Andy McMullen - Why Build to Rent Deals Crush It in Today’s Market

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationJoin Bronson Hill and co-host Nate Hambrick on the Mailbox Money Show for an eye-opening look at Build-to-Rent (BTR) communities with Andy McMullen, co-founder of Legacy Acquisitions. With decades navigating real estate—from LA office deals to 2010s multifamily pivots—Andy now scales BTR projects for instant cash flow, skipping traditional development delays.Discover why BTR dominates today's market: merging single-family vibes with apartment perks in booming submarkets like Lafayette, LA, and Baldwin County, AL.From passive lending to hands-on development, Andy's straightforward playbook—built on relationships and tight processes—delivers mailbox money today and legacy-scale tomorrow. Pivoting from scattered singles or oversupplied multis? This episode is your no-nonsense roadmap through volatility.00:41 - Episode Intro01:28 - BTR Niche: Pivot from Multifamily/Single-Family02:04 - Andy's Background: Cycles to BTR Development03:39 - BTR Trend: Clustered SFH Amenities04:35 - Tax Benefits: Avoid Gains via Hold Strategy04:53 - Cash Flow Model: 10-14% Lender Guarantees06:20 - Lender Structure: Personal Guarantees, Judgments07:54 - Blended Equity: Depreciation Post-Stabilization09:16 - Financing: Horizontal to 6% Permanent Rates10:06 - Submarkets: Secondary Growth Areas12:02 - GC Management: Working Genius Assignment13:39 - Incentives: Premiums Over Penalties15:12 - On-Site Engagement: Relationships with Workers15:44 - Community Officer: Referrals and Oversight16:27 - Rate Lock-In: 60% Sub-4% Loans Stagnate Inventory17:56 - Blended Classes: Loan + Backend Equity20:21 - Creative Financing: Subject-To, Owner Carry21:51 - Crisis Opportunity: Danger + Pivot22:26 - Success or Seminar: Learn from Losses23:23 - Disguised Growth: Pain + Reflection24:06 - Arena Mindset: Control Process, Not Results25:17 - Resilience: Firing as Growth Lesson26:07 - JFK: Pray to Be Better, Not Easier28:41 - Leverage Law: Choose Your Hard30:44 - Energize Focus: Transformational Tasks32:52 - Connect with AndyCONNECT WITH THE GUESTWebsite: https://legacyacquisitions.com/#BuildToRent#RealEstateNiches#CashFlowInvesting#InvestorResilience#DevelopmentFinancing#MindsetShift#SecondaryMarkets

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationIn this episode of The Mailbox Money Show, Bronson Hill and Nate Hambrick sit down with real estate icon Rod Khleif to discuss mindset, reinvention, and one of the biggest investment opportunities of the next decade — senior housing.Rod shares how losing over $50 million during the 2008 crash reshaped his approach to goals, decision-making, and gratitude. He breaks down the coming “silver tsunami,” why senior housing faces a massive supply shortage, and how returns compare to multifamily real estate. The conversation also explores AI disruption, career reinvention, and why owning responsibility is the fastest path to growth.This episode is packed with insights for investors looking to stay ahead of major economic and demographic shifts.🎙️ Guest: Rod Khleif — commercial real estate investor, educator, and host of one of the world’s largest commercial real estate podcasts.0:42 - Processing $50M Loss: Tony Robbins Lessons1:13 - Life's Meaning: Events Shape by Interpretation1:37 - Own All Experiences: Freeing Post-Failure2:09 - Reassociate with Goals: Ignite Burning Desire2:28 - Think and Grow Rich: Hunger Drives Success2:44 - Decisions: Burn Ships, No Retreat3:06 - Bronson's Job Exit Decision Story3:30 - 10x Goals: Transform Identity (Benjamin Hardy)4:12 - CANI: Constant Never-Ending Improvement5:10 - I Am Statements: Identity as Power Force5:58 - Aspirational I Am: Uncover Limiting Beliefs6:48 - Gratitude: Balance Aspiration & Contentment7:54 - Morning Gratitude: Visualize & Thank as If Achieved9:21 - Senior Housing: Surfing Silver Tsunami Wave11:31 - Multifamily: Debt Wall Bargains at 2016 Prices14:04 - AI Disruption: Reinvent or Perish (Elon Musk)15:55 - Vehicles: RE, Buying Retiring Owners' Businesses19:58 - Philanthropy Pivot: Ego to Giving Back Story23:52 - Achievement vs. Fulfillment: Serve to Thrive29:57 - Resources: rodslinks.com, Boot Camps & Books31:18 - Debrief: Pivot, Gratitude, Opportunity MindsetCONNECT WITH THE GUESTResources: https://rodkhleif.com/links/ or text "Links" to 72345Instagram: @rod_khleifLinkedIn: https://www.linkedin.com/in/rodkhleif/#MindsetShift#RealEstateInvesting#SeniorHousing#GratitudePractice#10xGoals#PhilanthropyImpact#InvestorMindset

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationIn this episode of the Mailbox Money Show, Bronson and Nate sit down with legendary real estate investor Dwan Bent-Twyford to explore one of the most unconventional — and profitable — strategies in real estate: buying and revitalizing an entire small-town downtown.Dwan shares the remarkable story of how she and her family began acquiring properties in Clinton, Iowa, eventually owning dozens of parcels and playing a key role in transforming the town’s downtown district. The conversation dives into opportunity zones, owner financing, grant money, small-town incentives, and why shrinking Midwest towns can still produce exceptional cash flow and long-term appreciation.Dwan also reflects on her 35+ year real estate journey — from starting as a broke single mom to completing over 2,000 deals — and explains why focusing on people in distress (foreclosures, probate, divorces, burned-out landlords) has always been her core strategy, regardless of market conditions.Dwan Bent-Twyford is a veteran real estate investor, author, educator, and podcast host with over three decades of experience and more than 2,000 completed deals. Known as the “Queen of Short Sales,” Dwan has built wealth through wholesaling, rehabbing, rentals, and creative financing, while mentoring thousands of investors nationwide. Today, she’s helping revive small-town America—one building at a time.TIMESTAMPS0:41 - Episode Intro1:03 - Scaling to Bigger Deals1:54 - Guest Intro: Dwan Bent-Twyford3:07 - Rehabbing Clinton, Iowa Downtown4:12 - Town's Decline and Rejuvenation Vision4:44 - Opportunity Zones and Grants7:01 - OZ Benefits: No Cap Gains After 10 Years10:16 - Population Trends and Incentives15:38 - Core Strategy: Target Distressed Public Records21:03 - Early Struggles: Broke Single Mom Pivot22:42 - First Equity Partnering Deal24:23 - Wholesaling 1,000+ Properties with Partner25:45 - Current Opportunities: Distressed Sellers27:17 - 125-Property Portfolio Acquisition Story29:30 - Connect with Dwan31:03 - Debrief: Action Creates OpportunitiesConnect with the Guest:Website: http://dwanderful.com/Instagram: @dwanderfulFacebook: https://www.facebook.com/Dwanderful/LinkedIn: https://www.linkedin.com/company/the-investor's-edge-university/Tiktok: @officialrealestateguru#RealEstateInvesting#SmallTownRevitalization#OpportunityZones#Wholesaling#MultifamilyDeals#FinancialFreedom#InvestorStrategies

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationIn this episode of The Mailbox Money Show, Bronson Hill sits down with former professional skateboarder, entrepreneur, real estate investor, and current mayor pro tem of Thousand Oaks, California — Mikey Taylor. Recorded right in Mikey’s own office, this conversation goes far beyond skate culture and business.Bronson and Mikey dive into the evolution of Mikey’s career: from turning street skateboarding into a global platform, to founding and selling the iconic craft brewery St. Archer to MillerCoors, to building a real estate investment company, and ultimately stepping into public service. Mikey opens up about identity, risk, and reinvention — and how facing the end of a dream forced him to build a future with intention.If you’re interested in entrepreneurship, investing, personal growth, or simply hearing an honest conversation with someone who’s reinvented himself multiple times, this episode is a must-listen.0:42 - Episode Intro0:49 - Guest Intro: Mikey Taylor's Background1:31 - Pro Skateboarding Career Start2:10 - Planning Life After Skateboarding2:56 - Pros/Cons of Pro Skateboarding5:26 - Cons: Uncertainty and Injury Risk6:10 - Transition from Skateboarding6:21 - Discovering St. Archer Brewery Idea7:20 - Pressure to Prove Stability9:11 - Sale to Miller Coors10:40 - California Lifestyle Lens12:49 - Reflections on Charlie Kirk's Passing14:14 - Jordan Peterson on True Belief16:07 - Choice: Trapped or Free Expression17:25 - Living Authentically Amid Backlash21:32 - Future: Politics or Business?23:40 - 2025 Multifamily Deals Outlook24:00 - Challenges in Raising Equity26:17 - Housing Crisis: Deregulation Solution29:21 - California Apathy and Exodus31:50 - Need for Political Balance35:02 - Connect with Mikey TaylorConnect with the Guest:Instagram: @mikeytaylorFacebook: https://www.facebook.com/RealMikeyTaylor/Youtube: https://www.youtube.com/c/mikeytaylorLinkedIn: https://www.linkedin.com/in/mikey-taylor-1607b3111/#MultifamilyInvesting#EntrepreneurJourney#SkateboardingToBusiness#AuthenticLiving#RealEstateDeals#CaliforniaHousing#PersonalValues

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationJoin Bronson and Nate on another episode of the Mailbox Money Show with Gideon Spencer, boutique hotel investor and host of The Hunt for Incredible. Gideon shares how mindset drives success, recounting his pivot to boutique hotels amid his wife's illness and family health crises. Learn the WAVES method (Why, Authenticity, Values, Exploration, Statement) for decision-making, uprooting self-limiting beliefs through journaling, and leveraging high-leverage rooms for growth.Discover why boutique hotels offer superior returns in a saturated multifamily market, and how habit stacking amplifies personal development. Tune in!0:48 - Guest Intro: Gideon Spencer1:18 - Evaluating New Asset Classes1:43 - Hearing Ideas 7 Times for Retention2:35 - Value of Boutique Events and Rooms3:09 - Targeted Networking Over Large Conferences4:41 - Magic of Peer Masterminds5:28 - Nate's Take: Life-Changing Room Insights8:21 - Gideon's Personal Development Approach8:43 - High-Leverage Questions for Growth9:22 - Discovering Authentic Self Beyond Narratives10:16 - Landmark Forum: Breaking Childhood Stories11:19 - Overcoming Multiple Limiting Beliefs17:08 - Habit Stacking for Multi-Benefit Growth18:29 - Pivot to Boutique Hotels Amid Crisis22:12 - Scaling to Commercial RE for Security22:46 - Joining Hotel Owner Groups for Mindset23:53 - Reality Shift: Hotels as Routine Investments25:25 - Becoming the Person for Big Outcomes25:44 - Journaling Process for Goal Clarity28:11 - Hotel Investing vs. Apartments for Passives30:46 - Connect with Gideon: Instagram and PodcastConnect with the Guest:Instagram: @gideonspencer_Podcast: "The Hunt for Incredible"#InvestorMindset#BoutiqueHotels#PersonalGrowth#PassiveInvesting#WAVESMethod#LimitingBeliefs#WealthBuilding

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationIn this episode of the Mailbox Money Show, Bronson and Nate sit down with leading real estate tax strategists Amanda Han and Matt MacFarland to unpack the most effective tax strategies for real estate investors today.Amanda is a CPA and real estate investor with a degree from UNLV, over two decades of tax planning experience, and national features in outlets like CNBC, Money Magazine, and Google Talks. Matt is a CPA with an accounting degree from UCLA and a Masters in Taxation from USC, specializing in tax strategies for real estate investors and high-net-worth clients for over 20 years.Together, Amanda and Matt explain why taxes are the greatest lever for growing wealth, how proactive planning can dramatically reduce tax burdens, and why most investors miss the biggest deductions available to them. They break down how high-income earners can use real estate to offset taxes, why timing matters in tax planning, and the common misconceptions that hold investors back. TIMESTAMPS00:41 - Episode Overview01:06 - Nate's Low Effective Tax Rate Story01:39 - Tax Challenges for High-Net-Worth Investors02:01 - CPAs vs. True Tax Strategists02:24 - Guest Intro: Amanda Han and Matt MacFarland03:29 - Guests' Background in Real Estate and Big Four04:37 - Starting a Firm for Everyday Real Estate Investors05:19 - Tax Rate Disparities: Self-Employed vs. Real Estate Investors07:04 - Overcoming CPA Conservatism and Audit Fears07:46 - Introducing Tax Strategy to New Clients08:54 - Proactive Tax Planning Before Major Life Events09:36 - Tax Avoidance vs. Evasion Explained09:47 - Strategies for Business Exits and Big Gains11:04 - Planning 2-3 Years Ahead for Large Exits11:42 - Opportunity Zones: Deferral and Tax-Free Growth13:30 - Navigating Tax Law Changes and Self-Education Resources15:53 - Role of ChatGPT in Tax Planning17:47 - Offsetting Gains from Development Projects20:08 - New 100% Write-Off for Manufacturing Real Estate21:40 - Unique Real Estate Niches for Tax Benefits23:02 - Foundational Buy-Create-Refi-Depreciate Strategy24:58 - Key Questions to Vet a Tax Strategist26:48 - Lifetime Tax Losses for Physicians28:57 - Real Estate Marriage Tax Loophole29:52 - Short-Term Rental Loophole for W-2 Offset30:54 - Closing and Contact Info31:52 - Debrief: Value of Tax Strategists and Resistance MindsetConnect with the Guest:Website: https://www.keystonecpa.com/Instagram (Amanda Han): @amanda_han_cpaYoutube (Amanda Han): https://www.youtube.com/@amandahancpa#TaxStrategy#RealEstateInvesting#WealthBuilding#PassiveIncome#OpportunityZones#CPATips#MailboxMoney

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationIn this episode of The Mailbox Money Show, host Bronson Hill and co-host Nate Hambrick dive into one of the most unique—and overlooked—real estate asset classes in the U.S.: marinas. With over 10,000 marinas nationwide and less than 5% consolidated by major operators, this niche offers remarkable opportunities for passive investors seeking strong cash flow, high occupancy, and compelling returns.Joining the show is Josh Conley, COO of New Haven Marinas. Coming from a successful background in oil and gas, Josh now leads operations in a rapidly expanding marina portfolio backed by private equity partners. He grew up around marinas, understands the culture, and now helps investors access an asset class that behaves like “multifamily on the water”—with year-round demand, surprisingly low turnover, and impressive IRRs.Josh shares what makes marina investing so attractive, how it compares to more traditional real estate categories, what risks operators must navigate, and why this sector is poised for significant consolidation and growth.If you're curious about alternative real estate opportunities, want to understand the economics of marinas, or are looking for ways to diversify beyond multifamily and self-storage, this conversation opens the door to a whole new world of mailbox money.TIMESTAMPS00:42 – Season 4 kickoff of the Mailbox Money Show01:16 – Buying insurance contracts as an investment02:38 – Guest Intro: Josh Conley03:36 – Leaving corporate after repeated layoffs04:41 – How Josh entered the oil & gas world05:54 – Transition from oil & gas to buying marinas07:18 – Marinas as “multifamily on the water”08:31 – U.S. marina fragmentation: only 5% consolidated09:28 – Typical slip sizes, occupancy, and pricing10:21 – Evictions and turnover dynamics in marinas12:40 – Why marinas maintain near-100% occupancy13:37 – Underpriced, mom-and-pop marina opportunities16:59 – Typical marina deal structure and leverage17:40 – Cap rates: marinas vs multifamily18:44 – Target returns: 30%+ IRR18:56 – Major risks: weather, flooding, drought22:41 – Marina revenue mix: slips + ancillaries24:36 – Private equity entering the marina space27:39 – Comparing marinas to other niche asset classes33:38 – How to connect with Josh and New Haven Marinas35:03 – Why investors should learn the marina space now36:50 – Final takeaways on high-cash-flow marinasConnect with the Guest:Website: newhavenmarinas.com#MarinaInvesting#AlternativeAssets#CommercialRealEstate#RealEstateInvesting#CashFlowStrategies#PassiveIncome#MarinaOperations

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationWelcome to our latest episode!Join Bronson today for an episode with Denis Shapiro, author of The Alternative Investment Almanac and Managing Partner of SIH Capital Group. Denis dives into his evolution from government work to real estate syndication, spotlighting niches like LIHTC affordable housing and Jersey Shore boutique hotels. Explore market timing for 2025 acquisitions, contrarian strategies amid cooling multifamily sentiment, and offbeat personal plays like litigation finance—all geared toward passive investors chasing cash flow, appreciation, and tax perks.Unpack why niches beat broad plays, how lower LTVs and refi-friendly loans create windfalls, and tips for vetting operators while balancing life stability.TIMESTAMPS0:41 — Guest Intro: Denis Shapiro1:23 — From Government to Investing: Early Days & Syndication Pivot3:46 — Progression: LP to JV to Operator7:14 — Re-Engaging the Entrepreneur Bug in Real Estate7:56 — What Makes a Great Operator: Stability, Time, & Team Structure10:17 — Vetting Operators as a Passive Investor11:03 — Shift to Affordable Housing & Hospitality12:45 — LIHTC Properties: Low-Income Tax Credits Explained14:28 — Niches Like Tax Abatements & Grants15:39 — Riches in the Niches: Learning Curve in Affordable Housing16:37 — Hospitality Opportunities: Jersey Shore Turnarounds17:55 — Boutique Hotels: Location Over Room Count19:02 — Seller-Financed Deals & Family Legacies20:25 — Contrarian Investing: Greedy When Others Are Fearful21:28 — 2025 Outlook: Lower Rates, Better Pipelines23:48 — Loan Structures: 3-2-1 Prepayments & Refi Goldilocks25:27 — Low LTVs: Margin of Safety for LPs27:17 — Ideal Setup for Multifamily Windfalls28:11 — Exciting Side Plays: Turnkey Multis & Litigation Finance30:08 — Personal Investments: Sports Ownership & Marinas32:07 — Where to Follow DenisBook: "The Alternative Investment Almanac by Denis Shapiro"Email: [email protected]: https://sihcapitalgroup.com/X: https://x.com/sihcapital?lang=enInstagram: https://www.instagram.com/sihcapitalgroup/?hl=enLinkedin: https://www.linkedin.com/in/denisshapiro#AlternativeInvesting#AffordableHousing#HospitalityRealEstate#RealEstateSyndication#LIHTC#ContrarianInvesting#PassiveIncome

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationWelcome to our latest episode!Join Bronson today for an episode with Brian Burke, author of The Hands-Off Investor and founder of PraxCap. Brian shares his journey from house flipping to syndicating 10,000+ multifamily units, selling his portfolio in 2019-2020 to avoid market resets. Learn how he shifted to senior housing (assisted living, skilled nursing) amid demographic tailwinds, acquiring 19 properties for $150M in two years.Discover key advice for passive investors: prioritize operators over deals, vet via track records and networks, and embrace work-life balance.ANCHOR TIMESTAMPS0:40 — Guest Intro: Brian Burke1:22 — Work-Life Balance in Real Estate2:02 — Seasons of Work & Travel3:05 — Scaling & Exiting Multifamily4:18 — Calling Market Cycles5:18 — Lessons from 2008 Crisis6:15 — “Sit on the Beach” Strategy6:41 — Pivot to Senior Living7:43 — Medium-Size Portfolio Acquisitions8:32 — Buying vs. Building Economics9:06 — Demand & Waitlists in Senior Care9:57 — Cap Rates: Senior Living vs. Multifamily10:48 — Demographic Tailwinds: Silver Tsunami12:43 — Multifamily Headwinds vs. Senior Housing Tailwinds13:48 — Biggest Mistake Passive Investors Make19:35 — Market Evaluation Strategy22:19 — Operator Quality = Deal Quality23:01 — Work-Life & Long-Term Success Advice25:28 — Where to Follow Brian26:00 — Closing & Investor Learning MindsetConnect with the Guest:Website: https://praxcap.com/The Hands-Off Investor (Book): http://biggerpockets.com/syndicationbookInstagram: @investorbrianburkeHashtags related to the episode:#PassiveInvesting#MultifamilySyndication#SeniorHousing#RealEstate#HandsOffInvestor#WorkLifeBalance#WealthBuilding

Get my new book: https://bronsonequity.com/fireyourselfDownload my new special report - How to Use Inflation to Your Advantage - www.bronsonequity.com/inflationWelcome to our latest episode!Join Bronson and Nate for another episode with Tyler Vinson, CEO of RETokens, a FINRA-licensed platform revolutionizing real estate through tokenization. Tyler explains how digitizing ownership unlocks liquidity for illiquid assets like syndications, enabling easy buying/selling via blockchain. Discover Rule 144 exemptions for secondary markets, Reg A+ Tier 2 for non-accredited access, and Q4 2025 launches reducing paperwork and enabling DeFi loans against tokens. Learn how tokenization scales syndicators' brands, attracts thousands of investors, and cuts flipping costs—potentially boosting multiples without selling assets. TIMESTAMPS00:41 - Intro: Liquidity challenges in real estate01:28 - Tyler Vinson: CEO of RETokens, FINRA-licensed broker-dealer03:00 - Tokenization basics: Digitizing ownership for liquidity04:38 - Benefits: Compliance efficiency, non-accredited access06:47 - Regulatory exemptions: Reg D 506(c), Rule 144 (12-month lockup)08:15 - Reg A+ Tier 2: Direct ATS listing, no lockup10:00 - Q4 2025 launch: Secondary marketplace with order book trading12:10 - Future: DeFi loans against tokens, AI for investor service13:38 - Changes: Scalable branding, thousands of investors, less waste16:19 - Challenges: Education, adoption curve, compliance17:54 - Connect with Tyler: Free guide at retokens.comConnect with the Guest:Tokenization Guide: retokens.comYoutube: @retokensLinkedIn: https://www.linkedin.com/company/retokens/LinkedIn (Tyler Vinson): https://www.linkedin.com/in/realestateinvestment/#RealEstateTokenization#PassiveInvesting#Liquidity#BlockchainRealEstate#DeFiLoans#Syndication#WealthBuilding