Investors are taking longer to commit—fundraising now averages 25 months to close versus 15 months in 2020–2021—but they're leaning into higher-risk, tech-heavy plays that reflect a changing market landscape.Looking ahead, Starwood's $10 billion Distressed Opportunity Fund XIII is the largest vehicle currently in market, with Blue Owl and Strategic Value Partners each targeting $6.5 billion.The Bottom LineThe CRE market is entering 2026 with momentum it hasn't had in years.

Small multifamily can look strong on paper, but once interest, passive loss limits, and refinance timing come into play, the after tax numbers can tell a very different story.

Not quite cash flow neutral, but you are essentially living for a fraction of what you would pay renting a 1BR in the same area.For a pure investment play at $250 per sqft fully renovated, the math gets tighter.

Even though the cost to build might have gone up (appreciation); the value will go do down if you don't keep a comparable lease in play.

Even as early as this August, they were supposed to send us our original investment back, and then it really took a turn last week and when I finally got Neal on a Zoom call, he was talking another 2 years before it all played out. 

Real estate is a tax-advantaged leverage play.

You’re thinking about this the right way, and I want to reinforce a couple of things that will save you years of pain.If you’re planning to be an investor, buying low AND at a discount is the best play.

What makes you thinking keeping the house is the right play?

The key question is whether you’re underwriting this as a yield play or an appreciation play.Personally, I’d be cautious about assuming rent increases will “fix” negative cash flow unless there’s clear operational upside.

My humble advice to anyone attempting to do creative finance is:Creative finance is for experienced investors who have access to capital if anything goes wrong.Learn the lawsDon't use a contract "off the internet", laws vary by state and are also regulated on a federal levelLearn the financing techniques correctlyDon’t skip parts of the processDon’t ever do a “kitchen table” closingUse the proper deedAn attorney can help you with the legal work, but the rest you are on your ownYour guru will not bail you out“Investing” in someone else’s deal by providing a small 2nd loan so the “investor” can pay for “cash to the seller” and for “closing costs” so he can do the deal is a very bad planKnow what problems can ariseLearn the responses and solutions to problems before they are neededKnow everything there is to know about Title and what that meansKnow who a "protected class" individual isLearn the "back doors"Learn human natureUnderstand timelinesUnderstand regulation enforcement (some of these "mistakes" have a 10 year statue of limitations ( they can charge you 10 years AFTER you do the transaction) and carry hefty fines and possible imprisonmentThe court doesn't accept "I didn't know" for an answer"Know that the source of the lead plays a serious role in some states and federallyKnow how much of a "profit" pushes the boundaries to invite an investigationYou can be sued by the seller if you don’t do things correctlyYou are automatically at fault if an investigator or attorney or regulator gets involved.