🚀
8d • Banter
🦋 Single-Family is the Cocoon. Multifamily is the Butterfly 🦋
And the good news?
You don’t need a bank to grow the wings 👇
📌 Bookmark this. It’s a decade of hard-earned lessons in one post.
I know exactly where you’re standing right now.
• One roof → one loan → one insurance policy → one tax bill
• A portfolio that’s growing… but also growing headaches
• Quietly wondering: How do I ever get enough doors to live off this?
Here’s the hard truth:
Every new single-family rental you buy locks you into another version of a full-time job.
The Exit Strategy
You don’t “work harder.”
You change how you think.
You swap the single-family operator brain for the commercial owner brain.
Three shifts.
Seven moves.
No banks required.
The 3 Shifts
🔁 Shift #1 | Lens
Stop asking:
“Is this a nice house?”
Start asking:
“Is this a viable, scalable business?”
🔁 Shift #2 | Leverage
Mortgage loans = permission slips + lender hoops
Seller terms = partnership + win-win conversations
One caps you.
The other frees you.
🔁 Shift #3 | Scale
Multiple doors.
One roof.
One insurance policy.
One tax bill.
Complexity shrinks.
Cash flow compounds.
The 7 Moves That Lock It In
1️⃣ Hunt mom-and-pop owners who own free and clear
They’re tired.
They’re retiring.
They’re thinking about Florida and golf.
2️⃣ Lead with two words: “tax savings”
Lower taxes for them.
Better terms for you.
3️⃣ Give them their price… over time
Terms > price.
Always.
4️⃣ Structure the note intentionally
• Small down payment
• Reasonable interest
• Delayed balloon
You get cash flow.
They get certainty.
5️⃣ Underwrite like a business
Income → Expenses → NOI → Value
If it doesn’t cash flow on conservative numbers, you pass.
6️⃣ Plug in a real team after closing
Property management
Maintenance
Bookkeeping
You run the playbook.
You don’t turn the wrench.
7️⃣ Rinse. Refine. Repeat.
Commercial value is built, not appraised.
Every $1 of NOI you add can create $15–$20 of equity.
Will most sellers say no?
Yes.
Do you need most sellers?
No. Just a few.
Traditional lending has its place.
But seller financing is almost always better.
And you’ll never get it unless you ask for it.
🚪 Remember this:
You’re not buying addresses.
You’re buying income streams.
Master seller conversations and the game changes.
Turn the key.
Step into multifamily on your terms.
Build the machine.
Stop asking banks for permission.
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🦋 Single-Family is the Cocoon. Multifamily is the Butterfly 🦋
skool.com/commercial-real-estate-101
Skip the houses. 🏠
Buy apartments, RV parks & self storage.
Commercial real estate made simple.
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