Real Estate LPs and LLCs
LPs/LLCs typically invest in a smaller portfolio—perhaps one property—with only a fraction of the organizational overhead of a REIT. LP/LLC investors do not benefit from the same degree of reporting, transparency and corporate oversight as a public REIT. LP/LLCs typically offer no liquidity until the project is completed and/or the portfolio is sold. Interests in Limited Partnerships (LPs) and Limited Liability Companies (LLCs) are sold almost exclusively as private placements (see page 11 regarding private vs. public offerings).
estors receive a 1099, and the majority of income. However, taxpayers generally may ess income amount (through December 31, ffset their income with a pro-rata share of reciation deduction nearly or entirely offsets e from a REIT. Of course, these deductions depreciation recapture if REIT shares are vestors, deducting depreciation is a trade-off. hange for a capital-gains tax in the future— eirs and receive a “step up” in cost basis.
These offerings often have more targeted strategies than larger programs. Examples include:
Senior housing development
Industrial
Adaptive redevelopment
Hotels
Single-family construction
Distressed/opportunistic
Self-storage
Multifamily construction
Mortgage lending
Sponsors of LPs/LLCs may have a greater financial stake in the underlying project, and participate more substantively in the overall return compared to structures such as listed REITs. Sometimes known as a “waterfall” formula, the algebra for calculating a sponsor’s share of LP/LLC performance can be complicated.
TAXATION NUTSHELL —LP/LLC investors receive pass- through benefits of depreciation. In construction or redevelopment programs, accelerated depreciation of new fixtures and equipment may provide greater up-front tax benefits than more traditional buy-and-hold real estate. As partners for IRS purposes, LP/LLC investors receive K-1 forms rather than 1099 tax forms.
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