Dan Hagberg

Reflecting on the past few years I'm truly amazed by what Bolt has been able to put together. A visual representation below, check it out 💪

Patiently waiting for the day a unit like this makes it to auction

@twallyweb Go gettum tiger

Everyone please wish me luck on tonight’s planning commission

@DallasAptGP 👀👀

Every apartment operator is hunting for margin right now. Rents are flat. Insurance is up. Taxes are up. Most owners stare at the revenue line and hope. The smart ones look at the expense line and act. The first place we look, in good markets and bad, is the water bill. Your water bill is not a fixed tax. It is a controllable variable. If your water bill shows use of over 200 gallons per unit, per day, you are burning cash. We see deals in due diligence averaging 500 gallons. That is not "old plumbing." That is system failure. We target 130 to 160 gallons per unit, per day. Hitting this number does not require a miracle. It requires a specialized crew and a checklist. You can cut usage by 50% or more in less than a week. A crew of eight plumbers can sweep a 200-unit property in days. The scope is surgical. Toilets. Replace tanks with high-efficiency models (Toto Entrada CST244EF). Regulators. Install low-flow showerheads residents won't notice. The "silent" leaks. Replace angle stops. These drip for years, rotting subfloors and draining bank accounts. Main line. Fix underground leaks that never surface but spin the meter. Now the math: Take a 100-unit property in Dallas. Current usage: 300 gallons per unit, per day. Annual water bill: $120,500. We spend $100,000 on a full conservation sweep. We drop usage to 160 gallons per unit, per day. New annual bill: $64,250. Annual savings: $56,250. That is a 56% return on capital in Year 1. But the savings are only half the story. Real estate trades on a multiple of NOI. At a 6% cap rate, that $56,250 in savings adds $937,500 to your asset value. $100,000 in. $937,500 out. In a flat rent market, this is how you force appreciation. If you operate 100+ units in Texas and need to find margin immediately, DM me. We run the analysis. We find the leaks. You keep the equity.

@DallasAptGP Wow, can’t believe this is possible. Sorry you had to deal with it and great PSA

In Texas, a criminal can steal your $6,000,000 building for $30 in cash. No ID required. No background check. Just a forged signature and a trip to the county clerk. In 2022, this happened to two of our buildings. If you own real estate, you are a target. The Texas county recording system runs on a "notice" basis. The clerk’s job is to record documents. Not verify them. A criminal created a fake deed for two of our assets. They used a cut-and-paste notary stamp pulled from a different public record. They used a courier to send the documents into the clerk’s office. The courier handed over the forged paper and paid $30 in cash. The clerk accepted the document. No driver's license. No signature check. The public record showed a Delaware LLC owned my property. $6 million in equity vanished from the legal chain of title in seconds. Once a criminal controls the deed, they have two moves. They sell the property to an unsuspecting buyer and disappear with the cash. Or they get a hard money loan against it, collect the proceeds, and vanish. Either way, they try to be long gone before you find out. I found out during a refinance. My title company called with a question: "Why did you quitclaim these buildings to a new entity?" I hadn't. I contacted the Dallas Police Department, the FBI, and the Texas Secretary of State. Every agency gave the same answer: they are overwhelmed with this type of fraud and didn't have the time or resources to pursue it. The criminals hide behind Delaware shells and registered agents. The county takes cash, so there is no bank trail. There is no ID requirement, so there is no face for the cameras. Most investors assume their title policy covers this. It does not. Standard title insurance covers defects that existed before you closed. It guarantees you received a clean deed at purchase. It does nothing for crimes committed after. This is a gap in your risk management you did not know you had. It took 90 days of legal work to fix. The "new owner" was a ghost. I had to file a lawsuit to quiet the title. I spent $20,000 in legal fees and secured a default judgment because the criminals never showed up to court (obviously). I won. But I am out $20,000 and three months of sleep. Criminals hunt three targets: raw land, free-and-clear buildings, and estate properties. A mortgage acts as a tripwire because banks flag transfers. If you own your assets outright, you are defenseless. Here is what I did after this happened to me: Property alerts. Most counties offer a free service that emails you when a document is recorded against your parcel number. Sign up for every asset you own. This costs nothing. Entity audits. Make sure your Secretary of State filings are current. Criminals look for lapsed registrations and "zombie" entities to find their next target. Push for policy change. State legislatures are starting to act. The law must require a government-issued ID to record a transfer of real property. It is insane that it does not.

@EllliotttB @sweatystartup Bromato’s made 100k for charity so was worth it I’d say👌

@sweatystartup Not all of them right

All the same people who were hyping crypto then NFTs then virtual reality are now pumping AI agents.

@sweatystartup Who built this for you?

The best investment I made in 2025 was this golf simulator for $50k. An entrepreneur flew down from Toronto to install it in my office. Virtually guarantees my kid a golf scholarship. Will pay for itself 5x.

@ajv It always seems to go that way ha

@DanStorage Had 1 guy who folded after turn. Very small pay out

Had the best poker hand of my life the other day: flopped it too

@realEstateTrent Yea Gusto rocks (so long as you don’t have too many employees). I use it everywhere. My old company we hired armies of PT ee’s seasonally. After 3-4 years Gusto stopped loading because of the back log. Can’t delete someone they’re entered it was frustrating

Thanks. Just sent this to my assistant.

I've auctioned off thousands of storage units and anything cool/valuable that's "found" is almost certainly made up

@realEstateTrent Any chance you could clean out a few of our storage units while you’re there

Just got to Cornell - and they are IN a strip mall 🙌😍

@redwood_ryan_a I feel you dawg

Every day I wonder why I am still in this business. I don't know what else I would do, but the answer would not be cold calling people who want 2x the value of their property, for the rest of my life.

@ajv @garyvee Sick!

1/ How a Backyard Game Became My Next Big Bet 🧵 @Garyvee and I are now the proud owners of the New York Green Apples in Big League Wiffle Ball (BLW) - blwwiffleball.com

@realEstateTrent My favorite part about RE is the potential to do it when you're 90. The thrill of a new deal is tough to replace w/ something else.

I watched the Cowboys documentary this weekend, and it hit me hard to see the sadness in the players eyes when they finally faced retirement. I thought about how painful it'd be to know my real estate career was going to come to a halt in just my 30s, and having to completely reinvent myself. I really have no I idea what I'd do instead. Do you?

It feels like a buyer's market for commercial RE is finally here. Sellers wanting 21/22 valuations are realizing their equity is slowly worth less and less. Many buyers who purchased at inflated prices in the same timeframe are underwater and properties are worth less than their debt (we're seeing this firsthand). I'm not sure what's to come in the next 12 months but having low leverage and no upcoming debt maturities helps me sleep at night. Buckle up!

@JerimiahLee Happy to hear it man

Today was a success. The double mastectomy and reconstruction was completed without any complications. Katie is at home and recovering now. Thanks for the prayers, messages, and support.

@girdley Great read 🇺🇸

I considered moving out of the USA. After some research, I realized leaving is stupid. There is no chance the USA will stop being the global superpower. And the best country for opportunity. The reason surprised me:

Permanent Bonus Depreciation

@realEstateTrent Awesome feature. Wish I was there!

From social media to the Magazines! Turns out this community cleans up well 🔥 Big thanks to Mann Report 🙌🏻

Very proud of what we’ve built at Bolt Builders and the partnerships we’ve put together. We are truly a one stop shop for developers with the funds to develop but no FT staff!