Syndication Distributions Questions

Dublin, CA · Member since 2010 · 22 posts · 5 votes

Investing as a syndication limited partner, when is capital returned. I know there are alot of variables(buy hold, vs value add, etc), but what is typical. Let's assume a buy an hold scenario that has stabilized. If there is a preferred return of 8% that is distributed that is a return on capital, correct? What if the property is a home run and there are funds available to pay out more. Is it distributed? And if so is it a return on capital or a return on capital? Any thoughts are appreciated about typical distribution scenarios.

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Sam Grooms

Investor · Phoenix, AZ · Member since 2017 · 583 posts · 919 votes

Capital is usually returned on an exit or refinance.

You are distributing funds as there is cash flow available. The pref of 8% does not dictate when you distribute to investors. It dictates who gets paid first. This is all return ON capital.

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Sam Grooms
Investor · Phoenix, AZ · Member since 2017 · 583 posts · 919 votes
8y
Capital is usually returned on an exit or refinance.
You are distributing funds as there is cash flow available. The pref of 8% does not dictate when you distribute to investors. It dictates who gets paid first. This is all return ON capital.
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Brian Gerace
OP
Dublin, CA · Member since 2010 · 22 posts · 5 votes
8y
Thanks Sam. I appreciate your response. So typically capital is not returned until a major event(refi or sale), that makes sense. Thanks for the explanation.
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Nick B.
Investor · North Richland Hills, TX · Member since 2013 · 1k+ posts · 1k+ votes
8y
Unfortunately, there is no "typical" scenario. I've seen straight %% split, preferred return with waterfall, preferred return without a waterfall, return of capital, return on capital, and every other mix and match.
Every deal has an operating agreement that should spell out all the ways the money is distributed, what constitutes return on capital vs return off capital, splits between sponsors and investors, etc.

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Brian Gerace
OP
Dublin, CA · Member since 2010 · 22 posts · 5 votes
8y
Thanks Nick. So technically, you can structure any way investors agree to. For example, you could have it where investors get X% and anything about that would be Return of Capital? This structure could be beneficial to investors that have an interest in having some of their capital returned earlier.
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Nick B.
Investor · North Richland Hills, TX · Member since 2013 · 1k+ posts · 1k+ votes
8y
Yes, @Brian Gerace, you can structure it in multiple ways. From the investor's perspective though, every distribution is a return of capital until all initial capital is returned. Anything over that is pure profit. In other words, it's all about what you have at risk vs what you're getting paid back. That's how I view it anyway.
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Brian Gerace
OP
Dublin, CA · Member since 2010 · 22 posts · 5 votes
8y
Awesome info @Nick B.. I might just be overthinking so thanks for the clarification. I saw a sample distribution model that had some elaborate calculation where there was a preferred dist, then a return of capital. So the next distribution had a pref dist based on a lower Capital amount because of the previous return on capital.
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Ivan Barratt
Investor · Indianapolis, IN · Member since 2015 · 764 posts · 953 votes
8y
@Brian Gerace Great Question! In many deals (mine included) anything over the pref is a return OF capital and reduces the capital balance of the investor but NOT the % ownership. Eventually the pref goes away as capital is returned and the investors continue to receive 70% of the surplus cash flow until the property is sold.
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Brian Gerace
OP
Dublin, CA · Member since 2010 · 22 posts · 5 votes
8y
Thanks @Ivan Barratt. Great response and I appreciate the clarification.
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Lane Kawaoka
Rental Property Investor · Honolulu, HAWAII (HI) · Member since 2011 · 4k+ posts · 2k+ votes
8y
Brian Gerace after the close it’s sorta like a the day after the wedding in a marriage. You are sorta along for the ride. Hopefully you know and jive with the leads philosophy. In my opinion the lead investor will likely make the right choice but there are some instances where they make a little extra risk and hold on for potential appreciation. For example say there is a 60% return in two years. A lot of people may sell where a syndication who might want to push it for the 100% ROI might stay in the deal too long.
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James E.
Investor · Boston, MA · Member since 2014 · 232 posts · 165 votes
8y
@Brian Gerace one thing that may be helpful is if you go onto a site like www.realtyshares.com and read through some of their deals and the language around distributions. For example, here's one I actually put some money into:
https://www.realtyshares.com/investments/courtship-village
"Distributable cash flow from operations and proceeds from a capital event is to be distributed in order as follows:
1. To all investors pro-rata and pari-passu until investors have earned a 9.0% annualized preferred return;
2. Proceeds above a 9% annualized internal rate of return to deal-level investors are to be split 80% to deal-level investors and 20% to the Sponsor, until such investors have earned a 16% annual internal rate of return;
3. Proceeds above a 16% annualized internal rate of return to deal-level investors are to be split 70% to deal-level investors and 30% to the Sponsor, until such investors have earned a 24% annual internal rate of return;
4. Proceeds above a 24% annualized internal rate of return to deal-level investors are to be split 50% to deal-level investors and 50% to the Sponsor, until such investors have earned a 24% annual internal rate of return"
So yes, as an LP I get cash distributions on a quarterly basis, and then also upon an exit event.
Hope this helps,
James
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- Abel CurielBusiness Member
  Real Estate Agent · Queens, NY · Member since 2016 · 2k+ posts · 1k+ votes
  1y
  Quote from @James E.:
  
  @Brian Gerace one thing that may be helpful is if you go onto a site like www.realtyshares.com and read through some of their deals and the language around distributions. For example, here's one I actually put some money into:
  https://www.realtyshares.com/investments/courtship-village
  "Distributable cash flow from operations and proceeds from a capital event is to be distributed in order as follows:
  
  To all investors pro-rata and pari-passu until investors have earned a 9.0% annualized preferred return;
  Proceeds above a 9% annualized internal rate of return to deal-level investors are to be split 80% to deal-level investors and 20% to the Sponsor, until such investors have earned a 16% annual internal rate of return;
  Proceeds above a 16% annualized internal rate of return to deal-level investors are to be split 70% to deal-level investors and 30% to the Sponsor, until such investors have earned a 24% annual internal rate of return;
  Proceeds above a 24% annualized internal rate of return to deal-level investors are to be split 50% to deal-level investors and 50% to the Sponsor, until such investors have earned a 24% annual internal rate of return"
  So yes, as an LP I get cash distributions on a quarterly basis, and then also upon an exit event.
  Hope this helps,
  James
  
  Hello James, great post.
  How soon after the closing were quarterly distributions made to LPs?
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Todd Dexheimer
Rental Property Investor · St. Paul, MN · Member since 2016 · 3k+ posts · 3k+ votes
8y
@Brian Gerace some good answers so far. I would begin talking with some sponsors and also research the crowdfunding sites. There are a lot of variations on what companies do. The best way to learn is to talk to those with offerings. Once you are comfortable with the structures, then you can begin investing with knowledge.
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Chris Howell
Tulsa ok · Member since 2025 · 84 posts · 60 votes
1y
@Brian Gerace
great question and post! I am in process of looking into bringing in partners to buy a multi-family. I want my offering to be very unique and very investor friendly but also great for me as the operator if I can force appreciation and casflow and do my job. But I am looking into giving investors monthly payments for security also bonus structures on cashflow and cash invested and i will not be paid by fees i charge ever. I will only be paid on cashflow i create after investors are paid their preferred interest and all expenses are paid to run property. I want to have total alignment with investors so if they aren't making money they know I am not making money. I am taking a huge risk of working for free or very cheap for years if I pick wrong property or cant increase margin to make cashflow increase quickly. investors will know i am not throwing their money around carelessly but picking projects I truly believe will cashflow. Ive been doing this same thing in sfr for 20 years taking properties with no cashflow and low margins and significantly increasing both using our system in very short times, so i believe it translates to MF as long as i pick properties that meet my criteria to add significant value with my strengths in ops and construction. Who knows if my structure will appeal to investors but I know if I dont try it definitely wont work. I tried to think about everything I would want as an investor if I was going to give money to someone else and the last thing I would want is a GP getting paid through fees first before me as the investor and also getting paid if property isnt cashflowing monthly and we are just hoping appreciation makes the deal work or hope intrest rates drop so we can possibly refinance or sale and recover the cash. I am looking forward to the adventure of finding like minded investors and building relationships.
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