FAQ

How can I invest in RealStream?

RealStream is available exclusively through DeLuca Veale Investment Counsel. DeLuca Veale acts as the registered Exempt Market Dealer responsible for distributing the investment and guiding prospective investors through the investment process.

Which RealStream investment is currently available to new investors?

New investments are currently made through RealStream Real Estate Investment Trust (RealStream REIT). The REIT invests solely in units of RealStream Income Properties Limited Partnership, providing investors with indirect exposure to the underlying RealStream property portfolio.

Who can invest in RealStream?

RealStream is a private investment and is not automatically suitable or available to every investor. Prospective investors must meet the applicable requirements and DeLuca Veale must determine that the investment is suitable based on the investor's circumstances, objectives and risk tolerance.

Do I need to be a DeLuca Veale client to invest?

Yes. RealStream is currently available exclusively to clients of DeLuca Veale Investment Counsel. Investors interested in RealStream can speak with DeLuca Veale to determine whether the investment may be appropriate for their portfolio.

If I am a DeLuca Veale client, will I automatically be invested in RealStream?

No. Being a DeLuca Veale client does not automatically result in an investment in RealStream. RealStream is considered separately and an investment is only made after it has been discussed with the investor, assessed for suitability and the required investment documentation has been completed.

Can I invest in RealStream using registered funds?

Yes. RealStream REIT can be held through registered accounts, including RRSPs and TFSAs, subject to the requirements of the particular account and the investor's individual circumstances.

What happens before I invest?

Prospective investors are provided with the relevant investment information and documentation and have the opportunity to review the investment with a DeLuca Veale representative. This process is intended to ensure investors understand the structure, risks and other important characteristics of RealStream before deciding whether to proceed.

How does RealStream generate income for investors?

The underlying properties generate rental income from their tenants. That income is used to meet property operating expenses, financing costs and other obligations, with available cash flow contributing to distributions to investors and the ongoing needs of the portfolio.

RealStream’s strategy is built around income-producing properties, so rental income is an important component of the overall investment return.

How are distributions paid?

RealStream is designed to provide investors with distributions generated from the cash flow of the underlying property portfolio. Distributions are generally paid quarterly, and investors may also have the option to reinvest distributions rather than receive them as cash.

The amount and timing of distributions can vary and are not guaranteed. Investors should refer to the current Offering Memorandum for the applicable distribution terms.

Are distributions or investment returns guaranteed?

No. RealStream is an investment in private real estate, and neither distributions nor investment returns are guaranteed.

Performance can be affected by factors including rental income, vacancies, tenant performance, property expenses, financing costs, interest rates and changes in real estate values.

What fees apply to an investment in RealStream?

RealStream is professionally managed and there are fees and expenses associated with both managing the investment and operating the underlying real estate portfolio.

The applicable fees are disclosed in the current Offering Memorandum and related investment documents. Prospective investors are provided with this information before making an investment so they can understand the costs associated with RealStream.

Can I withdraw or redeem my RealStream investment?

RealStream is a private investment and should not be considered as liquid as publicly traded investments that can generally be bought or sold on an exchange each business day.

Redemptions are subject to the terms, conditions and limitations set out in the applicable Offering Memorandum. Investors should therefore consider their expected time horizon and potential need for access to their capital before investing.

Does the value of RealStream change from day to day?

RealStream units are not publicly traded on a stock exchange, so there is no continuously changing market price in the way there is for a publicly traded stock or REIT.

The value of the investment is instead connected to the value and performance of the underlying RealStream assets and is determined in accordance with the valuation methodology applicable to the investment.

What types of properties does RealStream invest in?

RealStream focuses on income-producing real estate. The portfolio includes a mix of property types, including retail, office, industrial and residential properties.

Holding different types of real estate helps reduce dependence on the performance of any single sector and is an important part of RealStream’s approach to diversification.

Where are RealStream properties located?

RealStream owns properties across Western Canada, with holdings in a number of communities and regional markets.

The portfolio is not limited to Vancouver Island. RealStream considers opportunities in markets where the management team believes the property, location, tenant base and long-term investment characteristics fit the objectives of the portfolio.

How does RealStream select properties for the portfolio?

Potential acquisitions are evaluated on a range of factors, including location, property condition, existing and prospective tenants, lease terms, income, financing and opportunities to enhance the property over time.

RealStream looks at each acquisition in the context of the wider portfolio rather than evaluating a property in isolation. More detailed information about the acquisition process and the characteristics RealStream looks for can be found on the Acquisitions page.

How are the properties managed after they are acquired?

RealStream takes an active approach to asset management throughout the period of ownership. This can include overseeing leasing, financing, property improvements, operating costs and the performance of individual properties.

Professional property managers and other service providers may handle the day-to-day operation of individual buildings, while RealStream Asset Management maintains oversight of the assets and the broader portfolio.

Why does RealStream invest across different properties and markets?

Diversification helps reduce the portfolio’s reliance on a single property, tenant, property type or geographic market.

Different parts of the real estate market can perform differently over time. Holding a broader mix of assets cannot eliminate investment risk, but it can help reduce the impact that difficulties affecting one particular asset or market have on the portfolio as a whole.

Can investors choose which RealStream properties they invest in?

No. An investment in RealStream REIT provides exposure to the RealStream portfolio as a whole rather than allowing investors to select individual properties.

The acquisition, management and disposition of properties are undertaken by RealStream Asset Management as part of the overall investment strategy.

Is an investment in RealStream guaranteed?

No. RealStream is a private real estate investment, and neither the value of the investment nor the income it generates is guaranteed.

Returns can be affected by a range of factors, including rental income, vacancies, tenant performance, property values, interest rates, financing costs, operating expenses and broader economic conditions.

What are the main risks of investing in RealStream?

Like any real estate investment, RealStream is exposed to risks associated with the properties it owns and the markets in which they operate.

These may include changes in property values, vacancies, tenant defaults, rising expenses, refinancing risk, interest rate changes, unexpected capital requirements and changes in local or broader economic conditions.

Diversification and professional management are intended to help manage these risks, but they cannot eliminate them.

Could I lose money by investing in RealStream?

Yes. Investors should understand that the value of their investment can decline and that there is a risk of losing some or all of the capital invested.

RealStream should therefore be considered as part of an investor’s overall financial circumstances, objectives, time horizon and tolerance for investment risk.

Is RealStream as liquid as publicly traded investments?

No. RealStream is a private investment and is not traded on a public stock exchange.

This means investors should not expect the same ability to buy or sell units quickly that they may have with publicly traded stocks, bonds or REITs. Any redemption of units is subject to the terms, conditions and limitations set out in the applicable investment documents.

How are RealStream properties valued?

Unlike publicly traded investments, private real estate does not have a continuously changing market price.

The value of the underlying properties is determined using the valuation processes applicable to the portfolio, taking into account factors such as property income, market conditions and comparable real estate transactions. As a result, changes in the reported value of a private real estate investment may occur less frequently than changes in publicly traded securities.

What should I review before deciding whether to invest?

Prospective investors should review the current Offering Memorandum and all applicable investment documents before making an investment decision.

These documents contain important information about RealStream, including its structure, investment objectives, fees, risks, redemption provisions and other terms that may not be covered in detail on this website.

Does the information on this website constitute investment advice?

No. The information provided on the RealStream website is intended for general informational purposes and should not be relied upon as individualized investment, legal, accounting or tax advice.

An investment decision should take into account the investor’s individual financial circumstances, objectives and risk tolerance, and appropriate professional advice should be obtained where required.