Commercial Real Estate Investing From A-Z

Benefits & Risks of Investing in a Syndication. How to Evaluate a Deal & an Operator?

May 30, 2023

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Why should a busy professional invest in real estate? What are the benefits and the risks of investing in a syndication? How do you evaluate a deal right now and how to vet operators? What are standard fees that real estate syndicators charge? Our anonymous guest shares her knowledge to us.

Read this entire interview here: https://tinyurl.com/bdtzrpyp

Why should a busy professional invest in real estate in general?

Real estate has many benefits, unlike crypto or stocks, it's a hard tangible asset and it's generally stable and less volatile. So, there will always be some value in the land and the building itself and you can use leverage or debt to purchase it. For example, if you purchase a property and borrow 75% of the property's cost, and the property value increases 25%, you've essentially doubled your money. You're basically borrowing money to generate income and grow your wealth.

Real estate is also great for an investor who has a long-term horizon, it's a long-term game because real estate tends to appreciate over time, if you hold on to a property for many years, you gradually grow your wealth over time. You can also force appreciation on a property by making some repairs or improvements and you can also reduce expenses, that will help you increase value and income. Given our high inflationary environment, another major benefit of real estate is that it can be a hedge against inflation because property values tend to increase over time, especially in an inflationary environment. Leaving money in the bank can sometimes cause it to lose value when there's inflation.

There are several tax advantages, such as writing off the depreciation, which is the wear and tear of a building and it's over a specified period of time. It's possible to receive positive cash flow even if you have a tax loss.

How do you vet an operator?

Talk to them, try to meet them on a zoom call or ideally in person, listen to what they are saying and ask yourself: are they listening to you and interested in learning about you, what is their track record, do they have experience in this particular asset class?

Another good question to ask the operator is, are they co investing in the deal and if so, how much? In general, I have tried to measure their character, do they seem overly confident or do they have a more conservative mindset, are they dodging your questions or are they being open and transparent and that gives you a sense of how trustworthy they are. A way to evaluate this is to understand if they've encountered challenges or failures or how they've handled underperforming deals and what they learned from the experience because everyone has failures, so transparency is the key.

The most important question to ask yourself is what does your intuition tell you about the sponsor? Women tend to be incredibly intuitive and we're very attuned to what our gut is telling us so at the end of the day, you should listen to your gut regarding a sponsor. You can also do background checks or Google them as well. Lastly, you should do due diligence on the deal itself, review the properties and locations and understand how they analyze the deal. Look at their projections for returns, are their numbers too positive? Do they seem to be over promising in terms of their returns, or are their returns much higher than average? Those are good questions to ask yourself.

What's the standard fee from acquisition all the way to exit fees that sponsors typically charge?

Asset management fees are anywhere between one and 2%, acquisition fees can be between one and 3%, the disposition fee is typically between one and 2% and the construction fee is typically around 5%. The total is up to 10%.

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