High-yield investments are assets that pay meaningfully more income than safe benchmarks like Treasury bonds or savings accounts, compensating investors for accepting greater risk of losing principal. With the 10-year Treasury note yielding roughly 4% in early 2026, investors chasing annual cash returns of 6% or more generally end up in one of four categories: speculative-grade corporate bonds, real estate investment trusts (REITs), business development companies (BDCs), and master limited partnerships (MLPs). Each uses a different legal structure to push income above the benchmark, and each carries a specific set of risks that explains why the yield is there in the first place.
What “High Yield” Actually Means
The label is relative. It describes the gap between what an asset pays and what a risk-free benchmark pays. In the United States, that benchmark is the 10-year Treasury note, because it represents the return on lending money to the federal government with virtually no default risk. When an investment’s yield sits well above that line, it earns the high-yield label.
The gap is called the yield spread, and it moves constantly. When spreads widen, the market is pricing in more fear about defaults. When they narrow, investors feel comfortable accepting less extra compensation. The Federal Reserve influences the entire structure by raising or lowering short-term interest rates, which ripples outward through every yield in the economy.
Speculative-Grade Corporate Bonds
When a company issues bonds but its financial health doesn’t meet the bar for investment-grade status, the resulting debt is called speculative-grade, or less formally, junk bonds. Credit rating agencies draw the line. Standard & Poor’s and Fitch classify anything rated BB+ or below as speculative; Moody’s uses Ba1 and below. The rating tells you the agency’s assessment of how likely the company is to miss interest or principal payments. To attract buyers despite that risk, the issuer offers a higher coupon rate, locked in by a legal agreement called an indenture that sets the interest rate, payment schedule, maturity, and what happens on default.
One underappreciated risk with high-yield bonds is call risk. Many issuers reserve the right to buy back (or “call”) their bonds early, usually after a protection period of five to ten years. If interest rates drop, the company will refinance by calling the expensive bonds and issuing new ones at a lower rate. Good for the company; bad for you, because your high-coupon bond gets replaced with cash you now have to reinvest at lower yields. When evaluating a junk bond, check the call schedule in the indenture, not just the coupon.
When defaults do happen, bondholders rarely recover their full investment. The long-term average recovery rate on defaulted bonds sits around 40 cents on the dollar, and in some years the figure drops well below that.
Real Estate Investment Trusts
A REIT is a company that owns, operates, or finances income-producing property and passes most of the rental or interest income directly to shareholders. The structure is defined in federal tax law under 26 U.S.C. § 856, which requires at least 100 shareholders and management by a board of trustees or directors. To keep its tax-advantaged status, a REIT must distribute at least 90% of its taxable income to shareholders each year. That payout requirement is what drives the high dividend yields.
A qualifying REIT avoids corporate-level income tax on the profits it distributes, so rental income from apartment complexes, warehouses, or data centers flows to investors without being taxed twice. If a REIT falls short of its distribution obligations, it faces a 4% excise tax on the underdistributed amount, and a prolonged failure can cause it to lose REIT status entirely and be taxed as a regular corporation.
Equity REITs vs. Mortgage REITs
Not all REITs work the same way. Equity REITs own physical properties and collect rent, so their income tracks occupancy rates, lease terms, and property values. Mortgage REITs don’t own buildings at all. They invest in mortgages and mortgage-backed securities and earn the interest spread between their borrowing costs and the rates on the loans they hold. Mortgage REITs tend to offer higher yields because they use significant leverage and are more sensitive to interest rate swings. If borrowing costs rise faster than the rates on their mortgage portfolios, the spread compresses and distributions can get cut quickly.
Non-Traded REITs and Liquidity
Publicly traded REITs sell on stock exchanges like any other stock. Non-traded REITs do not, and that distinction matters more than most investors realize going in. You generally cannot sell your shares on the open market. The company may offer a redemption program, but those programs come with holding period requirements, volume caps, and potential discounts to the price you originally paid. Some programs get suspended entirely at the board’s discretion. In practice, you may need to wait until the REIT lists on an exchange or liquidates its assets, which can take ten years or more.
Business Development Companies
BDCs give everyday investors access to the private lending market. They extend loans to and buy equity stakes in small and mid-sized private firms that often can’t get traditional bank financing. Congress created the BDC structure in 1980 by amending the Investment Company Act of 1940, specifically to channel capital toward these underserved businesses. The governing rules sit in 15 U.S.C. § 80a-54, which requires a BDC to invest at least 70% of its assets in qualifying private companies.
Like REITs, BDCs avoid corporate-level taxation by distributing at least 90% of their taxable income to shareholders. That requirement comes from Subchapter M of the Internal Revenue Code, under 26 U.S.C. § 852, the same provision that governs mutual funds and other regulated investment companies. The interest rates BDCs charge to private borrowers tend to be high, reflecting the credit risk involved, and those interest payments flow through to you as regular dividends.
Two cost layers eat into BDC returns before you see them. Most BDCs charge a base management fee, commonly around 1.25% to 1.75% of assets, plus an incentive fee that can run 15% to 20% of profits above a set hurdle rate. That structure means the external manager gets paid well even in mediocre years and can meaningfully reduce your net yield. Before investing, read the fee disclosures carefully and compare net investment income per share against the distribution per share. If the distribution consistently exceeds net income, the BDC may be returning your own capital to you.
Federal law also caps how much a BDC can borrow. Since 2018, the permitted leverage ratio has been two dollars of debt for every one dollar of equity. Higher leverage amplifies both gains and losses. In a rising-rate environment where BDC borrowers start struggling to make payments, that leverage works against you fast.
Master Limited Partnerships
MLPs combine the tax structure of a private partnership with the convenience of shares that trade on a public exchange. To qualify under 26 U.S.C. § 7704, at least 90% of the partnership’s gross income must come from qualifying sources, which federal law defines primarily as income from exploring, producing, processing, transporting, or marketing natural resources like oil, natural gas, and minerals.
Because MLPs are pass-through entities, they don’t pay federal corporate income tax at the entity level. Tax obligations flow to individual unitholders. That structure, combined with large depreciation deductions on pipeline and processing infrastructure, allows MLPs to distribute substantial quarterly cash payments. A large portion of those distributions is typically classified as return of capital rather than ordinary income, which defers your tax bill but reduces your cost basis in the units. When you eventually sell, the lower basis means a larger taxable gain, and some of it may be recaptured as ordinary income rather than taxed at the lower capital gains rate.
MLP distributions are not as stable as their branding sometimes suggests. Midstream MLPs that operate pipelines and storage facilities tend to be more insulated from commodity price swings because they earn fees based on volume rather than the price of oil or gas. But upstream MLPs with direct commodity exposure can and do cut distributions when prices collapse, and even midstream partnerships aren’t immune if a prolonged price decline causes producers to reduce output, shrinking the volumes flowing through pipelines.
How This Income Is Taxed
The yields look attractive on paper, but your after-tax return depends heavily on how each type of income is treated. This is where high-yield investing gets genuinely complicated.
Ordinary Income vs. Qualified Dividends
Most REIT dividends and BDC dividends are taxed as ordinary income, not at the lower qualified dividend rate that applies to many stock dividends. Your marginal tax bracket applies in full. For someone in the 35% or 37% federal bracket, the difference between ordinary and qualified rates can take a meaningful bite out of a seemingly generous yield. The Section 199A qualified business income deduction helps offset this for REIT dividends and publicly traded partnership income. Eligible taxpayers can deduct up to 20% of qualified REIT dividends and qualified publicly traded partnership income. The deduction was originally set to expire after 2025 but was made permanent by the One Big Beautiful Bill Act.
MLP Reporting and the K-1
MLPs don’t send you a 1099-DIV like a stock or REIT would. Each partner receives a Schedule K-1 (Form 1065), which reports your share of the partnership’s income, deductions, and credits across multiple line items. K-1s are notoriously late, often arriving in March or even April, which can delay your tax filing. They also make your return significantly more complex, and you may need professional tax preparation if you hold several MLPs.
MLPs in Retirement Accounts
Holding MLPs inside an IRA or other tax-exempt account seems like it would simplify things, but it can create an unexpected tax bill. When an MLP generates income classified as unrelated business taxable income (UBTI), the first $1,000 is sheltered by a statutory deduction under 26 U.S.C. § 512. Above that threshold, your IRA’s custodian must file Form 990-T and the account itself owes tax on the excess, defeating the purpose of the tax-advantaged wrapper. If you want MLP exposure in a retirement account, consider an MLP-focused mutual fund or ETF that handles the UBTI issue at the fund level.
State Taxes
REIT and BDC dividends are generally taxed at ordinary income rates at the state level too. State individual income tax rates in 2026 range from zero in the eight states with no income tax up to 13.3% in the highest-tax states. MLP investors face an additional wrinkle: because an MLP is a partnership, you may owe state income tax in every state where the partnership operates, not just the state where you live. That can mean filing multiple state returns for a single investment.
Risks That Cut Across These Assets
Higher yields exist because something is riskier than the alternative. A few of those risks show up in more than one category.
Interest Rate Risk
When interest rates rise, the market price of existing bonds and bond-like investments drops. The relationship is inverse and mechanical: a bond paying a 5% coupon becomes less attractive when new bonds pay 6%, so its price falls until the effective yield matches the new environment. A bond’s sensitivity to this effect is measured by its duration. For every one-percentage-point increase in rates, a bond’s price falls by roughly the same percentage as its duration number. A bond with a duration of seven would lose about 7% of its market value if rates rose one full point. Longer-maturity bonds generally have higher durations and take bigger hits. REITs and BDCs are also rate-sensitive, though less directly. Rising rates increase their borrowing costs and make their yields look less attractive relative to safer alternatives.
Credit and Default Risk
The defining risk of speculative-grade bonds is that the issuer stops paying. BDCs face a version of the same problem because their borrowers are small, private companies with limited financial cushions. When the economy weakens, default rates rise across both categories. Bondholders who go through a default historically recover only about 40% of their principal on average, and the figure varies widely depending on the economic environment and where the bonds sit in the company’s capital structure.
Liquidity Risk
Publicly traded REITs, BDCs, and MLPs can be sold on an exchange during market hours, so liquidity is generally not a concern for those. The danger sits with non-traded vehicles. Non-traded REITs and non-traded BDCs may lock up your capital for years, offer redemption only on limited terms, and impose discounts if you exit early. Before committing capital to any non-traded high-yield product, understand exactly when and how you can get your money back, and assume the answer is worse than the marketing materials suggest.
Concentration Risk
MLPs are overwhelmingly tied to the energy sector. REITs concentrate your exposure in real estate. BDCs lend primarily to leveraged private companies. Loading up on any single high-yield category means your income stream depends on the health of one sector. Spreading across categories, regions, and sectors reduces the chance that a single downturn wipes out a large portion of your income.