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The $1,000,000 Mistake w/Thach Nguyen | TBN 027
This episode of The Builder Nation Podcast is a live Q&A from the ADU Investor Summit with Brian Koons, Andrew Greer, and keynote speaker Thach Nguyen - focused on operator‑level ADU investing strategy.
In this conversation, Brian, Andrew, and Thach pull the audience into the weeds on what actually makes an ADU or small‑multifamily project succeed - from how you decide whether to keep or rent, to designing the right unit mix, finishes, and site plan for the business plan instead of your ego.
They unpack painful real‑world stories about utilities (water, sewer, power) blowing up budgets and timelines, and walk through the feasibility checks that every investor should do before going under contract. You’ll also hear candid lessons on hiring experienced ADU architects and GCs, setting proper reserves, avoiding emotional offers, and why one great deal you buy with discipline can beat a year of chasing “cheap” construction and thin‑margin flips.
You'll hear:
- How to decide “keep vs. rent” and design the entire project backward from that decision (bedroom count, circulation, exterior, and finishes)
- The utility traps that kill ADU deals - flow tests, undersized water lines, sewer capacity, and the true cost of opening streets and upgrading infrastructure
- Why the lowest‑bid architect or contractor often costs the most, especially on dense infill and tight ADU sites
- A simple framework for reserves on your first ADU: down payment, 12–18 months of payments, plus real contingency
- How to eliminate emotional deal‑making, stick to your underwriting standard, and avoid six‑figure lessons
- Why you “can’t make it to the top solo,” and how Thach structures his A‑team to de‑risk every project
Like, subscribe, and drop your biggest ADU question in the comments so we can hit it in a future episode.
Thinking about building an ADU or need a team to manage your project properly?
Visit: https://hkdevelopmentgroup.com/#form
Follow Thach Nguyen
- Instagram: https://www.instagram.com/thachnguyen/
- TikTok: https://www.tiktok.com/@thachnguyenre
- Youtube: https://www.youtube.com/@ThachNguyen
Follow Andrew Greer
- Instagram: https://www.instagram.com/realtyentrepreneur/
- LinkedIn: https://www.linkedin.com/in/andrew-t-greer-17a17417/
- Facebook: https://www.facebook.com/AndrewThomasGreer1
Follow The Builder Brian:
- Instagram: https://www.instagram.com/thebuilderbrian/?hl=en
- LinkedIn: https://www.linkedin.com/in/briankoons/
- YouTube: https://www.youtube.com/@the_builderbrian
View all episodes
By Brian KoonsThis episode of The Builder Nation Podcast is a live Q&A from the ADU Investor Summit with Brian Koons, Andrew Greer, and keynote speaker Thach Nguyen - focused on operator‑level ADU investing strategy.
In this conversation, Brian, Andrew, and Thach pull the audience into the weeds on what actually makes an ADU or small‑multifamily project succeed - from how you decide whether to keep or rent, to designing the right unit mix, finishes, and site plan for the business plan instead of your ego.
They unpack painful real‑world stories about utilities (water, sewer, power) blowing up budgets and timelines, and walk through the feasibility checks that every investor should do before going under contract. You’ll also hear candid lessons on hiring experienced ADU architects and GCs, setting proper reserves, avoiding emotional offers, and why one great deal you buy with discipline can beat a year of chasing “cheap” construction and thin‑margin flips.
You'll hear:
- How to decide “keep vs. rent” and design the entire project backward from that decision (bedroom count, circulation, exterior, and finishes)
- The utility traps that kill ADU deals - flow tests, undersized water lines, sewer capacity, and the true cost of opening streets and upgrading infrastructure
- Why the lowest‑bid architect or contractor often costs the most, especially on dense infill and tight ADU sites
- A simple framework for reserves on your first ADU: down payment, 12–18 months of payments, plus real contingency
- How to eliminate emotional deal‑making, stick to your underwriting standard, and avoid six‑figure lessons
- Why you “can’t make it to the top solo,” and how Thach structures his A‑team to de‑risk every project
Like, subscribe, and drop your biggest ADU question in the comments so we can hit it in a future episode.
Thinking about building an ADU or need a team to manage your project properly?
Visit: https://hkdevelopmentgroup.com/#form
Follow Thach Nguyen
- Instagram: https://www.instagram.com/thachnguyen/
- TikTok: https://www.tiktok.com/@thachnguyenre
- Youtube: https://www.youtube.com/@ThachNguyen
Follow Andrew Greer
- Instagram: https://www.instagram.com/realtyentrepreneur/
- LinkedIn: https://www.linkedin.com/in/andrew-t-greer-17a17417/
- Facebook: https://www.facebook.com/AndrewThomasGreer1
Follow The Builder Brian:
- Instagram: https://www.instagram.com/thebuilderbrian/?hl=en
- LinkedIn: https://www.linkedin.com/in/briankoons/
- YouTube: https://www.youtube.com/@the_builderbrian