Biggest thing I learned early: protect your liquidity, don’t over optimize the first few deals, and build a simple system you can repeat.

Wasting money calling dead numbers is the biggest mistake.The true "best method" is combining list sources with Manual Data Optimization (RREDO) to guarantee those tough contacts are accurate.I specialize in fixing those failed leads to give you a 90%+ contact rate.

The question is how to optimize leverage, cash flow, and long term portfolio growth while keeping risk in check. 

---Older properties are NOT the enemy — retail pricing isNewer properties are often worse for new investors because:They’re already “optimized”There’s little upside to createYou’re capped on improvementYou’re paying for someone else’s workOlder properties:Allow forced appreciationLet you control outcomesReward competencePunish carelessness (fairly)Older + discounted + value-add beats newer + retail every time.

A CPA who understands real estate can help you avoid these issues, optimize deductions, and set you up for smarter decisions as your portfolio grows.

.🏭 Industrial Asset Examples:Heavy & General Industrial FacilitiesManufacturing plants with production lines, cranes, and heavy power requirementsDistribution hubs serving regional or national supply chainsCold storage or food-grade industrial facilitiesIndustrial campuses with multiple buildings and shared infrastructureRail-served or port-adjacent industrial propertiesValue Creation Examples:Reconfiguring floor layouts for production efficiencyPower upgrades (3-phase, heavy amperage)Dock door additions or conversionsYard expansion and truck circulation improvements🏗 Flex Property Examples:Hybrid Office / Industrial AssetsFlex parks with front-office showroom and rear warehouse spaceTech-enabled flex buildings for R&D or engineering firmsContractor flex spaces (plumbing, HVAC, electrical firms)Medical or lab-adjacent flex facilities:Business parks with divisible flex suitesValue Creation Examples:Converting excess office to warehouse or vice versaImproving curb appeal for higher-quality tenantsRepositioning flex from owner-user to investment productUpgrading loading access or clear heights⚙️ Light Manufacturing Examples:Low-Impact Manufacturing & AssemblyAssembly plants (electronics, medical devices, packaging)Food processing or bottling facilitiesPrinting, plastics, or fabrication shopsApparel or product assembly centersSmall-batch production facilitiesValue Creation Examples:Layout optimization for workflow efficiencyUtility coordination (gas, water, compressed air)Compliance upgrades (ADA, OSHA, food-grade finishes)Expansion planning for future growth🚚 Warehouse & Distribution Examples:Storage & Logistics FacilitiesLast-mile delivery warehousesRegional distribution centersE-commerce fulfillment facilitiesBulk storage and racked warehousesMulti-tenant warehouse parksValue Creation Examples:Dock-high vs grade-level conversionsClear height increases or racking optimizationTruck court and trailer storage improvementsLighting, flooring, and fire suppression upgrades🏢 Business Center / Multi-Tenant Industrial Examples:Small-bay industrial parksContractor and service-oriented industrial centersMixed flex-industrial business campusesOwner-user industrial condo developmentsValue Creation Examples:Tenant mix optimizationOperating expense reduction through vendor renegotiationCapital improvement planning tied to lease renewalsRepositioning older assets to modern industrial standards

@Bonnie Griffin KaakeI use engineered cost segregation studies specifically to capture that 30-50% bonus depreciation for my clients' parks, which is exactly how you secure those benefits and optimize them under the current BBB rules.

At some point, the biggest learning jump comes from underwriting real deals and talking to lenders, agents, and property managers.For a duplex or triplex house hack, I’d focus less on “financial freedom” narratives and more on execution basics: conservative underwriting, realistic rehab/maintenance assumptions, and making sure the numbers work even if things don’t go perfectly.The goal of the first deal isn’t optimization, it’s getting through one full cycle cleanly so you can repeat it with confidence.Best of luck!

They assume an average or slightly discounted exit and still work if days-on-market extend or buyer incentives creep in.ARV optimism used to be a margin enhancer.

Selling a low-performing or vacant asset to restore reserves and reduce mental pressure can be the right move, even if it’s not the optimal long-term return on paper.You may want to model a few scenarios side by side:• Keep + rent (net cash flow after HOA, reserves, vacancy)• Sell now (net proceeds + reduced risk)• Reallocate capital later when things stabilizeWhatever you decide, protecting your family’s financial and mental stability matters more than squeezing out every last dollar of ROI.