June 18, 2025 • 28 mins
Location truly is everything in real estate investing. Brandon's journey demonstrates this powerful truth as he shares how he strategically bought his first property near Walmart's new multi-billion dollar campus in Bentonville, setting the foundation for his entire investment strategy.
Unlike many investors who rush to accumulate properties, Brandon took a patient, focused approach. He identified a specific neighborhood with exceptional growth potential, made multiple offers until successful, and creatively financed his first purchase through a local bank's construction loan—requiring zero down payment or closing costs. By house hacking and renting rooms to friends for $500-$700 each, he lived essentially mortgage-free while building equity in a rapidly appreciating asset.
When Brandon's life circumstances changed after marriage, so did his strategy. He purchased a second home, renovated it, and later sold it at a significant profit to acquire a third property back in his original target neighborhood. This equity snowball approach, combined with relationship-building that created off-market opportunities, has resulted in two high-quality, cash-flowing properties in premium locations.
What makes Brandon's approach particularly compelling is the quality-over-quantity philosophy. As he points out, his two strategically located properties potentially generate as much cash flow as someone else's ten mediocre investments—with significantly less management headache and capital expenditure risk. For new investors, his story offers a refreshing alternative to the "buy as many as possible" mentality that often leads to scattered, underperforming portfolios.
Looking toward the future, Brandon is eyeing multifamily properties (2-24 units) or multi-tenant retail centers where he can apply the same value-add principles. By maintaining relationships with property owners throughout Northwest Arkansas, he's positioning himself to be their first call when they decide to sell.
Want to build a strategic real estate portfolio focused on quality and location? Subscribe to the Northwest Arkansas Investing Podcast for more insights on how to identify high-growth opportunities and structure deals creatively in this dynamic market.
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Episode Transcript
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Speaker 1 (00:07):
Welcome to Northwest Arkansas Investing Podcast, your
go-to source for real estateinvesting in Northwest Arkansas.
Speaker 2 (00:13):
With your seasoned investor just starting out.
We bring you expert insights,market trends and practical
strategies to help you buildwealth through real estate.
Speaker 3 (00:20):
From buying and selling to property management
and long-term investmentplanning.
We cover it all so you can makesmart, informed decision in
this fast-growing market.
Let's dive in.
All right, welcome back toNorthwest Arkansas Investing
Podcast.
I'm here with co-host BrianWagers and Mr Zach Stanley yes,
he's back with us.
Good to be here.
We're pumped to have him backit back.
(00:43):
Take a look back to the lastcouple episodes we did.
We talked a little bit aboutBrian and his uh deep dive on
his a couple of deals that he'sdone and then before that, we
talked a little bit about thepros and cons of short-term
rentals in Northwest Arkansasand long-term rentals and uh
kind of our opinions andthoughts on those.
And so, um, this episode Ithink we're going to get into a
(01:04):
deep dive on a deal or dealsthat I have done and my, I guess
, portfolio and what I've donelooks very different than what
Brian has done, but I think thatkind of provides a cool
difference there.
Speaker 2 (01:18):
And so no, no One portfolio the same.
That's the great thing aboutreal estate investing.
Speaker 3 (01:22):
Exactly, yep, and Brian said it last episode
there's a lot of ways to makemoney in real estate and that's
the truth, so that's why we loveit.
But, um, but yeah, for me, Ithink, uh, just kind of diving
in from the start, uh, I was abig grant cardone guy, which
I've said before, um, throughkind of 2016, you know, back
when it wasn't as cool and uh,and so you, I was in the mindset
(01:45):
of like, I'm just going tostack away cash.
I mean I'm not making anythingat this point, cause I'm coming
out of high school and then tocollege and and uh, trying to
scrap money together and so, butI'm in my head, I'm like I'm
not buying anything under 32units or 16 units or whatever.
Never done a deal before, um,but I think, you know, during
that time this was like 2020,2021 my pops encouraged me to to
(02:10):
just buy a house.
Rates were super low.
Of course, I didn't really knowthat at the time because I
didn't know anything, um, but heencouraged me to buy a house
and so, for me, I kind of honedcompletely in on an area that I
felt like was super highappreciation opportunity and I
only wanted to be in that areaand I wouldn't buy anywhere else
.
And so for me that was, theyhad made the announcement that
(02:32):
they're going to build a newWalmart campus right there on
that, you know, 50, 100 acres inBentonville, and so I wasn't
really sure why everybody elsewasn't trying to do what I was
doing, but I guess they kind ofwere.
But you know, so I kind of honedin this neighborhood just South
of it and so for me I waslooking to house hack it, so
that I had a lot of buddies thatwere still single at the time
(02:54):
or not married, and so I wasgoing to rent the rooms, buy a
house, add some value to it inan area that I knew would
appreciate really quickly, rentswould also appreciate really
quickly and and it could besomething that I could, you know
, hold on to and then move tothe next one and kind of
continue that process.
And so, um, first deal wasthere was, uh, 15 offers on it
(03:15):
at the time.
I mean, this was 2021.
Um, and so didn't end upgetting it on the on the first
one.
This was the third house Ioffered on on in the
neighborhood as well, but didn'tend up getting it on the on the
first one.
This was the third house Ioffered on, in the neighborhood
as well, but didn't end upgetting it on the first time.
Around you going through abroker at the time, or just I
was the broker, the buyer'sbroker, I had my license, um,
and was working at Walmart andand so, uh, just kind of doing
(03:37):
it part-time, probably not the.
I mean I wouldn't recommendanybody else do that, especially
in a competitive market, butanyway, anyway, I didn't win the
deal.
But a month later I was drivingby the property just kind of
like reminiscing wish I wouldhave got it, and the sign was
still in the yard, and so Icalled him and I said if it
falls through, just call mefirst.
And, crazy enough, the next dayhe called me and said it fell
(04:00):
through and they wanted 10 moregrand, and so, without
hesitation, did it.
And through and they wanted 10more grand, and so, without
hesitation, did it.
And so that was kind of thefirst deal for me and getting
into a single family house thatwas at the time 225 and worked
with a local bank around heregenerations to kind of net fund
it if you will.
And so the use the constructionloan to to finance it.
(04:21):
And so they kind of, basically,I came to the table with they
wrote me a check for thedifference of you know what my
down payment and the rest ofthat line they were going to
give me was, which was not much,but it was cool to kind of
figure out a way with a localbank to get into a property
without you know a down paymentor closing costs.
That basically what they gaveme.
(04:42):
There was covered, all of that.
And then I had a little bitleft behind and so for me, you
know, the renovations ended upmost of them coming out of
pocket for me.
Speaker 1 (04:52):
Well, take, take us into, like how you chose, you
know, of course, the Walmartcampus.
How far away are you from theWalmart campus?
Speaker 3 (05:01):
I mean it's just across the street.
Just across the street, yeah,so Walmart just happened to be
building a four.
I think they get the campus.
Speaker 1 (05:04):
Uh, I mean, it's just across the street, just across
the street, yeah.
So so we're just building afour.
I think did they get the four?
Was it just over three?
and the billions multi-billionyes, multi-billion dollar campus
and brandon had the foresightto go.
You know, I don't need all ofcenter 10, I just need this
neighbor, these neighborhoods,and when it pops up, it allows
him to be micro focused onfinding the right thing.
(05:24):
And you and you found it.
And if it would have been thathome, you would have got another
one, yeah, at a later date.
So I think that speaks volumes.
To at that time I don't know ifit was you or your dad just
tell me to like buy somethingyou.
Speaker 2 (05:35):
It was a great launching pad for you exactly
three and three offers beforethat, so that this was a third
home.
You offered on third home.
I offered on where you.
When they told you no, how doyou start making other offers on
other homes when you circledback or you circled?
Speaker 3 (05:48):
back started doing.
I mean, was was kind ofhustling so just started sending
more mailers to theneighborhood trying to find get
deals before they came to themarket because it was ultra
competitive and so, um, I thinkdefinitely, I mean I know you
had a lot of that experiencewhen you were first starting on
buying a lot of multifamilythrough mail, right, I did some
mail.
Speaker 2 (06:08):
Yeah, I got one like lead from it.
But I wasn't very like, didn'ttreat it like a business.
It was kind of like driving fordollars almost.
But it sounds like you made anoffer on market but at the same
time you, these mailers, whileyou're, he's kind of feeling the
market, seeing what, themarketplace, seeing those other
(06:29):
two deals, you're seeing whatpeople are willing to pay yeah,
exactly.
Speaker 3 (06:32):
So just trying to create my own luck really, and
uh, but was able to finally getinto that one and again that
trying to get into a spot that Iknew would appreciate quicker,
that I knew rents would alsoappreciate quicker, because I
know that was important for mystrategy of you know, I was
single at the time so I wasgoing to live in it and move to
the next and move to the next,move to the next.
Um, what was the purchase price?
(06:54):
225.
Yeah, um, and so obviously thatlooks a lot differently now,
but we'll I'll get into a littlebit of this too, on kind of
what this parlayed into.
But was renting the rooms toguys.
So there's two other rooms.
How much per room?
Gosh, it was probably $500 to$700 per room, and so my
(07:16):
mortgage at the time was $1,250or something like that.
And so I was either paying nothardly anything or paying
nothing, and so that was huge,just to be able to continue to
stag cash.
I think your wife will let youdo that right now.
Speaker 1 (07:29):
Man, I asked her already.
I asked her.
Speaker 3 (07:31):
Yeah, we found another one in the neighborhood
and I was like what do you thinkabout us just buying this one
and moving out of our currentone, which is in the same
neighborhood?
And she was like I refuse tomove again.
I was like would you mind if Idid?
Speaker 2 (07:46):
and just rented the room, someone young and first
getting started.
That is my first go to advice,even though I'm not in single
family.
My first piece of advice isthen to house hack in some form
or fashion.
Doesn't have to be a duplex,triplex, it can be, but it can
also be getting a house, likeyou did, and rent it out to your
buddies.
A lot easier said than donewhen you're single and getting
after it Right the way you did.
Speaker 1 (08:06):
It was very unconventional for your first
one and, I guess, morecomplicated than normal.
Yeah, for sure you could havejust found some random home and
bought it and whatever, but youwent a more complicated route
and it had a better return,exactly.
Speaker 3 (08:21):
Yeah, and I think that's one of the big things
that I want listeners to thinkabout.
Those is how important locationis, because the me picking that
location and like knowing andbelieving that it would
appreciate how it did and andrinse would also appreciate how
it did, allowed me to do thenext deals and so um,
essentially kept doing that fora bit, ended up getting married
(08:44):
and and my wife moved in and soeverybody moved out.
We didn't get the rent anymorefrom other routes.
Uh, but we but anyway, we livedin there for another year as we
hunted for the next one.
That was kind of in thevicinity of the Walmart campus
and I just, I mean, I was such abig believer in what that
campus was going to be and andhow rents could be really strong
(09:04):
in those areas, and so that'swhere we're hunting.
Did you start?
Speaker 2 (09:08):
your brokerage career kind of start to take off too
at that same time, or you werekind of Walmart broker.
What was that time?
Speaker 3 (09:16):
Yeah, no, it was full Walmart really, and then kind
of broker as I could on the side, and so during that time it was
a great side hustle.
I'm not really sure why anybodyused me, because it was
probably a low level service butfriends and family would use me
and it worked out.
But didn't.
I mean I did this deal and thenwe bought our next house,
(09:40):
really when I was leavingWalmart in 2023, which, which
was probably done yeah, uh,because we were, we were buying
a house.
I couldn't even be on the notebecause, uh, because I was
leaving my job and we were kindof dumping all a lot of our
reserves into this house when Ihad no income coming in.
It was just my wife's income.
But again, this was the nextdeal, was in a neighborhood like
(10:02):
five minutes from theneighborhood I first bought in
and it worked so well.
We started, you know, we got itrented out for $2,500 a month
and we were making $1,200 cashflow and that was a game changer
and I was, of course, get thebug, um, just starting out.
And so you get to this, thisnext one, where we're kind of
starting to run the same playand, uh, where we're going to
live in it.
(10:22):
We're going to add value andthen eventually move out and
kind of do the same thing.
But um, so anyway did all thatkind of while while I was
leaving walmart and uh, we, onthis one, we kind of went a
different route and just put,you know, five percent down and
so, and then did all therenovations out of pocket so at
this point.
Speaker 1 (10:42):
So, now you you've got your first home.
You rented it out and then youmoved and you just did a five
percent down conventional loanon this next home.
That's five minutes away yep,five minutes away.
Speaker 3 (10:54):
So it felt like, you know, in two to three years we
felt like maybe we could cashflow this, even though rates at
that time climbed so quickly upto like the I think we got 6.875
with a really good credit scoreand uh and so.
But we felt like if we'rebuying in this area, we feel
like rents could potentially getup to where maybe in two to
three years we could move outand keep it in cashflow.
(11:15):
Yeah, um, so added that value,started to live in it for about
a year.
Um, and then my neighbor behindme.
So I think this is anotherthing, as you know, for
investors that are looking tomaybe go this single family
route and go a little bitsmaller and just buy in great
areas and focus on cash flow.
(11:36):
We continue to kind of farm andget to know our neighbors from
our first neighborhood where wedid the deal, and so I knew the
neighbor directly behind mereally well and she had talked a
long time about wanting to moveto Bella Vista and uh, and make
a change and so just stay closewith her as we were kind of
doing this deal, um, in thisother neighborhood and living in
(11:57):
that and eventually kind ofhappened a lot quicker than we
thought, but she was ready tosell, and so, um, that's kind of
when the wheels started turning, of trying to figure out how to
get back to this neighborhood,a neighborhood that we have
already seen success in, um, butobviously again going back to
where rates climb so quickly.
We had a payment with PMI thatwe couldn't cashflow with, and
(12:20):
so now we're sitting here likeit doesn't make sense to hold
onto this and we don't want toput more money down, um, and so,
you know, we just kind ofparlayed that and uh, and sold
it in in my head I thought wewere going to break even and we
made some really good money, andso, um, I think that's another
thing, another importance againof buying in really great
neighborhoods and areas that areappreciating really fast, as
(12:42):
you have those opportunities toWell, neighborhoods and areas
that are appreciating reallyfast, as you have those
opportunities to well, youbought the second home you
bought wasn't a good?
Speaker 1 (12:50):
my older sister lives in that neighborhood, it is.
I mean, you boughtstrategically for that one
because it is a goodneighborhood, yeah so, which
probably allowed you to profit.
But in your head you thought,okay, it's okay to cut, cut, net
, and you know, just call it abreak even.
Let's get back to this point.
You know, yeah, you know, it'snot going to be win, win, win,
win, win, win, and to infinityyou're going to take some losses
and your loss.
You thought the loss turned outto a win, right.
(13:10):
And then you, you know you'rewithin a year, so you're paying
short-term capital gains,whatever on your however much.
Speaker 2 (13:17):
Now you're going back to your old neighborhood now,
exactly yep, so you're sellingyour second house, not your
first home.
As always, sold my second house.
Speaker 3 (13:25):
Yeah, kept, still kept the first one it was cash
flowing really well and thensold the second one to kind of
parlay back into, uh, into thisnext house.
And and brian said it last time, you know, I think when you're
first starting out you want tojust buy.
Especially in northwestarkansas.
We know what it's going to bein 20, 30 years.
You want to buy and holdeverything you possibly can for
for dear life, but not always isthat the best thing to do, um,
(13:49):
and oftentimes there's just anequity play to be had that you
can snowball into into somethingbetter, which brian talked
about in the last episode.
So that was the right play forus to sell it and equity
snowball that into into thisother property.
And and uh, we were able to getthis next one that was right
behind our first one for areally great price, which, again
(14:10):
, we were able to work with alocal bank and do a construction
loan again that this time wecame.
Again we came out of pocket zerofor down payment and closing
costs and we had, you know, 30to 40 grand to of of that extra
construction loan to use onrenovating the house, and so
there's a lot of margin.
(14:30):
We ended up going a little bitnicer, so I ended up doing some
additional out of pocket, um,but kind of being able to buy.
I think that's obviously that'san important thing to be able
to buy, uh, make money on yourbuy and that allowed us to be
able to use the bank to financesome of those repairs and value
add.
But again, working with a localbank and buying in that
(14:53):
location we now are able to.
We could use our currentprimary residence as a rental,
move out and rent it for thesame thing the one behind us is
renting for and make some reallygood cash flow.
Speaker 1 (15:11):
Well, I like that.
We have some kids.
Yeah, exactly, exactly.
I like your story because youhave two rentals that are in
really really good locations andyou probably have some good
positive equity in both, andthose two could be equal to the
sum of, let's just say, likesomeone else's, 10.
It is not about, like you know,you can buy a bunch of subpar 10
(15:32):
and put out a lot more capital,or you could really focus in
find two deals that potentiallyputs off as much or more cash
flow than those 10.
And you only have calls fromone I mean really right now, one
property, but if you writtenthe other one out, you're only
having calls on from two tenantsinstead of 10.
And so your your capitalexpenditures and your repairs
(15:53):
and your vacancies a lot loweron those two as compared to 10.
And I love your patience inyour story and how you just said
no, we're doubling down on thisnow.
In the future maybe you dodifferent stuff, but you built
this solid foundation to startyour investing career on.
You have two great propertiesthat will cash flow, solid
(16:14):
equity.
Speaker 3 (16:15):
It's only I mean, your data chart from here is
only in a street going up, sovery commendable and just shows
(16:36):
there's a bunch of differentways to do it in real estate.
And trying to focus on, youknow, continue to increase
income and stack away to be ableto go do bigger deals that make
sense for the lifestyle that Iwant to, you know, continue to
grow into.
But I think it's important toget started and I think you know
, for those listening, if it'seven a single family that you
(16:59):
could add value to and parlayinto the next thing to grow and
the next thing to grow, I thinkyou should do so or at least
take a look at it.
Speaker 1 (17:07):
So what are you looking for your net?
Your next thing Are you lookingfor something specifically
right now?
Speaker 3 (17:13):
Yeah, yeah, so I mean for me, I'm I kind of, I mean
I'm looking for anything kind oftwo to 24 units is what I've
said a lot of if I'm going themultifamily route and then,
other than that, multi-tenantretail, like strip, smaller
strip retail centers, that I canpotentially, um, just add value
(17:35):
and and, uh, parlay into intosomething else.
And so I mean for me, the gamefor me has always been get to
know owners around NorthArkansas that have those kinds
of properties for a long timeand just create relationships
and hopefully be their firstcall when that time comes.
And so there's guys that Iowners, that I've been talking
to for three, four, five years.
They may never sell to me, butthey know me by name.
(17:59):
We've talked on the phone a lot, we've texted a lot and at
least I'll get a shot, hopefullywhen they decide to go and sell
in the coming years.
And so in the meantime, for meit's stacking away cash and
getting ready for moments likethat.
But I'm learning more and morethat you know there's just, if
(18:19):
you're playing that game, therehas to be more people that
you're talking to.
And you can't ever rely on oneor two or five, even five owners
that have property that youwant, so got a lot of hooks in
the water, have to put irons inthe fire?
Speaker 2 (18:32):
Yeah, if you will.
So got to put a lot of hooks inthe water.
Have to put irons in the fire,if you will, yeah you have to.
Speaker 3 (18:36):
But but yeah, just very.
I mean, my, my story is verydifferent so far, but, uh, but I
have the goal of of kind ofparlaying these and I would say
I would sell these or this.
My first one, or both of them,uh, to parlay it into a big deal
is if, uh, you know, a 24 unit.
That made sense if I had to.
So that's kind of how mystrategy started to shift.
(18:59):
But even these first two dealshave allowed me to to be able to
get a line of credit that, um,you know, can help me buy flips,
that could help me increase myincome, and then, you know,
again, with the ultimate goal ofbuying some bigger deals that I
can scale with.
So, yeah, great.
Speaker 2 (19:15):
Love it.
Yeah, I mean a lot of lessonsthere.
One you're not going to get thefirst deal you're offering on.
Maybe you will, but don't youknow you got to have some thick
skin to keep offering.
And even there's so manystories of the guy at first they
say no and then they come backaround.
You know the guy at first theysay no and then they come back
around.
You know, but at the same timeyou didn't let that discourage
you.
You're still moving along withthe plan.
(19:36):
You know.
You you kind of took a leapthere when you were leaving
walmart and then going full-timebrokerage.
You know you weren't evenbankable, you know so.
But I think if you're, if youhad, if people were giving you
deals and you were still workingat walmart, I mean that's a
good sign of six, like I'm notgiving my someone to list my
house if they're workingfull-time at one.
But you obviously had friendsand family that were like, yeah,
(19:58):
they're like, hey, brandon'sgot a license, let him, let him
do it.
So you were able to parlay thatuh.
And you know, obviously thebrokerage uh thing can be
leveraged with the cash flowcoming from there.
Obviously the connections didyou.
And one question before we wrapup the did you get your license
with the intention, justbecause you wanted to do your
(20:18):
own deals, or because you wantedto be a full-time broker, or
what you weren't sure at thetime?
Speaker 3 (20:23):
well, I got it initially because my parents
encouraged me to do it and theywere in brokerage and uh, but
just kind of, as I've continuedto learn you, I will always
either pay a broker or let abroker represent me if they're
bringing a deal to the table,and I think that's important and
the guys that I see that havethe most success.
They're always taking care ofthe brokers, because I can't
(20:46):
talk to every single owner inNorthwest Arkansas for the
properties that I'm looking for.
It's impossible.
And so if there's anopportunity that comes on the
market and someone sends it tome, even and they know the owner
, or maybe it's their listing orwhatever.
It's a pocket listing all dayit would be a shame if I would
try to be collecting acommission on that rather than
(21:06):
letting the person that broughtthat to me, you know, be able to
kind of rep it on both sides.
So, yeah, that's obviouslyshifted for me, you know, be
able to to kind of rep it onboth sides.
So, yeah, that's obviouslyshifted for me, just as I've
learned and seen others thathave had success.
But, yeah, I think that'simportant to take care of those
that are closest to owners inNorthwest Arkansas, which can't
always be just you.
So, yeah, 100 percent.
(21:27):
But yeah, I think, just as we,as we wrap up and we're going to
get next episode, we're goingto get a little bit into Zach
and some deal deep dive thathe's done.
But go back and listen to theone before, brian kind of
getting into a couple of hisdeals, um, a little bit smaller
deal and then a development dealhe's got working.
So that's a really good episode.
But, uh, we'll continue tobring this and and, uh, thanks
(21:47):
for listening, thanks forlistening, thanks guys, thanks
for listening, thanks forlistening.
Speaker 1 (21:50):
Thanks guys Again, thank you guys for tuning in.
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(26:49):
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Speaker 2 (27:21):
Special thanks to one of our sponsors, who I've
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Speaker 1 (28:10):
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Thanks for listening and we'llsee you next time.
Welcome to Northwest Arkansas Investing Podcast, your
go-to source for real estateinvesting in Northwest Arkansas.
Speaker 2 (00:13):
With your seasoned investor just starting out.
We bring you expert insights,market trends and practical
strategies to help you buildwealth through real estate.
Speaker 3 (00:20):
From buying and selling to property management
and long-term investmentplanning.
We cover it all so you can makesmart, informed decision in
this fast-growing market.
Let's dive in.
All right, welcome back toNorthwest Arkansas Investing
Podcast.
I'm here with co-host BrianWagers and Mr Zach Stanley yes,
he's back with us.
Good to be here.
We're pumped to have him backit back.
(00:43):
Take a look back to the lastcouple episodes we did.
We talked a little bit aboutBrian and his uh deep dive on
his a couple of deals that he'sdone and then before that, we
talked a little bit about thepros and cons of short-term
rentals in Northwest Arkansasand long-term rentals and uh
kind of our opinions andthoughts on those.
And so, um, this episode Ithink we're going to get into a
(01:04):
deep dive on a deal or dealsthat I have done and my, I guess
, portfolio and what I've donelooks very different than what
Brian has done, but I think thatkind of provides a cool
difference there.
Speaker 2 (01:18):
And so no, no One portfolio the same.
That's the great thing aboutreal estate investing.
Speaker 3 (01:22):
Exactly, yep, and Brian said it last episode
there's a lot of ways to makemoney in real estate and that's
the truth, so that's why we loveit.
But, um, but yeah, for me, Ithink, uh, just kind of diving
in from the start, uh, I was abig grant cardone guy, which
I've said before, um, throughkind of 2016, you know, back
when it wasn't as cool and uh,and so you, I was in the mindset
(01:45):
of like, I'm just going tostack away cash.
I mean I'm not making anythingat this point, cause I'm coming
out of high school and then tocollege and and uh, trying to
scrap money together and so, butI'm in my head, I'm like I'm
not buying anything under 32units or 16 units or whatever.
Never done a deal before, um,but I think, you know, during
that time this was like 2020,2021 my pops encouraged me to to
(02:10):
just buy a house.
Rates were super low.
Of course, I didn't really knowthat at the time because I
didn't know anything, um, but heencouraged me to buy a house
and so, for me, I kind of honedcompletely in on an area that I
felt like was super highappreciation opportunity and I
only wanted to be in that areaand I wouldn't buy anywhere else
.
And so for me that was, theyhad made the announcement that
(02:32):
they're going to build a newWalmart campus right there on
that, you know, 50, 100 acres inBentonville, and so I wasn't
really sure why everybody elsewasn't trying to do what I was
doing, but I guess they kind ofwere.
But you know, so I kind of honedin this neighborhood just South
of it and so for me I waslooking to house hack it, so
that I had a lot of buddies thatwere still single at the time
(02:54):
or not married, and so I wasgoing to rent the rooms, buy a
house, add some value to it inan area that I knew would
appreciate really quickly, rentswould also appreciate really
quickly and and it could besomething that I could, you know
, hold on to and then move tothe next one and kind of
continue that process.
And so, um, first deal wasthere was, uh, 15 offers on it
(03:15):
at the time.
I mean, this was 2021.
Um, and so didn't end upgetting it on the on the first
one.
This was the third house Ioffered on on in the
neighborhood as well, but didn'tend up getting it on the on the
first one.
This was the third house Ioffered on, in the neighborhood
as well, but didn't end upgetting it on the first time.
Around you going through abroker at the time, or just I
was the broker, the buyer'sbroker, I had my license, um,
and was working at Walmart andand so, uh, just kind of doing
(03:37):
it part-time, probably not the.
I mean I wouldn't recommendanybody else do that, especially
in a competitive market, butanyway, anyway, I didn't win the
deal.
But a month later I was drivingby the property just kind of
like reminiscing wish I wouldhave got it, and the sign was
still in the yard, and so Icalled him and I said if it
falls through, just call mefirst.
And, crazy enough, the next dayhe called me and said it fell
(04:00):
through and they wanted 10 moregrand, and so, without
hesitation, did it.
And through and they wanted 10more grand, and so, without
hesitation, did it.
And so that was kind of thefirst deal for me and getting
into a single family house thatwas at the time 225 and worked
with a local bank around heregenerations to kind of net fund
it if you will.
And so the use the constructionloan to to finance it.
(04:21):
And so they kind of, basically,I came to the table with they
wrote me a check for thedifference of you know what my
down payment and the rest ofthat line they were going to
give me was, which was not much,but it was cool to kind of
figure out a way with a localbank to get into a property
without you know a down paymentor closing costs.
That basically what they gaveme.
(04:42):
There was covered, all of that.
And then I had a little bitleft behind and so for me, you
know, the renovations ended upmost of them coming out of
pocket for me.
Speaker 1 (04:52):
Well, take, take us into, like how you chose, you
know, of course, the Walmartcampus.
How far away are you from theWalmart campus?
Speaker 3 (05:01):
I mean it's just across the street.
Just across the street, yeah,so Walmart just happened to be
building a four.
I think they get the campus.
Speaker 1 (05:04):
Uh, I mean, it's just across the street, just across
the street, yeah.
So so we're just building afour.
I think did they get the four?
Was it just over three?
and the billions multi-billionyes, multi-billion dollar campus
and brandon had the foresightto go.
You know, I don't need all ofcenter 10, I just need this
neighbor, these neighborhoods,and when it pops up, it allows
him to be micro focused onfinding the right thing.
(05:24):
And you and you found it.
And if it would have been thathome, you would have got another
one, yeah, at a later date.
So I think that speaks volumes.
To at that time I don't know ifit was you or your dad just
tell me to like buy somethingyou.
Speaker 2 (05:35):
It was a great launching pad for you exactly
three and three offers beforethat, so that this was a third
home.
You offered on third home.
I offered on where you.
When they told you no, how doyou start making other offers on
other homes when you circledback or you circled?
Speaker 3 (05:48):
back started doing.
I mean, was was kind ofhustling so just started sending
more mailers to theneighborhood trying to find get
deals before they came to themarket because it was ultra
competitive and so, um, I thinkdefinitely, I mean I know you
had a lot of that experiencewhen you were first starting on
buying a lot of multifamilythrough mail, right, I did some
mail.
Speaker 2 (06:08):
Yeah, I got one like lead from it.
But I wasn't very like, didn'ttreat it like a business.
It was kind of like driving fordollars almost.
But it sounds like you made anoffer on market but at the same
time you, these mailers, whileyou're, he's kind of feeling the
market, seeing what, themarketplace, seeing those other
(06:29):
two deals, you're seeing whatpeople are willing to pay yeah,
exactly.
Speaker 3 (06:32):
So just trying to create my own luck really, and
uh, but was able to finally getinto that one and again that
trying to get into a spot that Iknew would appreciate quicker,
that I knew rents would alsoappreciate quicker, because I
know that was important for mystrategy of you know, I was
single at the time so I wasgoing to live in it and move to
the next and move to the next,move to the next.
Um, what was the purchase price?
(06:54):
225.
Yeah, um, and so obviously thatlooks a lot differently now,
but we'll I'll get into a littlebit of this too, on kind of
what this parlayed into.
But was renting the rooms toguys.
So there's two other rooms.
How much per room?
Gosh, it was probably $500 to$700 per room, and so my
(07:16):
mortgage at the time was $1,250or something like that.
And so I was either paying nothardly anything or paying
nothing, and so that was huge,just to be able to continue to
stag cash.
I think your wife will let youdo that right now.
Speaker 1 (07:29):
Man, I asked her already.
I asked her.
Speaker 3 (07:31):
Yeah, we found another one in the neighborhood
and I was like what do you thinkabout us just buying this one
and moving out of our currentone, which is in the same
neighborhood?
And she was like I refuse tomove again.
I was like would you mind if Idid?
Speaker 2 (07:46):
and just rented the room, someone young and first
getting started.
That is my first go to advice,even though I'm not in single
family.
My first piece of advice isthen to house hack in some form
or fashion.
Doesn't have to be a duplex,triplex, it can be, but it can
also be getting a house, likeyou did, and rent it out to your
buddies.
A lot easier said than donewhen you're single and getting
after it Right the way you did.
Speaker 1 (08:06):
It was very unconventional for your first
one and, I guess, morecomplicated than normal.
Yeah, for sure you could havejust found some random home and
bought it and whatever, but youwent a more complicated route
and it had a better return,exactly.
Speaker 3 (08:21):
Yeah, and I think that's one of the big things
that I want listeners to thinkabout.
Those is how important locationis, because the me picking that
location and like knowing andbelieving that it would
appreciate how it did and andrinse would also appreciate how
it did, allowed me to do thenext deals and so um,
essentially kept doing that fora bit, ended up getting married
(08:44):
and and my wife moved in and soeverybody moved out.
We didn't get the rent anymorefrom other routes.
Uh, but we but anyway, we livedin there for another year as we
hunted for the next one.
That was kind of in thevicinity of the Walmart campus
and I just, I mean, I was such abig believer in what that
campus was going to be and andhow rents could be really strong
(09:04):
in those areas, and so that'swhere we're hunting.
Did you start?
Speaker 2 (09:08):
your brokerage career kind of start to take off too
at that same time, or you werekind of Walmart broker.
What was that time?
Speaker 3 (09:16):
Yeah, no, it was full Walmart really, and then kind
of broker as I could on the side, and so during that time it was
a great side hustle.
I'm not really sure why anybodyused me, because it was
probably a low level service butfriends and family would use me
and it worked out.
But didn't.
I mean I did this deal and thenwe bought our next house,
(09:40):
really when I was leavingWalmart in 2023, which, which
was probably done yeah, uh,because we were, we were buying
a house.
I couldn't even be on the notebecause, uh, because I was
leaving my job and we were kindof dumping all a lot of our
reserves into this house when Ihad no income coming in.
It was just my wife's income.
But again, this was the nextdeal, was in a neighborhood like
(10:02):
five minutes from theneighborhood I first bought in
and it worked so well.
We started, you know, we got itrented out for $2,500 a month
and we were making $1,200 cashflow and that was a game changer
and I was, of course, get thebug, um, just starting out.
And so you get to this, thisnext one, where we're kind of
starting to run the same playand, uh, where we're going to
live in it.
(10:22):
We're going to add value andthen eventually move out and
kind of do the same thing.
But um, so anyway did all thatkind of while while I was
leaving walmart and uh, we, onthis one, we kind of went a
different route and just put,you know, five percent down and
so, and then did all therenovations out of pocket so at
this point.
Speaker 1 (10:42):
So, now you you've got your first home.
You rented it out and then youmoved and you just did a five
percent down conventional loanon this next home.
That's five minutes away yep,five minutes away.
Speaker 3 (10:54):
So it felt like, you know, in two to three years we
felt like maybe we could cashflow this, even though rates at
that time climbed so quickly upto like the I think we got 6.875
with a really good credit scoreand uh and so.
But we felt like if we'rebuying in this area, we feel
like rents could potentially getup to where maybe in two to
three years we could move outand keep it in cashflow.
(11:15):
Yeah, um, so added that value,started to live in it for about
a year.
Um, and then my neighbor behindme.
So I think this is anotherthing, as you know, for
investors that are looking tomaybe go this single family
route and go a little bitsmaller and just buy in great
areas and focus on cash flow.
(11:36):
We continue to kind of farm andget to know our neighbors from
our first neighborhood where wedid the deal, and so I knew the
neighbor directly behind mereally well and she had talked a
long time about wanting to moveto Bella Vista and uh, and make
a change and so just stay closewith her as we were kind of
doing this deal, um, in thisother neighborhood and living in
(11:57):
that and eventually kind ofhappened a lot quicker than we
thought, but she was ready tosell, and so, um, that's kind of
when the wheels started turning, of trying to figure out how to
get back to this neighborhood,a neighborhood that we have
already seen success in, um, butobviously again going back to
where rates climb so quickly.
We had a payment with PMI thatwe couldn't cashflow with, and
(12:20):
so now we're sitting here likeit doesn't make sense to hold
onto this and we don't want toput more money down, um, and so,
you know, we just kind ofparlayed that and uh, and sold
it in in my head I thought wewere going to break even and we
made some really good money, andso, um, I think that's another
thing, another importance againof buying in really great
neighborhoods and areas that areappreciating really fast, as
(12:42):
you have those opportunities toWell, neighborhoods and areas
that are appreciating reallyfast, as you have those
opportunities to well, youbought the second home you
bought wasn't a good?
Speaker 1 (12:50):
my older sister lives in that neighborhood, it is.
I mean, you boughtstrategically for that one
because it is a goodneighborhood, yeah so, which
probably allowed you to profit.
But in your head you thought,okay, it's okay to cut, cut, net
, and you know, just call it abreak even.
Let's get back to this point.
You know, yeah, you know, it'snot going to be win, win, win,
win, win, win, and to infinityyou're going to take some losses
and your loss.
You thought the loss turned outto a win, right.
(13:10):
And then you, you know you'rewithin a year, so you're paying
short-term capital gains,whatever on your however much.
Speaker 2 (13:17):
Now you're going back to your old neighborhood now,
exactly yep, so you're sellingyour second house, not your
first home.
As always, sold my second house.
Speaker 3 (13:25):
Yeah, kept, still kept the first one it was cash
flowing really well and thensold the second one to kind of
parlay back into, uh, into thisnext house.
And and brian said it last time, you know, I think when you're
first starting out you want tojust buy.
Especially in northwestarkansas.
We know what it's going to bein 20, 30 years.
You want to buy and holdeverything you possibly can for
for dear life, but not always isthat the best thing to do, um,
(13:49):
and oftentimes there's just anequity play to be had that you
can snowball into into somethingbetter, which brian talked
about in the last episode.
So that was the right play forus to sell it and equity
snowball that into into thisother property.
And and uh, we were able to getthis next one that was right
behind our first one for areally great price, which, again
(14:10):
, we were able to work with alocal bank and do a construction
loan again that this time wecame.
Again we came out of pocket zerofor down payment and closing
costs and we had, you know, 30to 40 grand to of of that extra
construction loan to use onrenovating the house, and so
there's a lot of margin.
(14:30):
We ended up going a little bitnicer, so I ended up doing some
additional out of pocket, um,but kind of being able to buy.
I think that's obviously that'san important thing to be able
to buy, uh, make money on yourbuy and that allowed us to be
able to use the bank to financesome of those repairs and value
add.
But again, working with a localbank and buying in that
(14:53):
location we now are able to.
We could use our currentprimary residence as a rental,
move out and rent it for thesame thing the one behind us is
renting for and make some reallygood cash flow.
Speaker 1 (15:11):
Well, I like that.
We have some kids.
Yeah, exactly, exactly.
I like your story because youhave two rentals that are in
really really good locations andyou probably have some good
positive equity in both, andthose two could be equal to the
sum of, let's just say, likesomeone else's, 10.
It is not about, like you know,you can buy a bunch of subpar 10
(15:32):
and put out a lot more capital,or you could really focus in
find two deals that potentiallyputs off as much or more cash
flow than those 10.
And you only have calls fromone I mean really right now, one
property, but if you writtenthe other one out, you're only
having calls on from two tenantsinstead of 10.
And so your your capitalexpenditures and your repairs
(15:53):
and your vacancies a lot loweron those two as compared to 10.
And I love your patience inyour story and how you just said
no, we're doubling down on thisnow.
In the future maybe you dodifferent stuff, but you built
this solid foundation to startyour investing career on.
You have two great propertiesthat will cash flow, solid
(16:14):
equity.
Speaker 3 (16:15):
It's only I mean, your data chart from here is
only in a street going up, sovery commendable and just shows
(16:36):
there's a bunch of differentways to do it in real estate.
And trying to focus on, youknow, continue to increase
income and stack away to be ableto go do bigger deals that make
sense for the lifestyle that Iwant to, you know, continue to
grow into.
But I think it's important toget started and I think you know
, for those listening, if it'seven a single family that you
(16:59):
could add value to and parlayinto the next thing to grow and
the next thing to grow, I thinkyou should do so or at least
take a look at it.
Speaker 1 (17:07):
So what are you looking for your net?
Your next thing Are you lookingfor something specifically
right now?
Speaker 3 (17:13):
Yeah, yeah, so I mean for me, I'm I kind of, I mean
I'm looking for anything kind oftwo to 24 units is what I've
said a lot of if I'm going themultifamily route and then,
other than that, multi-tenantretail, like strip, smaller
strip retail centers, that I canpotentially, um, just add value
(17:35):
and and, uh, parlay into intosomething else.
And so I mean for me, the gamefor me has always been get to
know owners around NorthArkansas that have those kinds
of properties for a long timeand just create relationships
and hopefully be their firstcall when that time comes.
And so there's guys that Iowners, that I've been talking
to for three, four, five years.
They may never sell to me, butthey know me by name.
(17:59):
We've talked on the phone a lot, we've texted a lot and at
least I'll get a shot, hopefullywhen they decide to go and sell
in the coming years.
And so in the meantime, for meit's stacking away cash and
getting ready for moments likethat.
But I'm learning more and morethat you know there's just, if
(18:19):
you're playing that game, therehas to be more people that
you're talking to.
And you can't ever rely on oneor two or five, even five owners
that have property that youwant, so got a lot of hooks in
the water, have to put irons inthe fire?
Speaker 2 (18:32):
Yeah, if you will.
So got to put a lot of hooks inthe water.
Have to put irons in the fire,if you will, yeah you have to.
Speaker 3 (18:36):
But but yeah, just very.
I mean, my, my story is verydifferent so far, but, uh, but I
have the goal of of kind ofparlaying these and I would say
I would sell these or this.
My first one, or both of them,uh, to parlay it into a big deal
is if, uh, you know, a 24 unit.
That made sense if I had to.
So that's kind of how mystrategy started to shift.
(18:59):
But even these first two dealshave allowed me to to be able to
get a line of credit that, um,you know, can help me buy flips,
that could help me increase myincome, and then, you know,
again, with the ultimate goal ofbuying some bigger deals that I
can scale with.
So, yeah, great.
Speaker 2 (19:15):
Love it.
Yeah, I mean a lot of lessonsthere.
One you're not going to get thefirst deal you're offering on.
Maybe you will, but don't youknow you got to have some thick
skin to keep offering.
And even there's so manystories of the guy at first they
say no and then they come backaround.
You know the guy at first theysay no and then they come back
around.
You know, but at the same timeyou didn't let that discourage
you.
You're still moving along withthe plan.
(19:36):
You know.
You you kind of took a leapthere when you were leaving
walmart and then going full-timebrokerage.
You know you weren't evenbankable, you know so.
But I think if you're, if youhad, if people were giving you
deals and you were still workingat walmart, I mean that's a
good sign of six, like I'm notgiving my someone to list my
house if they're workingfull-time at one.
But you obviously had friendsand family that were like, yeah,
(19:58):
they're like, hey, brandon'sgot a license, let him, let him
do it.
So you were able to parlay thatuh.
And you know, obviously thebrokerage uh thing can be
leveraged with the cash flowcoming from there.
Obviously the connections didyou.
And one question before we wrapup the did you get your license
with the intention, justbecause you wanted to do your
(20:18):
own deals, or because you wantedto be a full-time broker, or
what you weren't sure at thetime?
Speaker 3 (20:23):
well, I got it initially because my parents
encouraged me to do it and theywere in brokerage and uh, but
just kind of, as I've continuedto learn you, I will always
either pay a broker or let abroker represent me if they're
bringing a deal to the table,and I think that's important and
the guys that I see that havethe most success.
They're always taking care ofthe brokers, because I can't
(20:46):
talk to every single owner inNorthwest Arkansas for the
properties that I'm looking for.
It's impossible.
And so if there's anopportunity that comes on the
market and someone sends it tome, even and they know the owner
, or maybe it's their listing orwhatever.
It's a pocket listing all dayit would be a shame if I would
try to be collecting acommission on that rather than
(21:06):
letting the person that broughtthat to me, you know, be able to
kind of rep it on both sides.
So, yeah, that's obviouslyshifted for me, you know, be
able to to kind of rep it onboth sides.
So, yeah, that's obviouslyshifted for me, just as I've
learned and seen others thathave had success.
But, yeah, I think that'simportant to take care of those
that are closest to owners inNorthwest Arkansas, which can't
always be just you.
So, yeah, 100 percent.
(21:27):
But yeah, I think, just as we,as we wrap up and we're going to
get next episode, we're goingto get a little bit into Zach
and some deal deep dive thathe's done.
But go back and listen to theone before, brian kind of
getting into a couple of hisdeals, um, a little bit smaller
deal and then a development dealhe's got working.
So that's a really good episode.
But, uh, we'll continue tobring this and and, uh, thanks
(21:47):
for listening, thanks forlistening, thanks guys, thanks
for listening, thanks forlistening.
Speaker 1 (21:50):
Thanks guys Again, thank you guys for tuning in.
I'm going to go ahead and listsome sponsors off here.
We're going to start with FlatBranch Mortgage, specifically
Colton Kennedy.
Colton and I personally dobusiness together and he's a
wonderful lender here in theNorthwest Arkansas corridor.
Want to invest in real estateor purchase a home but feel like
(22:10):
you need a secret decoder ringto understand the process?
You're not alone.
First-time investors, househackers and future homeowners
colton kennedy has you covered.
Colton kennedy, with flatbranch home loans, helps people
like you break into the realestate market without the
guesswork.
Think of him as your mortgagestrategist, helping you turn I
wish I could into.
I just did.
(22:30):
You bring vision, he'll bringthe lending game plan.
Let's make your firstinvestment a smart one.
Colton Kennedy with Flat BranchHome Loans.
Contact him today by calling417-437-0086.
Or emailing ckenedy-H-Lcom.
(23:14):
Thank you so much, colton.
So our next sponsorship is 1440Photography.
1440 Photography is a localcompany here.
I love getting local companiesto sponsor this podcast.
They're local, they do greatservice and personally I can
speak that they do a great jobon mine and my client's stuff.
If you're an investor or agentin Northwest Arkansas, you need
(23:35):
1440 Real Estate Media in yourcorner.
They're not just photographers,they're real estate market
experts and it's the only thingthey do MLS photos, drone video,
matterport whatever yourlisting needs, they've got it.
Everything is a la carte andit's totally customizable.
And here's the best part justbook online whenever works for
(23:56):
you.
They confirm and show up readyto go.
Fast, easy done or qualitymeets speed.
Book now at 1440photographycom.
Our next sponsor is advantagetitle and escrow.
They're a local company.
They do great work,specifically Kayla Phillips.
I can speak personally on thissponsor because I use Kayla for
(24:19):
all of my transactions.
It's been two, three, fouryears now and Kayla and I have
done a ton of deals.
We probably do between 65 to 80deals a year together and they
do a great job.
The SOPs, so systems andprocessing that they have over
Advantage Title is justincredible.
Clients love it.
They do a great job from startto end communicating.
(24:40):
When I give a deal to AdvantageTitle and escrow, I know that
it's going to be taken care of.
There's no second guessing.
I almost am able to treat themlike a second transaction
coordinator to my transactioncoordinator that I already have.
I know that they're going tohandle the systems and processes
correctly as an agent, as ahomeowner, as a buyer or seller.
(25:01):
They do an incredible job ofhandling a transaction and
communicating throughout theprocess.
They do a great job withcommunication, especially Kayla
Phillips over there.
I would highly encourage you, ifyou're looking to close on a
home, buy a home.
If you're an agent, listeningto use advantage title and
escrow uh, specifically KaylaPhillips.
(25:21):
So you're going to reach Kaylabest at 5 0 1, 3, 5, 8, 1, 6 0,
1.
Or you can email her kaylac-a-y-l-a at goadvantagetitlecom
(25:44):
.
Advantage is a-d-v-a-n-t-a-g-etitlecom.
Our next sponsor is tds it.
That's t as in tim d, as indocument s, as in solution I, as
in information t as intechnology.
This D, as in document S as insolution I, as in information T
as in technology.
This one hits personal.
It's close to home.
My dad, tim Stanley, runs TDSIT and he decided to sponsor our
podcast.
So I can speak from personalexperience.
(26:06):
I've been able to work for mydad in the past as well and
they're a great, great solutionfor business technology.
If you're a local business owner, or even out of state, if
you're running a business, needprinters, need information IT
services.
If you need phones, scanners,printers all the way up to.
(26:28):
You know you're printing booksto.
Hey, we just need something inthe office.
Tds IT is that spot.
They provide the best in-brandbusiness technology with proven
best in local service, and theycan prove it.
Our next sponsor is from OneStone Private Lending.
This episode is brought to youby One Stone Private Lending,
(26:49):
one of the top private and hardmoney lenders now serving
Northwest Arkansas.
Whether you need short-termcapital for a flip, a bridge
loan or creative financing,they've got you covered with
very flexible products to fitnearly any deal, including 100%
financing.
What sets them apart is theirdeep expertise, fast response
times and ability to thinkoutside of the box to help
(27:14):
investors like us close quicklyand efficiently.
If you're looking for a reallending partner, check out
Winstone Private Lending.
Link is in the show notes.
Speaker 2 (27:21):
Special thanks to one of our sponsors, who I've
worked with personally onmultifamily commercial loans as
well as business acquisitions.
People's Bank works withentrepreneurs, investors,
dealmakers and risk takers.
They're the ones who seeopportunities where others see
obstacles, whether it's a vacantlot with a plan for a thriving
business or making an old spacenew.
They work with creators whothink big and are not satisfied
(27:44):
with the status quo.
People's Bank helps you buildArkansas, deal by deal and brick
by brick.
They don't just see numbers ona spreadsheet, they see your
passion and vision.
People's Bank, it's wherepeople come first.
Member FDIC.
If you're needing loanassistance, reach out to Dakota
at 870-883-1706 or dhedden atpeoplesbankarcom.
Speaker 1 (28:10):
If you enjoyed the show, make sure to give us a
follow on your favorite podcastplatform so you never miss an
update, don't?
Speaker 2 (28:14):
forget to connect with us on Instagram, facebook
and LinkedIn for more realestate insights and behind the
scenes content.
Speaker 3 (28:20):
I have a question you want us to cover.
Send it our way and if you'reinterested in sponsoring the
show, visit nwainvestingcom toget in touch.
Thanks for listening and we'llsee you next time.
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