
Renovations run over, leasing takes longer, entitlements take time.
Interest rates, rents and values change. Distributions can be lower than projected.
Including some or all of what you invest. Only invest what you can leave alone.
Accredited investors only. If it's not a fit, no worries. We're good either way.
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