Building a great real estate partnership
A commitment to a real estate partnership isn’t something to be taken lightly, but rather as an integral component to a successful real estate business. At the very least, aligning yourself with the right partner could very easily be the best decision you ever make. However, it’s just as likely that a poorly structured real estate partnership can cripple growth. With that in mind, it’s in your best interest to mind due diligence and take your time vetting potential candidates. Only then will you be able to realize the true value of a great partnership.
With so much money on the line for a potential real estate deal, how do you go about determining the best real estate partnership? The answer is simple: do your homework and don’t rush into anything without being absolutely certain of your decision. If that’s not enough to get the ball rolling, however, there are a few more things you should do (and not do) to ensure your real estate partnership will work in your favor. Let’s take a look at some of the most important do’s and don’ts for creating a real estate partnership, especially one in Anchorage, Alaska.
What is a real estate partnership?
A real estate partnership refers to the business structure between two real estate entrepreneurs who have decided to work together in a professional environment. In its simplest form, a real estate partnership is exactly what it sounds like: two or more people working together in the real estate industry to accomplish a single goal.
What is a RELP?
A real estate limited partnership, or RELP, is the more legitimate classification of a real estate partnership. According to Investopedia, a RELP is “a limited partnership entity organized to invest in real estate.” A real estate limited partnership is actually a legal entity that will determine how the business runs and is ultimately taxed by the government.
Is a REIT a limited partnership?
A real estate investment trust, or REIT is not a limited partnership, though they're treated similarly for taxation purposes. REITs and limited partnerships can both avoid double taxation due to their respective business structures. The two entities differ in most other ways, including their investment focus. While REITs are typically in the financial sector, limited partnerships focus most on energy or natural resources. Yet, another difference can be found by looking at the distribution requirements for each: REITs must pay out 90% of their earnings. Limited partnerships, on the other hand, have targets, but they're not compulsory.
Commercial real estate partnerships
One of the best ways to break into the commercial real estate world is through a successful partnership. Essentially, commercial real estate raises the stakes when compared to residential investments. Commercial properties are larger, require more financing and demand more responsibility. However, the right commercial real estate partnership can allow two or more investors to combine their strengths (and capital) to achieve the high-profit margins these properties can provide. Real estate partners can share the debt, equity and even workload required to get a commercial property off the ground – allowing them to get one step closer to the many benefits these investments can provide.
Real estate partnership taxation
The real estate limited partnership structure undergoes a similar taxation process to that of a directly owned real estate business. In some cases, an RELP could be viewed as a corporation, which could lead to a different tax structure. Although in most cases, these partnerships see the same pass through benefits regarding income, losses, deductions and credits. One of the many benefits of a partnership agreement is that it provides all parties more flexibility in deciding how to split various gains and losses.
Real estate partnerships pros and cons
A real estate partnership is a great idea for those who may have some gaps in their real estate knowledge or experience. If for nothing else, a truly great partnership can easily be the one thing new investors need to get stated off on the right foot. Here are just a few of the many benefits associated with real estate partnerships:
The right partner can bring extra resources to the table, including capital or an extensive network.
A real estate partnership allows both parties more flexibility when it comes to distributing profits and losses.
Partners can provide another perspective when analyzing potential deals and investments.
The combined portfolios from real estate partners can help bring the “wow” factor to meetings with prospective lenders.
Partnerships revolve around balance, allowing both parties to divide and conquer responsibilities and workload.
Essentially, a good partner can bring something to the table that you can't at the moment, whether it’s access to capital or market experience in your preferred investment area. With that said, partnerships aren't meant for everyone. Consider the following challenges associated with real estate investment partners:
Earnings must be split between partners, undermining profit totals.
Real estate partners may have very different management styles, leading to organizational conflict.
If the partnership agreement isn't entirely clear, there may be issues delegating responsibilities (or losses).
Partnerships could place an unnecessary strain on an otherwise healthy friendship.
In some cases, one partner may bring more to the table creating a disparity in equity or skills.
The best way to mitigate these potential conflicts is by establishing a clear agreement before you start doing business together. Keep in mind that a successful partnership doesn't happen overnight. Successful business relationships may take time to develop. While they can be highly beneficial for some, partnerships aren't necessary to run a successful business. Weigh the pros and cons before committing to a real estate partnership and choose what's right for you.
How to structure a real estate investment partnership
The way investors structure a real estate partnership can directly lead to its success or failure. Therefore, this portion of the process should not be taken lightly by either business partner. Read through and follow these steps on partnership structures to get you started:
Determine if a partnership is right for you.
Review your strengths and weaknesses.
Find someone who compliments your skills.
Evaluate the potential of the partnership.
Establish clearly defined roles and expectations.
Create the terms of agreement.
Keep the process simple.
Protect yourself from potential challenges.
Review business goals together.
Decide if you need a partner
Determine, beyond the shadow of a doubt, that you actually need a partner. Far too many real estate investors are enamored by the prospects of partnering with someone else before they even consider the alternative. And while the idea of forming a partnership can be extremely beneficial, they require careful consideration before committing to one. With that said, I maintain that the only reason you should partner with another person is because they bring something new to the table that you're currently missing. Perhaps they have access to capital or are more in touch with the local community. Whatever the case my be, identify what you gain from partnering with someone and determine whether or not the benefits outweigh the negatives.
Conduct a self-evaluation
Real estate partnerships have more to do with matching qualified candidates than anything else. However, far too many real estate investors spend too much time evaluating their potential partner and not enough time evaluating themselves. As it turns out, both are incredibly necessary. In fact, an unbiased self-evaluation is just as important as an interview with a candidate, if not more so. A self-evaluation will identify the areas you're currently lacking in and those areas considered to be strengths. At the very least, doing so will give you a great starting point when trying to find a partner. It's only once you're confident in what you bring to the table that you can be certain of what to look for in a partner. It’s worth noting, however, that this only works if you're completely honest with yourself. Set aside some time to map out your strengths and weaknesses, then use what you learn to start real estate partnership structuring.
Find the right partner
As previously mentioned, a partner should be tasked with bringing something entirely new to the table. And while it’s perfectly acceptable for your prospective partner to share some the unique skills you already exhibit, they must offer a complimentary skill set. In other words, the partner you decide to align yourself with should fill a distinct void and meet a specific need. Only through the addition of a complimentary skill set will your business become more versatile and better prepared to handle what the real estate market has in store.
Mind your due diligence
Entering into a real estate partnership is nothing to take lightly, nor should you do so without thinking about everything from an objective point of view. As mentioned, you must be confident that you're entering into a partnership for the right reasons, but it’s equally important that you choose the right partner. Not only should they compliment your skills to maximize your usefulness, but they need to be someone you trust implicitly. In vetting your potential partner, it’s of the utmost importance that they can do their job well. It’s up to you to make sure they can. You're the final gatekeeper, so ensure you're comfortable in that your partner is competent.
Define roles and expectations
Prior to entering into a partnership, it’s in your best interest to identify what will be expected of each individual and the roles they will inherently fill. In doing so, you will mitigate the risk of running into significant problems down the road. It’s worth noting that the more clearly you can define each partner’s respective role, the better. There should be no discrepancies as to what role you will play over the course of your involvement in the business. Who is going to manage the finances? Who will be responsible for marketing? Which of you will be tasked with negotiating at the closing table? Partners will need to know who is doing what well before the situation ever arises. That way, you can set reasonable expectations and hold each partner accountable.
Once you decide how to delegate responsibilities, it’s time for a more complicated conversation: delegating profits and losses. All real estate investment partnerships have a contract that outlines the exact terms of agreement for the business. A common structure will designate what portion of profits are given to the business, then how leftovers will be divided among the partners. For example, the terms of your agreement could be to have 40% of profits remain in the business and then a 50/50 split between partners after that. There are endless possibilities for the terms of agreement. It's just a matter of setting those exact terms that both parties can agree on.
Keep it simple
Avoid over-complicating things as you get into the actual structure of your partnership. You need to anticipate business operations, but you don't need to set lunch breaks at this time. Remember to stay focused as you negotiate and keep things simple (yet thorough). At this time, it's also important to remember not to go overboard with the legal jargon. Both partners need to explicitly understand what they're getting into. Formality is important to maintaining professionalism. However, you need to understand exactly what you're getting into. Work with a real estate attorney or legal team and use language everyone understands.
At this point you, have worked to create an ideal business partnership, but that still doesn't fully guarantee it will be safe from challenges. Both you and your partner should take steps to protect yourselves in the event something goes awry in the future. This means setting up the proper business structure to protect your personal assets, whether that's through an LLC or something else. Protecting yourself also means you take time to discuss what would happen during any potential business disagreements. This includes designating how losses will be divided, what would happen if one partner wanted to leave the company and the process for the dissolution of the business. Each of these terms should then be reviewed with a lawyer and placed in a binding contract. While no one wants the worst-case scenario to happen, it's critical that you and your partner are protected if it ever does.
Don’t neglect your potential partner’s long-term goals and aspirations. In fact, understanding what your partner wants out of this arrangement is invaluable, especially as an up-and-coming business. Gaining a clearer picture of what your partner wants out of the impending partnership could make or break things moving forward. With that said, you need to be absolutely certain that each of your goals are in line with each other's. There's no point in partnering up with someone that has different intentions. At best, you'll be working toward different aspirations. At worst, you could jeopardize the entire company.
A real estate partnership is a great way to get your business off the ground. If you hope to partner with someone to bring your career to the next level, it's imperative you're certain about your choice. With the right partner, you could expect your business to grow exponentially. So make sure you mind due diligence and, above all else, see to it that the right structuring is in place.