In this episode of REI Deal Finders, I break down why small apartment investing (typically 4–50 units) is one of the most powerful and overlooked strategies for building consistent cash flow and long-term wealth. If you've been stuck thinking one house at a time, this episode will shift your perspective on what's possible when you scale smarter—not just bigger.

We walk through the key advantages of small multifamily, how to find these deals, and the strategies to structure them—whether you want full ownership or are considering syndication. I also share the exact process we use to evaluate, fund, and close these deals so you can move forward with confidence.

[0:50] – What qualifies as a "small apartment" (4–50 units) and why it matters

[1:28] – Why vacancies don't kill your income like they do in single-family rentals

[2:33] – The efficiency of scale: one roof vs. ten separate properties

[3:54] – Why less competition exists in the 5–50 unit space

[5:12] – Mom-and-pop owners and why they create the best opportunities

[8:39] – Ownership vs. syndication: control, returns, and decision-making

[11:42] – The trade-offs of using your own capital vs. pooling funds

[15:02] – The 7-step process to closing a small apartment deal

[17:26] – How to pick the right market (local, cash flow, and emerging markets)

[22:12] – Key economic indicators to analyze before buying

[25:30] – Why building the right team is critical to scaling successfully

[27:40] – "Deals are made, not found": how to structure creative opportunities

[29:07] – Why tired landlords and professional investors are your best sellers

[32:58] – How to find deals: MLS, direct mail, brokers, and off-market strategies

[33:30] – Why multifamily brokers control the best deals—and how to access them

1. Small apartments reduce risk—vacancies don't wipe out your income

2. Scale creates efficiency—more units, less complexity per door

3. The 5–50 unit range has less competition and more opportunity

4. Great deals are created through structure—not just price

5. Your team, market, and strategy matter more than the property itself

• REI Deal Finders Club – Join the community and learn how to close your first multifamily deal

• Tools mentioned: Deal Finder Data, LoopNet, CoStar

• Connect on YouTube + Facebook @REIDealFinders

• Apply for mentorship and live trainings inside the community

If this episode helped you think bigger about your investing strategy, do me a favor—rate, follow, and review the podcast. And share it with someone ready to move beyond single-family and start scaling.

Let's go get that next deal.