Reading 24 Alternative Investments Portfolio Management Flashcards
Alternative investment Examples
- Real estate
- Private equity
- Commodies
- Hedge funds
- Managed futures
- Distressed securities
Alternative investments by the primary role they usually play in portfolios
- Not easily accessible through traditional stock and bond investments: real estate and (long-only) commodities
- Specialized investment strategies run by an outside manager: hedge funds and managed futures (any value added by such investment is typically heavily dependent on the skills of the manager)
- Combine features of the prior two groups: private equity funds and distressed securities
Due diligence for active manager
- Market opportunity
- Investment process
- Organization
- People
- Terms/structure
- Service providers
- Documents
- Write-up
Core–Satellite Investing
A traditional core–satellite perspective:
- Competitively priced assets, such as government bonds and/or large-capitalization stocks, in the core.
- Core may be managed in a passive or risk-controlled active manner
- Satellite ring would go play special roles, such as to add alpha or to diminish portfolio volatility via low correlation with the core
Indirect investment in Real Estate
- Companies engaged in real estate ownership, development, or management
- REITs
- CREFs: vehicles for substantial commingled investment
- Separately managed accounts
- Infrastructure funds
Size of the Real Estate Market
Estimates have been made that real estate represents one-third to one-half of the world’s wealth, although figures are hard to document.
Benchmarks in Real Estate
- Direct investment: National Council of Real Estate Investment Fiduciaries (NCREIF) Property Index.
- Issue: tendency to underestimate volatility in underlying values
- Methods have been developed to “unsmooth” or correct for this bias
- Indirect investment: NAREIT
Investment Characteristics of Investing in Real Estate
- Lack of liquidity, large lot sizes, relatively high transaction costs, heterogeneity, immobility, and relatively low information transparency
- Appraisal-based valuations are necessary
- Market and economic factors affect real estate
- Real estate values are affected by idiosyncratic variables, such as location
- Complete diversification in real estate can be achieved only by investing internationally
Advantages and disadvantages of direct equity real estate investing
Advantages
- Benefit from tax subsidies
- More financial leverage
- Real estate investors have direct control over their property
- Values of real estate investments in different locations can have low correlations
- Relatively low volatility
Disadvantages
- Not easy to divide into smaller pieces
- Cost of acquiring information is high because each piece of real estate is unique
- High commissions
- Substantial operating and maintenance costs
- Risk of neighborhood deterioration
- Any income tax deductions that a taxable investor in real estate may benefit from are subject to political risk
The Role of Real Estate as a Diversifier
- Real estate not highly correlated to other assets
- Benefits may disappear when hedge funds and commodities are added to the portfolio
Diversification within Real Estate Itself
- Asset type (office vs. apartment)
- Equity real estate returns generally have been found not to follow a normal distribution
- Direct market exhibits a high degree of persistence in returns
Private Equity
- Private equity refers to any security wjere capital is raised via a private placement rather than through a public offering
- Securities are generally offered for sale to either institutions or high-net-worth individuals (accredited investors)
PIPE
Private Investment in Public Entity (PIPE) - through a PIPE, an investor makes a relatively large investment in a company, usually at a price less than the current market value.
Private placement memorandum
Private placement memorandum - a document used to raise venture capital financing when funds are raised through an agent
Issuers of venture capital include (Demand for Venture Capital)
Issuers of venture capital include the following:
- Formative-stage companies: newly formed companies, to young companies beginning product development (“start-ups”), to companies that are just beginning to sell a product.
- Expansion-stage companies: young companies that need financing for expanding sales, to established companies with significant revenues (middle-market companies), to companies that are preparing for an IPO of stock.
Financing stages
Early-Stage Financing
- Seed—generally, seed money is a relatively small amount of money provided to the entrepreneur
- Start-up—company has been formed and an idea has been proven but the company needs money to bring the product or idea to commercialization. This is a pre-revenue stage.
- First stage—company must have made progress from earlier stages to warrant an investment
Later-Stage Financing:
- This is the financing of promising companies that need funds for expanding sales.
The Exit
- merger with another company;
- acquisition by another company (including a private equity fund specializing in this); or
- an IPO by which the company becomes publicly traded.
! Issuers of venture capital include formative-stage companies that are either new or young and expansion-stage companies that need funds to expand their revenues or preparefor an IPO.
Middle-market buy-out funds
Purchase private companies whose revenues and profits are too small to access capital from the public equity markets. The buyout fund manager seeks to add value by:
- Restructuring operations and improving management;
- Opportunistically identifying and executing the purchase of companies at a discount to intrinsic value
- Capturing any gains from the addition of debt or restructuring of existing debt
Types of Private Equity Investment
- Preferred stock
- Limited partnership and LLCs: avoid double taxation
- PE fund of funds
The compensation to the fund manager of a private equity fund
- Management fees are often in the 1.5–2.5%
- Incentive fee (carried interest): usually expressed as a percentage of the total profits of the fund
- In some funds, the carried interest is computed on only those profits that represent a return in excess of a hurdle rate (the hurdle rate is also known as the preferred return).
Historical Performance of Private Equities
Private equity returns have exhibited a low correlation with publicly traded securities, making them an attractive addition to a portfolio. However, because of a lack of observable market prices for private equity, short-term return and correlation data may be a result of stale prices.
Vintage year, vintage year effects
Make comparisons with funds closed in the same year (the funds’ vintage year)
Effects of vintage year on returns are known as “vintage year effects,” and include:
- Effects of life-cycle stage
- Influence economic conditions and market opportunities
Vintage year in the private equity and venture capital industries is a year in which the firm began making investments.
Investment Characteristics of Private Equity
- Illiquidity
- Long-term commitments required
- Higher risk than seasoned public equity
- High expected IRR required
- Limited information
A seasoned equity offering or secondary equity offering (SEO) is a new equity issue by an already publicly traded company.
VC funds and buyout funds differences
- Buyout funds are usually highly leveraged.
- The cash flows to buyout fund investors come earlier and are often steadier than those to VC fund investors.
- The returns to VC fund investors are subject to greater error in measurement.
Roles of PE in the Portfolio
- Moderately high correlation of private equity returns with publicly traded share
- Private equity bears more company-specific risk than the average seasoned public company
- Many investors look to private equity investment for long-term return enhancement.