Most people assume you must quit your job to win in real estate. Jack Bosch shows another path. A German immigrant who spent five years traveling nonstop for a software job, he and his wife Michelle (also immigrants) built a land-flipping business on the side—starting with a $400 lot that sold for $4,000 the next day. Two weeks later, another deal netted $9,500. They closed 63 deals in year one and became millionaires within 18 months, later scaling to eight figures—all while Jack was still flying and working late nights.

🛠️ How to Invest in Real Estate While Working Full-Time
Jack’s system minimized phone time and meetings. He used direct mail to reach landowners, an answering machine (now a call center) to gather info, and mailed written offers—no showings, locks, or contractors. Today, a low-cost call center can take calls under your company name, email leads, and let you analyze and send offers after work.

📦 The Model That Works on the Side
Why land? No repairs, tenants, or property visits—ideal for busy people. Jack targets three types:

• Infill lots in cities (more competition)
• Path-of-growth lots outside towns (steady demand)
• Mini-ranches 1–2 hours out (popular post-COVID)

With 3,007 U.S. counties and few active land flippers (~3,000), competition is low compared to houses.

💵 Deal Breakdown: $5K In, Income for 20 Years
Example: an infill lot where a four-plex once stood. Bought for $5,000, listed on MLS, got a $64,000 offer with 10% down and 15% seller financing for 20 years ($486/month). The down payment covered the cost, leaving $6K/year in cash flow—about $112K total.

📈 Reasonable Expectations for Busy People
With 10 hours/week, expect 10–20 deals/year using vendors (mail house, call center, software). More automation and a solid listing agent can push results higher; Jack’s top coach does ~50 deals/year in 5 hours/week (exceptional).

🎯 Key Takeaways for High-Income Earners & Business Owners
• Use direct mail + call center to stay flexible.
• Mail offers—no in-person negotiations.
• Focus on analysis and follow-up; outsource the rest.
• Start in lower-competition areas (path-of-growth & mini-ranch land).

🧭 Coaching Round (Actionable, Side-Hustle Focused)
Set clear goals and treat this like a long-term career, not a quick win. Work in seasons—push hard to hit targets, then recharge. Starting with little time or money? Try the Zillow tactic: offer ~50% of market value on old listings, then relist to build early capital. As profits grow, reinvest into rentals or multifamily for lasting income.

📚 Books to Read
• Unreasonable Hospitality — Will Guidara. Short, practical chapters on business, sellers, and team culture.

📌 Final Thoughts
Jack Bosch built a location-independent land business from hotel rooms by simplifying lead generation, outsourcing calls, and mailing offers. For busy professionals, the blueprint is simple: choose a niche that fits your schedule, systematize relentlessly, and use active profits to grow—into more land or passive investments over time.

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Most people think you need to quit your business to scale in real estate — Beth Januzzi Underhill proves otherwise. After 25+ years running an outdoor construction company in Cincinnati, she expanded into student housing syndications during COVID — without stepping away from her main business. Her story shows that with strong partnerships, clear roles, and focus, you can build serious wealth without giving up your day job.

🏗️ How to Invest as an Active GP While Running a Business

Beth uses partnerships and systems to scale without burnout. Each of her six partners owns a lane — underwriting, capital, debt, investor relations — creating efficiency. Skills from her construction business (subcontractor management, processes, systems) translate directly to real estate.

She blocks time for investor relations and capital raising, proving you don’t need 40 hours a week — just structure and the right team.

🏘️ Real-Life Student Housing Deal Near UGA

One of Beth’s key deals is a student housing property near the University of Georgia with retail space and full leasing on both sides. Her team sourced it via brokers, closed in Dec 2023, and saw nearly 10% rent growth in year one. Location and mixed-use income make it a strong performer.

📏 Beth’s Student Housing Investing Rules

• Focus on Class A, walkable assets near major universities (especially SEC).
• 80–100+ beds for cost-effective management.
• Use 12-month leases with parent guarantors for stable NOI.
• Limit amenities to control expenses.
• Typical cap rates: 5–5.5%.
• Refi around year 3, hold ~5 years, or sell early if needed.
• Plan: Sell the construction biz in 2–3 years and go full-time in real estate.

🎯 Key Takeaways for Business Owners & High Earners

• Leverage your day job skills (ops, marketing, investor relations).
• Relationships drive off-market deals.
• Student housing = consistent cash flow via enrollment + guaranteed leases.
• Protect time: Delegate low-value work and focus on strategy.

🧭 Beth’s Advice to Active & Passive Investors

New Investors: Set clear goals. Know if you want to be a GP or LP. Vet operators early.
Balancing Life & Real Estate: Be consistent. Block weekly time. Focus on what energizes you.
Starting With Little Time/Money: Network and add value — earn into deals.
Why Go Passive: Enjoy cash flow, tax benefits, and long-term growth without active management.

📚 Beth’s Book Picks

• Relentless — Tim Grover
• Money: Master the Game — Tony Robbins

📈 Final Thoughts

Beth proves you don’t need to quit your business to succeed in real estate. With discipline, the right partners, and focused buying, she’s grown a student housing portfolio — while running her company full-time. Her story shows busy professionals can build wealth and freedom without walking away from what’s already working.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
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️How to Build a Real Estate Side Hustle While Working Full-Time
Ashley worked as a senior project manager in corporate America for 15 years before a layoff pushed her into full-time investing. While still employed, she ran successful flips on the side by managing contractors remotely, setting clear weekly check-ins, and using her W-2 income to secure funding and build credit.

🏘️ A Real-Life Fix-and-Flip: From Corporate Paycheck to Profit
Her early flips in Dothan, Alabama showed how choosing a lower-cost market and hiring a trustworthy general contractor can make out-of-state investing practical. She used Kiavi (formerly LendingHome) for financing, store credit cards for materials, and focused on light cosmetic rehabs—paint, flooring, and kitchens—to stay fast and profitable.

💼 Lessons Learned from a Corporate Layoff
Instead of panicking, Ashley saw her layoff as freedom. With a few properties under her belt, she realized flipping could replace her salary. Her disciplined systems and risk management mindset helped her shift smoothly into full-time real estate without missing a beat.

🔑 Key Takeaways for W-2 Professionals and Business Owners

Start investing before you need the income.

Treat your contractors like partners—they make or break your business.

Use your W-2 to build credit and qualify for loans.

Keep your job performance high while your side hustle grows quietly.

🧭 Coaching Round: Ashley’s Advice for New Investors
For New Investors: Learn how to calculate ARV yourself—don’t depend on agents or wholesalers.
Balancing Work, Life, and Real Estate: Build a trustworthy team so you can step back and focus on strategy.
If You’re Starting with Little Money: Focus on credit—good credit opens doors when cash is tight.
Why Passive Investing Can Be a Smart Start: Earn while you learn—cash flow and tax benefits make real estate one of the most powerful long-term wealth vehicles.

📚 Book Recommendations

Eat That Frog – Brian Tracy

Mindset – Carol Dweck

The Hands-Off Investor – Brian Burke

📈 Final Thoughts
Ashley’s journey shows that preparation beats panic. She quietly built her real estate side hustle until it was strong enough to catch her when corporate life let go. Her story proves that with systems, credit, and consistency, you can build financial freedom—one deal at a time. 🏡✨

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Most people think you must quit your job to succeed in real estate, but Andrew Freed proves otherwise. From using a HELOC on his Boston condo to scaling 240+ units, he shows how W-2 professionals can balance careers while building wealth through multifamily, syndications, and creative financing.

📘 From W-2 to 240+ Units
Andrew started as a project manager on the W-2 path. During COVID, Rich Dad Poor Dad sparked a mindset shift. Realizing his net worth was tied to one condo, he tapped a $200K HELOC, house-hacked, JV’d into small multifamily, and expanded into syndications—growing from 30 to 240+ units in 3.5 years.
⏳ Investing While Keeping a W-2
Andrew focused on time management with 7 Habits, prioritizing urgent/important tasks and cutting wasted hours. He used his W-2 income to qualify for loans and house hacks, building bank credibility. His advice: don’t rush to quit—use your job as leverage.
🏘️ A 39-Unit Deal
In Worcester, a 39-unit portfolio projected $1.5M equity but hit turbulence when a bank changed terms, demanding a full year of reserves in escrow. Andrew pivoted to private lending, closed in weeks, and is stabilizing for a $7M refinance. Lesson: even “perfect” deals need flexibility, creativity, and strong partnerships.
💡 Rules Before Quitting Your Job

1. • Target ~2× monthly overhead—cash flow is lumpy.
   • Keep active income—flips, brokerage, lending, side hustles.
   • Don’t rush—Andrew delayed leaving his W-2; opportunities grew after, but the transition was tough.
2. 🎯 Key Takeaways
   • Start with house hacks, duplexes, or small multifamily.
   • Use your W-2 to qualify—banks value steady income.
   • Build systems early—processes save time and allow scale.
   • Delegate low-value tasks to focus on high-dollar activities.
   • Partnerships accelerate growth—bring time, money, or expertise.
3. 🧭 Coaching Round
   • For New Investors: Define goals—active (finding deals, raising capital) vs. passive (providing capital).
   • Balancing Career & Family: Double down on strengths—analysis, networking, or ops. Passion sustains energy.
   • If Starting Small: Network nonstop, join masterminds, add value via underwriting, sourcing, or raising capital.
   • Why Passive Investing Works: Steady cash flow, diversification, and tax benefits like cost segregation (consult a CPA).
4. 📚 Books
   • Mindset — Carol Dweck
   • The Hands-Off Investor — Brian Burke
   • 10x Is Easier Than 2x — Hardy & Sullivan
5. 📚 Final Thoughts
   Andrew Freed proves you don’t need to quit your W-2 to thrive in real estate. By leveraging time, systems, and partnerships, he turned a condo HELOC into 240+ units. His journey—both wins and setbacks—offers a roadmap: don’t chase job security, chase financial security.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
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Guest: Hayato Hori, Managing Partner at Red Brick Equity
Focus: How to start and scale real estate investing on the side—both actively and passively—while keeping your W-2 or main business strong.

Starting Out: From W-2 to Real Estate

Hayato bought his first rental property in Memphis at age 21, right out of college. At the time, he was working at Hyperloop Transportation Technologies, an innovative company tied to Elon Musk’s vision for high-speed travel. Although he loved the job and his team, his side hustles and entrepreneurial drive kept pulling him toward real estate.

That first rental only cash-flowed ~$200/month, not enough to live on. Within a year, Hayato left his job to pursue wholesaling off-market deals. He quickly scaled to 10–15 transactions per month, selling to both retail and institutional buyers.

The Shift: From Wholesaling to Wealth Building

While wholesaling, Hayato noticed one of his main buyers—an institutional fund—grow from nothing to over $1 billion in assets in just a few years. The difference? They held their properties, while he was stuck in the “rat race” of chasing the next deal.

That realization pushed him toward multifamily investing and syndications, where the power of compounding ownership creates lasting wealth. Today, as co-founder of Red Brick Equity, Hayato and his partners focus on multifamily properties in the Midwest. They recently closed on a 26-unit property in Chicago, with a 24-unit deal in the pipeline, aiming for ~100 units by year-end.

How to Invest in Real Estate While Working or Running a Business Full-Time

Start Small, Learn Big — Use your job’s income to buy your first rental or invest passively in a syndication to test if you enjoy real estate.

Understand Financing — Learn loan products for single-family and multifamily to know your true buying power.

Build a Team Early — Property management, contractors, and advisors will determine long-term success.

Keep Cash Reserves — Real estate is capital intensive; unexpected costs are guaranteed.

Leverage Partnerships — You don’t need the whole pie—sometimes a slice, shared with the right partners, grows faster.

Active vs. Passive Investing: Lessons from Hayato

Active (Wholesaling, Direct Ownership): Great for building skills and quick cash, but can trap you in constant deal-chasing.

Passive (Syndications, Funds): Lets investors benefit from ownership and upside without day-to-day management. Hayato believes this model is “a beautiful way for everyone to grow together.”

Case Study: Recent 26-Unit Chicago Deal

Purchase Price: $2.7M (~$100k/unit).

Rents: 2BR averaging $1,550–$1,600, with upside to $1,780+. 3BR averaging $1,750–$1,800, with Section 8 vouchers paying up to $2,300.

Business Plan: Light improvements slightly above market to attract long-term tenants. Section 8 renters often stay longer, lowering turnover costs.

Financing: Agency loans (Fannie/Freddie) with non-recourse benefits, available if ≥90% occupancy for 3 months.

Key Takeaways for High-Income Earners and Business Owners (Investing on the Side)

Use your W-2 income as leverage. Lenders value steady income, giving you access to favorable financing.

Start with manageable properties. A single rental or duplex can teach you everything about cash flow, management, and tenants.

Don’t ignore “blue states.” Chicago has strong fundamentals and Section 8 programs where voucher rents often exceed market rents. Avoid cookie-cutter advice—focus on the numbers.

Scale with multifamily. Fewer roofs, fewer boilers, and better economies

Roberto Carbetta’s journey shows you don’t need millions or to quit your job to succeed in real estate. He began as a Toronto bank teller, later ran a contracting business, and then shifted to multifamily and senior living in Florida. Today, he manages a $25M+ portfolio, focusing on senior living as demand grows with the aging population.

🚤 How to Invest While Working Full-Time
Roberto built on the side—buying single-family homes every 18 months while running his company, then moving into U.S. multifamily and senior living. His message: set clear goals, keep learning, and partner with the right teams.

🏘️ Senior Living Deal in Georgia
Roberto’s team bought a Claxton, GA facility for $2.5M using debt, seller financing, and $750K from investors. By raising rents, they nearly doubled NOI, delivering returns far above expectations.

📈 Current Focus
90% of Roberto’s time is on senior living, targeting mom-and-pop owners ready to exit. With new units costing $300K but existing assets under $100K, he sees massive opportunity as 10,000 people turn 65 daily.

🎯 Key Takeaways
• The hardest deal is the first—start now.
• Use job/business income as leverage.
• Partner with strong operators to learn.
• Focus on undeniable demand, like senior living.
• Protect your time by teaming with pros.

🧭 Investor Advice
Trust is #1—know the operator, deal, and market. Once in, capital stays tied up until refinance/sale. For passive investors, real estate offers cash flow, appreciation, and tax perks without operational stress.

📚 Books
• Buy Back Your Time by Dan Martell – learn to delegate and scale.

📚 Final Thoughts
Roberto’s path—from W-2 worker to $25M+ investor—shows you can grow in real estate without quitting your job. Focus on education, partnerships, and consistent action.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
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Roberto Carbetta didn’t wait for retirement to invest—he built his real estate journey alongside long work hours, proving steady action drives results. Starting as a Toronto bank teller, he learned from wealthy clients tied to real estate, bought his first deal at 21, ran a construction business for over a decade, and now helps manage a $25M portfolio in multifamily and senior living. 🚀

🎙️ Episode Snapshot — What’s in this conversation

• Early spark: Wealthy bank clients all tied to real estate.
• First step: Bought a condo at 21—before telling his parents.
• Work + investing: 20 years in construction while acquiring rentals.
• Pivot to the U.S.: Moved to Fort Lauderdale, embraced syndications.
• Today’s focus: ~90% on senior living acquisitions & underwriting.

🛠️ How to Invest in Real Estate While Working Full-Time
Roberto worked 12-hour days on job sites, then researched evenings and weekends. His cadence: one purchase every ~18 months, hitting six by 30. For busy pros, he suggests passive investing—know the operator, market, deal, and numbers, then get back to your main business. 💼

🧩 Why Senior Living Caught His Attention
A senior living deal projected ~3.2× returns over five years. With “silver tsunami” demand, limited supply, and assets under $100K/unit (vs. $300K to build), the numbers made sense. 🧓🏽🏢

💵 At-Risk Capital 101
To break into GP teams, Roberto put up earnest money and risk capital. These cover due diligence and can be lost if a deal doesn’t close—so strong documents, trust, and confidence are critical. 💸

🔑 Key Takeaways for High-Income Earners

• Learn from winners, then act.
• Stick to a cadence (e.g., 1 deal every 18 months).
• Use your career income to fuel investing or go passive.
• Partner before leading GP roles.
• Know the downside of EMD/risk capital.

📌 Final Word
From Toronto bank teller to Florida syndicator, Roberto proves consistent effort, partnerships, and calculated risks can build wealth—without quitting your career. 🙌

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
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Most people assume you need to quit your job to build wealth in real estate, but Scott Kidd proves otherwise. After 20 years as a yacht captain, he built a portfolio of multifamily properties and syndications—all while managing luxury yachts full-time. His journey shows how demanding professionals can still scale by leveraging partnerships, systems, and mindset.

Scott’s start was simple: buying a single-family home and rolling that into more deals. A chance conversation on the beach with an investor who flipped a 46-unit property was his turning point. From there, he leaned into meetups, joint ventures, and partnerships that led him to multifamily. Today, he’s active in syndications, capital raising, and investor relations—all while continuing his yacht career.

🚤 How to Invest in Real Estate While Working or Running a Business Full-Time

Scott balances his yacht career with real estate by focusing on what he can do remotely—investor calls, analysis, and relationships—while relying on partners for management. Tools like DocuSign and Starlink let him close a 13-unit deal from The Bahamas. His message: you don’t have to be on the ground daily to succeed.

🏘️ Lessons from an 8-Unit Deal in Florida

An early multifamily deal in West Palm Beach tripled returns in just eight months after unexpected challenges pushed the team to sell. That success shifted Scott’s focus toward raising capital for larger, more stable properties.

📈 Current Focus: Scaling Through Syndications

Scott and his partners are now working on a 72-unit in Columbus, Ohio, chosen for its strong fundamentals: Ohio State University, corporate HQs, and major investments from Intel, Honda, and Amazon. He believes today’s market favors newer investors since many larger players are sitting out. His advice: keep looking—if the numbers work, it’s a good time to buy.

🎯 Key Takeaways for High-Income Earners and Business Owners

• Start small: house hacks, duplexes, or small multifamily.
• Use W-2 income as leverage with banks.
• Partner with experienced operators.
• Protect your time—delegate management, focus on high-value work.

🧭 Coaching Round: Scott’s Advice for Investors

For New Investors: Define Goals Early
Choose if you want to be active (finding/running deals) or passive (providing capital and earning returns).

Balancing Career, Family, and Real Estate: Play to Strengths
Focus on what excites you—networking, analysis, or investor relations. Passion makes balancing easier.

Starting with Little Money or Time: Network Nonstop
Join groups that align with your goals. Add value by sourcing deals, underwriting, or raising capital.

Why Passive Investing Works
Steady cash flow and tax benefits like depreciation. (Always check with a CPA.)

Books for Active and Passive Investors

• Mindset by Carol Dweck
• The Hands-Off Investor by Brian Burke

📚 Final Thoughts

Scott Kidd proves you can thrive in real estate without quitting your career. By leaning on partners, focusing on strengths, and using technology, he built a portfolio that secures his family’s future. The takeaway: you don’t need to quit your job—you just need the right plan, the right partners, and the drive to act.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
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