Key Takeaways:

For new development projects, investors typically want to see a 20% or higher Internal Rate of Return (IRR).

An 8% return is considered too low for development projects, which are inherently risky.

Equity multiple is often a preferred return metric, with investors looking for around 2x equity multiple in less than five years.

When vetting contractors, it's crucial to:

Talk to other developers they've worked with

Inspect their job sites

Check their professionalism and documentation

Seller financing depends on:

Talk to other developers they've worked with

Inspect their job sites

Check their professionalism and documentation

Seller financing depends on:

Talk to other developers they've worked with

Inspect their job sites

Check their professionalism and documentation

Down payment amount

Borrower's track record

Property type and potential risk

Marketing and finding tenants requires active prospecting, not just putting up a sign and waiting.

For commercial real estate investing, having a track record is crucial - even a small first deal can open doors for future opportunities.

Returns and deal attractiveness vary by market, location, and specific project details.

Key Takeaways:

Deal Flow Framework (DEAL):

Discover: Uncover opportunities before they hit the market

Engage: Build relationships with brokers, owners, and key players

Activate: Create systems to track and follow up on leads

Leverage: Use your network and track record to scale

Three Main Reasons Investors Struggle to Find Deals:

Being passive instead of actively seeking opportunities

Weak broker relationships

Lack of consistent follow-up system

Commercial Real Estate Insights:

Best deals rarely appear on public listings

Relationships are crucial in finding opportunities

Proactive approach is key (direct outreach, networking, calling owners)

Treat deal finding as an ongoing process, not a one-time effort

Practical Advice:

Spend 30 minutes weekly working on your deal pipeline

Build relationship equity with brokers

Use a CRM or spreadsheet to track leads

Consistently follow up with contacts

Attend networking events and broker meetings

Key Takeaways:

Don't gamble in commercial real estate - have a clear strategy

Develop a Buy Box framework with 5 key steps:

- Investor Identity

- Asset Class Clarity

- Market Focus

- Financial Filters

- Operational Boundaries

Know exactly what you want before investing:

- Your investment goals

- Desired property type

- Target market

- Minimum financial returns

- Level of personal involvement

Benefits of a Buy Box:

- Saves time

- Reduces risk

- Provides clear investment criteria

- Helps quickly eliminate unsuitable deals

Focus on:

- Local market knowledge

- Matching properties to your personal investment style

- Having clear, predefined investment metrics

Key Takeaways:

Creative Financing: Brandon leveraged seller financing and creative deal structures to grow his real estate portfolio, starting with house hacking in East Nashville.

Freedom Number Approach: He set a clear goal of $10,000 monthly cash flow to transition from tour managing to full-time real estate investing.

Partnerships and Delegation: After reading "Who Not How," Brandon learned to partner with the right people and delegate tasks instead of doing everything himself.

Family-First Business Design: He intentionally structures his business to prioritize family time, including not working weekends and setting clear boundaries.

Hairy Deals Strategy: Brandon sees opportunity in challenging properties by:

Getting a low cost basis

Thoroughly investigating potential issues

Getting accurate repair estimates

Mitigating risks methodically

Diversified Portfolio: He maintains a mix of single-family homes, multifamily properties, and commercial real estate, with a strategic approach to holding or selling based on potential appreciation.

Continuous Learning: Brandon views mistakes as feedback and constantly adapts his investment strategy, such as being more proactive about loan terms and interest rates.

Key Takeaways:

Residential real estate is a "second job" with low returns, while commercial real estate offers scalable, passive income

Commercial properties generate higher cash flow by leasing to multiple businesses under one roof, typically netting around $15,000 monthly

Commercial real estate allows investors to force appreciation by repositioning assets, changing tenant mix, and improving property layout

Professional commercial tenants are more reliable, focused on business growth, and less emotionally demanding compared to residential tenants

Success in commercial real estate requires learning specific skills like deal underwriting, building a specialized team, and choosing the right investment strategy

Key Takeaways:

Commercial Real Estate Corruption:

Bribery and corruption are prevalent in the industry

Common issues include:

Brokers taking backdoor payments

Sharing confidential information

Bribing politicians for zoning approvals

Contractors inflating project costs

Investment Advice:

Always get agreements in writing

Trust is crucial when selecting a broker

Understand market dynamics before analyzing deals

Get multiple bids for projects

Be cautious of potential conflicts of interest

Industry Insights:

AI is increasingly impacting commercial real estate

Spreadsheet analysis is less important than understanding market dynamics

Ethical practices are critical in deal-making

Recommended Practices:

Always counter offers

Verify contractor work and costs

Build long-term relationships over short-term gains

Be transparent and maintain professional integrity

Key Takeaways:

Passive Income Strategy: Wealthy investors use triple net leases to generate consistent monthly income from properties leased to national brands like CVS, Dollar General, and 7-Eleven.

Low Maintenance Investment: These properties require minimal management, as tenants cover all expenses including taxes, insurance, and maintenance.

Long-Term Benefits:

Predictable income with 10-20 year leases

Built-in rent increases

Significant tax advantages

Wealth preservation

Investment Characteristics:

Typically cost $1-3 million

6-8% annual cash return

Tenants are stable, large corporations

Often purchased in cash or with favorable bank terms

Investment Options

Direct property purchase

REITs (Real Estate Investment Trusts)

Fractional investing through crowdfunding

1031 exchanges

Key Advantage

These investments are boring but powerful, focusing on steady, long-term wealth building rather than short-term excitement.

Key Takeaways:

Early Exposure: Jake's background in real estate started with his father, who was an investor and flipper, which inspired his career path.

Networking Strategy: He attended 8-10 networking events weekly and meticulously tracked contacts, believing "network is my net worth."

Persistence: Jake used cold calling extensively, making up to 400 calls a day to build his pipeline.

Specialization: He focused on 15-75 unit multifamily properties, primarily in the Murfreesboro market.

Mindset Shift: Transitioned from a transactional approach to being an investment sales advisor, which helped differentiate himself.

Continuous Learning: Invested in himself through masterminds, reading books, and attending industry events.

Deal Sourcing: Demonstrated skill in finding off-market deals, including a 16-unit property he sourced and closed after 134 days of follow-up.

Marketing Strategy: Uses LinkedIn, case studies, and creative follow-up to keep deals and relationships alive.

Technology Adoption: Utilizes tools like Intel CRE for underwriting and Gamma for presentations.

Motivation: Being laid off from his previous job drove him to take control of his career and succeed in commercial real estate brokerage.

Key Takeaways:

Start Investing Early: Residential agents should begin investing in real estate to build cash flow and financial freedom, rather than spending money on luxury items.

Cash Flow is King: Focus on creating passive income that can cover your expenses and provide options in life.

Partnership Matters: Choose partners carefully and do thorough due diligence. A bad partnership can disrupt your peace of mind and potentially cost you money.

Commercial Real Estate Advantages: Commercial properties often have less drama, more stable tenants, and require less day-to-day management compared to residential properties.

Patience in Investing: Don't rush to do deals just to do them. Wait for opportunities that truly make financial sense, especially in challenging market conditions.

Time Freedom is Valuable: Prioritize controlling your time over simply chasing money. Investments should provide you with more life options and flexibility.

Continuous Learning: Enjoy the process of investing, keep showing up, and understand that building wealth is a journey, not an overnight success

Key Takeaways:

Flex Space Advantages:

More versatile than multi-family real estate

Allows for diverse tenant mix

Easier to lease smaller suites quickly

More logical and less emotional tenant interactions

Investment Strategy:

Buy properties that can be easily modified

Focus on value-add opportunities

Aim for full occupancy and market-rate rents

Target properties with flexible layout options

Financial Approach:

Invest in properties with potential for double-digit returns

Prefer 7% preferred return for investors

70/30 profit split between investors and general partners

Carefully manage capital improvements and operating expenses

Maintenance and Leasing:

Prioritize clean, functional spaces over aesthetic upgrades

Work collaboratively with tenants on maintenance

Seek longer-term leases to increase property value

Focus on efficient space utilization

Deal Specifics (Friars Crossing):

100,000 square foot flex space in Chattanooga

Purchased for just over $10 million

Currently 91% occupied

Goal to fully occupy within 12 months and achieve market rents