Michael Blank – The Ultimate Guide to Buying Apartment Buildings with Private Money


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How To Buy Your 1st Apartment Building In 90 Days

(Without Any Experience, While Using Other People’s Money)

Dear Friend,

When I first suggest the idea of buying apartment buildings as a means of achieving financial freedom, most people give me a weird look.

By the expressions on their faces, I know they don’t believe it’s possible. And I can almost always predict what they’ll say next. It will be something like…

“You need hundreds of thousands of dollars to do that, right?” (You don’t, actually.)

“But I don’t have any experience in real estate investing…” (Thankfully, you don’t need any.)
In just a minute, I’ll explain why I believe apartment buildings are the single most powerful opportunity for achieving financial freedom in as few as 3 years.

I’ll also explain how you can buy your first apartment building in 90 days or less — even if you have no money to invest and no experience in real estate investing.

But first, let me tell you how I got into this “crazy” business in the first place…

Hi, I’m Michael Blank.

I make my living with apartment buildings and I teach others how to do the same.
But I got into apartment building investing somewhat by accident. I did what everyone else did. I went to college, got a degree in Computer Science, then settled into a “safe and secure” job. I thought I had it all figured out. I thought I was on the path to financial success.

Then, at age 35, I read the book Rich Dad, Poor Dad. My eyes were instantly opened. Suddenly I realized that the path I was on wasn’t safe or secure at all!

That’s when I decided to start investing in real estate. But not apartment buildings. I automatically assumed apartment building investing was out of my reach.

So it all started when I decided to “flip” single family houses.

Originally I began “flipping” houses in 2005, and I flipped 34 of them over the course of a few years. I made good money, too.

But there was a problem, a BIG problem …

Flipping houses was a TON of Work!

I realized that if I wasn’t buying, fixing or selling a house, I wasn’t going to make money. There was never any residual income after selling a house. It felt like a full-time job, and I was burning out.

I then thought about building up a portfolio of single family houses instead of flipping them. But then I discovered a second problem …

I wasn’t going to be able to replace my income with single family rentals.

One day I sat down at my kitchen counter and put pen to paper to try to figure out how many houses I would need to own to replace my income. My goal was $10,000 per month.

I felt that if I bought right in an area about an hour from my house, I could get each rental to cash flow $200 per month (I mean REALLY cash flow, including repairs and vacancies!).

At that rate, I would need at least 50 houses in my portfolio.

50 rentals? How long would THAT take? (A long time!).

How much work would that be? (A lot of work!)

So then, I became the accidental apartment building investor.

One of my wholesalers contacted me about a small apartment building he had under contract. It was listed by one of his residential realtors, and he thought I should take a look at it. Which I did … begrudgingly.

At the time, I didn’t know too much about apartment buildings but after looking into it further, I discovered that apartment buildings had these two major advantages over single family house investing:

  • I could outsource the management. Most single family rental landlords manage their own property, which didn’t appeal to me at all. And of the few that had property managers, they told me it was expensive (10% of income typically) and the results were inconsistent because of the quality of the managers. On the other hand, professional property management was built into the apartment building investing model. This sounded a lot better!
  • ​I could achieve my goals with just a handful of deals. If I needed 50 units in order to replace my income, I might be able to achieve that in just a handful of deals rather than doing 50 transactions. And once I bought a building, it would continue to pay me month after month. That’s exactly what I was looking for.

4 Powerful Ways You Make Money With Apartment Buildings

  • CASH FLOW: This is the amount of money that is left after ALL expenses and mortgage payment.
  • APPRECIATION: This is the difference between what you bought the property for and what you sell it for (minus expenses).
  • LOAN REDUCTION: Also known as amortization, this is the amount by which your tenants paid down your mortgage balance.
  • SPONSER FEES: If you’re going to raise money for the deal (which you should!) then you are entitled to certain fees for “syndicating” the deal.

For example, you can pay yourself an acquisition fee when you close on the property (typically around 3% of the purchase price).

You can also charge an “Asset Management Fee” (typically 1% of the money raised each year you own the building) and an “Asset Disposition Fee” (typically 1% of the sales price when you sell the building).

Unlike any other investment in the world, apartment buildings have 4 profit centers.


Based on my own experience and observing other full-time (and independently wealthy) real estate investors, I came to the conclusion that…

The Ultimate Guide to Buying Apartment Buildings with Private Money

The BEST system on the planet to help you quit the rate race in 3-5 years.

It teaches you everything you need to do your FIRST apartment building deal with a special focus on raising money.

  • You’ll get instant access to my proven step by step process of buying apt buildings with other people’s money.
  • ​You’ll become a master at analyzing deals so that you’re able to make more offers.
  • ​Then your confidence and credibility will sky-rocket which means brokers will return your phone calls and investors will want to invest with you.
  • ​And once that happens, you’ll be able to do your very FIRST deal …
  • ​And when that happens, you’ll do your 2nd and 3rd deal in rapid succession … and then …
  • ​You’ll be able to quit your job, retire, or do whatever you want to do.
  • That’s my 3-5 year real estate retirement plan for you.

And it all starts with your FIRST deal.

That’s my passion … to help people like you do their first apartment building deal. I have the system and the tools to make you successful. What I teach works any where and any one can do it if you follow what I teach in my system.

Here’s What You’re Going to Learn

Chapter 1

Using a detailed case study, why apartment buildings is the single best way to achieve your financial goals, replace the income of your J.O.B. and retire early.

Chapter 2

The Secret to Raising Money. Learn this technique for getting financial commitments long BEFORE you have your first deal under contract.

Where to find the investors, what to say to them, and how to structure the deal and meet SEC regulations.

Follow my step-by-step process and you’ll be able to raise as much money as you need for your first deal.

Chapter 3

Methodology for Finding the Best Area to Invest

How to find the right area in which to invest (even if it’s not in your back yard).

Chapter 4

Learn the # 1 Way to Find the Best Deals. Follow these steps to get a steady stream of GOOD deals.

Sample emails, scripts and other tips to help you build trust with these professionals so that you’re taken seriously from the very first call.

Other techniques to acquire deals, including sending letters to apartment owners.

Chapter 5

How to Build Your A-Team so that you’re ready when you have a deal under contract.

Who you want on your team, how to find them, what to look for.

Tricks and scripts to establish instant credibility with these professionals.

Chapter 6

How to Quickly and Accurately Analyze Deals.

Learn to answer the question “what is the most I can pay for this building and why?” within 10 minutes of receiving the marketing package.

Within a couple of weeks you will become a master at analyzing deals so that you can make offers confidently.

Chapter 7

Make and Negotiate Offers that get Accepted.

Negotiating tips to help get your offers accepted, whether you’re negotiating in person or through a broker.

How and when to use the Letter of Intent.

Critical terms of the Purchase Agreement that will get you out of the deal if you don’t like it.

Chapter 8

Weekly Checklist So You Know EXACTLY What To Do When

How to NOT Lose Money During Due Diligence

When to Walk Away from the Deal

Chapter 9

How to Get Financing Even if you Lack the Experience and Credit.

How to work with multiple lenders and select the best one.

How to create a Loan Package that will get accepted.

What to do if you don’t have the personal financials to qualify for the loan.

Other “Creative” financing strategies like seller-financing, lease options and master leases.

Chapter 10

How to Get It Done (and cash your acquisition fee check)!

What to do AFTER due diligence: Finalizing your loan, creating the proper entity and drafting the appropriate legal documents, managing your investors, and a break-down of expected closing costs.

Chapter 11

How to “Manage the Manager” to Drive Profits.

How to find and select the best property manager, how to manage the manager, and when it may be time to replace the manager.

What metrics to review how often to make sure the project is on track.

7-different ways to increase income and value.

Chapter 12

How to Determine the Most Profitable Exit Strategy.

What’s more profitable? Flip or hold long-term, or perhaps a cash-out refinance or 1031 Exchange?

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