Seven months ago, we raised the capital to purchase a 452-unit apartment complex in San Antonio at an $11 MILLION discount—with strong monthly cash flow potential and a projected $15–$20M upside when we sell.

It was incredibly exciting… until it almost didn't happen.

As closing approached, everything stalled. We were assuming the existing loan (a very complex process), and it turned out the seller—who had already lost all his equity—had a very strained relationship with Wells Fargo. That alone put the deal in limbo for months.

Eventually, the loan was transferred to KeyBank… but the delays continued.

As we approached year-end, nerves were running high. Many of our investors were counting on the bonus depreciation and tax write-offs before the new year. Our operators were pushing nonstop. The bank was pushing back. Time was slipping away.

Then came New Year's Eve… and we still didn't have a deal.

To make matters worse, the seller was supposed to bring several million dollars to the closing table—and at the last minute, he didn't want to do it. The entire deal was on the brink of collapse.

Negotiations went into overdrive. Middle-East-level negotiations.
The bank finally gave ground on fees.
The seller finally agreed to bring cash.
And Beckie and I stepped up—raising another $1M in just weeks so construction could begin immediately.

Then… with TEN MINUTES LEFT before close of business on New Year's Eve… every signature came through.

🎉 The deal closed.
🎉 452 units added to our portfolio.
🎉 Right under the wire.

It was stressful. It was exhausting. And it was absolutely miraculous.

So grateful for our investors, our operators, our lenders, and especially for Beckie—my partner in life and business—who stayed calm, sharp, and relentless through it all.

This one will go down as a New Year's Eve miracle I'll never forget. 💙🏢🔥