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 Takeaways

Why Absorption Is the New KPI

• It’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.
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How to Vet a Submarket Like a Pro

• Why 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 Now

• Atlanta 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 Ask

• Who’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 Andrew

[email protected]

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Resources

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For full episode show notes visit: https://themichaelblank.com/podcasts/session486/