Financial Freedom with Real Estate Investing

In this episode, Michael talks with Jordan McNeely, a former nuclear engineer who realized his rotating 12-hour shift job was draining his energy and keeping him from family life. That sparked his pursuit of passive income and a scalable path to financial freedom through multifamily real estate. Jordan dove into education, joined a mentoring program to master underwriting and capital raising, and committed 15 hours a week to learning and networking. In just a few months, he partnered with an experienced team on a 96-unit deal in Charlotte and raised over $700,000 from friends and family — despite never having raised money before.Key Takeaways: Skip single-family and scale faster — multifamily penciled out and aligned with his limited time. Time freedom was the motivator — rotating day/night shifts took a toll on family, health, and presence. Mindset shift on raising capital — he stopped “pitching” and started asking about investor goals. One investor conversation per day → $700K raised in 2 months. Retirement funds unlocked big capital using self-directed IRAs. Partnerships shortcut experience — he leveraged a team already active in Charlotte. He made time a priority — 15 hours/week dedicated to education, networking, and raising capital. Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor ClubReview the Podcast on Apple PodcastsSyndicated Deal AnalyzerGet the Book, Financial Freedom with Real Estate Investing by Michael Blank For full episode show notes visit: https://themichaelblank.com/podcasts/session497/

Ever wonder what really goes on inside a syndication company? In this rare behind-the-scenes episode, Michael Blank and his Nighthawk Equity business partner, Drew Niffin, pull back the curtain on how they operate their private equity firm — the wins, the painful lessons, and how they’ve adapted during the toughest market the multifamily industry has seen in decades.They share the full story of scaling from the early partnership days… to building a team… to navigating the last 2.5 years of interest rate spikes, stalled rent growth, and operational pressure. You’ll also get a candid look at what’s changing inside Nighthawk — including new investment opportunities being unlocked for passive investors.This is the most transparent discussion they’ve ever recorded about what it really takes to run an investment company — and where multifamily investing is going next.Key Takeaways: Success Takes a Team: Syndication is impossible to scale alone. Capital raising, operations, and acquisitions each demand full-time focus.Systems Create Stability: Implementing a business operating system like EOS transformed communication, accountability, and execution across the company.Hard Markets Build Strong Operators: The last 2.5 years forced better operations, tougher decisions, and stronger lender relationships.Debt Determines Destiny: Loan structure can make or break a deal — even if operations are strong.Operations Win: Leasing, renewal strategy, resident experience, and in-house oversight are now essential competitive edges.The Future Is More Than Multifamily: Nighthawk is expanding into real estate debt funds and boutique private equity (buying profitable small businesses).Investor-First Mission: Every system and decision centers on one outcome — delivering reliable performance to passive investors.Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor ClubReview the Podcast on Apple PodcastsSyndicated Deal AnalyzerGet the Book, Financial Freedom with Real Estate Investing by Michael Blank For full episode show notes visit: https://themichaelblank.com/podcasts/session496/

Andrew Reichert, CEO of Birgo Capital, went from buying his first duplex with no money down to owning 3,000+ units worth over $300 million. But his journey wasn’t all smooth sailing - Andrew reveals how building a 20-rental portfolio nearly bankrupted him, the “$10M idea” that changed everything, and the lessons he learned scaling his business.Whether you’re stuck managing a handful of single-family rentals or trying to figure out how to break into larger deals, this conversation will help you shortcut years of trial and error.Key TakeawaysWhy Small Rentals Won’t Set You FreeHow Andrew realized that $200/month per property wasn’t going to replace his income.The math that made him pivot away from single-family rentals.From Duplexes to a $300M PortfolioWhy raising capital was the turning point in his career.How starting with a fund instead of a single deal accelerated his growth.The Hardest Lesson in Scaling a CompanyWhy “the people who got you here won’t always get you there.”How to make tough calls without losing sight of your mission.Finding Purpose Beyond Financial FreedomHow Andrew’s Rhino Operating System helps people align their work with their purpose.Why clarity—not just cash flow—is the real key to building a fulfilling life.Overcoming Comfort and Taking ActionWhy staying “comfortable” keeps most investors from scaling.Practical tips to create urgency and move from idea to execution.Connect with AndrewLinkedInBirgo CapitalROS Journey – The Rhino Operating System BookConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor ClubReview the Podcast on Apple PodcastsSyndicated Deal AnalyzerGet the Book, Financial Freedom with Real Estate Investing by Michael Blank For full episode show notes visit: https://themichaelblank.com/podcasts/session495/

Economic pressure is shrinking returns and tightening capital—but there’s a smarter way forward. In this episode, Michael Blank reconnects with Richard Wilson, founder of the Family Office Club, to explore how multifamily operators can add new strategic layers—not abandon their base.Richard explains why family offices are focusing less on projected returns and more on trust, positioning, and access. He breaks down how top operators are earning investor confidence, raising capital through debt and niche strategies, and using AI to scale their investor reach and event ecosystems. This isn’t about leaving multifamily—it’s about unlocking more sophisticated pathways to grow wealth and build influence.Key TakeawaysRelationships outweigh returnsInvestors commit capital based on trust, not just numbers.Track records are only as strong as the operator’s transparency during tough times.Desperation repels capital—authenticity and long-term engagement are key.Multifamily is a foundationReal estate experience builds credibility that opens doors to new asset classes.Diversification into storage, assisted living, or industrial doesn’t replace multifamily—it expands the investor's options.Many capital raisers evolve beyond single-operator deals by layering in flexibility and variety.Great fund managers think like media companiesCreating value-rich content builds investor confidence long before a deal shows up.Every touchpoint—grad parties, social media, one-on-one texts—is a chance to reinforce trust.Consistent communication and thoughtful follow-up outperform one-off pitches.Family offices play a long gameThey don’t just invest in deals—they invest in people with generational vision.Credibility, track record, and staying power are non-negotiables.It often takes years of rapport-building before a single dollar is committed—but the result is deep, repeatable capital.Connect with RichardWebsiteLinkedInConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor ClubReview the Podcast on Apple PodcastsSyndicated Deal Analyzera...

In this special market outlook session, Michael Blank breaks down the current state of the multifamily investing landscape—and explains why Q4 2025 may present one of the best buying opportunities we've seen in over a decade.Despite high interest rates and ongoing fear in the media, Michael shares why the smart money is moving back into multifamily real estate, and how passive and active investors alike can take advantage of this rare window.He also makes a few big announcements—including a move into business acquisitions and real estate debt funds—designed to expand the wealth-building options available to his investor community.If you're wondering whether to sit tight, double down, or make your first move—this is the clarity you're looking for.Key TakeawaysMultifamily prices are still 20–40% below their 2022 peakInstitutional buyers are actively acquiring distressed assetsMarket fear has created undervalued buying opportunitiesValuations remain well below replacement costRising leverage is pushing prices back upLoan proceeds are increasing from 65% to 75% LTVLenders are re-entering the market with more aggressive termsHigher leverage means stronger returns with less equity requiredDemand for rental housing remains strongHomeownership is 44% more expensive than rentingThe U.S. faces a multi-million-unit housing shortageNew construction activity has slowed significantlyRisk-adjusted returns are stronger than in 2022Interest rates are stabilizing, lowering market uncertaintyDeals now use fixed-rate debt and more conservative underwritingInvestors are getting the same returns with significantly less riskThe Passive Income Calculator helps investors plan their freedomAllows modeling based on actual investment inputsTracks projected growth in passive income and net worthNo opt-in required—download and start planning immediatelyNew opportunities are coming from TMBExpansion into real estate debt funds and business acquisitionsTargeting cash-flowing, recession-resistant businessesDesigned to offer passive investors more options for building wealthConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor ClubReview the Podcast on Apple Podcasts

Most people raising capital are doing it completely wrong. They focus on flashy decks, mass emails, and trying to “look big”—but investors can smell the inauthenticity from a mile away.Jeremy Dyer took a different approach.  He raised $50M in under 2 years by leading with trust, transparency, and one-on-one conversations—all while holding down a full-time tech sales job and raising four kids.In this episode, Michael Blank uncovers the real strategies behind Jeremy’s rise from passive investor to powerhouse capital raiser. You’ll learn how he built a loyal investor base, scaled legally with fund-to-fund models, and is now buying deals at massive discounts while others sit on the sidelines. If you think capital raising is about money—it’s not. It’s about people.Head over to https://thefreedompodcast.com/500 to submit for a chance to win free merch and be highlighted in episode 500!!!Key TakeawaysWhy LP Experience Makes You a Better SyndicatorJeremy invested in over 40 syndications before ever raising a dollar.Seeing wins and losses helped him understand what real investors care about.He built empathy—and that changed everything.Capital Raising is Human, Not CorporateHis $50M didn’t come from ads—it came from deep personal conversations.Jeremy rebranded himself organically, one investor at a time.Sales background helped, but being authentic mattered more.How to Stand Out in a Sea of NoiseHe personally checks in with 20 investors every week.Following up on personal details (like a kid’s birthday) beats “just checking in” emails.Raising capital is about trust—not timing.The Right Way to Raise Capital for OthersJeremy uses fund-to-fund structures to stay compliant.He partners with operators without muddying incentives.Leveraging someone else’s backend frees him to focus on investors.Why Now Is a Massive Buying OpportunityJeremy’s acquiring deals at 30–40% below peak pricing.Distressed sellers and rising absorption = market bottom approaching.He’s not scared—he’s scaling.Connect with Jeremyhttps://www.startingpointcapital.com/ LinkedInConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk...

Think you need 10 years of house flipping before you can go big in real estate? In this episode, Michael Blank sits down with Kent Ritter—Founder of Hudson Investing and host of Ritter on Real Estate—who scaled from solo operator to managing 2,000+ units and leading his own in-house property management firm. He didn’t wait for permission. He didn’t grind for a decade. He built systems, teams, and a killer culture that made scale inevitable.They unpack how he made the leap from flipping houses to running a real syndication business, and why skipping the “single-family hustle” may be the smartest move you can make. If you’re tired of thinking small, this episode will wake you up.Key TakeawaysWhy Single-Family Strategies Keep You StuckFlipping and landlording create income—but not freedom.Most "passive" single-family models are just high-paying jobs in disguise.You don’t need 10 years of grinding to go multifamily—you need a mindset shift.How to Build a Real Business (Not Just Do More Deals)Learn why Kent’s first plateau happened—and how he broke through it with the right partner.Discover how he scaled from 7 to 30 team members overnight by bringing property management in-house.Building culture and hiring to core values was Kent’s unfair advantage—here’s how to do it right.The Hidden Challenge of Raising CapitalWhy your friends and family won’t take you seriously at first—and what to do instead.The #1 perception you must change to consistently raise from private investors.You don’t need to know everyone—you just need to earn trust and prove expertise.Public-Private Partnerships: The Future of Development?How Hudson Investing makes new construction deals pencil in 2025 and beyond.Why cities are partnering with operators—and how that benefits your returns.The real risk difference between building new vs. buying value-add.Why the Midwest Is Still WinningKent breaks down why Midwest markets like Indianapolis and Fort Wayne are outperforming.Supply constraints = stronger rent growth and less risk—here’s where to look.Why Midwest deals may be boring… but boring works.Connect with Kenthttps://www.kentritter.com LinkedIn InstagramRitter on Real Estate PodcastYoutube  Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of Advisorsa...

Most people are playing the wrong money game—trading time for income, saving their way to retirement, and hoping it adds up by 65. In this episode, $300M multifamily investor Michael Blank shares the 10 money rules that helped him escape the rat race and build scalable, passive wealth through real estate. You’ll learn why flipping houses, single-family rentals, and even high-paying jobs won’t get you free—and what to focus on instead. If you’re serious about using multifamily to take control of your time and income, these rules will reset how you think about money forever.Head over to https://thefreedompodcast.com/500 to submit for a chance to win free merch and be highlighted in episode 500!!!Key TakeawaysMichael’s 10 Rules to Get Your Money Right, plus:What’s Really Broken About Retirement (and How to Fix It)Why the "work till you're 65" model no longer worksHow to reframe freedom so it actually feels fulfillingWhat to focus on instead of sitting on a beach foreverThe Math Behind Why You’re Still StuckHow traditional saving and investing keeps you locked in the rat raceWhat most six-figure earners misunderstand about wealthA smarter way to create income that doesn’t depend on your timeHow Most Real Estate Strategies Still Trap YouWhy flipping and single-family homes rarely lead to freedomThe real reason those deals feel like progress—but aren’tThe asset class that scales income and timeOne Number That Changes EverythingHow to figure out the income you need to quit your jobWhy your “rat race number” is more powerful than your net worthHow lowering it can make freedom come faster than you thinkHow to Build Wealth Without Using Your Own MoneyThe one mindset shift that unlocks serious scaleHow first-time investors raise $500K+—even with no experienceWhat kind of partnerships make it possible (and how to find them)Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor ClubReview the Podcast on Apple PodcastsSyndicated Deal Analyzer

If you’re serious about building wealth through real estate, you can’t afford to ignore the tax side. In this episode, CPA and active investor Sean Graham breaks down how cost segregation and bonus depreciation can save you (and your investors) tens or even hundreds of thousands in taxes—without changing your investment strategy. We cover how to use cost seg the right way, why most CPAs are doing it wrong, and what high earners need to know about the latest tax bill that could bring back 100% bonus depreciation. Whether you're a GP looking to raise smarter or an LP trying to boost after-tax returns, this episode is non-negotiable.Key TakeawaysWhat Cost Segregation Actually Does for YouReclassifies components of a property to accelerate depreciation over 5–15 years instead of 27.5 or 39.Allows investors to take massive deductions in year one—sometimes more than the cash they put into the deal.Creates phantom losses on K-1s that can offset other passive income or gains.Bonus Depreciation: What It Is, and Why It Matters100% bonus depreciation (introduced in 2017) allows investors to deduct qualifying property in year one.It's phased down since 2023 but may return under new legislation.Huge benefit for both LPs and GPs—particularly when paired with proper tax strategy.Using Cost Seg to Raise Capital More EffectivelySmart GPs use depreciation estimates during the raise to attract savvy investors.Many LPs care more about the tax benefits than the projected cash flow.For deals over $1M, cost seg should be factored into your underwriting and pitch.The “Look-Back” Strategy for Missed DepreciationAllows owners to retroactively apply cost segregation—even years after purchase.No need to amend prior tax returns; benefits can be taken in the current year.Especially powerful when strategic timing aligns with real estate professional status.Avoiding Common CPA MistakesMany CPAs aren’t familiar with real estate—leading to missed deductions and bad advice.Make sure your tax pro understands real estate-specific strategies like bonus depreciation, short-term rental loopholes, and REPS.Ask the right questions: Do they know how to handle depreciation recapture? Real estate professional status? IRA investing?How to Work with a Cost Segregation Firm the Right WayInvolve a cost seg firm early—before closing—so you can plan ahead and market benefits to investors.Studies typically cost $5K–$10K, but often result in six-figure tax savings.Smaller properties can use a “condensed engineering study” for reduced fees without sacrificing IRS compliance.Connect with SeanMavenCostSeg.com/Blank Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)

Don’t forget to grab your free book! www.TheMichaelBlank.com/QRPMost people don’t know this—but you can invest your IRA or 401(k) in real estate instead of leaving it trapped in mutual funds. In this episode, I’m joined by Damion Lupo, founder of eQRP, to explain exactly how to unlock your retirement savings and use them to invest in apartments, storage, and more. We walk through the process step-by-step, dispel common myths, and show you how to avoid one of the biggest tax traps most investors don’t even see coming: UBIT. Whether you’re a passive investor or a GP raising capital, this is a must-listen.Key TakeawaysWhy Most Investors Don’t Know About ThisFinancial advisors don’t promote these options because they lose fees when you take control.Most investors have old 401(k)s or IRAs they’ve forgotten about—but those funds are eligible for self-direction.Online platforms like Schwab and Fidelity won’t show you the option to invest in real estate—you have to know to ask.How Self-Directed Accounts Actually WorkSelf-directed IRAs and solo 401(k)s give you full control—you can invest in real estate, crypto, gold, and more.The right setup gives you checkbook control and removes delays caused by custodians.Solo 401(k)s (like EQRPs) offer faster transactions, better flexibility, and fewer limitations than traditional IRAs.The UBIT Tax Trap—and How to Avoid ItUsing leverage in real estate deals inside a self-directed IRA can trigger UBIT—up to 40% in surprise taxes.Solo 401(k)s are exempt from UBIT, even in leveraged deals.You can convert from an IRA to a solo 401(k) before the deal sells to avoid the tax completely.Smart Strategies for Passive and Active InvestorsPassive investors can use these accounts to invest in syndications—earning tax-free or tax-deferred returns.Active investors (GPs) can raise more capital by educating others on how to invest through their retirement accounts.Damion’s team offers tools like books, webinars, and white-glove onboarding to help GPs guide investors through the process.Rules, Limits, and Legacy PlanningYou can’t use these accounts to buy personal assets, rehab your own property, or benefit directly from the investment.You can borrow up to $50K from your solo 401(k) for any reason and pay yourself back—with interest you choose.Setting up retirement accounts for parents or family members can create powerful tax-free legacy wealth.Roth solo 401(k)s allow real estate investing with leverage and no taxes on gains—making them the most powerful tool in the tax code.Connect with Damion LupoGET A FREE BOOK www.TheMichaelBlank.com/QRP  Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)a...

In just a few years, Chad Schieler went from zero to over 700 units, ditching his high-paying W2 job to build a real syndication business from scratch. And he did it the hard way - solo, self-funded, and battle-tested.In this episode, Michael Blank sits down with Chad to unpack the gritty, unfiltered truth behind the rise of Focus Capital. They dive deep into the growing pains of scaling fast - partnership failures, capital raising fears, management misfires, and what it really takes to build a machine that lasts.If you think you’re ready to go full-time, this episode will either snap you out of it - or show you the way forward.Head over to https://thefreedompodcast.com/500 to submit for a chance to win free merch and be highlighted in episode 500!!!Key TakeawaysFrom W2 to 700+ Units: Why Chad Walked AwayBuilt a career in credit card processing—but hit a wall with taxes and purpose.Real estate started as a tax strategy and turned into a full-blown mission.Why chasing a deeper “why” made walking away from comfort worth it.The Truth About PartnershipsChad’s first syndicated deal looked perfect—until it nearly fell apart.Why being $4K short led him to take control of the entire business model.How too many “chiefs” in asset management created chaos—and the fix.Raising Capital When It Doesn’t Come NaturallyChad self-funded his first four deals—then hit a ceiling.The mental shift that helped him want to raise capital.How his best capital raiser came straight from his LP base.Scaling a Real Business (Without Burning Out)The struggle of hiring when revenue is lumpy—and what worked for Focus Capital.Why Chad hires 12 months ahead of revenue (and how it paid off).The non-negotiables that protect his time and family life.When Bigger is Actually EasierWhy 100+ unit properties are less stressful than small ones.The mistake most investors make with property management on smaller deals.How Chad’s early inspection and financing mistakes shaped his future deals.Connect with ChadVisit Focus Capitalchad@focuscapital.com Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor Cluba...

This is one of the most tactical, eye-opening conversations we’ve had on market selection. Market selection can make or break your deal before you ever sign a contract. And right now, it’s not just about job growth or population trends anymore. In this episode, Michael Blank is joined by Andrew Meyers, Director of Acquisitions at Nighthawk Equity, to reveal what actually matters when choosing a market—and why most investors are looking at the wrong data.They break down the real drivers of rent growth, how to avoid buying in overheated metros, and what most people overlook that leads to underperforming deals. Plus, Andrew shares where Nighthawk is actively investing right now—and why.Key TakeawaysWhy Absorption Is the New KPIIt’s not just about growth—it’s about who’s filling those units.Learn why absorption is the single most overlooked factor in market due diligence.Discover how overbuilt markets tank B-class rents—and how to spot it before you buy.The Hidden Danger in “Hot Markets”Everyone loved Phoenix, Austin, and Atlanta—until rent drops hit hard.Understand why too much supply—even in fast-growing cities—kills performance.Learn how to read between the lines of growth headlines to spot real risk.How to Vet a Submarket Like a ProWhy Carroll County in Georgia is outperforming—but other Atlanta submarkets are crashing.Learn how zoning moratoriums, new construction trends, and crime rates quietly impact your bottom line.The exact reports and relationships you need to dig deeper than “market averages.”Where Nighthawk Is Buying Right NowAtlanta remains the #1 market due to scale, broker relationships, and submarket knowledge.Huntsville, AL is rising fast thanks to job growth and lower institutional competition.Hear what tertiary markets are on Nighthawk’s radar—and why most operators overlook them.Questions Every Passive Investor Should AskWho’s actually on the ground executing the business plan—and what relationships do they have?How well does the operator know this specific submarket (not just the metro)?Are their underwriting assumptions conservative—or fantasy spreadsheets?Learn the red flags that reveal when a sponsor is guessing instead of grounded.Connect with Andrewinvestors@nighthawkequity.comJoin the Nighthawk Equity Investor ClubConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring Programa...

If you’re trying to scale your real estate business and still asking “How do I do this?”, you’re already falling behind. In this episode, Dr. Benjamin Hardy, author of 10X Is Easier Than 2X and The Science of Scaling, explains why success in multifamily hinges on shifting from "how" to "who." Michael and Ben dig into why most investors get stuck on the wrong path, and how committing to a bold vision — even without knowing the entire roadmap — is the real starting point. This episode is a must-listen for six-figure earners stuck in the single-family grind, trying to leap into commercial real estate and financial freedom.Key Takeaways1. Why Your 10-Year Plan Is Holding You BackMost investors set conservative goals based on their current capacity.A 10-year retirement plan with single-family homes isn't just slow — it’s likely broken.Reframe your goal: what would it take to become financially free in 12 months?When the timeframe compresses, the current strategy breaks — and that’s the point.2. The "Who Not How" Principle for Real Estate ScalingMultifamily investing isn’t about doing more — it’s about doing different.Instead of figuring out every step, ask “Who already knows how to do this?”The right team — mentors, capital partners, deal finders — collapses the learning curve.Syndication is the ultimate “who not how” structure: it’s a team sport.3. The Psychology of Commitment and BeliefYou won’t pursue what you don’t believe is possible.Small “micro-commitments” — like booking a strategy call or analyzing your first deal — build belief.Commit to the outcome (financial freedom), not the tactic (buying rentals).Reverse-engineering from your end goal leads to radically different decisions.4. Letting Go of the Path That Got You HereYour current strategy won’t get you to your next level.If you're clinging to rentals, flips, or even a high-paying job — you're on the wrong path.Letting go feels like quitting — but it's often the gateway to real progress.Ask: “What’s the opportunity cost of staying stuck?”5. Dr. Hardy’s Framework from The Science of ScalingIdentify your "floor" — the level where you're currently stuck — and why it's limiting.The most successful entrepreneurs redesign their systems, teams, and mindsets to scale.Scaling isn’t just a process — it’s a mindset of focusing on fewer things, done better.6. Multifamily as the Ideal Vehicle for ScalingSingle-family strategies are too slow, too small, and too dependent on your time.Multifamily offers higher leverage, scalable income, and team-based execution.The joint venture nature of syndication makes scaling practical, even if you’re starting out.The ability to raise money or partner with operators creates fast pathways to GP status.Connect with Dr. Benjamin HardyGet your free copy of the Science of Scaling audiobook https://scaling.com/ Connect with MichaelFacebookInstagramYouTube

Small Bay Industrial (a.k.a. Flex Space) wasn’t on your radar—and for good reason.But what if the most overlooked asset class in commercial real estate turned out to be one of the most profitable? In this episode, Cody Payne, SVP at Colliers, breaks down why Small Bay Flex Industrial is quietly exploding—and why more active and passive investors are taking notice. Cody shares how he transitioned from leasing to owning, how syndication plays a role in the space, and why this niche might outperform retail and office over the next decade. Whether you’re looking to diversify your portfolio or find a less management-intensive asset, this is an episode you don’t want to miss.Key TakeawaysWhy Flex Industrial Is Heating UpThe asset class has evolved: from basic metal garages to glass-fronted multi-use spaces.Demand is surging as small businesses, gyms, e-commerce, and retail users flood in.Triple-net leases and low tenant improvement costs make this a capital-efficient play.How to Add Real Value with Small Bay AssetsSimple cosmetic upgrades (like storefront glass) can attract higher-paying tenants.Reconfiguring larger units into smaller ones can boost PSF rent.Strategic side yards and outdoor storage add ancillary income.Investor Returns: What to ExpectTypical stabilized deals offer 8–10% cash-on-cash returns with low capex.Value-add plays or development deals can push IRRs significantly higher.Cap rates range from 6–8%, depending on market and quality.Management Made SimpleTriple-net leases reduce headaches—tenants handle their own maintenance.Very few after-hours calls; most businesses operate during daytime hours.Easy to find third-party managers who understand this asset class.Syndication in Small Bay: A New FrontierCody’s early deals involved rolling his broker fee into equity—low-risk entry point.Syndication works well, especially for stabilized assets or light value-add.Investors like the stability, tenant diversity, and ease of management.Navigating the Market: Deal Flow and FinancingGood deal flow in most metros if your buy box is realistic (e.g., 7–8% cap).Financing is accessible: 25-year terms, 65% LTV, and ~6.25% interest.Banks used to avoid this asset class—now they’re chasing it.Connect with CodyWebsiteBook: Flex Space DominationLinkedInConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of Advisors

What does it take to scale from a 38-unit syndication to 33,000 units across six states—and still never lose investor capital? Jeff Gleiberman of MG Properties breaks it down. In this episode, Jeff shares the core principles that helped his family-run firm grow into one of the top 50 apartment owners in the U.S. You'll hear how they’ve weathered multiple market cycles, why they’re buying newer assets right now, and how disciplined underwriting, fixed-rate debt, and vertical integration have become their unfair advantages. Whether you're raising capital, comparing asset classes, or trying to read the market—this episode is required listening.Key TakeawaysFrom Family Syndication to Institutional ScaleStarted with a single 38-unit deal and scaled to 33,000 units over 30+ years.Built trust and momentum through word of mouth and disciplined execution.Added institutional capital partners while staying grounded in syndication fundamentals.Grew from a home office to over 1,000 employees with fully integrated operations.How MG Navigates Market CyclesSurvived and thrived through the S&L crisis, dot-com bust, GFC, COVID, and today's rate shock.Adapted strategy for each cycle—moving from value-add to core-plus when needed.Buys below replacement cost today to minimize downside and maximize long-term upside.Maintains focus on fixed-rate, long-term debt and low leverage to protect investor capital.Why Vertical Integration is a Competitive AdvantageIn-house property management, asset management, and construction management from day one.Enables real-time decision-making, tighter expense control, and stronger performance in down markets.Allowed the firm to pivot quickly during COVID and deliver consistent returns.How to Attract Serious Capital (Without Chasing High IRRs)Always invests 10–20% of their own capital into each deal—creating strong alignment.Focuses on risk-adjusted returns, not marketing inflated projections.Educates investors on cycles, deal structure, and realistic expectations to build long-term trust.Current Strategy: Core-Plus Over Value-AddAcquiring newer, well-located properties at 30–40% discounts to replacement cost.Cash flow is lower today—but risk is also lower, and long-term upside is strong.Value-add deals don’t pencil right now due to rent compression and renovation risk—but they will again.The Discipline Behind $1.8B in Acquisitions (In a Down Market)Maintains a consistent buy box and underwriting discipline—despite competition and volatility.Relies on lender relationships, low-cost insurance, and scale advantages to stay competitive.Sticks to one asset class—multifamily—and executes at a high level, deal after deal.Connect with Jeffmgproperties.com Connect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)

If you think you need experience, deals, or wealthy connections to raise capital… think again. In this episode, Michael Blank walks through exactly how first-time investors are raising $500K to $1M in 60 days—even without a track record. You’ll learn how to shift your mindset, start conversations without being salesy, and build unstoppable momentum using the relationships you already have. This is the roadmap for raising money as a beginner.Key TakeawaysWhy You Don’t Need Experience to Raise CapitalStock market investors are actively looking for alternatives—you just don’t know it yet.You’re providing value by giving them access to real estate they can’t buy on their own.It’s not about your experience—it’s about your ability to build trust and communicate.How to Find People With Money (Hint: You Already Know Them)Start with your existing social circles—friends, coworkers, clubs, sports, and church.Use referrals to expand your network without ever running out of leads.Tap your old contacts with a simple, authentic re-engagement email.What to Say (and NOT Say) to Potential InvestorsDon’t “pitch” people—just have intentional conversations about investing.Use curiosity to guide the discussion naturally toward real estate.Frame yourself as someone offering value, not asking for a favor.Why One-on-One Works Better Than Social Media (at First)Most beginners fail online because they don’t know what their investor wants yet.You’ll build confidence, language, and momentum faster through real conversations.$1M+ raises are happening every day without a single post on social.What to Do If You’re Not a Natural Capital RaiserDeal finders and capital raisers need each other—build partnerships to fill the gaps.Learn the fundamentals, then specialize based on your strengths.Being in the right community makes these partnerships effortless.The Simple System That Helps Beginners Raise $500K–$1M FastOur students go from zero experience to full commitments in under 60 days.The key is shifting your mindset and mastering a few proven scripts.You don’t need everyone to say yes—you just need to start.Connect with GUESTConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor ClubReview the Podcast on Apple Podcastsa...

What should you really ask before wiring $100K into a multifamily deal? In this special episode, Michael sits down with Nighthawk’s Garrett Lynch and Drew Kniffin to run through 50 of the most important questions every passive investor should be asking—and every active investor should know how to answer.From deal structure and cash flow mechanics to team accountability, tax strategy, and risk mitigation, this is your behind-the-scenes guide to how Nighthawk operates—and how to evaluate any syndicator with clarity and confidence. Whether you’re an LP looking to invest smarter or an aspiring operator trying to earn trust, this episode is required listening.Key Takeaways50 Questions Every Passive Investor Should Ask (And Every Active Investor Must Answer), including: Nighthawk’s Track Record and Operating PhilosophyHow Nighthawk got started, how many deals they’ve done, and what makes their model differentWhat happens when a deal doesn’t go to plan—and how the team respondsWho’s on the core team and how key decisions are made (especially in tough markets)Why vertical integration and boots-on-the-ground operations give them an edgeUnderstanding Returns, Distributions & Deal StructureWhat kind of returns to expect—and how preferred vs. total returns actually workWhen investors get paid, what happens during a refinance, and how long deals are heldWhat happens if the property underperforms or market conditions shiftWhy Nighthawk doesn’t do capital calls—and how they plan for uncertaintySyndications vs. Other Investment ModelsThe difference between syndications, REITs, and fundsWhat LPs actually own, how deals are structured legally, and what kind of control (or not) they haveHow profit splits and operator compensation align with investor outcomesMinimum investment amounts and what the onboarding process looks likeThe Passive Investing MindsetThe key mindset shift every new LP needs to makeMultifamily vs. flips, STRs, and self-storage—what makes multifamily the superior playHow to think about diversification across deals and sponsorsWhat to do if you’re nervous—or your spouse isn’t on board yetTaxes, Depreciation & IRAsHow multifamily syndications deliver major tax benefits (even on paper)What bonus depreciation is and how it offsets incomeWhen to expect your K-1 and how IRA investing works (including UBIT considerations)What happens tax-wise at refinance or sale—and how to defer gains via 1031sHow to Vet Deals and Sponsors Like a ProWhat to look for in underwriting: cap rates, expense ratios, rent growth assumptionsThe importance of fixed-rate debt, cash reserves, and risk-adjusted returnsHow to ask the right questions—even if you’re not an expertWhy the best investors don’t “return shop”—they evaluate the whole pictureConnect with Nighthawk EquityTake the Free Mini-Course at NighthawkEquity.comSchedule a Call & Join Our Investor ClubConnect with MichaelFacebookInstagramYouTube

Eric Nelson thought buying one rental a year would lead to financial freedom. But after years of grinding, he realized he was just building another job. In this episode, Eric breaks down how he shifted from single-family rentals to a 1,000+ unit multifamily portfolio—and why mindset, mentorship, and the right partnerships made all the difference.We dig into the painful lessons, the strategic pivots, and the exact steps that helped Eric quit his W-2, move his family to Spain, and build a business that supports his life. If you’re trying to scale—or stuck doing it all yourself—this is the episode you’ve been waiting for.Key TakeawaysWhy “One Rental a Year” Doesn’t WorkEric’s early plan: 10 houses in 10 years = early retirementWhat actually happened: no scale, no freedom, no timeWhy single-family rentals didn’t deliver the cash flow he expectedThe Case for Multifamily Over RentalsHow one vacancy kills cash flow in SFR—but barely moves the needle in MFWhy multifamily is less emotional, more predictable, and built for scaleThe moment Eric realized apartments were actually less riskyHow Mentorship Accelerated His SuccessWhat changed when Eric hired a coach—and why he says it was essentialWhy every successful syndicator he knows did the sameThe critical role of KP partners and advisory teams in getting your first deal doneRaising Capital as a Service, Not a FavorHow Eric overcame his fear of asking friends and family to investWhy capital raising is about helping others—not begging for moneyWhat he tells high-income earners unsure where to place their capitalWhy Right Now Is a Great Time to Get InWhy fewer buyers and better pricing make today a rare opportunityHow Eric is buying deals in today’s market—and what’s changed since 2021What he tells LPs who are frozen by fear or waiting on the sidelinesFrom Hamster Wheel to Freedom in SpainHow Eric went from overworked engineer to living abroad with his familyWhat it actually looks like to build a business around your lifeWhy he’s focused on sustainable, strategic growth—not hyper-scalingConnect with EricInstagramWild Oak CapitalConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor Club

In this episode, Michael Blank is joined by seasoned investor Paul Moore, founder of Wellings Capital, to unpack the journey from flipping houses and chasing every real estate strategy… to raising over $200 million in capital and building a fund-based business that finally delivered real wealth. Paul shares how a single moment with a mentor forced him to stop winging it and build a true capital-raising system.They dive deep into how capital raisers can grow with or without a deal, the myths about passive income, and why commercial real estate is fundamentally different (and more powerful) than residential. This episode is a masterclass in focus, mindset shifts, and breaking through plateaus by specializing.Key Takeaways: Passive Income Is a Lie—Until You Do This: Both Paul and Michael learned the hard way that flipping houses isn’t passive—and the real path to financial freedom is cash-flowing commercial assets.Focus Beats Hustle: Paul was stuck chasing inconsistent deals until he narrowed in on raising capital and built a repeatable system to attract investors.Raising Capital Is a Skill, Not a Gift: Whether you do it 1-on-1 or through content marketing, anyone can learn how to raise millions—if they follow a proven playbook.Why the "Old Boys Club" Ignores You: Breaking into commercial real estate requires more than desire—you need credibility, partners, and a real strategy to be taken seriously.Commercial Real Estate Is Based on Math, Not Hype: Unlike residential, you can force appreciation through net income. That means you have control over value.The Fund Manager Model: Paul explains how capital raisers can scale faster—and stay compliant—by launching their own funds and partnering with proven operators.Connect with Paul Moore:Website: wellingscapital.comResources: Free eBooks on multifamily, self-storage, and mobile home park investing → wellingscapital.com/resourcesBooks: Author of The Perfect Investment, Storing Up Profits, and Warren Buffett’s Rules for Real Estate InvestorsSocial Media: Find Paul on LinkedIn, YouTube, or search for Paul Moore Wellings CapitalPhilanthropy: Support his anti-human trafficking work at aimfree.orgConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the Nighthawk Equity Investor...

Forget what you’ve been told about retirement. In this episode, Michael Blank breaks down why chasing the dream of sitting on a beach at 65 is not just outdated—it’s dangerous. He unpacks the flawed math behind 401(k)s, FIRE, and single-family rentals, and lays out a smarter, faster path to freedom through multifamily syndications. If you're a high-income earner chasing control over your time, this episode will reframe how you think about “retirement” and show you how to buy your time back—on your terms.Key TakeawaysRetirement Is Not the Goal—Freedom IsTraditional retirement means doing nothing, and that’s not fulfilling for most people.After a short break, high performers crave impact, purpose, and productivity.Financial freedom gives you options—to work, to rest, to choose how you live.The Math of Retirement Doesn’t WorkThe 4% Rule requires you to save $3M+ for $10K/month in passive income—before inflation.With inflation, that number balloons to $7.3M to maintain your current lifestyle.Very few people are saving $2K–$15K/month for 10–30 years consistently.Why the FIRE Movement Falls ShortFIRE (Financial Independence, Retire Early) demands extreme frugality—up to 70% savings rates.It's built on sacrifice and still relies on fragile stock market assumptions.Once “retired,” most FIRE followers still live lean—without true freedom or fulfillment.Why Rentals Are Better—But Still Not EnoughEven buying one rental per year doesn’t get you to $10K/month cash flow fast.50 rentals = $10K/month at $200/month per property—a huge operational burden.BRRRR and flips can help, but they’re still slow, time-intensive, and hard to scale.Multifamily Syndications: The Fast Track to FreedomAcquisition fees from one deal can replace your income and give you a 12-month runway.Syndications have multiple profit centers: fees, cash flow, equity, and backend profits.With the right coaching, you can quit your job within 1–2 years—not 30.Break the “DIY” Trap: Why Coaching MattersMost people try to figure it out alone and stay stuck for years.Multifamily syndications are a team sport—scale comes from partnerships, not hustle.Without a roadmap, you’ll hit a ceiling fast or never start at all.Connect with Nighthawk EquityJoin the Nighthawk Equity Investor ClubConnect with MichaelFacebookInstagramYouTubeTikTokResourcesTheFreedomPodcast.com Access the #1 FREE Apartment Investing Course (Apartments 101)Schedule a Free Strategy Session with Michael's Team of AdvisorsExplore Michael’s Mentoring ProgramJoin the...