What does a private real estate investment firm near me actually do?

A private real estate investment firm like Orivant Capital Partners acquires, renovates, and resells residential, multifamily, and commercial properties, then offers qualified investors the chance to participate in individual projects through property-specific syndications rather than a pooled fund.

How do I sell a distressed or underperforming commercial property?

Orivant Capital Partners buys distressed, vacant, lender-owned, and underperforming commercial and multifamily properties directly, without requiring repairs, listings, or a traditional sale process. Owners can submit a property for review directly through the company website.

What states does Orivant Capital Partners invest in?

Orivant Capital Partners evaluates acquisition opportunities across Maryland, Virginia, Delaware, Pennsylvania, Ohio, Kentucky, North Carolina, South Carolina, and West Virginia, with a core focus on the Mid-Atlantic and an expansion focus on the Appalachian and Eastern United States.

Who can invest in a real estate syndication with Orivant Capital Partners?

Participation in each property-specific syndication depends on the terms and eligibility requirements of that individual offering, which may include accredited investor status. Interested investors should contact Orivant Capital Partners directly to review eligibility for a specific project.

Why work with Orivant Capital Partners instead of a traditional real estate fund?

Orivant Capital Partners structures each syndication around a single property rather than a blind pooled fund, giving investors visibility into the specific asset, renovation plan, and resale strategy, with hands-on oversight of acquisition, construction, and project execution.

Can I Use a Self-Directed IRA to Invest in Real Estate Syndications? | Orivant Capital Partners

Can I Use a Self-Directed IRA to Invest in Real Estate Syndications?

Yes, a self-directed IRA can invest in a real estate syndication, provided the account is held with a custodian that supports alternative assets and the investment does not involve a prohibited transaction with a disqualified person. Eligibility, funding mechanics, and tax exposure vary depending on account type, so investors should confirm specifics with their custodian and tax advisor before committing capital.

Self-Directed IRA Real Estate Syndication: Eligibility and Requirements

Investors researching self-directed IRA real estate syndication options are usually past the general curiosity stage. This is a specific mechanical question: can this particular account actually fund this particular type of investment, and what has to happen first. The short answer is yes, with real conditions attached, and this article walks through exactly what those conditions are.

Orivant Capital Partners structures qualifying acquisitions as property-specific real estate syndications, and a meaningful share of our investor base funds their participation through self-directed retirement accounts. Learn more about Orivant Capital Partners: https://bit.ly/4cDNMbI

SDIRA vs. Solo 401(k): Which Account Qualifies

Not every retirement account can hold a real estate syndication investment. The two most common vehicles are:

A self-directed IRA, held with a custodian that specifically supports alternative assets, including private real estate offerings
A Solo 401(k), available to self-employed individuals and small business owners with no full-time employees other than a spouse, which in many cases allows even broader investment flexibility and higher contribution limits than an IRA

A standard brokerage IRA, limited to stocks, bonds, and mutual funds, cannot directly fund a real estate syndication. The account must first be self-directed, meaning it is held with a custodian whose platform is built to support real estate, private placements, and other alternative assets.

An active employer-sponsored 401(k) is typically governed by that employer’s plan rules and often cannot be self-directed while you remain employed there. In most cases, funding a syndication requires either an existing self-directed IRA, a rollover from a former employer’s plan into a self-directed IRA, or a Solo 401(k) if you qualify as self-employed.

The Trustee-to-Trustee Transfer Requirement

Moving retirement funds into a self-directed account has to happen a specific way to avoid unintended tax consequences. A trustee-to-trustee transfer, sometimes called a direct rollover, moves funds directly from one custodian to another without the money ever passing through your hands.

This matters because an indirect rollover, where funds are distributed to you personally before you redeposit them, carries strict 60-day redeposit rules and mandatory withholding requirements that can trigger taxes and penalties if not handled precisely. A direct, trustee-to-trustee transfer avoids this risk entirely and is the standard, recommended method for funding a self-directed IRA intended to invest in a real estate syndication.

The general steps look like this:

Open a self-directed IRA with a custodian that supports real estate and private placement investments
Initiate a trustee-to-trustee transfer or direct rollover from your existing IRA or eligible former-employer plan
Once funds land in the new self-directed account, review the specific syndication opportunity
Direct the custodian to fund the investment on your behalf, following that custodian’s documentation process

Each custodian has its own timeline and paperwork requirements, so it is worth confirming these details directly with the custodian before assuming a specific closing date.

Avoiding Prohibited Transactions

The IRS restricts certain transactions between a retirement account and disqualified persons, which generally includes the account holder, certain family members, and entities they control. In the context of a real estate syndication, this typically means:

You cannot personally guarantee debt tied to the investment in a way that benefits you directly outside the IRA
You cannot receive personal services or compensation connected to the underlying property
You cannot use the investment property personally, even indirectly, if that use would benefit you as a disqualified person

A property-specific real estate syndication, where the IRA passively holds an ownership interest in the entity formed around one property, is generally well suited to this structure, since the IRA is a passive capital participant rather than the operator. That said, prohibited transaction rules are strict and fact-specific, and this article is not a substitute for guidance from a qualified tax or legal advisor familiar with your account and situation.

A Brief Note on UBIT and UDFI

Two tax concepts come up often with retirement account real estate investing, and they deserve at least a brief mention here.

Unrelated Business Income Tax, or UBIT, can apply when a tax-exempt account like an IRA generates income from an active trade or business rather than passive investment income. Unrelated Debt-Financed Income, or UDFI, is a related concept that can apply when the underlying investment uses debt financing, since the portion of income attributable to that leverage may be treated as taxable to the IRA even though the account itself is normally tax-advantaged.

Whether either of these applies, and to what degree, depends heavily on how a specific syndication is structured, including whether and how the property-level entity uses debt. This is a nuanced area of tax law, and any investor considering funding a syndication with retirement funds should discuss UBIT and UDFI exposure directly with their tax advisor before committing capital, since this article is educational rather than tax advice specific to your situation.

Due Diligence Still Applies

Funding an investment through a self-directed IRA does not change the underlying evaluation process. Investors should still review the sponsor’s experience, the property’s underwriting, the projected return and timeline, applicable fees, and downside risk scenarios exactly as they would with any other capital source. The retirement account structure changes how the investment is held and taxed, not whether the opportunity itself is sound.

How Orivant Capital Partners Works With SDIRA Investors

Orivant Capital Partners structures qualifying acquisitions as property-specific real estate syndications across our target acquisition states, including Maryland, Virginia, Delaware, Pennsylvania, Ohio, Kentucky, North Carolina, and West Virginia, with a core focus on the Mid-Atlantic United States and continued expansion into the Appalachian and Eastern United States region. When an eligible investor wants to fund a specific opportunity through a self-directed IRA or Solo 401(k), our team can coordinate directly with the investor’s chosen custodian alongside the investor’s own tax and legal advisors.

What Types of Properties We Acquire

Our acquisitions team evaluates properties with clear value-add potential, including single-family and small multifamily properties, larger apartment communities, distressed and underperforming commercial properties, self-storage facilities, and lender-owned, foreclosure, and tax-delinquent properties.

Target Property Acquisition Locations

We evaluate opportunities across Maryland, Virginia, Delaware, Pennsylvania, Ohio, Kentucky, North Carolina, and West Virginia, with a core focus on the Mid-Atlantic United States and expansion into the Appalachian and Eastern United States region.

Frequently Asked Questions

Can I use my current employer’s 401(k) to invest in a real estate syndication? Generally, active employer-sponsored 401(k) plans are governed by the current employer’s rules and often cannot be self-directed. A former-employer 401(k) is typically eligible for a direct rollover into a self-directed IRA, which can then fund a syndication.

What is the difference between a trustee-to-trustee transfer and a rollover? A trustee-to-trustee transfer moves funds directly between custodians without passing through your hands, avoiding the 60-day redeposit window and withholding requirements that apply to an indirect rollover.

Will my self-directed IRA owe taxes on syndication income? It depends on how the investment is structured. Passive investment income is generally not subject to UBIT, but debt-financed income within the deal, known as UDFI, may create taxable exposure. A tax advisor can confirm how a specific opportunity is likely to be treated.

Is a Solo 401(k) better than a self-directed IRA for real estate investing? It depends on your situation. A Solo 401(k) is only available to self-employed individuals without full-time employees, but where it applies, it often allows higher contribution limits and, in some cases, different UDFI treatment compared to an IRA.

Related Resources

Next Step

Investors interested in participating as a limited partner in an upcoming opportunity are encouraged to join the investor list. Orivant Capital Partners can be reached at (202) 946-6108 or Info@orivantcapital.com

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Investment Risk Disclosure

Investments offered by Orivant Capital Partners are private placements, not registered with the SEC or any state securities regulator, and are available only to qualified prospective investors who meet applicable certain requirements. These investments are illiquid: there is no public market for them, transfers are restricted, and investors should expect to hold their capital for the full multi-year duration of the investment with no right to redeem early. Because private placements are not subject to the disclosure requirements of registered offerings, the information Orivant provides, including projected returns and underwriting assumptions, has not been independently verified, and prospective investors should conduct their own independent due diligence before investing.

Real estate investments, particularly value-add and distressed strategies, carry a materially higher risk profile than many other asset classes. There is no guarantee that any investment will achieve its projected returns, and investors may lose some or all of their invested capital, including as a result of leverage, execution or repositioning delays, and broader market or economic conditions. This summary does not describe every risk of investing with Orivant Capital Partners and is qualified in its entirety by the definitive offering documents for each specific investment, which investors should review with their own legal, tax, and financial advisors before making a decision. For questions about a specific offering, contact us at info@orivantcapital.com or (202) 946-6108, or visit orivantcapital.com.

For more information on private placement investing and investor protection:

U.S. Securities and Exchange Commission: www.sec.gov
SEC Investor.gov (accredited investor definition and private placement basics): www.investor.gov
Financial Industry Regulatory Authority (FINRA): www.finra.org
North American Securities Administrators Association (NASAA), for state securities regulator contacts: www.nasaa.org