Key Takeaways:

Public-Private Deal Risks

The public took all the financial downside while the private owner (Jeffrey Loria) gained all the upside

No accountability or performance clauses in the deal

Lack of transparency and no public vote

Financial Structural Problems

Revenue bonds backed by volatile tourism taxes

High-interest, long-term debt ($1.9 million bond projected to cost over $1 billion)

Principal payments don't start until 2026, extending debt to 2048

Real Estate Investment Lessons

Demand drives everything - the Marlins had a small fan base

Verbal promises aren't enough; development commitments must be in writing

Always conduct independent financial reviews

Architectural beauty can't compensate for poor financial fundamentals

Consequences

Stadium surrounded by empty lots

Neighborhood saw minimal economic development

Loria sold team for $1.2 billion, making hundreds of millions in profit

Attendance dropped from 2 million to 800,000

Political backlash, including mayor's recall

Key Takeaways:

Abandoned buildings offer hidden investment opportunities that most investors overlook

Evaluate potential properties using a three-part framework:

Location-driven demand

Structure adaptability

Zoning and incentives

Steps to get started:

Understand construction costs

Research tenant demand

Learn to creatively reimagine building spaces

Profit potential comes from:

Buying properties at low square footage prices

Transforming them to create income-based value

Potentially generating six to seven-figure profits

Key mindset:

See potential where others see problems

Don't be deterred by lack of current cash flow

Look for buildings others consider too risky or complicated

Practical advice:

Start small

Take action

Build momentum

Learn about your local market

Key Takeaways:

Passive Income Strategy:

Start with an active, high-value deal that forces appreciation

Use a 1031 exchange to roll gains into a passive, cash-flowing investment

Avoid getting stuck in low-return properties

Specific Example (Buena Vista Deal):

Bought land for $618,000

Rezoned from 11 to 63 units

Sold for $1.575 million

Used 1031 exchange to invest in a self-storage facility

Investment Approach:

Step 1: Take on an active deal

Step 2: Force appreciation and exit

Step 3: 1031 exchange into a passive investment

Step 4: Repeat the process

Key Principles:

Build wealth through strategic deal sequencing

Focus on creating serious equity

Move from working for money to having money work for you

Aim for scalable, long-term investments

Outcome:

Transformed a land deal into a self-storage facility

Generating $15,000 monthly passive income per partner

Avoided immediate tax liability through 1031 exchange

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.