Most new investors think apartment buildings are only for the wealthy.
They think they need:
Huge down payments
Perfect credit
Years of experience
And a deep Rolodex of industry contacts
But that’s actually not how most apartment deals get done.
In fact, the majority of multifamily real estate is purchased by teams of partners—each contributing something different.
And once you understand how to evaluate deals correctly, you can become the person who finds and analyzes the deal — which makes you the most valuable partner at the table.
Below are several short clips from nationally known investor Anthony Chara, who has been involved in 2,000+ apartment units nationwide. The clips are from a replay of our April 2022 MAREI meeting when Anthony was a guest.
Each clip teaches one core principle of multifamily investing.
1. You Don’t Need to Buy Apartments Alone
(Investing With Partners)
Skill → Find and analyze the deal
Partners → Bring the down payment, loan signature, and experience
Watch: Investing With Partners & Why It Works
Most people start in apartments as one of the following:
| Role You Bring | What You Provide | Why It Matters |
|---|---|---|
| Deal Finder / Analyst | The lead and the numbers | The deal does not exist without this |
| Money Partner | Down payment & closing funds | Gets equity + passive returns |
| Credit Partner | Signs as guarantor on the loan | Required by lenders |
| Experience Partner | Track record & operations knowledge | Helps meet lender requirements |
You don’t need to be all of these.
You just need to be one.
And the easiest one to start with?
The person who can confidently analyze the deal.
2. What Is Cap Rate?
(And Why It Matters More Than “Comps”)*
Cap Rate tells you the return you would earn if you bought the property in cash.
But its more important purpose:
Cap Rate tells you how to determine a property’s value based on income.
Watch: Understanding Cap Rates in Multifamily
Unlike single-family houses, apartments are valued based on income, not comparable sales prices.
This means:
Higher income → Higher NOI
Higher NOI → Higher property value
Even small operational changes can dramatically increase the value.
3. Forced Appreciation: Your #1 Wealth Lever
This is the heart of multifamily investing.
For every $1 you increase income (or decrease expenses), you increase the property’s value by $10–$20+, depending on the market.
Watch: What Is Forced Appreciation?
This is why apartment investors love value-add properties:
Raise rents to market rate
Reduce unnecessary expenses
Add revenue items like pet fees or parking
Improve management efficiency
The market rewards you for making the property generate more income.
4. Increase Income OR Reduce Expenses
(Two Paths to Higher NOI)
Watch: How to Increase Income & Reduce Expenses Strategically
You don’t need to gut-rehab a building to create value.
Sometimes all you need to do is:
✔ Review rents annually
✔ Compare operating expenses to market norms
✔ Bid out recurring services (landscaping, trash, pest, etc.)
✔ Improve collections & vacancy control
Small operational improvements → big valuation changes.
5. Case Study: Jerry’s 24-Unit
Raising rents just $50/month increased the property value by $132,480–$264,900, depending on cap rate.
Watch: Jerry’s Deal Walkthrough
That’s the power of recurring income multiplied by cap rate math.
6. Case Study: Student’s Deal (Cutting Expenses)
Switching landscaping vendors saved $1,200/month, increasing property value by $144,000–$169,000+.
Watch: Reducing Expenses to Boost NOI
No renovation.
No rent raises.
Just better management → more NOI → instantly higher asset value.
Want to Learn How to Analyze These Deals Yourself?
Everything above is mastering the numbers.
If you want to confidently analyze apartment deals — so partners want to work with you — then join us for our upcoming Master Class:
How to Evaluate Apartment Investments
with Anthony Chara
📅 Saturday, November 8
🕗 8 AM – 3 PM Central
💻 Live on Zoom
🎥 Replay Included
🧮 Deal Analysis Software Included
📂 Bring Your Own Deal to Review
➡️ Register Here: https://www.MAREI.org/Calendar
BONUSES INCLUDED FOR REGISTRANTS
| Bonus | Value | Delivered |
|---|
| 1-Hour Pre-Class Training | $49 | Emailed at signup |
| Deal Analysis Spreadsheet Software | $197 | Delivered morning of class |
| Replay Recording | $97 | Sent after class |
| Bring-Your-Deal Live Evaluation | Priceless | Analyze your real opportunities |
Anthony Chara
MAREI's preferred trainer when it comes to learning how to invest in Apatments and other Commercial Property Projects.
