Covered Land Play - GP/Manager promote/performance incentive structure
I'm in contract on a stabilized cash flow deal that has the potential to add 70% additional units to the existing site. The deal is going to be funded by friends and family so I'm trying to conceive a deal structure that allows me to achieve a performance bonus should I achieve my entitlements. The possible exits I see are a) no entitlements achieved so sell at the end of year 5/10 hold period or b) entitlements achieved and sell as entitled deal or c) move to bridge/construction financing and build entitlements.
The issue is how do I value and get paid for scenarios b and c? I was thinking of perhaps an A/B class LLC structure where there's an element of dilution based on the new appraised value but was hoping there was an easier way to skin the cat.
Have you guys encountered a similar situation and if so, how did you structure it? Thanks in advance for any helpful advice.
Hi Doekim, whoops, looks like nobody chimed in here.... maybe one of these discussions below is relevant:
Hope that helps.
Hmm not entirely sure how you aren't being compensated in scenario B or C? In the event you achieve getting your entitlements and go to sell the land, a buyer would value that increased development rights, which will ultimately flow through your waterfall structure (increase return/IRR ). In the event that you build out the site yourself it gets a little trickier given the increased investment horizon. Perhaps use equity multiple instead of an IRR for your hurdles.
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