Drew Breneman

Breneman Capital

I started Breneman Capital in 2005 at age 19 to purchase my first rental properties and grow my own wealth. 

Today, we work with individual investors, Family Offices, PE, Fund of Funds, RIAs, etc., and allow them to invest alongside us in the best opportunities that we find (and have been for nearly 20 years).

Invest with us: https://www.breneman.com/invest

Founder & CEO

The Blackhawk Investment Group

About Blackhawk:
•	Vertically integrated real estate investment firm primarily focused on Minneapolis/St. Paul and select neighborhoods within Chicago with over $100MM in assets under management. 
•	The firm is similar to a private family office in that it is not open to outside investors. The firm is built around one investor/partner with targeted hold period of forever.

2008-2012: 
•	Acquired heavily discounted commercial properties in Minneapolis/St. Paul we could own long term with high cash flow. 
2013-2019: 
•	Focused on value-add multifamily in Chicago, where we could increase the income and refinance out all of our initial equity. 
Results:
•	Refinanced out over 100% of initial equity on average across 11 investments. 


Learn More At: www.BlackhawkInvest.com

Breneman Capital is an owner in Blackhawk's individual properties.

Co-Founder

Rubloff Development Group, Inc

Development Firm in Numerous Product Types: Retail, Office, Mixed-Use, Market Rate Apartments, Senior Housing, Self Storage, and For Sale Housing.

• Assessed financial feasibility and contributed in the acquisition, development, repositioning, and disposition of RDG's portfolio (Portfolio Size - Approximately $1B asset value, 50 properties, and 5,000,000 square feet under development)

• Responsible for sourcing opportunities, obtaining necessary approvals and incentive packages from municipalities, securing debt and equity financing, reviewing and negotiating legal documents, overseeing the construction process, and negotiating with lenders, investors, joint venture partners, potential tenants, and third party vendors

Development Associate

Dominium Development & Acquisition, LLC

Multifamily Development/Acquisition Firm. Market Rate & Affordable Multifamily.

• Responsible for assisting the firm's partners in takeovers of stalled construction projects, acquisition of mismanaged apartment portfolios, development of new multifamily communities, and the acquisition of general partnership interests controlling Section 42 housing 

• Performed financial analysis in all sectors of multifamily (Market rate, Section 42, Section 8, and Senior Housing) in markets throughout the country

• Lead on Dominium's tender option bond funds and financings with the fund. Experience with tax-exempt bonds, swaps, caps, and other derivatives

T. Wall Properties

Industrial and Office Real Estate Development Firm.

• Gained experience with real estate development, industrial, office product types.

Development Intern

RPGeStore.com

Online business operated while in high school and college that allowed me to make the money I would use to purchase my first 4 rental properties with while in college.

Founder and CEO

Helping Accredited Investors Create Passive Income & Wealth In Multifamily Real Estate | Founder at Breneman Capital | Hit My Link Below to Learn More ⬇️

⬇️ My Story ⬇️

From a kid growing up in rural Wisconsin to building a 9-figure real estate company. 

As the Founder and CEO of Breneman Capital, I help accredited investors, Family Offices, PE, Fund of Funds, RIAs, etc., create passive income and wealth in multifamily real estate. 

With over 20 years of experience in the industry, I have sourced, capitalized, and closed on over $250 million of properties for Breneman Capital. 

I have a passion for finding and seizing opportunities that offer asymmetric returns relative to the risk, using data-driven insights and market trends. 

My mission is to provide value to my investors, partners, and tenants, and to grow wealth through multifamily assets.

Click the link in my featured section to join our investor database.

Most people driving nice cars are financially illiterate.

I bet >50% of people who own high-end cars can't afford them.

Don't let this happen to you.

Remember:

The right way to buy a car is with cash.

My first car was $1,000. I wrote a check for $1,000.

My next car was $8,000. I wrote a check for $8,000.

But most people are either:

1) Financially illiterate.
2) Driven by their egos.
3) Both.

And the combination of those factors is how you get people buying cars they can’t afford through math they don’t understand.

Years ago, I remember having a conversation with someone who tried to convince me that $40,000 was less than $30,000.

He was looking at two cars.

Car A: A new $40K Audi

Car B: A used $30K Audi

Audi was doing a special financing deal with 0% APR for a certain amount of time on new cars - not used cars. So the monthly payment I was told was actually less on the new car. 

So in his mind, the $40K Audi was "cheaper" than the $30K Audi...

Despite the car being $10K more expensive and about to have a major drop in value once it was driven off the lot and no longer new.

Anyone can Google the U.S. average income data.

And then anyone can look around and see how many expensive cars and trucks their friends and family are driving.

If you can’t buy a car with cash, you can’t afford it. 

And if you can’t afford it but still buy it, you need to do some work on not just your personal finances — but your ego, too. 


What do you think? Do any of you have "rules" around buying cars you try to follow?

What are some tips for improving financial literacy?

Nothing is more depressing than someone making $200K+ who lives paycheck-to-paycheck.

It’s sad.

Many 6-figure earners have no idea what their lives could be.

It’s sad because they’re so close to living the lives they want…

But they’re too financially illiterate to make it happen. 

-> Work your a** off at a 9-to-5.
-> Get a raise.
-> Buy a nicer car.
-> Buy a nicer house.

Now you get to keep working your a** off at a 9-to-5 while driving a nicer car and living in a nicer house.

Honestly, this is even sadder than the lifelong retail cashier who clocks in and clocks out every day for 50 years never saving anything.

At least the retail cashier has a reason for this. They likely never had the same opportunities/advantages as the $200k+ earner. 

And the cashier will earn so little they can never get their money working for them.

But the person making $200K+ has everything they need to build the life they want.

-> The ability.
-> The education.
-> The opportunity.

But they can’t quite put it all together with their finances.

So they live paycheck-to-paycheck, just like any $14 hourly employee, always chasing bills and never experiencing financial freedom despite almost being able to taste it.

The hamster that gets on the wheel and never stops running is going to hate its life a lot more than the hamster that never got on the wheel in the first place.

These $200k+ earners are just like the hampster on the wheel except they get to show up to their hampster wheel in a Benz.

I’ve known since I was in high school that I needed to save aggressively and put my money to work if I ever wanted to become financially free. 

I guess not everyone is wired this way? 


What are some tips to improve financial literacy?

How can I break the cycle of living paycheck-to-paycheck?

My favorite subject in school was history.

But I’m not a history teacher for 1 simple reason:

Money.

Is that too blunt?

The truth is, “Follow your passion” is terrible advice for 99% of the world. 

College isn’t cheap.

I knew I’d need to get some ROI from my degree.

And I knew a history degree wouldn’t provide that ROI.

So I got my degree in Real Estate and Urban Land Economics from the University of Wisconsin.

Most kids don’t grow up dreaming of working in real estate (or studying something called Urban Land Economics).

And when I was reading my AP History book cover-to-cover, I definitely didn’t dream of it.

But I also knew a little bit about how life works.

Primarily, if you want to enjoy life, you should figure out a way to make some money.

So many people make awful decisions and end up 5 or 6 figures in debt with nothing but a liberal arts degree to show for it.

The world tells you to follow your passions and be whatever you want to be.

That’s a childhood fantasy.

For most people, following that advice will leave you bitter and broke.

Agree or disagree? 


Is following one's passion always good advice?

How important is making money for enjoying life?

How can Real Estate and Urban Land Economics help me?

The 1st deal I bought in Chicago started with a simple question:

“Why is nobody buying this?

This was back in 2013. I was new to Chicago and was looking at an opportunity that looked a little too good to be true.

It was on the market for a while and when I looked at the rent comps, it was weird how low the rents for the property were.

• The cap rate looked great.
• The cash flow looked great.
• The price-per-foot looked great.

The only thing that looked “off” was the price-per-unit.

We bought the property for $5.7MM. At 16 units, it ended up being a little over $350K per unit.

To this day, the only reason I can think that the property was on the market for so long is because the price-per-unit made other buyers balk.

At that time, it was probably a price-per-unit record for that neighborhood - but I trusted my numbers.

See, there are a lot of investors who are stuck in their ways.

You’ll hear people say things like, “I never pay over $200K per unit.”

Ok, great. 

But investments come with variables.

In this instance, the units in the property were huge 2-bedroom and 3-bedroom units, with half of the units being duplexes (units with two floors of living space). So even though the price-per-unit was a high number at first glance, it looked fine in the context of the deal.

We ended up raising the rents 20%+ over the next couple of years and put a $6.5MM permanent loan on the property, having paid only $5.7MM for it. 

During our refinance, the property appraised for $8.62MM — 51% above our purchase price.

It was a nice win for us.

It's also been a nice win for our investors:

We initially invested $1.55M of equity into this property and have paid out over $2.9M to date in distributions -  and we still own the property.

Remember:

Not every great deal is immediately snapped up.
People miss things all the time.
Don't rely on just one metric.
Trust your numbers.

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If you're interested in getting access to future deals as a passive investor, feel free to fill out our investor form here: https://lnkd.in/dix7jCxC



Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

Investment A projects 12% returns. Investment B projects 16%.

If it were me, I’d put my money in Investment A.

Passive investors, take note.

You don’t need to invest in the riskiest deals to earn solid returns.

Over nearly 20 years of investing in real estate, I’ve learned this lesson the hard way.

The worst deals I’ve done have all been deals with relatively high projected returns and high risk. 

Meanwhile, the best deals I’ve done were those with relatively low projected returns and low risk.

Riskier deals with higher projected returns tend to come with a lot of variables:

- You might have to build.
- You might have to renovate.
- You might have to refinance.
- You might have variable rate debt.
- You might have to re-rent the entire building.

+ Higher return / higher risk deals often use higher leverage. That's one of the ways they're generating higher returns.

And in my experience, the more variables there are, the more opportunity there is for things to go wrong.

With real estate, you’re already investing in the best vehicle for tax efficiency and building wealth. 

And you don’t need to invest in the riskiest deals to experience the benefits.

- Start with a deal with lower leverage and fewer unproven variables.
- Find a deal with reasonable projections and assumptions.
- Don't get greedy. You're already in the best investing vehicle.

In my experience, the best returns come from the deals you least expected. 


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If you're interested in the benefits of passive real estate investing, you can schedule an intro call with our team here: https://lnkd.in/gWFK2VmV


Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

How much return does Investment A project?

How much return does Investment B project?

What are some tips for investing in real estate?

We’re excited to share details about a recent successful sale of 3311 N Seminary Ave in Chicago.

Here’s how we went from a $1,997,500 purchase to a $2,535,000 sale:

-> Acquired Seminary in Chicago’s Lakeview neighborhood in January 2018.
-> Got access off-market with no competing offers.
-> The seller wanted an experienced buyer since the property needed improvements.

After purchasing the property, we replaced the:

-> Roofs.
-> Toilets.
-> Carpeting.
-> Water heaters.
-> In-unit laundry.

We also:

-> Refinished the hardwood floors.
-> Installed new furnaces and air conditioners.
-> Repainted the entire building an on-trend color.
-> Fully renovated two kitchens and several bathrooms.

Our renovation was successful, and in the first 18 months, Breneman Capital:

-> Increased annual rental income 20%.
-> Distributed more cash to our investors than was initially invested into the property.
-> Executed a refinance with a $2,094,000 loan amount, exceeding our cost basis of $2,070,000. 

Over the life of the investment, we also increased the annual income from the property by 38% from the acquisition date to the sale date.

We ended up with a 29% IRR and a 2.2x equity multiple.

It always feels good to close out a successful investment for our investors. 

Special thanks to both brokers involved in this one:
Jordan Multack at Greenstone Partners
Joe Smazal at Interra Realty

Thank you to all the others who played a critical role in this one:
Steve Kundert and Jim Vozza at CBRE (Financing)
Chad Poznansky at Clark Hill Law (Legal)
Tom Panos at BKS Partners (Insurance)
And everyone at Breneman Capital for their efforts, especially Tom Stein and Mike Hansen.


If you're interested in participating in future investment opportunities, you're more than welcome to schedule a call with us any time: https://lnkd.in/gWFK2VmV



Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

What are some recent developments at Breneman Capital?

I remember my dad talking about mutual funds.

“This way, your money will make you money,” he said.

Specifically, I remember him talking about the Rule of 72 — how you could calculate how long it would take for an investment to double your money at a specific rate of return.

When I think about my first impactful money memory, that’s the one that sticks with me.

He was talking about it while pointing at a white book about investing his mom gave him. I remember it vividly.

Mutual funds and the Rule of 72.

I wasn’t raised in a household that talked about:

- IRR.
- Cash flow.
- Equity multiples.

I wasn’t raised in a household that talked about:
- Leverage.
- Non-correlated assets.
- Alternative income streams.

I was raised in a household that talked about: 
- Saving.
- Spending less.
- Investing in mutual funds.

And I’m grateful for that education.

But sometimes I wonder how different my life would be if I didn’t decide to educate myself.

Saving, spending less, and investing in mutual funds are bulletproof ways to grow a mid-6-figure 401(k) that you can tap into when you’re 65 and ready to spend your golden years somewhere between a farm and a strip mall in the Midwest.

I know because that’s what a lot of my family did. And it worked really well for them.

But some people are just wired to want more.

And I always felt that pull.

Not just a pull to want more, but a pull to learn more, to test myself more, and to grow more.

And that pull is what led me to make a few bucks as a teenage entrepreneur…
While led to me learning how to make money with that money…
Which led to me learning about real estate…

Which led to me unlocking a life no one taught me about as a kid.

Be grateful for the education you were given.

But remember it doesn’t have to stop there. 


P.S. What was your first financial memory? 


Here’s how $930,000 down turned into $7,000,000 of equity:

(We’ve built so much equity up that I thought the numbers were wrong)

I was checking our tax returns and financials in March and thought I found an error in our balance sheet.

The loan amounts on two properties seemed too low compared to what they were worth. 

But after double-checking, I realized the numbers were correct. 

I had to do a double take on how much equity we had built up.

Here’s how it all happened:

Step 1: 

In 2009, we purchased Eagle Point II.

-> $930K down.
-> Bought for $4.65M.
-> Sold in 2015 for $5.35M. 

Step 2:

We did a 1031 exchange with the proceeds into Park Commons.

-> Bought in 2015 for $7.1M.
-> Sold in 2019 for $7.85M.

Step 3: 

We did another 1031 exchange with the Park Commons proceeds into Ridgedale and Coon Rapids. 

-> Bought in 2019 for a combined $17M.

On average, Ridgedale and Coon Rapids have gone up ~2% per year.

That means we now have $18.8M in property ($17M @ 2% for 5 years) with a combined loan balance of $11.8M now.

That’s $930,000 down into $7,000,000 in equity.

And the kickers?

-> We’ve been paying out significant cash flow the past 15 years.
-> The $11.8M of debt is locked in for 10 years at 3.27%.

Usually, numbers that look too good to be true are.

But sometimes, they really are true.

Yet another reason to invest long term. 

The equity you build up might just surprise you (like it did to me this tax season).


-> If you'd like to passively invest alongside Breneman Capital in future deals, feel free to send me a message. We'd love to get in touch. 

--

Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

“What should I name my firm?”

I went with Breneman Capital.

Why?

I wasn't afraid of everything being on my shoulders.

- Every move.
- Every decision.
- Every return — good or bad.

Everything that happens with my firm is quite literally in my name.

- No hiding.
- No excuses.
- No passing the buck.

For so many entrepreneurs, the decision to strike out on your own is sparked by a desire to own your circumstances. 

You want control over your future, control over your income, and control over your day-to-day.

It’s easy to look at a company from the outside in and dismiss the name as something that doesn’t matter.

“Breneman Capital? Got it. So what can you do for me?”

But when it's your name on the company, it matters.

And I know if I were a passive investor, I would want to work with someone who takes responsibility for what happens to my money.

- Not some faceless business.
- Not some massive conglomerate.
- Not some soulless lack of accountability.

I’d want a person that I know and trust.

And that’s why I see naming your business as a “huge decision.”

And that’s why I named mine Breneman Capital.

I want you to imagine you invested in the best deal we’ve ever done. 

Actually, you don’t have to imagine. I’m going to tell you what it looks like right now.

That $50,000 you invested back in 2009 now makes you $44,350/year.

Unlike most of these other people posting online about how great their deal is or how they’ll 10x your money in a decade, I’ll tell you right now, the odds of this happening are slim, and you’ll never see a deal from me saying you’ll make $44,350/yr on $50,000 invested. 

I’ve done 40+ deals, and I’m writing out the best one right now. 

But it happened. No hyperbole. We have the bank statements and accounting to back it up.

Here’s how:

I’ve posted before about how we turned a $930K investment into ~$825K of annual return by keeping our money in play and taking advantage of 1031 exchanges over a 15-year period. 

We sold an office building and doubled our money, 1031 exchanged into a shopping center and doubled our money again on that deal, and then 1031 exchanged again into 2 larger shopping centers. Now today we’re making $825k/yr of cash flow and principal paydown.

Now imagine if you invested $50K in that first deal.

Our results would be your results.

And if you had also kept the money in play over the 15 years through every deal, that $50K you had invested would be now making you ~$44K/year.

Now imagine if you invested $100K.
Or $250K.
Or $500K.
Or you funded the full $930K.

What you’re imagining is exactly the experience we had on this series of deals. 

I love talking about these deals because I’m a long-term investor and stories like these are exactly why I invest for the long-term. It’s absolutely wild what this has turned into. But it’s because we let time be our friend, traded up to really solid deals over a 15 year period. It doesn’t always work that way. But it did for us here and maybe it could for you too.

And this is a perfect example of why you should consider investing in real estate as a passive investor and investing for the long term.

Do you want to be in the vehicle where this is a possibility? 

Or do you want to be earning 5% in your money market? 


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Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.



What are the benefits of long-term real estate investing?

How does a 1031 exchange work in real estate investing?

What are the advantages of passive investing in real estate?

Did you know I was an HGTV superstar when I was 19?

Well, sort of.

I bought my first property when I was in college at the University of Wisconsin.

Not too long after, HGTV reached out to me.

They were doing a show that compared property values across the country. HGTV contacted my Keller Williams agent asking if he had any interesting clients, and my agent suggested the 19-year-old he had just sold a house to.

And just like that, I became an HGTV superstar*.

*Was on HGTV for 1.5 minutes in 2005. 

You never know quite where life is going to take you.

And I’ve found that’s especially true for real estate.

When I bought my first house, I had no idea that real estate would:

-> Help me travel to 20+ countries.
-> Help me create a life dictated on my own terms.
-> Help me build a 9-figure AUM portfolio with my investors.

I was just a kid trying to make a smart decision with a little bit of money I had saved up.

But I took a calculated risk and I made moves before I was ready.

And that 1.5 minutes of fame transformed into almost 20 years of growth.

Put yourself in situations outside of your comfort zone.

Watch how the world rushes to meet you there. 


Anyone else out there been on TV? What's your story? 

Back in 2013, I bought a deal I was hesitant about.

It turned out to be one of our best ever.

It was an 8-unit + commercial property in Chicago’s Lincoln Park neighborhood. 

The deal was expensive relative to the rents and the renovations that needed to be done, but at the time, it was in the best location we’d ever bought a property.

By expensive, I mean we were stabilizing to the lowest cap rate of any deal we had done in Chicago to that point. 

And to get to that “low” stabilized cap rate, we still had to renovate the whole property. I remember thinking it was too thin of a deal — but it turned out very well for us.

We went in thinking we could:

- Buy it.
- Renovate it.
- Raise rents from $1,200/unit to $2,000/unit on average.

However, once we started the renovation process, we realized we could go a little further with our renovations and turn some of the 2-bedroom units into 3-bedroom or 4-bedroom units and renovate to a higher-end finish than anticipated. 

We pivoted as we went and adjusted our plan.

The lesson here is to always keep your eyes and ears open for adjustments you can make to your business plan while you are doing it. 

Be creative and open to making these changes to your initial plan.

We were eventually able to raise the rents all the way up to $2,950 - $4,600 per unit after our renovations. Quite a bit higher than the $2,000 we originally underwrote.
 
By 2016, we were all-in on the project for ~$4.5MM. We put a permanent loan on the property and pulled out 100% of the initial LP equity invested in the project. 

During the refi, the property appraised for $5.67MM — 26% above our basis in the property.

We initially invested $900k in this property and have now distributed out over $2.45M – and we still own the property.

It was a great lesson in continuing to evaluate where you can pivot within the deal.

Always be on the lookout for opportunities to add value.


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If you're interested in real estate investing, we have a ton of free resources available for you here: https://lnkd.in/gw_3x8QB


Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

15+ Years Helping Accredited Investors Generate Income & Wealth In Multifamily Real Estate | Founder at Breneman Capital | Hit My Link Below to Learn More ⬇️

How can strategic decision-making benefit real estate investments?

What impact can flexibility have on real estate investing?

What are recent developments in the renovation process?

I’ve been investing in real estate for 19 years.

And I still don’t know how to answer the same simple question:

“How many units do you own, Drew?”

I don’t know how to answer it because I don’t know the answer.

And I don’t know the answer because I don’t care about the answer.

Investors who get caught up in how many doors they own are losing sight of what matters.

And what matters is this:

Doing good deals.

If you can do good deals and you can manage risk properly, you’ll be a successful real estate investor. 

If you overlook the details and chase after vanity metrics, you’ll find yourself with a lot of difficult calls to make to your investors.

-> Learn how to underwrite.
-> Then underwrite a few deals.
-> Then a few more.
-> Then another hundred.
-> Then a few more…

And once you’ve done that, you’ll be in a prime position to move forward with a few good deals.

Forget the units.
Focus on the deals. 
Execute your business plan.

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P.S. If you're interested in passively investing in real estate, we'd love to get in touch.

You're welcome to schedule a call here: https://lnkd.in/gWFK2VmV

Or if you'd rather skip the call, you can fill out our investing form here: https://lnkd.in/dix7jCxC


I got paid from 18 income streams while I was on paternity leave.

It was the best 3 months of “work” I ever had.

When my son was 5 months old, I took 3 months off to be with him.

It was my version of “paternity leave.”

At the time, I was getting paid on 18 different deals.

And the whole time, I was with my son.

For me, this was more “active” income than it was “passive,” of course. 

My phone was still ringing since we were mid-renovation on a building I had just bought. 

But even as a passive investor, you have the opportunity to build this sort of freedom and flexibility into your lifestyle and not be the one answering the renovation phone calls like I was. 

No, you’re probably not going to make a record-breaking amount of money through passive LP investments or retire in your 20s like some say you will.

But can passive investing give you more income? 
Sure.

Can passive investing give you more flexibility?
Of course.

Can passive investing unlock more time with your family in the future?
Absolutely. 

Don’t settle for building your life on someone else’s terms.

Build it on yours.


P.S. If you're interested in exploring passive investing opportunities, send me a message and we'd be happy to set up a call.

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Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.




How can passive investing provide more income?

How can passive investing provide more flexibility?

What are some best practices for passive investing?

If anyone asks why you invest in real estate, point them to these 5 quotes:

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Repost it to share with others.

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Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

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