How Investing in a Real Estate Fund Really Works

In this episode of The AAA Storage Podcast, host Paul Bennett to break down the mechanics of how AAA’s self-storage investment fund is structured. Paul offers a clear, step-by-step explanation—from initial investor contributions and property risk protection to the timing of returns and the careful alignment of interests between investors and sponsor. If you’ve ever wondered how real estate funds actually work or are considering a new investment, this episode provides straightforward insights and candid expertise you won’t want to miss.

Chapter Outline
(00:16) Fund Structure Fundamentals
Brandon and Paul open by explaining the basics of AAA’s fund structure, highlighting how the fund is organized with a master LLC, a manager LLC, and individual LLCs for each property. Paul outlines how this approach isolates risk and provides a flexible, modern structure compared to older partnership models.

(05:38) Investor Contributions and Ownership
Paul details how investor capital is committed, what determines ownership percentages, and how those contributions translate into indirect ownership of every property within the fund. He explains the importance of pro rata ownership and clarifies the process of capital allocation at both the fund and property levels.

(10:34) Capital Deployment and Construction Phases
The discussion covers how capital is allocated to projects, when and how equity is deployed, and the sequence of construction financing, leasing, and property stabilization. Paul explains the timeline for equity deployment, use of construction loans, and the phased approach to property build-out and occupancy targets.

(16:41) Distribution Timing and Exit Strategies
Paul describes when and how investors begin to receive returns, clarifying that distributions generally occur upon sale of properties. He differentiates between American and European waterfall structures, explaining AAA’s hybrid approach that ensures timely investor payouts and a “catch-up” calculation at the final exit to ensure fairness.

(21:21) Waterfall Mechanics and Investor Payouts
A detailed breakdown of the fund’s waterfall structure is provided, including priority of return of capital, preferred return calculations, sponsor “catch-up” provisions, and how profits are ultimately shared between investors and the sponsor. Paul emphasizes that investors are made whole before the sponsor receives its share.

(27:43) Alignment, Expertise, and Investor Support
As the discussion wraps up, Paul and Brandon stress the alignment of interests between sponsor and investors, the experience AAA brings as both manager and developer, and the resources available to guide both novice and sophisticated investors. Paul highlights AAA’s fundamental commitment to co-investment and long-term, hands-on involvement.

Keywords: self storage investing, real estate fund, investment structure, AAA Storage, waterfall distribution, risk management, investor returns

Creators and Guests

Host

Paul Bennett

Managing Director at AAA Storage

What is The AAA Storage Podcast?

Investing in self storage gives you the fundamentals and growth you need to grow your portfolio. But skip the opportunities from golf buddies and gurus—invest in a real track record. Started by John Muhich in 1993, AAA Storage has delivered 19% IRR across 90 deals, totaling $450M in exits. Listen to our expert insights on investing from the AAA Storage team. See more at aaastorageinvestments.com.