Warrior Win

Atif Gul

Transitioned from software engineering to real estate investing 1 year ago.
Leveraged the Warrior Program community to gain knowledge and expertise in real estate syndication.
Actively pursuing General Partner (GP) roles for the past 6 months.
Track record of successfully closing 3 deals totaling 450 doors and raising $3 million in capital. $65 million AUM.

Property Details

Address: Regatta Apatment Homes – 12635 Scarsdale Drive, San Antonio, TX 7823 3
Number of Units: 200
Value Add Deal? Distressed Asset with Value Add
Purchase Price: $2,000,000
Estimated monthly increase projected? $200/unit
Anticipated value after value add: $38M
Estimated Cash on Cash Return: 6-8%
Estimated Internal Rate of Return: 15-17%

Warrior team
shout outs:

Any comments about your experience so far in the Warrior Program?

The Rod Khleif Warrior Program is truly a remarkable journey into the realm of commercial real estate (CRE). It offers a comprehensive curriculum that spans all critical aspects of the industry—from sourcing deals to underwriting, raising capital, and managing assets effectively. What sets this program apart is the quality of the content
it’s not only thorough but also presented in a way that’s both engaging and easy to understand, making complex concepts accessible to beginners and seasoned professionals alike.
Another standout feature of the program is its vibrant community. The Warrior Program brings together a diverse group of individuals, each with their unique expertise and experience in different facets of real estate. This community is incredibly supportive, with members going out of their way to assist one another. Whether it’s through formal networking events or casual conversations, the willingness to share knowledge and experiences is palpable, and greatly enhances the learning experience.
Participants not only gain technical knowledge but also develop lasting relationships that can lead to future collaborations and partnerships. This nurturing environment fosters a spirit of generosity and growth, which is often missing in more competitive educational settings.
Overall, the Warrior Program by Rod Khleif is more than just a real estate course—it’s a gateway to a thriving career in CRE, supported by a network of professionals who are genuinely interested in seeing each other succeed. Whether you’re looking to start your journey in commercial real estate or aiming to elevate your existing career, this program offers valuable resources and a supportive community to help you achieve your goals.

How did you find this property?

Rod found that property. It is CREE deal and I am co-gp on the deal.

How did you structure the financing of this property?

$13.5M debt financing (assumable loan).

Was this a joint venture or syndication?


How did you raise the equity?

Investor network.

What was the equity raise?


What are some hurdles you had to overcome to get this deal done?

Due diligence took a lot of time.

What are some of the lessons you learned with this deal?

Personal Learnings:
Teamwork is key: Absolutely! Real estate syndications involve various aspects, and having a strong team with complementary skills is crucial for success.
Thorough due diligence is essential: You’re right, don’t rely solely on information provided by others. Verifying data through inspections and independent research is vital for making informed decisions.
Other Lessons Learned:
Market research is crucial: Understanding the target market, vacancy rates, and rental trends is essential for accurate projections and identifying potential risks.
Sponsor track record matters: Research the sponsor’s experience, past performance, and reputation in the industry. This helps assess their capabilities and approach to managing the investment.
Scrutinize the offering documents: Carefully review the offering memorandum, operating agreement, and other legal documents to understand the terms, fees, and potential risks involved.
Exit strategy is important: Consider how you will eventually get your investment back. Will the property be sold, refinanced, or held for long-term income generation?
Don’t chase returns over reason: High cap rates can be tempting, but they might indicate underlying problems with the property or the market. Focus on realistic projections and sustainable returns.
Be prepared for unexpected events: Set aside reserves to handle unforeseen circumstances like repairs, vacancy fluctuations, or market downturns.
Communication is key: Maintain open and transparent communication with your partners and investors throughout the entire process.

* These examples depicting income or earnings are NOT to be interpreted as common, typical, expected, or normal for an average student. Although we have numerous documented successful deals from our coaching students, we cannot track all of our students’ results, and therefore cannot provide a typical result. You should assume that the average person makes little to no money or could lose money as there is work and risk associated with investing in real estate. The students depicted have participated in Rod’s training and coaching. The participants shown are not paid for their stories.