In this episode of REI Deal Finders, I break down why small multifamily properties (5–50 units) can accelerate your path to financial freedom faster than single-family rentals. We talk about the power of scale, why one 10-unit property can outperform 10 scattered rentals, and how small increases in rent or expense reductions can dramatically increase your property's value.

I also walk through the key differences between residential (1–4 units) and commercial multifamily, how cap rates and net operating income determine value, and why buying from tired, self-managing landlords can create massive opportunity. If you've been stuck flipping houses or buying one rental at a time, this episode will open your eyes to what's possible when you think bigger—but smarter.

[0:00] – Why you can do multiple strategies—but shouldn't do all of them at once

[3:20] – Why small apartments create faster financial freedom through scale

[4:31] – The danger of owning only one rental property

[6:13] – Why 5–50 units is the "sweet spot" (too small for institutions, too big for beginners)

[8:48] – Residential vs. commercial: comps vs. income-based valuation

[11:57] – How better management directly increases property value

[13:09] – What syndication is—and when it makes sense

[16:16] – Why multifamily due diligence is often longer (and safer) than single-family

[19:20] – The 5 key market indicators to analyze before buying

[22:12] – Where to find small apartment deals (Craxi, LoopNet, direct mail, brokers)

[26:04] – Why so many small apartment owners still hold property in their personal name

[30:37] – Understanding cap rate, NOI, and how commercial properties are valued

[38:03] – Case study: how value jumps when you apply cap rate math

[41:23] – How raising rents $25 per unit can increase value by $81,000

[44:37] – How cutting $50 per unit in expenses can increase value by $171,000

[47:14] – Why you should not self-manage your small apartment deal

1. Scale changes everything – 10 doors in one location move you toward freedom faster than scattered single-family rentals.
2. Commercial value is based on income – Increase rent or decrease expenses, and you directly increase value.
3. The sweet spot is 5–50 units – Less competition from institutions, more opportunity for creative deals.
4. Management determines profit – Poor management destroys value; strong management creates wealth.
5. Small improvements compound – Even $25 per unit in rent or $50 in savings can create six-figure value gains.

• Craxi.com – Commercial property search platform
• LoopNet.com – Commercial listings
• REIDealFinders.club – Apply to join the REI Deal Finders community
• Multifamily Marketing Letter Template (shared with email list)

If this episode helped you think bigger about your investing future, do me a favor—follow, rate, and review the podcast, and share it with someone ready to scale beyond single-family rentals.

Let's go get that next deal.

In this episode of REI Deal Finders, I'm breaking down the exact system we use called the Widefan Method—a smart, scalable way to generate consistent leads without relying on cold calls or spending a fortune on marketing. Whether you're just starting or looking to increase deal flow, this strategy gives you a repeatable framework for getting more opportunities from the relationships and tools you already have.

You'll learn how to structure your daily activities, leverage your network, and build a predictable deal flow with zero ad spend. It's all about widening your funnel, creating conversations, and converting contacts into closings—without burning out.

[0:00] – What the Widefan Method is and why it works

[2:28] – Why chasing deals is exhausting (and how to flip the script)

[4:03] – The 4 buckets of your Widefan strategy: agents, wholesalers, buyers, and sphere

[6:41] – What to say: scripts and outreach examples to start the conversation

[8:12] – The difference between noise and intentional follow-up

[10:44] – How to build your "wide fan" CRM for daily consistency

[12:19] – The rhythm that works: 3 touches a day, 15 per week, 60 per month

[14:38] – Tracking conversations, not just leads

[17:05] – Your network already knows someone who needs to sell—you just have to ask

[18:41] – How this strategy got us our first 10 deals (and still works today)

[20:16] – Why most people stop too soon—and how to stay consistent

1. You don't need cold calls—you need consistent, intentional outreach
2. Focus on 4 key buckets: agents, wholesalers, buyers, and your personal network
3. Conversations > contacts: build trust, not just a list
4. Systems create consistency—track your activity and measure your momentum
5. The Widefan Method works when you work it—don't overcomplicate it

If this episode helped simplify your lead generation strategy, do me a favor—rate, follow, and review the podcast. Then share it with someone who needs a better plan to find deals this year.

Let's go get that next deal.

In this episode of REI Deal Finders, I'm sharing exactly how to partner with real estate agents to create a steady pipeline of on-market and off-market opportunities. Most investors overlook agents—or worse, frustrate them—but I'll show you how to become the kind of buyer agents want to work with.

Whether you're brand new or scaling up, this episode lays out a repeatable system for turning realtors into deal sources, building a wide agent network, and staying top of mind so the right properties come to you.

[0:00] – Why most investors chase deals instead of attracting them

[2:44] – How to create a lead machine by working with the right agents

[4:31] – The 100/20/10/1 investor math model (and why agents need to understand it)

[6:27] – The biggest mistake: acting like a retail buyer when you're an investor

[8:35] – Setting clear expectations to avoid agent burnout and confusion

[10:41] – The "Wide Fan Method": casting a broad net to find consistent leads

[12:18] – Scripts and tips for explaining your offer strategy to new agents

[13:52] – Building an agent CRM and using simple tools to track follow-ups

[15:30] – Why follow-up is more important than first impressions

[17:19] – What to say when an agent sends you a deal—and how to stay on their radar

[19:04] – Building long-term partnerships, not one-time transactions

1. Agents can be your #1 deal source—if you treat them like a partner
2. Investor math matters: set expectations with 10:1 offer-to-contract ratios
3. Use scripts and systems to train agents how to send you the right leads
4. Stay organized with a CRM to track agent outreach and follow-up
5. Consistency and professionalism turn you into the go-to investor in your market

If this episode gave you clarity on how to work smarter with agents, do me a favor—rate, follow, and review the podcast. And share it with someone ready to grow their network and their deal flow.

Let's go find that next deal.