In this data-driven episode, Michael Blank is joined by returning guest Neal Bawa, one of the most analytical minds in multifamily real estate. Neal breaks down why the market has failed to rebound as many expected, why 2026 may remain a “muddling” year, and how excess supply, construction costs, and policy decisions are reshaping rents and underwriting assumptions. This conversation offers a clear-eyed, numbers-based outlook on what investors should realistically expect over the next several years.

1. The market is behaving rationally, not emotionally — despite abundant capital, investors remain cautious due to fundamentals, not fear.
2. Three consecutive years of oversupply broke historical patterns, causing Class B and C assets to feel pressure previously thought impossible.
3. Rent growth is slowly returning, with projections around ~1.5% in 2026 and normalization closer to 2.5% beyond that.
4. Many deals will never return to original pro formas, requiring investors to reset expectations and focus on survivability over returns.
5. Rising construction costs from labor shortages and tariffs are likely to suppress new development and benefit existing assets long term.
6. 2027–2029 may see meaningful upside, as reduced supply finally meets sustained housing demand.

For full episode show notes visit: https://themichaelblank.com/podcasts/session511/

In this candid and wide-ranging conversation, Michael Blank reconnects with Rod Khleif, multifamily investor, educator, and entrepreneur, to unpack what’s really happened in real estate over the past few years. Together, they discuss the current multifamily downturn, rising expenses, distressed assets, and why pain in the market often creates the greatest opportunities. The episode also explores alternative asset classes, operating businesses, syndication beyond apartments, and how investors can position themselves for what’s coming next.

1. Multifamily is going through a real reckoning, driven by rising interest rates, expenses, and maturing debt—not a broken asset class.
2. Separating the past from the future is critical — what happened over the last two years doesn’t define the next cycle.
3. Syndication is the transferable skill, applicable to real estate, senior housing, self-storage, and even operating businesses.
4. Distress creates opportunity, especially with forced sales, refinancing challenges, and upcoming loan maturities.
5. Partner selection matters more than ever — misaligned or weak partners can destroy otherwise solid deals.
6. Diversification across asset classes and strategies can create resilience during volatile market cycles.

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Syndicated Deal Analyzer

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For full episode show notes visit: https://themichaelblank.com/podcasts/session510/

In this solo episode, Michael Blank breaks down what really happened in multifamily during 2025 and what investors should expect in 2026. He unpacks supply and demand trends, rent growth, interest rate expectations, and the affordability crisis shaping renter behavior. While the last few years have been challenging, Michael explains why 2026 is likely a year of stability that sets the stage for long-term growth—and why today’s risk-adjusted returns may be better than they’ve been in years.

1. 2025 was a year of absorption, not growth — record demand was offset by an unprecedented wave of new supply, keeping rents flat to down.
2. New construction is falling sharply, with permits dropping and high interest rates making most projects uneconomical.
3. Affordability favors renting, as buying a home now costs significantly more than renting, supporting long-term rental demand.
4. 2026 consensus outlook is stability with modest rent growth, likely around 2%, setting up normalized growth in 2027 and beyond.
5. Interest rates are expected to be flat to slightly down, a meaningful shift from the uncertainty of the past three years.
6. Lower leverage and better pricing improve risk-adjusted returns, making today’s environment healthier than the frothy market of 2021–2022

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Syndicated Deal Analyzer

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For full episode show notes visit: https://themichaelblank.com/podcasts/session509/

In this episode, Michael sits down with Derrick Lind, a structural engineer with 25 years of experience who transitioned from single-family rentals into multifamily syndication. Derrick shares how his analytical mindset both helped—and initially held him back—as he navigated analysis paralysis, conservative underwriting, and fear of taking action. He also discusses how mentorship, networking, and ultimately writing a book (Real Estate Investing for Engineers) helped him break through and close larger deals with confidence.

1. Analytical strengths can become liabilities — engineers and professionals excel at analysis but often struggle to take action without perfect information.
2. Single-family rentals become inefficient at scale, leading many investors to multifamily for better operations, valuation control, and professional management.
3. You don’t need 100% certainty to move forward — real estate is forgiving, and most deals allow room to adjust after closing.
4. Mentorship and networks accelerate growth by providing experienced perspectives, deal flow, and partnership opportunities.
5. Being overly conservative can prevent deals entirely — it’s better to manage risk than avoid it altogether.
6. Authority builds credibility — writing a book positioned Derrick as a trusted expert and opened doors with investors and partners.

Real Estate Investing for Engineers: Grow Passive Income with a Technical Mindset - By Derrick Lind

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Syndicated Deal Analyzer

In this episode, Michael Blank sits down with Hal Elrod, bestselling author of The Miracle Morning, to talk about habits, mindset, and resilience. Hal shares how a near-fatal car accident, cancer, and financial collapse reshaped his philosophy on success—and why personal development is the foundation of financial freedom. This conversation explores how investors can use intentional daily routines to build clarity, discipline, and long-term fulfillment both in business and in life.

1. Morning routines shape long-term success — how you start the day determines focus, energy, and results.
2. Adversity is neutral — meaning comes from the perspective you choose, not the circumstance itself.
3. Personal development is non-negotiable — investing in yourself accelerates every other area of life.
4. Small daily habits compound over time, creating massive long-term impact.
5. Success without fulfillment is failure — aligning goals with purpose matters more than achievement alone.
6. Consistency beats intensity — sustainable routines outperform short-lived motivation.

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Syndicated Deal Analyzer

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For full episode show notes visit: https://themichaelblank.com/podcasts/session507/

In this solo episode, Michael Blank pulls back the curtain on why he’s expanding beyond multifamily real estate into business acquisitions and private equity. He breaks down how buying operating businesses can complement real estate investing, diversify investor portfolios, and create strong cash flow without day-to-day operations. Michael shares the exact framework, buy box, and risk-mitigation strategy he’s using as Nighthawk Equity cautiously enters this space—and why this move is about long-term stability, not abandoning multifamily.

1. Business acquisitions can provide strong cash flow and diversification alongside real estate investments.
2. Michael evaluates businesses using a simple three-bucket framework: talent, customers, and cash management.
3. The focus is on stable, recession-resistant businesses with experienced leadership already in place.
4. Conservative use of debt—and often seller financing—is key to managing downside risk.
5. Unlike multifamily, business acquisitions offer higher cash flow but fewer tax advantages.
6. This strategy is about complementing multifamily, not replacing it, with a long-term investment mindset.

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Syndicated Deal Analyzer

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For full episode show notes visit: https://themichaelblank.com/podcasts/session506/

In this special and deeply personal episode, Michael sits down with his wife, Vivian Blank, to talk about life beyond real estate. From spending off-season time at Hilton Head to navigating marriage, goal-setting, communication, and long-term partnership, this conversation explores what it really takes to build a meaningful life together while pursuing ambitious goals. Whether you’re married, building a business, or thinking about long-term alignment with your partner, this episode offers honest insights and practical wisdom.

1. Shared goal-setting strengthens relationships — regularly discussing goals creates accountability, clarity, and deeper connection.
2. You don’t need to work side-by-side to work together — support, communication, and alignment matter more than traditional roles.
3. Saying goals out loud increases follow-through — verbal commitment makes achievement more likely.
4. Communication is the foundation of conflict resolution — addressing issues early prevents resentment from building.
5. Intentional retreats create space for reflection — stepping away from daily routines helps couples reconnect and reset.
6. Strong partnerships require flexibility and humility — marriage, like business, is an ongoing work in progress.

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Syndicated Deal Analyzer

Get the Book, Financial Freedom with Real Estate Investing by Michael Blank

For full episode show notes visit: https://themichaelblank.com/podcasts/session505/

Have you ever asked ChatGPT how to make $10K per month in real estate? I did—and the advice it gave me is the same advice most new investors follow. Buy a few rentals, flip some houses, maybe try BRRRR or short-term rentals. The problem? That advice doesn’t actually work for busy six-figure earners who want financial freedom without adding another full-time job.

In this episode, I break down why AI’s generic advice can actually hold you back, and why most single-family strategies will leave you stuck in the rat race far longer than you expect. I’ll walk you through a smarter way to use ChatGPT—one that tailors its recommendations to your income, your time constraints, and your financial freedom goals. And I’ll share how this real estate strategy finally allowed me, and hundreds of my students, to scale up and start generating mailbox money.

1. ChatGPT’s Advice Won’t Get You to $10K/Month
2. AI spits out the same top strategies everyone else does—rentals, flips, BRRRR—without any context for your time, income, or goals.
3. Single-Family Is a Trap for Busy Professionals
4. Flips and rentals feel like another full-time job and don’t scale to true financial freedom.
5. Most investors realize too late that these strategies can’t replace a six-figure income.
6. Better Prompts = Better Strategies
7. Learn how to ask ChatGPT the right questions so its recommendations actually fit your lifestyle and timeline.
8. Hint: You need prompts that factor in your job, experience level, and freedom goals.
9. Multifamily Is the Scalable Solution
10. With the right approach, you can learn the process, buy your first apartment building in as little as 6 months, and start generating mailbox money.
11. One good deal can set you on the path to financial freedom.

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