Most people raising capital are doing it completely wrong. They focus on flashy decks, mass emails, and trying to “look big”—but investors can smell the inauthenticity from a mile away.

Jeremy Dyer took a different approach. He raised $50M in under 2 years by leading with trust, transparency, and one-on-one conversations—all while holding down a full-time tech sales job and raising four kids.

In this episode, Michael Blank uncovers the real strategies behind Jeremy’s rise from passive investor to powerhouse capital raiser. You’ll learn how he built a loyal investor base, scaled legally with fund-to-fund models, and is now buying deals at massive discounts while others sit on the sidelines. If you think capital raising is about money—it’s not. It’s about people.

Head over to https://thefreedompodcast.com/500 to submit for a chance to win free merch and be highlighted in episode 500!!!

Why LP Experience Makes You a Better Syndicator

• Jeremy invested in over 40 syndications before ever raising a dollar.
• Seeing wins and losses helped him understand what real investors care about.
• He built empathy—and that changed everything.

Capital Raising is Human, Not Corporate

• His $50M didn’t come from ads—it came from deep personal conversations.
• Jeremy rebranded himself organically, one investor at a time.
• Sales background helped, but being authentic mattered more.

How to Stand Out in a Sea of Noise

• He personally checks in with 20 investors every week.
• Following up on personal details (like a kid’s birthday) beats “just checking in” emails.
• Raising capital is about trust—not timing.

The Right Way to Raise Capital for Others

• Jeremy uses fund-to-fund structures to stay compliant.
• He partners with operators without muddying incentives.
• Leveraging someone else’s backend frees him to focus on investors.

Why Now Is a Massive Buying Opportunity

• Jeremy’s acquiring deals at 30–40% below peak pricing.
• Distressed sellers and rising absorption = market bottom approaching.
• He’s not scared—he’s scaling.

https://www.startingpointcapital.com/

LinkedIn

Facebook

Instagram

YouTube

TikTok

TheFreedomPodcast.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...

Think you need 10 years of house flipping before you can go big in real estate? In this episode, Michael Blank sits down with Kent Ritter—Founder of Hudson Investing and host of Ritter on Real Estate—who scaled from solo operator to managing 2,000+ units and leading his own in-house property management firm. He didn’t wait for permission. He didn’t grind for a decade. He built systems, teams, and a killer culture that made scale inevitable.

They unpack how he made the leap from flipping houses to running a real syndication business, and why skipping the “single-family hustle” may be the smartest move you can make. If you’re tired of thinking small, this episode will wake you up.

• Flipping and landlording create income—but not freedom.
• Most "passive" single-family models are just high-paying jobs in disguise.
• You don’t need 10 years of grinding to go multifamily—you need a mindset shift.

• Learn why Kent’s first plateau happened—and how he broke through it with the right partner.
• Discover how he scaled from 7 to 30 team members overnight by bringing property management in-house.
• Building culture and hiring to core values was Kent’s unfair advantage—here’s how to do it right.

• Why your friends and family won’t take you seriously at first—and what to do instead.
• The #1 perception you must change to consistently raise from private investors.
• You don’t need to know everyone—you just need to earn trust and prove expertise.

• How Hudson Investing makes new construction deals pencil in 2025 and beyond.
• Why cities are partnering with operators—and how that benefits your returns.
• The real risk difference between building new vs. buying value-add.

• Kent breaks down why Midwest markets like Indianapolis and Fort Wayne are outperforming.
• Supply constraints = stronger rent growth and less risk—here’s where to look.
• Why Midwest deals may be boring… but boring works.

https://www.kentritter.com

LinkedIn

Instagram

Ritter on Real Estate Podcast

Youtube

Facebook

Instagram

YouTube

TikTok

TheFreedomPodcast.com

Access the #1 FREE Apartment Investing Course (Apartments 101)

Schedule a Free Strategy Session with Michael's Team of Advisors

Most people are playing the wrong money game—trading time for income, saving their way to retirement, and hoping it adds up by 65. In this episode, $300M multifamily investor Michael Blank shares the 10 money rules that helped him escape the rat race and build scalable, passive wealth through real estate. You’ll learn why flipping houses, single-family rentals, and even high-paying jobs won’t get you free—and what to focus on instead. If you’re serious about using multifamily to take control of your time and income, these rules will reset how you think about money forever.

Head over to https://thefreedompodcast.com/500 to submit for a chance to win free merch and be highlighted in episode 500!!!

Michael’s 10 Rules to Get Your Money Right, plus:

What’s Really Broken About Retirement (and How to Fix It)

• Why the "work till you're 65" model no longer works
• How to reframe freedom so it actually feels fulfilling
• What to focus on instead of sitting on a beach forever

The Math Behind Why You’re Still Stuck

• How traditional saving and investing keeps you locked in the rat race
• What most six-figure earners misunderstand about wealth
• A smarter way to create income that doesn’t depend on your time

How Most Real Estate Strategies Still Trap You

• Why flipping and single-family homes rarely lead to freedom
• The real reason those deals feel like progress—but aren’t
• The asset class that scales income and time

One Number That Changes Everything

• How to figure out the income you need to quit your job
• Why your “rat race number” is more powerful than your net worth
• How lowering it can make freedom come faster than you think

How to Build Wealth Without Using Your Own Money

• The one mindset shift that unlocks serious scale
• How first-time investors raise $500K+—even with no experience
• What kind of partnerships make it possible (and how to find them)

Facebook

Instagram

YouTube

TikTok

TheFreedomPodcast.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

Syndicated Deal Analyzer

If you’re serious about building wealth through real estate, you can’t afford to ignore the tax side. In this episode, CPA and active investor Sean Graham breaks down how cost segregation and bonus depreciation can save you (and your investors) tens or even hundreds of thousands in taxes—without changing your investment strategy. We cover how to use cost seg the right way, why most CPAs are doing it wrong, and what high earners need to know about the latest tax bill that could bring back 100% bonus depreciation. Whether you're a GP looking to raise smarter or an LP trying to boost after-tax returns, this episode is non-negotiable.

What Cost Segregation Actually Does for You

• Reclassifies components of a property to accelerate depreciation over 5–15 years instead of 27.5 or 39.
• Allows investors to take massive deductions in year one—sometimes more than the cash they put into the deal.
• Creates phantom losses on K-1s that can offset other passive income or gains.

Bonus Depreciation: What It Is, and Why It Matters

• 100% bonus depreciation (introduced in 2017) allows investors to deduct qualifying property in year one.
• It's phased down since 2023 but may return under new legislation.
• Huge benefit for both LPs and GPs—particularly when paired with proper tax strategy.

Using Cost Seg to Raise Capital More Effectively

• Smart GPs use depreciation estimates during the raise to attract savvy investors.
• Many LPs care more about the tax benefits than the projected cash flow.
• For deals over $1M, cost seg should be factored into your underwriting and pitch.

The “Look-Back” Strategy for Missed Depreciation

• Allows owners to retroactively apply cost segregation—even years after purchase.
• No need to amend prior tax returns; benefits can be taken in the current year.
• Especially powerful when strategic timing aligns with real estate professional status.

Avoiding Common CPA Mistakes

• Many CPAs aren’t familiar with real estate—leading to missed deductions and bad advice.
• Make sure your tax pro understands real estate-specific strategies like bonus depreciation, short-term rental loopholes, and REPS.
• Ask the right questions: Do they know how to handle depreciation recapture? Real estate professional status? IRA investing?

How to Work with a Cost Segregation Firm the Right Way

• Involve a cost seg firm early—before closing—so you can plan ahead and market benefits to investors.
• Studies typically cost $5K–$10K, but often result in six-figure tax savings.
• Smaller properties can use a “condensed engineering study” for reduced fees without sacrificing IRS compliance.

MavenCostSeg.com/Blank

Facebook

Instagram

YouTube

TikTok

TheFreedomPodcast.com

Access the #1 FREE Apartment Investing Course (Apartments 101)

Don’t forget to grab your free book! www.TheMichaelBlank.com/QRP

Most people don’t know this—but you can invest your IRA or 401(k) in real estate instead of leaving it trapped in mutual funds. In this episode, I’m joined by Damion Lupo, founder of eQRP, to explain exactly how to unlock your retirement savings and use them to invest in apartments, storage, and more. We walk through the process step-by-step, dispel common myths, and show you how to avoid one of the biggest tax traps most investors don’t even see coming: UBIT. Whether you’re a passive investor or a GP raising capital, this is a must-listen.

Why Most Investors Don’t Know About This

• Financial advisors don’t promote these options because they lose fees when you take control.
• Most investors have old 401(k)s or IRAs they’ve forgotten about—but those funds are eligible for self-direction.
• Online platforms like Schwab and Fidelity won’t show you the option to invest in real estate—you have to know to ask.

How Self-Directed Accounts Actually Work

• Self-directed IRAs and solo 401(k)s give you full control—you can invest in real estate, crypto, gold, and more.
• The right setup gives you checkbook control and removes delays caused by custodians.
• Solo 401(k)s (like EQRPs) offer faster transactions, better flexibility, and fewer limitations than traditional IRAs.

The UBIT Tax Trap—and How to Avoid It

• Using leverage in real estate deals inside a self-directed IRA can trigger UBIT—up to 40% in surprise taxes.
• Solo 401(k)s are exempt from UBIT, even in leveraged deals.
• You can convert from an IRA to a solo 401(k) before the deal sells to avoid the tax completely.

Smart Strategies for Passive and Active Investors

• Passive investors can use these accounts to invest in syndications—earning tax-free or tax-deferred returns.
• Active investors (GPs) can raise more capital by educating others on how to invest through their retirement accounts.
• Damion’s team offers tools like books, webinars, and white-glove onboarding to help GPs guide investors through the process.

Rules, Limits, and Legacy Planning

• You can’t use these accounts to buy personal assets, rehab your own property, or benefit directly from the investment.
• You can borrow up to $50K from your solo 401(k) for any reason and pay yourself back—with interest you choose.
• Setting up retirement accounts for parents or family members can create powerful tax-free legacy wealth.
• Roth solo 401(k)s allow real estate investing with leverage and no taxes on gains—making them the most powerful tool in the tax code.

GET A FREE BOOK www.TheMichaelBlank.com/QRP

Facebook

Instagram

YouTube

TikTok

TheFreedomPodcast.com

Access the #1 FREE Apartment Investing Course (Apartments 101)

In just a few years, Chad Schieler went from zero to over 700 units, ditching his high-paying W2 job to build a real syndication business from scratch. And he did it the hard way - solo, self-funded, and battle-tested.

In this episode, Michael Blank sits down with Chad to unpack the gritty, unfiltered truth behind the rise of Focus Capital. They dive deep into the growing pains of scaling fast - partnership failures, capital raising fears, management misfires, and what it really takes to build a machine that lasts.

If you think you’re ready to go full-time, this episode will either snap you out of it - or show you the way forward.

Head over to https://thefreedompodcast.com/500 to submit for a chance to win free merch and be highlighted in episode 500!!!

From W2 to 700+ Units: Why Chad Walked Away

• Built a career in credit card processing—but hit a wall with taxes and purpose.
• Real estate started as a tax strategy and turned into a full-blown mission.
• Why chasing a deeper “why” made walking away from comfort worth it.

The Truth About Partnerships

• Chad’s first syndicated deal looked perfect—until it nearly fell apart.
• Why being $4K short led him to take control of the entire business model.
• How too many “chiefs” in asset management created chaos—and the fix.

Raising Capital When It Doesn’t Come Naturally

• Chad self-funded his first four deals—then hit a ceiling.
• The mental shift that helped him want to raise capital.
• How his best capital raiser came straight from his LP base.

Scaling a Real Business (Without Burning Out)

• The struggle of hiring when revenue is lumpy—and what worked for Focus Capital.
• Why Chad hires 12 months ahead of revenue (and how it paid off).
• The non-negotiables that protect his time and family life.

When Bigger is Actually Easier

• Why 100+ unit properties are less stressful than small ones.
• The mistake most investors make with property management on smaller deals.
• How Chad’s early inspection and financing mistakes shaped his future deals.

Visit Focus Capital

chad@focuscapital.com

Facebook

Instagram

YouTube

TikTok

TheFreedomPodcast.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

This is one of the most tactical, eye-opening conversations we’ve had on market selection.

Market selection can make or break your deal before you ever sign a contract. And right now, it’s not just about job growth or population trends anymore. In this episode, Michael Blank is joined by Andrew Meyers, Director of Acquisitions at Nighthawk Equity, to reveal what actually matters when choosing a market—and why most investors are looking at the wrong data.

They break down the real drivers of rent growth, how to avoid buying in overheated metros, and what most people overlook that leads to underperforming deals. Plus, Andrew shares where Nighthawk is actively investing right now—and why.

Why Absorption Is the New KPI

• It’s not just about growth—it’s about who’s filling those units.
• Learn why absorption is the single most overlooked factor in market due diligence.
• Discover how overbuilt markets tank B-class rents—and how to spot it before you buy.

The Hidden Danger in “Hot Markets”

• Everyone loved Phoenix, Austin, and Atlanta—until rent drops hit hard.
• Understand why too much supply—even in fast-growing cities—kills performance.
• Learn how to read between the lines of growth headlines to spot real risk.
• 
  

How to Vet a Submarket Like a Pro

• Why Carroll County in Georgia is outperforming—but other Atlanta submarkets are crashing.
• Learn how zoning moratoriums, new construction trends, and crime rates quietly impact your bottom line.
• The exact reports and relationships you need to dig deeper than “market averages.”

Where Nighthawk Is Buying Right Now

• Atlanta remains the #1 market due to scale, broker relationships, and submarket knowledge.
• Huntsville, AL is rising fast thanks to job growth and lower institutional competition.
• Hear what tertiary markets are on Nighthawk’s radar—and why most operators overlook them.

Questions Every Passive Investor Should Ask

• Who’s actually on the ground executing the business plan—and what relationships do they have?
• How well does the operator know this specific submarket (not just the metro)?
• Are their underwriting assumptions conservative—or fantasy spreadsheets?
• Learn the red flags that reveal when a sponsor is guessing instead of grounded.

investors@nighthawkequity.com

Join the Nighthawk Equity Investor Club

Facebook

Instagram

YouTube

TikTok

TheFreedomPodcast.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

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.

1. 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.

Get your free copy of the Science of Scaling audiobook

https://scaling.com/

Facebook

Instagram

YouTube