Investment methods: fund, co-investment, direct — MCQs

The Apex Foundation is reviewing alternative investments intended to diversify its public equity portfolio. The investment committee seeks a hedge fund allocation with low directional exposure to broad equity markets, although it accepts manager-specific security selection risk and the use of leverage. The committee is comparing the three managers in Exhibit 1. Alder describes its process as fundamental equity selection implemented through simultaneous long and short positions. Its low net exposure is intentional, while its gross exposure permits security-selection gains and losses to have a meaningful effect on performance. Beacon invests only after an acquisition has been publicly announced and a definitive agreement has been executed. Its expected return reflects the spread between the target company's market price and the consideration promised at closing. Crest's investment committee permits significant directional positions when its macroeconomic views are strong. The foundation is also evaluating a fully collateralized commodity futures program. The consultant decomposes its expected return into spot price return, roll return, and collateral return, as shown in Exhibit 2. The forecast roll return already incorporates the expected effect of the futures curve and contract replacement; no separate adjustment for convergence is required. Management fees and trading costs are excluded from the forecast. Finally, the foundation is considering direct ownership of digital tokens under the custody arrangement described in Exhibit 3. Legal counsel confirms that the foundation would retain beneficial ownership of the tokens and that the custodian would act only as safekeeper. The foundation understands that distributed ledgers generally record transfers without relying on a traditional central securities depository. The investment staff is assessing whether outsourcing custody eliminates the operational risks associated with controlling digital assets. All return components in Exhibit 2 relate to the same one-year period and are additive for purposes of the consultant's estimate. No tax or currency effects are relevant.

Northbridge Pension Plan is considering a commitment to Northbridge Growth Fund, a closed-end private equity fund that acquires controlling interests in established companies. The investment committee asks analyst Elena Ruiz to explain how the fund's fee basis, distribution waterfall, performance measures, and expected return pattern affect limited partners. The general partner will call capital as investments are identified. Investors cannot ordinarily redeem their interests before the fund terminates, although they may seek buyers in the secondary market. Any secondary sale may require the general partner's consent and may occur at a discount to reported net asset value. Portfolio companies are valued quarterly using models and comparable-company inputs because observable market prices are generally unavailable. Ruiz uses the simplified fund terms and cash flows in Exhibit 1. She assumes the entire investment is acquired when capital is drawn at inception and sold for cash at the end of Year 4. Management fees are paid separately and therefore do not reduce either the stated investment cost or the gross sale proceeds used to calculate gross MOIC. For the waterfall calculation, however, contributed capital means the USD 80.00 million invested at inception. The preferred return compounds annually for four full years. The general partner receives no carried interest until contributed capital and the preferred return have been distributed, and the agreement contains no general-partner catch-up tier. Ruiz explains that MOIC measures total value relative to invested capital but does not annualize performance or explicitly incorporate the timing of intermediate cash flows. An internal rate of return incorporates cash-flow timing but can be affected by early distributions and assumptions about reinvesting those distributions. The committee therefore intends to review both multiples and money-weighted returns rather than relying on one measure. The committee also asks about the return pattern normally observed during the early years of a private equity fund. Ruiz notes that management fees begin before many investments have matured, operating improvements take time, and conservative initial valuations may prevent unrealised gains from offsetting early expenses. Successful exits generally occur later in the fund's life. These structural features, together with illiquidity and model-based valuations, distinguish the fund from a portfolio of publicly traded equities.

A pension invests alongside a private equity fund in one identified portfolio company, performs its own due diligence, and pays reduced fees on that transaction. The investment is best classified as:

An institution commits capital for ten years, accepts capital calls, and has no routine redemption right. The structure is most likely a:

A timber property begins the year at USD 10.0 million, distributes USD 0.4 million from sustainable harvests, and ends at USD 10.3 million. Its holding-period return is closest to:

A hedge fund begins the year with NAV of USD 100 million and a USD 105 million high-water mark. Before fees, year-end NAV is USD 112 million. A 2% management fee is charged on year-end pre-fee NAV, followed by a 20% incentive fee on post-management-fee NAV above the high-water mark. Total fees are closest to:

Crestview Advisory is evaluating real estate investments for institutional and private wealth clients. Analyst Marcus Lee first values the Harbor Office Property, an unlevered stabilized building operating at market occupancy. Crestview expects the property's current net operating income to remain constant in nominal terms over the next year. Lee uses direct capitalization and the market capitalization rate shown in Exhibit 1. No near-term capital expenditures or leasing commissions are required, and the reported operating expenses include property taxes, insurance, utilities, maintenance, and management costs. Lee reminds an associate that property-level net operating income is measured before financing costs, income taxes, and depreciation. The associate nevertheless proposes subtracting both interest expense and depreciation before applying the capitalization rate. Lee must determine whether that treatment is consistent with direct capitalization of an unlevered property. Crestview also follows Metro REIT, a publicly traded equity REIT reporting under US GAAP. Selected information is provided in Exhibit 2. All depreciation and amortization in the exhibit relates to real estate, and the entire gain on sale arose from the disposal of a property. There are no impairment charges, unconsolidated affiliate adjustments, preferred shares, or non-controlling interests. Crestview calculates funds from operations using the standard adjustment to net income and estimates NAV using current property values rather than depreciated accounting carrying amounts. One client, Dana Layton, has USD 5 million available for real estate exposure. Layton seeks broad diversification across property sectors, observable pricing, and the ability to liquidate the position on any trading day. Layton does not require control over individual properties and is unwilling to accept capital calls. Crestview is considering three alternatives: acquiring a single office property directly, subscribing to a closed-end private property fund with a seven-year lockup and capital-call structure, or purchasing a diversified publicly traded REIT exchange-traded fund. Lee explains that public real estate securities can exhibit greater short-term correlation with broad equity markets than direct appraised property. Nevertheless, public securities generally offer substantially greater liquidity, lower minimum investment sizes, and easier diversification. Direct ownership can provide control over leasing and capital improvements but requires significant transaction costs and property-level operating expertise. Private funds delegate those responsibilities to a manager but introduce manager-selection risk, fee layers, limited transparency, and restricted redemption rights.

Redwood Growth Fund is a closed-end private equity fund that acquires controlling interests in middle-market companies. Its limited partners include pension plans and university endowments. The investment period is scheduled to end after Year 4, and the fund will then focus on operating improvements and realizations. Because portfolio companies are not publicly traded, the general partner estimates fair values quarterly using market multiples and transaction evidence. The limited partners recognize that these estimates may be less current and less observable than quoted public-market prices. At the end of Year 3, an investment analyst reviews the fund's capital calls, distributions, residual value, and partnership terms. The analyst notes that the fund has not yet distributed an amount equal to total paid-in capital, although several portfolio companies have increased in estimated value. She intends to distinguish the amount already returned to investors from total value created to date. She also cautions the investment committee that neither measure is an annualized return because each ignores the precise timing of cash flows. The analyst then reviews the fee arrangement. During the investment period, the annual management fee is based on committed capital rather than invested capital. Consequently, the fee base includes capital that has not yet been called. Carried interest is governed by a whole-of-fund waterfall rather than a deal-by-deal waterfall. The agreement also includes a final clawback provision intended to reconcile carried interest received by the general partner with the amount supported by the fund's cumulative performance after liquidation. One committee member argues that the residual NAV should be excluded from every performance multiple until the underlying companies are sold. Another argues that the uncalled commitment should be included in paid-in capital because the limited partners are contractually obligated to provide it. The analyst responds that curriculum-consistent private capital multiples distinguish contributed capital from commitments and distinguish realized distributions from residual value. All cash flows in Exhibit 1 occur at year-end, and ending NAV is measured after that year's contributions and distributions. There are no recallable distributions, subscription credit facilities, or foreign-currency effects.