If I Had to Start Over, This is What I Would Do

If I had to start over, here’s the exact strategy I’d use to rebuild my real estate portfolio—and you can use it to build yours too.

In this video, I break down:

How to reset your mindset and overcome fear
Why starting small with the right niche builds momentum
The power of off-market deals and relationship-based investing
How to build a lean startup team that gets deals done
What it really takes to raise money, even as a beginner
The 4Ms of operational excellence every investor must master
Why the long game is the only game and how to start today

What Would I Do If I Lost Everything?

After 25 years in commercial real estate, I’ve built a strong portfolio and now mentor investors nationwide on how to do the same. But what would I do if it all disappeared tomorrow? What if I lost everything—my properties, money, and contacts, but still had my knowledge? How would I rebuild my real estate portfolio?

Fortunately, the path forward wouldn’t be complicated. It wouldn’t require reinventing the wheel. Instead, I would follow a proven, repeatable process. In this detailed, step-by-step guide I reveal the exact strategy I’d use to rebuild my multifamily and commercial real estate business from scratch. Whether you’re starting fresh or starting over, this same blueprint can help you build a portfolio that lasts.

Step 1: Reset the Mindset

Before anything else, mindset needs to be addressed. That means reflection and asking hard questions: What went wrong? Why were the properties, money, and relationships lost? Most likely, the answer starts in the mind. And for those just getting started, the same principle applies. If progress feels stuck, it’s probably not a lack of money—it’s a mindset issue.

Wealth Starts with Perspective

Wealth isn’t built by money alone. Rather, it’s by how opportunity is seen and acted on. For example, some students enter real estate programs with plenty of money but no traction. Others hesitate to begin because they think they don’t have any money. That’s a myth. Instead, here’s what’s actually needed:

Grit: Grit is long-term passion and perseverance. It’s the drive to pursue commercial real estate even when things get tough. Without grit, momentum stalls.
Deal Vision: Train the mind to spot deals early, before others do. That’s a skill rooted in mindset and sharpened through education and repetition.
Urgent Education: Learn real estate investing like your life depends on it, because in many ways, it does.

To support this, one tool we use in training is the Real Estate Leverage Ladder. It teaches our students how to use knowledge and minimal capital to move up the investing ranks:

Start with wholesaling
Move into master leasing
Use seller carry first position
Then seller carry second position
Eventually leverage other people’s money (syndication)

Ultimately, this ladder blends mindset and education to create real momentum. Mindset is the foundation. Without it, nothing else sticks.

Step 2: Start Small, Think Big

Once the mindset is in place, it’s time to take action. The strategy? Start small, but think big. Waiting to save money or hoping for a windfall isn’t the move. Instead, the focus should be on using other people’s money. And yes—beginners can do this. In fact, many of our students have raised capital with no prior experience. With the right guidance, it’s absolutely possible.

Choose a Niche: Small Multifamily

Targeting five to twelve unit properties is the next step. Look for solid markets, good neighborhoods, and rent upside. These deals allow for forced appreciation, making the property more valuable and the deal more attractive.

Why small multifamily?

More Inventory, More Options: There are far more five to twelve unit properties than 100+ unit complexes. More inventory means more chances to find motivated sellers and negotiate creative terms.
Easier Capital Raising: Smaller deals are easier to fund, especially for beginners. Raising money for a 100-unit building is tough without a track record. Starting small builds credibility and confidence.
Momentum Matters: Smaller deals help overcome analysis paralysis and get the ball rolling. Whether rebuilding or launching for the first time, early wins matter. They build momentum and open doors.

In short, this step is about movement. It’s about getting in the game.

Step 3: Focus 80% of Your Efforts on Finding Deals

When rebuilding a portfolio—or starting one from scratch—the majority of effort should go toward finding deals. Not raising money, building a brand, or waiting for perfect timing. Just finding deals. Because good deals attract money.

Go Off-Market First

The best opportunities aren’t listed. They’re off-market. That’s where the focus should be. Specifically, look for:

Tired landlords
Baby boomer or older owners
Multiple property owners (own more than one property)
Absentee owners

Many of these properties are underperforming. And here’s a hint: those middle two categories—baby boomers and multi-property owners—made up over half of the deals closed across our company last year. That’s not a coincidence.

Build Relationships, Not Just Leads

Once you’ve identified potential sellers, the next step is building a relationship. Multifamily and commercial real estate will always be a relationship-based business. It doesn’t matter how much money someone has, what school they went to, or what background they come from, relationships drive deals.

Learn to Analyze Deals Fast

Speed matters. You need to be able to look at a deal and know within minutes whether it’s worth pursuing. I have a video that breaks down How to Evaluate a Multifamily Deal in Five Minutes or less—watch it, learn it, use it.

Here’s the payoff: if 80% of your time goes into finding deals, one of those deals will eventually become “The Deal”. The one that shifts your financial future.

Step 4: Build Your Startup Team

This isn’t about assembling a full-scale operation. Rather, it’s about building a lean, focused startup team—the core group needed to create momentum, get a deal under contract, and move toward closing. There are four key players to bring on board:

1. Local, Experienced Property Manager

Start with a property manager who knows the local market inside and out. This person helps assess neighborhoods, identify trends, estimate vacancy rates, and project rents on one and two-bedroom units. They should be someone trusted enough to do drive-bys and act as boots on the ground. This role is critical—not just for property performance, but for deal evaluation.

2. Multifamily-Focused Lender

Next, find a lender who specializes in multifamily and commercial lending. Avoid lenders who primarily handle single-family homes and “dabble” in multifamily on the side. Multifamily lending is a different animal—with different underwriting, terms, and relationships. The right lender knows how to maximize loan options and navigate the nuances of commercial financing.

3. Local Multifamily Real Estate Agent

Hire an agent whose primary business is multifamily, not someone who occasionally handles it. Single-family agents don’t have the same market knowledge, connections, or understanding of key metrics like cap rates, vacancy trends, and investor-grade inventory. A true multifamily agent knows the lenders, inspectors, and neighborhoods that matter. This expertise makes a difference.

4. Mentor

Finally, bring on a mentor. Whether it’s our team or someone else, a mentor provides guidance, clarity, and accountability. They help avoid costly mistakes, offer step-by-step direction, and keep progress on track. If starting over (or starting for the first time) there’s no room for missteps. A mentor helps protect the journey and accelerate results.

Step 5: Focus on Raising Money for Your Down Payments

Once the startup team is in place, the next priority is raising capital, specifically, the down payment. This step requires obsessive focus. It’s not a side task. It’s the engine that moves deals forward.

What Does That Look Like?

Many beginners ask, “How do I raise money if I don’t own anything—or only have single-family homes?” “How do I get someone to trust me with their money?” These are valid questions. And they come up all the time in our training. Here’s the answer:

1. You Don’t Need to Be Perfect—Just Prepared

Investors aren’t looking for perfection. They’re looking for clarity, professionalism, and confidence. With the right preparation, anyone can present a deal in a way that earns trust. That’s something we teach our students every day.

2. Everyone Deals with Imposter Syndrome

Feeling like an imposter is normal. We all ask ourselves, “Who am I? Acting like a big shot, asking for money?”. It happens to everyone—even seasoned investors. The key isn’t to hide it. The key is to walk into the room more prepared than anyone else.

3. Preparation Builds Confidence and Control

When the homework is done and the strategy is clear, everything shifts and you control the room. This ties directly back to Step 1: mindset. Raising money starts with confidence, clarity, and grit.

A Practical Resource

For a deeper dive, check out the video titled Why Raising Money Is Easy When the Deal Is Right. It breaks down the three keys to raising money for strong deals and shows why preparation beats perfection every time.

Step 6: Master Cash Flow and Systems

If starting over, this is the step that can’t be skipped. In fact, if things fell apart the first time, it likely happened at this step. Step 6 is all about mastering cash flow and building operational systems that actually work.

The Four Ms of Operational Excellence

Every multifamily property relies on four core systems. These are known as the Four Ms:

Money – Managing income, expenses, reserves, and cash flow
Management – Overseeing operations, tenants, and team performance
Marketing – Keeping units filled and attracting the right tenants
Maintenance – Preserving the asset and preventing costly repairs

Think of these as the legs of a four-legged stool. If one leg is weak—or missing—the entire operation becomes unstable.

How It Breaks Down

Here’s how it plays out in real life:

If money is mismanaged, maintenance suffers.
When maintenance drops, marketing becomes harder.
Poor marketing leads to higher vacancy and lower income.
If management is weak, money starts slipping.
And when money slips, everything else follows.

Each M affects the others. They’re interconnected. And when one fails, the rest begin to unravel.

Diagnosing Distressed Properties

When evaluating a distressed or underperforming multifamily property, look closely at the Four Ms. Chances are, one or more is broken. That’s where the opportunity lies. Fix the systems, and the property can be turned around. This is what we our teach students once they close their first deal. Because buying the property is just the beginning. Running it well is what builds long-term wealth.

Step 7: Be In It for the Long Game

The final step is simple, but powerful. It’s about perspective and commitment.

Two Truths to Anchor Your Journey

The best time to have bought real estate was five years ago. The second-best time is today. That’s it. No need to overthink it. The opportunity is now.

But here’s the second part: if you’re starting over—or just getting started—acknowledge that building life-changing wealth through multifamily real estate is a long game. It doesn’t happen overnight. It takes time, consistency, and patience. The most important thing is to get in. Then give yourself the time to grow.

There’s a saying:

“Don’t wait to buy real estate. Buy real estate and wait.”

That mindset changes everything.

The 7 Steps to Rebuilding a Real Estate Portfolio

Let’s recap:

Fix your mindset
Start small, think big
Go after off-market deals
Build your startup team
Be obsessed with raising money
Master cash flow and the Four Ms
Be in it for the long game

These steps work. They’ve been tested and they’re ready for anyone willing to take action. So, what’s stopping you?

Want to Learn More?

If you’re serious about evaluating commercial and multifamily properties the right way, download my free book. It’s packed with real examples, practical tools, and no fluff. No obligation, just real knowledge you can use. Get Your FREE book here: Commercial Real Estate for Beginners

Every Successful Commercial Real Estate Investor Has a Mentor

Get your mentor here: Commercial Property Advisors Protege Program

If you have any comments or questions, text PETER to 833-942-4516.