Appreciate the explanation. One other question. How does one unwind this strategy when one is ready to move on, or retire, or just sit on the cash flow from these houses without worrying about too much additional expense and tax burden?
I have no idea about the ones you find online, funds of funds, or funds buying a large array of sites because the waterfalls just do not look as good as operators who buy 1 or a handful of apt complex syndications. Also some other reasons I will not go into bc I could be mistaken about them.
1. You put money in, get your distribution in about 2-3 months. This is 1st way to get a return. I always do Value Add Type B/C into A/B and never Type A/new builds. Just makes sense for a good operator to add value to a project which is essentially what I do with my single properties.
2. You wait the stated 3-5 yrs but the 7 I have been involved in closed between 18 month-3 yrs exiting for a 2-2.5x IRR. This is 2nd way to get a return.
3. The syndication can finance assuming value increased similar to refinancing any property. This is the 3rd way to get your return.
Exits
1. Site sells and you can do a 1031 into another property within 90 days. It just has to be a like investment. 6/7 did this. 1/7 could not find a suitable investment
2. 6/7 1031 into another group of syndications without tax implications
3. 1/7 has tax implications but I rolled this later into a different operator.
4. There could be a cash call if syndication does poorly. I have never had this happen and this is typically the last resort an operator will take. You can chose to participate or not. Participate and you get better terms/1st money out. Do not, and you risk dilution or you fall farther back in the line when it sells
Positives - Not sure you get this with the online ones
1. Money you put in day #1 takes a large loss/depreciation that you carry over to offset distribution as discussed already.
2. I can and have used IRA money for this. A benefit of using IRA money is you have no tax implications even if you do not do a 1031. You have to find companies that will Hold your IRAs for syndications. I do not believe the major ones like Ameritrade will do syndications through an IRA. Not sure you can do this with
3. Totally passive. You get monthly updates on each syndication progress, occupancy, headwinds, etc.