Andy Mewborn

Distribute.so

I use to be young & cool. Now I do b2b SaaS. 

Husband. Dad. Ironman. Pilot. Taco lover. 

Founder of Distribute // Co-founder of Taplio (acq. by Lemlist) // Early @ Outreach.io.

Creator

A community of over 4,000+ B2B professionals growing together on Linkedin.

• "Brand30 absolutely did wonders for my business." -Maritha Koortzen

• "Brand30 changed the trajectory of my life...To say it’s opening doors for me is an understatement" - Amanda Stern

• "Brand30 provided the group accountability and expert advice I needed to more than double my LinkedIn engagement in just one month" 

🚀 Start Building An Audience Of Potential Buyers On LinkedIn In 30 Days👇

• https://www.brand30.io/

most sales reps kill deals with their follow-ups (here’s how to fix it)

so i’ve been in sales for a while, and the one thing that still blows my mind? how many reps completely tank their chances with shitty follow-ups. not because they’re spamming people, because they’re sending nothing.

"just checking in"
"wanted to circle back"
"following up on my last email"

like, checking in on what? you never gave them anything to actually respond to. prospects aren’t mind readers. if you don’t say something useful, they’re gonna ignore you.

so what actually works? here’s what i’ve seen:

instead of "just following up," try:

"i recorded a 2-min video showing how [similar company] cut their onboarding time by 40%. thought of you because you mentioned this was a bottleneck last time we talked."

instead of "wanted to circle back," try:

"saw this article about [industry trend] and immediately thought of our convo. the part about [specific insight] lines up with what you said about [their challenge]."

instead of "any updates?" try:
"quick question, are you still focused on [goal they mentioned], or have priorities shifted? context changed, so i don’t want to waste your time."

the pattern here is simple:

• give value first
• show you actually listened
• make it about them, not your quota
• make it easy to respond (ask a specific question)

i built a tool that does this automatically. it pulls call recordings, videos, and docs into one link so you’re not just sending another empty "checking in" email. not because reps are lazy, because prospects are busy, and they don’t have time to guess what you want.

Andrew Mewborn

Sellers

What's more valuable: relationship selling or solution selling?

A) Relationships first – People buy from people they trust
B) Solutions first – Buyers want problems solved, not friends
C) Value selling – ROI conversations close deals faster
D) Consultative approach – Be an advisor, not a vendor

P.S. - Still writing follow-ups manually? This 60-second quiz builds you an AI system that does it for you: https://lnkd.in/eNYQ3DeQ

What's more valuable: relationship selling or solution selling?

Sellers 

You're in a slump. First thing you fix?

A) Activity levels
B) Mindset
C) Messaging
D) Target accounts

P.S. - Still writing follow-ups manually? This 60-second quiz builds you an AI system that does it for you: https://lnkd.in/eNYQ3DeQ

Sellers

Should you ask about budget in the first call?

A) Always - It qualifies prospects immediately and saves time
B) Sometimes - Only after establishing clear interest and need
C) Rarely - Money talk too early creates resistance
D) Never - Discussing budget before value cheapens your solution

P.S. - If your follow-ups take longer than 60 seconds, you're doing it wrong. Take the quiz: https://lnkd.in/eNYQ3DeQ

Should you ask about budget in the first call?

Sellers

What’s the worst sales advice you’ve received?

A) “Always be closing” – Aggressive pressure turns prospects off
B) “Fake it till you make it” – Authenticity matters more than acting
C) “Price isn’t a problem” – Dismissing budget concerns backfires
D) “Never take no for an answer” – Respect boundaries to build rapport

P.S. - Still writing follow-ups manually? This 60-second quiz builds you an AI system that does it for you: https://lnkd.in/eNYQ3DeQ

What’s the worst sales advice you’ve received?

Sellers

Commission vs. salary: What motivates salespeople best?

A) Pure commission – High risk, high reward drives peak performance
B) Base + commission – Security with upside creates optimal motivation
C) Straight salary – Removes pressure, focuses on customer success
D) Team bonuses – Shared success eliminates internal competition

P.S. - Steal my 1-pager email follow-ups: https://lnkd.in/eQr9JQhq

Commission vs. salary: What motivates salespeople best?

Sellers

Should sales managers still carry a quota?

A) Full quota – Can't coach what you don't practice 
B) Half quota – Need skin in the game 
C) Token quota – Just enough to stay sharp 
D) Zero quota – Let leaders lead, sellers sell

P.S. - Took me 2 min to find out I was wasting 11 hrs/week on follow-ups. Take the quiz, get your number: https://lnkd.in/eNYQ3DeQ

Should sales managers still carry a quota?

Sellers

How much does luck contribute to success in sales?

A) Significantly – Being at the right place at the right time often makes all the difference.
B) Moderately – Luck plays a role, but skill and effort are more important.
C) Minimally – Success is mostly the result of hard work, strategy, and persistence.
D) Not at all – It's all about skills, planning, and execution. Luck doesn't come into it.

P.S. - Still writing follow-ups manually? This 60-second quiz builds you an AI system that does it for you: https://lnkd.in/eNYQ3DeQ

How much does luck contribute to success in sales?

Sellers

Which comp structure would you rather live on?

A) 70 % base / 30 % commission – stability rules
B) 50 / 50 – balanced risk-reward
C) 30 / 70 – big swings, big wins
D) 0 / 100 – eat what you kill, baby

P.S. - Steal my 1-pager email follow-ups: https://lnkd.in/eQr9JQhq

Which comp structure would you rather live on?

Sellers

Is AI replacing salespeople or empowering them?

A) Replacing – Only top 20% of reps will survive automation
B) Empowering – AI handles admin, humans handle relationships
C) Overhyped – Human psychology can't be automated
D) Transforming – The role evolves but never disappears

P.S. - 15,000 sellers stopped writing follow-ups. Take the 2-min quiz to see what they switched to: https://lnkd.in/eNYQ3DeQ

Is AI replacing salespeople or empowering them?

Sellers

Remote selling vs. in-person: Which closes more deals?

A) Remote wins – Efficiency and scale beat face-to-face
B) In-person dominates – Trust requires physical presence
C) Hybrid approach – Use both strategically based on deal size
D) Industry dependent – Complex B2B needs in-person relationships

P.S. - If your follow-ups take longer than 60 seconds, you're doing it wrong. Take the quiz: https://lnkd.in/eNYQ3DeQ

Remote selling vs. in-person: Which closes more deals?

Sellers 

How far would you go to close a high-value deal?

A) Bend policies – Adjust terms slightly to meet client demands
B) Offer extras – Throw in freebies or extended support
C) Escalate internally – Loop in execs to approve exceptions
D) Never compromise – Stick to standard offerings to maintain integrity

P.S. - Took me 2 min to find out I was wasting 11 hrs/week on follow-ups. Take the quiz, get your number: https://lnkd.in/eNYQ3DeQ

How far would you go to close a high-value deal?

Sellers

Do sales reps really need to use the CRM?

A) Every detail – Data is the new oil 
B) Key stuff only – Quality over quantity 
C) Bare minimum – Just enough to not get fired 
D) CRMs kill deals – I track my pipeline in my head

P.S. - 15,000 sellers stopped writing follow-ups. Take the 2-min quiz to see what they switched to: https://lnkd.in/eNYQ3DeQ

Do sales reps really need to use the CRM?

Sellers

Do good looks matter in sales?

A) 100 % – Beauty opens doors before product does
B) A bit – Looks earn attention, skill seals the deal
C) Barely – Confidence > cheekbones
D) Zero – Quota is blind to pretty faces

P.S. - Still writing follow-ups manually? This 60-second quiz builds you an AI system that does it for you: https://lnkd.in/eNYQ3DeQ

Sellers

Worst thing a manager can say?

A) "Just trust the process"
B) "What's your plan to hit quota?"
C) "Let me join your next call"
D) "Top reps aren't struggling"

P.S. - If your follow-ups take longer than 60 seconds, you're doing it wrong. Take the quiz: https://lnkd.in/eNYQ3DeQ

Sellers

Which role do you think is the hardest in sales?

A) SDR 
B) Account Executive 
C) Account Manager 
D) Sales Manager 

P.S. - Steal my 1-pager email follow-ups: https://lnkd.in/eQr9JQhq

Which role do you think is the hardest in sales?

Sellers

What's the biggest lie in B2B sales?

A) "I'll circle back next quarter" (They won't) 
B) "Budget isn't an issue" (It always is) 
C) "We're the decision maker" (Committee of 12 enters chat) 
D) "Your product is perfect" (Here comes the ghosting)

P.S. - Steal my 1-pager email follow-ups: https://lnkd.in/eQr9JQhq

Sellers

Is "fake it till you make it" acceptable in enterprise sales?

A) Essential – Confidence sells more than competence 
B) Sometimes – Strategic bluffing is part of the game 
C) Risky – One Google search can tank your credibility
D) Never – Authenticity beats artifice every time

P.S. - Took me 2 min to find out I was wasting 11 hrs/week on follow-ups. Take the quiz, get your number: https://lnkd.in/eNYQ3DeQ

Is "fake it till you make it" acceptable in enterprise sales?

Sellers

Who's harder to sell to?

A) CFOs – Every penny is their first-born child 
B) CTOs – They'd rather build than buy 
C) CEOs – Good luck getting past their gatekeepers
D) Procurement – Where deals go to die slowly

P.S. - Took me 2 min to find out I was wasting 11 hrs/week on follow-ups. Take the quiz, get your number: https://lnkd.in/eNYQ3DeQ

Sellers

How do you respond when a prospect ghosts you late in the deal?

A) Persistence: Keep following up until you get a response, showing your commitment to helping them.
B) Pause and Reflect: Give them space for a while, then reach out with a new angle or valuable insight.
C) Closure Attempt: Send a "break-up" email to prompt a final decision, making it clear you're moving on.
D) Seek Feedback: Reach out for feedback to understand what went wrong and learn for the future.

P.S. - If your follow-ups take longer than 60 seconds, you're doing it wrong. Take the quiz: https://lnkd.in/eNYQ3DeQ

How do you respond when a prospect ghosts you late in the deal?

Real Estate Fund Manager | Simplifying Hands-Free Returns with Risk-Mitigated Real Estate Investments | Champion of Lifestyle Freedom for High-Income Professionals 🌴 Costa Rica

You’re successful on paper, but you want your capital working harder than your calendar.

You’re drawn to real estate for its stability and wealth-building power, but you have zero interest in tenants, toilets, or time-intensive management.

You value:
• Capital preservation
• Predictable cash flow
• Smarter diversification beyond public markets
• A clear path to work-optionality - not just more income

That’s where I come in.

I’ve spent 20+ years across multifamily real estate, private lending, and limited partnerships, first as an operator, then as an LP, and now as a fund manager.

After scaling my own income and managing a family multifamily portfolio, I learned a defining lesson:

Wealth isn’t about how much you earn.
It’s about how efficiently your capital works (and how well the downside is protected).

I founded Hylee Capital, a private investment firm helping high-income professionals access vetted, institutionally-backed real estate and alternative investments designed for:

• Hands-free cash flow
• Risk-mitigated growth
• Long-term capital preservation
• Strategic diversification outside the public markets

I review dozens of private investments each year and only advance a small handful that meet my underwriting standards.

I focus on stacking durable, well-underwritten deals over time (not chasing yield or headlines).

Today, my family and I live in coastal Costa Rica, prioritizing time, flexibility, and presence with our three young children.

That lifestyle wasn’t accidental. It was built through disciplined investing.

What I Offer

• Access to top-tier private real estate and alternative investments in prime U.S. markets
• A clear, transparent framework for building hands-off income and long-term wealth
• Direct insight from my experience as both an LP and a fund manager

If you’re a high-income professional who wants your money working harder (without taking on unnecessary risk or another job) we should connect.

FAQs

Do I have to be accredited to invest with you?
Occasionally, we offer limited 506(b) opportunities for non-accredited investors. Most offerings are reserved for accredited investors.

How can I learn more about current or upcoming opportunities?
In compliance with SEC regulations, we don’t publicly list active offerings. The best way to connect is via LinkedIn DM or email at sarah@hyleecapital.com

.

Causes We Support
God Behind Bars
Philippians 4:6–7

Sarah Miskelly

I wasted my 20s chasing IRRs and brag-worthy metrics.

At 36, I finally realized what matters.

If you're in your 30s or 40s, wondering if you're behind, read this carefully.

Real estate investing isn’t about flexing 5x returns from a bull market.

It’s about risk-mitigating capital, creating work-optionality, and sleeping well at night.

Here’s what top-tier professionals understand that the masses miss.

8 principles of risk-mitigated, hands-off investing:

1. Capital preservation comes first

We stress-test the downside like our reputations depend on it (because they do). 

2. Experienced operators only

We partner with people who’ve been through the fire. We’re not funding someone’s learning curve.

3. Diversification with intention

Not for optics, but resilience. This is how you protect your portfolio in any market cycle.

4. Incentives built for trust

80%+ of our upside is tied to LP's success. If they lose, we lose. That’s how it should be.

5. No deal FOMO

 We’d rather pass on a maybe than gamble with investor capital.

6. Tax benefits are non-negotiable

If your investments aren’t working as hard as you do at tax time, you're leaving money on the table.

7. Simplicity wins

Our investors are busy running companies, saving lives, or managing high-performance teams. We don’t add complexity for complexity’s sake.

8, Transparency is the standard

No black box reporting. No disappearing act after the raise.

This isn’t about ego.

It’s about earning trust, risk-mitigating wealth, and creating work-optionality.

Not a $10M bro’d out fund.
Just a quiet, consistent one that performs.


If that sounds like the kind of real estate investing you want more of, the link’s here when you’re ready: https://lnkd.in/dgEmx6t5

Last year, I made multi-six figures.

Not the most I’ve ever made —
But definitely the most impact I’ve ever had.

Because this time, the money didn’t just come from grinding.
 It came from helping others stop grinding too.

See, I used to be in the hustle:
Real estate sales. 
$400K+ a year. 
No days off.

Or time for my family, freedom or peace of mind. 

Then I shifted.
Started investing, not just selling.

Then I started fund management -
Helping other high-income professionals create hands-off income too.

Now I live in a beach town in Costa Rica with my 3 kids.
And every week, I get messages like:

→ “This is the first income stream I don’t have to manage.”
 → “My Q4 returns beat my stock portfolio, with less stress.”
 → “For once, I’m earning without sacrificing time or headspace.”

That’s the real win.
Here’s how I help clients invest hands-off:

1. We find risk-mitigated, high-performing real estate deals
2. You invest passively—no landlord headaches, no extra work
3. Your money works while you focus on life, family, or business

I handle the rest - with full transparency and expert partners.

If you’re earning well (but your wealth isn’t working for you)
Let’s fix that.


P.S. Our newest acquisition is in Houston: a 376-unit Class B+ asset with strong cash flow, value-add upside, and prime location near a $1.8B AI facility bringing 3,000+ new jobs. 

 → 19.4% average annual return
 → 6.0% average cash-on-cash

If you want in before we close, DM “HOUSTON” and I’ll send you the details.

I looked at a lot of multifamily deals in 2025.
If I were allocating $100K in January, this is the framework I’d use:

Everyone wants the flashiest deal.
 The best ones usually look… boring.

Here’s why we partnered on this Houston Class A multifamily deal:

What I prioritize when underwriting:
1. Teams that have already survived hard markets
2. Assumptions that don’t require perfection to work

Too many deals rely on:
 • aggressive rent growth
 • perfect execution
 • “if everything goes right” math

That’s not investing. That’s hoping.

What stood out here:

1. The Team

$800M+ Texas multifamily portfolio
0 capital calls
0 investor losses
Vertically integrated operations
Multiple nearby assets already operating

They’re not learning the market.
 They are the market.

2. Conservative Execution

Purchased below replacement cost
Seller driven by loan maturity, not distress
73% breakeven occupancy
NOI growth from expense efficiencies, not rent stretch

No hero moves required.

3. Houston

#1 U.S. metro for population + job growth
0 new units under construction within 3 miles
Class A asset in a supply-constrained submarket

This isn’t a “Houston bet.”
 It’s a basis + timing + execution bet.

The result:
• ~19.4% annualized returns
 • ~5.5% average cash flow
 • ~1.97x equity multiple
 • Monthly distributions
 • Long-term, fixed-rate debt

Not because we stretched assumptions.
 Because we didn’t.

If you want to see how the returns are driven, where the risks sit, and why this point in the cycle matters for Houston —

Jan 22 | Live investor Q&A
Comment HOUSTON or DM me and I’ll send details.

pov: you stopped spending 10+ hrs chasing the highest-return deals and started building a $10M+ fund focused on the highest‑quality partnerships.

not long ago, 90% of my time was spent looking for the shiniest returns.

the most impressive IRRs.
the deals that looked best on paper.

today, 90% of my focus is elsewhere.

it’s building a portfolio that holds up when the market doesn’t.

it’s helping people get educated on something that once felt completely foreign.

i’m not chasing hype.
(seen that go wrong)

i’m not making things complex to sound sophisticated.
and i’m definitely not here to roll the dice with someone else’s future.

here’s what i’m committed to:

→ partnering with operators who’ve already made the mistakes and learned from them
→ diversifying with intention, not for optics
→ staying laser‑focused on each investor’s goals
→ making transparency the default

and most importantly,
stress testing the downside like my reputation depends on it.
(because it does)

this is what matters.

not building the most “bro’d out” $10B AUM fund.
but building one that performs quietly and consistently.

because this isn’t about chasing unicorn returns.
it’s about building portfolios that let people sleep at night.

if that sounds like the kind of real estate investing you want more of,
the link’s here when you’re ready: https://lnkd.in/dgEmx6t5

The best deals don’t show up when markets are hot.

They show up when pricing resets.

We just opened a Class A multifamily opportunity in Northwest Houston.

It’s a 376-unit property in one of the metro’s strongest absorption submarkets — and it’s coming to market for a simple reason:

Timing.
The seller has a loan maturing and needs liquidity.

 Not because the property is struggling.
 Not because demand is weak.

That creates an entry point that usually isn’t available in late-cycle markets.

The plan here is intentionally boring (in the best way):

• In-place cash flow from day one
• Conservative, fixed-rate debt
• Upside driven by execution and operating scale
• No aggressive rent growth assumptions

Houston continues to lead the country in population and job growth, and this pocket has remained one of the most resilient as new supply slows.

This is the kind of deal that shows up when markets normalize 
(not when they’re overheated).

We’re partnering with LSCRE on this acquisition.

Open to accredited investors.

If you want the overview, comment “DETAILS” or send me a message.

Most real estate deals look great on a spreadsheet.

Very few still work without perfect timing and perfect execution.

That’s the filter I use before I ever look at upside.

Here’s why a Houston Class A multifamily deal I’m reviewing stands out:

1. Bought at a discount due to seller liquidity and loan maturity (not operational distress)
2. Located in the Number 1 Houston submarket for renter demand, with no new supply coming online nearby
3. Conservative, fixed-rate debt that doesn’t rely on a refinance to make the numbers work
4. A low ~70% breakeven occupancy, so cash flow isn’t dependent on everything going right
5. An operator with a long track record and no investor capital losses or capital calls

This isn’t a deal built on aggressive rent growth or best-case scenarios.
 It’s built to hold up in normal, imperfect markets.

I’m hosting a live investor Q&A to walk through:

 – How the underwriting holds up without rosy assumptions
 – Where the real risks are (and how they’re mitigated)
 – Who this type of investment actually makes sense for

If protecting capital matters more to you than chasing the flashiest IRR, this will be worth your time.

→ Comment “Q&A” and I’ll send the invite
 (or DM me and I’ll share the details)

PS: Opportunities like this tend to move very quickly. If you’re sitting on capital and waiting for a disciplined, risk-aware place to deploy, this is one to understand before it closes.

pov: you stopped chasing flashy IRRs
and started building real wealth with solid, well-structured deals.

Not long ago, most investors I spoke with were spending hours:

• dissecting pitch decks
• debating the perfect market
• scrolling for the “best deal this cycle”
• stressing over whether returns were good enough

Trying to optimize for upside
instead of protecting the downside.

Today, the focus looks very different.

I spend 10% of my time on the story,
and 90% on the structure.

The boring stuff that actually compounds:

• basis
• submarket demand
• debt terms
• breakeven occupancy
• operating leverage

That’s exactly why Preserve at Copper Springs caught my attention.

Not because it’s flashy.
Because it works without perfect assumptions.

• Bought at a discount due to seller liquidity (not distress)
• Located in Houston’s # 1 absorption submarket with zero new supply nearby
• Fixed-rate agency debt with full-term IO
• ~73% breakeven occupancy
• NOI growth driven by expense efficiencies, not rent heroics

This is what disciplined capital looks like in 2026.

I spent the last week breaking down why this deal works,
(and more importantly, why most deals don’t once you remove optimism).

If you’re tired of guessing
or chasing whatever looks best on a spreadsheet…

We’re hosting a live investor walkthrough + Q&A.
We'll clearly lay out the underwriting, structure, and risks.

Join us live:
→ https://lnkd.in/e8zpAuiq


PS: What’s the most time-consuming part of evaluating deals for you right now?
Returns? Risk? Market selection? Debt terms?

Thinking about investing in multifamily in 2026?

PLEASE do this first:

1. Stop asking what the IRR is.
Start asking who’s actually operating the asset.

2. Look for replication over reinvention.
The strongest deals work because they’ve already been done before.

3. Assume nothing goes perfectly.
Then see if the deal still works.

Most investors never do this.

- They focus on market cycles.
- They focus on asset class.
 - They focus on returns on a spreadsheet.

In practice, outcomes are driven by operator strength, not the asset alone.

That’s exactly why our current 376-unit Class A Houston asset stands out.

Plenty of deals look like this on paper, what makes this one different is execution.

Here’s what that looks like:

1. This is a repeat play

The operator already owns and runs their best-performing asset less than 1 mile away.

(Same team, renter base, operational systems)
Exactly how you reduce risk before closing.

2. NOI growth here is driven by operational control, not hopeful assumptions.

 The business plan doesn’t rely on aggressive rent growth.

It relies on:
 • In-house labor
 • Shared staffing across nearby assets
 • Proven expense reductions already implemented elsewhere

(Translation: margins expand even in flat rent environments)

3. A basis that absorbs mistakes

We acquired at a $2.5M discount due to seller liquidity, not asset issues.

- Below replacement cost.
- Zero new supply nearby.
 - 73% breakeven occupancy.

(Downside protection by design)

This deal doesn't replace diversification -
I still allocate across industrial, energy, BTR, and multifamily.

But the rule never changes:
Strong operators create predictable income, weak operators create surprises.

That’s the real filter behind every deal I bring forward.

P.S. If you want to see how this one was underwritten, DM me HOUSTON and I’ll send the materials.

Just had 3 calls with investors this week.
Every one of them said the same thing:

“I’m not chasing IRR anymore - I just don’t want to lose money.”

If that’s where your head’s at for 2026, this is worth your time:

We’re breaking down one of the few A-Class multifamily deals in Houston that actually makes sense right now: 

→ Discounted price (not distressed, just great timing)
→ Fixed-rate debt, full-term interest only
→ Breakeven occupancy in the low 70s
→ From a $800M+ operator with zero capital calls

I’m hosting a live walkthrough with the operator LSCRE this Thursday, Jan 22 @ 4:30 PM EST.

This is where we explain why the opportunity exists and how the downside is structured.

Want to see the numbers and ask questions directly?

Here’s the link to register: https://lnkd.in/e8zpAuiq

P.S. Deals like this don’t sit around. If you’re holding capital and waiting for a risk-mitigated opportunity to deploy in Q1, this is it.

This is the number 1 sign your career success isn’t enough anymore.

I’ve been watching it play out for 2 years now.

Every time someone tells me they’re successful but stuck, it’s the same pattern:

They’ve hit their income goals...
But they’re time-poor.
Geographically stuck.

And unsure what to do with the money that been piling up in their bank account.

Let me explain:
Success in your career doesn't equal freedom or peace of mind.

But here’s what does:

1. Living where you want (we chose Costa Rica)
2. Building a portfolio that helps work in the background
3. Still doing your best work (from anywhere)

Here’s what that looks like for us:

• Sunrise surf sessions most mornings
• Walks to the market for fresh produce
• Sunset swims on Wednesdays with the kids
• Lazy Saturdays... and deal reviews from my laptop

Real estate income helps cover essentials.

This is what happens when your capital works for you.

(And no, you don’t have to burn it all down)
You just need better access.

And a strategy that actually supports the life you say you want.


I'm hosting a private masterclass breaking down how I’m investing in today’s market, and how high-income professionals are using institutional-grade real estate to buy back time.

Grab your spot here: https://lnkd.in/dgEmx6t5

Repost ♻️ if you’re building toward work-optionality (not just more income)

I spent the last 90 days stress-testing multifamily deals.

Here’s what actually works in this part of the cycle (if you care more about protecting capital than chasing flashy IRRs):

Everyone’s talking about timing the market.
I see something different.

Pricing has reset.
Confidence hasn’t caught up yet.

That’s where the best deals tend to live.

We’ve reviewed dozens of opportunities recently.
(Most fell apart once you removed perfect assumptions)

But there are 3 core elements that made our current 376-unit Houston property stand out:

1. Basis before everything

• Bought below replacement cost
 • $2.5M discount driven by seller liquidity (not distress)
 • Located in Houston’s #1 submarket for absorption
 • Zero new units under construction nearby

When the basis works, you don’t need hero assumptions.

2. Underwriting that still works when things go wrong

• ~73% breakeven occupancy
 • Long-term, fixed-rate agency debt
 • Conservative rent growth assumptions
 • Expense savings already proven across the sponsor’s nearby assets

This deal works without assuming perfect execution or perfect timing.
That’s the point.

3. Operators with real operating leverage
(This isn’t theoretical upside)

• Vertically integrated management
 • 1,400+ units already operated nearby
 • Proven cost savings (maintenance, trash, bulk Wi-Fi)
 • Track record of maintaining 95%+ occupancy at sister properties

Operational depth matters more than projections right now.

Most deals look good on a spreadsheet.
Very few still work once you remove optimism.

This isn’t about chasing the top. It’s about entering at the right base.

If you’re someone who prioritizes downside protection over hype, this is exactly the type of deal worth studying.


P.S. We hosted a packed private live Q&A yesterday walking through how this deal was structured: basis, debt, and downside protection

(it was one of the most tactical investor walk-throughs we’ve done) 
DM me REPLAY and I'll send it over.

P.P.S. What’s your non-negotiable in a deal right now?

keep it boring, that’s where the money usually is ;)

This is the exact deal-screening system I’m using in 2026.

It helped me avoid capital calls and weak downside structures in 2025
(so I’m using it again).

If you invest in private deals, this is worth saving.

The 9-Step Deal Filter:

1. Start with why the deal exists (seller pressure vs. blue-sky underwriting)
2. Check the sponsor’s record in bad markets, not just good ones
3. Underwrite returns assuming no rent growth
4. Stress test exit caps and interest rates
5. Look for real operating leverage, not cosmetic value-add
6. Confirm debt protects early cash flow
7. Validate submarket demand and near-term supply
8. Review downside before upside
9. Only then… look at returns

→ Then repeat from step 1.
The entire risk-mitigated investment process is right there.

Want me to walk through this with you using a live deal? Let’s do it.

On January 22 I’m going LIVE for ~45 minutes breaking down exactly how this framework applies to a Class A Houston multifamily opportunity we’re currently raising on —
(including what drives returns and how the downside is protected)

Grab your spot here: https://lnkd.in/e-QgxwCF

We’ll be covering every step in plain language with real underwriting logic.

P.S. Which one of these 9 is hardest for you to get comfortable with?

[Pictured me and John T Chang, Chief Intelligence & Analytics Officer at Marcus & Millichap. Conversations like this are why I stay disciplined about data > hype]

Most investors wait for the market to feel safe.
The best entry points come after pricing resets (before confidence does)

Join me, Craig McGrouther and Sam Morris from LSCRE as we host a live walkthrough and Q&A on our newest Houston Class A multifamily acquisition Preserve at Copper Springs and why this point in the cycle is quietly creating some of the most compelling entry points we’ve seen in years for disciplined capital.

Houston continues to stand out:
 • Projected Number 1 U.S. metro for job growth and population growth
 • Durable renter demand across diversified industries
 • Strong long-term fundamentals

What’s changed is pricing.

1. New deliveries have slowed materially. 
2. Loan maturities are forcing sellers to transact. 
3. High-quality assets are finally available at bases that simply weren’t accessible a few years ago.

This deal reflects that setup:
 • Acquired at a $2.5M discount due to seller liquidity (not distress)
 • Long-term, fixed-rate agency debt to protect cash flow
 • Conservative underwriting from an operator with zero investor losses or capital calls across an $800M+ Texas portfolio
 • Deep local scale with 5,500+ units and multiple assets nearby, creating real operational leverage

No aggressive rent growth assumptions.
No heroics.

Just disciplined structure and execution.

In this live Q&A, we’ll walk through:

 • Why this phase of the cycle matters
 • How downside is evaluated and protected
 • Why local scale and operator depth matter more than projections
 • What makes this opportunity available now

📅 January 22nd, 2026
⏰ 4:30 PM EST / 5:30 PM CST
→ Register here: https://lnkd.in/e-QgxwCF

This is an educational walkthrough — designed to explain why this opportunity exists now and how disciplined capital is being deployed in this phase of the cycle.

View event: LIVE Q&A: Preserve at Copper Springs | Houston Multifamily

LIVE Q&A: Preserve at Copper Springs | Houston Multifamily

The number 1 reason high-income professionals stay stuck in the grind.

They chase bigger paychecks instead of building real wealth.

They:
– Wait for the 'perfect time' to invest
– Try to save their way to freedom
– Micromanage rentals for so-called 'passive' income

The result... 
More work, stress, and no leverage.

Here’s what I did differently:

1. Prioritized hands-off income by leveraging earned income
2. Partnered with elite operators in high-growth markets
3. Leveraged tax strategies to keep more and pay less
4. Stopped chasing deals + started compounding wealth
5. Bought back my time to focus on what matters

Wealth isn’t earned, it’s systematically built.

Want the blueprint? This private masterclass will show you how → https://lnkd.in/dgEmx6t5

Open article: Private Masterclass by hyleecapital.com

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