Direct Participation Programs
Tax advantaged investments.
Direct participation programs (DPP's) use pooled structures to unlock accredited investor access to institutional quality investments, while providing pass through income and tax benefits.Levelling the field
Direct Participation Programs unlock access.
A DPP, gives an investor partial ownership of an entity, such as an interest in a Real Estate Investment Trust. In DPP's, the investors are limited partners, with potential losses limited to their individual investment. A general partner manages the investment while investors are at arm's length from daily responsibilities.
Direct participation programs (DPPs) are long-term, illiquid investments, and may have significant tax advantages. There are many different businesses that are suitable as DPPs, and generally do not correlate with stocks and bonds; thus, they are a good way to diversify a portfolio. Most DPPs have terms of five years or longer. Early in the life cycle of a DPP, they typically generate tax losses which the limited partners can use to offset other income. Most of the profits come in later years. The final termination of a partnership, if successful, will generate long-term capital gains, which are taxed at a lower rate than ordinary income.
"If you’re considering jumping into alternative investments, like direct participation programs, you might be able to boost your income. Through decent returns and little stock market exposure, you could invest in real estate, business development companies and even oil and gas programs." Dori Zinn, Investing in Direct Participation Programs, Yahoo! Finance February 27, 2020
Key Advantages
How Direct Participation Programs benefit investors.
Direct participation programs provide smaller investors with access to institutional quality investments, while also offering the potential for portfolio diversification and other key benefits.Portfolio diversification
With traditional assets like stocks and bonds dominating retail investor portfolios, DPP's offer an alternative that can potentially mitigate risk by helping to diversify a portfolio.
Hedge against risk.Potential income
Direct Participation Programs typically distribute income to you on a quarterly or even monthly basis, meaning your investment has the potential to generate a regular income stream.
Leverage your investment.Potential appreciation
Direct Particiaption Programs increase geographic reach opening access to more growth markets throughout the country. This benefit removes the restriction of having to focus on smaller investments and local markets. Potential appreciation is realized and distributed upon sale.
Grow your base.Tax advantages
Most real estate funds or investments will pass through expenses like depreciation, which you can use to shelter some or all of your income distributions.
Invest efficiently.Typically IRA eligible
Most DPP's are qualified plan eligible, meaning you can use them to diversify your IRA or Defined Benefit/Pension Plan holdings and use the income to help meet Required Minimum Distributions at age 70 1/2.
Diversify your pension.Low investment minimums
Direct Participation Programs allow access to funds that purchase hundreds of millions or even billions worth of real estate assets with investment minimums as low as $25,000.
Access institutional quality.Consider the risks
Direct Participation Programs also carry risks.
Investing alway carries risk, it's important to understand thegeneral risks associated with investing and the risks
specific to Direct Participation Programs prior to
making investment decisions.
Illiquid investment
DPP investors can't access a secondary market and withdrawals are either limited or unavailable.
Difficult to sell.Speculative investments
Direct Participation Programs are speculative in nature and carry all the risks associated with speculation.
Risk is inherent.Economic risks
Direct Participation Programs are subject to changes in the economy including recession, inflation and other economic risks.
Speculative investmentsSuitability
DPP's are only suitable for investors who meet certain income and net worth criteria, can support the illiquid nature of the program and sustain the total loss of their investment.
Determine suitability first
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Completed Investments
| Carter Mulit-family I
Primarily Southeast |
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| Total Capital Placement $200,000,000 |
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| Loan to value 65-75% LTV Target |
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| 1031 Eligible no |
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| Minimum Investment $50,000 |
|
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Type Multi-Family |
Structure LLC |
| Multi-Family DST
Bedford, NH |
|
| Total Capital Placement $31,453,687 |
|
| Loan to value 53.12% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| SENIOR LIVING DST
Phoenix, AZ |
|
| Total Capital Placement $53,544,255 |
|
| Loan to value All Cash Offering |
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| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Seniors Housing |
Structure DST |
| MULTI-FAMILY DST
Lexington, KY |
|
| Total Capital Placement $34,342,000 |
|
| Loan to value 47.82% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| MULTI-FAMILY DST
Houston, TX |
|
| Total Capital Placement $30,400,000 |
|
| Loan to value 46.89% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| MULTI-FAMILY DST
Louisville, KY |
|
| Total Capital Placement $32,850,000 |
|
| Loan to value 53.89% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| MULTI-FAMILY DST
Nashville, TN |
|
| Total Capital Placement $28,250,000 |
|
| Loan to value 56.59% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| MULTI-FAMILY DST
Destin, FL |
|
| Total Capital Placement $33,450,000 |
|
| Loan to value 55.22% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| MULTI-FAMILY DST
TX, GA & NC |
|
| Total Capital Placement $72,403,877 |
|
| Loan to value 54.70% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| Multi-family DST
Augusta, GA |
|
| Total Capital Placement $29,525,000 |
|
| Loan to value 56.08% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| Multi-family DST
Houston, TX |
|
| Total Capital Placement $35,825,000 |
|
| Loan to value 47.53% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |
| Multi-family DST
Houston, TX |
|
| Total Capital Placement $35,825,000 |
|
| Loan to value 47.53% |
|
| 1031 Eligible Yes |
|
| Minimum Investment 25k Cash - 100k Exchange |
|
|
Type Multi-Family |
Structure DST |