Frequently asked questions

Golden Oak LLC is a private real estate investment firm where we specialize in purchasing commercial real estate through syndications. We partner with investors who are seeking long-term cash growth and equity growth. We purchase mobile home communities, RV parks, and self-storage assets from owners, then perform value-add activities to the properties to create more cash flow for investors.

Yes – We operate on a core value of treating investors’ money as if it were our own. We invest alongside our clients in every deal.

Syndication is the pooling of investor money where the investor is typically a limited partner and the general partner, or active partner, puts the deal together and manages the business plan to provide a return for the benefit of all investors. The investor can review the business plan in the PPM (Private Placement Memorandum).

The Private Placement Memorandum is required by the SEC and describes the offering, risks, includes the partnership agreement, investment summary and subscription agreement. It is a lengthy legal document prepared by a syndication attorney. The subscription agreement section includes basic information as to amounts being purchased and percent ownership. The risk section highlights just about every possible risk that could happen.

Investors will have unique access through our investors portal to review relevant investment documents at any time before or during the asset lifecycle. Depending upon the asset, investors can expect to see quarterly updates on the progress of various projects and the performance of the asset.

We are long-term investors and the more time we own an asset, the more cash flow we can obtain over the course of time, plus we could benefit from rising price appreciation through inflation and rising rents.

We will outline our target returns and specific property investment risks as part of the private placement memorandum (PPM).

Annual returns are targeted in the 8-10% range and with an average IRR in the 15% range over the hold period.

All investments involve risk and our actual returns may be higher, lower, or in extreme cases a complete loss of your investment capital.

The returns forecasted and fees are described in the private placement memorandum (PPM) and vary from deal to deal.

The most common fee is an asset & property management fee which is compensation, to ensure execution of the business plan, managing the day-to-day operations of the asset, bookkeeping, and distribution of checks, and K1’s. The asset management fee is aligned with the investor’s interest as it is based on the property’s revenues.

Additional fees could include: acquisition, disposition, refinance, construction.

All types of investments involve risk in some form. We are not able to guarantee that we will be able to hit our targeted returns, because there are many factors that could impact the performance of the property which is outside of our control. We believe large multi-family and residential commercial properties will continue to provide less risk over long-term holds due to the needs of affordable housing in the United States. We conduct extensive research and due diligence on each of our asset purchases to ensure we can meet the target returns.

An accredited investor is someone who meets certain requirements regarding income and net worth, based on Securities and Exchange Commission (SEC) regulations. This is so that the SEC can ensure proper protection for all investors.

To be an accredited investor, you must satisfy at least one of the following:

1) Have an annual income of $200,000, or $300,000 for joint income, for each of the last two years, with expectations of earning the same or higher income this year.
2) Have a net worth exceeding $1 million, not counting your primary home.

However you do NOT need to be accredited to invest in all our syndication deals.

You can invest with us if you are considered a sophisticated investor. Which means you actively manage your current investment portfolio and are familiar with thoroughly evaluating an investment’s value.