Real estate · Syndication deck
Syndication pitch decks for sponsors raising from passive investors.
Passive investors in a syndication are trusting a sponsor with a single deal. They read the deck for three things: is the deal sound, is the plan believable, and has this sponsor done it before.
Fixed prices. No calls: you brief us in writing and comment in writing.
Slide 2
A value-add deal bought below replacement cost
Illustration only. Any figures are invented for this sample slide.
Who reads it
Accredited individual investors, often reading on a phone before an investor webinar or a call with your team.
Turnaround
5 business days for a design rebuild; 3 business days for an audit.
How it differs
How a syndication deck differs from a general pitch deck
A startup deck sells a company's future growth. A syndication deck sells one property and one sponsor. Investors buy a share of an entity that owns the asset, so the deck must show the purchase price, loan terms, fees and the distribution waterfall, none of which a startup deck needs. Returns are projected cash flows with stated assumptions, not a market-size story. The reader is often an individual, reading on a phone, deciding within a short window before the raise closes. Securities rules, applied by your counsel, also shape who may see the deck and how it is shared.
Slide by slide
What goes in a syndication deck
- 01
Deal summary
Property, location, purchase price, total raise, minimum investment and hold period on one slide.
- 02
The asset
Photographs, unit or tenant mix, condition and the submarket.
- 03
Business plan
Value-add steps, timeline and budget for each step.
- 04
Sources and uses
Equity, senior debt and fees against purchase, renovation and reserves.
- 05
Projected returns
IRR, equity multiple and cash-on-cash by year, with the assumptions beside them.
- 06
Distribution waterfall
Preferred return, splits and exactly how the sponsor is paid.
- 07
Sponsor track record
Past deals with realized outcomes and your role in each.
- 08
Risks
Market, financing and execution risks, and how each is managed.
The questions behind every slide
What readers of a syndication deck ask
Each answer names the slide or document where it belongs. If a question has no home in your deck, the reader will ask it in writing, or stop reading.
- 1
How much of the sponsor's own money is in the deal?
State the sponsor's co-investment as its own line in the sources and uses table, and say whether it is cash or fees rolled into equity.
- 2
At what occupancy does the property stop covering its loan payments?
Show break-even occupancy in a small box on the projected returns slide, with the full sensitivity table in the appendix.
- 3
Could there be a capital call, and what happens if I do not fund it?
The risks slide should name the reserves held for this and point to the operating agreement, whose terms your counsel sets.
- 4
Is the loan fixed or floating, and when does it mature?
Put rate type, term, maturity, any rate cap and interest-only period beside the senior debt line in sources and uses.
- 5
Has the sponsor taken a deal full cycle, and what was the weakest one?
The track record slide should mark each deal sold or still held and include the one that fell short, with what changed afterward.
- 6
When do distributions start, and how will I hear about the property?
A reporting slide near the end should state report frequency, distribution frequency and when tax documents usually arrive.
- 7
Is this offered under Rule 506(b) or 506(c), and must I prove I am accredited?
Your counsel decides the exemption; the deal summary slide and the cover note should state it in the words counsel provides.
- 8
Who runs the property day to day?
Name the property manager on the business plan slide, in-house or third party, with the similar properties it runs now.
Headline rewrites
Slide titles that say something.
A reader skims headlines first. A label tells them the topic; a sentence tells them the point. Bracketed figures are placeholders for your own numbers.
Before
Deal Overview
After
We are buying [X] units at $[X]K per unit, below recent sales nearby
Before
Sponsor Fees
After
Every sponsor fee is on this page: [X] fees, about $[X] over the hold
Before
Track Record
After
[X] of our [X] past deals have sold, and every figure here is realized
What we fix
Faults we see in syndication deck drafts
Returns stated without the assumptions behind them.
Fees scattered across slides instead of shown in one place.
A track record of addresses with no outcomes.
The minimum investment and timeline left until the last slide.
What you receive
Documents we produce
- Investor deck
- One-page deal summary
- Webinar presentation version
- Teaser for your investor list
Every file is delivered editable, in PowerPoint, Google Slides or Keynote, with a PDF for sending. A syndication deck rebuild starts at $3,500; the full Raise Set with one-pager and teaser is $10,000.
Format
Length, versions and appendix
- Length
- A send-ahead deck for one syndication commonly runs about 15 to 25 slides. The webinar version is often shorter, with detail moved to the appendix.
- Send-ahead version
- A locked PDF with a version date on the cover, sent only in the way your counsel's offering rules allow, plus the one-page deal summary.
- Presented version
- On a webinar, show the deal summary and the waterfall early, keep one idea per slide, and leave time at the end for questions.
What belongs in the appendix
- Rent or sale comparables in full
- Detailed sources and uses
- Sensitivity table for rents, occupancy and exit cap rate
- Loan term summary
- One page per prior deal
- Team biographies
Before you send it
Syndication deck checklist
- Every fee name and amount matches the operating agreement wording.
- Each return figure matches the current version of the model.
- Raise amount, minimum investment and close date match across deck, one-pager and webinar version.
- Every chart labels realized and projected figures separately.
- Loan terms match the latest term sheet or commitment letter.
- Photographs show the actual property and carry a date; renderings are labeled as renderings.
- The deck reads cleanly at phone width, since many investors open it on a phone.
- Your counsel has reviewed the deck, and the disclaimer text is theirs, unedited.
Glossary
Terms used in a syndication deck
- Preferred return
- A return investors receive on their capital before the sponsor shares in profits.
- Capital call
- A request for investors to put in more money after closing, made only as the operating agreement allows.
- Accredited investor
- An investor who meets income or net worth tests set by the SEC; many private offerings are limited to them.
- Break-even occupancy
- The share of units that must be rented for income to cover operating costs and loan payments.
- Acquisition fee
- A one-time fee the sponsor charges at closing for finding, negotiating and financing the deal.
- Schedule K-1
- The tax form a partnership or LLC sends each investor showing their share of income, losses and deductions.
Your written brief
What to send us for a syndication deck
No call needed. Send what you have; missing items are listed in our written reply, and nothing is invented to fill a gap.
- 01Underwriting model, with the tabs that feed the deck marked
- 02Fee and waterfall terms from the operating agreement or term sheet
- 03Broker offering memorandum, property photographs and site plan
- 04Loan term sheet or commitment letter
- 05Past deals with dates, role and outcome for each
- 06Team biographies and headshots
- 07Offering exemption, raise amount, minimum and close date, as counsel confirms
- 08Disclaimer text from your counsel
Packages
Four packages, fixed prices.
Deck Audit
$1,500
3 business days
A written verdict on the deck you have, before you send it to anyone.
- Slide-by-slide notes inside your file
- The fixes that matter most, in order
- Story, numbers and design, each assessed
- The investor questions your deck leaves open
One deck, up to 20 slides. No redesign included.
Choose Deck AuditInvestor Finish
$3,500
5 business days
Your draft, rebuilt to investor standard. Design only.
- Up to 15 slides rebuilt
- Charts redrawn from your data
- Your brand applied throughout
- One written revision round
- Editable PowerPoint, Google Slides or Keynote
Design only: your wording and slide order stay as they are.
Choose Investor FinishFinish + Story
$6,500
8 business days
We restructure the argument, rewrite the headlines, then rebuild the deck.
- Up to 20 slides
- Narrative restructured from your draft and notes
- Headlines rewritten as full-sentence points
- Send-ahead PDF version
- Two written revision rounds
We work from your facts. No market research or financial modeling.
Choose Finish + StoryRaise Set
$10,000
12 business days
Everything a raise needs, in one matching set.
- Up to 30 slides plus appendix
- Investor one-pager
- Short teaser version for cold outreach
- Three written revision rounds
- All source files
No investor introductions, fundraising or legal advice.
Choose Raise SetNot included in any package: Calls or meetings · Market research · Financial modeling or valuation · Investor introductions · Fundraising, legal or securities advice. Extra slides and extra revision rounds are quoted in writing before we start them.
Questions, answered.
Is a syndication deck the same as the offering documents?+
No. The deck summarizes the deal. The private placement memorandum and subscription agreement are legal documents prepared by your attorney.
How do you show the waterfall?+
As a stepped diagram drawn from your operating agreement: what investors receive first, then how profits split at each tier.
Can the deck be used on a webinar?+
Yes. Raise Set includes a presentation version with less text for live use.
How much does a pitch deck cost here?+
A written Deck Audit is $1,500. Investor Finish, a design rebuild of up to 15 slides, is $3,500. Finish + Story, with the argument restructured, is $6,500. Raise Set, up to 30 slides with a one-pager and teaser, is $10,000.
How long does it take?+
Three business days for an audit, five for Investor Finish, eight for Finish + Story and twelve for Raise Set, counted from payment and a complete brief.
Is there a call?+
No. No package includes a call or meeting. You brief us in writing and comment in writing.
What do I need to send?+
Your draft deck in any editable format, or notes if you chose a package with writing, plus a few lines on who will read it and what you are asking for.
How do I pay?+
By card, through a secure payment link we send once scope and delivery date are confirmed in writing.
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Further reading
Sources we read when writing this page. General information only; not legal, tax or investment advice.
Have a draft? Send it today.
Choose a package, link your deck and write a few lines about who it is for. You get scope, a delivery date and a payment link in writing.