Property Profits Real Estate Podcast

What happens when the investor relationships you have built over the years start reaching their limit?

In this October 2026 update, Dave Dubeau shares what he has been hearing from real estate operators and capital raisers across 27 recent conversations. One theme is clear: trust still wins, but relying only on the same warm network becomes harder as deals grow and investors become more selective.

Dave talks about the growing attention around data centers, the pressure facing multifamily investors, and why some operators are exploring other real estate asset classes. He also explains why being open about risks, keeping projections realistic, and building personal connections matter more in a noisy market.

Then Dave takes you inside Results Enterprises and explains the three main services the company is working with right now. He also shares the idea he is exploring for a more turnkey podcast-based investor lead generation service.

For this month’s educational deep dive, Dave explains the Bullseye Investor. Instead of targeting every accredited investor with a checkbook, he recommends studying your current investors and looking for common traits such as profession, business background, location, and shared experiences.

You will also hear about Zeke Martinez, a real estate investor focused on notes in San Antonio. Dave compares Zeke’s experience with traditional LinkedIn outreach to the podcast guest approach, where the first conversation starts by offering value instead of asking for a sales call.

To close things out, Dave shares stories from a two-week trip to Turkey with his wife, Miss Max, including food poisoning, underground cities, and the fairy chimneys that became one of his favorite stops.

Managing a 144 unit apartment complex in Texas does not mean Zorya Belanger needs to live in Texas.

From Edmonton, she handles asset management by working closely with the property manager, reviewing the operation through regular calls, and traveling to the property when needed. During a year of renovations, someone from the ownership team visited the property about once a month.

Zorya and her husband started investing in 2013 while both were working as engineers. They hired property management from the beginning because they wanted to focus their time on raising capital and building their portfolio instead of learning every part of being a landlord.

That approach changed after their longtime property manager sold the company. With both Zorya and her husband now working in real estate full time, they took over management of their Edmonton area portfolio themselves.

The conversation also gets into their move into US multifamily. Zorya explains how joining an experienced general partnership team made the transition easier because other partners already brought acquisition experience, legal and accounting relationships, and US lending connections.

A USDA loan does not have to mean farming. Jordan Blanchard works with businesses and investors using USDA backed financing for commercial projects in smaller communities across the United States and its eligible territories.

Jordan explains that the USDA definition of rural generally covers a town, city, or census tract with no more than 50,000 people, as long as it is not contiguous with another urban area.

That creates room for many types of projects. Excalibur Rural Capital has financed businesses ranging from almond processing to a sand terminal. The company also works heavily in hospitality and can finance commercial real estate purchases, construction, and equipment.

Jordan also walks through what his team looks for before approving a project. Ownership experience comes first. They also want to see equity already available, a source for more equity if challenges arise, and collateral that supports the loan.

Key topics and takeaways:

An 18 unit condo building bought for about $90,000 a door was later appraised at roughly $131,000 a door after being brought back together as one apartment property.

That is the condo deconversion strategy Bryce Kander is focused on right now.

Bryce explains how he purchased all 18 units in an Edmonton property from 17 different owners. His offers were conditional on getting all of the units, possession happened on the same day, and he arranged a blanket mortgage across the property.

The opportunity came from a shift Bryce has been watching. Condo prices had dropped while rents had moved higher. He saw a chance to reverse the old strategy of converting apartments into individual condos.

Bryce also talks about another way these deals can happen through the condo board and court process when there is a strong reason for the building to sell, such as a major cash call.

Key topics and takeaways:

Knowing what to do is not always the same as being able to do it.

Dr. Jacquie Leone and Shawna Eischens, ND built Aligned Abundance around that gap. Shawna works with the subconscious and emotional blocks that can show up around money, pricing, overextending, and change. Jacquie works on the practical business side, including numbers, operations, automation, margins, and delegation.

They explain how their ten week program moves back and forth between both areas. A client may clear one internal block, start looking at the business differently, then discover something else that needs attention.

Jacquie also shares the story of a doctor who had been in business for about 15 years but was exhausted and working around 60 hours a week. When they looked at the numbers, she realized she was not fully including overhead and staff costs when pricing services such as IVs and peptides. Making those changes helped her reduce her workload while improving the financial side of the business.

Key topics and takeaways:

A single hard money loan made with unused fund cash helped change the direction of Will Harvey’s business.

Will originally started his first fund to invest in private real estate syndications. After completing one hard money loan, then a few more, he looked at the returns and risk profile and decided to put much more of his attention into private lending.

Today, his business has two sides. He needs good borrowers who need capital, and he needs investors who can help fund those loans.

Will describes that challenge as a seesaw. At different times, he has had more deals than money or more money than deals. Over time, he has learned to work on both sides at once.

He also explains why his ideal borrowers are often experienced BRRR investors doing around 5 to 20 deals per year. He looks for people with experience, cash reserves, and a balance sheet that can handle problems when they come up.

Key topics and takeaways:

Getting through a tough multifamily cycle has not been about buying more for Candice Muldrow. It has been about tightening operations, building repeatable systems, and leading the people responsible for carrying those systems out.

Candice and her husband, Corey, are the cofounders of MGroup Capital and MGroup Residential. Their portfolio includes more than 700 units across Dallas Fort Worth, with most properties around the 200 unit range.

During the last couple of years, they slowed acquisitions and focused heavily on operations. Candice explains how that work helped them build repeatable systems and create a management company that she says is now largely scaled and running without them.

She also explains why they chose to bring management in house. For Candice, it came down to execution, speed, and control over the business plan.

The conversation also looks at current acquisition opportunities. Candice shares that they bought their first 18 unit property in 2017 for about $70,000 per unit. Today, she says they are seeing some similar B and C multifamily assets priced in the $60,000 per unit range. But she warns that today's expenses are also much higher, so lower pricing alone does not make a deal work.

KEY TOPICS

A retail store is no longer just a place where someone walks in and buys something. Jeff Rosenberg explains why physical locations can also support online sales and help retailers reach customers in several different ways.

Jeff is part of the third generation of an 80 year family business focused on retail real estate. Big V owns and operates open air shopping centers across the United States, with an approximately $2.5 billion portfolio and roughly 55 to 60 assets.

Jeff explains what open air retail looks like today, including large centers such as The Rim in San Antonio. He also talks about new construction in Anna, Texas, where Big V is developing projects that include Kroger and Target.

A big part of the conversation focuses on how retail has changed. Jeff describes how stores now work as part of a larger system that includes online ordering, delivery, store pickup, and curbside pickup.

He also explains why Big V recently opened its business to accredited investors through Big V Direct.

Jeffrey Rosenberg is a third generation leader at Big V, a retail real estate company with more than 80 years of history.

Big V Direct:

BigVDirect.com

Company information and properties:

BigV.com

Visit BigVDirect.com to learn more about the company, view educational material, and sign up for the newsletter.

You can also visit BigV.com for more information about Big V, its properties, and its retail real estate business.

A rental property did more for Cameron Philgreen than create monthly income. Real estate eventually gave Cameron and his wife the money to open a business they had dreamed about building.

Cameron started investing in 2020. He and his wife began with their own home, rented rooms, used Airbnb, and completed a BRRR property. They also wrote down a goal of reaching 25 units by 2025.

A few years later, selling a former home in Lawrence, Kansas, gave them around $100,000 to $110,000 that Cameron says they put into a commercial building in Waco. With an SBA loan and a major renovation, that building became For Keeps Coffee and Bakery.

Cameron shares why he has moved away from much of his short term rental activity, why he likes furnished midterm rentals, and why he now believes investors can benefit from having both rental cash flow and larger chunks of income from flips.

He also talks about a new 50,000 square foot commercial property he purchased with two partners. The property needs major work, and their goal is to make the area more beautiful, family friendly, and inviting.

Key topics and takeaways:

A builder may want thousands of future home lots without wanting to own all of them today. Suraj Reddy explains how East Avenue Investments steps into that gap by purchasing the land and giving the builder an option to take it down over time.

One Austin area example involved about 2,000 lots purchased for $30 million. The builder put up $4.5 million for the option and paid a monthly fee based on a 13.5% annualized rate on the remaining amount. The builder could then start taking down additional lots after getting the first part of the community moving.

Suraj also explains why East Avenue Investments focuses heavily on risk. The company looks at the builder, the amount of cash committed, corporate guarantees, required takedowns, and whether East Avenue would be willing to own the land if the original builder walked away.

The conversation then moves into land repositioning. Suraj describes buying roughly 200 to 300 acres in areas where growth already exists, solving problems such as access to infrastructure, and working toward mixed use master planned communities.

Key topics and takeaways:

Guest information:

Suraj Reddy started East Avenue Investments. The company focuses on land banking and land repositioning and works with home builders in different markets.

Website:

https://EastAvenueInvestments.com

Suraj said listeners can use the Contact Us page or the company info email. The exact email address was not stated in the transcript.

East Avenue Investments also has an ebook about land banking available through the website.

Call to action:

Visit https://EastAvenueInvestments.com to learn more about land banking, download the ebook, or contact the team. Suraj said he is interested in speaking with investors and with home builders that may have deals East Avenue Investments can underwrite.