Blueprint to Billions

By blueprinttobillions

Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and&nbs

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· Business

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FAQs about Blueprint to Billions:

How many episodes does Blueprint to Billions have?

The podcast currently has 10 episodes available.

Blueprint to Billions episodes:

February 02, 2026 From Theory to Action: Building the First Bricks of Wealth
Episode Summary:
In this episode of *Blueprint to Billions*, attorney and multi-family housing strategist Terry Bruner shares practical steps for building wealth and legacy, starting with networking and educating oneself about real estate deals. From leveraging existing resources to finding entry points in HUD transactions, Terry emphasizes the importance of mindset and taking that first step towards financial growth.
Key Timestamps:
00:00 – Introduction
01:30 – Starting with your network and educating yourself about real estate
03:45 – Finding entry points in real estate deals without deep pockets
06:10 – Leveraging assets and resources to make tangible investments
08:25 – The accessibility of HUD deals for smaller investors and the value of expertise in specific niches
11:40 – Transforming communities through intentional real estate development and collaboration
About the Show:
*Blueprint to Billions* explores the intersection of legal strategy and real estate scale, offering insights and guidance for developers, investors, and nonprofits navigating complex housing transactions. Join HUD attorney Terry Bruner as he shares expertise on building legacy and leverage in the world of multi-family housing.
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24min
January 19, 2026 What is Wealth in Real Estate, Really?
Episode Summary:
In this episode of *Blueprint to Billions*, Terry Bruner delves into the concept of generational wealth, emphasizing the importance of assets that can be passed down through multiple generations. He debunks myths surrounding generational wealth and highlights the significance of real estate, particularly HUD deals, in creating a lasting legacy for families and communities.
Key Timestamps:
00:00 – Introduction
01:30 – Defining Generational Wealth
03:45 – Misconceptions about Inherited Wealth
07:20 – Challenges Faced by Next Generations
11:10 – Shifting Perspectives on Real Estate Investment
15:45 – The Longevity of Real Estate Investments
18:30 – Planning for Wealth Transfer
22:15 – Balancing Lifestyle with Legacy
26:00 – Case Study: Inter-Generational Business Dynamics
30:10 – The Multifaceted Definition of Wealth
33:45 – Starting with the 'Why' in Wealth Building
About the Show:
*Blueprint to Billions* explores the intersection of legal strategy and real estate scale, offering actionable insights for individuals looking to build lasting wealth through property investments. Join Terry Bruner as he guides developers, nonprofits, and investors in navigating complex housing transactions to create a legacy of prosperity.
...more
22min
December 19, 2025 Doing Well and Doing Good: How Nonprofits Can Compete in HUD-Based Development
Episode Summary
In this episode, HUD attorney and multifamily housing strategist Terry Bruner explores how nonprofits can successfully enter and thrive in HUD-backed development. He explains the biggest barriers nonprofits face, including infrastructure challenges and liquidity constraints, while also highlighting the opportunities they have to leverage HUD programs and strategic partnerships. Terry shares insights on how nonprofits can align projects with their mission, structure effective collaborations with private developers, and build the internal teams necessary to compete in a space often dominated by private capital. He also provides a success story of a nonprofit that scaled its housing impact through HUD financing and discusses how his work with The Niche Practice empowers attorneys to align their legal careers with purpose and profitability.
Key Timestamps
00:01:10 – The main challenges nonprofits face in HUD development
00:03:40 – HUD programs accessible to nonprofit sponsors
00:05:00 – Why the U.S. faces a housing crunch and the role of nonprofits
00:07:25 – How nonprofits can position themselves against private developers
00:09:15 – The power of partnerships in nonprofit HUD deals
00:11:00 – Building the right internal and external teams for HUD projects
00:13:20 – Mission alignment as the key difference for nonprofits
00:15:30 – Success story of a nonprofit expanding through HUD refinancing
00:18:40 – Why mission-driven work and profitability can co-exist for attorneys
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
...more
22min
December 05, 2025 The Invisible Handoff: Why HUD Deals Break Down Between Approval and Closing
Episode Summary
In this episode, HUD attorney and multifamily housing strategist Terry Bruner breaks down one of the riskiest stages of HUD transactions: the invisible handoff between approval and closing. He explains why deals often stall after HUD issues the green light, the critical role of communication, and the common mistakes that derail closings. Terry also shares real-world examples of deals that nearly collapsed during this stage, strategies developers can use to avoid costly delays, and how attorneys can guide clients through the transition. The conversation also highlights Terry’s work with The Niche Practice, where he empowers lawyers to build sustainable practices aligned with their values.
Key Timestamps
00:02:15 – What is the invisible handoff in a HUD deal?
00:04:22 – Top reasons HUD deals stall after approval
00:08:40 – Who drops the ball during the closing phase?
00:12:55 – Early warning signs a deal is drifting off track
00:15:10 – Keeping clients aligned after HUD approval
00:17:30 – The biggest misconception developers have about HUD approvals
00:19:00 – Introducing The Niche Practice
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
...more
22min
November 01, 2025 Structuring the Deal: How Smart Developers Lower Risk While Scaling Up
Episode Summary
In this episode of Blueprint to Billions, HUD attorney and multifamily housing strategist Terry Bruner explains how legal entity structures, partnership terms, and risk protection strategies shape the success of HUD-backed transactions. From avoiding rookie mistakes to managing liability and protecting personal assets, Terry outlines how developers can structure deals that scale while reducing risk. He also discusses common red flags HUD reviewers look for, strategies to minimize personal guarantees, and the mindset shifts required to transition from single deals to building sustainable real estate portfolios.
Key Timestamps
00:01:15 – Red flags in new developer deal structures
00:04:20 – Common ways clients sabotage HUD deals
00:07:10 – Ownership structure and personal liability
00:09:45 – Structural mistakes HUD reviewers flag
00:13:00 – Personal guarantees and risk mitigation
00:16:40 – Scaling from single deals to real portfolios
00:18:50 – Building a niche legal practice

About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
...more
21min
October 06, 2025 The Quiet Variable: How Credibility Shapes HUD Approvals and Closings
Episode Summary:
In this episode of Blueprint to Billions, HUD attorney and multifamily housing strategist Terry Bruner shares why credibility—not just strong financials—determines whether a HUD deal succeeds. Drawing on years of experience guiding developers, nonprofits, and investors through complex transactions, Terry explains how authenticity, responsiveness, and transparent communication shape government approvals.
From avoiding credibility pitfalls to building trust with HUD reviewers, Terry offers strategies that every developer, attorney, or investor should know before engaging in multifamily housing deals.
Key Timestamps
00:02:15 – The role of credibility in HUD approvals
00:05:00 – Early credibility killers developers often overlook
00:07:30 – Red flags HUD reviewers spot before financials are reviewed
00:10:15 – Why every deal needs a “warm body” behind the fund
00:12:45 – How undercommunication slows down TPAs and transactions
00:15:10 – Why candor and transparency matter at every stage
00:18:30 – A credibility move for clients without long track records
00:20:00 – The Niche Practice: Building a law career through specialization

About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
...more
22min
September 22, 2025TPA Investments and the Path to Generational Wealth
Episode Summary
In this episode of Blueprint to Billions, attorney and strategist Terry Bruner explains how Transfer of Physical Assets (TPA) investments work and why they can be a powerful pathway to long-term wealth and legacy building. He breaks down the basics of HUD-backed multifamily investments, how first-generation investors can enter the market, and why starting early matters for compounding wealth. Terry also shares practical insights on mentorship, partnerships, and the mindset shift needed to build generational wealth through real estate.
Key Timestamps
00:57 – What a TPA investment really is and how it differs from a standard loan assumption
02:22 – How first-generation investors can start small and scale their real estate portfolio
04:47 – The role HUD-backed multifamily ownership plays in leveling the wealth-building playing field
07:19 – Why waiting to invest later in life can limit long-term financial growth
09:15 – How incremental investments accumulate into long-term wealth
10:18 – Why multifamily real estate outperforms many other investments over decades
11:14 – The power of stacking TPA investments for multiplying income streams
13:21 – Common misconceptions about HUD rules and private investment opportunities
15:25 – Early steps first-time TPA investors should take to ensure long-term success
17:34 – Why mentorship and partnerships accelerate access to HUD-based wealth building
19:21 – How legacy drives Terry Bruner’s work and the future of community-focused housing
21:04 – Terry’s call to action for anyone on the fence about investing in HUD-backed deals
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
Learn more about Terry Bruner’s work: terrybrunerlaw.com
Subscribe to Blueprint to Billions for more expert insights on HUD-backed real estate strategies
...more
24min
September 08, 2025 Behind the Curtain: How Leadership and Team Dynamics Shape HUD Deals
Episode Summary
In this episode of Blueprint to Billions, HUD attorney and multifamily housing strategist Terry Bruner reveals how internal team dynamics, leadership blind spots, and power imbalances can make or break HUD-backed real estate deals. From identifying hidden breakdowns in complex transactions to navigating egos and politics, Terry shares actionable strategies for keeping development projects aligned and on track. He also explores the importance of humility, clear communication, and authentic leadership in managing federal oversight while balancing community and investor needs.
Key Timestamps
00:00:46 – Why HUD deals often unravel due to unseen internal breakdowns
00:02:25 – How humility and willingness to follow expert guidance impacts deal success
00:04:12 – The common leadership blind spots slowing down development teams
00:05:22 – Why poor communication and misaligned goals stall real estate transactions
00:06:50 – Lessons from sports: adopting a fearless mindset in complex projects
00:08:22 – How fear, politics, and urgency derail mission-focused development
00:09:44 – Overlooking power dynamics in HUD’s TPA process and why it’s a mistake
00:11:09 – Why authentic leadership matters more than just the numbers
00:12:36 – Resetting the tone when stakeholder conflict threatens a deal
00:15:04 – Essential advice for developers entering HUD-backed transactions
00:16:19 – A behind-the-scenes pivot that saved a deal from long delays
00:18:31 – Predicting flexibility and teamwork as the key to future wins
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
Learn more about Terry Bruner’s work: terrybrunerlaw.com
Subscribe to Blueprint to Billions for more expert insights on real estate law and strategy.
...more
21min
August 27, 2025 Unspoken Norms and Invisible Red Tape in HUD Projects
Episode Summary
In this episode of Blueprint to Billions, HUD attorney and community advocate Terry Bruner uncovers the unspoken rules, hidden red tape, and soft skills that shape HUD-backed multifamily housing deals. From the silent expectations developers must meet to the human dynamics that can stall projects even after approval, Terry explains why navigating HUD is as much about relationships and communication as it is about compliance.
He reveals why housing norms are shifting across generations, the role ego and poor execution play in delayed deals, and why balancing mission with money is critical for long-term success. Terry also discusses the behind-the-scenes realities developers face—like liquidity challenges and community pushback—and why relational capital matters more than ever in today’s real estate landscape.
Key Timestamps
01:05 – The unspoken rules every developer should know before approaching HUD
03:30 – How generational shifts are changing America’s housing norms
05:15 – Why ego and poor communication derail HUD deals
07:10 – The two biggest reasons projects stall and how to prevent them
09:03 – Behind-the-scenes realities: liquidity challenges and creative partnerships
11:11 – Balancing mission and money in affordable housing development
13:18 – Building a more community-first approach to HUD projects
15:30 – Why political nuance and relational capital matter more than compliance
18:05 – Due diligence, soft skills, and strategic partnerships for long-term success
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
Resources and Links
Learn more about Terry Bruner’s work: terrybrunerlaw.com
Subscribe to Blueprint to Billions for more expert insights on real estate law, policy, and strategy.
...more
20min
August 11, 2025Blueprint Begins: Terry Bruner on HUD, Legal Power Plays, and Why Mission Still Matters
Episode Summary
In this kickoff episode of Blueprint to Billions, HUD attorney and multifamily housing strategist Terry Bruner shares his journey from government lawyer to legal strategist driving complex HUD-backed real estate deals. Terry breaks down what makes these projects succeed, stall, or scale, highlighting the intersection of housing policy, community development, and sustainable investment. From mentorship shaping his early career to the critical role HUD plays beyond Section 8, Terry reveals why purpose still matters in the world of multifamily housing and affordable development.

Key Timestamps
01:20 – How mentorship at HUD shaped Terry’s purpose-driven legal career
03:45 – HUD explained: what it really does beyond affordable housing stereotypes
05:10 – The personal mission behind serving in housing law and policy
07:00 – Balancing community impact with profitable affordable housing development
09:00 – Why developers often underestimate HUD timelines and processes
11:30 – Navigating human dynamics that can delay deals even after HUD approval
13:10 – The importance of soft skills in real estate negotiations and transactions
17:10 – Debunking Section 8 myths and understanding HUD’s broader role in housing
19:00 – How investors should align HUD deals with long-term portfolio and community goals

About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.

Resources and Links
Learn more about Terry Bruner’s work: terrybrunerlaw.com
Subscribe to Blueprint to Billions for more expert insights on real estate law and strategy
...more
21min

FAQs about Blueprint to Billions:

How many episodes does Blueprint to Billions have?

The podcast currently has 10 episodes available.