Rolling acq fee into equity in model
Having a tough time trying to conceptualize this simple concept. If I know we'll be rolling in our acquisition fee (let's say 150k) into our projected equity of let's say 3.5mm - is there a way to model this in a way that could increase returns by somehow accounting for this and modeling in less required equity since I'll be adding this in? I've thought about this and think what I am trying to achieve may not be possible/correct.
I hope this makes sense and yes I'm aware of how fundamental this is
although you're rolling the fee into the equity, you're also paying a portion of it through the JV although you're net better off.
Don't overthink it
1/99% JV partnership, $100M land value, 1% fee, 50% equity requirement, you receive a $1M fee, you have to put up $500k in equity ($50M x 1% GP equity), you take $500k of the fee and place it back into the deal, you take $500k off the table. Note you contributed $50k towards the acq fee ($1M x 50% x 1%), but you net out at the front end ($1M less $50k)
Think of joint-venture closing as a completely separate transaction from owning the land - you are not selling the land to the LP, but instead you're selling it to the joint-venture entity of which you are a % interest of.
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