OpenAI's strategy involves getting partners like Oracle and Microsoft to bear the immense balance sheet risk of building data centers and securing chips. OpenAI provides the demand catalyst but avoids the fixed asset downside, positioning itself to capture the majority of the upside while its partners become commodity compute providers.

The massive demand for AI data centers is pushing unconventional property owners, like a Pennsylvania haunted house proprietor, to pivot. They de-risk the initial stages (zoning, grid connection) to create valuable, shovel-ready sites for hyperscalers, showcasing a new real estate niche.

The huge capital needs for AI are creating a battleground between banks and private credit firms. Blue Owl's $27B financing for Meta's data center, which paid Meta a $3B upfront fee, shows how alternative asset managers are using aggressive debt structures to win deals and challenge incumbents like JP Morgan.

Private credit has become a key enabler of the AI boom, with firms like Blue Owl financing tens of billions in data center construction for giants like Meta and Oracle. This structure allows hyperscalers to expand off-balance-sheet, effectively transferring the immense capital risk of the AI build-out from Silicon Valley tech companies to the broader Wall Street financial system.

Different financing vehicles focus on different layers of data center risk. Securitization primarily underwrites the long-term value of the physical building and tenant lease. The risk of rapid GPU obsolescence is largely ignored by these structures and is instead borne by private credit and equity investors who finance the hardware itself.

Private credit firm Blue Owl funds AI infrastructure using Business Development Companies (BDCs), which are often publicly traded. This structure functions like a Real Estate Investment Trust (REIT), allowing retail investors to participate in high-yield private credit deals through stock ownership and dividends.

In a novel financing structure, Blue Owl covered the cost of Meta's new data center and paid Meta a $3B upfront fee. This secures Meta as a high-quality, long-term tenant, de-risking the massive infrastructure investment for the private credit firm.

Evaluating data center investments is like analyzing net lease real estate. With a tenant like a MAG-7 company, the investment is primarily a bet on the counterparty's creditworthiness, not the long-term value or potential obsolescence of the physical data center itself.

Silver Lake cofounder Glenn Hutchins contrasts today's AI build-out with the speculative telecom boom. Unlike fiber optic networks built on hope, today's massive data centers are financed against long-term, pre-sold contracts with creditworthy counterparties like Microsoft. This "built-to-suit" model provides a stable commercial foundation.