How to use a self-directed IRA to invest in a real estate syndication

Real estate investments, particularly real estate syndications, are among the most popular alternatives in self-directed IRAs. So, what are real estate syndications, and what should you know before investing in them?

Real estate syndications have gained significant traction in recent years, especially among investors seeking to diversify their portfolios beyond traditional stocks and bonds. This growing interest is fueled by the potential for higher returns and the opportunity to invest in tangible assets. However, it's crucial to understand that while syndications can offer attractive benefits, they also come with their own set of challenges and risks that investors must carefully consider.

What is a Real Estate Syndication?

Real estate syndications allow investors (including self-directed IRAs) to participate in the investment at a fractional level. As we explain to our clients, a syndication is a collaboration between a group of investors (and, for our purposes, other self-directed retirement plans) to invest in various sorts of real estate assets by pooling their resources—think of it as real estate crowdfunding. These resources may include finance, professional skills, and market contacts.

Syndications have grown in popularity since the introduction of Title III of the JOBS Act. This rule made crowdfunding available to any investors, including those without accreditation, who met specific requirements. It enables account holders to invest in more sophisticated or large-scale real estate ventures than they might as individuals, such as multifamily complexes, senior living houses, warehouse campuses, shopping malls, and industrial parks.

The accessibility of real estate syndications has revolutionized the way individual investors can participate in large-scale property investments. Previously, such opportunities were often limited to institutional investors or high-net-worth individuals. Now, even those with more modest means can gain exposure to commercial real estate assets that were once out of reach. This democratization of real estate investing has opened up new avenues for portfolio diversification and wealth creation, allowing a broader range of investors to potentially benefit from the real estate market's long-term growth and income potential.

Real estate syndication generates a steady source of passive income; for our clients, it benefits the IRA that made the initial investment, with the possibility of long-term returns.

Types of Real Estate Syndication

There are two types of real estate syndication: equity syndication, which involves the acquisition of an investment, and debt syndication, in which an original borrower (typically a real estate developer) offers an existing private loan to syndicate members (who profit from periodic interest payments).

Real Estate Syndication Structure

There are numerous distribution and cash flow structures for real estate syndications. They often have general and limited partners as investors, with varying investment levels, rights, and ROI. The degree of representation for each investor role varies according to the syndication agreement. Syndications are typically structured as LLCs, with members comprising:

• The sponsor (general partner or GP): Sponsors research transactions, assess property financials, and recruit investors, as well as handle property management and asset-related legal matters for limited and general partners (syndication members). The sponsor will charge the syndicate a fee for these services.

• Passive investors and limited partners (individuals or self-directed retirement plans).

• Managing entities: They earn fees and serve as liaisons for all members. They may provide assistance as well as confidential access to investment opportunities.

• Joint venture partners offer funds but are not syndicated investors.

It's important to note that the success of a real estate syndication heavily relies on the expertise and integrity of the sponsor. A skilled sponsor can identify lucrative opportunities, navigate complex real estate transactions, and effectively manage properties to maximize returns. Conversely, an inexperienced or unethical sponsor can lead to poor investment decisions, mismanagement of funds, or even fraudulent activities. Therefore, thorough vetting of the sponsor's track record, reputation, and alignment of interests with investors is crucial before committing to any syndication deal.

As with other self-directed investments, it is the responsibility of investors to properly understand the syndication's structure, each party's function, and how cash returns will be distributed—which takes me to the topic of due diligence and self-directed investments.

Due Diligence—Know the Potential Risks.

Syndications can help self-directed investors diversify their portfolios with a variety of commercial real estate assets while also building tax-advantaged wealth. However, like with any investment, be mindful of the risks. As I constantly advise self-directed investors, be sure to

Gain an understanding of the asset (and, if necessary, speak with a trusted advisor). A syndication is a relatively illiquid private real estate investment, so expect to retain it for several years.

Understand the business strategy, which includes planned income and expenses, appreciation and capitalization rates, current and projected occupancy rates, and other financial information.

Understand what fees the IRA will pay: How much do they cost, and what are they for? In addition to the costs imposed by the sponsor and managing company, fees may be charged for services such as property upgrades or disposition, tenant issues, refinancing, audits, and other financial operations.

Research the sponsor to ensure that you are joining a fractional investment opportunity with someone who has relevant industry experience, connections, and a track record. Be wary of overleveraging, inadequate money or property management, and possible fraud.

Be aware of potential market hazards. Investigate the regional real estate market for information on conditions or rules that may influence rental revenue and property values.

While real estate syndications can offer attractive returns and diversification benefits, it's crucial to remember that they are not without risks. Market fluctuations, economic downturns, and unforeseen circumstances can all impact the performance of real estate investments. Additionally, the illiquid nature of these investments means that investors may not be able to quickly access their capital if needed. It's essential for investors to carefully consider their financial goals, risk tolerance, and overall investment strategy before allocating funds to real estate syndications. Consulting with financial advisors and real estate professionals can provide valuable insights and help investors make informed decisions that align with their long-term objectives.

The information presented here does not constitute investment, tax, or financial advice. You should seek guidance from a licensed professional on your individual situation.