All Forum Posts by: Mike Rutherford

Great insights! Building trust and credibility is everything when it comes to attracting investors. A strong personal brand and a solid online presence go a long way, but what really seals the deal is delivering results and maintaining transparency.

From my experience in real estate development and management, investors don’t just want confidence—they want clarity. They want to see well-structured deals, clear financials, and a strategy that minimizes risk while maximizing returns. Sharing educational content is a fantastic way to establish authority, but backing it up with real-world success stories, financial models, and risk mitigation strategies is what keeps investors engaged long-term.

I’ve also found that passive investors are looking for more than just an opportunity—they want efficiency. They don’t want to be bogged down with the day-to-day, but they do want visibility into the process and confidence that their capital is in good hands. That’s why clear communication, reporting, and investor-friendly structures make all the difference.

Would love to hear how you structure your passive investment opportunities to keep investors engaged while making the process as hands-off as possible for them!

@Robert Ellis

These specific projects are in rural Georgia, but we also have a few in Louisiana, Alabama, and Florida. Currently, we own and manage:

250 units in Bainbridge

48 in Cairo

80 in Dublin

80 in Americus

What types of projects do you focus on?

We’re actively developing 12-24 unit multifamily properties in strong rental markets and are looking for investors and buyers interested in cash-flowing, well-positioned assets.

🔹 Why 12-24 Units?
✅ Scalable Yet Manageable – Small enough for individual investors, large enough for solid economies of scale.
✅ Strong Cash Flow Potential – Designed for optimal rent growth and operational efficiency.
✅ High-Demand Asset Class – Ideal for buy-and-hold investors looking to build a strong portfolio.

🔹 Opportunities Available
🏗️ New Construction – High-quality, professionally built assets in growing markets.
🏢 Turnkey & Value-Add – Options for stabilized or light value-add properties.
📍 Southeastern U.S. Focus – Targeting strong rental demand and population growth areas.

🔹 Looking for Partners Who:
💰 Want to invest in cash-flowing multifamily assets
🤝 Are interested in passive investing
📈 Seek strong returns with a well-defined investment strategy

If you’re interested in acquiring 12-24 unit multifamily deals, let’s connect! Send me a message or drop a comment below, and I’d be happy to discuss opportunities.

@Andrew K.

Sounds like you’ve got a solid starting point with those financials. The fact that the P&L includes all expenses and vacancies is great—it gives you a more accurate picture of the deal.

An assumable loan at 4.1% on $1.5M could be a huge advantage in today’s interest rate environment. Typically, assuming a loan means you’d need to meet the lender’s qualifications and come up with the difference between the loan balance and the purchase price as your down payment (unless the seller is willing to carry a second loan or offer creative financing). Do you know how much equity the seller is looking to cash out?

As for the 30% down concern, you’re right—most commercial lenders expect 25-30% down, but there are ways to structure the deal:

• Seller Financing for the Gap – If you can assume the loan, the seller might finance the remaining equity portion as a second mortgage.
• Investor Partners – If you can structure the deal well, you might bring in a capital partner for equity in exchange for a split of profits.
• SBA 7(a) Loan (if applicable) – If this deal has a business component (e.g., short-term rentals or onsite management), SBA loans might allow for a lower down payment.
• Local or Credit Union Lenders – Sometimes, local banks or credit unions are more flexible on down payments if the deal is strong.

I’ve been involved in multifamily deals and underwriting similar properties, and this one seems promising—especially with the assumable loan at that rate. The key will be figuring out how much cash you actually need to close and whether you can structure it creatively.

What’s the total purchase price the seller is asking? That’ll help determine the actual gap you’d need to cover.

Hey everyone,

Just jumping into BiggerPockets and stoked to be here! I’m Mike Rutherford, CFO of a real estate company focused on development, general contracting, and property management. We’re a vertically integrated crew, so I’ve got my hands in everything from breaking ground to cashing rent checks. Been in the game for a while, mostly building multifamily projects that balance quality and cash flow.

Right now, we have multifamily developments going in Dothan, Warner Robins, Douglas, and working on breaking ground in Waycross, Kingsland, Colquitt, and Thomaston--new construction, built to perform for investors. It’s been a fun ride getting it to this point!

I’m here to learn, connect, and swap ideas with you all. Love hearing about what’s working (or not) in today’s market—especially on the multifamily side. What’s the one thing you wish you’d known when you started out? Looking forward to digging into the forums and meeting some of you. Feel free to say hi or shoot me a DM if you want to talk shop!

Cheers,

Mike

Hey @Jack Pasmore

Appreciate the congrats and the enthusiasm—those 12-unit builds were a labor of love, and it's awesome to hear you vibe with the new construction angle! You're so right about the advantages stacking up—market rents from day one, smoother financing, cost segregation goodies, and exit flexibility. It's like handing SFR investors a cheat code to multifamily. I'm Mike Rutherford, CFO at Ethan Jackson Investments, by the way—thrilled to chat with someone scaling as fast as you!

Your two 40-100 unit deals closing this year? That's next-level—major props! We're on a similar wavelength, pumping out Class B multifamily (12-200+ units) in rural southeast US—rural Georgia, Alabama, Louisiana. I'm with you 100% on 12-24 units being the sweet spot for SFR folks stepping up—big enough for scale, small enough to keep sane. And yeah, team's the dealbreaker—our in-house management and tight underwriting keep us at 10% cash-on-cash, while I've seen quads crash from sloppy execution. Crazy's an understatement!

You want to talk structuring? Happy to spill—our 12-24-unit new construction builds on cheap rural land. Rents hit $850-$1,000/month/unit, stabilized fast with pre-leasing. We cash-buy or use light debt, then refi or hold once cash flow’s rolling. Investors love the turnkey vibe—we can even secure a Fannie Mae assumable loan. How are you tackling your 40-100 unit closings—syndication, private money? I’d love to hear your playbook, especially since you’re eyeing new builds soon.

Here's a pitch: let's collab on a rural southeast project. We deliver turnkey multifamily—cash-flowing, fully managed—and your big-unit scaling chops could slot right in. Think $1M-$3M deals, $30-$60k/annual cash flow, 6-8% caps, and 10% returns. A JV could fast-track your construction goals while we tap your experience. Sound worth a chat? DM me or let's jump on a call—I'd kill to swap more insights with someone deep in the game.

Thanks for the reply—can’t wait to hear how your deals are shaping up!

Congrats on closing that off-market 8-plex in Carson City—what a steal! Snagging it for $1.2M cash after it languished at $1.6M is a textbook hustle move, and kudos for tracking it down through the property manager. That 1031 exchange buyer must be thrilled with a turnkey deal like that near Reno. As the CFO of a developing firm, I’m loving the play-by-play—shows how patience and off-market grit still win in a slow market.

You’re spot-on about transactions dragging—non-turnkey, overpriced stuff is just collecting dust right now. Buyers want cash flow out of the gate, not fixer-upper headaches, especially with interest rates pinching. In Carson City, $1.2M for an 8-plex (assuming $1,200-$1,500/unit rents) works out to a 7-8% cap—solid for NV, where turnkey multis are gold. We’re seeing similar vibes elsewhere: deals move fast when they’re priced right and ready to roll.

In our world—rural southeast US (Georgia, Alabama, Carolinas)—it’s the same story. Class B multifamily (12-24 units) we develop and turnkeys at 7-8% caps. Anything needing work or priced like it’s 2021? Crickets. Investors are laser-focused on cash flow—$800-$1,000/month/unit after expenses—and won’t touch a dud. Your $400k discount echoes what we’re seeing: sellers who adjust to reality close; those who don’t, don’t.

Since you’re crushing it with off-market multis, here’s a pitch: we build and manage Class B multifamily projects in rural southeast, delivering 10% cash-on-cash returns year one, fully turnkey. Think $1.5M-$3M deals, $30k-$60k annual cash flow —no Reno price tags, just steady rural demand. Perfect for a 1031 buyer or a cash player. We handle everything—your network could plug right in. What do you say—any interest in a southeast collab? I’d love to hear what else you’re sniffing out in NV!

Sweet deal again—what’s your market showing? Slow or picky?

Cheers!

Mike

I’ve been chatting with a bunch of landlords lately who are ready to scale up from single-family rentals (SFRs) into multifamily for better cash flow and efficiency. From my side as the CFO of a developer, GC, and property manager, I see a 12-24 unit building(s) as the sweet spot to start—big enough for economies of scale, but not so huge you’re drowning in management complexity.

Case in point: we've recently wrapped up two 12-unit apartment buildings, brand new construction and cash flow ready from day one. It's the kind of deal I'd point an SFR investor toward if they're looking to level up without jumping straight into a 50-200-unit beast. Our team's handling stabilization, so it's basically turnkey—perfect for someone who wants rental income without the chaos of a fixer-upper.

For those of you who’ve made the leap from SFRs to multifamily, what was your first deal like? Did you go small (like 12-24 units) or dive into something bigger? Any tips for newbies on underwriting, finding tenants, or managing the transition? I’d love to hear your playbooks—always looking to learn from this community!

If anyone’s curious about that 12-24-unit deal, feel free to DM me for the rundown. Happy to share numbers or just talk shop!

Mike

Great question—I’ve been digging into this myself as a developer and operator. With rates where they are, double-digit cash-on-cash returns in year one are tough but doable in tertiary markets if you focus on cash flow over appreciation, like you’re aiming for. Markets like SE USA (think rural Georgia) still offer multifamily cap rates in the 7-8% range, especially on smaller deals (12-24 units). Leverage can push your returns higher, though tenant quality and management are key to keeping headaches low.

We actually have 12-24 buildings breaking ground right now, designed for cash flow—projected 7-8% cap, 10% cash on cash, turnkey with our team handling stabilization. Could be an option for your 1031 move out of the PNW. DM me if you want to dive into the details!

Curious what others are seeing out there—any hot tertiary markets still delivering those yields?

Welcome to BiggerPockets and the real estate game—central Arkansas is a great spot to kick things off! I love that you’re diving into short- or long-term rentals with a lean toward multifamily but keeping SFHs on the table. As the CFO of a developer, I’ve got a ton of respect for newbies like you who’ve done the research and are ready to jump in—especially with that joint project vibe. No handouts, just collaboration? That’s my kind of mindset.

Central Arkansas Thoughts: You’re in a sweet spot—Little Rock and nearby areas like Conway or Benton have solid rental demand. Multifamily (duplexes, triplexes) in the $200k-$350k range can pull $1,200-$1,800/month total rent, with $400-$600 cash flow if you snag a deal. SFHs are even cheaper—$150k-$250k for a 3BD renting at $1,000-$1,400/month. Short-term rentals could work too, especially near UCA or Little Rock’s revitalized zones—think $80-$120/night. Arkansas is landlord-friendly (quick evictions, no rent control), and your central location keeps you close to the action. Perfect sandbox to start!

Joint Project Fit: Since you’re up for teaming with someone experienced, I’d love to toss my hat in the ring. We develop, build, and manage Class B multifamily projects in rural southeast US—12-200 unit properties in rural Georgia, Alabama, and the Carolinas, just a hop from Arkansas. Here’s the pitch: partner with us on a turnkey deal. You bring some capital, we bring the know-how—site selection, construction, full management. You’d get 8-12% cash-on-cash returns ($1,000-$2,000/month on a $200k stake), learn the multifamily ropes, and skip the newbie stumbles.

Why rural southeast? It’s like Arkansas’ playbook—low costs, growing demand (remote workers, families), and lighter regs than urban markets. We’re handing you the fish while the cash flows. No need to hunt SFHs or small multis solo in Little Rock; you’d co-own a bigger asset with us, building your chops alongside pros.

What do you think—start local with a duplex or SFH, or jump into a rural multi with us? I'd love to hear what you've researched most (BRRRR, STRs?) and how much capital you're playing with—let's make this real! Excited to see a central AR investor join the ranks—reach out anytime.

Cheers,

Mike