Understanding Preferred Returns and Waterfall Structures in Real Estate Syndications

Investing in real estate syndications can be an excellent way for investors to earn passive income while benefiting from professionally managed deals. However, understanding the financial structure of these investments is crucial to making informed decisions. At RealWealth Developments, we prioritize transparency and investor-first structures that help mitigate risk while maximizing returns. In this article, we’ll cover key concepts such as preferred returns, waterfall structures, and how a well-designed return structure benefits investors.

A preferred return, often referred to as a “pref,” is a set percentage of returns that investors receive before the sponsor or general partner (GP) earns a share of the profits. It ensures that passive investors receive a minimum return on their invested capital before any profit-sharing occurs.

For example, if a syndication deal offers an 12% preferred return, investors will receive distributions up to that 12% before the sponsor earns a share of the profits. This structure aligns the sponsor’s interests with those of the investors, ensuring that the deal generates sufficient returns before the sponsor benefits.

A higher preferred return, such as a 12% preferred return, offers significant advantages to investors. It not only enhances potential earnings but also serves as a risk mitigation tool by ensuring that investors receive a substantial return before sponsors participate in profit sharing.

By structuring our deals with a higher preferred return, RealWealth Developments ensures that investors benefit first, reducing downside risk while maintaining upside potential. Additionally, this structure incentivizes sponsors to maximize performance, as they only share in profits after investors have received their capital and preferred return.

A waterfall structure outlines how profits from a real estate syndication are distributed between investors and the sponsor. It typically follows a tiered approach, where investors receive a specific return first, and then any remaining profits are split based on predetermined deal structured spelled out in the PPM.

At RealWealth Developments, our waterfall structure follows this order on many of our deals: 

1. Return of Adjusted Capital: Investors receive their initial adjusted capital back until it reaches zero.
2. Preferred Return Distribution: Investors receive their estimated preferred return before any profits are split.
3. Profit Sharing: Once the investor’s capital and preferred return have been distributed, remaining profits are shared between investors and the sponsor.

This structure ensures that investors are prioritized, reducing their risk while maintaining strong returns. 

One of the most common misconceptions investors face when evaluating syndication deals is the way profit splits are presented in waterfall structures. Some deals may advertise an attractive split such as an 80/20 split in favor of investors but fail to disclose that this ratio only applies up to a certain return threshold. All waterfall structures have certain hurdles in place so when that hurdle is reached the split changes in favor of the sponsor. 

For example, a deal might promise an 70/30 split up to a 8% return, but once that hurdle is reached, the split may shift to a 50/50 structure, and then when the last hurdle is reached, its shifts to less favorable 30/70 split.  This means that while investors may see strong returns early on, their share of profits diminishes significantly when the property is sold or refinanced.

At RealWealth Developments, we ensure transparency in our profit distribution structure, so investors fully understand how returns are allocated over the life of the investment. We do not have a waterfall structure that changes the percentage of the profit splits. 

Understanding preferred returns and waterfall structures is crucial for any investor considering real estate syndications. A well-structured investment ensures that investors are rewarded first and minimizes unnecessary risk. At RealWealth Developments, we take pride in offering investor-friendly structures that provide clarity, security, and strong return potential.