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Real Estate Syndication, PPM Drafting & FSBO Guidance
Bouvette & Young LLP advises sponsors, investors, and owners across Wisconsin on compliant syndications, investor-ready Private Placement Memorandums (PPMs), and streamlined For Sale By Owner (FSBO) transactions. We combine securities compliance with real estate deal craft—so you can move from idea to closing with confidence.
- Entity structuring for CRE syndications (LLC/LP/Series)
- Reg D pathways (506(b) / 506(c)) and Wisconsin Blue Sky filings
- Investor-ready PPMs + subscription docs + operating agreements
- FSBO contracts, statutory disclosures, title/closing coordination
- Market insights to position your deal in today’s WI market
What Is a Commercial Real Estate Syndication?
A syndication pools capital from multiple investors to acquire, develop, or reposition income-producing property. A sponsor (also called the manager or general partner) sources the deal, arranges debt, oversees operations, and communicates with investors. Investors typically receive preferred returns and profit splits, while the sponsor may earn acquisition, asset management, and disposition fees plus a promote (carried interest).
Core Building Blocks
- Deal entity & operating agreement
- Investor offering (Reg D 506(b) or 506(c))
- PPM, subscription agreement & investor questionnaire
- Bank & title coordination; closing checklist
Compliance First
We map the securities exemption, file required notices, and align marketing practices with your exemption to reduce regulatory risk.
Aligned Economics
We model waterfalls, preferred returns, catch-up mechanics, and fee disclosures so incentives are clear and investor materials match the governing documents.
PPM Drafting: Investor-Ready & Reg D Aligned
Your Private Placement Memorandum is more than a risk list—it’s the definitive source for your offering terms. Our PPMs are drafted so they cross-check cleanly with the operating agreement and subscription documents, minimizing closing friction.
What We Deliver
- PPM tailored to 506(b) or 506(c) offering
- Operating Agreement (company/manager-led)
- Subscription Agreement & Investor Questionnaire
- Form D filing & Wisconsin Blue Sky notice (as applicable)
- Marketing guardrails & communications cadence
Why It Matters
- Aligns investor expectations with governing documents
- Demonstrates professionalism & transparency
- Reduces post-commitment revisions and closing delays
- Supports diligence with lenders and co-GPs
For Sale By Owner (FSBO) Transactions – Done Right
We represent FSBO sellers and buyers to streamline contract formation, required Wisconsin disclosures, earnest money handling, title and survey review, and closing logistics. Our fixed-fee options help you maintain cost control while getting experienced counsel at each step.
Seller Support
- Offer/Counteroffer drafting & negotiation
- WI disclosure forms & addenda
- Title, survey & payoff coordination
- Closing statements & deed preparation
Buyer Support
- Offer strategy & contingencies
- Inspection, appraisal & financing timelines
- Title review & defect cure pathways
- Assignment and entity purchase options
Why Use Counsel in FSBO?
Avoid missed deadlines, incomplete disclosures, and deed/title errors. We quarterback the process so you can focus on your move or next investment.
Why Bouvette & Young LLP
Real Estate + Securities
Few firms bridge both disciplines. We draft the offering documents and the deal documents so they fit together—no contradictions between the PPM and operating agreement.
Clarity on Fees & Timeline
We offer transparent, phase-based fees and a closing roadmap with clear checkpoints for sponsors and investors.
Wisconsin Focus
Local knowledge of state disclosures, customary practices, and filing requirements helps prevent last‑minute surprises.
Our Process
- Strategy Call: Scope your goals, timeline, and capital stack.
- Structure & Exemption: Choose LLC/LP design and Reg D pathway; outline Blue Sky steps.
- Documents: Draft PPM, OA, Sub Docs, investor questionnaire; coordinate Form D filing.
- Marketing Guardrails: Align pitch materials and investor communications with your exemption.
- Closing: Title, lender, and escrow coordination; finalize cap table and consents.
- Post‑Closing: Reporting cadence, K‑1 roadmap, major decision approvals.