Alternative Investments Flashcards
78-80
What are Alternative Investments?
- Alternative investments comprise various types of investments that do not fall under the heading of traditional investments, which refers to long- only investments in cash or publicly traded stocks and bonds.
- include hedge funds, private equity funds, and various types of real estate investments. Alternative investments typically are actively managed and may include investments in commodities, infrastructure, and illiquid securities.
Benefits of including alternative investments in a portfolio
- Risk reduction from diversi fication (due to low correlations of alternative investments with traditional investments)
- Possible higher returns from holding illiquid securities, and from markets for some alternative investments possibly being less eff icient than those for traditional investments.
Differentiating Features of Alt Investments
- More specialized knowledge required of investment managers
- Relatively low correlations with returns of traditional investments
- Less liquidity of assets held
- Longer time horizons for investors
- Larger size of investment commitments
As a result of the features, alt inv have the following characetristics
- Investment structures that facilitate direct investment by managers
- Information asymmetry between fund managers and investors, which funds typically address by means of incentive-based fee structures
- Dif ficulty in appraising performance, such as more problematic and less available historical returns and volatility data
Correlations of returns on alts & traditional inv may increase significantly during…
periods of economic stress
Classification of Alternative Investments
- Private Capital
- Real Assets
- Hedge Funds
Private Capital
- Includes private debt & private equity
Private Debt
Private debt funds may make loans directly to companies, lend to early-stage f irms (venture debt), or invest in the debt of firms that are struggling to make their debt payments or have entered bankruptcy (distressed debt).
Private Equity
Funds that invest in the equity of companies that are not publicly traded, or in the equity of publicly traded firms that the funds intend to take private.
These firms are often in the mature or decline stages of their industry life cycle.
Leveraged buyout (LBO) funds use borrowed money to purchase equity in established companies and comprise most private equity investment funds.
Venture capital funds invest in young, unproven companies at the start-up or early stages in their life cycles.
Real Assets
include real estate, infrastructure, natural resources, and other assets such as digital assets:
Real Estate
- Include residential or commercial properties, as well as real estate–backed debt.
These investments are held in various structures, including full or leveraged ownership of individual properties, individual real estate–backed loans, private and publicly traded securities backed by pools of properties or mortgages, and limited partnerships.
Natural resources
- include commodities, farmland, and timberland.
- Commodities: own physical commodities, commodity derivatives, or the equity of commodity-producing firms. Some funds seek exposure to the returns on various commodity indices, often by holding derivatives contracts (futures) that are expected to track a specif ic commodity index.
- Farmland: can produce income from leasing the land out for farming or from raising crops or livestock for harvest and sale.
- Timberland: investment involves purchasing forested land and harvesting trees to generate cash flows.
Infrastructure
- refers to long-lived assets that provide public services.
- These include economic infrastructure assets (e.g., roads, airports, and utility grids) and;
- social infrastructure assets (e.g., schools and hospitals).
While often financed and constructed by government entities, infrastructure investments have more recently been undertaken by public-private partnerships, with each holding a signi ficant stake in the infrastructure assets.
Various deal structures are employed, and the asset may revert to public ownership at some future date.
Other Real Assets
include collectibles such as art, intangible assets such as patents, and digital assets such as cryptocurrencies.
Hedge Funds
HFs are investment companies typically open only to quali fied investors.
These funds may use leverage, hold long and short positions, use derivatives, and invest in illiquid assets.
Managers of hedge funds use many different strategies in attempting to generate investment gains.
They do not necessarily hedge risk, as the name might imply.
Fund Investing
- Refers to investing in a pool of assets alongside other investors, using a fund manager who selects and manages a pool of investments using an agreed-upon strategy.
- In this case, the individual investors do not control the selection of assets for investment or their subsequent management and sale.
- The manager typically receives a percentage of the investable funds (management fee) as well as a percentage of the investment gains (incentive fee).
Term Sheet
A fund’s term sheet describes its investment policy, fee structure, and requirements for investors to participate.
Direct investing
Direct investing refers to an investor that purchases assets itself, rather than pooling its funds with others or using a specialized outside manager. Larger, more knowledgeable investors may purchase private companies or real estate directly.
Co-Investing
- Investor contributes to a pool of investment funds (as with fund investing) but also has the right to invest, directly alongside the fund manager, in some of the assets in which the manager invests.
- Compared to fund investing, co- investing can reduce overall fees while benef iting from the manager’s expertise.
- Co-investing also can provide an investor with an opportunity to gain the skills and experience to pursue direct investing.
- For a fund manager, permitting co-investment may increase the availability of investment funds and expand the scope and diversi fication of the fund’s investments.
Advantages & Disadvantages of Direct Investing
+
- no fees to outside managers
- investor has more control over investment choices
- Possibility of less diversif ication across investments
- higher minimum investment amounts
- greater investor expertise required to evaluate deals
- perform their own due diligence.
Role of Limited Partnerships in Alts
- Alternative investments are often structured as limited partnerships.
- the general partner (GP) is the fund manager and makes all the investment decisions.
- The limited partners (LPs) are the investors, who own a partnership share proportional to their investment amounts.
- The LPs typically have no say in how the fund is managed and no liability beyond their investment in the partnership.
- The GP takes on the liabilities of the partnership, including the repayment of any partnership debt.
- Partnerships typically set a maximum number of LPs that may participate.
- LPs commit to an investment amount, and in some cases, they only contribute a portion of that initially, providing the remaining funds over time as required by the GP (as fund investments are made).
- General partnerships are less regulated than publicly traded companies
- Limited partnership shares are typically only available to accredited investors—those with suff icient wealth to bear signi ficant risk and enough investment sophistication to understand the risks.
Limited Partnership Agreement
The rules and operational details that govern a partnership are contained in the limited partnership agreement.
Side Letters
- Special terms that apply to one limited partner but not to others can be stated in side letters.
- For example, an LP might negotiate an excusal right to withhold a capital contribution that the GP would otherwise require.
- Some limited partners may require that special terms offered to other LPs also be offered to them.
- This is known as a most-favored-nation clause in a side letter.
Master Limited Partnership (MLP
While most alternative investment limited partnership holdings are illiquid, a fund may be structured as a master limited partnership (MLP) that can be publicly traded. Master limited partnerships are most common in funds that specialize in natural resources or real estate.
Fees Structure
- Management fees (1-2% of fund’s net assets), earned regardless of performance (For PE - calculated as % of committed capital)
- Performance Fee or Incentive Fee: AKA Carried Interest - % of profits on funds investments
Committed Capital
- Committed capital is typically not all invested immediately; rather, it is “drawn down” (invested) as securities are identif ied and added to the portfolio.
- usually drawn down over three to five years, but the drawdown period is at the discretion of the fund manager.
- portion not yet been drawn down is referred to as dry powder.
- The reason for basing management fees on committed capital is that otherwise, the fund manager would have an incentive to invest capital quickly instead of selectively.
Performance Fees
- Portion of pro fits on fund investments.
- Most often, the partnership agreement will specify a hurdle rate (or preferred return) that must be met or exceeded before any performance fees are paid. Hurdle rates can be def ined in two ways: either “hard” or “soft.”
- If a soft hurdle rate is met, performance fees are a percentage of the total increase in the value of each partner’s investment.
- With a hard hurdle rate, performance fees are based only on gains above the hurdle rate.
- Typically, performance fees are paid at the end of each year based on the increase in the value of fund investments, after management fees and other charges, which may include consulting and monitoring fees that are charged to individual portfolio companies.
Catch-Up Clause
A catch-up clause in a partnership agreement is based on a hurdle rate and is similar in its effect to a soft hurdle rate. Consider a fund with returns of 14%, a hurdle rate of 8%, and a 20% performance fee. A catch-up clause would result in the first 8% of gains going to the LPs and the next 2% going to the GP, allowing the GP to “catch up” to receiving 20% of the first 10% of gains. After the catchup, further gains are split 80/20 between the LPs and the GP.
High Watermark
- No performance fee is paid on gains that only offset prior losses.
- Thus, performance fees are only paid to the extent that the current value of an investor’s account is above the highest net-of-fees value previously recorded (at the end of a payment period).
- This feature ensures that investors will not be charged performance fees twice on the same gains in their portfolio values.
- Because investors invest in a fund at different times, they each may have a different high-water mark value.
Waterfall
- A partnership’s waterfall refers to the way in which payments are allocated to the GP and the LPs as pro its and losses are realized on deals.
- It can be a deal-by-deal waterfall or American Waterfall
- or a whole-of-fund waterfall or European Waterfall
Deal-by-Deal Waterfall or American Waterfall
- Pro its are distributed as each fund investment is sold and shared according to the partnership agreement. This favors the GP because performance fees are paid before 100% of the LPs’ original investment plus the hurdle rate is returned to them.
Whole-of-fund waterfall or European Waterfall
The LPs receive all distributions until they have received 100% of their initial investment plus the hurdle rate (typically after all fund investments have been sold).
clawback provision
- Stipulates that if the GP accrues or receives incentive payments on gains that are subsequently reversed as the partnership exits deals, the LPs can recover previous (excess) incentive payments.
- With a deal-by-deal waterfall, successful deals might be exited initially, while losses are realized later.
- A clawback provision would allow the LPs to recover these performance fees to the extent that the subsequent losses negate prior gains on which performance fees had been paid.
Where does additional risks in alts come from?
- Timing of cash lows over an investment’s life cycle
- Use of leverage by fund managers
- Valuation of investments that may or may not have observable market prices
- Complexity of fees, taxes, and accounting
Timing of Cash Flows
Three Phases
1. Capital Commitment Phase
2. Capital Deployment Phase
3. Capital Distribution Phase
Capital Commitment Phase
- A fund’s managers are identifying investments and making capital calls from the partners. (from Committed capital)
- Managers make capital calls as they identify investments for which they require cash.
- Because of these cash out flows and the long-term nature of the typical investments, returns tend to be negative during the capital commitment phase.
Capital Deployment Phase
- During the capital deployment phase, the managers fund, and often involve themselves directly in, the f irms or projects in which they invest. - Returns typically remain negative in this phase, especially if the investments are in start-up companies or troubled f irms that the managers are attempting to turn around.
Capital Distribution Phase
If the fund’s investments succeed and begin to generate income and cash f lows, the fund enters a capital distribution phase during which its returns turn positive and accelerate.
J-Curve Effect
- Ref lects the norm of negative returns in the capital commitment phase, followed by increasing returns in the capital deployment phase and maximum returns in the capital distribution phase. Returns may reach a plateau toward the end of a fund’s life as the managers exit any remaining investments.
- IRR on y-axis and Time on x-axis