🏭 Irwin Boris: Master the "Boring" Industrial Real Estate That Compounds 8%+ Returns 📈

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THE ANTI-MULTIFAMILY STRATEGY: WHY INDUSTRIAL IS KING 👑
In this eye-opening episode of The Real Estate Investing Club, I sit down with Irwin Boris, CPA and real estate veteran who cracked the code on boring-but-profitable industrial investing. After dealing with underground water line disasters and insurance cost tripling in multifamily, Irwin pivoted to an asset class that compounds revenue at 3% annually while protecting against maintenance nightmares.

INSIDER SECRETS: HOW TO SCORE 8-9% CAP RATES TODAY 💰
While everyone chases multifamily, Irwin reveals how he's finding industrial deals with 8-9% cap rates in secondary markets. His strategy? Look for buildings under $100 per square foot when replacement cost runs $150-200 PSF. Target properties with 8-15 tenants to ensure cash flow continues even during turnover. The key insight: "Make your money on the buy" by being patient and letting deals chase you.

THE WORKFORCE STICKINESS ADVANTAGE 🏗️
One fascinating strategy Irwin shares involves single-tenant deals tied to local workforce. Example: A 500-employee facility running three shifts daily can't move more than a few miles without losing staff. This creates incredible lease security that justifies paying slightly below market rent in exchange for workforce retention.

SMALL BAY SECRETS: WHERE TO FIND THESE GEMS 🔍
Small bay properties remain hidden in plain sight across America. Look for buildings with multiple roll-up doors housing plumbers, electricians, and even unique tenants like tropical fish farms and nuclear pharmacies. These properties offer higher returns than traditional office while requiring less intensive management than multifamily.

MARKET TIMING STRATEGY: BUY DURING UNCERTAINTY 📊
With major players like Blackstone and Clarion Partners signaling now as prime buying time amid tariff uncertainty, Irwin explains why the next 2-4 years offer exceptional opportunities. While new development slows and financing tightens, buyers with cash can capitalize on motivated sellers and reduced competition.

THE CPA ADVANTAGE IN REAL ESTATE 📚
Irwin credits his accounting background for deal-making success, sharing how he educated bank underwriters on reading tax returns properly. Understanding depreciation, reading financial statements, and properly vetting tenant financials gives him significant edge in deal analysis and negotiation.

FROM CPA TO OPERATOR: TOUCHING EVERY ASSET CLASS 💼
After starting in accounting, Irwin gained invaluable experience working 15+ years as a lender and for real estate operators across multifamily, office, retail, hotel, and industrial sectors. This comprehensive understanding allows him to spot value others miss and structure deals properly from day one.

REAL ESTATE IS RELATIONSHIPS: THE INVESTOR PARTNER MODEL 🤝
Breaking industry norms, Irwin personally handles investor relations, comparing college choices with investors' kids and discussing vacations. This relationship-first approach creates loyal partnerships and repeat investors who trust his expertise. His philosophy: "I like to cultivate long-term friendships with our investors - we treat them as partners."

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