Christian OsgoodCEO, Multifamily Strategy · CEO at Multifamily Strategy

90% of real estate investors should QUIT right now ‼️👀🔥

29 Dec 2025 · 1 min

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1:16

In this solo commentary, Christian Osgood argues that the vast majority of real‑estate investors are misguided by focusing on single‑family homes and small multifamily properties (duplexes‑fourplexes). He claims that building a meaningful, scalable cash‑flow portfolio with such assets takes excessive time and effort, making other business opportunities—especially seller‑financed small businesses—far more lucrative and faster to scale. Osgood advises investors who wish to stay in real estate to target larger multifamily assets, specifically starting with 10‑25 units and scaling to 25‑50 units, citing his own recent acquisitions of a 144‑unit and a 76‑unit property as proof of rapid cash‑flow generation. He concludes that small‑rental strategies should be abandoned for long‑term wealth creation, either by moving to large‑scale apartments or by switching to entirely different businesses.

Chapters

90% of real estate investors should quit right now and do literally anything else. Not because they suck, it's because 90% of people are buying single-family duplexes, triplexes, fourplexes. And while that is a business that you can scale and you can make money, the amount of work and time it takes to build a portfolio that is meaningful cash flow in real estate— you should go into almost any other business. You'll make astronomically more money, much more predictably, much faster. And a lot of small businesses are for sale seller financed. Now, if you're like me and you love real estate and you want to scale, what you're really looking for is 10 to 25 units to get started, quickly scale into that 25 to 50 unit apartment range. Today I'm buying a 144 unit, I just closed on a 76. It scales much, much faster. It has truly meaningful cash flow and is a scalable business. It's not that you can't do it in small rental properties, it's just that it will take you forever and there are so many businesses that are much, much easier. If you wanna do real estate, go big. If you wanna make a lot of money, go big or do something totally different. I think single-family and small multifamily should be completely off the table as a long-term sustainable business plan if you actually want to make money in real estate.