I have invested in many real estate related private investments buying limited partnership or membership interests each in the amount you propose. Here are a few of the issues I always consider which list is by no means exhaustive:
1. How well do you know the entity that will serve as the Managing Member or General Partner. As a rule I only invest with people I have known for a long time or done deals with before. I am in the real estate industry. If they lose my money I want them to feel bad about it, to be embarrassed to see me at a club or restaurant and to understand that their failure to me will be made known to others who they may count on in the future. Some guy I met once at a party could care less whether he losses my money.
2. How much money does the person that brought the deal to you have invested PERSONALLY in the deal. It should be at least what he/she is asking from you. If they are not personally in the deal move on.
3. Do you understand the underlying asset and have knowledge of the area it is located in?
4. What is the management fee/promote fee going to the GP or Managing Member. Is it market rate? Yes they are entitled to be paid. They found the deal, they will run the deal, they will finance the deal and hopefully they will sell the asset and return your investment with a gain.
5. What is the Exit Strategy and when? In other words when and how will you get your money back? Will the ownership interest be able to pass through to your estate should you die? Normally there are severe restrictions on transferability. Are you comfortable with them. Do you understand them?
6. Are you being paid income during the term of the investment and what is the internal rate of return. Does it make sense to you.
7. Read every page of the Limited Partnership Agreement or Operating Agreement. If you are not inclined to do this, or believe that you cannot understand it, take a pass. I am focused on among other things the ability of the GP or managing member to make ADDITIONAL CAPITAL CALLS (i.e. ask you for more money) or to dilute your interest. Make sure you are liable for no more than your investment and that you will not be asked to sign any form of Guaranty to a lender. You can go to a lawyer if you like but they will likely talk you out of it by only addressing the risks in a long letter that you will pay for. They have a fear that if the deal fails you will look to them. It is not their money it is your money. You must understand the deal not the lawyer.
8. How much money does the GP or Managing Member have invested in the deal. How likely will they be willing to walk from the investment (and you lose your money). The more they have invested the less likely they will walk.
9. How leveraged will they allow the asset to become. I never want more than 75%. At that point if the asset becomes troubled it is easy to give it to the bank and......you lose your money.
I have been involved in the commercial real estate arena for many years. If you are enticed into the deal solely on the basis of possible returns you are in no better position then when someone walks up to the roulette wheel and is told he can make 35:1 on his money. You must take the time to understand every aspect of the transaction and not base your decision on a Term Sheet or 1-page memo some broker or 1st year MBA student prepares.
Having said all of the above, if you understand the deal and terms of the transaction in detail and still like the proposal, then proceed. Since 2009 I have invested in 8 such deals and all have done well......so far. As others have said, do not invest unless you can afford to lose the investment.