Financial Freedom with Real Estate Investing

Michael Blank
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The Financial Freedom with Real Estate Investing podcast is about helping you achieve financial independence and control your time through apartment building investing. Michael Blank interviews experts in real estate, business, and investing. From learning how to invest in multifamily real estate to navigating entrepreneurship, you will learn the keys to success in your journey towards financial freedom. Previous guests include Grant Cardone, Robert Kiyosaki, Ken McElroy, Robert Helms, Brandon Turner, and Hal Elrod. Whether you're new to real estate investing or a seasoned investor, you'll enjoy stories from our expert guests as well as hear from people who quit their jobs and are living life on their own terms because of investing in multifamily real estate. Thanks for listening and leave a review for a chance to get a shout-out on the show.

  1. 2D AGO

    MB485: The Real Reason You’re Not Scaling — The Psychology of Impossible Goals - With Dr. Benjamin Hardy

    If you’re trying to scale your real estate business and still asking “How do I do this?”, you’re already falling behind. In this episode, Dr. Benjamin Hardy, author of 10X Is Easier Than 2X and The Science of Scaling, explains why success in multifamily hinges on shifting from "how" to "who." Michael and Ben dig into why most investors get stuck on the wrong path, and how committing to a bold vision — even without knowing the entire roadmap — is the real starting point. This episode is a must-listen for six-figure earners stuck in the single-family grind, trying to leap into commercial real estate and financial freedom. Key Takeaways1. Why Your 10-Year Plan Is Holding You Back Most investors set conservative goals based on their current capacity.A 10-year retirement plan with single-family homes isn't just slow — it’s likely broken.Reframe your goal: what would it take to become financially free in 12 months?When the timeframe compresses, the current strategy breaks — and that’s the point. 2. The "Who Not How" Principle for Real Estate Scaling Multifamily investing isn’t about doing more — it’s about doing different.Instead of figuring out every step, ask “Who already knows how to do this?”The right team — mentors, capital partners, deal finders — collapses the learning curve.Syndication is the ultimate “who not how” structure: it’s a team sport. 3. The Psychology of Commitment and Belief You won’t pursue what you don’t believe is possible.Small “micro-commitments” — like booking a strategy call or analyzing your first deal — build belief.Commit to the outcome (financial freedom), not the tactic (buying rentals).Reverse-engineering from your end goal leads to radically different decisions. 4. Letting Go of the Path That Got You Here Your current strategy won’t get you to your next level.If you're clinging to rentals, flips, or even a high-paying job — you're on the wrong path.Letting go feels like quitting — but it's often the gateway to real progress.Ask: “What’s the opportunity cost of staying stuck?” 5. Dr. Hardy’s Framework from The Science of Scaling Identify your "floor" — the level where you're currently stuck — and why it's limiting.The most successful entrepreneurs redesign their systems, teams, and mindsets to scale.Scaling isn’t just a process — it’s a mindset of focusing on fewer things, done better. 6. Multifamily as the Ideal Vehicle for Scaling Single-family strategies are too slow, too small, and too dependent on your time.Multifamily offers higher leverage, scalable income, and team-based execution.The joint venture nature of syndication makes scaling practical, even if you’re starting out.The ability to raise money or partner with operators creates fast pathways to GP status. Connect with Dr. Benjamin HardyGet your free copy of the Science of Scaling audiobook  https://scaling.com/  Connect with MichaelFacebook Instagram YouTube a href="https://www.tiktok.com/@themichaelblank" rel="noopener noreferrer"...

    50 min

  2. AUG 11

    MB484: The Asset Class Most Multifamily Investors Overlook—That Could Help You Scale Faster - With Cody Payne

    Small Bay Industrial (a.k.a. Flex Space) wasn’t on your radar—and for good reason. But what if the most overlooked asset class in commercial real estate turned out to be one of the most profitable? In this episode, Cody Payne, SVP at Colliers, breaks down why Small Bay Flex Industrial is quietly exploding—and why more active and passive investors are taking notice. Cody shares how he transitioned from leasing to owning, how syndication plays a role in the space, and why this niche might outperform retail and office over the next decade. Whether you’re looking to diversify your portfolio or find a less management-intensive asset, this is an episode you don’t want to miss. Key TakeawaysWhy Flex Industrial Is Heating UpThe asset class has evolved: from basic metal garages to glass-fronted multi-use spaces.Demand is surging as small businesses, gyms, e-commerce, and retail users flood in.Triple-net leases and low tenant improvement costs make this a capital-efficient play. How to Add Real Value with Small Bay AssetsSimple cosmetic upgrades (like storefront glass) can attract higher-paying tenants.Reconfiguring larger units into smaller ones can boost PSF rent.Strategic side yards and outdoor storage add ancillary income. Investor Returns: What to ExpectTypical stabilized deals offer 8–10% cash-on-cash returns with low capex.Value-add plays or development deals can push IRRs significantly higher.Cap rates range from 6–8%, depending on market and quality. Management Made SimpleTriple-net leases reduce headaches—tenants handle their own maintenance.Very few after-hours calls; most businesses operate during daytime hours.Easy to find third-party managers who understand this asset class. Syndication in Small Bay: A New FrontierCody’s early deals involved rolling his broker fee into equity—low-risk entry point.Syndication works well, especially for stabilized assets or light value-add.Investors like the stability, tenant diversity, and ease of management. Navigating the Market: Deal Flow and FinancingGood deal flow in most metros if your buy box is realistic (e.g., 7–8% cap).Financing is accessible: 25-year terms, 65% LTV, and ~6.25% interest.Banks used to avoid this asset class—now they’re chasing it. Connect with CodyWebsite Book: Flex Space Domination LinkedIn Connect with MichaelFacebook Instagram YouTube TikTok ResourcesTheFreedomPodcast.com  Access the #1 FREE Apartment Investing Course (Apartments 101) Schedule a Free Strategy Session with Michael's Team of Advisors a href="https://themichaelblank.com/mentor/" rel="noopener noreferrer"...

    39 min

  3. AUG 4

    MB483: 33,000 Units Later: What Smart Passive Investors Really Want—and How Great Operators Deliver It - With Jeff Gleiberman

    What does it take to scale from a 38-unit syndication to 33,000 units across six states—and still never lose investor capital? Jeff Gleiberman of MG Properties breaks it down. In this episode, Jeff shares the core principles that helped his family-run firm grow into one of the top 50 apartment owners in the U.S. You'll hear how they’ve weathered multiple market cycles, why they’re buying newer assets right now, and how disciplined underwriting, fixed-rate debt, and vertical integration have become their unfair advantages. Whether you're raising capital, comparing asset classes, or trying to read the market—this episode is required listening. Key TakeawaysFrom Family Syndication to Institutional ScaleStarted with a single 38-unit deal and scaled to 33,000 units over 30+ years.Built trust and momentum through word of mouth and disciplined execution.Added institutional capital partners while staying grounded in syndication fundamentals.Grew from a home office to over 1,000 employees with fully integrated operations. How MG Navigates Market CyclesSurvived and thrived through the S&L crisis, dot-com bust, GFC, COVID, and today's rate shock.Adapted strategy for each cycle—moving from value-add to core-plus when needed.Buys below replacement cost today to minimize downside and maximize long-term upside.Maintains focus on fixed-rate, long-term debt and low leverage to protect investor capital. Why Vertical Integration is a Competitive AdvantageIn-house property management, asset management, and construction management from day one.Enables real-time decision-making, tighter expense control, and stronger performance in down markets.Allowed the firm to pivot quickly during COVID and deliver consistent returns. How to Attract Serious Capital (Without Chasing High IRRs)Always invests 10–20% of their own capital into each deal—creating strong alignment.Focuses on risk-adjusted returns, not marketing inflated projections.Educates investors on cycles, deal structure, and realistic expectations to build long-term trust. Current Strategy: Core-Plus Over Value-AddAcquiring newer, well-located properties at 30–40% discounts to replacement cost.Cash flow is lower today—but risk is also lower, and long-term upside is strong.Value-add deals don’t pencil right now due to rent compression and renovation risk—but they will again. The Discipline Behind $1.8B in Acquisitions (In a Down Market)Maintains a consistent buy box and underwriting discipline—despite competition and volatility.Relies on lender relationships, low-cost insurance, and scale advantages to stay competitive.Sticks to one asset class—multifamily—and executes at a high level, deal after deal. Connect with Jeffmgproperties.com  Connect with MichaelFacebook Instagram YouTube TikTok ResourcesTheFreedomPodcast.com  Access the #1 FREE Apartment Investing Course (Apartments 101) a href="https://call.themichaelblank.com/clarity" rel="noopener...

    34 min

  4. JUL 28

    MB482: How I’d Raise Capital Today Without a Track Record: What Actually Works (and What Doesn’t)

    If you think you need experience, deals, or wealthy connections to raise capital… think again. In this episode, Michael Blank walks through exactly how first-time investors are raising $500K to $1M in 60 days—even without a track record. You’ll learn how to shift your mindset, start conversations without being salesy, and build unstoppable momentum using the relationships you already have. This is the roadmap for raising money as a beginner. Key TakeawaysWhy You Don’t Need Experience to Raise Capital Stock market investors are actively looking for alternatives—you just don’t know it yet.You’re providing value by giving them access to real estate they can’t buy on their own.It’s not about your experience—it’s about your ability to build trust and communicate. How to Find People With Money (Hint: You Already Know Them) Start with your existing social circles—friends, coworkers, clubs, sports, and church.Use referrals to expand your network without ever running out of leads.Tap your old contacts with a simple, authentic re-engagement email. What to Say (and NOT Say) to Potential Investors Don’t “pitch” people—just have intentional conversations about investing.Use curiosity to guide the discussion naturally toward real estate.Frame yourself as someone offering value, not asking for a favor. Why One-on-One Works Better Than Social Media (at First) Most beginners fail online because they don’t know what their investor wants yet.You’ll build confidence, language, and momentum faster through real conversations.$1M+ raises are happening every day without a single post on social. What to Do If You’re Not a Natural Capital Raiser Deal finders and capital raisers need each other—build partnerships to fill the gaps.Learn the fundamentals, then specialize based on your strengths.Being in the right community makes these partnerships effortless. The Simple System That Helps Beginners Raise $500K–$1M Fast Our students go from zero experience to full commitments in under 60 days.The key is shifting your mindset and mastering a few proven scripts.You don’t need everyone to say yes—you just need to start. Connect with GUESTConnect with MichaelFacebook Instagram YouTube TikTok ResourcesTheFreedomPodcast.com  Access the #1 FREE Apartment Investing Course (Apartments 101) Schedule a Free Strategy Session with Michael's Team of Advisors Explore Michael’s Mentoring Program Join the Nighthawk Equity Investor Club Review the Podcast on Apple Podcasts a...

    28 min

  5. JUL 21

    MB481: 50 Rapid-Fire Questions Every Passive Investor Should Ask (And Every Active Investor Must Answer)

    What should you really ask before wiring $100K into a multifamily deal? In this special episode, Michael sits down with Nighthawk’s Garrett Lynch and Drew Kniffin to run through 50 of the most important questions every passive investor should be asking—and every active investor should know how to answer. From deal structure and cash flow mechanics to team accountability, tax strategy, and risk mitigation, this is your behind-the-scenes guide to how Nighthawk operates—and how to evaluate any syndicator with clarity and confidence. Whether you’re an LP looking to invest smarter or an aspiring operator trying to earn trust, this episode is required listening. Key Takeaways50 Questions Every Passive Investor Should Ask (And Every Active Investor Must Answer), including: Nighthawk’s Track Record and Operating PhilosophyHow Nighthawk got started, how many deals they’ve done, and what makes their model differentWhat happens when a deal doesn’t go to plan—and how the team respondsWho’s on the core team and how key decisions are made (especially in tough markets)Why vertical integration and boots-on-the-ground operations give them an edge Understanding Returns, Distributions & Deal StructureWhat kind of returns to expect—and how preferred vs. total returns actually workWhen investors get paid, what happens during a refinance, and how long deals are heldWhat happens if the property underperforms or market conditions shiftWhy Nighthawk doesn’t do capital calls—and how they plan for uncertainty Syndications vs. Other Investment ModelsThe difference between syndications, REITs, and fundsWhat LPs actually own, how deals are structured legally, and what kind of control (or not) they haveHow profit splits and operator compensation align with investor outcomesMinimum investment amounts and what the onboarding process looks like The Passive Investing MindsetThe key mindset shift every new LP needs to makeMultifamily vs. flips, STRs, and self-storage—what makes multifamily the superior playHow to think about diversification across deals and sponsorsWhat to do if you’re nervous—or your spouse isn’t on board yet Taxes, Depreciation & IRAsHow multifamily syndications deliver major tax benefits (even on paper)What bonus depreciation is and how it offsets incomeWhen to expect your K-1 and how IRA investing works (including UBIT considerations)What happens tax-wise at refinance or sale—and how to defer gains via 1031s How to Vet Deals and Sponsors Like a ProWhat to look for in underwriting: cap rates, expense ratios, rent growth assumptionsThe importance of fixed-rate debt, cash reserves, and risk-adjusted returnsHow to ask the right questions—even if you’re not an expertWhy the best investors don’t “return shop”—they evaluate the whole picture Connect with Nighthawk EquityTake the Free Mini-Course at NighthawkEquity.com Schedule a Call & Join Our Investor Club Connect with MichaelFacebook Instagram YouTube a href="https://www.tiktok.com/@themichaelblank" rel="noopener noreferrer"...

    37 min

  6. JUL 14

    MB480: From Solo Deals to 1,000+ Units: The Mindset and Partnerships That Changed Everything - With Eric Nelson

    Eric Nelson thought buying one rental a year would lead to financial freedom. But after years of grinding, he realized he was just building another job. In this episode, Eric breaks down how he shifted from single-family rentals to a 1,000+ unit multifamily portfolio—and why mindset, mentorship, and the right partnerships made all the difference. We dig into the painful lessons, the strategic pivots, and the exact steps that helped Eric quit his W-2, move his family to Spain, and build a business that supports his life. If you’re trying to scale—or stuck doing it all yourself—this is the episode you’ve been waiting for. Key TakeawaysWhy “One Rental a Year” Doesn’t WorkEric’s early plan: 10 houses in 10 years = early retirementWhat actually happened: no scale, no freedom, no timeWhy single-family rentals didn’t deliver the cash flow he expected The Case for Multifamily Over RentalsHow one vacancy kills cash flow in SFR—but barely moves the needle in MFWhy multifamily is less emotional, more predictable, and built for scaleThe moment Eric realized apartments were actually less risky How Mentorship Accelerated His SuccessWhat changed when Eric hired a coach—and why he says it was essentialWhy every successful syndicator he knows did the sameThe critical role of KP partners and advisory teams in getting your first deal done Raising Capital as a Service, Not a FavorHow Eric overcame his fear of asking friends and family to investWhy capital raising is about helping others—not begging for moneyWhat he tells high-income earners unsure where to place their capital Why Right Now Is a Great Time to Get InWhy fewer buyers and better pricing make today a rare opportunityHow Eric is buying deals in today’s market—and what’s changed since 2021What he tells LPs who are frozen by fear or waiting on the sidelines From Hamster Wheel to Freedom in SpainHow Eric went from overworked engineer to living abroad with his familyWhat it actually looks like to build a business around your lifeWhy he’s focused on sustainable, strategic growth—not hyper-scaling Connect with EricInstagram Wild Oak Capital Connect with MichaelFacebook Instagram YouTube TikTok ResourcesTheFreedomPodcast.com  Access the #1 FREE Apartment Investing Course (Apartments 101) Schedule a Free Strategy Session with Michael's Team of Advisors Explore Michael’s Mentoring Program Join the Nighthawk Equity Investor Club a href="https://podcasts.apple.com/us/podcast/financial-freedom-with-real-estate-investing/id848693430" rel="noopener...

    40 min

  7. JUL 7

    MB479: The Real Path to Wealth: From Flips to Commercial Real Estate - With Paul Moore

    In this episode, Michael Blank is joined by seasoned investor Paul Moore, founder of Wellings Capital, to unpack the journey from flipping houses and chasing every real estate strategy… to raising over $200 million in capital and building a fund-based business that finally delivered real wealth. Paul shares how a single moment with a mentor forced him to stop winging it and build a true capital-raising system. They dive deep into how capital raisers can grow with or without a deal, the myths about passive income, and why commercial real estate is fundamentally different (and more powerful) than residential. This episode is a masterclass in focus, mindset shifts, and breaking through plateaus by specializing. Key Takeaways: Passive Income Is a Lie—Until You Do This: Both Paul and Michael learned the hard way that flipping houses isn’t passive—and the real path to financial freedom is cash-flowing commercial assets.Focus Beats Hustle: Paul was stuck chasing inconsistent deals until he narrowed in on raising capital and built a repeatable system to attract investors.Raising Capital Is a Skill, Not a Gift: Whether you do it 1-on-1 or through content marketing, anyone can learn how to raise millions—if they follow a proven playbook.Why the "Old Boys Club" Ignores You: Breaking into commercial real estate requires more than desire—you need credibility, partners, and a real strategy to be taken seriously.Commercial Real Estate Is Based on Math, Not Hype: Unlike residential, you can force appreciation through net income. That means you have control over value.The Fund Manager Model: Paul explains how capital raisers can scale faster—and stay compliant—by launching their own funds and partnering with proven operators. Connect with Paul Moore: Website: wellingscapital.comResources: Free eBooks on multifamily, self-storage, and mobile home park investing → wellingscapital.com/resourcesBooks: Author of The Perfect Investment, Storing Up Profits, and Warren Buffett’s Rules for Real Estate InvestorsSocial Media: Find Paul on LinkedIn, YouTube, or search for Paul Moore Wellings CapitalPhilanthropy: Support his anti-human trafficking work at aimfree.org Connect with MichaelFacebook Instagram YouTube TikTok ResourcesTheFreedomPodcast.com  Access the #1 FREE Apartment Investing Course (Apartments 101) Schedule a Free Strategy Session with Michael's Team of Advisors Explore Michael’s Mentoring Program Join the Nighthawk Equity Investor...

    41 min

  8. JUN 30

    MB478: Retirement Is Stupid: 3 Myths That Are Stealing Your Freedom (And What to Do Instead)

    Forget what you’ve been told about retirement. In this episode, Michael Blank breaks down why chasing the dream of sitting on a beach at 65 is not just outdated—it’s dangerous. He unpacks the flawed math behind 401(k)s, FIRE, and single-family rentals, and lays out a smarter, faster path to freedom through multifamily syndications. If you're a high-income earner chasing control over your time, this episode will reframe how you think about “retirement” and show you how to buy your time back—on your terms. Key TakeawaysRetirement Is Not the Goal—Freedom Is Traditional retirement means doing nothing, and that’s not fulfilling for most people.After a short break, high performers crave impact, purpose, and productivity.Financial freedom gives you options—to work, to rest, to choose how you live. The Math of Retirement Doesn’t Work The 4% Rule requires you to save $3M+ for $10K/month in passive income—before inflation.With inflation, that number balloons to $7.3M to maintain your current lifestyle.Very few people are saving $2K–$15K/month for 10–30 years consistently. Why the FIRE Movement Falls Short FIRE (Financial Independence, Retire Early) demands extreme frugality—up to 70% savings rates.It's built on sacrifice and still relies on fragile stock market assumptions.Once “retired,” most FIRE followers still live lean—without true freedom or fulfillment. Why Rentals Are Better—But Still Not Enough Even buying one rental per year doesn’t get you to $10K/month cash flow fast.50 rentals = $10K/month at $200/month per property—a huge operational burden.BRRRR and flips can help, but they’re still slow, time-intensive, and hard to scale. Multifamily Syndications: The Fast Track to Freedom Acquisition fees from one deal can replace your income and give you a 12-month runway.Syndications have multiple profit centers: fees, cash flow, equity, and backend profits.With the right coaching, you can quit your job within 1–2 years—not 30. Break the “DIY” Trap: Why Coaching Matters Most people try to figure it out alone and stay stuck for years.Multifamily syndications are a team sport—scale comes from partnerships, not hustle.Without a roadmap, you’ll hit a ceiling fast or never start at all. Connect with Nighthawk EquityJoin the Nighthawk Equity Investor Club Connect with MichaelFacebook Instagram YouTube TikTok ResourcesTheFreedomPodcast.com  Access the #1 FREE Apartment Investing Course (Apartments 101) Schedule a Free Strategy Session with Michael's Team of Advisors Explore Michael’s Mentoring Program Join the...

    17 min
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    About

    The Financial Freedom with Real Estate Investing podcast is about helping you achieve financial independence and control your time through apartment building investing. Michael Blank interviews experts in real estate, business, and investing. From learning how to invest in multifamily real estate to navigating entrepreneurship, you will learn the keys to success in your journey towards financial freedom. Previous guests include Grant Cardone, Robert Kiyosaki, Ken McElroy, Robert Helms, Brandon Turner, and Hal Elrod. Whether you're new to real estate investing or a seasoned investor, you'll enjoy stories from our expert guests as well as hear from people who quit their jobs and are living life on their own terms because of investing in multifamily real estate. Thanks for listening and leave a review for a chance to get a shout-out on the show.

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