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Sowing Investments, Pittsburgh, PA (2026)

11/10/2025

Don’t Invest Your Money In Multifamily Real Estate

With just any sponsor…

If a sponsor pitches you on their "amazing apartment deal" without first asking what you actually need from an investment, run the other way.

Here's the thing about passive or even JV multifamily investing that most people don't realize…

Not every investor has the same goals.

Obviously everyone wants to make money… But here’s what I mean.
Some of you are really focused on cash flow. You need those monthly or quarterly distributions hitting your account to supplement your income today.

Or maybe cash flow isn’t really your priority right now and your focus is building wealth through appreciation and equity growth.

Some investors want to invest short term… Some long term… Most syndications run 3-5 years, so long term typically means you're in it for at least a full cycle.

Here’s another really important fact to consider…

Certain deal structures can pass depreciation benefits directly to you as an investor. So if you in a high tax bracket and getting crushed every April, there can be serious tax advantages that can offset your income.

That's the great thing about real estate. You can structure the capital stack to to best fit each investor actual needs.

So here's my point…

If a sponsor spends your entire call hyping their IRR projections and fancy underwriting and how great the project is without once asking about your specific situation and goals…

Run… They want you to invest for their reasons.. Not yours...

Multifamily investing has great advantages when done right.

The key is partnering with someone who takes the time to understand your goals first, then matches you with opportunities that actually align with your objectives…

Hope this helps!

If you are considering investing passively in a multifamily deal, I would be happy to connect with you to learn about your goals. Comment “LP” below, and we will set up a time to connect.

P.S. I would love to hear about your goals. Who knows, maybe one of my deals will be a good fit for your goals in the future.

11/03/2025

48 Unit Fire Recovery Update

If you don’t already know, we had a fire at one of our properties.

Here's where we stand after navigating some challenges and celebrating some wins.

The renovation progress has been steady despite some obstacles…

We hit a snag with inspections. What we thought would take a week stretched into three weeks. But delays like this are to be expected.

Because of these inspection delays, we've had to adjust our timeline, but we're still on track to turn this into an incredible opportunity actually…

Here’s where we stand:

By the end of November, we'll have all fire-damaged units completed, and we're projecting 90%+ occupancy by year's end.

What We've Completed:
Drywall is done and sanded (waiting on final inspection)
Hallway is 95% complete (just a bit more flooring)
25 out of 48 units are already leased
15 additional units just got fire marshal approval on the hallway!
Coming Up:
Cabinets installation
Toilets and fixtures
Light fixtures throughout
Final flooring touches

The remaining 8 fire-damaged units are actively being renovated and should be wrapped up by the end of November.

Although this has been a tough process with unexpected delays, we're turning a tough situation into a massive win for our team.

My goal is to share “real” honest and helpful real estate content. Comment “ Good Stuff ” below if that is something you would like to see more of.

P.S. Another win is that our net max rent is $770, but we're actually collecting $936 per unit through voucher stacking!

That's $166/month more per unit than the LIHTC maximum by coordinating with the Housing Authority on Section 8 vouchers.

If we did this for all 48 units, that's an additional $7,968/month = $95,616/year in revenue!

09/29/2025

There’s No Pillow As Soft… As A Good Conscience When You Go To Bed

Unfortunately, there are a lot of real estate investors in this business that don’t know the comfort of that pillow…

Just like in any other business, real estate investing attracts individuals who are willing to do whatever it takes to “succeed”.

The “Win At All Cost” type of people…

What they don’t realize is:

A fortune made by a lying tongue
is a fleeting v***r and a deadly snare.

I have been a business owner for many years now and unfortunately, I have crossed paths with many like this…

Here is what I have learned: They never truly get away with it…

Eventually, they get caught in their own snare.

Real estate investing is a relationship business.

Be careful who you decide to build that relationship with!

If you are not careful, you just may find yourself in that snare as well…

After years in this industry, I can tell you this with confidence:
What people show you is rarely the full reality.

Don’t fall into the “Win at All Cost” trap…

Do the right thing even when it comes at your own expense.

Pursue righteousness, not happiness and happiness will follow!

P.S. Sometimes things aren't always what they seem at first glance!

09/24/2025

Beware of These FAKE Multifamily Brokers ( This Guy Almost Got Me…)

This is why it's so important to verify who you're actually dealing with before wasting your time.

If you don't, you could end up chasing deals that don't even exist…

I recently had a guy reach out to me via email claiming he had exclusive off market deals in a market I'm currently exploring.

When you're looking into unfamiliar markets, off market opportunities sound incredibly appealing. (And that's exactly what these guys are counting on.)

But smart investors also know when something doesn't add up…

Which is exactly what happened during this "broker" interaction.

The red flags started piling up fast...

This so called broker asked for my buy box, so I sent over my criteria and he started sending me deals to review.

When I asked for current financials, he sent me some outdated ones from last year.

Red flag number one…

But sometimes previous owners don't manage well, so financials can be messy. I gave him the benefit of the doubt.

After running the numbers that I had, it actually looked like there could be potential here.

Since this property was really close to where I live, I figured I'd drive by and take a quick look.

That's when things got weird.

I asked the "broker" to schedule a property tour and he completely pushed back.

Instead, he started demanding proof of funds and making a really big deal about it.

Now... asking for POF isn't necessarily strange, but here's the thing:

This property was less than 20 units.

Between myself and one of my partners, we've acquired over 2,300 apartment units combined, and we have NEVER been asked for proof of funds. Not even once.

That's when it hit me...

This guy isn't a broker on this deal at all.

I bet he doesn't even have it under contract or any contact with the actual owner and that's why he wont show it to me.

Here's what these guys do:

They find other brokers' listings or old listings that never sold, then try to find buyers first and go to the owner after the fact.

There's a huge difference between trying to hustle and get deals done versus completely fabricating situations and flat out lying about what's really happening.

There are way too many shady people out there with deceptive practices.

Look out for those who want to deceive you!

I called him out on it and he never emailed me back…

Comment “Good Stuff" below if you want me to keep sharing practical content that will truly help you as an investor!

P.S. The picture is a reminder to watch out for those sly dogs out there lol

09/23/2025

$1.4 Million Fire Renovation Update ( Major Progress! )

For those of you who have been following my posts for a while, you know that we had a major fire at one of our multifamily properties that displaced all 48 units earlier this year.

Here's where we stand after months of intensive reconstruction work.

The renovation has been absolutely massive.

We completely replaced multiple trusses above the burned units and installed a brand new roof over the entire property.

Because of the scale of this $1.4 million rebuild, we've essentially transformed this into a completely different asset.

The reconstruction process has been extensive, but we're finally seeing the light at the end of the tunnel…

By the end of October, we'll have 40 out of 48 units leased up and we're projecting full occupancy by the end of the year.

We've hired specialized contractors for each phase of the work.

Here's what we've completed so far:
New flooring throughout
Fresh paint
Updated alarm systems
Complete roof replacement
Modern lighting
Exterior paint
Beautiful foyer renovations
And more…

Although this has been an incredibly tough process, there's actually a silver lining here!

Because of the insurance coverage, we now have a property with way more upgrades than we originally planned and we may not even have to tap into our original capex budget!

Comment "Progress" below if you want to see more updates on how we're turning this disaster into a major win!

08/25/2025

Closed! 101 Unit Mix Use Petersburgh, VA

This month we closed on this amazing property.

No doubt this was a team effort. This is a 506 B syndication of which I am one of the GP members.

Congrats to to the entire team.

Here are the details on Butterworth:
101 unit mixed use property in Petersburg, VA
45- Residential Units
54- Artest Studios
1- 8400 SF event space
1 Hair Salon

Purchase Price: $6.5M
Total Equity Raise: $1.85M
Projected Timeframe: 5 Year Hold

Projected LP Returns:
IRR: 17.47%
CoC: 9.36
AAR: 20.79%
EM: 2.04

If you would like to be added to my contact list to review future deals, Comment “Let’s Connect” below and I will add you to my investor list.

07/14/2025

Basic Terms You Must Know For Commercial RE Investing ( Also How To Calculate Them)

Whether you're actively running the deal (GP) or just putting your money to work (LP), there are a few key numbers you really should know.

Things like equity multiple, average annual return, cash-on-cash return, and IRR help you understand how well a real estate investment is actually performing.

Here's a quick breakdown of what each one means and how to figure them out:

Equity Multiple:
The equity multiple measures the total cash flows received from an investment relative to the initial equity investment.

It is calculated by dividing the total distributions (including sale proceeds) by the initial equity investment.

Formula: Equity Multiple = Total Distributions / Initial Equity Investment

Average Annual Return:
The average annual return (AAR) calculates the average yearly return on an investment over a specified period.

It accounts for both income generated and changes in asset value.
Formula: AAR = (Ending Value / Beginning Value)^(1/n) - 1, where n is the number of years

Cash on Cash (CoC) Return:
Cash on cash return measures the annual return generated on the initial cash investment in a real estate property.

It considers only the cash flow received relative to the initial cash investment.
Formula: CoC = (Annual Cash Flow / Initial Cash Investment) * 100%

Internal Rate of Return (IRR):
The internal rate of return (IRR) represents the annualized rate of return that an investor can expect to receive from an investment. It considers the timing and magnitude of cash flows, including both income and capital gains.

IRR is calculated by setting the net present value (NPV) of all cash flows equal to zero and solving for the discount rate that achieves this.

IRR is typically calculated using spreadsheet software or financial calculators due to its complex nature.

To figure out these metrics, you’ll need to pull together some key financial info like how much you invested up front, your income and expenses over time, any changes in the property's value, and how long you plan to hold the investment.

Once you’ve got those numbers, you can plug them into the formulas we mentioned to calculate your equity multiple, average annual return, cash-on-cash return, and IRR.

I hope this post was informative for you. If so, comment “Helpful” below and share it with others.

06/30/2025

31 Unit LIHTC Deal update! This Sure Felt Good!!!

This is a LIHTC 50+ deal we purchased early this year.

When we took ownership, we had 8 vacant units.

We have been working to lease up the vacant units, turning (Renovating) each unit before leasing them.

We have had our setbacks like any project…

Like when the painter decided to paint a bunch of our sprinkler heads inside the building… They don’t work too well that way. haha

But…

That’s just part of this business. No doubt issues will arise.

But you just deal with them and move on!

Late last week, we leased the last remaining units!!!!

We are now 100% occupied!!!

This was a big milestone for the value add process, and it sure felt good!!

Now we will focus on finding additional ways to reduce expenses…

Below are some pictures of this deal.

Are you curious what investing passively as an LP in a deal like this looks like ?

If so, Comment “Let’s Connect” below so we can start a relationship, and I’ll add you to my contact list to review my future deals.

06/24/2025

Considering Buying A Low Income LIHTC Multifamily Property? ( You Need To Know About This )

One of my current deals is a 31 unit LIHTC deal.

It’s a JV that I am part of.

Anyways…

We have been working to turn the vacant units (Renovate) and get them leased.

When you have a LIHTC ( Low Income Housing Tax Credit) property, as part of the regulations, the tenant has to fall into a certain income category to qualify for a unit.

As the owner, we have to verify the tenants income to be sure they qualify…

The way we do that is with a TIC form (Tenant Income Certification).

This form gives us an accurate account of the tenants' actual income.

With this information, we can be sure that we are complying with the regulations required to run a LIHTC deal.

Also, it gives a gauge on what the tenant can truly afford to pay for a unit.

This is important for a few reasons.

First, we don’t want to end up placing a tenant in a unit they can’t afford. That will just be a headache for us and the tenant down the road.

But also…

The units are set at either 30% or 60% AMI “area median income”, meaning the tenant will have to make less than 30% or 60% of the AMI to occupy those units.

So…

Having an accurate understanding of the tenants income is very important.

A TIC form is how we do that!

Hope this helps.

If so, Comment “Good Stuff” below.

06/20/2025

Deferred Maintenance When Buying Multifamily ( Here’s What You Need To Know )

So you found a large multifamily deal that you want to buy.

On paper, it looks like a good deal to move forward with.

So you submit your LOI and they accept. You sign a PSA (Purchase & Sale Agreement)

The next step is due diligence.

You walk every unit and have some pros come in to do inspections.

Then, all of a sudden… there are issues…

You find a roof that has been neglected and is leaking, causing damage to some units. Also, the parking lot has potholes that your kids could swim in!

Up until this point, the deal was good.

However… with these new issues, the deal went from good to just okay or not worth your time.

So…

Now we have to renegotiate.

This is where deferred maintenance comes in!

Most investors don’t realize this but…

Asking for a deferred maintenance reduction is NOT asking a seller to pay for something that may break or go bad down the road.

No…

A deferred maintenance reduction is asking for a reduced purchase price to fix the things the went bad during their ownership!

The things they deliberately neglected…

It is very reasonable to ask for a deferred maintenance reduction, and it can keep a deal from falling through.

The negotiation could result in a reduced price, a seller credit or cash back at closing from the seller.

Hopefully this was educational for you. If so, Comment “Good Stuff” below.

P.s. I post almost every weekday. You can search for my name in the group and find my other educational posts. Hope they help!

06/18/2025

How to Mitigate Risks When Buying Multifamily Real Estate

Someone asked this question in the comments of a previous post, so I figured I’d share a few thoughts on how I approach this.

The very first step I always recommend is to surround yourself with people who have real experience doing big deals…

This is really the best form of due diligence you can get…

Besides the obvious above… here are a few things you should do to reduce risk.

Know the story of the deal.
You have to ask questions like, how long have you owned it? Why are you selling? Why did you buy it? Who owned it before you did? These questions can reveal a lot about its history and potential red flags.

Learn the market.
Online resources like CoStar can help with detailed market analytics and underwriting reports but the best way to know a market is to get boots on the ground in the area or reach out to other investors who know that market better than you do.

Tap into your network.
Again, as I said, reach out to investors who are local to the property. Local knowledge is extremely valuable and often overlooked.

Conservative Underwriting.
This one is really important. New investors look for all the reasons to do a deal. Good investors look for all the reasons not to do a deal. If we can’t find enough reasons to pass, that’s when we move forward.

Inspect Everything.
Walk EVERY unit. Skipping this step can lead to surprises down the line. You need to know the true condition of the property.

Review every lease.
No exceptions. This will verify income, identify issues with tenants, and avoid false projections.

Bring in professionals.
Hire a roofer, plumber, electrician etc… to provide condition reports as part of your due diligence. It’s worth the money… trust me.

Anyways… that’s a few things I think will help reduce risk when buying a property.

Hope this helps!

If you learned something, Comment “Helpful” below.

P.S. I post almost every day. You can search my name in the group to view my other posts. Hope they help!

Sowing Investments

11/10/2025

11/03/2025

09/29/2025

09/24/2025

09/23/2025

08/25/2025

07/14/2025

06/30/2025

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06/18/2025

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