Christian OsgoodCEO, Multifamily Strategy · CEO at Multifamily Strategy

Reaction to Every Single American Family Should Do One Apartment Deal Like This

5 Jul 2026 · 1 min

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1:04

In this short reaction, Speaker A outlines a concrete multifamily investment example: a 7‑unit apartment building in a top‑tier location originally renting at $700 per unit, generating $30,000 of annual net operating income (NOI). By performing modest upgrades and raising rents to $1,100, the NOI doubles to $60,000. Using a 6 % capitalization rate, the property’s appraised value jumps to $1 million, enabling a refinance that replaces the original loan with a larger one. Christian Osgood then confirms that this exact playbook—identifying small‑scale (5‑50 unit) properties, improving them, and refinancing based on the higher NOI—was the engine behind his growth to a 600‑unit portfolio, typically completing 2‑4 similar deals per year. The conversation emphasizes that multifamily properties behave like businesses, where operational improvements directly translate into higher valuations and cash flow, and that replicating this model can generate substantial wealth.

Chapters

Every single family in America should do one apartment deal just like this. We found a 7-unit apartment. It was in an A+ area, never compromised on location. It was renting for about $700. The NOI was $30,000 for the year. Boost the NOI. Tenants moved out. We did light upgrades, took the rent from $700 to $1,100. One year, the NOI goes from $30,000 to $60,000. $60,000 divided by 6% cap rate, which is what that building appraised for, it's a million bucks. I go back to the bank, I'm like, hey, look, we took this business— because like I said, single-family rentals are not businesses, multifamily are businesses. My business, when I bought it, was producing $30,000 a year in profit. Now she's producing $60,000 a year in profit. I've got an appraisal here for a million bucks. Will you do a new loan on this? They said, we sure will.
Yes, this is exactly how I scaled to 600 units. The 7-plex, a 12-plex, a 38-unit, anything 5 to 50 units. You can get into commercial apartments, more than 4 units. This is how the math works. So this is how I scaled over 600 units. It's one deal at a time, but do 2, 3, 4 deals a year exactly like this. You will make a ton of money.