The Structure
A transparent, step-by-step walkthrough of how this syndication works — from building our investor group through to your final distribution. This is designed for people who know and trust me personally, and want to understand exactly what they're getting into.
A Note from Brad
I want to be straightforward with you. This offering is not being marketed to strangers on the internet. It is being shared with my personal network — friends, family, and people I have a genuine relationship with — who are interested in participating in real estate alongside me.
I have been buying and managing residential real estate since 2012 — starting with condos, then triplexes, building up to 7 rental units across BC. Real estate has been a consistent part of how I build long-term wealth. I understand tenants, cash flow, financing, and the day-to-day reality of owning income property.
What I am doing now is taking that experience to the next level — moving from condos and triplexes into a larger multifamily apartment building (8–15 units), structured as a formal syndication so that people I trust can invest alongside me. This will be my first deal at this scale, and I am being completely transparent about that.
"I'm not asking you to trust a fund manager you've never met. I'm asking you to consider investing alongside someone you already know — in an asset class I've been building in for over a decade."
— Brad Samuels, Foundationz Real Estate Group
The Process
Notice that investor education and soft commitments come before we go looking for a property. This is intentional — and it is the right way to do this.
Stage 1
Now — Ongoing
Before a single property is identified, I am having honest conversations with my personal network — sharing what a syndication is, how the structure works, what the risks are, and what the opportunity looks like. This website is part of that process. There is no pressure and no commitment required at this stage. The goal is simply to make sure everyone who might invest is fully informed.
Stage 2
Months 1–3
As conversations progress, interested investors submit an Expression of Interest — a non-binding indication of how much they would consider investing. This is not a legal commitment. It simply helps me understand how much capital I can realistically deploy, so I can target the right size of property. Once I have $1.5M–$2M in soft commitments from people I trust, I am ready to begin the deal search.
Stage 3
Months 3–6
With a clear picture of available capital, I actively source properties in BC and Alberta through brokers, direct outreach, and my network. I am looking for an 8–15 unit walk-up apartment building that fits our investment criteria — below-market rents, value-add potential, strong local rental demand, and a price point that allows for a compelling return structure. I will not rush this step.
Stage 4
Months 5–7
Once the right property is identified, I submit a non-binding Letter of Intent (LOI) to the seller. This gives us a 30–60 day window to complete full due diligence — physical inspection, financial review, environmental assessment, and legal work. Our securities lawyer prepares the Offering Memorandum (OM), which is the formal legal document that all investors will review and sign before committing capital.
Stage 5
Month 7–8
Soft-committed investors receive the Offering Memorandum and make their final decision. Those who proceed sign subscription agreements and fund their capital into a trust account. Once the raise is complete and financing is in place, the syndicate closes on the property. Every investor receives a proportional ownership interest in the LLC that holds the asset.
Stage 6
Years 1–8
I manage the property — executing the value-add business plan, optimizing rents, maintaining the building, and communicating regularly with investors. Quarterly cash flow distributions are paid to all LPs. Annual financial statements are provided. At the end of the target hold period (approximately 8 years), the property is sold and all proceeds are distributed per the waterfall structure: return of capital first, then preferred return, then profit split.
The Two Roles
A syndication has two types of participants. Here is exactly what each role means — and what you can expect as an investor.
General Partner (GP)
As the GP, I do all the work. My responsibilities include:
Limited Partner (LP)
As an LP, your role is entirely passive. You contribute capital and receive returns. That's it.
Further Reading
A short explainer on how the GP/LP structure works in a real estate syndication.
Return Structure
The "waterfall" is the order in which money flows to investors and the GP. Investors are always paid first. The GP only participates in profits after investors have received their preferred return. This structure aligns my incentives completely with yours — I only do well if you do well.
The profit split for this offering is 80% to LPs / 20% to GP. These terms are fixed before the raise opens and stated in full in the Offering Memorandum.
All LP investors receive 100% of their original invested capital back before any profits are distributed. Your principal is the first priority.
After capital is returned, LPs receive their accrued preferred return — a target of 5–6% per year on their invested capital, calculated from the date of investment.
The GP receives a catch-up distribution until the GP has received a proportional share of total profits, consistent with the 80/20 split.
Remaining profits are split 80% to LP investors and 20% to the GP as promoted interest (carry). The GP earns this only after all investors have received their capital back plus their full preferred return.
Transparency on Fees
I believe in full transparency on how the GP is compensated. These fees are standard in the industry and will be clearly disclosed in the Offering Memorandum.
Paid at closing
1–2% of purchase price
A one-time fee paid to the GP for sourcing, underwriting, negotiating, and closing the deal.
Paid monthly
1–2% of gross revenue
An ongoing fee for managing the property, overseeing operations, and handling investor relations throughout the hold period.
Paid at exit
1% of sale price
A one-time fee paid to the GP for managing the sale process — broker selection, negotiations, and closing.
Paid after preferred return
20% of profits above preferred return
The GP earns 20% of profits after all LPs have received their capital back plus their full preferred return. LPs keep 80%. This is the primary GP incentive — I only earn this if you do well first.
Ready to Learn More?
Submit an Expression of Interest below. This is completely non-binding — it simply lets me know you are interested and ensures you receive the Offering Memorandum when it is ready. You can ask me any questions directly at any point.