The REI Diamonds Show-Real Estate Investment Podcast

Episode 261: ATX Acquisitions Partner Dan French on $2B in Closed Deals

Guest: Dan French is a seasoned real estate investor and entrepreneur with over 20 years of experience, known for his deep insights into long-term goal-setting and capital allocation. With a successful real estate portfolio built through strategic decisions in deal underwriting and market timing, Dan has navigated multiple real estate cycles. In this episode of the REI Diamonds Show, he joins Dan Breslin to share his journey, the importance of mindset in achieving success, and his forward-thinking approach to entrepreneurial goals.

Big Idea: In this episode, Dan French emphasizes the critical distinction between short-term and long-term goals, arguing that entrepreneurs often overestimate what they can achieve quickly while underestimating their potential over a decade. He advocates for a high-aiming approach to long-term objectives, highlighting the need to balance growth with life priorities, such as family and personal well-being. Drawing from his extensive real estate journey, French illustrates how yesterday’s goals can impede progress and underscores the necessity of a mindset shift for sustained success. He also delves into the nuances of capital allocation, stressing the importance of avoiding overpaying during market peaks and the wisdom in strategically selling non-core assets during overheated markets. Through disciplined underwriting, conservative deal-making, and a keen understanding of replacement cost metrics, French lays out a blueprint for achieving long-term success in real estate investing.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
https://www.ATXacquisitions.com/

View the Episode Description & Transcript Here:
https://reidiamonds.com/atx-acquisitions-partner-dan-french-on-2b-in-closed-deals/

Dan French & I Discuss Closing $2B Deals:
• (00:03:29) The 10-year vision: How entrepreneurs can expand their thinking and aim for massive success.
• (00:10:46) Dan’s early career in real estate:
 From small multifamily deals to growing a larger real estate portfolio.
• (00:19:48) Strategic Capital Allocation: The importance of conservative underwriting and aligning capital allocation with market cycles.
• (00:20:24) The Role of Replacement Cost: Why buying above replacement cost signals a potential market danger and how it influenced their investment strategy.
• (00:24:18) Post-Great Financial Crisis Lessons: The impact of the 2007–2008 financial crisis on current real estate investment strategies.
• (00:42:13) Syndication and General Partner Funds in Real Estate: Dan explains how his company leveraged syndication deals and created a General Partner fund to scale their business, detailing the pros and cons of capital structure.

Episode 260: Building Strong Relationships & Winning Deals with Jeremy Friedman

Guest: Jeremy Friedman is the co-founder of Stoic Equity Partners, a commercial real estate firm focused on multi-tenant industrial properties. With Stoic's portfolio nearing $100 million in assets under management and spanning over one million square feet, Jeremy shares insights from his journey transitioning from an institutional bond broker to a leading real estate investor.

Big Idea: In this episode, Jeremy delves into the advantages of investing in multi-tenant industrial properties, particularly those offering flexibility in office and warehouse space. He discusses the strategic shift from self-storage to industrial real estate, driven by supply constraints and rising demand, and how adaptive reuse projects have fueled Stoic Equity Partners' growth. Jeremy underscores the significance of value-add opportunities, demonstrating how his team has leveraged market dynamics with a focus on tenant flexibility, revolving leases, and long-term profitability. He explores the complexities of managing flex space properties, including maximizing returns for both general and limited partners, balancing investor splits, preferred returns, and fixed-rate debt, while addressing market fluctuations, interest rates, and key risk factors that investors should consider.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
https://www.stoicep.com

View the Episode Description & Transcript Here:
https://reidiamonds.com/mastering-real-estate-success-with-stoic-equity-building-strong-relationships-winning-deals-with-jeremy-friedman/

Jeremy Friedman & I Discuss Mastering Real Estate Success with Stoic Equity:
• Launching Stoic Equity Partners (3:30): How the firm was born during the pandemic, starting with adaptive reuse of an old grocery store into a self-storage facility.

• Cash Flow and Tenant Diversity (8:10): The benefits of managing properties with multiple tenants and how this strategy enhances cash flow and lease flexibility.

• Tenant Profile (13:10): What to look for in ideal tenants, highlighting service providers like HVAC contractors, parts houses, last-mile logistics companies, and pest control firms.

• Investor Returns and Splits (21:24): Jeremy explains the cash-on-cash returns and the IRR targeted for investors. He breaks down the preferred return and the desired profit split.

• National vs. Local Tenants Risk (31:03): He examines how national tenants may close locations during economic downturns, while smaller local tenants may provide more stability, as they often prioritize survival.

Episode 259: Shauna the Tax Goddess

Guest: Shauna the Tax Goddess, is a top-tier tax strategist with over 105 specialists under her wing, focusing on U.S. taxation. Shauna, a CPA with a Master's in Taxation, and is one of the few Certified Tax Strategists in the country. With her extensive knowledge and experience, Shauna shares invaluable insights on how real estate investors can optimize their tax strategies to keep more of their hard-earned money.

Big Idea: Shauna emphasizes the critical importance of tax efficiency in wealth accumulation, particularly for real estate investors. She explains how a specialized tax strategist, instead of a general CPA, can significantly reduce tax burdens through customized strategies tailored to an individual's unique circumstances, maximizing long-term financial gains.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
https://Vanguard1031x.com/

View the Episode Description & Transcript Here:
https://reidiamonds.com/shauna-the-tax-goddess-on-legally-avoiding-taxes/

Shauna & I Discuss Legally Avoiding Taxes:
• Understanding the Role of a Tax Strategist vs. a CPA (02:13): Shauna explains the difference between a standard CPA and a tax strategist, emphasizing the importance of specialized knowledge in minimizing tax burdens for real estate investors.

• Building a Comprehensive Financial Team for Real Estate Success (05:29) The discussion focuses on the need for a well-rounded financial team, including a tax strategist, CPA, bookkeeper, and other key professionals to optimize tax strategies in real estate.

 • Advanced Real Estate Tax Planning (2.0 Strategies) (11:36): Exploration of more sophisticated tax strategies beyond basic deductions, such as the integration of cost segregation and other advanced techniques for real estate investors.

• The Security Dog Deduction(12:32): Exploring how real estate investors can write off dogs as a security expense for visiting properties.

• Maximizing the Masters Exemption (14:13): Utilizing the Masters Exemption to deduct personal vacations as part of real estate operations.

• Risk Management and IRS Scrutiny (25:08): The importance of maintaining documentation and understanding the risk of IRS audits when implementing advanced tax strategies.

• Entity Structuring for Tax Savings (37:10): Shauna discusses the pros and cons of different entity structures like S Corps, C Corps, and sole proprietorships for real estate investors.

• The Power of the Augusta Rule (00:42:03): A look at how the Augusta Rule can be used to write off significant amounts through home office deductions.

Episode 258: Deferring Taxes with Vanguard 1031 Exchange President Brandon Burns

Guest: In this episode of the REI Diamonds show, host Dan Breslin welcomes Brandon Burns, a seasoned 1031 exchange expert. With over 4,000 transactions under his belt, Brandon runs one of the 119 1031 exchange companies in the country. His extensive experience and deep knowledge of real estate investment strategies make him a valuable resource for investors looking to optimize their portfolios through tax-advantaged methods.

Big Idea: The conversation centers on the strategic advantages of 1031 exchanges in real estate investment. Brandon highlights the geometric average problem and how 1031 exchanges can mitigate tax burdens, allowing investors to preserve and grow their wealth more effectively. By deferring taxes on property sales, investors can reinvest the full proceeds into new properties, enhancing their long-term financial gains.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
https://Vanguard1031x.com/

View the Episode Description & Transcript Here:
https://reidiamonds.com/deferring-taxes-with-vanguard-1031-exchange-president-brandon-burns/

Brandon & I Discuss Deferring Taxes:
• Understanding Section 1031 and Section 121 of the Tax Code (03:00-07:00): Benefits of Section 1031 for investment properties and Section 121 for primary residences, and leveraging both for tax advantages.
• The Power of Compounding and Avoiding Geometric Average Losses (07:00-09:00): Impact of compounding interest and geometric average problems, with emphasis on how 1031 exchanges help retain profits.
• Navigating the Four Major Hurdles of 1031 Exchanges (15:00-18:00): Key challenges in 1031 exchanges—time, value, financial, and property type—and strategies to overcome them.
• Combining Section 121 and 1031 for Optimal Tax Benefits (20:00-24:00): Scenarios where combining Section 121 and 1031 can lead to significant tax-free gains.
• Scaling Up and Strategic Property Acquisition (32:00-36:00): Personal experiences on scaling from smaller to larger properties, emphasizing mortgage paydown and property management benefits.
• Pitfalls in 1031 Exchanges (47:00-50:00): Common pitfalls, including incorrect paperwork and the importance of setting up exchanges before closing deals.
• Delaware Statutory Trust (DST) Overview (59:00-01:03:00): Explanation of DSTs as an alternative investment for 1031 exchanges, including their benefits and limitations.

Relevant Episodes: (200+ Content Packed Interviews in Total)
• Mike McLean on Section 8 Rentals
• How to Avoid Capital Gains Tax Using a Deferred Sales Trust or Like Kind Exchange with Carl Worden
• Dave Foster on Avoiding Taxes Using 1031 Exchange Real Estate Investing
• Anna Barsky on Deferring Capital Gains

Episode: Tax Lien Investing with Angela Duncan

Guest: Angela is a force in the personal finance industry with 25+ years of experience in helping people transform their lives by using passive investments to build generational wealth. Angela has a diverse career in banking and financial advising, owning a top 10 RE/MAX office for 5 straight years with over $2 Billion in sales and is now 100% focused on helping individuals create wealth through passive investing and lending with double-digit+ returns on their money while they continue their business life.

Big Idea: Changing your financial future begins with a decision. It is often a good idea to decide to get rich, then map out the plan for the steps to get your there.  Once you have cash, finding a safe & reliable return on that cash provides that passive income to carry you through the rest of your life with options.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
https://www.EmpowerHerMoney.com/

View the Episode Description & Transcript Here:
https://reidiamonds.com/tax-lien-investing-with-angela-duncan/

Angela & I Discuss Tax Liens:

• Tax Lien Investing for 10%+ Returns
• Breaking the Cycle of Poverty
• Reprogramming Yourself Using a Bigger Vision
• Asking Better Questions for Better Results

Relevant Episodes: (200+ Content Packed Interviews in Total)

• REI Diamonds Show with Ted Thomas on Tax Lien Investing

• Paul Sloate Forecasting the State of the Real Estate Market for 2016

• Maximizing Asset Protection and Tax Savings with Scott Royal Smith

• How to Avoid Capital Gains Tax Using a Deferred Sales Trust or Like Kind Exchange with Carl Worden

• Inside the Self-Storage Industry with Jacob Vanderslice of Van West Partners

Episode: Turn Key Rental Market Selection with Zach Lemaster

Guest: Zach Lemaster is the founder & CEO of Rent To Retirement, a turn key rental company focusing on new construction single family & small multi family rental property. Starting his investment journey while serving as an Optometrist and Captain in the US Air Force, Zach strategically grew his portfolio to allow for early retirement from his medical career. 

Big Idea: Buying rentals can set you up for a comfortable retirement or simply give you a larger pile of cash to reinvest later in your career. That said, selecting the RIGHT rentals in the RIGHT market can speed this process up while reducing the headaches and attention that come with a rental portfolio.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
www.RentToRetirement.com

View the Episode Description & Transcript Here:
https://reidiamonds.com/turn-key-rental-market-selection-with-zach-lemaster/

Zach Lemaster & I Discuss Turn Key Rentals:

• Buying Lower Maintenance Property

• Selecting the Best Markets for Growth

• Going Bigger – Scale with Simplicity 

• 5% Down Investor Loans

Relevant Episodes: (200+ Content Packed Interviews in Total)
• Jacksonville Florida Turn Key Rental Properties with Gregg Cohen

• Self Storage Redevelopment with Scott Krone

• Turn Key & BRRR-Key Rentals with Ali Boone

• Engelo Rumora on Building a Multi-Million Dollar Turn Key Rental Business

• Mark Ainley on Pulling Back the Curtain of a High Volume Turn Key Rental Business

• Joe Mueller on REO Brokerage, Turn Key Rentals, & Buying Houses through Non-Performing Notes (NPN’s)

Episode: Private Money Lending Masterclass with Dan Breslin

Guest:  This is a presentation on Private Money Lending by Dan Breslin, host of the REI Diamonds Show.

Big Idea:  Private Money Lending can be an effective and reliable source of above average returns for those with some cash. It is also an effective method to scale a fix & flip business.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
www.DiamondEquity.com

View the Episode Description & Transcript Here:
https://reidiamonds.com/private-money-lending-masterclass-with-dan-breslin/

I Discuss Private Money Lending:
• How to Become a Private Lender

• Earning 10% Returns by Investing Passively

• Underwriting Private Money Loans & Borrowers

• Finding Private Lenders

Relevant Episodes: (200+ Content Packed Interviews in Total)

• Private Money Lending with Dan Breslin

• Dan Breslin on Raising Private Money for Single Family Flips

• John Matheson on How to Access Commercial Credit

• Fast & Easy Multifamily Lending with StackSource Founder Tim Milazzo

Episode: Private Money Lending with Dan Breslin

Guest: This episode is actually Dan interviewing his father, Dan Breslin.  The elder Dan Breslin is a Private Money Lender for other fix & flip investors throughout the Northeastern US.

Big Idea: Private Money Lending can be an effective and reliable source of above average returns for those with some cash.  One often overlooked source of this cash is dormant IRA and other retirement accounts.  Dan and his dad cover private money lending on retirement accounts.  They also talk through the founding of Diamond Equity Investments – which is the volume fix & flip real estate firm founded by Dan (the podcast host).

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

View the Episode Description & Transcript Here:
https://reidiamonds.com/private-money-lending-with-dan-breslin/

My Dad & I Discuss Private Money Lending:
• How to Become a Private Lender

• Earning 10% Returns by Investing Passively

• Vetting Potential Borrowers

• The Founding Story of Diamond Equity 

Relevant Episodes: (200+ Content Packed Interviews in Total)
• 10 Years Ago Today-The Birth of D.E.I.

• Dan Breslin on Raising Private Money for Single Family Flips

• Fast & Easy Multifamily Lending with StackSource Founder Tim Milazzo

• Navigating Real Estate Investment: From Young Enthusiast to Mobile Home Parks with Mitchell England

Episode 253: Gino Barbaro on Large Multi Family Real Estate Investing in 2024

Guest: In this episode, we sit down with Gino Barbaro, co-founder of the Jake and Gino brand and a titan in the multifamily real estate space. Gino shares his incredible journey from running a small family restaurant to managing over $350 million in assets. Gino Barbaro is a seasoned real estate investor, entrepreneur, and co-founder of Jake & Gino, a multifamily real estate education company. With years of experience and numerous successful deals under his belt, Gino is dedicated to educating others about the intricacies of passive investing and multifamily real estate management.

Big Idea: Gino Barbaro emphasizes the importance of education, mentorship, and strategic partnerships in achieving success in multifamily real estate. He shares how investing in personal growth and building a strong network can transform a small business owner's career into that of a real estate mogul. Gino highlights the importance of understanding the key pillars of passive investing: the sponsor, alignment of interests, and the deal itself. By focusing on these aspects, investors can make more informed decisions and avoid common pitfalls, leading to more stable and profitable investments. The key to success in multifamily real estate is viewing properties not just as buildings, but as revenue-generating businesses. Gino emphasizes the importance of systems and processes in managing properties, whether they are small six-unit buildings or large 97-unit complexes. He also highlights the significance of deal flow, broker relationships, and understanding market cycles to seize opportunities and maximize returns.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
https://JakeAndGino.com/

View the Episode Description & Transcript Here:
https://reidiamonds.com/gino-barbaro-on-large-multi-family-real-estate-investing-in-2024/

Gino Barbaro & I Discuss Large Multi Family Real Estate Investing in 2024:
• First Steps in Multifamily Real Estate (03:14): How Gino partnered with Jake to start their first multifamily deal and the challenges they faced.
• Importance of Mentorship and Education (10:43): The value of mentorship and continuous learning in overcoming initial fears and scaling up.
• Three Pillars of Passive Investing (00:14:31): Explanation of the jockey (sponsor), saddle (alignment of interests), and horse (the deal) framework.

• Loan and Financing Strategies (33:57): Gino discusses using community banks for 80% loan-to-cost financing, including renovations, and how he and his partner funded their deals.

• Market Cycles and Investment Timing (36:03): The discussion covers market cycles, cap rates, and why certain assets are better investments during different market phases.

Episode: Redeveloping U.S. Malls Part 2 with Brait Fund Saul Zenkevicius

Guest: Saul Zenkevicius is a personal friend and prior business partner of mine.  We used to flip houses together in Chicago & Miami. Now he’s moved on to redeveloping underperforming Malls with his partner Rafik and their team.  

Big Idea: The biggest opportunity in commercial real estate is leasing up large amounts of vacant space.  This is how to earn profits exceeding $10,000,000.  The key to doing this is building a business focused on attracting tenants and building an ecosystem of tenants that will bring traffic to those properties over a long period of time.

This Episode of The REI Diamonds Show is Sponsored by the Deal Machine. This Software Enables Real Estate Investors to Develop a Reliable & Low Cost Source of Off Market Deals. For a Limited Time, You Get Free Access at http://REIDealMachine.com/

This Episode is Also Sponsored by the Lending Home. Lending Home Offers Reliable & Low Cost Fix & Flip Loans with Interest Rates as Low as 9.25%.  Buy & Hold Loans Offered Even Lower.  Get a FREE IPad when you Close Your First Deal by Registering Now at  http://REILineOfCredit.com

Resources mentioned in this episode:
https://www.zequitygroup.com/

View the Episode Description & Transcript Here:
https://reidiamonds.com/redeveloping-u-s-malls-part-2-with-brait-fund-saul-zenkevicius/

Saul Zenkevicius & I Discuss Redeveloping Commercial Real Estate:
• Climbing Mt Kilimanjaro 

• Leasing 300,000 sq. ft. in 15 months

• Creating $10M in value in that same period

• Simplifying Life instead of Chasing Money Exclusively

Relevant Episodes: (200+ Content Packed Interviews in Total)

• Saul Z on Leveling Up in Real Estate

• Family Values & Real Estate Investing with Jim Sheils, A #1 Wall Street Journal Best Seller

• Redeveloping Dying Malls with Brait Capital Founder Rafik Moore

• Owning & Operating 4,500 Apartment Units with Mark Kenney

• Mark Ainley on Pulling Back the Curtain of a High Volume Turn Key Rental Business

• Negotiating No Money Down Commercial Real Estate Deals with Peter Conti