Syndicates say 5 year hold is target in the Private Placement Memorandum (PPM) but makes little sense to hold an investment after that massive value is created in year two...otherwise from year 3 - 5 you are essentially just growing at market rent growth rates 3-5%. 

@Mark S.Thanks for the numbers breakdown - turnkeys look less palatable when you account for the lease renewal and placement fees.  

I don't yet want to actively trade notes myself, so I'm evaluating a few different private placement note funds.In an effort to vet the funds and the teams behind them, I am hoping to connect with BP fols that have personal experience investing in funds offered by Colonial Capital Management or note funds in general.

Tracking down to the individual parts is virtually unheard of in construction precisely because it's so tedious and expensive to do it.Problem 2 - Make people buy things on separate receipts and mark the receipts for each job.Quickbooks premier is about the best off-the-shelf solution you're going to get without spending huge bucks on a custom program.

With the appraisal, the partnership's balance sheet, and the capital contribution of each investor, figuring out the value of their units is just math.But, even with a way to determine value, you have to have a buyer.The securities attorney you're working with to prepare the operating agreement, private placement memorandum, and the securities filing for your deal should be able to help with this wording. 

I can recommend a good company for tenant placement and property management if you need one.

So, Kelly and Marc, are there any other private placement type investments that you like?

Charging for a new tenant encourages bad tenant placement and churning.

I never ask to paint match because it can never be done precisely.  

You can't model the expenses precisely unless you have some super quality tenant on a big, stable project.