Looking for low LTV apartment syndication opportunities to Invest

[Jeremy Diviney]

I am fairly new to multifamily investing, and am looking to build a base of diversified syndicated multifamily investments. Almost every syndication opportunity I have researched so far uses a 75%LTV value-add strategy. I certainly think this is a great strategy, and will be making some investments in these type of deals. However, I am really looking for deals that utilize lower or no leverage acquisition strategies. I am fine with trading IRR for lower risk, but not sure how to find these types of deals. I would appreciate anyone pointing me towards these type of deals.

The memory of the housing crash is still very fresh in my mind, and I want to be more conservative with at least half of my capital.  Perhaps I am being too paranoid, I worry about a large apartment investment deal being forced to liquidate during a downturn, perhaps this doesn't happen often.  I would love some feedback from anyone that invested through the housing crash or other significant downturns, and has any thoughts on how many syndicated deals got into a worst case scenario, and couldn't just hold through the downturn.

Thanks