How Creative Multifamily Financing Helped Secure a 28 Unit Apartment Deal
Creative multifamily financing continues to be one of the strongest competitive advantages for investors facing higher interest rates and tighter lending standards. In this episode of Multifamily Rockstars, Harvey Lockhart explains how his team acquired a 28 unit apartment community in St. Louis by combining loan assumption financing with seller financing, dramatically reducing financing costs while creating significant upside through a value add business plan.
The transaction demonstrates that investors do not need to pursue massive apartment communities to build wealth. Smaller multifamily properties often provide opportunities to negotiate directly with motivated sellers, structure creative financing, and uncover overlooked value that institutional buyers may ignore. As Rod Khleif points out, these smaller assets can become exceptional investments when paired with the right acquisition strategy.
Using Loan Assumptions and Seller Financing
One of the biggest advantages in this acquisition was assuming an existing low interest mortgage while negotiating additional seller financing. Rather than obtaining an entirely new commercial loan at today’s higher interest rates, the team assumed approximately $2.25 million of existing debt while the seller carried an additional $200,000 note. This significantly reduced financing costs and improved overall deal economics.
Creative financing strategies like these can make otherwise difficult deals highly profitable. Investors willing to negotiate financing terms directly with sellers often gain an advantage over buyers relying solely on conventional commercial lending.
Finding Value in Underperforming Properties
The property contained 28 two bedroom units located between two Class A apartment communities in one of St. Louis’ strongest neighborhoods near Saint Louis University. While surrounding apartments were renting for approximately $2,500 per month, the subject property averaged only about $1,000 per month despite requiring minimal renovation.
The business plan focused on:
- Assuming favorable existing financing
- Increasing rents through renewals before major renovations
- Renovating only the few units that required significant work
- Gradually repositioning the property closer to market rents
The team immediately increased renewal rents by approximately $250 without making improvements, while projecting renovated units could achieve rents around $1,450 per month. Conservative underwriting assumed lower future rental income, providing an additional margin of safety.
Why Boots on the Ground Partners Matter
Harvey’s role extended far beyond underwriting. As a local St. Louis investor, he served as the team’s boots on the ground partner by touring properties, coordinating contractors, monitoring maintenance issues, communicating with city officials, and helping improve daily operations after acquisition.
For new investors, becoming a local operating partner can be an excellent way to join experienced acquisition teams while learning every stage of multifamily investing. Local market knowledge and consistent property oversight provide meaningful value even for investors without extensive experience.
Creative Ways to Source Smaller Apartment Deals
Another valuable lesson from the discussion involves deal sourcing. This opportunity originated through a residential real estate agent rather than a traditional commercial broker. Many owners of smaller apartment properties have long-standing relationships with residential agents who may have little experience marketing multifamily assets, creating opportunities for investors who actively build those relationships.
Developing relationships with residential agents can uncover:
- Off market apartment opportunities
- Motivated sellers
- Smaller multifamily properties with limited competition
- Creative negotiation opportunities unavailable through larger broker networks
Taking Action Before You Know Everything
Harvey openly shares that his first real estate purchases were educational experiences rather than immediate successes. Instead of allowing early mistakes to stop his investing journey, he invested in education, surrounded himself with experienced investors, and continued taking calculated action.
His advice for aspiring investors centers on overcoming fear, accepting temporary discomfort, and leveraging experienced partners rather than waiting until every question has been answered. Building relationships and joining experienced teams can dramatically shorten the learning curve while reducing costly mistakes.
Guest Bio
Harvey Lockhart is a Grammy nominated music educator, professional saxophonist, composer, nonprofit founder, and multifamily real estate investor based in St. Louis, Missouri. Inspired by his grandfather’s experience owning apartment buildings, Harvey transitioned into real estate investing to create long term cash flow while supporting his nonprofit organization, the HEAL Center for the Arts. His investing focuses on creative multifamily financing, value add apartment acquisitions, and emerging opportunities in residential assisted living.
If you want to hear the full conversation and detailed insights, watch the podcast video or read the complete transcript below.
Frequently Asked Questions About Creative Multifamily Financing
What Is Creative Multifamily Financing?
Creative multifamily financing is the use of alternative funding strategies to acquire apartment buildings without relying entirely on traditional commercial loans. These strategies can include loan assumptions, seller financing, master leases, partnership structures, and other financing methods that help investors reduce borrowing costs and improve cash flow.
Why Is Creative Multifamily Financing Important?
Creative multifamily financing allows investors to acquire properties even when interest rates are high or lending standards become more restrictive. By negotiating flexible financing terms, investors can preserve capital, improve deal profitability, and create opportunities that may not be available through conventional financing alone.
What Is a Loan Assumption in Multifamily Real Estate?
A loan assumption allows a buyer to take over the seller’s existing mortgage instead of obtaining a brand new loan. If the existing loan has a lower interest rate than current market rates, assuming the loan can significantly reduce financing costs and improve the property’s cash flow.
How Does Seller Financing Work for Apartment Buildings?
Seller financing occurs when the property owner agrees to finance a portion of the purchase price instead of requiring the buyer to obtain all of the financing from a lender. This can reduce the amount of capital needed at closing while creating more flexible deal terms for both parties.
What Types of Properties Benefit Most From Creative Multifamily Financing?
Older value add apartment communities, smaller multifamily properties, and assets owned by long term landlords often present the best opportunities for creative financing. Owners who have significant equity or favorable existing loans may be more willing to negotiate flexible financing structures.
Can New Real Estate Investors Use Creative Multifamily Financing?
Yes. New investors can successfully use creative multifamily financing by partnering with experienced operators, building relationships with brokers and sellers, and learning how to identify financing opportunities during the acquisition process. Many first time investors begin by joining experienced teams before leading their own transactions.
How Can Creative Multifamily Financing Increase Investment Returns?
Creative financing can lower interest expenses, reduce upfront capital requirements, improve monthly cash flow, and increase overall returns. Combined with a value add business plan that increases rental income, these financing strategies can significantly improve a property’s long term value.
How Do Investors Find Creative Multifamily Financing Opportunities?
Many investors find creative financing opportunities through direct relationships with property owners, commercial and residential real estate agents, networking events, referrals, and off market apartment deals. Motivated sellers are often more willing to negotiate loan assumptions or seller financing when traditional buyers cannot meet their needs.
What Are the Risks of Creative Multifamily Financing?
Like any real estate strategy, creative multifamily financing requires careful due diligence. Investors should review loan terms, seller financing agreements, property financials, market conditions, and business plans to ensure the financing structure supports the investment objectives and long term cash flow goals.
Why Is Creative Multifamily Financing a Growing Trend in 2025?
Creative multifamily financing has become increasingly popular as investors seek alternatives to higher interest rates and tighter lending standards. Loan assumptions, seller financing, and other flexible acquisition strategies help investors remain competitive while preserving profitability in today’s commercial real estate market.
00:00:28:23 – 00:00:54:24
Rod
Welcome back to multifamily Rock star. So as you guys know, this is where we dive deep into our, guest deals. And they’re not always huge deals. This is a smaller deal we’re going to talk about today in Saint Louis, where where my tiffy is from. And, you know, this is where we talk about, you know, try to give you actionable items, especially if you’re brand new to the business and you know how to get started, and give you some practical tips and things like that.
00:00:54:24 – 00:00:59:00
Rod
So let’s get into it. I’ve got my co-host, Mark Nagy with me, as usual.
00:00:59:02 – 00:01:05:02
Mark
Come on, rod, that’s that’s why I’m excited for this one. I love the I love the small to medium size deals. It’s different than a lot of times what we talk about.
00:01:05:04 – 00:01:27:00
Rod
Yeah. Well it’s a sweet spot really. It’s actually a sweet spot. And because you can very often deal with mom and pop sellers, you know, there’s ways to be creative with these deals. And, I think it’s a it’s an incredible way to get started. So today we’ve got Harvey Lockhart, and, Harvey’s kind of a cool guy, and that he plays the saxophone, which I think is one of the coolest instruments there is.
00:01:27:03 – 00:01:35:22
Rod
He’s a composer. He’s an educator, a Grammy nominated educator, which is really cool. And, lives in Saint Louis. Welcome to the show, brother.
00:01:35:24 – 00:01:37:07
Harvey
Thank you. Thanks for having me.
00:01:37:09 – 00:01:55:08
Rod
Yeah, for sure. And I think I want to just say something else here, and that is, you know, you founded a nonprofit called Heal Center for the Arts, and, and you told me before we started recording that you got into this business with me and became a warrior to to build cash flow to fund that, which I just think is incredible.
00:01:55:10 – 00:02:10:18
Rod
So I just want to salute you. But, you know, why don’t you do a much better job than I just did, telling us who you are, brother, where you came from, and and, you know, why real estate? I mean, I kind of stole your thunder a little bit on that, I guess, but, just,
00:02:10:20 – 00:02:16:22
Rod
Yeah. Bring us, bring us current and and do a little better job describing where you came from. If you would.
00:02:16:24 – 00:02:34:21
Harvey
In. Sure. Yeah. Well, I’m born and raised in Miami, Florida. And I grew up in a single family household. My parents got divorced when I was five, but it put a lot of character in me. Built a lot of character in me. Growing up to be. To have to be the man of the house.
00:02:34:21 – 00:02:57:21
Harvey
You know, my dad was always there for me, but it just just lived in a different household, you know? And, growing up, I, got a lot of my inspiration, by, you know, being exposed to the arts. You know, my mother introduced me to a place called the African Heritage, culture, Arts. And. And that’s when I kind of grew up and, learned about, playing the saxophone and, you know, all of those things.
00:02:57:21 – 00:03:19:21
Harvey
So I’ve been playing the saxophone for, little over 30 years now. Wow. So professionally and, you know, I’ve just been doing a lot in music. My my, all of my training and my degrees are in music. But to fast for. You know what got me into real estate? My grandfather was a real estate investor.
00:03:19:23 – 00:03:45:22
Harvey
He used to own, several apartment buildings, actually. So, I grew up watching him run his business. And I saw sometimes he would bring home wads of money for his account because he had me winning. Collected rent, and that’s how we had to count money. So I saw that. And so I grew up in a, very entrepreneurial background with my grandfather being, you know, the example.
00:03:45:24 – 00:04:11:06
Harvey
And then as I grew older, I found out that my, all of my family members in the Bahamas were also heavily entrepreneurial. They’re very entrepreneurial and, were investors. And I’m now starting to connect with that side of my family even more on the business side. And we could talk about that a little bit later. But my why and how I came to real estate investing, is because I grew up seeing it.
00:04:11:08 – 00:04:21:12
Harvey
My wife and I decided to get involved with it, you know, started to, invest in single family properties. We flipped a few properties. Was.
00:04:21:12 – 00:04:25:23
Rod
There was this in Miami or a, up up in Saint Louis, where you are now.
00:04:26:00 – 00:04:41:11
Harvey
In Saint Louis, where we are now in Saint Louis? Well, opportunity, to get involved in properties. And just to let you know, we started with, we bought our first properties, for like $10,000 each. It was two of them.
00:04:41:13 – 00:04:43:15
Rod
One was this one was this.
00:04:43:17 – 00:04:45:09
Harvey
2018?
00:04:45:11 – 00:04:47:04
Rod
Yeah. No kidding. Wow.
00:04:47:06 – 00:05:09:14
Harvey
Yeah. You talk about your seminars? Yeah. I had a big seminar learning experience, and, you know, it took that, you know, because we were newbies, we didn’t really know what we were doing. But the opportunity presented itself, and I had just decided to move outside of my school district as a teacher. So I was able to roll my retirement over into a Roth IRA.
00:05:09:16 – 00:05:21:02
Harvey
So I did, then decided to go ahead and purchase, real estate. And I, I did it and, I went and we did this without looking at the properties first.
00:05:21:04 – 00:05:34:00
Rod
Which was you bought them without looking at them. I thought I was the only knucklehead that did that. I did that once on one fact when I. When I showed up, I didn’t realize everything from the roof line up was gone. Okay? It was just a hole. Okay. Oh, yeah.
00:05:34:01 – 00:05:53:03
Harvey
Yeah. Exactly the same story I have, you know, similar, we one of the properties, I went to tour it after my wife, kind of briefly, told me about it, and so I went and saw it, and I found out that one of the, properties, it was a two story, single family house. The second story was sinking in.
00:05:53:05 – 00:06:15:18
Harvey
It was about, like somebody removed the load bearing wall and it was about the floor. Ouch. Well, anyway, we learned a lot. So those properties for a little bit more than what I, paid for them because I didn’t want to lose money, and I didn’t want to, make any mistakes. So I’m not in this business for me to lose money.
00:06:15:20 – 00:06:32:09
Harvey
I mean, and so I didn’t want to, we didn’t want to make any mistakes, so we decided to get educated. So, we started watching a lot of podcasts, came across your podcast, and, few years later, I decided to, attend one of your boot camps.
00:06:32:11 – 00:06:35:20
Rod
And so where was the boot camp?
00:06:35:22 – 00:06:40:03
Harvey
I think it was in, yeah, it was in Orlando.
00:06:40:05 – 00:06:52:12
Rod
Orlando? You did the Orlando event. Okay. Fantastic. And and so, I know that you, just closed on a 28 unit. Why don’t you tell us about that?
00:06:52:14 – 00:07:25:18
Harvey
So, one of, the Warriors resume, that I worked with, he brought me into the deal, told me that somebody brought him a deal, that he works with. And I said, okay, sure. I’ll go and check it out. And, you know, he said it was an opportunity. Opportunity for me to, you know, get into my first deal because I’ve been actively, working with, some of our other warriors trying to, you know, just get involved with my first deal, the riding, learning about underwriting and all the, the, the concepts that we need in order to be able to, take down some deals.
00:07:25:20 – 00:07:46:23
Harvey
And the best way to get started is to just, you know, be invited to a team and just jump in. So, being in Saint Louis, I can be a, person has boots on the ground, and, that will be my role. And I’ve been doing a lot of touring properties. And, you know, so I was familiar with the process.
00:07:47:04 – 00:07:50:14
Harvey
And so I can be an added resource.
00:07:50:16 – 00:08:10:01
Rod
Yeah. Let me interject something if I could, so I apologize for interrupting. I, you know, that’s one of the benefits of the warrior program is we literally have warriors in every single danger, every single city in the country. I think we’re pushing almost 2000 warriors at this point. And, and so, you know, when you offer to be boots on the ground, then you can get involved in deals like you did here.
00:08:10:03 – 00:08:11:17
Rod
Please continue.
00:08:11:19 – 00:08:32:07
Harvey
Yeah. It was it was a great opportunity. So I was able to, get involved with the team and found out that there were, I think about five other general partners, who are, also involved in, different capacities. And I learned that two of these, people are warriors. So I was, ecstatic to be a part of it.
00:08:32:07 – 00:08:53:21
Harvey
And then to learn, about the fundamentals of the deal. It’s just a it’s a just a great deal. And I know the area and, you know, to be able to get the deal for what we’re getting for and, to find a deal of that with a sign of property where it was underperforming in the area that we got it in, was just it was a blessing, you know?
00:08:53:21 – 00:08:55:00
Harvey
So,
00:08:55:02 – 00:08:57:01
Rod
Awesome. Awesome. Yeah.
00:08:57:03 – 00:09:21:17
Mark
All right. I know you mentioned up front, right. Smaller deals a lot of times can have these, better financing harvest. See here that we have some creative financing on this deal here. And I think that’s going to be especially useful over the next 6 to 12 months. I don’t know if you guys have been paying attention, but mortgage rates today are at a, 18 year high since 2006, even though rates have been cut, mortgage rates have gone up.
00:09:21:17 – 00:09:25:01
Mark
So creative financing like this, it’s going to be fantastic over the next.
00:09:25:01 – 00:09:35:02
Rod
Yeah. Describe describe that. Describe the deal there if you would RV describe you know, what you paid and why and how you got creative. Because it is good.
00:09:35:04 – 00:09:57:21
Harvey
Yeah. So, sales price was about 3.5 million. And we’re able to get to sell to, you know, to, carry 200,000, for us. Well, we’re assuming the loan is on. This is, 4.52% loan that we’re assuming, right. And I believe it had 2.7. Yeah.
00:09:58:00 – 00:10:16:00
Rod
2.27, 2.27 is what we had in your notes here. So, so two 2.25 million, as a balance, under 5% interest rate. Fantastic. And you got the seller to carry 200 grand. Now, how many years were left on the loan?
00:10:16:02 – 00:10:18:15
Harvey
I think it would may have been 3 to 5 years, I think.
00:10:18:15 – 00:10:35:18
Rod
Three. Fantastic. Fantastic. And and so talk about, what the going in rents were if you, if, you know, off the top of your head. I know I’m holding your feet to the fire here, but you know what sort of rent bumps you’re anticipating. And, you know, I’m assuming this was a value add deal. What, what what’s the plan?
00:10:35:18 – 00:10:36:17
Rod
There?
00:10:36:19 – 00:11:15:24
Harvey
Yeah. So it’s a value add deal. 28 units, two bedrooms, one bath. They are, 900ft². And they were going for, $1,000 a month. Now, the property itself is sandwiched in between two A-Class assets, that are renting about $2,500 a month for the same type of unit. And so we’re right next to, major university in Saint Louis, one of the higher performing university, Saint Louis University, and a well sought after, affluent part of town, the central West End.
00:11:16:01 – 00:11:43:07
Harvey
So, again, to be sandwiched in between two properties that are a class and they are, offering 2500 a month, and rent. And then here we are in between them offering $1,000 a month. That’s crazy. So. Right. We came in and we did. We’re able to raise rents, on renewals to about $250. Just we’re just trying.
00:11:43:09 – 00:11:48:00
Rod
So you got an extra an extra 250. Just just on renewals without doing any work.
00:11:48:02 – 00:12:20:05
Harvey
Without doing any work. Wow. We can get that. We can get even harder. Higher. Mark, your rent is 1450, 1460, I believe. And we can get that in rent now without doing any renovations because, the seller did do a good job at, renovating the property. There was only one unit that we really needed to, fully rehab and turn, and, we did that, and, so when we get new people come in, new tenants, we’re going to raise those rents to, about 1450.
00:12:20:05 – 00:12:30:10
Harvey
Our business plan was conservative, enough in our underwriting to only, anticipate, raising rents at 1350.
00:12:30:12 – 00:12:47:09
Rod
Right. So, but you’re but you’re getting tougher. You go into 1450. So that’s a $400 increase. I just want to do the math for my listeners. So here’s how you do the math on what that means to value. So you take that $400 a month, you multiply it times 28. And then you then you annualize it. You multiply it times 12.
00:12:47:13 – 00:13:15:02
Rod
So that’s $134,400. That’s the annual increase in rents that’s anticipated and projected here that you’re talking about. And then let’s say you divide that by a six and a half cap okay. Which is being or six cap, let’s say do six cap divided by a six cap. That is a $2.240 million increase in value for your rent increases on a property you only paid, what, three and a half for your,
00:13:15:04 – 00:13:27:21
Rod
Wow, that’s a fantastic deal, buddy. So again, these small deals don’t suck, guys. Okay, this is a this is a screaming deal here. Fantastic. Yeah. So? So, yeah. So anyway, go ahead, Mark, I’m curious.
00:13:27:21 – 00:13:39:07
Mark
The seller did, loan assumption and seller financing and they hadn’t raised rents in a while. They must have been motivated to sell. Do you happen to recall why they were selling or if there was any pain points there.
00:13:39:10 – 00:13:42:13
Rod
And how the deal was found as well? Please, if you know.
00:13:42:15 – 00:14:06:00
Harvey
Yeah, yeah, yeah. So, the deal was brought to us by actually a realtor. Okay. Good friends. Okay. So yeah. Okay. For sellers and, as we have gone through this process a little bit further, we found out that the seller had a couple of reasons, why he was selling. One is, you know, he’s about to go to prison for,
00:14:06:05 – 00:14:10:14
Rod
Oh. Okay. That’ll do it. That’ll do it.
00:14:10:16 – 00:14:30:02
Harvey
And then the other is that he just had so many properties, that he really didn’t need to. This is what I’m hearing. I don’t know why. I mean, right, manage them. Managing them that much to the point where he didn’t really feel the need to, raise rents. He was more concerned with, full capacity than he was with.
00:14:30:04 – 00:14:45:14
Rod
And so it’s very common, by the way, that’s very common where they don’t want to screw with turnover and stuff like that. They’ll keep the rents low so they don’t have to deal with things. They can be a little less, responsive on maintenance request because the people know they’re getting a good deal. And, and so that’s, that’s very common.
00:14:45:14 – 00:15:07:21
Rod
I want to add something. You said that a realtor brought the deal. That is actually a unique ninja strategy for finding deals. Okay. Because here’s the thing. Very often, especially on these smaller deals, let’s say somebody uses a broker, let’s say they own a 20 unit or a 30 unit or like this 128 unit, ten unit, whatever.
00:15:08:02 – 00:15:26:22
Rod
And they buy a house from a realtor. Right? So when they go to sell their ten, 20 or 30 unit, they contact that realtor residential realtor who hasn’t got a freaking clue what to do with the multifamily property. But they’ll take the listing because they get paid if it sells, so they’ll take it regardless. And that is a ninja trick.
00:15:27:02 – 00:15:46:12
Rod
Whatever market you’re in, guys. And this is along the lines of stuff that I teach you to boot camp. Whatever you market in, you’re in. Create a relationship with a residential agent or broker. Let them know if they come across a multifamily deal. You’ll let them write the contract, you’ll spiff them, whatever. And you get some phenomenal deals that way.
00:15:46:12 – 00:16:03:01
Rod
Sometimes some large deals. My friend Kevin, who owns a bunch of mobile home parks, got a 200 space mobile home park here in Florida that way as well. My brother bought his farm up in the Blue Ridge Mountains. It was in the wrong place, wrong MLS, all of that and a very similar scenario. So that’s I just want to interject that.
00:16:03:03 – 00:16:21:18
Mark
So, Harvey, I know you’re in that market and you mentioned, you know, boots on the ground as part of the role that you’ve been playing. Could you share for other people that might be playing a similar role? What what does that involve in terms of the due diligence? Are you working with any contractors? What do you know? What is the boots on the ground mean and how how have you been involved in that?
00:16:21:21 – 00:16:27:00
Rod
Which is a which is a great way to get involved in this business. So so yeah, the great question.
00:16:27:02 – 00:16:53:05
Harvey
Yeah. So, I’ve done a lot of things as, you know, in this role, some of the things are, you know, really, like you said, working with contractors. And then just being present, you know, just walking around, you know, seeing. And I got noticed, because of the delayed maintenance that was happening on this, asset, there were a lot of people just thought it was okay to, you know, just dump their cigaret butts, on the, in the common areas.
00:16:53:05 – 00:17:22:14
Harvey
And I’m like, man, this is, you know, we’re not tolerating that. You know, it’s trash all over the place. People are, you know, we have the dumpster in the back of the building, but they’re going back there, and they just putting their trash in front of the dumpster instead of, you know, putting inside the dumpster. And on top of that, the two property complexes, that were sandwiching their tenants were doing the same thing because apparently our trash dumpster was closer, to where there it was.
00:17:22:14 – 00:17:46:03
Harvey
So, I mean, just being in there, and then we’re getting called by the city and we’re being blamed for, you know, having all the trash all over the place. And it’s really not our fault. So being able to, be in position to, you know, find out what exactly was happening and how to fix it, we were able to communicate with the, the city and the city can help us contain.
00:17:46:09 – 00:18:07:03
Harvey
It has helped us to contact those other owners to make sure that their residents are putting the trash where their needs to go. And so that’s the small things I had to replace theirs. Some steps, you know, like, the it was raining real bad one time and then the steps just were, you know, we have wooden deteriorate.
00:18:07:03 – 00:18:10:19
Rod
They were deteriorated, and you just had to get in there, so nobody hurt themselves. Yeah.
00:18:10:21 – 00:18:12:09
Harvey
They’re replacing steps.
00:18:12:11 – 00:18:37:09
Rod
So you brought a hammer and you just swung a hammer and did what you got to do. Okay, so let me ask you this. You know, we have a lot of people that want to get into this business that haven’t taken action. They know they need to go do something. You know, what’s an action item or some area that you could deep dive into that a benefit a listener to, to get started, you know, with, with this pathway that Sharon.
00:18:37:11 – 00:19:02:17
Harvey
Yeah. So when I got into this business, you know, we were doing a lot of research, and I really, like, scared my wife, you know, she she was disappointed, you know, that I made the investment to invest in our education. But I just knew that if I didn’t, I was going to stay where I was, and I wasn’t willing to stay where I was.
00:19:02:19 – 00:19:23:24
Harvey
And, you know, to me, you have to take, like, you all with your catchphrases, take massive action. And now, you know, either I’m not big. I’m just not trying to live in fear. You know, I’m not trying to, I just don’t do that. So I believe in taking calculated risk. But, you know, you have to.
00:19:24:01 – 00:19:27:21
Harvey
You have to take a step foot out of it. You have to do something, or you’re not going to do anything, and you.
00:19:27:21 – 00:19:31:08
Rod
Never have to get a little bit uncomfortable. You got to get a little bit uncomfortable. Yeah.
00:19:31:08 – 00:19:51:02
Harvey
It’s not right. And you’ll never know what you’re capable of doing until you try. So, we we tried, you know, I eventually got out of the doghouse. But we did, all right, you know, and we’re trying, and it’s paying off. You know, I’m learning so much. I learned about so many other asset classes that I had no clue about.
00:19:51:04 – 00:19:53:11
Harvey
I met some incredible people.
00:19:53:13 – 00:20:12:22
Rod
In the warrior program. You mean. Is that what you’re talking about? Yeah. I mean, let me let me interject. I mean, right now we have warriors doing, industrial flex space. We have warriors doing retail centers, mixed use where there’s retail and and in homes. We have warriors doing mobile home parks, converting hotels to resident to multi family.
00:20:12:24 – 00:20:27:10
Rod
Self-storage. I mean, I could go on and on and and so, you know, it’s not just multifamily, but anyway, so, so again, so, so, so talk to the people that haven’t taken action yet.
00:20:27:12 – 00:20:49:22
Harvey
Yeah. I think you should just do it. If you feel that gut feeling, if you feel that man, if you feel really strong, just don’t don’t don’t lead into fear. You know, just go ahead and take that step. You know, anything worth doing is worth doing well. So I know that you can. Being in the warrior program, it just definitely helped me to get over that, mindset that, oh, I have to know everything.
00:20:49:24 – 00:21:06:23
Rod
Yeah. You know, there’s so many people you can lean on that’s that’s the key. Well, let me just say this, since we’re talking about it, if you’re interested in applying to the warrior program and pushing through that fear, you know, considering getting, possibly getting some guidance so you can experience the life you want this year rather than later.
00:21:07:00 – 00:21:24:12
Rod
You know, I would I would text the word crush right now to seven, two, three, 4 or 5 and see if the warrior program might be able to help you overcome that fear, you know, and so that you can accomplish what you want, you know, with lifetime cash flow. And that’s what we do. We help develop help develop lifetime cash flow.
00:21:24:12 – 00:21:44:20
Rod
And, you know, you got a screaming deal here, buddy. I got to tell you that those rent, those rent numbers you threw out there to, to have that kind of a value add on a 28 unit is extraordinary. But yeah, again, guys, if you’re interested in learning this business, text the word crush to seven, two, three, 4 or 5 and we will absolutely talk to you about it.
00:21:44:22 – 00:21:59:24
Mark
Now, a couple a couple of final things here that I wanted to to, to talk with you about here. Harvey. Number one, I see you wrote Hot Topic here, residential assisted living. That’s something that we don’t talk about very often on here, but I have seen a lot more warriors been doing it lately. Why do you like that?
00:21:59:24 – 00:22:03:11
Mark
Why did you put that here? Is kind of one of the things that you’re interested in.
00:22:03:13 – 00:22:24:15
Harvey
Yeah. Well, one of the biggest reason is because, you know, the baby boomers are getting older, and they’re going to need a place to be. But the biggest reason is that I’m, I’m a caregiver for my mother. He she lives with me now and has been for maybe almost eight years now, and I’ve had to be a caregiver to her.
00:22:24:17 – 00:22:44:01
Harvey
And then Manus, my wife and I looking to, you know, there has to be an asset class or somebody that is investing in this. And we did learn, about that residential assisted living. And it’s an incredible investing, investment strategy and, asset class to get involved with. So, so you’re.
00:22:44:01 – 00:23:04:19
Rod
Talking about taking a house and converting it to assisted living. Yes. Yeah. Residential assisted living is incredible. Okay. And and that’s where you take a house and you basically fill up your as many bedrooms as you can that legally that you can and, and do assisted living in it. I’ve got a fantastic friend that has, I don’t know, I think about six of those in Sacramento, California.
00:23:04:19 – 00:23:24:10
Rod
And she kills it. I met her, actually, and Tony Robbins mastermind, which costs a fortune. So she has a lot of money. And so I know, I know, that’s a great strategy, to you take a house, you convert it to assisted living. You know, but I will tell you, you know, in the warrior program, we’ve got warriors that are killing it in assisted living, larger facilities, and and it’s something I’m very interested in.
00:23:24:10 – 00:23:43:05
Rod
I was very interested in it, like ten years ago. In fact, I had the domain name affordable senior housing.com. I let it go like a knucklehead, but I, I had that. I also went got my administrator’s license here in Florida. I did a three day class and I could be an administrator of an alpha, but that’s something I’m very interested in personally because there’s a silver tsunami coming.
00:23:43:05 – 00:23:51:12
Rod
Okay. And there’s, there’s, you know, 800. I’m sorry, 8 million. 80 million. Is it 80 million? How many baby boomers are the 8 million I lose 28.
00:23:51:12 – 00:23:53:00
Mark
It’s got to be 88.
00:23:53:01 – 00:24:08:10
Rod
Yeah. 888. Is it okay? So. Yeah. Yeah, I think it’s 80 million, baby. Well, there’s a ton. Let’s just put it that way, okay? There’s a ton of baby boomers. They’re getting old and they’re getting cold. I want to do this south. Okay? Old and cold, but, anyway, if.
00:24:08:10 – 00:24:19:22
Mark
You live in a blue state as well, and you’re dead set on investing in your backyard, it’s a great strategy for blue states because you don’t deal with evictions as much. Obviously, for seniors, right, right. To be more stable. So just as an aside, but.
00:24:19:24 – 00:24:34:02
Rod
No, no, that’s very true. It’s very true. Now now of course there’s liability involved. You got to take care of grandma. I mean, you know, you can’t you can’t be a slumlord with with assisted living. You know, I have a real affinity for the elderly, which is why I looked into it ten years ago, but. Well, I love it, brother.
00:24:34:02 – 00:24:40:20
Rod
I think that’s a a great strategy for you to consider. And, I think that that could be an absolute home run.
00:24:40:21 – 00:24:47:24
Mark
Quick, before we end here, Harvey, for people that like your story connect with, you want to reach out to you. Where? Where can they reach out to you? How can they do that?
00:24:48:01 – 00:24:53:14
Harvey
Well, you can reach me, at, by email at Harvey, at Harvey lockhart.com.
00:24:53:16 – 00:24:54:11
Rod
Okay.
00:24:54:13 – 00:25:00:22
Harvey
And social media, Facebook, Instagram a lot I know.
00:25:00:23 – 00:25:18:03
Rod
Okay. Love it, love it brother. Well, listen, I appreciate you coming on, my friend. It’s great to see you and, excited to see where you take this and and love the why you’re doing it. I mean, that’s to me, that’s the way. That’s the way the world, man. Power moves to those who serve, and you serve.
00:25:18:05 – 00:25:20:11
Rod
Anyway, I appreciate you coming on here, buddy.
00:25:20:13 – 00:25:22:14
Harvey
Thank you. I really appreciate the opportunity. Thank you.
00:25:22:14 – 00:25:23:03
Rod
Yeah. Thanks.
