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Bank Free Blueprint

Are you looking for money for your real estate deals?  Or are you looking for solid real estate cash flow investments yourself?  You’ve come to the right place.  Join Tom Braegelmann, industry thought leader and 30+ year real estate investment expert as he discusses simple, powerful and proven investing strategies with experienced investors who have money ready to invest, and experienced investors with great real estate deals.  You will find everything you need and discover how to collaborate and work together to create amazing results.  Get practical hands on deal structuring advice, strategies and ideas that work.   


Oct 17, 2017

Brian Darisay, former C-level executive shares his reasons for making the switch from his corporate job to real estate syndication. Brian and I also discuss net operating incomes,  cap rates,  emerging markets, and symbiotic marketing.  Brian even shares his expertise with examples of creative financing structures to build your rental portfolio, including seller carryback deals and private placement memorandums. 


1:12 - Brian’s background and some details on his work in real estate. 


2:27 - The main reason he primarily prefers to work with apartments and rentals. 


4:30 - Defining and contextualizing net operating incomes and cap rates. 


8:01 - Differentiating between residential and commercial properties. 


9:52 - Calculating for property performance over time. 


11:21 - Areas that Brian focuses on when investing in real estate, emerging markets, and symbiotic marketing. 


15:49 - The types of sellers that Brian pursues working with. 


17:42 - Creative financing structures that he’s encountered to make deals work and an example that he’s working with now. 


20:34 - Benefits in seller carryback deals. 


22:21 - Discussing syndication and putting some numbers into an example of a deal to contextualize the process; defining accredited investors, sophisticated investors, and securities. 


26:24 - How Brian can be a syndicator without the normal licensing. 


28:28 - Private Placement Memorandums and some context on how they’re employed. 


33:21 - Setting up different classes of shares in deals as the sponsor. 


35:30 - Dealing with asset management and property management. 


37:24 - Misconceptions about hiring on property managers and examples of a more active role Brian has had to take in some of his properties. 


39:19 - Additional roles of being an effective asset manager. 


41:21 - Advice for building a portfolio in a rental market and data sources Brian likes; the importance of relationships. 


46:45 - Information on Brian’s webinars and his philosophy on spreading knowledge. 


49:22 - Contacting Brian. 


Resources and Links Mentioned: 

Net Operating Incomes 

Cap Rates 

Rule 506 of Regulation D 

 Private Placement Memorandum (formerly 

Marcus & Millichap 

Integra Realty Resources 

CoStar reports 

Innovative Multi Family Investments 

IMFI Blog 

Contact Brian at 


Contact Tom at or