RAINMAKER MARKETING CORPORATION 281.537.1200

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Section 1031 TIC Plan Syndicators...

Tired of low-yield 1031 exchanges from syndicators that have no idea what makes a good real estate investment and are just hyping the obvious?  Most Section 1031 TIC plan syndicators are focused on financing the acquisition of stabilized properties that have a defined cash flow expectation based upon the property's recent history.  

The tenants-in-common syndication approach is not for every developer, sponsor or owner/operator (as the case may be) because of the due diligence documentation burden of the platform that includes the following documentation requirements (whether you use our assistance in syndicating your project or not, you will still have a sizeable due diligence burden to satisfy in order to sell and close your transaction):

Architectural

  1.  Architectural Services Agreement – Design/Build Pre-Construction Phase Services Agreement (Exhibit A-1).

  2.   Interior Design Services Amendment to Architectural Services Agreement (Exhibit A-2).

  3. Architectural Firm Profile (Exhibit A-3).

  4. Architectural Firm Personal Resumes (Exhibit A-4).

  5. Schematic Phase Design Documents (Exhibit A-5).

  6. Schematic Phase Outline Construction Specifications (Exhibit A-6).

  7. Project Elevation Drawings or Virtual Tour (Exhibit A-7).

  8. FF&E Schedule (Exhibit A-8).

  9. Reserved.  (Exhibit A-9).

Construction

  1. Design/Build Construction Contract – Pre-Construction Phase Services Agreement (Exhibit C-1).

  2. Contractor Profile (Exhibit C-2).

  3. Contractor Personal Resumes (Exhibit C-3).

  4. Contractor Financial Statements (audited - Exhibit C-4).

  5. Contractor Bonding Capacity Letter (Exhibit C-5).

  6. Contractor Guarantee of Completion & Gross Maximum Upset Price (Exhibit C-6).

  7. Value Engineering Services Agreement (Exhibit C-7).

  8. Value Engineering Report/Independent Cost Estimate (Exhibit C-8).

  9. Reserved. (Exhibit C-9).

Development

  1. Development Management Agreement (Exhibit D-1).

  2. Developer Firm Profile (Exhibit D-2).

  3. Developer Personal Resumes (Exhibit D-3).

  4. Project Business Plan of Operations (Exhibit D-4).

  5. Project Marketing & Advertising Plan (Exhibit D-5).

  6. Reserved (Exhibit D-6)

Engineering

  1. Site, Survey & Civil Engineering Firm Profile (Exhibit E-1).

  2. Site, Survey & Civil Engineering Personal Resumes (Exhibit E-2).

  3. Site, Survey & Civil Engineering Contract (Exhibit E-3).

  4. Property Surveys (metes & bounds, encroachment, topo, etc. - Exhibit E-4).

  5. Approved Site Plan (Exhibit E-5).

  6. Approved Development Plat (Exhibit E-6).

  7. Structural Engineering Firm Profile (Exhibit E-7).

  8. Structural Engineering Firm Contract (Exhibit E-8).

  9. Structural Engineering Report (Exhibit E-9).

  10. Environmental Engineering Firm Profile (Exhibit E-10).

  11. Environmental Firm Personal Resumes (Exhibit E-11).

  12. Environmental Engineering Firm Contract (Exhibit E-12).

  13. Environmental Phase I Report (Exhibit E-13).

  14. MEP Engineering Firm Profile (Exhibit E-14).

  15. MEP Engineering Firm Personal Resumes (Exhibit E-15).

  16. MEP Engineering Services Contract (Exhibit E-16).

  17. MEP Report (Exhibit E-17).

  18. Reserved (Exhibit E-18).

Finance & Accounting

  1. Project Market Feasibility Consultant Firm Profile (Exhibit F-1).

  2. Project Market Feasibility Consultant Personal Resumes (Exhibit F-2).

  3. Project Market Feasibility Analysis Report (Exhibit F-3).

  4. Project Pro Forma Financial Presentation Consulting Firm Profile (Exhibit F-4).

  5. Project Pro Forma Financial Presentation (Exhibit F-5).

  6. Project Economic Key Milestone Goals (Exhibit F-6).

  7. Entitlements Review (Exhibit F-7).

  8. Project Capital Funding Plan Proposal (Exhibit F-8).

  9. Construction Loan Commitment(s), Mini-Perm Loan Commitment(s), Permanent Loan Commitment(s), Mezzanine Loan Commitment, Private Placement Offering Memorandum(s) & Related Documents (Exhibit F-9).

  10. Project Accountant Firm Profile (Exhibit F-10).

  11. Project Accountant Personal Resumes (Exhibit F-11).

  12. Project Accountant Consulting Agreement: (Exhibit F-12).

  13. Project Auditor Firm Profile (Exhibit F-13).

  14. Project Auditor Personal Resumes (Exhibit F-14).

  15. Project Auditor Consulting Agreement (Exhibit F-15).

  16. Project Auditor's Report for Construction Completion (Exhibit F-16).

  17. Market Feasibility Analysis Consulting Agreement (Exhibit F-17).

  18. Pro Forma Financial Presentation Consulting Agreement (Exhibit F-18).

  19. Reserved (Exhibit F-19).

Legal & Organizational

  1. Project Sponsor Incorporation Filings (Exhibit L-1).

  2. Project Sponsor By-Laws or Operating Agreement (Exhibit L-2).

  3. Proposed Project Sponsor Tenants-In-Common Fractional Unit Syndication Contract (Exhibit L-3).

  4. Project Sponsor Legal Counsel Firm Profile (Exhibit L-4).

  5. Project Sponsor Opinion Letters (tax, organizational, investment entitlements, legal capacity, etc. - Exhibit L-5).

  6. Reserved (Exhibit L-6).

Operations & Marketing

  1. Property Manager’s Firm Profile (Exhibit O-1).

  2. Property Manager’s Personal Resumes (Exhibit O-2).

  3. Property Manager’s Services Contract (Exhibit O-3).

  4. Reserved (Exhibit O-4).

Project Site

  1. Title (Exhibit P-1).

  2. Title Insurance Specimen Copy (Exhibit P-2).

  3. Mortgage & Liens (Exhibit P-3).

  4. Utility “Will-Serve” Letters (Exhibit P-4).

  5. Project Aerial Photographs & Locator Map (Exhibit P-5).

  6. Evidence of Zoning for Intended Use (Exhibit P-6).

  7. Site Real Estate Purchase & Sale Agreement (Sponsor/Project Site Seller Agreement - Exhibit P-7).

  8. Evidence of Construction Permitting Availability (Exhibit P-8).

  9. Flood Plain Certification (Exhibit P-9).

  10. Property Insurance Binder - Property & Casualty (Exhibit P-10).

  11. Syndicator's Real Estate Purchase & Sale Agreement (Exhibit P-11).

  12. Reserved (Exhibit-P-12).

Syndicate Comments

  1. Architectural Documents Comment File (Exhibit S-1).

  2. Construction Documents Comment File (Exhibit S-2).

  3. Development Documents Comment File (Exhibit S-3).

  4. Engineering Documents Comment File (Exhibit S-4).

  5. Finance Documents Comment File (Exhibit S-5).

  6. Legal Documents Comment File (Exhibit S-6).

  7. Operations Documents Comment File (Exhibit S-7).

  8. Project Site Documents Comment File (Exhibit S-8).

 

Do You Know The Secret?

When it comes to commercial real estate development finance, it doesn't matter whether you need to raise $5 million or $50 million, the out-of-pocket costs, advance fees and project due diligence costs will always require the same relative investment dollars the promoters have to fund.  Do you know what that amount is?  Do you know the Secret?

Rainmaker Marketing Corporation can trace its history back all the way to 1989.  Incorporated in 1993, Rainmaker Marketing Corporation has evolved over time into a full-service business to business consulting firm.  Rainmaker Marketing Corporation’s initial specialization was in issues and documentation needs corresponding to the capital funding cycle for commercial real estate development projects with a primary focus on senior housing and health care related properties.  Today, Rainmaker Marketing Corporation serves all types of commercial income-producing property development program financing requests with a combination of feasibility studies, due diligence services, structured finance consulting and a focus on commercial real estate syndication services.  Rainmaker Marketing Corporation’s service area includes all of the continental United States, Canada, Mexico and the Caribbean Basin.

281.537.1200

Email: consultants@rainmakermarketing.com

Commercial Real Estate Development Finance, Due Diligence Documentation, Syndication & Project Management Consulting

15519 Dawnbrook Drive, Houston, Texas 77068.

©Copyright 2011, Rainmaker Marketing Corporation, Inc.  All rights reserved.