Replace your income with recession-proof real estate…
How You Can Own Apartment Buildings With No Previous Experience And Without Using Any Of Your Own Money
— “Accidental” apartment building investor shares his proven system to owning apartment buildings using other people’s money —
When I first suggest the idea of buying apartment buildings as a means of achieving financial freedom, most people give me a weird look.
HI, I’M MICHAEL BLANK
I make my living with apartment buildings and I teach others how to do the same.
Through my syndication, Nighthawk Equity, we control over $300 Million in apartments.
And following my system, we’ve helped others to own over 10,000 units valued at nearly $500,000,000.
But I got into apartment building investing somewhat by accident.
I did what everyone else did. I went to college, got a degree in Computer Science, then settled into a “safe and secure” job. I thought I had it all figured out. I thought I was on the path to financial success.
So that’s when I became “the accidental apartment building investor.”
I COULD OUTSOURCE MANAGEMENT
Most single family rental landlords manage their own property, which didn't appeal to me at all. And of the few that had property managers, they told me it was expensive (10% of income typically) and the results were inconsistent because of the quality of the managers. On the other hand, professional property management was built into the apartment building investing model. This sounded a lot better!
I COULD ACHIEVE MY GOALS WITH JUST A HANDFUL OF DEALS
If I needed 50 units in order to replace my income, I might be able to achieve that in just a handful of deals rather than doing 50 transactions. And once I bought a building, it would continue to pay me month after month. That's exactly what I was looking for.
Another advantage I later learned and love about investing in apartment buildings?
It’s recession-proof.
Even with COVID, when other areas like office and retail were seriously hurting, multifamily was still thriving and cash flowing.
How is that?
In 2008, banks issued more than 3 million foreclosure notices. That’s one out of every 54 homes across America.
And where did these families go?
Many downsized their life and their monthly cost of living by moving into apartments.
People will always pay to keep a roof over their head. It’s one of the first expenses they take care of.
And for many people, multifamily is the most cost effective way to maintain their lifestyle.
Unlike any other investment in the world, apartment buildings have 4 profit centers.
4 Powerful Ways You Make Money With Apartment Buildings
CASH FLOW
This is the amount of money that is left after ALL expenses and mortgage payment.
APPRECIATION
This is the difference between what you bought the property for and what you sell it for (minus expenses).
LOAN REDUCTION
Also known as amortization, this is the amount by which your tenants paid down your mortgage balance.
SPONSoR FEES
If you're going to raise money for the deal (which you should!) then you are entitled to certain fees for "syndicating" the deal.
Based on my own experience and observing other full-time (and independently wealthy) real estate investors, I came to the conclusion that…
Apartment building investing is the SINGLE BEST real estate strategy to get yourself out of the rat race within the next 1-3 years!
I’m going to use my first deal as an example because it’s the kind of FIRST deal that YOU can do ANYWHERE in the country.
It still added $40,000 net profit EVERY year for
FIVE years (without using any of my own money).
Here’s how I bought the property:
- Source: MLS (listed by residential broker)
- Purchase price: $530,000
- Renovations: $54,000 (or $4,500 per unit) - it needed a lot of renovation.
- Cash needed to close: $227,000 raised from 5 investors in return for a 50/50 split.
- Projected Returns: 15% per year for the investors
- Acquisition Fee: $15,900 payable to me.
After closing on the property, I renovated the exterior of the building and many of the units. This allowed me to slowly raise the rents, fill the vacancies, and evict non-paying tenants.
This took a REALLY LONG TIME … like 3 years.
After 5 years, I had it under contract to sell for $850,000. Overall, this building made me a profit of $198,434 in 5 years – or about $40,000 per year.
How is it possible to make $40,000 per year with such a small building and with none of my own money in the deal?
Let me break it down for you by the 4 major profit centers:
- Cash flow over 5 years was a total of $130,545 (after all expenses and my fees). That's about $181 per unit per month. Cash flow was tight the first couple of years, but it picked up in the last 3 years (as we raised the average rent from $595 to $825).
- The Appreciation was $146,500 after closing and sales costs, and NOT including loan repayment and sponsor fees.
- Loan Reduction: the loan principal was reduced by $48,265 in five years.
The total profit from these 3 profit centers was $325,310.
Since, I have a 50% share, my portion of those profits are $162,655.
I also charged an asset management fee of $2,275 per year (1% of money raised) and a 1% disposition fee of $8,500 when we sold the building.
All told, my sponsor fees totaled $35,779, putting MY net profit at $198,434 – about $40,000 per year.
It isn’t rocket science.
You can actually do this as a complete beginner, like Drew Kniffin. Drew bought a small 4-plex with a friend, and then they bought a 5-plex together with their property manager.
That gave them the confidence to look for larger deals, and they pooled their resources, refinanced one of their previous properties, and closed on a 32-unit building in the Twin Cities.
Two weeks later Drew quit his job. And that leads me to another point…
You don’t need hundreds of units to become financially free.
Once you close your first deal, the 2nd and 3rd follow in rapid, almost automatic succession.
I call it, “The Law of The First Deal”…
And it works like clockwork.
Take Jay Boyle from New Jersey:
It took him TWO YEARS to do his first duplex deal.
But then an interesting thing happened. By the time he closed on that duplex, he already had his second deal under contract: a 36-unit deal in Arizona (near where his parents live).
Or check out Bruce in Texas…
He did his first deal, a huge 134 unit deal, and it took him a whole year to get it under contract and several months to close.
WHY IS YOUR FIRST DEAL SO IMPORTANT?
When you do your first deal, even if it’s only a 12-unit deal, here’s what you’ll have you didn’t have before when you got started:
- Track record and credibility.
- Investors (who invest more with you and refer you to other investors).
- Brokers feeding you (off-market) deals.
- Team on the ground, ready to go.
Most likely, when you close on that first deal, you have several deals in the pipeline or under contract. And I can guarantee you that that 2nd deal is bigger than the first.
If you start with a 12-unit deal, then your second deal is going to be 20-50 units. And the 3rd deal is going be even larger.
Forget everything else for the moment. Do whatever it takes to focus on that one deal.
Once you do that one deal, everything else will get much easier and you will get your second and third shortly thereafter.
What's YOUR Rat Race Number?
- Once you close on that deal, you'll probably already have your second deal under contract, and it'll probably be between 20 and 30 units (based on my experience).
- And you'll probably do your 3rd deal several months after that, and that deal will be somewhere between 30 and 60 units.
REMEMBER: YOU just need to FOCUS on your FIRST deal!
Once you close on your first deal, the 2nd and 3rd follow in rapid, almost automatic succession.
Philippe Schulligen closed on an 80-unit deal in just five months.
Six months later, he closed on another 168 units.
That deal earned him over $60,000 in acquisition fees alone.
Today he’s financially free and actually is working to mentor other people who want to do the same.
Gary Guidi closed on a 27-unit and 10-unit apartment building back-to-back.
Just five months in, he was able to quit his full-time job thanks to the passive income from those properties.
Now, your first deal doesn’t always come quickly. It can take some time.
Like for Bruce Fraser who took nine months to close on a 134-unit apartment complex in the Dallas-Fort Worth area.
But six months after that, he closed on another 110-unit deal.
And another six months after that, closed on an 80-unit deal.
Together, these 3 properties bring in $15,000 per month in passive income for Bruce and his family.
“Yes, Michael, I hear you, but I don’t have the money, experience, or time!”
Because of this, you might say that apartment building investing works for SOME people but not YOU, and you dismiss it as a viable strategy.
Here’s how you’re going to get your first apartment deal and collect what I call “Mailbox money”…
Passive income month after month that puts your mind at ease so you’re not worrying about money anymore… you’re spending more time with the people you love doing the things that you’ve always wanted to do.
Introducing
We’ve helped so many people do their first deal and quit their jobs that we systemized the process into the “Deal Maker Certification”, our proven system to becoming financially free with multifamily real estate in 1-3 years.
I say 1-3 years to be conservative, but many of our students have gotten on the path to financial freedom much quicker by following this system.
People like Brian Wagers who, in just 60 days, closed on his first 12-unit apartment building.
Or Isiah Walker who had 228 units in less than 12 months.
Stuart Dukeman teamed up with his son and took massive action…
Raising $400,000 in 4 weeks on their first deal and ending up with over 1,000 units in under a year!
The reason Deal Maker Certification works so well is that it’s a complete experience for buying apartment buildings with other people’s money so you can replace your income with consistent passive income.
It consists of three major components:
- Knowledge: Teaches you all aspects of multifamily investing;
- Action: Gives you the step-by-step action plan that results in experience and confidence to speak to brokers and investors; and
- Support: Provides you with the right community to support you along the way.
Part One of the Deal Maker Certification is KNOWLEDGE
You can go through at your own pace, anytime of the day or night, and on any device be it a laptop or your phone.
You’re going to get everything you need to know about investing in apartment buildings and raising capital so you can start working towards your first deal!
In Chapter 1, you’ll learn what is a Deal Maker and why you want to earn your “Deal Maker Certification” so that you can turn your knowledge into action and develop the skills to be a successful syndicator.
In Chapter 2, you’ll learn the proven 8-step system that takes you from a complete beginner to established Deal Maker.
In Chapter 3, you’ll learn how to pick the best markets to invest in even if they’re in a completely different state.
In Chapter 4, you’ll learn how to build your “team on the ground” so you can gain instant credibility during the deal-making process and have your team in place before you close your deal.
In Chapter 5, you’ll learn how to raise money from investors so you can close on apartment buildings without using any of your own money while still generating positive cash flow for you and your family on autopilot.
In Chapter 6, you’ll learn what steps you need to take to protect yourself legally such as creating an LLC, ways to structure the investment, agreements and more.
In Chapter 7, you’ll learn my favorite way to find “secret” deals and who you need to work with to get a steady stream of these deals shared with you directly.
In Chapter 8, you’ll learn how to analyze deals like a pro using the Syndicated Deal Analyzer, the most widely-used underwriting tool in the world.
In Chapter 9, you’ll learn proven negotiation techniques to get more offers accepted more often so you can quickly build a significant real estate portfolio.
In Chapter 10, you’ll learn exactly what to look out for when researching properties and deals so you can avoid costly mistakes.
In Chapter 11, you’ll learn how to go about financing your deals and what kind of financing to look out for so you can push it through to the finish line!
In Chapter 12, you’ll learn about the closing process and handling logistics with your investors so you can make the deal official.
In Chapter 13, you’ll learn the 4 steps to selecting the best property management company so you can focus on finding more deals instead of managing the property yourself!
In Chapter 14, you’ll learn the 4 exit strategies to turning a profit after you’ve had a property under your ownership.
In Chapter 15, you’ll learn how to find high-value partners who can help you close on your first deal so you can get your first deal done faster while still generating life-changing income for you and your family.
With Deal Maker Certification, I am literally handing you the same methods, strategies, templates and scripts I've personally used to purchase over $300 million in multifamily real estate.
While helping others purchase over 10,000 units valued at nearly half a Billion dollars.
Part Two of the Deal Maker Certification is ACTION
The way you’re going to apply what you’ve learned and start taking action is by going through the Certification Process.
This is a step-by-step process consisting of small, simple tasks you can do in your spare time each week.
Just follow the simple instructions – don’t overthink things, just do them.
Once you complete all of the tasks, you will receive your Deal Maker Certification!
I know from studying dozens of people who did their first deal that they all followed the Certification process to become “Deal Ready” which empowered them to close their first deal.
This is why completing the Deal Maker Certification is an important milestone on your journey to financial freedom.
Remember…
Becoming “Deal Ready” makes your first deal inevitable – it’s just a matter of time.
Part Three of the Deal Maker Certification is SUPPORT
As part of your investment in Deal Maker Certification, you get 6 MONTHS of FREE access to our Deal Maker Mastermind – our community of Deal Makers.
This is a private and very active group of multifamily real estate investors from all different experience levels.
This is the place to ask questions so that you get the ongoing support that’s critical to your success.
But it’s also the place where you can find potential partners who have deals or access to capital.
If you find a good deal using what you’ve learned inside Deal Maker Certification…
But you don’t think you can find investors and raise capital for it fast enough…
Then you can bring that deal to the Deal Maker Mastermind community to help you raise the money for it.
We’ve had dozens of joint ventures come out of the community.
For example, Four Oaks Capital had 4 Deal Maker Mastermind members who got together.
Within several months they closed on 55 units in Spartanburg SC for $4M.
Within 18 months, they controlled over 500 units.
Deal Maker Mastermind member Philippe partnered with Nighthawk Equity on an 80 unit deal.
He received a $33,103 acquisition fee at closing…
Imagine receiving a $33,103 check for simply doing the due diligence and bringing a deal to the right people.
For many syndicators, the acquisition fees are enough to allow them to quit their jobs and focus full time on investing.
For Phillipe, the Law of the First Deal kicked in for him, he did several deals, quit his job and now he is one of our Mentors, helping others do the same thing he was able to do.
That’s an immediate savings of $1200.
Normally, Deal Maker Mastermind is an investment of $99 a month, but you’re getting 6 MONTHS for FREE when you join Deal Maker Certification! 🤯
That’s an immediate savings of $1200!
In Deal Maker Certification, you’re also getting access to the Syndicated Deal Analyzer.
Today the SDA is the most widely used financial model for syndications on the planet.
The Syndicated Deal Analyzer is a fully customizable Excel spreadsheet that takes you from analyzing deals in hours down to minutes.
That way you can make more offers and do more deals in less time.
If the idea of working on a spreadsheet makes you feel a little uncomfortable, that’s okay.
Because after you go through the training videos inside, you’ll quickly become an expert at analyzing deals.
It will give you instant credibility when you talk with other investors and professionals so they take you more seriously.
Others have paid $129 for the Syndicated Deal Analyzer,
but we’re also including it with the Deal Maker Certification.
If you were to add up all the videos, documents, templates, and scripts you need to become financially free with multifamily real estate that you’re going to receive inside Deal Maker Certification…
Combined with 6 MONTHS of Deal Maker Mastermind, Deal Desk Privileges, and the Syndicated Deal Analyzer…
It would cost you well over $13,000.
But you’re not going to pay $13,000.
THE MOST PROVEN SYSTEM TO HELP YOU DO YOUR FIRST DEAL FOR JUST $2,997
When you take action now and become a member of Deal Maker Certification, you will make one small investment of $2997.
I even personally guarantee your success so that if you don’t get what you need to find your first deal, it won’t cost you a single penny.
90 DAY GUARANTEE: DEAL-READY OR YOUR MONEY BACK
I am so confident in Deal Maker Certification and everything you’re going to learn to become financially free with multifamily real estate…
… that I am offering an unheard of 90 Day “Get Deal-Ready Or Your Money Back” Guarantee.
Here’s how it works…
If, after completing the steps in the Certification, you’re not “Deal Ready”, you can request a full refund.
Deal Ready means that you are ready to do your first deal on your own. It means that:
- You will have the knowledge and confidence to speak with brokers.
- You’re ready to start raising money.
- You have your team on the ground - ready to go
So if you complete the Certification process and you don’t have:
- At least one investor who said they were interested in investing with you,
- At least one broker who sent you a deal without asking you for a proof of funds, and
- A property manager and lender on your team.
Then contact us for a full refund.
I know that if you follow our proven process, you will be ready to do your first deal on your own.
I also know from studying dozens of people who did their first deal that they all followed the Certification process to become “Deal Ready” which empowered them to close their first deal.
Becoming Deal Ready makes the first deal inevitable – it’s just a matter of time.
Therefore, I know with a high degree of certainty that if you follow our Certification process, you, too will become “Deal Ready”. At that point, it’s just a matter of time until you do your first deal.
NO ONE PROVIDES A RESULTS GUARANTEE LIKE THIS.
That’s how confident I am in this experience and the skills you’re going to get to finally live life on your your own terms…
Making your own rules so you’re no longer chasing paycheck after paycheck.
Where you can rest easy knowing that your financial future is secure and your family is going to be okay.
Join Deal Maker Certification
⚡️ LIMITED FAST ACTION BONUSES FOR THE NEXT 10 PEOPLE WHO JOIN DEAL MAKER CERTIFICATION! ⚡️
The first bonus is the complete Deal Maker Certification ebook and audio.
With the downloadable ebook and audio, you can take the comprehensive course with you anywhere and dive into what you need at any time.
The second bonus is how to conduct a live capital raise campaign.
This training will show you behind-the-scenes how we, through my syndication Nighthawk Equity, generate interest for a new deal and pitch it LIVE to investors so we can raise money and get the deal funded.
The third bonus is how to scale your syndication business with a thought leadership platform.
This training will teach you how to turn your multifamily business into a multifamily empire that attracts high quality investors on autopilot.
The fourth bonus is a one-on-one call with a Deal Maker Mastermind Advisor.
This is NOT a sales call. The goal of the call is to make sure you have access to all of the resources I just shared with you, get any questions you might have answered, and to craft your personalized 90-day plan so you can hit the ground running.
The fifth bonus is access to 5 LIVE deal analysis case studies.
In these case studies, you get to look over my shoulder as I analyze deals in real-time so you can become a pro in your deal analysis.
NOW, I KNOW THIS IS A BIG DECISION TO MAKE AND YOU MIGHT BE FEELING OVERWHELMED...
After all, we are talking about your financial future and you want to make sure you’re doing the right thing for yourself and your legacy.
Maybe you don’t think you can do this, that you need more experience before investing in apartment buildings.
Or that $2997 is a lot of money and you’re absolutely right!
(Which is why we offer a payment plan so you can get started now for just $1000)
I understand how you feel because I was in the same situation.
I thought that multifamily was only for the bigger guys.
I thought that I had to buy and flip houses first, and I did. 35 if anyone’s counting.
I thought that I could just figure things out on my own as I went along.
And while I did eventually figure things out, I lost out on our most precious resource: TIME.
Had a training like this been available back when I was getting started, I could have shaved YEARS off the process and saved at least $100,000 worth of mistakes.
Here’s the thing: You don’t have to make the same mistakes I did.
You don’t need to go the old route of buying and flipping houses.
You don’t need to build up years of experience before “people will take you seriously”.
And you don’t need to buy hundreds of units to be financially free.
You just need to get your first deal and Deal Maker Certification is a proven step-by-step system to help you do that.
REMEMBER: You just need to focus on getting your first deal. Deal Maker certification teaches you exactly how and what steps to take.
David Kamara followed the Certification process and closed on his first apartment deal in June of 2018.
One year later, he owned 3 multifamily properties totaling 95 units.
Kyle Mitchell followed the process and closed his first deal of 41 units.
The Law of the First Deal kicked in, and just 3 weeks after closing, he had an agreement to purchase another 128-unit property.
The Law of the First Deal kicked in, and just 3 weeks after closing, he had an agreement to purchase another 128-unit property.
The Law of the First Deal works like clockwork every time and for everyone.
Tony Robbins said that “In your moments of decision your destiny is shaped”.
What will you decide to do right now?
You can either continue down the path of least resistance, the path you have already been traveling, and you can choose the road less traveled. The path of least resistance will probably result in you getting the same outcomes you’ve always received.
But if you want something different to happen, if you want to change the direction of your financial future, you’re going to have to do something different.
Deal Maker Certification contains EVERYTHING you need to do your first apartment deal and the support of a thriving community to make sure you SUCCEED.
Not to mention my 90-Day “Get Deal-Ready Or Your Money Back” Guarantee so you can feel confident knowing you’ve made the right decision.
So click the button below, fill out the order form, and you’ll get instant access to the program and fast action bonuses.
See you on the inside!
– Michael Blank
Join Deal Maker Certification
Questions or Concerns? Click the blue “Help” button below or call (855) 855-2983 to contact us.
HERE IS EVEN MORE PROOF THIS WORKS! Listen to What My Students Are Saying
“JUST CLOSED ON A 32-UNIT APARTMENT BUILDING AND QUIT MY JOB!”
“I have used the Syndicated Deal Analyzer and everything that Michael taught me to analyze over 20 deals. It has cut down on the time it takes to come up with an offer price so that I can make more offers. I just closed on my first large apartment building deal, a 32-unit, and am confident that I can do another one or two deals this year. And I’m happy to report that two weeks ago I quit my job! A dream come true. Thanks, Michael for all your help!”
4 MONTHS TO FIRST DEAL – 69 UNITS – NOW OWNS 500+
UNITS
It took Patrick Duffy just 4 months after joining the program to close his first deal – 69 units – by partnering with Michael Blank’s team. He paid himself a nice $19,038 acquisition fee check at closing. Since then, he has quit his job and closed another 500 units.
Patrick Duffy
9 MONTHS TO FIRST DEAL – TODAY 300+ UNITS AND $15K IN PASSIVE INCOME
“I closed on my first apt building deal, a 130+ unit in the Dallas/Ft Worth metroplex – 9 months after joining Michael’s program. That program dramatically increased my confidence, and I was then able to analyze, negotiate, and put this property under contract. That first deal added about $8,000 to my monthly income. 6 months later I closed on 110 units and 6 months after that, another 80 units. These deals are now generating $15,000 per month for me and my family. Thanks, Michael, for all your help!”
Texas
“I DID MY FIRST 22-UNIT DEAL IN 3 MONTHS (THANKS MICHAEL!)”
“QUIT MY JOB 12 MONTHS AFTER JOINING MICHAEL’S PROGRAM!”
“I took Michael’s Ultimate Guide course in early 2017 and closed my first deal January 2018 and am now doing this full time. And I just want to say, thanks for giving back Michael”.
“CLOSED MY 1ST DEAL, 10 UNITS IN UPSTATE NY”
“I just closed on my first deal, 10 units in upstate NY. I purchased it for $190K and paid myself an $8,000 acquisition fee at closing. I raised the money from an investor and so I have none of my own money in the deal. The property is already worth a lot more than what I paid for it and I’ll refinance in a few months. Michael, I’d like to thank you for your apartment buying system and for the personal coaching. You helped me do my first deal, and I’m already working on several (larger) ones.”
Join Deal Maker Certification
Questions or Concerns? Click the blue “Help” button below or call (855) 855-2983 to contact us.