Social Media Syndication Adverts.....Are they effective?

Question

Some of my favorite social media syndication capital raising adverts I continue to see:

1. Someone with no track record standing in front of a full block Class A hundred million+ urban mix-use complex introducing his company.

2. An aerial video montage of Class A complexes only to see a bunch of low-income apartment complexes once on their websites.

3. Adverts promoting the same 3- year hold round trip development with a 29% IRR for 6+ months.... last I checked shortening the investment period by 16% should have an impact on IRR.

4. "We spend $500K/m seeking out the best triple net deals on the market that you own 100%".... might want to include the investors are also paying you $500K a month in fees baked into the deals.

5. "Introducing our get to know us fund".,... "No fees, you own 100% of the deal (abbreviated)" .......so many questions, don't even know where to start.

5. This last one is from a syndication education/ capital raising company promoting a free webinar clearly with an upsell close. I haven't seen this one circulating online in a while but the advert stated that those who attend are provided a list of 300 CRE brokers. Best part....in the advertisement this list of 300 Brokers is valued at $99!

Are these marketing strategies successful? What other ones give you a good laugh?

Chris Seveney · Answer

When I see some of the numbers these funds are raising - yes it works. Mindblowing that in 2025 people still fall for many of these overhyped offerings but they do.

Evan Polaski · Answer

@Stuart Udis, as you hit on, this is the importance of due diligence.

While I can support a pivot in business model, there is a fine balance between someone that is pivoting within an area they know, but seeing new opportunities, i.e. value-add MF operators moving into more core deals that come with financial distress.

But, within the BiggerPockets syndication space, I see more complete shifts: multifamily becomes car washes becomes garage developments.  This screams "I am in this to make money for myself at my investors expense".  But then again, most BiggerPockets syndicators never lived through a downturn.  They spent wildly during the boom years and didn't save anything for the bust years.  But, at least they got that new Bentley when they closed on the apartment complex in 2021.

Evan Polaski · Answer

@Stuart Udis, while I can't speak for the specific ads you mention, the short answer is yes they work.

That being said, it depends on the goal.  If the goal is to fund this deal, today: it is likely not effective.  But if the goal is to grow your database, so you can continue to build brand awareness, then it is highly effective.  And over time, the person that gets added to the email list today, may invest in 6 months, and grow to the $1mm investor in 2-3 yrs.While I believe a lot of this is deceptive and not my style, I also know that most people won't remember the ad, anyways.  So, as long as it gets someone to fill out a form, it worked.  And from there, it becomes the conversations and follow-up, anyways.Then again, you and I are not the target audience for these investments, so presumably they would not work for us anyways.

Ned Carey · Answer

I see the ads on Facebook but I just scroll past. I  never actually read one.

Apparently some must work, as lots of new investors bought into syndications that have gone bust. That's happened despite the red flags.

Stuart Udis · Answer

@Evan Polaski I believe you're right, especially as it pertains to recall of the ad content because these social media syndicators opinions and investment approaches seem to change with the wind. For months some of these syndicators are praising multi-family in their ads and then with a flip of the switch they are trashing multi-family in their ads while throwing their support behind mobile parks, hotels etc. Maybe next it will be crypto. I don't believe it's a lack of deal flow, they likely had trouble raising capital and then move onto the next asset hoping for better success. If I was an LP I would run.

Social Media Syndication Adverts.....Are they effective?

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