FOUR OAKS Capital is a national real estate investment firm, specializing in the acquisition, re-positioning, and rebranding of multifamily assets through a private equity fund structure. The firm acquires mismanaged, under-performing and/or undervalued off-market assets, then re-positions these properties through operational efficiencies, moderate to extensive renovations and complete rebranding. Our goal is to create a truly passive income stream for our investor's long-term wealth.
BRIDGING THE DIVIDE BETWEEN CONSERVATIVE UNDERWRITING & HIGH-YIELD RETURNS
WE FOCUS ON VALUE-ADD REAL ESTATE
Four Oaks' strategy is to capitalize on favorable demographics and supply/demand in metro areas in the SOUTHEAST through the acquisition of Class B and C multifamily assets.
Our objective is to enhance the value of investments through extensive renovations, while maximizing returns to investors and providing residents with an improved quality of living.
We target assets with highly desirable locations in close proximity to large employment centers, major thoroughfares, public transportation access points, public schools, retail centers and grocery stores.
The end result is affordable, high quality properties, in desirable locations, that are acquired at a discount relative to market.
B & C APARTMENT COMPLEXES
Class B and C properties have experienced an increased demand as rising rates have pushed renters towards more affordable options. And as the wage gap and income disparity across the country builds, aggregate demand for Class B and C properties is also expected to increase.
Need for these assets exists regardless of economic cycles. In tougher economic climates, Class A- and B+ renters may be forced to trade down to Class B/C multifamily. Newer/younger entrants to the renting pool also tend to look for value properties. B/C class fills needs in both robust and weak economic cycles.
No new “B” & “C” class properties are being built for working-class individuals. When new apartment complexes are built, they are inherently class “A” properties with a corresponding higher rent.
These complexes are typically older and offer the chance for value-add renovations that we require in order to increase cash flow potential.
HOW OUR INVESTORS MAKE MONEY
Income from the properties is distributed quarterly
Unlike single family homes, a multifamily apartment syndication is a business valued primarily by its Net Operating Income (NOI), not property comps. Through physical and operational improvements, you can increase the value of the property by increasing NOI.
Revenue from operations & rental income pays down the debt on the property, which in turns builds equity for investors
Investors benefit from tax benefits such as accelerated depreciation and cost segregation, possible 1031 exchanges into new projects and tax free return of initial equity.
Lump sum payouts at time of sale or refinance
Why Invest with Four Oaks?
As a passive equity investor you'll receive consistent income distributions directly to you bank account
Avoid the cyclical nature and unavoidable risk of standard equities. Invest in tangible assists that perform in all market cycles
Every investment involves the creation of it's own LLC of which you the investor are a shareholder allowing for pass-through depreciation of the assets providing significant tax benefits
Investors can use CASH
What is syndication? Syndication is the pooling of investor money where the investor is typically a limited partner and the general partner puts the deal together and manages the business plan to provide a return for the benefit of all investors.
What are your return projections and how are your returns calculated? We underwrite our deals to deliver an average annual return in the 15% range. Overall we're are looking for 2x ROI (Return on Investment) over the life of the investment (typically a 5 -7 year hold) with a good portion of that return coming from the sale of the property.
When will I get my original investment back and what is the holding period? We target a 5 - 7 year hold on our investments. This provides ample time to execute our value-add plan and then cash flow for a few years while looking for an opportunistic sale. Some investor principal could be returned as early as year 2 from a refinancing event or we may want to continue to cash flow till year 7 if the market is down in year 5.
Will the investment be in an LLC? Yes. Each investment will be held in its own LLC of which you the investor will own a proportionate percentage of the shares.
What is the minimum investment? $50,000
When and how will I get paid? Distributions are made quarterly from available operating cash flow and are automatically deposited into investors’ bank accounts. Investors are notified of upcoming distributions and are able to track their distribution history through their investor portal.
How will you communicate with your investors? We’ll provide monthly / quarterly email updates as follows:
Quarterly Updates: Current operations and capital improvements for each investment you're involved in.
Quarterly Financials: Detailed financial results and distribution information.
Quarterly Distributions: Distributions sent 15 days after the close of each quarter.
Tax Documents: A K-1 is sent on or before March 31st.
We utilize investor management software which will be your portal to access documents and see the real-time status of your investments at anytime.
What are the tax benefits? Apartment syndications are very tax efficient. As a partner in our limited partnership, you will benefit from your portion of the investment’s deductions for property taxes, loan interest and depreciation. We like to use a cost segregation strategy as well to accelerate depreciation. It’s not unusual on a $100K investment to return actual cash in your pocket of $8K while experiencing a paper loss on your annual K-1. That loss can then be used to offset other income. At time of sale the partnership gains are treated as long-term capital gains.
What are the risks? Risks are outlined in the Private Placement Memorandum. In 2009, at the bottom of the financial crisis, delinquency rates on single family homes was 5% vs 1% on MF apartments. Additionally, vacancies in Class C and B (older properties where value-add syndicators play) remained steady at 8%. We further mitigate risk by targeting proven assets where current owner is generating good cash flow (our due diligence includes auditing the trailing 12-month financials, bank records and tax returns). Additionally, lenders will not partner with us unless we have a good business plan, conservative underwriting (bank’s will underwrite the deal as well), have adequate insurance, and have an inspection completed by outside experts.
Do you invest your own investments? Yes, and we're confident in them to the point we go out and raise additional funds through syndication to leverage the size of deals we can invest in.
What if we have a downturn in the economy? We won’t want to sell in a down market. The goal would be to continue to cash flow and hold until the market is healthier to achieve a better price at sale. Class B/C value-add properties tend to hold up much better in downturns because folks need a place to stay and rents are more in line with the market / service economy demographic that is typically still employed in downturns versus the higher paid class A renters whose jobs are more at risk.
What is the process & timeline? We’ll let you know we have an investment available when we get a property under contract. We start the equity raise process with investors immediately and it runs concurrent to due diligence and the bank’s underwriting which takes about 5 weeks. Typically investors reserve their spot in the 1st week. In the 5th week, investors review and sign the PPM and transfer funds to the escrow account. Then we close on the property 2-3 weeks later.
Do you perform sensitivity analysis? Yes, we model different scenarios to show our break-even point for profitability given a decline in occupancy or if rents drop below projections. Most of our scenarios allow occupancy to go drop between 75-80% to break even. Third party data shows that in our target markets the worst vacancy levels were around 85% during the 2009 financial crisis.
Can I invest using a retirement account (IRA or solo 401K)? Yes, you can invest in real estate with certain retirement accounts. We utilize ROCKET DOLLAR. Here's a good overview of investing in Real Estate with a self-directed IRA.
What are the general partner’s fees? The returns forecasted to you are post fees. The most common fee is an acquisition fee based on purchase price and is paid upon closing. This covers the general partner’s costs to find the deal and get it under contract. The second most common fee is the asset management fee which is compensation for holding the property manager accountable, to ensure execution of the business plan, bookkeeping, and distribution of checks and K-1s. The asset management fee is aligned with the investor’s interest as it is based on the property’s revenues. Industry averages are 1-3 % for both fees.
What is a PPM? The Private Placement Memorandum is required by the SEC and describes the offering, risks, includes the partnership agreement, investment summary and subscription agreement. It is a lengthy legal document (approx. 100 pages) prepared by a syndication attorney. The subscription agreement section includes basic information as to amounts being purchased and percent ownership. The risk section highlights just about every possible risk that could happen.