Many high-income professionals want to invest in real estate but feel stuck due to demanding jobs and long hours. In this episode of the Moonlight Real Estate Side Hustles & Syndication Show, Leslie Awasom shares how he began investing while working long hospital shifts as a CRNA—and how he used his W-2 income as leverage, not a limitation. His story shows how to build real estate on the side without rushing or quitting too early.

💼 How He Bought Real Estate While Working as a CRNA

Leslie worked 12-hour hospital shifts, often 60 hours a week. Instead of waiting for free time, he used breaks, night shifts, and weekends to learn. While others watched Netflix, he studied underwriting and deal structures. Those small efforts compounded over time.

Key actions he took:
• Studied during hospital breaks
• Learned underwriting on slow night shifts
• Attended events on weekends
• Focused on consistency over perfection

🏢 Starting with Single-Family, Then Scaling to Multifamily

Leslie started in 2017 with single-family homes using the BRRR strategy to learn the basics. As he gained experience, he shifted to multifamily for better scale and efficiency—ideal for busy professionals.

This move allowed him and his partners to focus on apartment buildings and create passive income.

🤝 Why Multifamily Makes Sense for Busy Professionals

In Part 1, Leslie explains how multifamily allows investors to pool capital, hire professional management, and stay focused on their careers.

Why this works for W-2 earners:
• Less day-to-day involvement
• Professional management
• Faster scaling
• Side-hustle friendly

📊 Using a W-2 as a Strategic Advantage

Leslie kept his CRNA income while growing his real estate business. When the market slowed in 2022, he stayed employed and later moved to per-diem work. He fully exited his W-2 in 2024, once timing and income aligned.

This approach helped him grow without financial pressure.

🎯 Rules of Thumb for Balancing Business and Life

Leslie didn’t follow a strict schedule—he worked whenever time allowed. Over time, this created two to three hours daily for real estate without sacrificing job performance.

Practical takeaways:
• Use small gaps wisely
• Don’t rush quitting
• Let your income support growth
• Reduce hours gradually

🔑 Key Takeaways for High-Income Earners Investing on the Side

This episode highlights patience, discipline, and using your job as leverage. Leslie’s journey proves real estate success comes from consistency and smart transitions—not hype.

If you’re a W-2 professional or business owner, this episode offers a realistic path to investing in real estate on the side.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
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Many high-income professionals believe real estate success requires speed — fast deals and quick exits. In this episode, Kevin Kennon explains why his approach is different. While running a full-time architecture, development, and consulting business, Kevin focuses on long-term ownership, lifestyle alignment, and lasting value.

Instead of separating work, life, and investing, Kevin believes they should support each other. He builds real estate that still makes sense when timelines stretch — assets you’d want to live in, work in, or proudly share with your community. This conversation is ideal for professionals who want real estate to strengthen, not disrupt, their lives.

💼 How Kevin Is Buying and Developing Real Estate While Running a Full-Time Business

Kevin’s career began in architecture in the late 1980s. Before investing, he already owned and operated his own firm in New York City. His first real estate deal was a syndicated development in Tribeca, where he was both investor and architect.

That project — the original American Express building in Tribeca — took years to stabilize and survived the 2008 financial crisis. This experience shaped Kevin’s long-term mindset: real estate rarely moves on your timeline, so choose assets you believe in even when plans change.

🏨 Luxury Boutique Resort Development as Lifestyle Investing

This episode focuses on high-end boutique hotel and resort development — not flipping or short-term speculation.

Kevin shared a key consulting experience in Saudi Arabia, where he reviewed a proposal for a 500-room resort in a remote desert location. After feasibility studies, he advised against building at that scale.

That experience led to his current focus:

Smaller, ultra-high-end luxury resorts
Remote or wilderness-adjacent locations
Long-term ownership horizons
Projects investors would actually want to visit

For Kevin, real estate must offer intrinsic value beyond projected returns.

📊 How These Developments Are Structured and Timed

Developments are structured through a holding company, with each resort placed in its own LLC. Holding company investors receive rights of first refusal on future projects.

Key details:
• Mostly self-funded deals
• 5+ year development timelines
• High-20% to low-30% IRR targets
• 10–15 year exit horizons

Kevin emphasized that deals must justify the time, complexity, and risk involved.

🎯 Rules of Thumb for Balancing Business and Life

• Integrate business and life
• Invest in what you truly believe in
• Plan for challenges and downside risk
• Avoid speculation and think long-term
• Use patience as a competitive advantage

🧭 Coaching Advice for Active and Passive Investors

New Investors: Understand your personal risk tolerance.
Busy Professionals: Align investments with your lifestyle.
Limited Time or Capital: Stay curious and keep learning.
Passive Investing: Real estate is tangible — you still own something real.

🚀 Final Takeaway for High-Income Earners

Real estate isn’t about moving fast.
It’s about patience, alignment, and ownership.

Many high-income professionals and business owners want to invest in real estate but struggle to see how it fits alongside a demanding job or an operating business. In this episode of the Moonlight Real Estate Syndication Show, Kevin Kennon explains how real estate ownership became a natural extension of his career—not a replacement for it. His journey shows how long-term wealth can be built while staying fully committed to your primary profession.

How to Invest in Real Estate While Working a Demanding Career

Kevin’s background is in architecture, with his career beginning in the late 1980s and based primarily in New York City. By the time he became involved in real estate ownership, he already owned and operated his own architecture firm. His entry into real estate came through a colleague—also an architect—who transitioned into development and syndicated a deal to convert a large historic building in Tribeca.

Kevin joined the project as both an investor and the architect, which allowed him to remain focused on his core business while participating in ownership. His experience shows that real estate does not have to compete with your career when your skills and opportunities align.

What He Did: Entered Real Estate Through His Existing Skill Set

Rather than pursuing deals outside his expertise, Kevin invested in a project where he was already providing value. The building was large, complex, and historically significant—the original American Express building in New York City.

This approach allowed Kevin to learn real estate ownership while continuing to operate his firm. It also reduced risk by protecting his primary income and maintaining professional focus.

How You Can Apply It: Use Your Career as Leverage, Not a Distraction

Kevin emphasizes the importance of protecting your main income source. Payroll, client obligations, and business stability always came first. With a firm of roughly 25 people at its peak, cash flow discipline was critical.

For professionals with demanding jobs or businesses, real estate should fit into defined time blocks without interfering with performance or responsibilities.

Rules of Thumb for Balancing Business and Life

Kevin explains that business and life are not separate lanes. Over time, he focused on integrating them rather than treating them as competing priorities. Consistency and discipline mattered more than speed.

This mindset is especially relevant for part-time investors building long-term wealth.

Understanding Real Estate in Highly Regulated Markets

Much of Kevin’s experience comes from New York City, where zoning, environmental rules, and high costs shape investment strategy. In these markets, conversions are often more viable than ground-up construction.

Success requires patience, regulatory knowledge, and conservative expectations.

Coaching Advice for Active and Passive Investors Buying Part-Time

Kevin’s story shows you don’t need to quit your job to build real estate wealth. Ownership can grow alongside a demanding career when investments align with your skills and risk tolerance.

For passive investors, his experience highlights the importance of understanding project complexity and operator capability.

Books Recommended for Active and Passive Investors

Rather than naming a single book, Kevin stresses staying informed about your local market. He recommends following newsletters and publications that track development, pricing, and trends.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
Website: Moonlightcre.com
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Click On The Link Below For More Information About Eric Lindsey:
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Building wealth through real estate doesn’t require leaving a demanding career. In this episode of the Moonlight Real Estate Side Hustles & Syndication Show, Ashlee Edwards—an attorney, real estate investor, and business consultant—shares how she built financial security alongside her W-2 through disciplined systems, intentional savings, and private money lending.

Ashlee grew up in Los Angeles and was exposed early to homeownership and strong saving habits. During the pandemic, layoffs and pay cuts revealed how fragile job security can be, motivating her to pursue financial stability without abandoning her legal career.

How to Invest in Real Estate While Working or Operating Another Business Full-Time

Ashlee began by learning through podcasts, books, and structured education. Rather than waiting to feel ready, she built her entity, opened accounts, and completed coursework while working full-time.

By 2022, she acquired three properties—a townhome and short-term rental in North Carolina, and a two-flat in Chicago—using savings protected from lifestyle creep. Her approach is simple: one calendar, strict time-blocking, and focused work outside job hours to protect job performance.

Key Takeaways for High-Income Earners and Business Owners Investing on the Side of a W-2 or Main Business

Consistency beats intensity. You don’t need endless hours—just protected, focused time. Ashlee uses her calendar to manage both tasks and priorities while minimizing distractions and maintaining clear boundaries.

Building Financial Security Through Private Money Lending While Working Full-Time

Ashlee transitioned into private money lending for clearer risk and lower time involvement. Her criteria include lending only to businesses, short loan terms under eight months, mid-teen returns, and avoiding states requiring lender licensing.

If You Are Starting With Little Time or Capital While Working a Demanding Job

Saving came before investing. By avoiding lifestyle inflation, Ashlee built confidence and flexibility. She also notes real estate’s slower pace makes it well-suited for busy professionals.

Why Investing Passively in Real Estate Is So Powerful for Busy Professionals

Passive investing allows professionals to exchange capital for time, gaining real estate exposure without daily operational demands.

Coaching Round

• Learn and execute simultaneously
• Protect your W-2 income—it fuels investments
• One focused action per week compounds
• Passive investing supports long-term wealth without career sacrifice

Books Recommended for Active and Passive Investors

Education played a key role in turning awareness into action.

This episode offers a clear roadmap for professionals building real estate wealth while keeping their careers intact.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
Website: Moonlightcre.com
Click On The Link Below To Schedule A Call With Eric:https://calendly.com/moonlightequitiesgroup/scheduled-conversation
Click On The Link Below For More Information About Eric Lindsey:
https://linktr.ee/ericlindsey

Special thanks to ⁨@ashealways⁩ for joining in this interview!!

Ashlee Edwards is a full-time attorney who bought eight properties while continuing to work a demanding job. She began investing during the pandemic after witnessing how quickly income, stability, and control can disappear when financial security depends entirely on an employer.

What she did:
• Continued working full-time as an attorney while buying properties ⚖️
• Used pandemic downtime to listen to podcasts and read books 📚
• Invested in real estate education and completed every module 🎓
• Built entities, bank accounts, and systems while learning 🧱
• Saved aggressively instead of increasing lifestyle 💰

How you can apply it:
• Use unexpected downtime intentionally
• Learn and execute at the same time
• Build systems before buying properties
• Avoid lifestyle creep to accelerate progress

Protecting the Income That Enabled Her Growth 🛡️

Ashlee focused on financial security, not job security, and treated her income as a strategic asset rather than something to escape quickly.

What she did:
• Maintained her attorney role while buying properties
• Used steady income to save for down payments
• Avoided unnecessary changes that could weaken lending strength

How you can apply it:
• Protect the income that funds early deals
• Use your job or business as leverage
• Delay risky transitions until systems are built

Using Savings Discipline as a Competitive Advantage 🏦

Ashlee developed disciplined saving habits long before learning how to invest, which later allowed her to act decisively.

What she did:
• Practiced structured saving techniques learned early in life
• Increased savings as income increased
• Used saved capital to buy early properties

How you can apply it:
• Treat saving as a skill
• Increase savings before increasing spending
• Use discipline to shorten your timeline

Operating Real Estate With a Demanding Schedule 📆

Ashlee manages real estate alongside her job by eliminating chaos and decision fatigue.

What she did:
• Used one digital work calendar for all responsibilities
• Scheduled real estate tasks like appointments
• Focused on one task at a time
• Used her calendar as a live to-do list

How you can apply it:
• Run life and business from one calendar
• Time-block real estate tasks
• Eliminate multitasking to increase output

Eliminating Distractions to Increase Focus 🔕

Ashlee intentionally limits interruptions to protect deep focus while working a demanding professional role.

What she did:
• Turned off phone, email, and message notifications
• Used focus and do-not-disturb modes
• Created specific windows for communication

How you can apply it:
• Silence non-essential notifications
• Create focused work windows
• Accept delayed responses as a productivity trade-off

Early DIY for Education 🛠️

Ashlee took early action to understand systems and processes—not because she had to, but to learn.

What she did:
• Learned real estate systems through execution
• Built confidence by doing, not watching
• Used early action as education

How you can apply it:
• Treat early DIY as short-term training
• Learn systems well enough to manage others later
• Move from learning to delegation over time

Why She’s Now Focusing on Private Money Lending 💼💵

As her portfolio matured, Ashlee began focusing more on

Steven built his portfolio while working 10–12 hour retail shifts, then dedicating nights and weekends to real estate. His early focus was education, mentorship, and disciplined deal analysis. He carved out consistent time instead of trying to do everything at once.

Rather than letting real estate interfere with his job, Steven protected his work performance so income remained stable. That steady paycheck became the engine behind his growth, allowing him to reinvest and scale methodically.

🏗️ How Steven Built His Portfolio While Still Employed

Steven’s primary strategy was buying distressed properties, completing mostly cosmetic renovations, increasing rents, refinancing, and repeating the process. Early on, he used creative financing — including a credit card cash advance — which he paid off after refinancing.

To maximize buying power, he lived at home until he surpassed 100 units and reinvested nearly all profits. His days were long, but structured. The takeaway: building on the side requires planning, not endless free time.

📍 What He Bought and Where He Invested

Steven focused on:
• Single-family homes
• Duplexes and triplexes
• Small apartment buildings (generally 10 units or fewer)

He invested across Central North Carolina, between Raleigh and Charlotte, targeting middle- to upper-lower-class neighborhoods. He avoided luxury markets and high-risk areas, choosing locations where cash flow and tenant demand were more predictable.

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

Steven evaluates deals by focusing on purchase price, value creation, and real cash flow — not headlines or interest rate noise. His long-standing goal has been roughly $300 per unit per month after expenses, with enough cushion to handle vacancies and repairs.

He emphasizes knowing every number, building reserves, and underwriting conservatively so real estate supports life — not the other way around.

⏱️ If You Are Starting With Little Time or Money

Steven believes real estate is uniquely suited for busy professionals. Even a few focused hours per week can create momentum if used intentionally. Education, mentorship, and patience mattered more than speed early on.

🤝 Why Passive Investing in Real Estate Is So Powerful

Passive investing allows professionals to participate in real estate without day-to-day operations. Steven explains that partnering with experienced operators can provide exposure to cash flow and long-term wealth while preserving time for careers and family.

🧭 Coaching Advice For Active and Passive Investors Buying Real Estate Part-Time (Steven Andrews)

• For new investors: Build the foundation first. Understand the numbers before buying anything.
• On balance: Shift from living to work toward working to live. Growth should be sustainable.
• With limited time or money: Be consistent and methodical. Planning beats rushing.
• On underwriting: Never guess. Run the numbers carefully and double-check assumptions.

📚 Books Recommended for Active and Passive Investors

• Building Wealth — Russell Whitney
• The New American Dream — Steven Andrews

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
Website: Moonlightcre.com
Click On The Link Below To Schedule A Call With Eric:https://calendly.com/moonlightequitiesgroup/scheduled-conversation
Click On The Link Below For More Information About Eric Lindsey:
https://linktr.ee/ericlindsey

Building a Portfolio While Working Full-Time

Steven built a 300-unit portfolio while working 10–12 hour retail shifts.

What he did:
• Worked retail days and handled real estate at night
• Pushed through 14–15 hour days early on
• Lived at home to reinvest everything
• Used DIY only for learning
• Followed his mentor and Building Wealth
• Bought the worst house on the block to force appreciation

How you can apply it:
• Use early mornings, nights, and weekends
• Treat your job as part of your investment strategy
• Reinvest heavily at the start
• Lean on mentorship to avoid mistakes

Protecting Income to Stay Lendable

What he did:
• Kept his job stable for five years
• Used job income to qualify for loans
• Lived frugally to reinvest more
• Avoided decisions that hurt lending

How you can apply it:
• Maintain strong income while you scale
• Build relationships with lenders
• Keep expenses low to stay bankable

Delegation as a Scaling Tool

What he did:
• Started with DIY
• Shifted to contractors as he grew
• Focused on decisions, not labor

How you can apply it:
• Learn the basics, then outsource
• Build your contractor list early
• Protect your time

Early DIY for Education

What he did:
• Learned repairs, pricing, and contractor language
• Only DIY’d long enough to get educated

How you can apply it:
• Use early DIY as temporary training
• Learn enough to evaluate bids and avoid overpaying

Designing a Low-Risk Buy Box

What he did:
• Targeted middle/upper-low-class areas
• Bought the worst cosmetic house
• Sought overlooked value-add deals

How you can apply it:
• Choose areas where dollars go further
• Focus on cosmetic value-add
• Avoid overinflated neighborhoods

How He Funded His First Deals

What he did:
• Used a credit-card cash advance for his first down payment
• Borrowed 85% from a local bank
• Made cosmetic improvements with more credit
• Refinanced to pull out capital
• Recycled the same money repeatedly using BRRR

How you can apply it:
• Use creative funding if you lack cash
• Recycle capital whenever possible
• Judge lenders by structure, not rate
• Run your numbers carefully

The Real Sacrifice Behind His Growth

What he did:
• Worked 14–15 hour days
• Juggled retail, rentals, and relationships
• Faced burnout
• Stayed disciplined for five years before leaving his job

How you can apply it:
• Expect short-term sacrifice
• Build systems to protect your health
• Pace yourself to avoid burnout
• Set realistic timelines for your season of life

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
Website: Moonlightcre.com
Click On The Link Below To Schedule A Call With Eric:https://calendly.com/moonlightequitiesgroup/scheduled-conversation
Click On The Link Below For More Information About Eric Lindsey:
https://linktr.ee/ericlindsey

Many investors feel pressure to scale fast — but Jacob Carroll proves the opposite. Despite a demanding full-time job, raising kids, relocating, and running a household, Jacob built his portfolio slowly and intentionally… one property at a time.

His philosophy: consistency beats speed, and you can build wealth without sacrificing your career, family, or peace of mind.

💼 How Jacob Invests While Working a Full-Time Job

Jacob still works a demanding W-2, so he relies on disciplined routines. He checks his buy box daily, runs numbers consistently, and targets just 1–2 properties per year — a pace that supports family life and financial stability.

He invests in Minneapolis/Twin Cities long-term rentals and is adding a short-term rental buy box for family visits. His strategy fits his life — not the other way around.

🏘️ A Recent Transaction: Minneapolis Long-Term Rental

After moving to San Diego, Jacob bought a Minneapolis rental through local agents, underwrote it remotely, and used a portfolio loan (25% down, 7.5% interest). His wife walked the property and filmed videos, and together they built a reno plan.

Jacob did two weeks of DIY work, then relied on his carpet installer, handyman, and local partners. The property was leased within a weekend.

📊 How Jacob Underwrites Rentals

Jacob’s top metric is payback time — not cash-on-cash. Inspired by Payback Time by Phil Town, he checks whether cash flow will repay his investment in 8–10 years.

His underwriting includes:
• Purchase price
• Down payment
• Interest rate
• Taxes, insurance, HOA
• Utilities
• Renovation budget + timeline

Higher rates may mean thin cash flow early on — and he’s okay with that if the fundamentals are strong.

🧹 Tenant Placement & Property Management Systems

Jacob’s “secret sauce” is property management. He:
• Remodels units to B+/A- quality
• Uses Zillow Rental Manager
• Defines an ideal tenant profile
• Sticks to clear criteria
• Charges slightly higher rents to filter out poor leads

This results in low-maintenance tenants — especially important when managing remotely.

🧭 Moonlight Coaching Portion — Coaching Advice From Jacob Carroll

⭐ What Every New Investor Should Know
Real estate isn't passive. Get your financial house in order first: eliminate debt and build reserves.

⭐ How to Balance Business, Life, and Real Estate
Grow slowly. Start with a single-family home. Join local meetups to stay grounded when emotions run high.

⭐ If You Have Little Money or Time
House hack. Save 5–10% for your first place. Use your W-2 for momentum and partner with trusted people if needed.

⭐ Knowing Your Numbers
Keep clean bookkeeping, separate accounts, and get a mentor to review your numbers. “Measure twice, cut once.”

📚 Books Recommended for Active and Passive Investors

The ABCs of Property Management — Kim McElroy
A foundational guide to operations, customer service, and long-term management success.

Click On This Link For Our Free E-Book "An Introduction Into Apartment Syndication: https://moonlightcre.com/ebook_download/
Website: Moonlightcre.com
Click On The Link Below To Schedule A Call With Eric:https://calendly.com/moonlightequitiesgroup/scheduled-conversation
Click On The Link Below For More Information About Eric Lindsey:
https://linktr.ee/ericlindsey