My question involves business law in the state of: Washington
I am a commercial developer in WA state, looking for capital to buy distressed properties. Two years ago I started a private equity fund, with favorable terms and a first security position for investors, but my timing was off; no money was being issued. I started a second fund last year and got it in front of all the large pension fund investment managers, but discovered that my history isn't recent enough. Most of my redevelopment activity was in the '90's, with nothing more recent. So I was denied (without prejudice).
I believe that this is a good time to buy industrial and office, and inflation is right around the corner with this unpayable national debt. (I see no choice but for the govt to monetize the debt) And I have a regular deal flow of medium and large commercial properties to be had at decent to excellent prices. But I need money.
Does anyone have experience floating a public offering? I've looked at starting a REIT, but it requires a minimum of 100 investors. Anyway, I see absolutely no benefit of a REIT over a simple LLC. I've thought about buying a public shell company and merging into it to gain the capital markets, but likely very difficult to do a Raise with only the -prospect- of owned assets. I've thought about doing a bond issue, paying high yields; I know these are very popular these days with money markets and banks paying practically zero.
I just -know- there have to be shortcuts; it's how the current big boys got where they are... I've seen it.
So how does a brother tap the massive securities market, who has an MBA in Land Use Economics, perfect credit, and deep background in development but little recent history?

