RT
3.9K posts
RT
@FLmultifam
Investor in Multifamily, Small Commercial & Mixed-Use. 200+🚪’s - no investors. Not selling anything. Just here for fun & banter.
St Petersburg, FL & NYC Katılım Ekim 2015
2.9K Takip Edilen1.6K Takipçiler
I turned a Zillow listing into a cinematic property renovation video for $15 (no camera, no drone, no film crew)
Just listing photos + Calico AI.
Most agents are paying $100-$500 per property for videos at this quality. Offer this to realtors in your area and print money.
Here's how the workflow breaks down:
→ Grab listing photos from any property (Zillow, Redfin, take your pick)
→ Lock in one consistent renovation style across the whole house
→ Generate photorealistic after-renovation images
→ Animate the transformation in every room
→ Build a cinematic closing shot with the realtor's contact info
→ Drop in a custom music track
→ Stitch it all together
The result: a scroll-stopping property video that gets buyers dialing — built entirely from photos that were already on the listing.
No videographer. No staging budget. No waiting around for golden hour.
Comment "RENOVATE" and I'll send over the full workflow + every prompt + a step-by-step walkthrough video (gotta be following so the DM goes through!).
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@robbiehendricks Not sure I would consider him a great friend if he’s giving you the get off the pot or shit spiel. One of the reasons I couldn’t do syndications or sales. My answer would be take your effin’ money dude. I don’t need it.
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Chatted with one of our largest investors yesterday. He's given us about $10M and is a core partner of ours. A great friend, too.
He asked about deal flow, and he seemed pressed and motivated to get his capital to work.
I told him that we're doing the best we can, but our criteria are our criteria. We can't buy just because we have willing capital, and it has been a quiet start to the year.
He told me he appreciated it, but he may have to look around to place capital. Told me he got cold-called by another sponsor and he's taking a meeting.
Look, I get it. At the end of the day, capital needs to go to work. Regardless of relationships, investors want to keep their capital rotating.
And it takes real discipline as a GP to not chase deals because you have goodwill with your investors and capital ready. (And because buying deals is fun!).
But fact is, the only way to operate safely is to stick to your criteria regardless of the pressure to keep capital in your ecosystem.
I'd obviously rather one of our top investors keep his capital rotating with us than to sample a competitor.
It may not be fun, but it's how you keep clean, especially at a volatile time in both our industry and the world.
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Thank you for this well thought out case study Pepe!! Take Pepe’s advice folks. Real estate and home ownership sucks! Do not buy real estate or a home. You are much better renting and investing the stock market. Let the landlords deal with all the headaches of home ownership. I wholeheartedly approve. #trustmebro 🤓
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I ran the numbers on renting and investing the difference vs. buying a home...
The results are shocking.
The setup:
- Median U.S. home sale price: $398,000 (NAR, 2026)
- Average U.S. rent: $2,000/mo (Zillow, 2026)
- Mortgage rate: 6.51% (30yr fixed, 10% down)
All in monthly cost of owning that home:
- P&I: $2,266
- Property tax: $332
- Insurance: $215
- Maintenance: $332
- PMI: $149
- Total: $3,294/mo
Renting cost:
- Rent: $2,000
- Renters insurance: $14
- Total: $2,014/mo
The renter saves $1,280/mo. Plus the $51,740 in down payment and closing costs never leaves their pocket. All of it goes into $VOO.
Using the long term S&P 500 avg return of 10% and home appreciation of 3.4%/yr (the avg since 1891):
After 10 years:
- Renter portfolio: $334K
- Home equity (net of selling costs): $219K
- Renter wins by $115K
After 20 years:
- Renter portfolio: $927K
- Home equity: $531K
- Renter wins by $397K
After 30 years:
- Renter portfolio: $2.41M
- Home equity: $1.02M
- Renter wins by $1.39M
Even if you give the home 5% annual appreciation, the renter still wins at every single checkpoint.
At $VOO's actual historical return of 13.99%, the renter's portfolio hits $6.38M after 30 years. The home equity is still $1.02M.
The part nobody talks about: after 30 years your rent is $5,614/mo. Sounds scary. But your portfolio is generating $20K+/mo at a 10% return. You could pay that rent 3x over and never touch the principal.
A home is a place to live. $VOO and the stock market is a wealth building machine.
Not financial advice. There are lots of variables I may be missing. Run your own numbers.
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@realEstateTrent Window seat, noise canceling headphones, sunglasses and xl hoody = me every flight I take.
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Today on a flight, there was a baby crying for about an hour and a half straight.
That happens. You expect it.
But in this case it was crying because the mother refused to allow her to fall asleep.
The dad tried to get the mom to let her sleep, with no success.
“If she sleeps now, she won’t go to sleep tonight… and we’ll be up late.”
She would rather have 150 people sit there listening to her baby cry for an hour and a half…
…than deal with an extra hour and a half later tonight herself.
Incredible.
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I’ve had both for many years. Real estate far outperformed stock portfolio over the years. I retired with around $200k in my 457k (401k equivalent) after 15 years. Once I retired I was able to pull out of the 457 and rolled it into a self directed IRA to buy real estate. With 5 years I doubled it. It’s now over 1M. I will never touch. Will go to my kids. Btw. I also dropped $50k into coin base a few years ago for fun. Guess how it’s performing? Stick with real estate.
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My rental portfolio and cashflow from rents have outperformed my stock portfolio
I’d say this with a fact that 401K are a scam lol
I love my rental portfolio and I’m loving my property development business too.
Pepe Invests@pepemoonboy
I own multiple rental properties. Between tenant turnover, repairs, evictions, increased property taxes, and rising insurance my stock portfolio outperformed all 3 combined. By a mile... Rental properties are not worth the headache. Don't be fooled by the furu's telling you it's amazing passive income.
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@sweatystartup Haha. Good one. Almost believed you for a second then remembered it’s April.
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My kids aren’t allowed to have candy on Easter or Halloween.
Horrific for them and a terrible habit.
If they are good all day they get flavored yogurt (normally get regular) as a bedtime snack.
I tell them it’s ice cream (they’ve never had it).
Raise disciplined kids.
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@NickMaccini Honestly why as a a seller I never take wholesalers serious. There’s about a 90% chance they will not close the deal. And that’s being generous.
However, As a buyer they are my best friend.
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I got my numbers wrong on a deal. Learned last night.
Told the seller this morning. Wasn’t very dificult.
“Forgive me I got my numbers wrong on this. I underestimated rehab costs and overestimated resale value.
I won’t be able to buy it, at least not at this price sadly.”
If you are a wholesaler or agent and get your numbers wrong, just flat out tell the seller word for word. No fancy explanation or drawn out story.
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I paid $950k for my 5200 sq ft house in 2019. It’s worth 2M today down from its peak of 2.5. I still owe $500k on it. I’ve never in my life had $3M just sitting in a bank account. It’s always been deployed. Id honestly never drop $3M in a house cash unless I was sitting on maybe 15M liquid. Im a huge fan of leverage. There’s no way I would be where I am today without it. $250k gross is maybe 100-125k net. It’s not “truly rich” it’s a very comfortable lifestyle. Truly rich is my neighbor across the street who does about 1M month and has a new exotic every 6 months.
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@FLmultifam That’s amazing. Hope to get to that level one day. Sure you’re rich enough to buy a $3M+ home free and clear if you’ve been making that type of money for years.
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When you start making $50K+ per month, it’s easy to think the money will always be there.
Don’t build your life around peak income.
Running a business (at least until you get to a certain point) is so cyclical. My income today is ~70% lower than it was 4 years ago.
Thankfully I didn’t finance boats, exotic cars, or vacation homes.
I did, however, take out a $2M mortgage to buy this $3M primary.
At the time the payment was only ~11% of my monthly net.
Now?
My wife and I wish we would’ve gone with something a little less expensive.
High-income years are for building margin—not stacking fixed obligations.
Cash reserves.
Low leverage.
Room to breathe.
When you’re truly rich, buy the luxuries in cash.
Until then, protect your downside.
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@nickgerli1 Tha app is 3 years behind. Affordability part is bullshit. As an investor in multifamily market rents have plummeted 30% from there peak due to a surplus of apartments.
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Tampa, FL just hit its lowest migration level on record.
A net 1,539 people left Tampa's metro area in 2025 - the first decline ever recorded going back four decades.
Worse yet - birth rates are plummeting, and the area now has more deaths than births.
This is happening due to a dramatic affordability crisis in Tampa, St. Petersburg, and Clearwater. The entire metro became very expensive during the pandemic, and locals can't afford it, so they're leaving.
The only saving grace for the Florida Bay Area was international migration, which kept overall population growth slightly positive at +13,000.
However, this was also the lowest level in nearly 40 years.
Access migration data by state and county for your area at reventure.app.
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@TheSalGreco The illegal subpoenas been going on long way before you. Ludds & tolls signed off on quicker then sleepy joes auto pen. Many lawsuits have been filed. Nothing has ever come of them and nothing ever will. The swamp is deep.
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I was just made aware the NYPD has been spying on me using the very administrative subpoenas they used to try and terminate me only now I am a member of the press. This will be addressed in a soon to be filed lawsuit Mrs NYPD Police Commissioner Jessica Tisch aka The Soccer Mom. More to come on this matter and more tomorrow on The Sal Greco Show at 1105am eastern standard time.
Eric Sanders, Esq.@esq_sanders
There is far more coming. THE LAW DOES NOT BEND TO IAB. @NYPDPC @NYCMayor @NYCCouncil “Savior,” get control of the Internal Affairs Bureau. This no longer looks like oversight. It looks like institutional panic. This road does not end with investigators. It leads upward. It leads to command. It leads to your office. And Chief of Internal Affairs Edward A. Thompson, a/k/a “The Playboy,” should understand this: the more IAB hunts speakers, traces contacts, studies metadata, chases timestamps, and abuses administrative subpoena powers instead of confronting the misconduct being exposed, the deeper this department sinks into legal and public disgrace. That tells the story. When an institution is more determined to identify who spoke than to address what was said, it is not investigating wrongdoing. It is protecting power. It is managing fallout. That is the game here. They want to know who spoke to Eric Sanders. Who contacted The Sanders Firm, P.C. Who communicated with The Sal Greco Show. They want to build a case around contact instead of confronting the substance of what is being reported. Because going after the messenger is easier than answering for the message. Let me make this plain for 1 Police Plaza: if investigators are trying to corner employees into a false narrative, punish them for refusing to validate one, use the GO-15 to chill lawful reporting, or weaponize administrative subpoenas as part of a retaliatory source-hunting campaign, that is retaliation territory. And the more they do it, the more evidence they create. No amount of bureaucratic theater changes the legal reality. Speech on matters of public concern carries legal protection. Communications with counsel carry legal significance. Reporting workplace wrongdoing carries legal significance. And this is only the beginning. More will be disclosed. More public corruption will be exposed. More of the department’s internal rot, alleged cover-ups, alleged sexual misconduct, abuse of process, and pay-to-play relationships at taxpayer expense will be dragged into daylight. So keep asking the questions. Record every one of them. Put every retaliatory move on the GO-15. Ask about Eric Sanders. Ask about The Sanders Firm, P.C. Ask about every communication you think helps your fishing expedition. Because every retaliatory question sharpens the record. Every coercive tactic deepens the exposure. Every effort to protect the institution from the truth instead of protecting the public from misconduct makes the pattern harder to deny. The blue wall is not failing because someone talked. It is failing because too many people inside know exactly what it is protecting. And if the Mayor is serious about accountability, the answer is to start firing the clowns who turned Internal Affairs into a shield for power instead of a check on misconduct. Keep fishing, IAB. The record is being made, and this time it will not belong to you. #TheSandersFirmPC #EricSandersESq #MufasaEnergy #NYPD #CivilRights #1PolicePlaza #PoliceAccountability #Whistleblower #SalGrecoShow #NoRetaliation
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@TheSalGreco @j_stern97 They get an A for effort. They played it perfectly. They fucked up. They both know it. However, nonchalantly pulling it out and slapping it on the desk with zero emotion as if that were your intentions from the get go was pretty smooth.
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Just your average gun being taken off a perpetrator in front of the NYPD desk sergeant nonchalantly. Wait, does that even belong on the desk like that?
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@realEstateTrent I have no issue. Id hardly say society has issue with this either. Only the envious would take issue with this.
On a side note - posting photos of you in a rented lambo or on a private jet if you don’t own it is lame AF.
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I don’t know who needs to hear this but here goes:
Never.
It’s never a good look to post photos of you flying on a private jet.
It’s a blind spot, I promise.
Stop it.
You’re welcome.
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@SMBBizGuy @realEstateTrent I actually do go back to visit whenever I get the urge. I usually book a 5 -7 day trip and always end up changing my flight. 2-3 days is about max I can do in the shitty.
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@realEstateTrent I understand city living. But once you leave you can never go back. That sounds just awful
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Tonight as I opened my apartment door to take out the trash I passed by my neighbor in the hallway and we were both wearing socks and I thought holy smokes I’m basically 46 but still living in a college dorm.
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Nothing to do with being anon. I choose to be anon on X just because I can. I’m not selling anything nor do I need it for monetary reasons. THere’s no link in my bio and Im not begging anyone to sign up for a cheesy newsletter.
However my voter reg is Republican and in the state of Florida it’s public record. So def NOT anon. I fly an American flag in the front of my house and a Trump flag on my boat in the back. I could care less who is offended. Guess what? Nobody has ever knocked on my door to tell me they are offended. And if they did I would never cower.
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@FLmultifam With all due respect, that’s easy to say when you’re anon.
It’s that when people engage with me, I like to respond.
Unfortunately, political posts rarely result in civil engagement.
As such, it’s no fun for me and it’s a waste of my time.
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<deleted a post about politics>
While I believe what I believe unapologetically, I don’t have time to go back and forth on here about it with others and honestly, I don’t enjoy doing so.
Will be better going forward.
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@cre_cashflow 💯 more so when the tenant is paying way under the market. 😎
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For restaurant and retail leases, I usually wait until after the tenant’s renewal option expires before reaching out.
Most options require ~180 days notice.
Many tenants forget.
We typically still renew on the option terms anyway.
But once the unilateral option is gone, their negotiating leverage disappears.
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@NotA_Bull Correct. Real estate sucks. Continue to rent. Never buy a house. Renting is the way! Trust me bro! 😎
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Buying a house in your 20s is a liability, not an investment.
Argue against me.
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@MatrixMysteries Yes. Home ownership sucks. Continue to rent. It’s by far the best option. Trust me bro! 😎
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An American buys an AVERAGE home for $784,000.
After 4 years and $285,000 paid, ONLY $50k hits the principal.
$230,000 is PURE interest.
Over 30 years she’ll pay $1.6M for a $784k house.
This isn’t homeownership — it’s legalized usury.
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@TheSalGreco Whining about a “frat house” NYPD dosnt help your case or make you friends. Makes you sound like the jealous little biatch who went to pct parties but never could get laid and got upset when everyone else did.
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In other words, the FRAT HOUSE continues under the esteemed NYPD Police Commissioner. This is non-stop all over the department. Get a grip on this, it’s embarrassing and criminal predatory behavior. And no, this is not acceptable behavior. nypost.com/2026/03/07/us-…
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