I'm seeking a Joint Venture Partner for distressed apartment deals. I will find the deals, do the due diligence, perform renovations, work with property management to bring occupancy up.

You will receive 6% return on your money before any profits are shared of the yearly cash flow. Everything over that we will split 50/50. We will also have the option to flip some of these properties. The split will be 70/30 in your favor.

Here's an example of what the numbers would look like

I have a complex i'm going after in Oklahoma City. The complex is a c plus to b minus complex.
The complex is 104 units with 48 units rented and renovated and 56 units needing to be renovated and leased out.
The apartment units that are rented are 150-200 dollars a month under rent. There is a complex directly across the street. That unit is the exactly the same and there 1 beds rent for 700, 2 beds for 800-850 and 3 beds 995. The complex we're buying has 1 beds for 400 and 2 beds for 450. Our complex also has studios that are renting for 350 but should be renting for 450.
So here's the numbers.
1.2 million dollar purchase plus rehab of 56 units at 4k a unit = $224,000 renovation
Across the street has a 98 percent occupancy year round and our current building has a 100 percent occupancy for units (48) that are rentable. Let's say 100 of the 104 units are rented
30- studios at 450 a month = 13,500
35 1 beds at 550 a month = 19,250
35 2 beds at 600 a month = 21,000
That gives us 53,750 gross income a month.
So at 53,750 gross income a month our expenses will be as follows (monthly)
1- property management 8% of gross income = 4,300
2- payroll, maintenance salaries= 5,500
3- taxes = 1,000
4- insurance, utilities, water= 9,000
5- material for repairs = 8,000
These are estimates from the owners expense sheets along with property managements estimates. So the expenses = 28,800 per month
53,750 gross income minus 28,800 per month = 24,950
So that leaves us with 24,950 monthly N.O.I.
24,950 X 12 = 299,400 Annual N.O.I.
Let's say your total investment was 1.5 million after escrow costs. You would receive 6% on your money 1st (120,000)
That would leave 179,400 which we would split. 89,700. So your total annual cash flow would be 209,700 ( 14%)
This property will have a potential resale value of 2.5 million to 3 million. You would receive 70 percent of the profit from the sale.
Let me know if this type of deal would interest you.
Dustin Rose

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Comment by Bernard R Woodson IV on March 24, 2014 at 12:04pm

Hello Dustin,

We are a commercial lender looking project. We have 100% financing loans that are true asset based loan. No recourse, no prepay penalty, no credit or income verification. We will provide up to 100% to the cost of acquisition and rehab and also all fees and points as well. If you have the experience to do all that you have laid out in your above post, it would seem all you need is the money and you could do your own project and keep 100% of the profits. If this sounds like something that may be of interest to you send me a email me at and I will send you more information on our loan product.

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