GoldOller Real Estate Investments employs a two pronged investment approach:
- Acquire core plus assets with stable cash flow with modest growth potential and
- Acquire value added investments with the potential for significant rewards while limiting risk upon refinancing or sale.
Core Investments
For our more “conservative” investors seeking portfolio diversification and high yields through eal estate without undue levels of risk, GoldOller recommends the acquisition of existing multifamily residential, student and mixed‐use properties. On behalf of our investors, GoldOller will seek to acquire well‐located, fully‐leased properties with a view to developing portfolios that are diversified by location throughout the U.S. GoldOller intends to provide investors with current cash flow and the opportunity for capital appreciation through sound real estate investing.
Our objective is to provide strong returns and continuing growth in capital values. We will maintain low risk thresholds and portfolio volatility will be minimized. These core assets will be acquired at discounts to replacement values, taking full advantage of current market displacement, distressed sales and mismanagement.
Opportunistic Investments
GoldOller will also include more entrepreneurial investments. The types of properties the Company seeks includes rental apartments, student housing, age restricted housing, condominium and townhome communities; and the acquisition of existing properties in which rehabilitation, releasing, repositioning and/or professionalized management would add significant value. Some of these investments may be in the form of distressed debt, or tenants‐in‐common (TIC) interests.
Our goal is to build or reposition these apartment communities and sell them upon completion to the institutional and pension fund community within a five to ten year period. We believe that Management’s excellent track record coupled with our access to capital and speed of execution provides a competitive advantage in the marketplace.
The Investment Process
- GoldOller will identify assets that are underutilized, have operational inefficiencies, or have below‐market rents
- Initial Sponsorship approval is sought and granted or rejected
- GoldOller will assess the opportunity through rigorous due diligence, forecasting, and evaluation of all possible scenarios. This includes standard 3rd party reports and in‐site review
- Key principles will visit the property
- GoldOller will capitalize with the most advantageous debt/equity structuring available
- GoldOller will co‐invest with equity partner in the property
- GoldOller will enhance the property's value with intensive post‐acquisition management, leasing, marketing, or redevelopment using our vertically integrated team
- GoldOller will monetize investments in a timely and opportunistic manner after an asset reaches its full value potential
Investment Parameters
- Below replacement cost. (We cannot build it for the prices we are paying)
- High barriers to entry. (It is difficult to get into the market and there is limited competition)
- Maximization of rents through capital improvement plans. (We will modernize the properties to justify higher rents)
- Increase cash flow through operational savings and efficiencies. (Our Property Managers will implement cost controls, staff reductions and better purchasing)
- Focus on properties with financing capabilities, current and future. (We will only buy properties that are financeable)