Creative deal structure for hill country ranch deal

[Todd Peoples]

Hey all,

I have a good relationship with a non-profit that owns a beautiful several hundred acre ranch in the Texas Hill Country.  Unfortunately, a lot of the buildings and systems need repairs and are pretty run down and they don't have the resources or expertise to manage the process.  They have a handful of buildings on site. 

I'd like to partner with them to restore the property and rent it out for events, weddings, STR, etc. and potentially even sell off half the property for a high end private ranch. They've asked me to propose a partnership structure. The property is probably worth $10M - $15M if they just sold it, but they'd rather stay in the deal so they can use it for the families they serve as well as their own employees and events.

I'm thinking they contribute the land to a partnership where we agree to ownership %'s and I am responsible for sourcing the funds to restore the property and managing the process.  Thoughts?  I'd love other creative ideas around how to best structure a deal like this.  

[Don Konipol]

Quote from @Todd Peoples:

Hey all,

I have a good relationship with a non-profit that owns a beautiful several hundred acre ranch in the Texas Hill Country.  Unfortunately, a lot of the buildings and systems need repairs and are pretty run down and they don't have the resources or expertise to manage the process.  They have a handful of buildings on site. 

I'd like to partner with them to restore the property and rent it out for events, weddings, STR, etc. and potentially even sell off half the property for a high end private ranch. They've asked me to propose a partnership structure. The property is probably worth $10M - $15M if they just sold it, but they'd rather stay in the deal so they can use it for the families they serve as well as their own employees and events.

I'm thinking they contribute the land to a partnership where we agree to ownership %'s and I am responsible for sourcing the funds to restore the property and managing the process.  Thoughts?  I'd love other creative ideas around how to best structure a deal like this.  

There are so many different ways to structure ‘deals’ That it’s hard to suggest one without knowing who the decision makers are, their motivations, restrictions due to charter, etc., how they came into property ownership, who controls the future visions, etc.
what I’ve seen done a lot is a master long term lease.  What I don’t like about this from the investors viewpoint is that while he may be able to recover his outlays for improvements and earn a good return, ultimately the property doesn’t become part of his estate.  
So, I would propose reversing the scenario.  The owner sells the property to you for a modest down payment with seller carryback financing for he balance.  In turn you do the property repairs, maintenance, upkeep and lease some of the property, now in good condition, back to the seller on a long term lease basis.  The rest of the property is yours to development in any way you want.