How to Structure a Syndication Deal for Your Fund

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ABOUT BRIDGER PENNINGTON

Bridger Pennington is the founder of 2 investment funds that have done over 217 deals in the last 4 years. Additionally, he currently manages an 8 figure hedge fund Ugly Unicorn and is a strategic advisor to 8 portfolio funds.

He has started helping others launch their own funds through Fund Launch, an online program with over 60,000 students designed to help them start investment funds without working on Wall Street or having an Ivy League degree. Last year they launched 130 student funds, and have 12 student funds over $100 million.

Bridger has spoken on stage to thousands of people across the United States and is determined to help entrepreneurs scale their businesses through launching their own funds.

DISCLAIMER: This is NOT financial or legal advice. Fund Launch’s experiences with using a fund strategy are unique to them. You should not consume this content with the expectation that you will have similar or the same results. All fund projects are subject to multiple variables and risks that make it impossible to predict success. Since we cannot predict success or provide you with information on what an average customer experience is by creating a fund, you should assume you will not have the same type of success or any success at all. We encourage you to seek out advice from other qualified professionals for advice on setting up your particular fund.

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[KingEdo]

You can have silent partners in a syndication if you set it up as a Reg D 506(b) private offering. In this type of offering, you can have unlimited accredited investors but only 35 non-accredited investors. However, you cannot use general solicitation or advertising to market securities.

[orrd]

Nice info about different structures. One thing that's going to confuse people about this, even if it's your type 1 or 2 (GP/LP or an LLC fund with shares), people usually still call those "syndication deals". I'm not sure if they're using the terms correctly or not, but you'll definitely hear people refer to all three structures as syndicated real estate deals.

[ericcharlton]

Great video! I’d like to hear more about the exit (for investors). Can the GP end up with 100% of the asset after paying returns and exiting the investors?

[masep]

Hey Bridger, in the second syndication example could the sponsor take 51% ownership of the entity but distribute profits not pro-rata? Meaning, the capital partners do not have a majority stake in the LLC, but they get distributed a majority of the profits? Essentially they pay 70% of required equity, receive 70% of the proceeds, but only get a 49% stake in the LLC.

[abasis.baruti]

I'd include some form of a poison pill clause to deter investors from hostile actions. Stipulate that if litigation arises among the members, the LLC will immediately dissolve.

[alexbrighton]

Thanks Bridger, this was really helpful

[MomentoMori]

this is exactly what I am looking for!

[CRESPOTLIGHT]

Can't stress enough how "small world" the Syndication Community is - disclose and do right by your investors. If you treat investors as simple backs to step on during your journey to success people will figure it out sooner than later.

[Theredeemedbychrist]

Im setting up a syndication 25% x 4 all four invest 225k for a 900k. Down. Sub2 and take 25% split to 4 after net profits

[DuyNuge]

Wow, this just gave me so much clarity!

[Mr.Moneybags]

bridger question:
in the syndication portion, you separated 40% equity shareholders and investors in the pie?...why?...arent the investors per se' equity investors??....unless its structure where the equity investors are actual partners ( where they're liable like the syndicators ) and the other investors are silent investors like a LP???

[alextchogorian]

Great video your speaking just fine 🤙🏻

[ElLeNoir..ELconomics]

Yes i hear that all the time when im trying to syndicate a deal is "how much money you gonna make" like im not the person who goes out and find the deal and brings it to the table

[rouzermalachii]

If you founded a syndicate LLC and launched an IPO for it and used the investors money to purchase the IPO would that be legal? Secondly would that be beneficial?

[jayavatar]

Let's say I don't have Capital but have a deal, and bring in investors and each of us will have equal share of the property. What else do I charge the investors? Syndication fees?

[jeffreypierson]

I don't have money of any significance as I'm getting started. But I will be in the management of the Syndication or Fund. Is it possible to get started into this with no funds of my own, is this feasible. Any help would be appreciated.

[brendamontoya]

Question as lp is it appropriate to know how much has been funded if the offering gets extended for lack of funding?

[OGxysquared]

Quick Question, do investors in an RE syndication have to be accredited?

[sirl]

At option 2 ;( LLC fund ) are class B members of an LLC the same as GPs? ( in terms of function and or liability )

[eddieaustinbex]

Hi Bridger the syndication model you spoke about would be (TIC) tenants in common correct?