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Retail pays top-dollar rent to Real-Estate to inflate the value of Real-Estate's assets. This saddles Retail with onerous debt, making declining traffic even more of a problem. The careful reader will see that it would be odd for the private equity firm to essentially hamstring its retail operations -- ensuring its failure. But there are perverse incentives in private equity, according to Smith: "The private equity fund manager makes out regardless of whether their investors do well, since nearly 2/3 of their total fees are not related to performance." Furthermore, if the equity fund manager is convinced that brick-and-mortars are dying, this strategy allows for maximal cash dispersions. Monies from Retail are paid to Real-Estate -- in the form of inflated rents -- and the value of Real-Estate's holdings are artificially high. Depending on how much money the firm can squeeze out, it can be a pretty good plan. Bond and debt holders are left with nothing, and employees of Retail need to start firing up their resumes. Of the examples given above, Limited, Eastern Outfitters, Gordman Stores, Payless, Rue21, Marsh Supermarkets, and Neiman Marcus are/were all controlled by private equity firms. The big unintended winner, of course, is Amazon. If you're an investor in Amazon, you might shrug your shoulders and say, "Well, that sucks for those guys, but as a shareholder, I'll take it." And indeed, such moves are creating a vicious cycle that's accelerating the death of some brick and mortars.
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