Expertise. Diligence. Professionalism. Ethics. Care.
These are words you will hear often from Rainier. Investors work hard to earn the money placed with us, and we take seriously the job of caring for our investors and assets under management.
TENANT IN COMMON (TIC) 1031 EXCHANGE PROGRAM
TIC programs bring together a group of 1031 Exchange investors, each of whom purchases an undivided fractional interest in commercial real estate through a securities offering. TIC programs enable the average investor to own institutional quality real estate managed by a professional real estate firm and provide a vehicle to enable diversification for investors who can spread their exchange funds among more than one TIC program.
Rainier’s TIC programs are considered to be some of the most attractive in the market because we put in place a sound financial structure to provide superior and predictable risk-adjusted returns while preserving capital and creating an opportunity for appreciation during a defined investment period. Rainier offers stabilized or near-stabilized properties that are well located in major metropolitan areas throughout the U.S.
INCOME AND GROWTH FUNDS
Rainier’s offerings for the real estate investor include diversified Funds for both the income-oriented investor as well as the investor seeking capital appreciation. Diversification occurs not only through investing in a variety of projects thereby limiting concentration risk, but we also diversify across property profiles in a mix of stabilized properties, value enhancement opportunities and niche development opportunities. By seeking out prudent investments in each of these categories, we are able to increase the overall yield to our investors while continuing to emphasize our primary goal of capital preservation.
Rainier Income and Growth Funds are not typical “blind” pools. We limit their size so that we can be fully invested quickly and deliver yield from day one. We continually have a pipeline of opportunities, and since we do not have excessive capital to invest, we have no need to lower our standards and invest in inferior product. Our Funds are well-suited to the sophisticated investor seeking a secure, low-cost real estate opportunity fund.
CUSTOM 1031 PROGRAM
This program is designed to appeal to individual investors seeking replacement property for their 1031 tax-deferred exchanges without the multiple-investor TIC structure. Rainier is adept at meeting the strict rules for completing these exchanges, including the often-difficult 45-day time frame to identify a property that has the right debt and equity characteristics to meet the 1031 exchange requirements. Rather than scouring the market for third-party deals that are often difficult and timely to negotiate, structure and finance, investors can leverage Rainier’s sourcing of these properties with customized debt identified and due diligence underway. The investor truly has a "menu" of options to customize the replacement property transaction and Rainier’s services.
Rainier’s custom 1031 program primarily focuses on stabilized income-producing properties. Property types are typically single-tenant NNN real estate and include professionally managed office and retail properties through the United States. Transactions typically range from $3 million to $10 million.
PARTICIPATING DEBT AND EQUITY PROGRAMS
Rainier’s participating debt and equity offerings are structured around a specified property or portfolio and provide a competitive current yield coupled with participation in the ultimate profits of the project or portfolio. Rainier's partners in these offerings include some of the largest and most respected companies in the real estate industry as well as boutique development firms serving niche markets.
Participating debt transactions are typically structured as notes to avoid UBTI and provide access to IRA’s and other qualified plans. Key factors of our participating debt programs include an above-market current yield, senior position in the capital structure after the first mortgage and preservation of capital.
Rainier also develops specific equity programs when a unique opportunity exists to achieve high returns over a defined holding period.
