William LaBovick

Most marketed multifamily deals receive 10–30 offers. Only 1 buyer gets awarded the PSA. That means even qualified buyers lose 90%+ of the time. If that surprises you, you’re underestimating how competitive acquisitions really are.

@TAYVAY_ I’m using it to generate t12 and rent roll analyses that populate into underwriting templates with sensitivity checkpoints - all built for the acquisition side. It’s mind blowing how much manual labor it’s able to do in seconds.

I closed more deals last year than any other year of my career. Big reason? I started using AI agents in Excel. I'm talking Endex AI, Shortcut, Claude. Tools that plug directly into your spreadsheets and do the grunt work for you. If you're an investment sales broker and you haven't tried these yet, you're leaving hours on the table every single week. Here are some of my favorite use cases: 1. Extracting rent rolls and P&Ls straight from an OM. 2. Building property specific DD checklists based on an OM. I like to send these to our buyers as well… They have been really receptive and grateful for this. 3. Auto populating acquisition models from an OM. Instead of manually entering 50+ inputs, the agent reads the OM and fills in income, expenses, rent roll assumptions, debt terms. I review and tweak instead of building from scratch. 4. Expense line item stress testing. Feed it trailing 12, T3 and budget. It flags every line where actuals deviate more than 10-15%. Insurance jumped 40%? R&M suspiciously flat on a 1985 build? It catches what I'd miss. 5. Sensitivity and scenario tables on the fly. "Show me what happens to the IRR if cap rates blow out 50bps, rent growth drops to 2% and insurance goes up 15%." Built in seconds. 6. Consolidating multiple property P&Ls into one portfolio view. Rolls everything up, normalizes the line items and flags which assets are dragging vs. carrying the portfolio. 7. Loan quote comparison. Paste in 3-5 lender term sheets. Agent normalizes rate, proceeds, DSCR, IO period, prepayment and reserves into a side-by-side your buyer can read in 2 minutes. Also, makes recommendations on which loan is the most conducive to your business plan. 8. Quick underwrite from an OM. Back of envelope cap rate, price/unit, price/SF, rough NOI. Know in 5 minutes if a deal is worth your time before you even open the OM. Workflows that used to take me 2-4 hours now take 15-20 minutes. And I'm not exaggerating. The brokers who figure this out first are going to run laps around everyone else. I am already running laps ;) We had 10 new listings in January.

Interesting, I appreciate the info! I’m just getting into setting agents up. But I think a few different agents for different purposes (still at a wide scale) makes sense, one for a T12 analysis, one for a RR analysis, one for an OM analysis, and one for the financial model using the outputs from the other 3. Something along those lines.

@will_labovick Just a financial modeling agent. I don't see a lot of gain to going more granular than that for a basic proforma. I've also found that claud is good at creating but can be iffy about editing especially if you give specific examples or advice. It over indexes. You?

Been using ChatGPT for years, and finally downloaded Claude tonight. I asked ChatGPT to put together a comprehensive summary of everything it knows about me, and copied and pasted it into Claude. Holy smokes!

@mikekbales Do you set up agents for different aspects of the pro forma?

@realEstateTrent This is the one that got me hooked. It may change your life. I use it now to do all my proformas, feasibility studies, market research, operating agreements, etc. youtu.be/MsQACpcuTkU?si…

@MediaKing All you need for a good investment is basis and time.

Best investment advice I ever got:

@MultifamilyMad Anybody doing real estate the right way isn’t doing it the flashy way

If you see someone buying abunch of “good deals” in a year and it seems too good to be true…that’s because it is. Those guys will either end up bankrupt or on the news for fraud. I have seen it happen more times than not. More deals doesn’t mean better deals. Growing too fast is a thing. Be aware of this. Don’t listen to them and certainly don’t give them your hard earned money!

@_Sweet_Lew @FirstSquawk Layoff announcements are up vs a relatively low January 2025 base, but that’s not the same as actual layoffs. Actual firing rates and unemployment remain relatively stable.

@will_labovick @FirstSquawk Reality says otherwise cnbc.com/2026/02/05/lay…

US HIRING AT RECESSION LEVELS: HIRING RATE AT 3.3%, MATCHING THE 2020 CRISIS AND NEAR A 13-YEAR LOW.

$160B worth of multifamily debt matures in 2026 (vs $100B in 2025). Meanwhile FHFA just raised multifamily caps by $15B per agency (20% increase from 2025). Fannie & Freddie will carry this refi wave. Which is exactly why privatization is moving slower than headlines suggest.

@kingkzoox @shawngorham Nope, we even have profit sharing of ownership in the property.

@will_labovick @shawngorham And you probably still try to underpay them

I am constantly amazed by how people talk about the trades now Let me tell you, when I went into the trades in 1997 I WAS A LOSER FOR NOT GOING TO COLLEGE Now we look up to the trades? How the hell did we get here?

@mhp_guy Also depends on how they’re using ChatGPT. Are you using it like Google, or are you try to get it to do projects for you, create spreadsheets, analyses, write ups, case studies. Doing the latter will put you ahead of the game.

Only 15% are using ChatGPT?? I talked to a friend last year that had taken a job with a $130m company and what he said floored me. He said 15% of his new colleagues use ChatGPT. What percentage do you think it is now?

@juliusmarchi Are you looking at multifamily or sfh. Knowing your longterm goals around scale can help you clarify where to start.

My initial plan to get into real estate was going to be quite aggressive - Leverage hard money - Force equity quick w renos - Refinance into a long term loan - Repeat & this makes sense to me... but I realized it's not aligned with where I'm at right now. I'm not trying to get rich quick. I'm just trying to gain experience, build equity, & develop a system that allows me to buy properties without taking away from my main focus, sales.

@Fire5280 Where in CO do you target? Big fan of Greeley, appreciating, population growth, still has good basis compared to everywhere else.

In December of 2025, our total monthly mortgage payment for all 10 of our rental properties was $22,444.03. After selling one property in January, buying down the principal on multiple loans, and requesting a change in amortization on our adjustable loans, that are due to reprice this year, our new total payment will be $13,934.56 per month. After factoring in the loss of rental revenue from the property we sold, our cash-flow is set to increase by $5,500 per month. And considering our mortgage payments would have gone up by about $3,000/mo, once the new adjustable rates kicked in, the monthly delta is more like $8,500. I'm feeling very good about this restructuring.

@Fire5280 You need to understand the amount of time and effort it takes your appliances handyman to do the work 😂

Just got a quote to repair a dishwasher (new pump) at one of our LTRs. $478.00 + tax. I can get a brand new unit for $399 + delivery, tax, install, and haul-away. Why in the world would I pay $500+ to attempt to repair a 9 year old dishwasher, which may or not need more than a pump... when I can get a brand new unit for maybe $75 more?

@Jacob_Naviaux True, but easier said than done for new investors trying to become at least proficient at one strategy before multiple.

I hear investors say this all the time: “I only wholesale.” “I don’t wholesale. I actually buy and flip.” That mindset is exactly why most of them never crack 7 figures. You can’t rely on one exit strategy in this business. Deals don’t care about your ego. If I was too proud to wholesale because I “only want to be the end buyer,” I’d leave hundreds of thousands on the table every year. The goal isn’t to pick a lane and defend it. It’s to extract maximum value from every deal.

@EstateRanger I do like having a metric to see how the seller priced their deal.

Going in Cap Rate is pretty much a useless metric.

@kinginvestings Make your 5-9 your 9-5

Not Everyone Will Understand this: You've got to use your paycheck. To earn more paychecks.

What’s up with pushing your market rents right before listing? I’m going to see your leased rents. Do you want an unsophisticated buyer who wouldn’t catch something this basic?

@realfrugalmogul All the sudden you’ll be too big to consider yourself a mom and pop landlord

Being a mom and pop landlord isn’t about getting rich fast. It’s about showing up, fixing what breaks, treating people fairly, and letting time do the heavy lifting. Wealth and security is built slowly.

@ChrisRamsey60 It’s good to have a mix of both. Leveraged properties to grow, unencumbered properties for stability.

Sometimes I think about paying off my debt and cash flowing like crazy. Then I come to my senses and add more debt.