In this instructional video, Christian Osgood outlines a repeatable, free, and fast method for acquiring multifamily apartment deals. He argues that mastering three foundational skills—deal analysis using a free day‑one cash‑flow calculator, effective communication with brokers via a scripted talk track, and building relationships with property owners—allows anyone to reliably purchase apartments. Osgood provides a step‑by‑step workflow: download the free calculator from the Skool Multifamily Strategy community, run the numbers to ensure the deal cash‑flows from day one, use a five‑point broker script (availability check, open‑ended questions, bankability inquiry, etc.) to position yourself as the preferred buyer, and meet owners in non‑transactional conversations to uncover off‑market opportunities and seller‑financing options. He then describes an offer engine that targets 3‑4 offers per month, each with at least a 50% chance of acceptance, leading to roughly 20 high‑probability offers over six months, which statistically guarantees 2‑4 closed deals per year. Real‑world results are illustrated through his own acquisition of over 600 units and a rapid market entry in Abilene, Texas (225 units in a few months), as well as student success stories like Caleb Hommel’s 425‑unit portfolio. Osgood emphasizes that the method relies on disciplined analytics, relationship building, and focused offers rather than mass‑mailing LOIs, and he directs viewers to free resources (deal calculator, community videos) to implement the system immediately.
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Hello and welcome to Multifamily Strategy. We are talking about how to absolutely for sure buy multifamily deals this year, and there's only 3 skills you need to learn, and they're easy and they're free, and I'm going to share all of them with you on this video so that by the end of this video, you can guarantee that if you follow these steps, you too will buy multiple deals this year. Here we go. All right, 100%, you will buy a deal if you do this. That's a pretty bold statement. And after 5 years of running Multifamily Strategy, this is why my students are so successful. I'm going to tell you the 3 foundational skills, and I'm going to help you get there. So I'm going to dive directly in. By the way, this is the method that I've used to buy hundreds and hundreds of units. Some of my students have bought hundreds and hundreds of units. Caleb Hommel, a great friend of mine, he has bought at age 23. He went from 19, no money, living in California, moved to Texas, lives in a penthouse, has over 425 units, I think 429 to be exact. This guy is growing like crazy and there's people all over the country doing the same strategy. So what do you really need to do foundationally? What are the skills? First of all, you need to be able to analyze the deal. And if you go to school.com and you go to Multifamily Strategy Community, you can actually download a free calculator. And if you can fill out that calculator for the day one math and the future value, so where you expect the deal to be in the future, you're going to answer two questions: How do I buy this deal? And how do I never lose this deal? If you can buy it and keep it and it cash flows day one, you've given yourself a raise for life. And I can guarantee you another thing, if you are not clear on the math, you will not write offers. Like, if you don't know the deal is going to make money, you're definitely not going to convince anyone else it's going to make money. And ultimately, you're not going to write the offer. So number one, basic analytics. This you can learn in a week or less. Watch some of the videos on this channel, ask people in the Multifamily Strategy Community. I also have free videos in there on how to analyze deals. Follow the instructions there, download the calculator for yourself, save a copy, just run through a few listed deals until you are comfortable with the numbers. But anyone can learn this in a week or less. And again, all the resources are there for free in the school community. So again, skoolmultifamilystrategy.com, there's a link in the description below as well. Number 2, you need to know how to talk to brokers. There's an actual simple script. I've also done multiple videos on this before, but there's 5 5 basic talk track items you need to go through. First is, the deal still available? Now, asking if the deal is still available covers two things. One, it avoids an awkward conversation where they're like, actually, it's already under contract, sorry, bye. It also is an easy way to just ask them, hey, can we talk about this listing? It preps them for the reason for the call. It gets rid of a lot of their hesitation and moves them into sales mode, which is where we want them. We want to establish we're the most able, willing, and the most able, willing, capable buyer to take out this deal. You want to position yourself as the most likely buyer ultimately, and you do that through building confidence with the broker. You're going to go through other talking points such as open-ended conversation about the deal, more specific questions, then move to my favorite question of all time: how's the bank going to look at this? Instead of asking for seller financing, get them to tell you if it is conventionally financeable or if you need to get creative. That will also cover, is there deferred maintenance, are there bad books? Basically all the problems with the deal will all come down to bankability. So always ask that question every time. But as you get comfortable with your math and then you get those inputs from the broker right there, you can start offering on deals. Some of them you might actually buy, and I have bought many deals off LoopNet and CREXi. It is still possible. More often you put in offers that make sense, that may get accepted. And the broker now knows exactly how you underwrite, how you offer, and that you're someone who actually will offer when you talk to them about a deal. Because of this, you start getting sent better deals, either off-market or pre-market deals, and suddenly you find yourself owning a lot of multifamily. And third, and I think most importantly, you need to know how to talk to owners and meet with owners. That first owner meeting you do in a new market, they usually introduce you to just about everyone else. But if you start meeting the people operating who've already built the business in your market, they have access to deals and contractors and property managers and accountants. They've already built your business multiple times, multiple cities all over the country. I've met with owners who eventually sold me everything they built in a 20, 30, sometimes 50-year career. I've taken complete real estate empires, and they've transferred it to me. And many of them have done seller finance. I didn't even need to go to a bank. No credit checks, no money trading hands because I had the relationship. If you have these 3 foundational skills— and that is literally it, these do not take a long time to do— you can analyze a deal, you can have an intelligent conversation with a broker, you can sit down with an owner and have a non-transactional conversation about how they built their business and how you are trying to build your business. You have all the foundational skills, but this doesn't answer the question, how are we getting to this 100%? Absolutely, your offers are going to get accepted. You're going to buy real estate. Here's a metric that's worked for me, and this has worked for all of the students in Multifamily Strategy. If you do this, you will buy real estate. We have yet to see an exception to this ever. 3 to 4 offers a month. You are not shotgunning offers. We are talking to the owners and brokers as we analyze the deal. We're not offering exactly what's listed every time. We're offering exactly where the deal works. But we've had conversations with the broker or the owner, and we believe we know what it is they want. So, we have mapped this out. I need to have a deal that cash flows day one that I can hold forever so my income goes up for life. They need, and I fill in the blank for all the things they need. Wherever that intersects, That is where we write our offer. We have cash flow for life. They have the combination of their price, their terms, their goals all met. People will accept it if you nail the offer. So when do you write the offer? When I am 50% sure or more that they will accept the offer in front of them. I do this 2, 3, 4 times a month, but in a 6-month period, If you've written 20 offers where you truly believe that you have a 50% chance or higher of getting the deal, and that is not hard to do. I mean, this is like basic, basic, the bare minimum. 20 offers with a 50% chance. It is almost statistically impossible to not go under contract for a deal. Now you go through due diligence. If you have a great deal, the money will be easy. You may be watching this video being like, Okay, so I can do all of this and go under contract. How do I close the deal? You have a great deal. Trust me, the money will come and we have a lot of videos on how to do that. That's the easy part. The hard part is having the opportunity. If you have a deal that makes a lot of money, there's no lack of people who have capital who want to make money in real estate. But you've just done the hard part. You learned how to analyze a deal and applied it even though it only takes a week and you have tools to do this. A lot of people don't even do that step. So you have confidence in your number, you've negotiated the deal, you have identified what all parties want, and you've come up with a solution to give everyone what they need. If you can do this again and again, I'm serious, 20 offers with a 50% chance or higher of being accepted every 6 months, statistically you will do 2, 3, 4 deals every single year, which is exactly what I've done. It is relatively low volume.. It does not take a lot of time. It is not all that hard. This is how I got over 600 rental units. I just opened up Abilene, Texas as a new market. My first deal I ever bought there was in December of 2025. So as of the filming of this video, it was just a few months ago. It's February. I'm already at 225 units in this market, multiple transactions. How do we do it? Exactly like this. This is the secret formula. It's not write a million letters of intent. It's not just ripping out LOIs or offers is not calling 1,000 brokers on 1,000 deals. Know your numbers, talk to brokers, offer where the deal makes sense, and identify what the seller wants. Write something with the minimum amount of creativity that gets you everything you need and everything they want, and then get your offer accepted when you have a 50% chance or higher of getting it accepted. It doesn't have to be perfect. But I think the people who are losing right now in real estate are the people who are just writing offers on everything. I'm like, well, I know it definitely works at this price. Let's just lowball everything. Lowballing or negotiating only on price every time is not the method. Writing a million offers is not helpful. Now, writing 20 solid offers with a relationship with the broker or owner and a clear identification of what all parties need you're going to do way less work and close a lot more real estate. And I promise that is true. I've done this 32 times in the last 5 years, and I have students who've bought more rentals than I have in less time because they applied these exact same methods the exact same way. So if you're looking for the secret sauce, I don't believe there's any one secret in real estate, but this one feels like the secret to all real estate. 2 to 4 offers a month, 50% chance higher of getting accepted if you can just get there. Which I believe everyone on planet Earth could do within a month of studying real estate, you're going to buy a ton of real estate. You can build this business, you can get a lot farther than I did a lot faster. Hope this helps. Check out that free calculator on our school community, SKOOL Multifamily Strategy Community, and I will see you on the next episode.
