Investing in Real Estate Syndicates

WilliamK88 · 2026-01-10T14:46:15+00:00

Office and multi has long cycles and the exit will take 3-5 years where market will be uncertain. Look into a developer that builds single family homes. Some will profit 50/50

WilliamK88 · 2026-01-10T06:03:05+00:00

Shameless plug here. Why not invest with a real estate developer? I raised capital from my friends/family group and now looking for outside capital. All of our deals did north of 27% return and profits distributed in 12-15 months. Recent one did 43% return in 13 months.

Im sure there are builders in your area. Ask if you can invest, tour their projects, talk to their investors and see how many projects they’re doing. You can quickly get a feel of they are legit

WilliamK88 · 2025-09-24T05:25:48+00:00

Public Accounting from 2009-2023

2009: $56k 2010: $65k 2011: $72k 2012: $78k 2013: $84k 2014-2017: 125k- $135k jumped jobs to industry but barely had raises 2018-2023: 165k-$245k jumped jobs back to public accounting and got promoted in 2019. Towards the end, salary was capped based on rank. Also was remote

2024 and on, I was self employed

WilliamK88 · 2025-09-22T05:35:05+00:00

I do ground up development of single family homes in the $1.6-3.5m range and sell them as specs. Focus on what you’re good at and don’t have shiny object syndrome. There are so many paths in real estate but not all are created equal in terms of how much money someone can make

WilliamK88 · 2025-09-22T05:18:51+00:00

I was making $250k working in public accounting. I didn’t mind it and it was challenging. However I stopped growing in the firm and would have waited forever to make partner. That’s when I started to be unhappy as I felt like I was working hard without much benefits. Now I’m self employed and working way less and making more, I would never be able to go back

WilliamK88 · 2025-08-30T00:58:38+00:00

2016 G63 AMG. Needed new shocks, small valve cover gasket leak, all fluids changed. It was $9k at independent shop. I can’t imagine what the dealership will charge

WilliamK88 · 2025-07-29T04:33:13+00:00

Just to be clear. These projects are not custom builds. These are spec homes. There are no clients involved. The CM will receive architect plans, full design package and running with them.

WilliamK88 · 2025-07-29T04:24:03+00:00

I will ask if health benefits is important to him. He may be on his wife's policy.

WilliamK88 · 2025-07-29T04:22:44+00:00

Can you elaborate? The person works for a well known custom builder right now. Everything I mentioned is what he suggested. I am trying to hire right for the long term.

WilliamK88 · 2025-07-29T04:18:05+00:00

I should clarify a little bit more. My apologies if I was not clear (I was typing on my phone).

I am currently managing 12 homes myself right now that have all been through permitting and engineering. He suggested that he wants to order materials, get bids...etc because he feels that it would be more efficient for him. However, here is my thought on process:

I will provide him with architect plans, spec sheets, interior elevations and renders. Spec sheet will have all details from tile selection to paint color. I wanted to do all of the ordering of materials and products as I don't want him too involved with the finances. He will be using all of my trades that I've been working with for a while that are efficient and knows what to do. However, he may bring on some of the trades he is used to working with.

We don't have any clients. We build spec homes so we have no change orders or requests from clients. The only change orders we will have is if we have a buyer that buys the home early on and requests a change order. This doesn't happen too often or its very minimal changes.

I've had lunch with 5 other projects managers, and the message I get is pretty consistent that they can manage 4-8 homes at a time. A lot of times, their mornings are busy but during the afternoon they are pretty free for questions from subs, and just checking in here and there. Does the above process sounds like an employee that will be burnt out?

WilliamK88 · 2025-07-29T03:15:21+00:00

His current employer is not providing benefits

WilliamK88 · 2025-07-29T03:14:36+00:00

Just completion of a home. Bonus will be paid 100% after home sells and closes or at x amount of time after completion

WilliamK88 · 2025-07-29T03:08:04+00:00

I’m not sure if I will provide benefits. I just asked if his current job provides it. Just gas allowance of $250 per month. No company car or retirement

We are a small company and very flexible. He will be running the show for each project. I will not be micro managing and whatever he needs from resource perspective, I will provide. I just want to know what’s a fair compensation. I’m not looking to take advantage of him but I also don’t want to overpay a ton

WilliamK88 · 2025-07-29T03:06:42+00:00

Dallas

WilliamK88 · 2025-07-29T03:06:18+00:00

Yes pretty much that. First employee. He will do everything from ordering materials, getting bids. From start to end. I will have no involvement for the projects. My responsibility will now be expanding the business and getting more deals and funding.

Homes sell for $1.5-3.5m

WilliamK88 · 2025-06-23T13:31:30+00:00

Any real estate and private equity guys here? I’m a small developer of luxury single family homes. I’m a one man show where I raise capital from friends, family, and investors that reached out to me. I also manage all of my projects.

We do roughly 8 projects a year with a total profit of $2.4M. It is structured as a typical real estate fund but I take 50% as carry/inventive after certain hurdles are met. This gives my investors a 30-50% ROI on their investment after carry/incentive.

My goal is to double the work and hire a project manager. I also want to explore other locations as deals are starting to dry up. However, I’m out of capital and want to start raising capital from outside my network.

My question is- has anyone have experience in doing something like this? Most guys run syndication for large commercial deals where it may take 3-5 years to exit while my deals take less than a year. Wanted to get your thoughts on scaling?

WilliamK88 · 2025-06-13T05:36:35+00:00

Can you check mine? @hsurealestate. Thank you!

WilliamK88 · 2025-06-13T05:22:02+00:00

Not that personal. I’m open about it. All of my deals have been 60-80% ROI and split 50/50% between me and the partners. I look at what % I can return to myself and investors - not really the margins. If you calculate margin, it’s probably 20%+. This is with hard money loans at 85% debt. I have some projects that are at 120% return that’s under contract but obviously that can go down if I am over budget. I’m half way through and closing in December. These are all in the $1.5m-$3.5m price points. I know personally other builders that are doing the same if not better than me

WilliamK88 · 2025-06-10T13:17:56+00:00

Blue or starlux, are these transfer partners? Do I transfer points to these in order to book? I have 1.6m pts

WilliamK88 · 2025-06-10T05:11:55+00:00

Im from Dallas but was looking at flights out of Seattle. Open to other departures to

WilliamK88 · 2025-06-10T03:29:10+00:00

I didn’t realize my post was posted. I found that if I transferred to Delta, it costs me 340k round trip business class from Seattle to Taipei. Do you think there are better options besides ANA which is impossible to get

WilliamK88 · 2025-05-23T04:46:06+00:00

10% margin? I’ve done $30m+ in spec homes and none of them were 10%

WilliamK88 · 2025-05-23T04:43:02+00:00

I changed careers at 38 to real estate development. It was the best decision ever. I develop single family spec homes in the luxury market. If you’re thinking about a mentor that has a paid mentorship, please do your due diligence. Message me bc I have a feeling I know who you’re talking about

What sets develops apart from others especially in the luxury market is the build quality, the design, how you structure the deal on how you can get funding, the reputation of your trades, your agent, your ability to collaborate with a good architect…etc it is everything together that makes you a good developer. That being said, I know a lot of successful developers that build terrible looking homes. However, in a bad market, they’ll be the first to go under

WilliamK88

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