They find the property, do all the work, hire the management company and take fees. They often co-sign debt and always secure the financing.
A THREAD on how most real estate folks structure deals with outside investors.
Most people utilize the "preferred equity" structure when they raise money from outside investors. They "syndicate" deals.
Here's the basics:
They find the property, do all the work, hire the management company and take fees. They often co-sign debt and always secure the financing.
They don't co-sign debt. They simply read reports and ask the sponsors questions and cash checks every month (if the deal is going well).
"Preferred equity" belongs to the LPs. Cash talks, so this is a higher class of shares. They are first in the "capital stack" behind the debt (bank loan).
"Common equity" belongs to the sponsor. They are generally last in the capital stack.
That means the GP has skin in the game. His 10% co-invest makes him both an LP and a GP.

That means they get paid first. The pref signals how much. Its generally 6-12%. That means the LP is entitled to the first 6-12% of profit the project generates.
New development, or high risk value add projects, generally warrant lower prefs and higher "promotes"
Its a percentage of profits the sponsor gets AFTER the LPs get their preferred return on their cash.
This ranges from 20% to 50%. It can change based on checkpoints, or "waterfall".
Because every day your LP capital isn't returned its accumulating "preferred returns" that you owe to the LP. The only way to stop it is to return it.
There are often additional waterfalls. 80/20 after an 8 pref and 50/50 after a 20% "hurdle".
A hurdle is a return percentage you need to hit to get into the next level of promote.
Internal Rate of Return.
When the deal is done, and my capital is back, what percent return have I earned?
Sponsors hate it because there are so many other factors that are more important to the health of the deal.

How long of a time frame are we on? These deals aren't liquid. LPs can't just ask for their money back.
Sponsors lay out the investment timeline and let everyone know how long this thing is expected to go.
Acquisition fees can be anywhere from 1-5%.
AUM fees are generally .5-2%.
The market sets these fees (as well as the pref and promote). If you have a track record, more fees.
I buy storage facilities so lets say we have a $1MM operational facility already at 90% occupancy.
Its (relatively) low risk so lets say the structure is 7 pref and 50% promote thereafter. No waterfalls.
We raise 300k from outside LPs to close out the deal. No co-invest to keep the math simple.
Starting on day 1 we owe the LPs a 7% annual rate (pref) on the $300k.
I would get paid $50k on day one to buy the deal and get it under ownership.
To keep the math simple we aren't building this in, but keep it in mind.
The 1% AUM fee would be $3,000 a year on the $300k.
That goes to the sponsor.
Our cash on cash would be around 15% or higher if we can secure Interest Only debt (not paying principle for the first period of time).
That means on day one I'm hitting the hurdle and getting paid
But we have $45k in cashflow, or $24k after the pref.
That money is split 50/50 between the GP and the LPs because we have a 50% promote.
Yr 1 the LPs get $21k+$12k for $33k. 11% IRR pace.
Yr 2 cashflow is even higher, $45k+$30k for $75k.
LPs are owed $21k as their pref and we have more to split up between the sponsor and LPs. LPs get another $27k and Sponsors get $27k.
Lets do a sale first. Our property might be worth a 7 cap on the new NOI, or $1.428MM. Lets say $1.5 for simple math.
We sell it for $1.5M at the 24 month mark. Home run deal.
Bank gets their $700k back first.
LPs get their $300k back next.
They've already been getting their pref from day 1 so we don't have a preferred return to "catch up" when we sell. So its 50/50 from here.
In 24 months the LPs made $81k in cashflow (or 13.5% per year).
That means the targeted cash yield on the deal should have been around 13.5% if the sponsors projections were correct. Cash yield doesn't account for sale, only ops.
A $331k total profit. In 2 yrs.
IRR: 55.16%
Equity Multiple: 2.1x
Add it to your resume, pay a bunch of taxes, and do a bigger deal!
Instead of selling the property for $1.5MM and paying a bunch of taxes and being stuck with $500k in capital that is earning nothing and needs re-deployed, lets hold the asset and put more debt on it.
They get the property appraised for $1.5MM, look at the debt service coverage ratio, and agree to lend 75% of the new value.
That means you can take $1,125,000 in new debt.
Bank gets paid $700k (original debt is cleared).
LPs get paid $300k (original investment, pref is no longer accruing)
You have $125k left over. Sponsor gets 50%. LPs get 50%.
EVERYTHING FROM HERE IS BUTTER.
The property still cashflows. You didn't pay a bunch of taxes. You still got LPs their money back and they're ready to do another deal with you.
You as the sponsor, now own 50% of a building you put $0 into.
I'm not a pro at this. Looking forward to getting corrected where I missed something.
There are thousands of ways to do this and terms and factors I didn't mention.
I just wish I could have read something like this a year ago when I first started on ReTwit.
https://t.co/h4fybmycuK
I use @GroundbreakerCo to manage my LPs. Same thing as Juniper Square except 1/5 the cost. Love it.
https://t.co/FEt1sBoSWS
More from Nick Huber
Want to get SBA loans and special loan programs so you can buy real estate investments with only 5-10% down?
One word for you:
Don’t.
Here’s why
👇👇👇
Leverage can be a beautiful thing.
Appreciation takes over and all that value you bought with debt grows and you amplify your returns.
But there is another, darker side of debt.
Everybody I know loves LEVERAGE when it comes to real estate.
— Nick Huber (@sweatystartup) October 18, 2020
It\u2019s a beautiful and scary tool, kicking appreciation, depreciation, and cashflow into overdrive.
It amplifies everything. You can make a lot of money really fast and go broke in months.
Here\u2019s how it works\U0001f447\U0001f447\U0001f447
Values drop 5 or 10% and you’re underwater. You have zero equity or negative equity.
Ask the folks who were over-levered in 2007 what happened on 2011?
Real estate is a frothy space right now. Money flying everywhere and values higher than they’ve ever been.
Debt is cheaper and easier to get than ever.
Will it continue?
Probably.
Money could stay cheap for a long time. There is a ton of negative yielding debt abroad and liquidity ready to flood our market at the drop of a hat.
Rates will likely stay low. Gov will probably keep subsidizing these loans. You’ll probably be okay.
More from Business
It’s truly the Town Square of the Internet.
But finding the diamond in the rough voices can be tough.
Here are 20 of my favorite people to follow:
1. Alex Lieberman - @businessbarista
Alex writes extensively about the Founder journey.
The cool part is he’s lived everything he talks about - starting from $0 and selling for $75M with hardly any outside capital raised.
My favorite piece:
A life well-lived is a life-well planned.
— Alex Lieberman \u2615\ufe0f (@businessbarista) July 14, 2021
5 steps to build your own "Life Map" \U0001f9f5
2. Ryan Breslow - @ryantakesoff
Ryan is a Top 1% founder.
This guy is a machine - he’s built 2 unicorns before the age of 27.
Ryan spells out lessons on fundraising, operating and scaling.
My favorite piece:
The biggest lesson I\u2019ve learned in building a $4B company:
— Ryan Breslow \U0001f57a (@ryantakesoff) September 23, 2021
It\u2019s all about the people.
I\u2019m thrilled to announce today that Bolt is the first tech unicorn to officially shift to a 4 day work week.
Here\u2019s why we did it and how we came to the decision \U0001f447\U0001f447\U0001f447
3. Jesse Pujji - @jspujji
Jesse is who I think of when I think “bootstrapping.”
He bootstrapped his company to an 8-figure exit and now shares stories about other awesome bootstrappers.
He’s also got great insight into all things growth marketing:
Welcome new followers!!
— Jesse Pujji (@jspujji) September 16, 2021
Thanks for joining my entrepreneurial community.
To learn more about my journey, listen 2 my convo with @patrick_oshag.
I tell my story about bootstrapping, marketing, DTC and building a culture with conscious leadership. https://t.co/BSg6hCEE0L pic.twitter.com/gH4tAjfFBx
4. Post Market - @Post_Market
Post puts out some of the most thoughtful investment insights on this platform.
It’s refreshing because Post cuts through the hype and goes deep into the business model.
Idk who he/she/it is, but the insights are 💣.
Sweetgreen, ~$400M run-rate in sales (RLM% of 16% in 2019) and 140 units (+20-25 per year).
— Post M. (@Post_Market) October 25, 2021
Lets say 400 units by 2030 @ $3.5M AUV ($2.5M today) and 21.5% RLM. $300M RL EBITDA less $200M in G&A less $25M in maint. capex. is $75M in 'owners' EBIT
Last round at $1.6B. Yikes.
You May Also Like
@NBA @StephenKissler @yhgrad 1. From Day 1, SARS-COV-2 was very well adapted to humans .....and transgenic hACE2 Mice
1. From Day 1, SARS-COV-2 was very well adapted to humans .....and transgenic hACE2 Mice
— Billy Bostickson \U0001f3f4\U0001f441&\U0001f441 \U0001f193 (@BillyBostickson) January 30, 2021
"we generated a mouse model expressing hACE2 by using CRISPR/Cas9 knockin technology. In comparison with wild-type C57BL/6 mice, both young & aged hACE2 mice sustained high viral loads... pic.twitter.com/j94XtSkscj
@NBA @StephenKissler @yhgrad 2. High Probability of serial passaging in Transgenic Mice expressing hACE2 in genesis of SARS-COV-2
1. High Probability of serial passaging in Transgenic Mice expressing hACE2 in genesis of SARS-COV-2!
— Billy Bostickson \U0001f3f4\U0001f441&\U0001f441 \U0001f193 (@BillyBostickson) January 2, 2021
2 papers:
Human\u2013viral molecular mimicryhttps://t.co/irfH0Zgrve
Molecular Mimicryhttps://t.co/yLQoUtfS6s https://t.co/lsCv2iMEQz
@NBA @StephenKissler @yhgrad B.1.1.7 has an unusually large number of genetic changes, ... found to date in mouse-adapted SARS-CoV2 and is also seen in ferret infections.
https://t.co/9Z4oJmkcKj

@NBA @StephenKissler @yhgrad We adapted a clinical isolate of SARS-CoV-2 by serial passaging in the ... Thus, this mouse-adapted strain and associated challenge model should be ... (B) SARS-CoV-2 genomic RNA loads in mouse lung homogenates at P0 to P6.
https://t.co/I90OOCJg7o

As someone\u2019s who\u2019s read the book, this review strikes me as tremendously unfair. It mostly faults Adler for not writing the book the reviewer wishes he had! https://t.co/pqpt5Ziivj
— Teresa M. Bejan (@tmbejan) January 12, 2021
The meat of the criticism is that the history Adler gives is insufficiently critical. Adler describes a few figures who had a great influence on how the modern US university was formed. It's certainly critical: it focuses on the social Darwinism of these figures. 2/x
Other insinuations and suggestions in the review seem wildly off the mark, distorted, or inappropriate-- for example, that the book is clickbaity (it is scholarly) or conservative (hardly) or connected to the events at the Capitol (give me a break). 3/x
The core question: in what sense is classics inherently racist? Classics is old. On Adler's account, it begins in ancient Rome and is revived in the Renaissance. Slavery (Christiansen's primary concern) is also very old. Let's say classics is an education for slaveowners. 4/x
It's worth remembering that literacy itself is elite throughout most of this history. Literacy is, then, also the education of slaveowners. We can honor oral and musical traditions without denying that literacy is, generally, good. 5/x
Covering one of the most unique set ups: Extended moves & Reversal plays
Time for a 🧵 to learn the above from @iManasArora
What qualifies for an extended move?
30-40% move in just 5-6 days is one example of extended move
How Manas used this info to book
The stock exploded & went up as much as 63% from my price.
— Manas Arora (@iManasArora) June 22, 2020
Closed my position entirely today!#BroTip pic.twitter.com/CRbQh3kvMM
Post that the plight of the
What an extended (away from averages) move looks like!!
— Manas Arora (@iManasArora) June 24, 2020
If you don't learn to sell into strength, be ready to give away the majority of your gains.#GLENMARK pic.twitter.com/5DsRTUaGO2
Example 2: Booking profits when the stock is extended from 10WMA
10WMA =
#HIKAL
— Manas Arora (@iManasArora) July 2, 2021
Closed remaining at 560
Reason: It is 40+% from 10wma. Super extended
Total revenue: 11R * 0.25 (size) = 2.75% on portfolio
Trade closed pic.twitter.com/YDDvhz8swT
Another hack to identify extended move in a stock:
Too many green days!
Read
When you see 15 green weeks in a row, that's the end of the move. *Extended*
— Manas Arora (@iManasArora) August 26, 2019
Simple price action analysis.#Seamecltd https://t.co/gR9xzgeb9K
The Swastik is a geometrical figure and an ancient religious icon. Swastik has been Sanatan Dharma’s symbol of auspiciousness – mangalya since time immemorial.

The name swastika comes from Sanskrit (Devanagari: स्वस्तिक, pronounced: swastik) &denotes “conducive to wellbeing or auspicious”.
The word Swastik has a definite etymological origin in Sanskrit. It is derived from the roots su – meaning “well or auspicious” & as meaning “being”.

"सु अस्ति येन तत स्वस्तिकं"
Swastik is de symbol through which everything auspicios occurs
Scholars believe word’s origin in Vedas,known as Swasti mantra;
"🕉स्वस्ति ना इन्द्रो वृधश्रवाहा
स्वस्ति ना पूषा विश्ववेदाहा
स्वस्तिनास्तरक्ष्यो अरिश्तनेमिही
स्वस्तिनो बृहस्पतिर्दधातु"

It translates to," O famed Indra, redeem us. O Pusha, the beholder of all knowledge, redeem us. Redeem us O Garudji, of limitless speed and O Bruhaspati, redeem us".
SWASTIK’s COSMIC ORIGIN
The Swastika represents the living creation in the whole Cosmos.

Hindu astronomers divide the ecliptic circle of cosmos in 27 divisions called https://t.co/sLeuV1R2eQ this manner a cross forms in 4 directions in the celestial sky. At centre of this cross is Dhruva(Polestar). In a line from Dhruva, the stars known as Saptarishi can be observed.
