Direct Participation Programs

Access and diversification first

Direct participation programs provide access to institutional quality investments for smaller investors, while also offering portfolio diversification potential and a hedge against traditional asset volatility.

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 Risks

Investing always carries risk, it's important to understand the
general direct participation program risks associated with investing and the risks
specific to Direct Participation Programs prior to making investment decisions.

Illiquid investment

When it comes to Direct Participation Program risks, 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 investments

Suitability

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

Filter Investments :
BR 79 West DST
Panama City Beach, FL
Total Capital Placement
$42,387,253
Loan to value
47.30%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco Northridge DST
Jackson, MI
Total Capital Placement
$33,975,000
Loan to value
49.24%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Heritage DST
Canton, GA
Total Capital Placement
$26,712,757
Loan to value
53.52%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Alexandria DST
Madison, AL
Total Capital Placement
$40,891,252
Loan to value
47.48%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Riverstone DST
Macon, GA
Total Capital Placement
$21,891,829
Loan to value
54.79%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
NexPoint Storage III DST
Miami-Ft. Lauderdale MSA
Total Capital Placement
$95,155,013
Loan to value
49.16%
1031 Eligible
Yes
Minimum Investment
100k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CF Chisholm Multifamily DST
Fort Worth, TX
Total Capital Placement
$55,500,000
Loan to value
44.5%
1031 Eligible
Yes
Minimum Investment
$250,000
Type
1031 DST
Structure
DST
Trilogy Lansing MI DST
Lansing, MI
Total Capital Placement
$41,798,470
Loan to value
50.96%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco Woodland Lakes DST
Conroe, TX
Total Capital Placement
$42,300,000
Loan to value
48.92%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
NexPoint Life Sciences DST
Danbury, CT
Total Capital Placement
$107,550,012
Loan to value
39.43%
1031 Eligible
Yes
Minimum Investment
100k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Liberty Mill DST
Germantown, MD
Total Capital Placement
$65,885,176
Loan to value
43.39%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CF Texas Portfolio Multifamily DST
2 - Dallas-Fort Worth, TX 1 - Houston, TX
Total Capital Placement
$94,811,000
Loan to value
53.0%
1031 Eligible
Yes
Minimum Investment
$250,000
Type
1031 DST
Structure
DST
Passco Vecina DST
San Antonio, TX
Total Capital Placement
$35,875,000
Loan to value
52.39%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco Braselton DST
Buford, GA
Total Capital Placement
$37,675,000
Loan to value
52.34%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CF Riverview Multifamily DST
Dayton, KY
Total Capital Placement
$38,475,000
Loan to value
50.0%
1031 Eligible
Yes
Minimum Investment
$100,000
Type
1031 DST
Structure
DST
CPA Cue Luxury Apartments DST
Cypress, TX
Total Capital Placement
$21,000,000
Loan to value
57.4%
1031 Eligible
Yes
Minimum Investment
$100,000
Type
1031 DST
Structure
DST
CF Valencia Life Sciences DST
Valencia, CA
Total Capital Placement
$40,400,000 (90% of total DST interests)
Loan to value
55.15%
1031 Eligible
Yes
Minimum Investment
250k Cash - 250k Exchange
Type
1031 DST
Structure
DST
MCG Asheville DST
Arden, NC
Total Capital Placement
$33,305,495
Loan to value
48.93%
1031 Eligible
Yes
Minimum Investment
$25,000
Type
1031 DST
Structure
DST
GSI Hilton Head II DST
Ridgeland, SC
Total Capital Placement
$21,129,341
Loan to value
0.00%
1031 Eligible
Yes
Minimum Investment
$25,000
Type
1031 DST
Structure
DST
CX Multifamily Portfolio DST
Grovetown, GA | Fairhope, AL
Total Capital Placement
$67,319,313
Loan to value
47.67%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco Collins DST
Covington, LA
Total Capital Placement
$32,800,000
Loan to value
52.33%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CF Glenmuir Multifamily DST
Naperville, IL
Total Capital Placement
$86,100,000
Loan to value
27.73%
1031 Eligible
Yes
Minimum Investment
250k Cash - 250k Exchange
Type
1031 DST
Structure
DST
Passco Altis Promenade DST
Lutz, FL
Total Capital Placement
$54,300,000
Loan to value
47.56%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Trilogy Park 205 DST
Park Ridge, IL
Total Capital Placement
$25,653,786
Loan to value
52.33%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco Little Rock DST
Little Rock, AR
Total Capital Placement
$34,125,000
Loan to value
53.10%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CF Summerfield Multifamily DST
Landover, MD
Total Capital Placement
$38,100,000 (75% of total DST interests)
Loan to value
60.1%
1031 Eligible
Yes
Minimum Investment
250k Cash - 250k Exchange
Type
1031 DST
Structure
DST
NexPoint Storage I DST
Miami MSA, Atlanta MSA, Orlando MSA, Jacksonville MSA
Total Capital Placement
$85,892,414
Loan to value
43.08%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CF Wyatt Multifamily DST
Fort Collins, CO
Total Capital Placement
$63,785,000
Loan to value
47.1%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco Chesterfield DST
Chesterfield, MO
Total Capital Placement
$57,425,000
Loan to value
48.42%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Lullwater at Blair Stone DST
Tallahassee, FL
Total Capital Placement
$27,236,208
Loan to value
53.52%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco Mill at New Holland DST
Gainesville, GA
Total Capital Placement
$38,775,000
Loan to value
47.97%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Inland Wauwatosa DST
Wauwatosa, WI
Total Capital Placement
$23,026,079
Loan to value
53.13%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Passco San Antonio DST
San Antonio, TX
Total Capital Placement
$36,250,000
Loan to value
47.02%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Evergreens at Mahan DST
Tallahassee, FL
Total Capital Placement
$33,792,545
Loan to value
58.07%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Station at Savannah Quarters DST
Pooler, GA
Total Capital Placement
$21,173,843
Loan to value
57.14%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CF Station Multifamily DST
Las Colinas, TX
Total Capital Placement
$57,354,000
Loan to value
50.70%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
CX Station at Poplar Tent DST
Concord, NC
Total Capital Placement
$27,631,804
Loan to value
57.49%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Income & Opportunity Fund
United States and International
Total Capital Placement
$100,000,000
Loan to value
50%-70% LTV Target
1031 Eligible
no
Minimum Investment
$50,000
Type
Real Estate
Structure
LLC
Single Family Rental Homes
United States
Total Capital Placement
$1,000,000,000
Loan to value
60-65% LTV Target
1031 Eligible
no
Minimum Investment
$50,000
Type
Real Estate
Structure
REIT
Multi-family DST
Memphis, TN
Total Capital Placement
$32,427,087
Loan to value
56.26%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Zero Coupon DST
Tucson, AZ
Total Capital Placement
$35,306,051
Loan to value
82.13%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
1031 DST
Structure
DST
Income & Opportunity Fund
Southern United States
Total Capital Placement
$200,000,000
Loan to value
65-75% LTV Target
1031 Eligible
no
Minimum Investment
$50,000
Type
Real Estate
Structure
LLC
Multi-family Fund
US
Total Capital Placement
$200,000,000
Loan to value
65-75%
1031 Eligible
no
Minimum Investment
$50,000
Type
Real Estate
Structure
LLC
Multi-family DST
Burlington, NC
Total Capital Placement
$18,708,724
Loan to value
57.49%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
Multi-Family DST
N/A
Total Capital Placement
$10,000,000
Loan to value
$234234234
1031 Eligible
Yes
Minimum Investment
$25,000
Type
MultiFamily
Structure
LLC
Multi-family DST
St. Louis, MO
Total Capital Placement
$24,480,000
Loan to value
49.71%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
SENIOR LIVING DST
Phoenix, AZ
Total Capital Placement
$53,544,255
Loan to value
0.00%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
MULTI-FAMILY DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Las Vegas, NV
Total Capital Placement
$58,277,704
Loan to value
49.02%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
MULTI-FAMILY DST
Nashville, TN
Total Capital Placement
22
Loan to value
$234234234
1031 Eligible
Yes
Minimum Investment
25
Type
MultiFamily
Structure
DST
Multi-family DST
Vernon Hills, IL
Total Capital Placement
$41,425,000
Loan to value
58.00%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
MULTI-FAMILY DST
Nashville, TN
Total Capital Placement
$72,941,594
Loan to value
1031 Eligible
Yes
Minimum Investment
$25,000
Type
MultiFamily
Structure
DST
Multi-family DST
Ponte Vedra Beach, FL
Total Capital Placement
$28,525,000
Loan to value
55.58%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
Multi-family DST
Naperville, IL
Total Capital Placement
$46,550,000
Loan to value
56.75%
1031 Eligible
no
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
MULTI-FAMILY DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
MULTI-FAMILY DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
HOSPITALITY DST
Detroit, MI
Total Capital Placement
$32,368,270
Loan to value
43.58%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
MULTI-FAMILY DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Aurora, IL
Total Capital Placement
$37,630,000
Loan to value
57.43%
1031 Eligible
Yes
Minimum Investment
25k Cash - 100k Exchange
Type
Real Estate
Structure
DST
Multi-family DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Total Capital Placement
Loan to value
1031 Eligible
Yes
Minimum Investment
Type
Structure
Multi-family DST
Nashville, TN
Total Capital Placement
Loan to value
$75,945
1031 Eligible
Yes
Minimum Investment
$75,945,000
Type
Structure
Development

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  • An accredited investor, in the context of a natural person, includes anyone who earned income that exceeded $200,000 (or $300,000 together with a spouse) in each of the prior two years, and reasonably expects the same for the current year, OR has a net worth over $1 million, either alone or together with a spouse (excluding the value of the person’s primary residence). In addition, entities such as banks, partnerships, corporations, nonprofits, and trusts may be accredited investors. Any trust, with total assets in excess of $5 million, not formed to specifically purchase the subject securities, whose purchase is directed by a sophisticated person, OR any entity in which all of the equity owners are accredited investors.
  • This field is for validation purposes and should be left unchanged.