How to get a Debt Vehicle off the Ground
I feel like the play book for entrepreneurship is well-trodden from the equity side. Find a small deal, put some of your own money in, raise money from friends and family with a decent promote structure, rinse and repeat. Once you have a track record, do larger deals, continue using friends and family money to fill out GP, raise institutional LP equity, etc. etc.
But the debt side moves so fast, raising friends and family money is much less viable. You need to have capital ready to go immediately. And you also need to raise way more capital relative to the person buying $10mm apartments and putting $1.5mm down.
Have any of you worked with small "entrepreneurial" lenders? Could be senior debt or higher yielding debt / pref. How did they raise their capital and get their operation off the ground quickly?
It seems like the only start-up debt funds out there are from super well-established people in the business (Starwood guys -> Acore, Mack Credit, etc.)
Honestly most are family offices, and back fill the syndication. On-top of that they can have note on note financing and warehouse lines of credit
My .2
For large DL funds, the key is being able to deploy large amount of capital quickly, in order to achieve scale and being able to generate decent carry pool. So I suspect that you cannot replicate in the SMEs space.
Regarding more sophisticated products, I would say it’s extremely difficult for the following reasons:
I think some Italian SME PE (Read something on a place named Riello) are tryin to play in the PD space, unsure if successfully though
Thanks, while I'm sure there are a lot of similarities, I'm talking specifically about a real estate debt fund or mortgage REIT. I'm guessing they posted this to the front page so it's getting views from across the site
Yep - my bad sorry
It's like raising capital for any fund. If you're providing bridge/mezz debt; you should be able to deliver relatively attractive returns if you can properly asses risk, sponsorship, and the market.
You're right that you will need more capital and the ability to deploy it quickly. A lot of startup bridge/mezz lenders utilize a warehouse line of credit, which if you're utilizing 20-40% of your own money on each deal you'll be able to obtain nice levered returns. However, you are usually limited to the lending parameters set by the warehouse line.
After a few years of using a warehouse line successfully, it should be a seamless approach into accessing small-balance institutional capital for a debt fund.
I'm in the process of raising capital for a Co-GP/LP fund that focuses on providing small balance investments of $500k - $5mm. I've advised my investor pool that we'll also be providing bridge, pref. equity, and mezz to generate additional yield that has a quicker revolving door. I'm using their balance sheet to obtain the warehouse line. My fund keeps the origination fees along with a 125 bps on the yield spread.
I probably fall into your category of small entrepreneurial lenders. I manage a debt “fund” that offers bridge loans and subordinate financing with loan amounts under $3 million. I put fund in quotes because we’re not technically a fund, we essentially have unconditional backing by an extremely wealthy individual and use them as a line of credit. After a couple years under our belt, we were able to get a line of credit via a local bank with a much lower cost of capital. Together, with some of our own capital, we have a nice portfolio that only takes a couple people to manage.
We initially started our business focusing on debt placement, but knew we had to become a direct lender to really build a business.
PM me if you have any questions.
Just read some of your post history and sounds like you’re doing pretty well, I’m about to take off on a flight but I will reach out. Probably 5-6 years away from doing something like this but I want to be thinking about what I need to do to get there so would be great to hear your story
I'd be happy to chat. Shoot me a PM.
Your question sounds like you're looking at it on a deal-by-deal basis. For debt you need to raise a fund to have access to capital, you're not going to have time to go out and raise one at a time.
Yeah my entire post is basically explaining that I already know that lol
Right so I guess what I'm asking then is what is your question here? Whether you're doing it on a small scale or a large scale, it needs to be set up as a fund. You can raise a fund from family and friends the same as you can from large scale institutions.
In terms of size, I think it really depends on your definition of "small" and what type of deals you're targeting. The deal type is what allows you to be nimble - are you trying to be a first mortgage, or are you offering bridge/mezz financing? What size deals? etc. etc.
There's no reason a boutique debt shop wouldn't work, as long as you hammer down a realistic strategy. Usually what that looks like is short term bridge financing on smaller deals.
I guess I’m curious of the actual mechanics / story behind someone who has done it. I’m thinking about mezz / pref pieces so $5-$25 million
For example, I know Acore didn’t have a fund to start. They just had a separate account with a Japanese insurance company and then raised a fund after. I’m curious to hear other stories like that but maybe on a smaller scale (not all of us can run the debt team at Starwood and have the relationship to land a massive separate account right out of the gate).
What type of institutions would back someone who isn’t a managing director, but rather someone with 7-8 years experience leading transactions?
I think another commenter above gave a good example with his wealthy backer. You’re not going to get GIC to back you but you could get a handful of family offices to contribute. Or maybe have your former employer act as an anchor investor (they would own a piece of the GP), use their capital to establish a track record, and then do a larger fundraise.
Those are just ideas I’m thinking of. I saw some really young guys (associate / VP level) start a cold storage fund recently ($50mm total I think). Im curious where guys like that get $50mm
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