I’m open to investing as an LP in 5–20 unit multifamily deals and would love to connect with experienced local GPs who have closed deals in the area.

GP invests 5% but earns 10% ownership)• Preferred return structures in a true pari passu format• Promote splits above the pref• Fully dynamic LP / GP cash flow breakdown tied to refinance + exitNo hard-coded 70/30.

I’ve been running different refinance scenarios for stabilized rental properties and noticed something interesting.Many investors focus only on rate reduction, but when you extend term, the “lifetime savings” picture can change significantly depending on:• Remaining amortization• Current balance vs new term• Cash flow impact vs total interest paid• DSCR improvement relative to LTVIn some cases, the refinance improves DSCR and monthly cash flow but doesn’t dramatically change total lifetime interest unless the rate delta is meaningful.I’ve built a model to compare:– Current PITI vs new PITI– DSCR impact– LTV after closing costs– Lifetime cost difference over remaining termCurious how others here are evaluating refinance scenarios.Are you prioritizing:1- Cash flow improvement2- Rate arbitrage3- Equity extraction4- Portfolio stabilizationWould love to hear how others are modeling it.

The property serves the energy workforce market in the area.Property overview• 18 furnished units + manager residence• Built in 2017• Located in Pecos, TX• Workforce housing model (weekly/monthly rentals)• Stabilized operationsFinancials• Purchase price: $800,000• Recent third-party appraisal: $1,200,000• Trailing normalized NOI: ~$100,000• Annual revenue: ~$268,000So from a leverage standpoint, the deal is actually fairly conservative if viewed against value.Loan requestWe’ve been seeking:• Senior bridge loan: ~$520,000• 65% LTV of purchase price• Interest-only• 12–24 month term• Exit: refinance into long-term DSCR loan once stabilized furtherSeller structureSeller is flexible and willing to carry the remainder.Proposed structure:• Senior loan: $520K• Seller carry: $280K fully subordinatedSeller note terms could be:• principal-only monthly payment ($1,200–$1,500)• balloon at refinanceSo the deal itself works operationally.Where things get difficultWhat I’ve encountered talking to lenders:1️⃣ Most bridge lenders want borrower cash in the dealEven with seller carry, they want "skin in the game."2️⃣ Many lenders underwrite strictly off purchase price, not appraised value.3️⃣ Origination fees are extremely highTypical quotes I've received:• 12–14% interest• 5–6 points origination• 12-month term4️⃣ Some lenders require reserves ($100K+), which defeats the purpose of the structure.5️⃣ DSCR lenders generally say:“Come back after seasoning or after you own the asset.”The real gapThe deal works if the capital stack is:Senior loan: $520KSeller carry: $280KBut lenders are effectively asking for an additional $50K–$100K borrower cash injection, which is the piece I’m trying to solve.So my question to experienced investors:Where do people typically source that “gap” capital in deals like this?

I’m open to investing as an LP in 5–20 unit multifamily deals and would love to connect with experienced local GPs who have closed deals in the area.

But now you have many LP's that are losing a lot of money. 

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Hey everyone — I’m a real estate investor exploring the LP side of syndications.

I reached out to the IR person and today is a Monday so I will see if she gets back to me.If you are an LP in one of their funds or assets, what is your current experience? 

What’s that say about Grocapitus and their business model.