Clark,Excellent question, and thank you for asking it directly.My reasoning is simple: at this stage, single-family and small multifamily deals are well within my current execution capacity; I can source, underwrite, renovate, and manage them with a high degree of control and minimal outside dependency.Larger apartment complexes, however, require a different level of capital, operational sophistication, and speed of execution that far exceeds what I can reliably deliver alone today.

I want to execute a cost seg on both.

Quote from @Elealeh Fulmaran: Shahab, start with these three that turn theory into action fast: 1) The Book on Rental Property Investing by Brandon Turner for clear numbers, deal anatomy, and beginner-friendly frameworks; 2) Real Estate by the Numbers by J Scott and Dave Meyer to level up underwriting, sensitivity checks, and real-world decision rules; 3) The One Thing by Gary Keller to lock your focus so you actually execute your first deal instead of dabbling.

Quote from @Kresimir Lastric: Hi everyone,I’ve been following the convergence of blockchain and real estate for a while, and I just came across a project that I think is executed particularly well.SmartDeeds is launching fractional membership interests in “Project Malibu” — the concrete oceanfront estate in Malibu designed by Pritzker Prize winner Tadao Ando (previously owned by Kanye West).

Has anyone successfully executed a subject to deal with similar circumstances and if so how did you structure it so the bank was on board?

In fact, pre-leasing velocity in a lot of Tier-2 and Tier-3 university markets continues to outperform expectations.Here’s what this means for investors:Student housing has proven far more recession-resistant than most realize.Demand is built-in - students keep enrolling, and they need somewhere to live.The operational complexity is higher, but so are the returns if managed well.For me, this reinforces a big shift we’re betting on at Gold Crest Holdings:When you understand your tenant base and control execution, location near strong universities becomes an incredible defensive play.Curious how others on BP are viewing this trend. 

Being educated on the various market strategies and when to execute on that information is incredibly powerful - and I'm not talking about analysis paralysis here.

The majority of this information can be obtained before a fully-executed sales contract, while some information will be released once the deal is officially in contract.

Also align leverage to risk instead of one-size caps, and reward clean execution with lighter docs and quicker draws on the next deal.

The spread sheet is only as good as the accuracy of the information and accurate information only comes to fruition if the investor has the knowledge and relationships to execute.