Memorandum # __________________
NAME OF FUND, L.P.
(A Delaware Limited Partnership) CONFIDENTIAL PRIVATE OFFERING MEMORANDUM This memorandum (the” Memorandum”) has been prepared solely for prospective investors considering the purchase of limited partnership interest (the “Interest”) in Name of Fund, LP, a Delaware limited partnership (the “Fund”). Any reproduction or distribution of this Memorandum, in whole or in part, or the disclosure or its contents, without the prior written consent of the Fund, is prohibited. In making an investment decision, investors must rely on their own examination of the Fund and the terms of the offering, including the merits and risks involved. The Interests have not been recommended by any U.S. federal or state or any non-U.S. securities commission or regulatory authority. Furthermore, the foregoing authorities have not confirmed the accuracy or determined the adequacy of this document. Any representation to the contrary is a criminal offense. There are “Forward-Looking Statements” throughout this Memorandum. Whenever you read a statement that is not simply a statement of historical fact (such as when we describe what we “believe”, “expect” or “anticipate” will occur and other similar statements), you must remember that our expectation may not be correct, even though we believe they are reasonable. We do not guarantee that the offering and events described in the Memorandum will happen as described (or that they will happen at all). You should read this Memorandum completely and with understanding that actual future results may be materially different from what we expect. We will not update these Forward-Looking Statements, even though our situation may change, The Interest have not been registered under the Securities Act of 1933, as amended (the “Securities Act”), or any state securities laws, and will be offered and sold for investment only to qualifying recipients of this Memorandum pursuant to the exemption from the registration requirements of the Securities Act provided by Section 4(2) thereof and in compliance with any applicable state or other securities laws. The Interests may not be transferred or resold except as permitted under the Securities Act and the applicable state of other securities laws pursuant to registration or exemption therefrom. In addition, such Interest may not be sold, transferred, assigned or hypothecated, in whole or in part, except as provided in the Limited Partnership Agreement referred to herein. Accordingly, investors should be aware that they will be required to bear the financial risks of an investment in the Interests for an indefinite period of time. There will be no public market for the Interests, and there is no obligation on the part of any person to register the Interest under the Securities Act or any state securities laws. The Interest are offered subject to prior sale, and subject to the right of Name of Management Company, LLC, the General Partner of the Fund, to reject any subscription in whole or in part.
Private Placement by RealEstateCapitalPro.com Name of Fund, L.P. TABLE OF CONTENTS I. EXECUTIVE SUMMARY.................................................................................................................................1
Overview ................................................................................................................................................................................... 1
Investment Objectives ........................................................................................................................................................... 1
The General Partners and Manager .................................................................................................................................. 1
Estimated Sources and Uses................................................................................................................................................ 3
II. EXECUTIVE SUMMARY OF KEY TERMS...........................................................................................4
III. INVESTMENT STRATEGY .........................................................................................................................5
Overview ................................................................................................................................................................................... 5
Overview of the Investment Strategy............................................................................................................................... 5
Elements of Strategy.............................................................................................................................................................. 5
Types of Investments............................................................................................................................................................. 6
Acquisition Strategy .............................................................................................................................................................. 6
Investment Process................................................................................................................................................................. 7
Investment Analysis............................................................................................................................................................... 7
Decision Making Process..................................................................................................................................................... 8
Management of Portfolio ..................................................................................................................................................... 9
Exit Strategy ............................................................................................................................................................................. 9
Areas of Investment Interest in the Current Market.................................................................................................... 9
Mortgage Financing ............................................................................................................................................................... 9
IV. MANAGEMENT............................................................................................................................................. 11
V. SUMMARY OF TERMS AND CONDITIONS..................................................................................... 12
VI. INVESTMENT CONSIDERATIONS ..................................................................................................... 20
VII. POTENTIAL CONFLICTS OF INTEREST ........................................................................................ 25
VIII. CERTAIN ERISA, TAX AND LEGAL MATTERS....................................................................... 26
Employee Benefit Plan Regulations.............................................................................................................................. 26
United States Tax Status.................................................................................................................................................... 26
Tax-Exempt Investors ........................................................................................................................................................ 28
Special Considerations for Foreign Investors ............................................................................................................ 29
Other Important Tax Disclosures ................................................................................................................................... 30
Investment Company and Investment Advisors Regulation ................................................................................. 31
Private Placement Status ................................................................................................................................................... 31
Restrictions on Transfer..................................................................................................................................................... 31
Additional Information ...................................................................................................................................................... 31
I. EXECUTIVE SUMMARY Overview In this introductory section, provide a brief overview of the investment fund. Discuss the types of investments and properties the fund will target; the range of investments; the management of the fund; and brief bios of the principals. Name of Fund, L.P. (the “Partnership” or the “Fund”) is a Delaware limited partnership established by Name of Management Company, LLC (the “General Partner” or the “Manager”) to make investments in a variety of real estate properties including retail, industrial, commercial and residential properties. The Fund is seeking capital commitments of $xx million. The General Partner anticipates that the Fund’s investments will be focused on properties located in secondary and tertiary markets, and will generally have valuations of less than $xx million. Based on the experience of the General Partner’s investment professionals, investments in this segment of the market have historically been made at attractive valuations providing for attractive long-term risk adjusted returns. The Fund’s investments are expected to range in size from $x million to $x million; however, investments in any single property (excluding bridge financings) will not exceed xx% of the Fund’s total capital commitments. It is expected that the Fund will make investments in xx to xx properties over its life. The Fund will invest in a diversified mix of performing and distressed opportunities. Such a diversified mix has proven in the past to provide attractive and consistent results. This strategy is designed to build a relatively lower risk real estate portfolio with a high percentage of successful investments. Investment Objectives Provide your investors an overview of the investment objectives of the fund. Investment objectives include preservation of capital, current cash dividends, long-term capital gains, etc. The investment objective of the Partnership is to maximize total return on capital by seeking capital appreciation and, from time to time, current income, through the acquisition, development and management of a diversified portfolio of real estate properties. The General Partners and Manager The Manager will manage the day-today operations and the portfolio of real estate assets. The Manager will also provide asset-management, marketing, investor relations and other administrative services on behalf of the Partnership with the goal of maximizing operating cash flow and profits. The Manager’s investment team is comprised of professionals with a strong track record and over xx years of combined experience in real estate investing [and other relevant experience]. The Manager’s investment team has the unique ability to create proprietary deal flow and to assist in evaluating, structuring, and executing potential investments.
Operating out of Cincinnati, Ohio for more than fifteen years, the Manager has, either directly or through affiliates used its expertise to acquire, finance, manage and resell a variety of property types, including: ? Example #1 ? Example #2 ? Example #3 ? Example #4 The three managing partners, Messrs. Jones, Smith and Davis (collectively, the “Principals”), have worked together for over xx years at …Each of the Principals have a minimum of xx years of experience in a variety of real estate related disciplines, including, sales, marketing, leasing, development, construction, construction management, and valuation. ? Mr. Jones (short three or four sentence bio)… ? Mr. Smith (short three or four sentence bio)… ? Mr. Davis (short three or four sentence bio)… The Principals believe that the Fund represents a highly attractive risk-adjusted investment opportunity for the following reason: ? Experienced Management Team – The principals have more than xx years of combined experience in real estate and have demonstrated the ability to creatively structure transactions to minimize risk. [Add other relevant experience that your team brings to the table; e.g. leasing, sales, property management, turnaround experience. Anything that dovetails into the franchise of your Fund] Proactive Transaction Sourcing – Over the past xx years, the Principals have developed business relationships and proprietary transaction sourcing that historically have resulted in a higher percentage of negotiated transactions, which typically translate into more reasonable valuations. Proven Investment Strategy – the Fund will follow a disciplined strategy that maximizes risk-adjusted investment returns by focusing on fundamental analysis and extensive due diligence the Principals have successfully followed this strategy…. Advisory Board – the Fund’s Advisory Board will consist of... Investment Merit #5 – Reason #5 why the Fund will perform.
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Estimated Sources and Uses
Sources General Partner’s Investment Limited Partners’ Investment Total Sources $x,xxx,xxx Xx,xxx,xxx $xx,xxx,xxx Uses Organizational Fees (1) Legal and Accounting Expenses (2) Available for Investment Total Uses $xxx,xxx Xxx,xxx Xx,xxx,xxx $xx,xxx,xxx
NOTES:
(1)
The General Partners will receive a maximum of XX Thousand Dollars ($xx,000) for their efforts in establishing and organizing the Partnership. (2) The Partnership may pay up to $xxx,xxx for accounting and legal costs associated with the formation of the Partnership.
II. EXECUTIVE SUMMARY OF KEY TERMS
The following information is presented as a summary of certain of the Partnership’s key terms and conditions only and is qualified in its entirety by reference to the “Summary of Terms and Conditions” in Section V herein and to the limited partnership agreement of the Partnership and the subscription agreements relating thereto, copies of which will be provided to qualified investors prior to closing.
The Partnership General Partner Offering Size Minimum Commitment General Partner Investment Commitment Period Term Distributions of Proceeds from Realized Investments
Name of Fund, L.P., a Delaware Limited Partnership. Name of Management Company, LLC, a Delaware Limited Liability Company. $xx million, subject to increase or decrease at the discretion of the General Partner. $x million, subject to lesser amounts being accepted at the discretion of the General Partner. At least x% of total Commitments. Number (x) years from the initial Closing. Number (xx) years, subject to number (x) consecutive number-year extensions. In general, proceeds from realized investments with respect to each partner will be distributed as follows: i. a return of capital of all invested capital; ii. a Priority Return of x% on such invested capital; iii. 100% to the General Partner as a “catch-up” until the General Partner has received 20% of distributed profits; and thereafter iv. 80% to the partners and 20% to the General Partner.
Clawback Management Fee Reimbursement of Management Fee
Yes During the Commitment Period, x.0% per annum of total capital commitments. Thereafter, x.0% per annum on funded commitments. Any sales commissions, property management fees, leasing commissions received in connection with a fund investment shall be credited 100% against the Management Fee, net of un-reimbursed expenses, but not below zero. The Partnership will bear up to $xxx,xxx of organizational expenses, excluding placement fees, if any, which will be borne by the General Partner 4
Offering and Organizational Expenses
III. INVESTMENT STRATEGY Overview Provide a brief overview of what the Fund’s objectives are. For example: The Partnership has been organized to invest in diversified portfolio of real estate properties primarily located in secondary and tertiary markets. The General Partner has successfully employed this strategy since 19xx. The General Partner believes that the opportunities in secondary and tertiary markets provide better risk-adjusted returns than more competitive primary markets. Overview of the Investment Strategy Provide an overview of the investment strategy of the fund – what and how the Fund will go about achieving its objectives. The investment strategy of the Fund includes: 1. Identify undervalued real estate investment opportunities located in secondary and tertiary markets across several property types including…; 2. Aggressively manage each asset acquired by…; and, 3. Execute a well-defined exit strategy for each investment made. Elements of Strategy This section provides your prospective investors with some insight into the principles of how you think about your investment strategy. Below is some sample language. ? Risk Control - The Fund will control the risk in its investments by various means, including structuring transactions to protect value in downside scenarios, and developing multiple exit strategies. The Fund will try to avoid situations where uncontrollable factors or adverse market conditions might result in total loss of the investment. Consistency of Returns - The Fund has a strong preference for a portfolio that has a larger percentage of successful investments as opposed to a scenario where a few highly successful investments make up for a large number of poor performers. The Fund’s investment strategy is designed to yield a high “batting average” rather than a few “home runs”. Focus on Smaller Transactions - The Fund will focus on transactions on the smaller end of the market by focusing on transaction sizes of less than $xx million, and where the total equity investment will be $x million to $ x million. Avoidance of Volatility - As part of its strategy to limit risk and produce consistent returns, the Fund will avoid exposure to risks and situations that tend to produce highly variable
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investment outcomes or where external risks cannot be overcome by good management execution. ? Influence on Desired Outcomes - The General Partner will seek to add value to the Fund ‘s investment positions through active management of the portfolio of assets. The General Partner will seek to involve itself actively in all issues affecting an investment’s outcome, including the timing and method of exit.
Types of Investments To the extent the Fund intends to invest across different types of investments, describe those types of investment here. Examples may include distressed opportunities, development opportunities, mezzanine investments, minority equity investments, etc. Acquisition Strategy Quality deal flow is imperative for a successful Fund. Tell your investors how you source deals. Example language: To find properties that best meet the Fund’s criteria for investment, the General Partner has developed a disciplined investment approach that combines the experience of its team of real estate professionals with a structure that emphasizes thorough market research, stringent underwriting standards and an extensive down-side analysis of the risks of each investment. The Manager will generally seek to find a diverse portfolio of properties consisting principally of residential, office, industrial and retail properties located in secondary and tertiary markets. The Manager intends to identify potential acquisition candidates in the following ways: ? ? ? ? ? Utilizing existing bank and real estate brokerage relationships to obtain properties; Bulk REO purchases from seller mandates; Relationships with attorneys and accountants; MLS (multiple listing service); and Relationships with investors and brokers.
Many investments sourced through these approaches represent exclusive, non-auction opportunities, providing the Partnership with a strong competitive advantage over other distressed real estate investors. Though these are the guidelines and resources within which the Manager will work, meeting the Fund’s investment objectives will be achieved through the careful selection and underwriting of individual assets. When making an acquisition, the Manager will emphasize the performance and risk characteristics of that individual investment, how that investment will fit with the portfoliolevel performance objectives, the other assets in the portfolio and how the returns and risks of that investment compare to the returns and risks of available investment alternatives. The Manager believes that successful real estate investment requires the implementation of strategies that permit favorable purchases, effective asset and property management and timely
disposition of those assets. The Manager’s approach also includes active and aggressive management of each asset acquired. The Manager believes that active management is critical to creating value. The Manager will also develop a well-defined exit strategy for each investment made and then continually re-evaluate the exit strategy of each asset in response to the performance of the individual asset, market conditions and overall portfolio objectives to determine the optimal time to sell the asset. Investment Process Discuss the investment process you implement in processing a transaction. For example, you might state: Key elements of the General Partner’s investment process include: (i) identification of real estate investment opportunities, utilizing both conventional and proprietary sources of deal flow and emphasizing specific screening criteria with an appropriate spread between fundamental and perceived market value; (ii) thorough analysis of the prospective investment, including a liquidation analysis to help quantify the investment downside; and, (iii) active management and monitoring of portfolio investments until an appropriate exit opportunity arises.
Investment Analysis Once you have a deal in house, what is the due diligence process. Here, discuss what your underwriting and due diligence process is and what you do to make sure the investment fits your investment criteria. Sample language: The following practices summarize the Manager’s investment approach: • Market Research - The investment team extensively researches the acquisition and underwriting of each transaction, utilizing both “real time” market data and the transactional knowledge and experience of both the General Partner and its network of professionals.
• Underwriting Discipline – the Manager follows a tightly controlled and managed process to examine all elements of a potential investment, including, its location, income-producing capacity, prospects for long-range appreciation, income tax considerations and multiple exit scenarios. Only those real estate assets meeting the investment criteria will be accepted for inclusion into the portfolio. • Conditions to Closing Acquisitions- the Manager will perform a due diligence review on each property that to be acquired. As part of this review, an appraisal prepared by an appraiser approved by the Investment Committee will be obtained. The investment policy provides that the purchase price of each property will not exceed its appraised value at the time of the acquisition of the property. Appraisals, however, are estimates of value and will not be relied upon as measures of true worth or realizable value. The Manager will also generally seek to condition the Fund’s obligation to close the purchase of any investment on the delivery of certain documents from the seller or developer. Such documents include, without limitation: ? ? ? ? ? Appraisals; Environmental audits; Plans and specifications; Surveys; Evidence of marketable title, subject to such liens and encumbrances as are acceptable to the Manager; ? Title insurance policies; and ? Financial statements covering recent operations of properties having operating histories. The due diligence process is managed by investment professionals of the Manager. Typically, a comprehensive transaction summary will be prepared, including third-party analysis and/or valuation opinions. The transaction is then reviewed with the Investment Committee of the Manger to obtain approval of deal structure and to ensure compliance with concentration, sector, and other investment guidelines and Partnership restrictions (see below). Decision Making Process Discuss the approval process utilized by the Manager to get transactions approved. Sample language: The decision making process begins with the initial deal screening and culminates with the closing of a specific transaction. Once screened, qualified opportunities are logged into the Manager’s deal tracking system by the responsible deal team and reviewed throughout the investment cycle at the Manager’s weekly staff meetings. Transactions proceed from the proposal stage through due diligence to the Investment Committee stage only with continuous and satisfactory review of each opportunity by the General Partner’s investment professionals. Since detailed analysis and pricing negotiations are conducted by each deal team, receiving and responding to feedback at the staff meetings, or at ad hoc meeting of the Principals, is critical to bringing a specific transaction to a satisfactory conclusion. Deals may be turned down at any point in the process and deal sources are kept informed of the Manager’s progress on a regular
basis. There is an acute focus on valuation during this entire process to assure that investments are made at prudent and conservative price levels given market conditions at the time of the investment. This discipline approach provides solid downside protection while positioning the transaction for attractive return potential. Prospective investment proceed as long as the pricing, terms and conditions of the investment, as well as the due diligence, indicate an acceptable risk/return opportunity for the Manager. Final approval for investment by the Manager requires support by at least two of the three Principals. Management of Portfolio Discuss your portfolio management process: ? Do you outsource the property management and what is the selection criterion. ? Do you have in-house leasing capabilities and what are its limitations? ? How are portfolio managers assigned – by property type, investment type or geographic area? ? Is there a feedback loop back to the investment team? Exit Strategy In this section discuss how you think about the timing of an exit. It may be more general as the language below suggests, or more specific where you seek to exit upon achieving a specific IRR. The time horizon for Partnership real estate investments will typically be give range of years. The General Partner expects to exit a particular investment sooner if it becomes clear that value enhancement opportunities have been maximized or if the market value of the property increases rapidly. The decision to exit an investment is based on a variety of factors, including the property’s progress in achieving its potential, the General Partner’s view of the market’s dynamics, the appearance of a willing and able buyer, and the general state of the market. Areas of Investment Interest in the Current Market As applicable, discuss any investment opportunities that coincide with current market conditions that you want to take advantage of. For example, your skill set may be conducive to providing sale-leaseback financing for distressed companies given a recessionary economic environment. Or you may see opportunities to buy and hold residential building lots at a deep discount from a trouble lender or financially squeezed developer. Mortgage Financing If the Fund intends to utilize leverage to make investments, rather than all equity deals, here is sample language: The Fund intends to use mortgage financing to complete its acquisition of investment properties. There is no limitation on the amount that the Fund may borrow for the purchase of any single property. The Fund intends to limit its borrowings to xx% of the cost of all acquisitions. Careful use of debt will help the fund achieve its goals by extending the amount of funds available for
V. SUMMARY OF TERMS AND CONDITIONS
The following information is subject to the detailed provisions of the Agreement of Limited Partnership of Name of Fund, L.P. (the “Partnership Agreement”) and is qualified in its entirety by reference to such Partnership Agreement.
The Partnership General Partner Investment Objective
Name of Fund, L.P., a Delaware Limited Partnership (the “Partnership” or the “Fund”) Name of Manager, LLC (the “General Partner”, or the “Manager”) The Partnership will invest in a diversified portfolio of real estate properties including commercial, industrial, retail and residential, and will consist of both performing and distressed opportunities. Target investments will generally have valuations of $x to $xx million. The Partnership is seeking up to $xx million of aggregate capital commitments (“Commitments”), although the Partnership may accept more or less than that amount in the sole discretion of the General Partner. Each Limited Partner must be an “accredited investor” as defined under Rule 501(a) of Regulation D promulgated under the Securities Act of 1933. The Minimum Commitment to the Partnership shall be $x million, although the Partnership may accept commitments of lesser amounts in the sole discretion of the General Partner. The General Partner and its affiliates will make capital commitments to the Partnership of at least x.x % of the Partnership’s Commitments. The initial closing will occur as soon as practicable (the “Initial Closing”). The General Partner may establish the Partnership with minimum Commitments of $xx million. Subsequent closings (“Subsequent Closings”) may be staged and may held at the discretion the General Partner; provided, that no Subsequent Closing shall occur later than number months subsequent to the Initial Closing. Each Limited Partner that is admitted or increases its capital commitment to the Fund in a Subsequent Closing will make a Capital Contribution for its pro rata share of the Fund’s Capital Contributions previously made for any investments still held by the Fund at the time of such Subsequent Closing, and a Capital Contribution for Partnership Expenses (plus a prorated additional amount equal to the Prime Rate (as defined in the Fund’s Partnership Agreement) plus x% thereon from the date of each 12
Offering Size
Investor Eligibility
Minimum Commitment General Partner’s Capital Commitment Closing
Subsequent Closing
such previous Fund contribution to the date of the Subsequent Closing), and will share in any subsequent distributions and allocations of items of income, gain, loss or expense of the Fund that are attributable to any such Investment. Commitment Period At the end of the period (the “Commitment Period”) commencing on the Initial Closing date and ending number (x) years from the Initial Closing, all Partners will be released from any further obligation with respect to their unfunded Commitments, except to the extent necessary to: (i) cover expenses, liabilities and obligations of the Partnership, including Management Fees (as defined below); (ii) fund then existing written commitments (including without limitation, non-binding letters of intent) and complete investments by the Partnership in transactions which were in process as of the end of the Commitment Period; and (iii) effect follow-on investments in existing portfolio companies, which follow-on investments shall not exceed in the aggregate xx% of the Partnership’s aggregate Commitments, unless approved by the Advisory Board. The Partnership will terminate ten (10) years from the final closing date of the Partnership (the “Expiration Date”), but may be extended at the discretion of the General Partner for up to two (2) additional one-year periods to permit orderly disposition of investments. The Fund’s investment period will begin on the date of admission of the first Limited Partner and expire on the fifth anniversary of the final closing of the Fund (the “Investment Period”). Upon the termination of the Investment Period, Limited Partners will not be required to make any further capital contributions to the Fund, except to the extent necessary to: (i) cover expenses, liabilities and obligations of the Fund, including management fees; (ii) fund the existing commitments and complete investments by the Fund in transactions which were in process as of the end of the Investment Period; and (iii) effect follow-on investments in existing portfolio companies. The Capital Contribution for each Limited Partner will include such Limited Partner’s proportionate share of (i) Management Fees (as defined below); (ii) organizational and other related expenses attributable to the Partnership; and (iii) the original cost of any portfolio company investment made at or prior to such drawdown. Subsequent to the Initial Capital Contribution, commitments are expected to be drawn as needed, with not less than 10 days’ prior written notice. Commitments available for future Partnership investments and expenses will include any amounts returned to the Limited Partners and General Partners (collectively “Partners”) either (a) as a return of Commitments called in anticipation of an unconsummated Partnership
Term
Investment Period
Initial Capital Contribution
Subsequent Capital Contributions
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investment, (b) from capital contributed by the Partners to any portfolio company investment that is realized within xx months of the date of such investment, or (c) any amount returned to the Partners to the extent Partnership expenses are funded by the Partner’s capital contributions (see Reimbursement of Management Fee). Furthermore, certain distributions to the Partners may be subject to recall to the extent necessary to satisfy liabilities of the Partnership. Distributions of Proceeds from Realized Investments In general, net proceeds realized from investments in portfolio companies (including distributions in kind of such investment), and any dividends, interest or other current income with respect to such investment, will be allocated and distributed to the Partners in the following order of priority: i. First, 100% to all Partners in proportion to their funded Commitments until the cumulative distributions in respect of investments then and previously disposed of equals the aggregate of the following: (a) the funded Commitments used to acquire all realized investments, plus written-down portions of unrealized investments, if any, with respect to each unrealized investment written down as of that time; and, (b) funded Commitments attributable to all organizational expenses and other Partnership expenses, including Management Fee, allocated to such investments; ii. Second, a preferred return on amounts included in (i) above at the rate of x% per annum compounded annually from the date on which a drawdown is required to be paid to the Partnership (the “Preferred Return”); iii. Third, 100% to the General Partner until the General Partner has received 20% of the excess of (a) the cumulative distributions made to all Partners over (b) the amounts described in paragraph (i) above; and iv. Thereafter, 80% to all Partners in proportion to funded Commitments and 20% to the General Partner (distributions to the General Partner described in paragraph (iii) and this paragraph (iv) are referred to collectively as the General Partner’s “Carried Interest”). Net income and losses from short-term investments of idle funds (other than short-term investments from proceeds of disposed of investments in portfolio companies), after deduction of the management fee and all other expenses, and cumulative net losses from long-term investments, will generally be allocated to the capital accounts of the Partners in proportion to their respective amounts of commitments.
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VI. INVESTMENT CONSIDERATIONS
An investment in the Partnership involves the risk of the loss of capital. No guarantee or representation is made that the Partnership will achieve its investment objectives. There can be no assurance that investors will realize any profits from an investment in the Partnership. Investors in the Partnership will risk the loss of some of all of their investment. Because an investment in the Partnership involves significant risks, prospective investors should carefully consider the risks involved before subscribing. The following considerations should be carefully evaluated before making an investment in the Partnership.
In considering participation in the Partnership, an investor should be aware of certain risk factors that include, but are not limited to the following: Future Performance. The Partnership will seek to make investments that have estimated returns commensurate with the risks undertaken; there can be no assurances that the targeted internal rate of return will be achieved. On any given investment, loss of principal is possible. Concentration of Investments. The Partnership will participate in a limited number of investments and may seek to make several investments in one property type or one investment type. As a result, the Partnership’s investment portfolio could become highly concentrated, and the performance of a few holdings may substantially affect its aggregate return. Furthermore, to the extent that the capital raised is less than the targeted amount, the Partnership may invest in fewer portfolio properties and thus be less diversified. Lack of Sufficient Investment Opportunities. It is possible that the Partnership will never be fully invested if enough sufficiently attractive investments are not identified. The business of identifying and acquiring real estate transactions is highly competitive and involves a high degree of uncertainty. However, Limited Partners of the Partnership will be required to pay annual management fees during the Investment Period based on the entire amount of their commitment. Potential Conflicts. The members of the General Partner and the Management Company will continue to be principals in name of other entity. In such capacity, the Principals will be responsible for managing the activities of name of other entity, which will include, but not be limited to, making investments that, after seeking the counsel of the Advisory Board, do not meet the investment objectives of the Partnership, making follow-on investments, and disposing of portfolio investments of name of other entity in which the Partnership may or may not participate. See Section VII, “Potential Conflicts of Interest” for additional discussion and identification of potential conflicts of interest. Illiquidity; Lack of Current Distributions. An investment in the Partnership should be viewed as illiquid. It is uncertain as to when profits, if any, will be realized. Losses on unsuccessful investments may be realized before gains on successful investments are realized. The return of capital and the realization of gains, if any will 20
generally occur only upon the partial or complete disposition of an investment. While an investment may be sold at any time, it is not generally expected that this will occur for a number of years after the initial investment. Prior to such time, there may be no current return on the investments. Furthermore the expenses of operating the Partnership (including the annual management fee payable to the General Partner) may exceed its current income, thereby requiring that the difference be paid from the Partnership’s capital. Limited Transferability of Partnership Interests. There will be no public market for interests in the Partnership, and none is expected to develop. There are substantial restrictions upon the transferability of Partnership interests under the Partnership Agreement and applicable securities laws. In general, withdrawals of Partnership interest are not permitted. In addition, Partnership interests are not redeemable. Restricted Nature of Investment Positions. Generally, there will be no readily available market for a substantial number of the Partnership’s investments, and hence most of the Partnership’s investments will be difficult to value. Reliance Upon the General Partner. The Partnership’s future profitability will depend largely upon the business and investment acumen of the Principals and employees of the General Partner. Limited Partners generally have no right or power to take part in the management or investment decisions of the Partnership, and as a result the investment performance of the Partnership will depend entirely on the actions of the General Partner. General Partner Profit Participation Distributions of twenty percent (20%) of the Partnership's net profit to the General Partner may create an incentive for the General Partner to cause the Partnership to make investments that are riskier or more speculative than would be the case if this special distribution were not made. Absence of Operating History. The Partnership and the General Partner are in the process of being formed, and neither the Partnership nor the General Partner has an operating history of making real estate investments upon which prospective investors may base an evaluation of the likely performance of the Partnership. Projections. Projected operating results of a property in which the Partnership invests normally will be based on the best information available at that time. In all cases, projections are only estimates of future results, which are based upon assumptions made at the time the projections are developed. There can be no assurance that the results set forth in the projections will be attained, and actual results may be significantly different from the projections. Also, general economic factors, which are not predictable, can have a material impact on the reliability of projections. Need For Follow-On Investments. Following its initial investment in a given portfolio property, the Partnership may decide to provide additional funds to such property. There is no assurance that the Partnership will make
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The Partnership Agreement has been drafted to conform substantially with IRS regulations describing partnership allocations which will be treated as having “substantial economic effect”, and hence respected for tax purposes. However, those regulations are extremely complex and it is not certain that all the allocations of income, gain, deduction and loss for tax purposes made pursuant to the Partnership Agreement will be respected by the IRS if reviewed. Nevertheless, even if the IRS were to review the partnership allocation and determined that they do not technically comply with the regulations, any modifications proposed should have little effect because it would be “determined in accordance with each partner’s interest in the partnership (determined by taking into account all facts and circumstances).” The allocations under the Partnership Agreement should in most cases be substantially identical to allocations “determined in accordance with each partner’s interest in the partnership.” Under Section 67 of the Code, non-corporate taxpayers may deduct certain miscellaneous expenses (e.g. investment journals, etc) only to the extent such deductions exceed, in the aggregate, 2% of the taxpayer’s adjusted gross income. Each Partner’s share of the Management Fee and other Partnership expenses paid by the Partnership to the General Partner will be included among the miscellaneous expenses potentially subject to the 2% floor on deduction, except to the extent that a portion of the Management Fee and other Partnership expenses may be treated as passive activity deductions described in the following paragraph. However, corporate Partners (other than S corporation) and tax-exempt organization are not affected by the 2% floor (unless, in the case of a tax-exempt organization, it is not a corporation and has unrelated business taxable income from the Partnership). Section 68 of the Code separately imposes limitations on the deductibility of itemized deductions by individuals, which may also affect the ability of any Partner who is an individual to deduct his or her share of the Management Fee and other Partnership expenses. A Limited Partner who is an individual also generally will not be permitted to deduct his or her share of the Management Fee and other Partnership expenses which are treated as miscellaneous itemized deductions for purposes of calculating such individual’s alternative minimum tax liability. Non-corporate investors (and certain closely held, personal service and S corporations) are subject to the limitation on using losses from passive business activities to offset business income, salary income and portfolio income (i.e., interest, dividends, capital gains from portfolio investments, royalties, etc.). The Partnership’s distributive share of income or losses from real estate investments, and the portion of the Management Fee and other Partnership expenses allocable to the Partnership’s real estate investments, generally will be treated as passive activity income or losses. Accordingly, an investor will be subject to the passive activity loss limitation on the use of any such losses and allocable Partnership expenses, but any such income may be offset by other passive losses (such as loses from limited partnership interest in tax shelters). Other partnership income generally will be treated as portfolio income. Therefore, an investor generally will not be able to use passive activity losses to offset such portfolio income from the Partnership. Tax-Exempt Investors
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