Send us a text Tenants don’t plan to leave early, but it happens—and the way you respond determines whether you eat losses or engineer a smooth, profitable handoff. We open the playbook on early lease exits with practical steps that protect cash flow, reduce downtime, and keep relationships intact. We start where the problems begin: at lease signing. By setting expectations around maintenance responsibilities, personal guarantees, assignment and sublease rights, and make-good standards, we r...
Send us a text Most investors obsess over cap rates and comps while the real money leaks out during tenant move-outs. We go straight to the hinge moments that protect ROI: how to set a rock-solid move-in baseline, run smart mid-lease checkups, and execute pre- and post-move-out walkthroughs that stand up to scrutiny. You’ll hear exactly how we separate normal wear and tear from nonfunctioning systems, why HVAC preventative maintenance isn’t optional, and how to request the invisible proof tha...
Send us a text Want a commercial property that runs smoothly, keeps tenants happy, and doesn’t torch your cash with preventable emergencies? We walk through our facilities onboarding playbook step by step, showing how to document the building you actually own and set up systems that protect NOI from day one. We start by defining the site: boundaries, encroachments, gutters that cross property lines, retention ponds, and fences that tell the real story of ownership. Then we get hands-on with ...
Send us a text What if your property’s biggest risk isn’t the market, but messy onboarding? We walk through a practical, field-tested process for turning leases, CAM, and vendor costs into predictable cash flow—using a real case, Berry Hill Plaza, to show how the details compound into stronger returns. We start where most owners don’t: administration and accounting. Clean lease abstracts, amendments, and a prior month’s invoice let you bill accurately on day one. Then we dig into the mechani...
Send us a text Missed rent isn’t a mystery; it’s a process problem. We pull back the curtain on how landlords actually win nonpayment cases—starting with crisp ledgers, strong lease language, and bulletproof notices that stand up in court. With attorney Tim Baldwin at the table, we map the route from the first late payment to possession, judgment, and real collections, showing where most owners slip and how to avoid the usual traps. We start with the foundation: define what counts as rent. W...
Send us a text Deals are flashy; leases do the heavy lifting. We brought in attorney Tim Baldwin to break down how smart landlords turn a contract into an operating system that protects cash flow, clarifies maintenance, and shortens disputes before they start. If you’ve ever argued over a condensation leak, a roof stain, or who pays for damaged ceiling tiles, this conversation gives you the language to end gray areas for good. We start with preparation: why a litigated‑and‑won perspective ma...
Send us a text Ever wondered why your commercial property insurance premiums skyrocketed—or why insuring a seemingly indestructible metal building can be surprisingly difficult? In this enlightening conversation with insurance expert Mike Price from Hub International, we unravel the mysteries behind one of the most significant expenses in commercial real estate ownership. The timing couldn't be better for this discussion. After years of what the industry calls a "hard market"—where insurance...
Send us a text Hurricane season poses an existential threat to commercial real estate investments, yet few property owners truly understand how to prepare their buildings or navigate the aftermath. This eye-opening episode delves into the hidden challenges hurricanes create beyond just physical damage. Did you know that when a named storm forms anywhere in the Atlantic—not just hurricanes, but even tropical storms—insurance companies implement immediate moratoriums that prevent writing new p...
Send us a text Finding hidden gems in commercial real estate often means looking where others won't—or can't—see value. In this eye-opening exploration of opportunity recognition, Michael and Don reveal how they discovered a property that had languished on the market for ten years because of a critical listing error. The warehouse, a 9,720 square foot cross-dock facility on four acres, had been categorized merely as "land" with notes indicating the building had "no value." While most investo...
Send us a text The foundation of successful commercial real estate investing isn't just about finding the right property—it's about building relationships that keep your spaces filled and your returns flowing. On this episode of Blue Dirt, we uncover the powerful truth that "retention equals returns" and how this simple equation can transform your investment approach. When landlords and tenants view each other as business partners rather than adversaries, magic happens. We explore how the tr...
Send us a text Have you ever wondered if there's a stepping stone between residential and commercial real estate investing? In this eye-opening episode, we uncover how short-term rentals like Airbnb can serve as the perfect gateway to building your commercial real estate portfolio. Jesse from Carro Properties shares his journey of transforming a 450-square-foot apartment above a garage into a thriving short-term rental business. The numbers are staggering – these properties can generate thre...
Send us a text Diving beneath surface-level dealmaking, this eye-opening episode tackles the foundations of commercial real estate investing that most property shows never cover. Hosts Michael and Donnie, drawing from decades of experience as active investors, brokers, and property managers, break down exactly what makes commercial properties fundamentally different from residential investments. "We make cashflow all the time," explains Michael, contrasting his commercial success with years ...
Send us a text What's your risk tolerance as a commercial real estate investor? This foundational question drives every successful investment strategy, yet many investors fail to honestly assess where they fall on the risk-reward spectrum. In this deeply practical episode, we unpack the direct relationship between risk and return in commercial real estate, using concrete examples every investor can relate to. Starting with the gold standard of investment security—a McDonald's with a 20-year ...
Send us a text The psychology of negotiation often trumps the mechanics of contracts in commercial real estate—a lesson learned the hard way by many investors. In this eye-opening episode, we share a transformative story about recognizing when someone is negotiating with you rather than simply refusing to honor an agreement, completely changing how deals are approached. Beyond just focusing on price, successful commercial real estate negotiations require understanding what truly motivates al...
Send us a text Ever wonder what separates amateur property tours from those conducted by seasoned commercial real estate professionals? The difference could cost or save you thousands. Walking a commercial property with expert eyes means spotting the subtle warning signs most investors miss. Water intrusion—the silent destroyer of commercial buildings—leaves telltale traces that trained observers can identify immediately. From discolored brick and buckling flooring to swelling baseboards and...
Send us a text Your exit strategy might be the most critical decision you'll make in commercial real estate investing—even before you purchase the property. As we explore in this episode, the most successful investors begin with the end in mind, shaping every decision around maximizing future value and creating flexible exit options. The foundation of smart exit planning starts with a conservative discounted cash flow analysis that projects realistic timelines for lease-up, renovation costs,...
Send us a text Tenant improvement allowances represent one of the most powerful yet frequently misunderstood tools in a commercial real estate investor's arsenal. Far from being simple concessions to entice tenants, these strategic investments can dramatically enhance property value while creating win-win relationships with quality tenants. This episode dives deep into the art of structuring TI allowances that make financial sense. We explore when to say yes (and when to walk away), examinin...
Send us a text Take a deep dive into the world of commercial real estate investing as we tackle the perpetual question: "When is the best time to invest?" The answer might surprise you—it's today, with a crucial caveat. The real question isn't timing the market, but whether you're buying the right asset at the right price. We break down the psychology of investment timing and why so many people get stuck looking in the rearview mirror, lamenting missed opportunities rather than seizing prese...
Send us a text Dive deep into the world of commercial office condos as we share our journey of acquiring and transforming four medical office units on a hospital campus. What began as a straightforward investment quickly turned into a crash course in HOA politics, property improvement negotiations, and the delicate balance of building relationships with long-established owners. When cast iron plumbing pipes started failing—pipes that weren't even servicing our units but were located above ou...
Send us a text The Blue Dirt Podcast is back—and this week Don and Michael tap long‑time HVAC specialist Cheyenne Stemen of Blue Commercial Properties for a nuts‑and‑bolts conversation every landlord, asset manager, and CRE investor needs to hear. By the time you hit “stop,” you’ll have clear answers to three questions that can save (or earn) you serious cash: How do you complete a thorough HVAC inspection—step by step—from filter checks to full‑system diagnostics?What routine maintenance sch...