A profit-sharing arrangement where you partner with Flexible to bring your property to its highest and best use. Unlock higher earnings on Flexible’s dime without having to plan and manage an improvement project. A popular alternative to selling a property with renovation or redevelopment potential.
We’ll work with you to help you strike your desired balance of risk and reward.
Flexible takes on all responsibilities related to planning, design, construction, and, if applicable, lease-up, operations, and sale.
Receive your share of the newly created profits or cash flow.
All forms of ownership entail risk, and a partnership is a form of ownership. Flexible can reduce your risk by giving you cash upon the formation of the partnership and during the course of the project, which reduces your equity exposure.
Additionally, Flexible can structure the partnership so that, upon sale of the completed project, you are paid 100% of the value of your property that was agreed upon at the start of the partnership before we receive any portion of the sale proceeds.
Higher earning potential- Flexible will determine your property’s highest and best use so that our plan maximizes our shared earning potential.
Near-zero effort- Rest easy knowing that our incentives to succeed are aligned. Simply contribute your property and benefit from our team of experts focused on making the project a success.
Custom risk and reward structure- Achieve your financial goals by securing the right balance of equity at risk, future payout priority, and total projected earnings.
Market risk- If you choose a Flexible option that involves retaining equity, market forces may cause loss of equity, and decline of cash flow and market value.
Project risk- Improvement project performance can be impacted by delays, cost overruns, loan issues, liability due to injury, construction defects, and more.
Lack of liquidity- Once a project starts, it can be difficult to sell the property for cash until the project is completed.
You contribute your property that is worth $1,000,000 into a partnership with Flexible. You’re given $1,000,000 of equity credit, the same as if you contributed $1,000,000 cash to the partnership. Since you chose “preferred” equity (explained in more detail in the “Most owners” section below), you are entitled to a fixed priority return of 10% per year for the life of the project.
The partnership’s business plan consists of a renovation that includes adding usable space, and selling at the end of the third year for a profit. Flexible contributes $450,000 to cover the cost of improvements
After Partnership formation
You accrue a 10% return per year on your contribution while the project is underway.
At the end of the 3rd year, the partnership completes the project and sells the property for $2,000,000. You receive $1,331,000, which includes your equity contribution and three years of accrued 10% annual return. Flexible is reimbursed $450,000 for improvement costs and, after closing costs, earns a profit of approximately $200,000.
This example is simplified to exclude details that vary by owner and transaction, including the impact of taxes, tax savings, and miscellaneous third-party transaction costs.
Every Flexible offer is custom-built to achieve owners’ goals. For a Partnership, here are the most important items to consider:
You can contribute your property only, or your property and cash to fund some or all of the improvements. The more you contribute the greater the share of future cash flow you will receive.
The amount of cash you want or need at closing or during the project. The less cash required, the higher your projected earnings.
Your preference: less profit certainty with higher earning potential, or greater certainty with lower potential. With partnerships, every dollar of additional profit is less certain than the last. Since the partnership is formed before the future is known, the partners make an educated guess about future cash flow and decide how this cash flow will be divided amongst the partners.
The amount of oversight or approval rights you want over Flexible’s recommended improvement plan.
With Flexible, owners can choose between two types of Partnership participation: “common” and “preferred” equity.
Common equity earns a percentage of profits. Preferred equity earns a fixed return that is paid before common equity earns a profit, as long as the projects’ profit is sufficient to pay the return.
Common equity provides higher earning potential. Preferred equity provides greater predictability and priority, therefore, greater certainty of achieving returns.
Most owners who choose a Partnership choose preferred equity because they prioritize risk reduction over maximizing earnings.
When you request an offer, we’ll share options so you can choose your desired combination of offer features and make an informed choice. We can include preapproval to make changes after reaching an agreement so you have flexibility as the future unfolds.
The price Flexible can pay is the result of working backward from our profit target, with a focus on the cost and complexity of making improvements and the expected timing to complete the improvements and sell the improved property.
Here are the best ways to maximize your total earnings:
Contribute cash: The less cash Flexible needs to contribute, the more Flexible has available for other projects. We share those benefits with partners in the form of higher potential earnings.
Wait for the rewards: The less cash you take out of the project prior to completing the project improvement plan, the more Flexible can increase your projected earnings.
Let us handle the decisions: More decision-makers increase risk and can slow down the project. If you give us the right to make decisions, it decreases our risk and we can share the benefit with you in the form of higher earnings.
Flexible reviews recent comparable sales, then makes adjustments based on your property’s unique features that impact future sale pricing and income potential. The offer pricing we offer is 100% transparent. You’ll see the data used to determine our offer price, and since we don’t charge commissions or fees, the number you see is what you are credited to determine your partnership interest.
In most cases, Flexible will fund and manage improvements, then we’ll share the value created by earning a share of the increased cash flow or profits from sale.
Flexible is typically the “general partner”, responsible for all aspects of forming, funding, and completing the business plan.
Flexible will share periodic progress updates, quarterly reports, and an annual tax document called a K-1 which will outline your share of income, losses, and tax deductions. A Flexible Asset Manager will be assigned to the project and will be available to answer questions and share information throughout the project.
Our offers are customized to maximize the collective ownership group’s satisfaction. Flexible will ensure each co-owner receives the terms they want, whether it’s cashing out, remaining an owner, or both. You tell us if you want us to work with a single contact, the group, or individually with each co-owner.
We’ll determine if your loan can be paid off without penalty and, if the rate is below market, whether it can be assumed. If we can keep a below-market rate loan in place, we may be able to increase our offer price.
We’ll work with you to coordinate our onsite inspections and collect property information as part of our due diligence. If certain materials are not available or easily accessible, our team can help.
Typical transactions prohibit owners from canceling or making changes. With Flexible, you get seven days after accepting our offer to cancel your agreement—no questions asked.