Multifamily Strategy Blog

Multifamily investing

Mastering Multifamily Deal Math: Insights from Cody Davis on Analytics and Underwriting

Cody Davis breaks down essential multifamily real estate math concepts including NOI, cap rates, rate factors, and debt coverage ratios, illustrating how to analyze deals effectively and avoid common pitfalls.

How We Find Multifamily Deals: Brokers and Owners, No Marketing Budget

Christian Osgood and Cody Davis break down the only two deal-finding funnels they use: active listings with brokers, and direct owner relationships.

Deal, Debt, Equity: The Creative Multifamily Model I Use to Buy

Find the deal before the money. Christian Osgood breaks down the DDE framework, day-one cash flow, and the 38-unit seller finance deal that started it all.

Why 55+ Multifamily Is the Best Asset Class I Can Buy Right Now

Inside an 80-unit 55+ LIHTC community in Abilene, Texas we're buying for $4.2 million, and the four reasons this asset class beats RV parks and single family.

Three Things That Took Me From Small Deals to 850 Multifamily Units

Walking a 200-unit in Longview, Texas: the first deal, finding the opportunity before the money, and the specific why behind scaling to 850 units.

How I Bought Three Properties With $0 Out of Pocket in Washington

A walkthrough of a triple creative finance deal: a 9-unit, a 5-unit barbershop building, and a 27-unit bought with seller financing and private capital.

How I Bought a $4 Million Resort With None of My Own Money

A tour of the Robin Hood Village Resort and the seller-financed structure behind it: 4.5% interest, an 8-year note, and cash flow from day one.

Creative Finance Explained: Deal, Debt, and Equity in Order

Why asking for seller financing is the wrong opening move, and how I bought an Abilene apartment building with $0 out of pocket using deal, debt, and equity.

The Hub Strategy: How to Find Rental Deals in Any U.S. Market

How I grew from one 25-unit building to 600+ units by choosing a hub market, expanding nearby, and keeping a consistent flow of offers.

Out of Money Mid-Renovation: 3 Ways to Save the Deal

Our 26-unit property exhausted its $75,000 turn budget. Here are three ways to refill a deal and why the underlying numbers matter.

How to Negotiate Apartment Deals Without Ever Overpaying

I bought a $6,000 guitar for $2,650 using my apartment negotiation process: underwrite, offer your number, follow up, and avoid chasing the ask.

Apartment Walkthrough: How $350K of CapEx Became $500K

A 30-unit under LOI in Weatherford, Texas. Here's the walkthrough that grew our capital budget from $350,000 to $500,000, and what yellow flags actually cost.

Wholesaling, Subject-To, and Section 8 Are Clauses, Not Businesses

Why easy-to-sell real estate strategies can be hard to scale, with a closer look at wholesaling, subject-to deals, and low-cost rentals.

The $183,000 Tax Mistake I Made, and How an EA Fixes It

Christian Osgood and enrolled agent David Perez on EAs vs CPAs, looking rich to banks and poor to the IRS, why rate doesn't kill deals, and costly tax lessons.

Three Questions I'd Ask Brandon Turner About His $15M Loss

Easy capital, a sub-4 cap in Houston, and the jump from mobile home parks to multifamily: the three questions behind a $15M multifamily loss.

Brandon Turner's $15M Loss: What Actually Went Wrong

Michael Zuber and I break down the sub-4 cap Katy, Texas syndication that wiped out $15M of investor capital, and the five questions we'd ask Brandon Turner.

How Jason Roberts Scaled From One Flip to Four Businesses

Race car engineer turned flipper Jason Roberts on bottlenecks, raising $400K at Thanksgiving, cutting $120K overhead to $45K, and an $80K comping mistake.

$162 Billion in Multifamily Debt Is Due: Why I'm Buying Now

162B of multifamily debt is maturing in 2026. Here's what it means for pricing, why this isn't 2008, and the four steps I use to buy in this market.

Impact Investing That Works: Jesse Sells on Moving a Bus Stop

Jesse Sells went from military intelligence to $70M AUM. Inside his impact playbook, the 100-to-10 person team shift, and how to actually reach family offices.

The Maintenance Systems That Add Millions to a Multifamily Portfolio

Standardized supplies, bulk buying, matched appliances, and water savings: practical operations that can improve income across an apartment portfolio.

Mobile Home and RV Park Investing: Leo Young on 600 Pads in 4 Years

Leo Young of Cornell Communities on tenant-owned homes, creative finance in parks, a 20-200 unit buy box, JV vs syndication, and the lessons that cost us most.

What Brandon Turner's Houston Deal Going to Zero Teaches Investors

A Texas syndicator breaks down how a Houston deal lost 100% of investor capital: short rate locks, brand risk, and why every deal must cash flow day one.

Why I Started My Own Property Management Company Across 600 Units

Self-manage, hybrid, or third party? The leasing, bookkeeping, zone defense and hiring systems behind $10 million of value created across 600+ units.

Inside a $200,000 Prison Converted Into Apartments and a Playground

Tour Matt the Lumberjack Landlord’s New Hampshire prison conversion, including renovation costs, an $18,000 stair rail saving, and the operating plan.

Cybersecurity Basics for Landlords and Property Managers

Robert Siciliano on password managers, 2FA, the AAA protocol, AI voice cloning, and why 90% of people skip the basics that make you a hard target.

How a Dyslexia Researcher Rewired My Thinking About Learning

Russell Van Brocklen explains the brain science behind dyslexia and ADHD, the specialty-first learning model, and how he uses AI to sharpen business writing.

Why $50 Per Unit in Savings Is Worth $5 Million to Me

You make money on the buy, but you keep it in operations. The bottlenecks that took our cash flow from +$20K to -$21K a month, and the math that fixed it.

SPVs, Stupid Tax, and Focus: Lessons From Jeremy Neilson

Jeremy Neilson breaks down how SPVs really work, who sets the terms in an equity raise, and why he shut down a business to focus on one product.

Ian Noble on Buying Cash Flow and Vetting Passive Deals

Ian Noble has sold one property in 15 years. He explains why he hits singles, how he vets operators before raising a dollar, and his costliest mistake.

Why My 44-Unit 55+ Community Is My Best Texas Deal

A walkthrough of the $1.8M, 44-unit 55+ community in Stephenville, Texas that stays at 100% occupancy, and why most investors skip this asset class.

How Michael Cobb Runs Three International Businesses

Michael Cobb on leading instead of managing, why every business he owns solves a specific problem, and the partnership mistake that cost him seven years.

Rebuilding a $4.5M Resort: My Million-Dollar Partnership Mistake

A walkthrough of the Robin Hood Village Resort turnaround (20,000 bulbs, new cabins, a revived pub) and the partnership error that cost me over $1M.

Sally Gimon on Trusts, Taxes, and Protecting Real Estate Profits

Sally Gimon on how a $94,000 tax bill sent her researching what the wealthy do: spendthrift trusts, shutting down six LLCs, and a partnership that burned her.

Every Deal Structure Behind 100+ Units in Grant County, WA

A property-by-property breakdown of how Cody Davis and I bought 100+ units in Moses Lake and Ephrata with seller financing and private capital, zero down.

Cody Davis on Selfie Videos, Same-Day Offers, and Bad Partners

Cody Davis on 20 seller-financed deals before his first bank loan, why speed closes deals, the Walla Walla loss, and what a good partner actually does.

Four Partnership Structures Behind 171 Units in Stephenville, TX

Seller financing, a flip-flop equity split, a first-in-first-out JV, and a syndication: the four structures behind 171 apartment units bought $0 out of pocket.

700 Land Deals, Zero Debt: Abi Asija on Offers and Speed to Lead

Abi Asija explains his 700-deal land business, four types of offers, and how faster responses to leads changed his approach.

How I Bought 225 Section 8 Units in 90 Days With $0 Down

The exact Deal-Debt-Equity blueprint behind an $8.5M 144-unit campus and an 81-unit senior property in Abilene, Texas: bought with none of my own money.

RentRedi's Ryan Barone: From Renter to $35 Billion in Assets

How Ryan Barone built RentRedi from an app he made to rent his own apartment into a platform landlords manage over $35 billion in assets on.

The Hybrid Management Model: Self-Manage Rentals for $20 a Showing

The lean system I use to self-manage rentals without full-time staff: a broker network paid $20 per showing and $100 per move-in, plus the software behind it.

Gamifying Your Product: Mark Stern on Standing Out in the AI Era

Mark Stern of Custom Box Agency on why physical products beat swag, how the 57 Hats deck works, and what Spartan Race taught him about lifetime value.

4 Seller Financing Pitches That Actually Get Offers Accepted

Four real seller financing scenarios and the exact framing I used to win them, including a 38-unit, a $2M Stephenville deal, and an 81-unit bridge note.

How We Use AI to Replace 100 Hours of Real Estate Work a Week

Caleb Hommel and I break down the AI systems running our real estate business: 597 leads pulled in 5 minutes, underwriting in seconds, and a bot org chart.

Washington's 9.9% Millionaires Tax: What It Means for Owners

Washington's House passed a 9.9% tax on income over $1 million. Here's what it actually does, who pays it, and why I left the state years ago.

3 AI Prompts I Use to Price, Find, and Close Real Estate Deals

The three AI prompts I actually use: reverse-engineering price from DSCR, finding submarkets I'd never heard of, and catching errors my lawyer missed.

Can't Find Deals in Your Market? Expand the Radius, Not the Map

Two fixes for the 'there are no deals in my market' problem: a mindset drill you can do today, and the radius strategy that built my portfolio.

RV Parks, 55+, and LIHTC: 3 Overlooked Deals I Target First

The three asset classes I buy before anything else: an RV park I turned $600K into $1.1M on, 55+ communities at 100% occupancy, and LIHTC deals.

3 Skills and 20 Offers: The Apartment Method That Always Works

The three free skills behind hundreds of units, plus the offer metric I've never seen fail: 20 offers in six months with a 50% or better chance.

San Diego to Lexington: Garrison Haddon's Out-of-State Playbook

Garrison Haddon invests in Lexington from San Diego. Inside: a 26-unit that fell apart and came back, a house bought for his daughter, and a costly flip.

The 5-Step Negotiation Framework for Buying Apartments

My five-step negotiation process for apartment deals, plus the two mistakes that cost me real money, including the Robin Hood slip that cost a million.

413 Units at 23: Caleb Hommel on Senior Housing and Speed

Caleb Hommel bought his first deal at 19 with a credit card down payment. At 23 he owns 413 units. Here's the senior-housing niche and the habit behind it.

The Section 8 Stack: How a $91 Rent Bump Made $1.7 Million

Why I run Section 8 in nice multifamily buildings instead of cheap single-family houses, and the exact math that turned a $91 FMR increase into $1.7 million.

Why Single-Family Rentals Stopped Working (And What to Buy Instead)

Single-family wasn't built to be an investment. Here's why the math no longer works, and why 5-to-50-unit multifamily is easier to buy, fund, and scale.

$89,000 in Debt at 40 to Retired at 52: Dion McNeeley's Model

Dion McNeeley runs 18 units in two hours a quarter and lives on $22,000 a month. Here's the tight buy box, the binder strategy, and why it beat scale.

The Real Problem With Subject-To Deals (It Isn't Due-on-Sale)

Why subject-to portfolios end up with no equity and no cash flow, the one deal where I actually used it, and what to do instead to scale.

A $30,000 Unit Turn in 4 Months: Why You Budget for This

One tenant did $30,000 of damage in four months. Here's what that unit looked like, how we handle it, and the reserve structure that keeps it a rounding error.

George Pino on Cash Flow, Carports, and Investing With a Conscience

George Pino turned $25,000 into a multi-asset portfolio. Inside: $75K of carports that added $400K of value, and a tutoring model that killed tenant turnover.

How We Closed a 144-Unit With a $3.2 Million Capital Raise

Inside our biggest deal yet: an $8.5M, 144-unit LIHTC property in Abilene, Texas, the $3.2 million raise behind it, and why passive income comes from scale.

Solo, JV, or Syndicate? The Deal Structures That Built My 2025

275 units in four transactions: how I chose between solo deals, joint ventures, and syndications using the Deal, Debt, Equity framework.

Cody Davis on Creative Finance: Deal, Then Debt, Then Equity

Cody Davis explains cap rates, lease options, buyout clauses, and how he assembles financing and partner capital to buy apartments.

Build the Org Chart Your Cash Flow Goal Actually Requires

The engine for $10,000 a month is not the engine for $42,000 a month. How I map roles, run a salary cap, and staff a portfolio market by market.

How I Took On $25 Million in Seller Financed Debt Before 31

Eight years of saving got me two units. Here's the backstory, the deal structures, the Robin Hood mistake, and the one rule that actually scaled the portfolio.

How We Raised $3.45M for a 140-Unit Apartment Acquisition

Caleb Hommel and I break down our biggest capital raise yet: how much a first-timer can raise, where the money comes from, and how to pitch with certainty.

How Mike Newton Built 28 Units in Gary, Indiana and Owns the Market

Mike Newton bought $60K rentals in the former murder capital of America. His playbook for out-of-state investing, niche content, seller financing and Section 8.

Brent Bowers on Building a Land Empire With Seller Financing

Brent Bowers has done almost 400 land deals and never used a bank. How he wholesales, wraps, and puts mobile homes on dirt to get paid three times per deal.

How to Beat Analysis Paralysis and Write the Offer in 2026

You will never be 100% certain before you write an offer. Here are the two metrics I need, and the deal-debt-equity order that gets me under contract.

Joel Kraut on Losing $4.2M in 2008 and Rebuilding From Scratch

Joel Kraut owned 144 properties and lost $4.2 million in 2008. He breaks down overleverage, the three things a beginner actually needs, and safe LTVs.

Management by Walking Around: The Roof Check That Saves Thousands

Why I climb on my own rental roofs. A storm-damaged ridge line at my 25-unit shows how one ladder and one hour can prevent thousands in water damage.

How to Get an Elite Broker to Work With You: Joe Killinger

Joe Killinger on what elite brokers want from a buyer, building an A-team of agents, hidden revenue in your existing units, and the deal that nearly sank him.

Affordable Housing Done Right: How to Profit Without Being a Slumlord

Inside my 76-unit LIHTC property in Stephenville, Texas: standardized units, replaceable parts, Section 8 standards, and how low rent creates near-zero vacancy.

11 Units to 55: How Two Partners Bought a 44-Unit With $0 Down

Ethan Wilson and Eddie Gonzalez made 8,000 cold calls, bought an 11-unit with $2,600, refinanced at $1.7M, and used the proceeds to buy a 44-unit.

Michael Zuber on Rent Control, Rates, and Why Most Investors Quit

Michael Zuber of One Rental at a Time answers 10 rapid-fire questions: rent control, his rate forecast through 2029, his worst purchase, and shooting stars.

Rod Khleif on Losing $50 Million and the Mindset That Rebuilt It

Rod Khleif lost $50 million in 2008 with 800 houses at 30% LTV. Here's what actually broke, and the goal setting and mindset work he used to come back.

Creative Equity: How to Fund Any Deal Without Money or Credit

How partner capital, credit, and experience can help complete a deal, with a plan for ownership, returns, and a potential partner buyout.

Grace Gudenkauf on Shrinking a Portfolio to Build a Better Business

Grace Gudenkauf discusses closing her flipping division, building WIIRE, managing partnerships, and what she learned from a $73,500 mistake.

How to Buy Apartments in a Few Hours a Week While Working a 9-5

Working 80-100 hours a week? Here's the low-volume, high-relationship system I use to find and close one multifamily deal per quarter without burning time.

Dion McNeeley and Matt Hawkins on 18 Units vs. 150 Units

Two retired investors, two opposite strategies. Dion McNeeley and Matt Hawkins on sacrifice years, red counties in blue states, rent control, and Section 8.

A 3 A.M. Fire Call and What Passive Income Actually Looks Like

A 3 a.m. call said our building exploded. Caleb Hommel and I drove out to the 76-unit in Stephenville and talked fires, LIHTC deals, and hiring and firing.

Dylan Osmon: From a $33,000 Triplex to 215 Units in Five Years

Dylan Osmon started with $15K and a $33,000 triplex. Five years later he's at 215 units. Inside: scaling, debt strategy, partnerships, and $100K in bad payroll.

Creative Equity: The Tool I Used on 30 of My Last 31 Deals

The equity square I use to structure partnerships, define investor returns, and plan a buyout while keeping the apartment building.

The 4 Creative Finance Strategies That Close 99% of Deals

A practical comparison of seller financing, land contracts, subject-to deals, and private capital, illustrated through an RV park purchase.

How to Structure the Perfect Seller Financed Apartment Deal

The perfect creative finance deal is the least creative path to day one cash flow. Here's the 38-unit Moses Lake structure that paid me $400,000 on zero down.

A Private Lender on Where the Real Estate Money Is Going Next

Charlie Farnsworth discusses lending through market cycles, credit gaps, collateral, and what borrowers should understand before raising capital.

Syndication Lawyer Todd Robinson on the Mistake That Ends Sponsors

Todd Robinson discusses syndication, investor communication, offering documents, and the operational challenges that can follow a closing.

I Interviewed Tai Lopez Before the SEC Sued Him. Here's What I Saw

My visit to Tai Lopez’s Beverly Hills house, the later SEC allegations, and the warning signs I reconsidered after reading the complaint.

Insurance Midterm Rentals: The Strategy Paying 2-3x Market Rent

Jason and Jaclyn McClure of Vetted Homes explain insurance midterm rentals: how displaced homeowners fill your property at 2-3x market rent, and where it works.

How Caleb Hommel Hit 200 Units and a $5M Fannie Loan at 22

Caleb Hommel started at 18 with a Chase credit card and bounced mentorship payments. At 22 he closed a $5M Fannie Mae loan at 80% LTV. Here's how.

How $5,000 Unit Turns Took Rents From $500 to $1,250

A walkthrough of my 25-unit Stephenville deal: bought for $2M seller financed, $4-5K full unit turns, and rents more than doubled without displacing tenants.

How to Get Top Brokers to Actually Send You Creative Finance Deals

Seattle broker Erich Bubbel explains how buyers build broker relationships, discuss seller financing, and avoid common underwriting mistakes.

ADU Investing: How Shane Sanders Gets Land for Almost Free

Shane Sanders builds two ADUs on lots he already owns, condoizes them, and clears about $160,000 profit per unit. Here's the full strategy, step by step.

Cody Davis Bought a $115,000 Building and Got Paid to Do It

A walkthrough of Cody Davis's Soap Lake acquisition: $115,000 cash, zero debt, a $2,000 commission check, and a projected $375,000 to $425,000 appraisal.

Inside a $900,000 Seller Financed Renovation in Downtown Ephrata

A behind-the-scenes walkthrough of a $900,000 seller financed mixed-use building: structural surprises, three tiers of renovation, and the finished units.

Inside My $4.5M Seller Financed Resort on the Hood Canal

How I bought Robin Hood Village Resort for $4.5M at 4.5% seller financing, why I bought out my partners, and what I'd do differently on a hospitality deal.

Real Estate Partnerships: Lessons That Cost Me Over $1 Million

Strategic vs. capital partners, what my Cody Davis buyout really cost, a $30K investment that returned $2.4M, and two partnerships that went badly wrong.

How I Find the Best Rental Property Markets in Under 10 Minutes

My exact market research process: population growth data, the 30,000-100,000 sweet spot, and using Crexi to find deals and brokers in any state.

Inside My $6.4M 76-Unit Deal in Stephenville, Texas

A full walkthrough of a $6.4M, 76-unit LIHTC property bought with $0 out of pocket: agency debt, a $2M syndication, 58 work orders, and the fix list.

How to Get Seller Financing Without Ever Asking For It

Why asking for seller financing kills deals, and the deal-debt-equity order I used on 23 of my last 30 purchases to buy over 400 units.

From House Hack to 81 Doors While Working a Full-Time Tech Job

Matthew Wang built an 11-unit personal portfolio and a stake in 81 doors while programming full time. Here's the market choice and mindset that did it.

The Binder Strategy: How to Get Tenants to Ask for a Rent Increase

Dion McNeeley's binder strategy turned a $1,460 rent into $1,790 because the tenant proposed it. Here's exactly what goes in the binder and when to use it.

Sam Primm on Deals, Funding, and the Mistakes That Cost Millions

Sam Primm on buying 42 houses at once, structuring private debt for a 12% return, and the boutique hotel that bleeds $20K a month. Full breakdown.

Inside a 44-Unit That Brings In $40,000 a Month in Rent

A walkthrough of our 44-unit senior campus in Stephenville: the repeatable renovation spec, the zero-down structure, and why I manage by walking around.

Michael Zuber: Why the Multifamily Reset Is Only in the Third Inning

Michael Zuber on why Class A is already discounted 25%, Class B and C pain is just starting, and the 50/40/10 structure that gets sub-5% debt at 90% leverage.

From Three Rentals to a Sixplex: Chris Jordan's Jump to Multifamily

Chris Jordan bought a $350K sixplex in Oklahoma City with a partner he met online. The financing snags, the blown reno budget, and what he'd do differently.

How I Find a Deal on Crexi and Call the Broker in 5 Minutes

A live mentorship call: pulling a seller-financed Louisville listing off Crexi, prepping in five minutes, and running the actual broker call start to finish.

From a $112,000 Duplex to 24 Units in Three Years, No 1031

How I used four transactions, BRRRR, and seller financing to grow from a duplex to a 24-unit portfolio without adding more personal capital.

Olympic Sailor Buys a 10-Plex and Doubles Its Value in 4 Months

Phil Toth’s move from rugby and Olympic sailing to a Pennsylvania 10-plex, including repairs, a chimney problem, and the property’s valuation.

Motel to Apartments: A $1.6M Buy Worth $3M in 14 Months

Converting a 30-unit Moses Lake motel into apartments: the $1.6 million purchase, $300,000 renovation, appraisal, and a costly flood.

Why I Bought a $5.4M Resort Instead of an Airbnb

A full tour of the Robin Hood Village Resort: 20 cabins, a wedding venue, a 90-year-old pub, and how we bought all $5.4 million of it with seller financing.

3 Buildings, $2M, $100K Down: My Triple Seller Finance Deal

Three side-by-side buildings in Ephrata, WA on three seller-financed contracts: $2M purchase, $100K down, 4.3% blended rate, and a path to $4M in value.

How to Win On-Market Apartment Deals (Broker Call Script)

Half my deals come from LoopNet and Crexi. Here's how I pick listings, structure creative offers, and run the five-part broker call that gets deals done.

How I Bought Hundreds of Rentals With No Money: 2 Contracts

The assignment fee and the option contract: the two pieces of paper that paid me while I scaled to hundreds of rentals and let me own 100% of the portfolio.

Section 8 Changes: What the 40% Cut Means for Landlords

A 40% federal funding cut and a two-year cap for able-bodied tenants are on the table. Here's what the proposed Section 8 changes mean for your rentals.

How to Structure a Joint Venture to Buy Apartments With No Cash

The JV rules I used to buy hundreds of rentals: five partners max, active roles for everyone, how to structure returns, and a four-step dispute clause.

Washington Rent Control: Why It Hurts Tenants and Pays Landlords

Washington capped rent increases. Here's the supply and demand walkthrough on why that creates slums and homelessness, and why landlords come out ahead.

The Option Contract: Buy Multifamily With $0 Out of Pocket

Two ways to use an option contract: buy your partners out at a fixed price years later, and control an underperforming building you can't finance today.

How the 76-Unit Deal Put Me at 170 Units in Stephenville, Texas

Inside my largest acquisition yet: a 76-unit LIHTC property on 13.5 acres, why stacking units in one market wins, and where new investors should actually start.

Inside My 44-Unit Section 42 Building: $1.8M, $0 Out of Pocket

A walkthrough update on the 44-unit LIHTC building I bought for $1.8 million with nothing out of pocket: occupancy, capex, the Texas tax break, and the weeds.

How to Analyze a Multifamily Deal in Minutes With One Calculator

Work through the MFS Rapid Analysis Calculator on a 10-unit seller-financed deal, covering inputs, cash flow, financing, and exit assumptions.

Why I Keep Buying Real Estate Instead of Small Businesses

I own a resort, a PM company, and hundreds of rentals. Here's why I accept lower cash-on-cash from real estate and still think it beats buying small businesses.

The Negotiation Shift That Got Me $35M in Real Estate With No Money

How I map both sides' goals and structure seller finance terms so the deal closes every time: with the exact $2M 25-unit and 38-unit structures I used.

Cash Flow Isn't Dead in 2025: You're Just Structuring Deals Wrong

Why day one cash flow is still findable in 2025: stop shotgunning offers, map both sides, and use the least creative structure that says yes to everything.

The Owner Meeting Script That Gets You Off-Market Deals

The exact owner meeting flow I use: small talk, verbal agenda, open-ended questions, and the one closing question that makes owners remember you.

Soft Skills That Close Real Estate Deals: Tone, Body Language, Anchors

Anchors, loose mirroring, eye contact, and uptones versus downtones: the soft skills that decide whether your owner meetings turn into deals.

How to Book an Owner Meeting on a Cold Call, Every Time

The cold call script I used to buy hundreds of apartments: a specific reason to call, a true story, and ending the call first while momentum is high.

He Bought an Abandoned Jail for $200,000 and Kept the Cells

Matt Hawkins bought an 8,000 sq ft jail for $200,000, kept five cells, and runs 160 units with one employee. Inside his financing, taxes, and systems.

Stop Asking for Seller Financing. Ask This Instead.

The biggest change I made to my creative finance negotiations in 2025, plus the 25-unit deal where saying yes to everything the seller wanted closed it.

Why Renovating Out of Cash Flow Traps You in a 3-Year Project

Danny and I break down the mistake that stalls new investors: raising only enough to close. Plus partnership lessons, operating agreements, and our systems.

A first deal at 19. A growing business at 23.

Caleb discusses larger joint ventures, the work of managing apartments, and why a 44-unit senior community became his favorite property.

From professional sailing to apartment ownership.

Phil shares the story of his first apartment project. A later community update reports another 12-unit purchase, bringing him to 22 doors.

Building a rental portfolio while keeping his career.

Garrison explains his Lexington investing strategy. In a separate community post, he shares Haddon Capital’s completed 28-unit purchase in Louisville.

Renovating 11 units. Preparing for the next 44.

Ethan and Eddie explain the work, business income, and owner relationships behind an 11-unit renovation and their next planned purchase.

A six-unit partnership, followed by a 14-unit purchase.

Chris explains his first multifamily purchase in Oklahoma City. His subsequent community update reports closing on a second building with 14 units.

A broker’s perspective on buying his own deals.

Guest broker Erich discusses his move from teaching golf to commercial real estate, an owner-occupied triplex, and a seller-financed fourplex.