Why Real Estate Income Funds Have Distinct Benefits for Investors

Exterior View of Apartment Buildings

By: Kay Properties and Investments, LLC

The recent fluctuations in the United States stock market have many investors looking for more conservative and less volatile investments. On top of that, traditional investment instruments like stocks and bonds are similarly not looking very attractive because of their lackluster yield performances. Therefore, more and more investors are attracted to Real Estate Income Funds.

While Kay Properties & Investments is best known for its expert-level knowledge of Delaware Statutory Trust 1031 exchange investment strategies and opportunities, the company also has a great reputation for working with nationally recognized real estate sponsors to source and structure All-Cash/Debt-Free Real Estate Income Funds for accredited investors. 

Two  Examples of Typical Real Estate Investment Funds Exclusively Offered by Kay Properties

Net Lease Income Fund 18 LLC

Property Description

Sourced by real estate sponsor, Cove Capital Investments, the “Cove Net Lease Income Fund 18” is focused on acquiring, owning, and actively managing a portfolio of single-tenant, Long-term, NNN lease, income producing tenants operating in the industrial, medical, and retail spaces throughout select United States markets. 

This Real Estate Income Fund is also targeting 8% preferred returns* with monthly distributions generated through corporate backed leases. The offering size of this fund is $50,000,000 with a minimum investment of $50,000. 

*Preferred return is not guaranteed and is subject to available cash flow. For further information about cash flow distributions from operations and capital events, please refer to the Private Placement Memorandum

Examples of the types of targeted tenants this fund seeks to acquire include: 

  • Amazon
  • FedEx Ground, Freight, and Air
  • Davita Kidney Care
  • Frito Lay
  • Wallgreens
  • UPS
  • CVS
  • Coca-Cola
  • In-N-Out Burger
  • 7 Eleven

Net Lease Income Fund 28 LLC


The Cove Multifamily Income Fund 28, LLC (the“Fund”) is a private placement real estate investment/ Regulation D, Rule 506 C offering for accredited investors only.  The Fund is targeting unlevered/debt-free multifamily assets for accredited investors. In addition the Fund has targeted monthly distributions with an 8% preferred return.*

*Preferred return is not guaranteed and is subject to available cash flow. For further information about cash flow distributions from operations and capital events, please refer to the Private Placement Memorandum

Investment Strategy 

To acquire and actively manage a diversified portfolio of debt-free multifamily assets across multiple U.S. markets that have value- add potential through physical renovations and/or operational improvements.

Sample Target Markets

  • Georgia — Atlanta, Augusta, & Columbus
  • Tennessee — Nashville, Memphis, Knoxville, & Chattanooga
  • South Carolina — Charleston, Columbia, & Mount Pleasant
  • North Carolina — Charlotte, Raleigh-Durham, & Winston-Salem
  • Ohio — Cleveland, Columbus, Toledo, & Cinncinati
  • Texas — Austin, San Antonio, Dallas-Fort Worth, & Houston

What is a Real Estate Income Fund?

In general terms, any “income fund” is simply a pool of capital that has been assembled on behalf of a group of investors. There are literally tens-of-thousands of different types of investment funds, including equity funds, bond funds, money market funds, mutual funds, and hedge funds. While direct ownership of real estate has been a popular investment for centuries, recently many investors have also started investing in real estate through participation in a fund.

A Real Estate Income Fund is a specific subset of funds that is focused exclusively on investing in potentially income-generating real estate. Real estate income funds provide another entry point for those looking to invest in large commercial or multifamily real estate portfolios. Real Estate Income Funds are particularly appealing to retail investors who want to own institutional quality real estate that would normally be out of reach for them. A Real Estate Income Fund pools capital from many investors, and then the fund’s sponsor oversees all the fund’s activities, including performing due diligence, underwriting, and property management. Investing in a Real Estate Income Fund is a great way to potentially generate passive income, gain access to institutional level assets, and avoid the responsibilities of direct ownership.

Three Distinct Benefits of Investing in a Real Estate Income Funds 


The ability to diversify in real estate funds has attracted conservative investors that want to avoid the concentration risk that often accompanies purchasing one piece of real estate. Typically, real estate investing requires a large down payment in order to obtain a loan with reasonable terms, tying up a significant portion of investors’ wealth in a single asset. Funds allow an investor to often place a smaller amount of cash into a highly diversified portfolio, therefore mitigating risk through diversification. Not only do funds allow investors to diversify in different pieces of real estate all over the country but investors can also diversify their investment by asset type and tenants. Funds may hold multifamily apartments, net lease commercial assets, medical, industrial, etc. Asset types can have varying market cycles. Diversifying one’s investment across asset types and geography can potentially insulate their investment from market volatility.

*Diversification does not guarantee profits or protect against losses.


An additional benefit to real estate income funds is the potential for depreciation. Many real estate income funds allow investors to depreciate their basis in the fund. The non-cash expense lowers the taxable income incurred from fund’s distributions. This may hold significant benefits for investors in high tax states such as California and New York. Investors should speak to their CPA to determine their own potential tax efficiencies from investing in real estate income funds.

Able to Optimize Both Inflationary and Deflationary Market Cycles 

Finally, the ability for funds to continue to purchase real estate over time allows investors to optimize both inflationary and deflationary market cycles. An inflationary market will theoretically drive up the value of the fund. In a deflationary cycle, the fund may continue acquiring assets, cost dollar averaging as the market retreats. Funds have the flexibility to pick up these assets at a discount. Cap rates often expand in a deflationary market, which will allow investors to potentially realize higher distributions as they wait for the market to turn around.

Additional Potential Benefits of Real Estate Income Funds

  • Passive income and/or distribution potential
  • May provide monthly cash flow and/or distributions
  • Capital appreciation/equity growth potential
  • Tax advantages through depreciation, interest deductions, and the fund itself being able to 1031 exchange proceeds from the sale of one property into another without realizing capital gains.
  • Low minimum investment amounts allow for portfolio diversification (typical minimum investment amounts are $25,000-$50,000)
  • Professional real estate expertise, including acquisition, financing, property management and asset management
  • Elimination of day-to-day management headaches

While it is almost impossible to predict what the economic future will look like, many prudent investors are posturing their portfolios to mitigate risk while optimizing their upside potential no matter which direction the market turns. As more investors learn about the potential benefits of Real Estate Income Funds, their popularity will continue to grow throughout the coming years.

Learn more about real estate investment with monthly income potential here.