EP 020 | $30K to $1.3M: The Rate Cap Spike That Blew Up a 2021 Deal, With Joe Fairless

EP 020 | $30K to $1.3M: The Rate Cap Spike That Blew Up a 2021 Deal, With Joe Fairless

Joe Fairless co-founded Ashcroft Capital, whose apartment portfolio has grown into the billions, and built Best Ever CRE into the longest-running daily real estate podcast, with roughly 50 million downloads. He started this Cincinnati meetup 11 years ago. Now he's back to talk about what halfway through 2026 looks like for multifamily operators. In this episode, Joe breaks down why Ashcroft sold two deals for a loss last year, the first time that's happened after 26 profitable exits from 2015 to 2021. We cover the domino effect of buying at 2021's low cap rates with floating-rate debt, why maturing loans are forcing sales now, and how supply, not just rates, drove the downturn. We also get into why the Midwest has weathered this cycle better than the Sun Belt. Cincinnati cap rates were already close to today's interest rates, and the metro held positive rent growth while Sun Belt markets went flat to negative on a supply glut. Joe covers where Class A, B, and C multifamily stand right now and why Class C has almost no active buyer pool right now, which he sees as an opportunity. Worth the listen alone: Joe walks through a deal where the cost to renew a rate cap on a floating-rate loan went from $30,000 to $1.3 million as interest rates rose. What you will learn:-Why Ashcroft sold two deals for a loss after 26 straight profitable exits-How a rate cap renewal went from $30,000 to $1.3 million and wrecked a pro forma-Why Cincinnati and the Midwest are handling this downturn better than the Sun Belt-How Class A, B, and C multifamily are trading differently right now-Why there's effectively no buyer pool for Class C deals right now-How rising syndication stigma is changing capital-raise conversations-What the Best Ever Inner Circle growth system does for operators If this episode gave you a clearer read on where multifamily stands in 2026, share it with someone who needs to hear it. 📲 Follow @thecincyreishow on your favorite podcast platform so you never miss a conversation like this one. Leave us a five-star review if we've added value. Want to connect with Joe Fairless or learn more about Ashcroft Capital and the Best Ever Inner Circle? Tune in and reach out to the guests and hosts directly through the show. Subscribe. Share. Invest smarter. 🎙 Guest: Joe Fairless: Co-Founder, Ashcroft Capital; Founder, Best Ever CRE 🏙 Topics: The Multifamily Market Halfway Through 2026, Why Ashcroft Sold at a Loss, The $30K-to-$1.3M Rate Cap Problem, Midwest vs. Sun Belt, Class A/B/C Multifamily Right Now, The Class-C Opportunity, The Syndication Stigma, The Best Ever Inner Circle Timestamps:0:00 - Intro: Joe Fairless, Best Ever CRE, Ashcroft Capital1:00 - Joe's focus, mid-2025 to today4:00 - "First time we had sold for a loss"5:00-6:00 - The rate cap: $30,000 to $1.3 million8:00 - Why Midwest rates only rose to where cap rates were9:00 - Midwest rent growth vs. flat/negative Sun Belt 10:00 - Why maturing 2026 loans are forcing sales 12:00 - Where Joe's optimism about the cycle comes from 15:00-17:00 - Cincinnati's C-class opportunity and supply constraints 18:00-19:00 - No buyer's market for Class C; the Orlando deal 20:00-21:00 - $55K-to-$70K/month revenue example 21:00-23:00 - Why they sold at a loss; recapitalize vs. sell 24:00-25:00 - The syndication stigma question 26:00-28:00 - The Best Ever Inner Circle explained 29:00-30:00 - Blossom Doughnuts, Cincinnati hidden gem The Cincinnati Real Estate Investing Show is hosted by Slocomb Reed and Ian Cruz. New episodes every week. Subscribe, leave a five-star review, and share with a fellow investor.

Ep 019 | Forcing Appreciation + Leverage: Slocomb Reed's Framework for Scaling Without Cash

In this solo episode, Slocomb breaks down what he calls the Infinite Real Estate Glitch: the two components that remove the ceiling on how much real estate you can acquire, fund, and execute on. It's not a get-rich-quick pitch, it's a dozen years of reps, mistakes, and relationships distilled into a repeatable framework. We also cover: * The two components: forcing appreciation and leverage, and how they compound * Real deal breakdowns: a cottage bought for $180K all-in, selling for $270K * A sale-leaseback deal where Slocomb walked away with a check and the house * A 50/50 flip with a capital partner: $110K all-in on a $185K ARV * Scaling up: taking down six 12-unit buildings at once with a partner and outside capital * Why "other people's money" only works once you've proven the playbook solo Whether you're just starting to force appreciation on your first deal or looking to scale into partnerships and larger acquisitions, this episode lays out the exact mechanics of building wealth through real estate with very little of your own capital or time. 🎙 Host: Slocomb Reed, Three Little Pigs & Keller Williams Seven Hills Realty 🏙 Topics: Forced appreciation · BRRRR strategy · Hard money lending · Leverage · Raising capital · Cincinnati real estate Timestamp: * 00:00 – Cold open: all-in for $180K, selling for $270K * 00:02 – The two components intro: forcing appreciation * 00:04 – Component two: leverage & debt * 00:08 – Cuteness break with his daughters * 00:10 – Queen City Pulse (Cincinnati development news) * 00:12 – Bonus component: investing with other people's money * 00:15 – Example 1: the Cottage on Winton Woods * 00:16 – The $180K all-in / $270K sale breakdown * 00:18 – Example 2: the Mount Airy Ranch sale-leaseback * 00:20 – Example 3: the 50/50 flip ($110K all-in, $185K ARV) * 00:23 – Example 4: the six-building, 12-unit apartment deal with Ian Cruz * 00:24 – Three Little Pigs ad / platform overview * 00:26 – Cincinnati as an evergreen market, Best Ever Meetup mention * 00:29 – Disclaimer The Cincinnati Real Estate Investing Show is hosted by Slocomb Reed and Ian Cruz. New episodes every week. Subscribe, leave a five-star review, and share with a fellow investor.

EP 018 | Mainstrasse, Ovation & the Licking River: Garth Kukla's NKY Neighborhood Breakdown

Garth Kukla spent nearly a decade wholesaling in Northern Kentucky full-time, and by the end, he wasn't doing any outbound marketing. A 19-year sales background, a reputation for never losing a deal he got under contract, and a network built on generous referral fees turned his operation into 100% inbound by 2021. He knows Covington, Newport, Bellevue, and Dayton the way most investors know their own street. In this episode, Garth breaks down what Northern Kentucky real estate actually looks like on the ground: * How to read Covington's pockety neighborhood dynamics, where Mainstrasse Village's value effect actually stops, and why Newport has completely transformed since Ovation broke ground. * We also map the ripple effects into Bellevue and Dayton, including flood zone considerations buyers often miss, plus the wholesaling mindset that made Garth's operation work, from his one-question seller qualifier to why shrinking his team made him more profitable. If you've ever wondered whether Northern Kentucky is worth adding to your Cincinnati investing strategy, Garth's street-level breakdown is the clearest picture you'll find anywhere. What you will learn: * How to read Covington's neighborhood pockets and avoid overpaying based on a seller's inflated zip code logic * Where Mainstrasse Village's value effect actually ends and what's happening just south of it * Why Newport real estate has surged since 2016 and how far the Ovation effect has spread * What's driving Bellevue and Dayton appreciation, and what flood zone exposure looks like in those markets * The one qualifying question Garth used to cut unqualified sellers in under a minute * Why telling a seller they'd make more with a realtor is one of the most effective closing tools in wholesaling * How Garth transitioned from full outbound marketing to 100% referral-based deal flow by 2021 📲 Follow @thecincyreishow on your favorite podcast platform so you never miss a conversation like this one. Leave us a five-star review if we've added value, it helps us bring more expert operators like Garth to the show. Subscribe. Share. Invest smarter. 🎙 Guest: Garth Kukla | Full-Time Wholesaler, Northern Kentucky (2016-2024) 🏙 Topics: NKY Wholesaling, Referral-Based Deal Flow, Covington's Neighborhood Pockets, Mainstrasse Village, Newport's Ovation Development, Bellevue & Dayton Appreciation, Flood Zone Risks, Seller Motivation, NKY Hidden Gems Timeline: 00:00 Cold open: West Newport's transformation 00:01 Introductions and background 00:02 Defining wholesaling and Garth's referral model 00:04 Transition to 100% referral by 2021 00:06 Superpowers: closing, networking, shrinking the team 00:07 The magic qualifying question 00:08 Closing technique: "you'd make more with a realtor" 00:10 Pivot to NKY: Covington's pockety geography 00:11 Covington deep dive: Latonia, 10th & Greenup, Licking Riverside 00:13 Mainstrasse Village: real boundaries 00:14 Below 9th to MLK: gentrification and the Pendleton analogy 00:15 Queen City Pulse: $200M+ in Cincinnati development 00:18 Mainstrasse appeal: bars, restaurants, Airbnb demand 00:20 Newport intro: the Ovation development 00:21 Bill Butler's long play: land assembly to development 00:22 Urban Kroger thesis: walkable demand, food hall model 00:23 The Ovation effect: how Newport blew up 00:25 13th Street: pennies on the dollar to Home-A-Rama builds 00:27 Ripple effect: Bellevue and Dayton absorb priced-out buyers 00:28 Bellevue specifics: Fairfield Ave chokepoint, flood zones 00:29 Dayton: the stalled Manhattan Project 00:30 Garth's first deal: 411 Taylor in Bellevue 00:33 Northern Kentucky hidden gems 00:34 George Rogers Clark Park: an underrated gem 00:36 Disclaimer and close The Cincinnati Real Estate Investing Show is hosted by Slocomb Reed and Ian Cruz. New episodes every week. Subscribe, leave a five-star review, and share with a fellow investor.

Ep 017 | Izzy Ong: 100% Court Win Rate: How TLP Handles Evictions Without Losing Tenants

Izzy Ong has processed evictions every single month as Director of Operations for TLP Property Management. She built the system that handles delinquency from day one of the month through setout day, and TLP has a 100% success rate in front of Hamilton County magistrates. In this episode, Izzy and Slocomb walk through the exact TLP eviction process from first contact before rent is late through the moment a bailiff's deputy is standing at the door. We cover how automated outreach and human-to-human tenant relations work together, why posting a three-day notice should never be a surprise to the tenant, and how rental assistance organizations fit into the timeline after a filing. We also get into what landlords and third-party clients never have to deal with when TLP is managing the process, why the vast majority of three-day notices never result in a filing, and what documentation and language choices protect you in court. What you will learn: * How TLP structures communication from day five through setout day * Why treating tenants with dignity produces better financial outcomes * Which rental assistance organizations serve Greater Cincinnati and when they release funds * Why an eviction filing hits a tenant's background check the moment it is submitted * What documentation and lease language protect the landlord in court * How to maximize collections after a setout using SSN, DOB, and employer information * 📲 Follow @thecincyreishow so you never miss a conversation like this one. Leave us a five-star review if we've added value. Visit yourhouseofbricks.com to connect with TLP Property Management. 🎙 Guest: Izzy Ong, Director of Operations, TLP Property Management Timestamps:00:00 – Introduction: Meet Izzy Ong02:00 – Inherited Tenants and Monthly Eviction Volume02:45 – Izzy's Origin Story: Leasing Agent to Director of Operations04:30 – The Core Principle: Dignity and Respect as the Highest-Return Strategy06:15 – The Rent Cycle: Due the 1st, Late the 2nd, Fees on the 6th06:45 – Day 5 Automation: AppFolio Outreach Before Late Fees Apply07:30 – Days 6+: TROs Calling Every Delinquent Tenant09:00 – Izzy: The Human Connection Is the Real Secret13:00 – No Exceptions on Late Fees15:30 – How Notices Are Posted: Folded, Photographed, and Immediately Texted17:45 – Day 4 Endorsement: Filing Happens the Moment It Hits the Attorney18:00 – Why the Filing Date Matters: It Hits Background Checks Immediately21:00 – TLP's 100% Court Success Rate (and Why Court Is Still a Loss)22:30 – The Assistance Timing Problem: Most Programs Require a Filed Eviction23:30 – The Big Three: JFS, St. Vincent de Paul, and United Way25:00 – Women Helping Women and Hispanic Tenant Resources 28:00 – Court Day Protocol: TLP Texts Tenants Directions the Day Before 31:30 – Setout Day: Bailiff, Trash-Out Crew, Lock Change 33:00 – Dismissal vs. Judgment on a Background Check35:00 – The Real Result: Most Three-Day Notices Never Get Filed37:30 – Maximizing Post-Eviction Collections: SSN, DOB, Employer, Lease Renewals39:00 – Izzy: Documentation and Language Protect You in Court41:30 – The Closing Argument: Treating People Well Is the Highest-Return Strategy The Cincinnati Real Estate Investing Show is hosted by Slocomb Reed and Ian Cruz. New episodes every week. Subscribe, leave a five-star review, and share with a fellow investor.

EP 016 | 200+ Deals, One Agent: The Cincinnati Submarkets Heating Up Now

Ethan Bishop has sold over 200 properties in Greater Cincinnati in six years as an agent with the Chabris Group at Keller Williams Seven Hills Realty. He knows which neighborhoods are flying off the shelf, which are quietly stalling, and where the next wave of development is headed before most investors have heard the street names. In this episode, Ethan walks through his 2026 submarket breakdown for Greater Cincinnati. We cover why Loveland just had a $570K cash close on a home worth $500K, why the Milford and Loveland corridor is the most compelling land-play for the next decade, and what is actually happening in Norwood beyond the Factory 52 headlines. We also get into Green Township, Liberty Township, Lebanon, and the east side band from Goshen all the way up to Morrow, where DR Horton and Fisher Homes are buying up agricultural parcels as fast as they can. Slocomb adds street-level context on school district boundaries, rental comp traps in Norwood, and why Evanston remains one of the hardest neighborhoods in the city to comp accurately. Ian brings the 12-unit Loveland perspective. If you are trying to figure out where Cincinnati is heading over the next 10 to 15 years and where the entry price still makes sense, this episode is the map. What you will learn: - Why Loveland attracted a $570K cash offer on a home worth $500K, and what it signals about the east side - Which submarket Ethan believes will look like Mason in 15 years - The Milford, Loveland, and Lebanon pattern: why walkable small-town downtowns plus developable land is the most repeatable growth formula in Greater Cincinnati - Why Norwood's 1960s brick inventory does not comp against Factory 52 and what that means for buyers - The two-bedroom problem: why three beds minimum is the line for both flips and rentals across most Cincinnati submarkets - Where the most affordable new construction is right now (Goshen, Batavia, Amelia, New Richmond) - Why Green Township has three school districts and what to verify before buying - What Kenwood Mall's continued dominance means for rental demand in the surrounding corridor - Why Evanston is one of the most difficult neighborhoods in the city to underwrite and what happened to a buyer mid-inspection If this episode gave you a clearer read on where Cincinnati is heading in 2026, share it with someone who needs to hear it. Follow @thecincyreishow on your favorite podcast platform so you never miss a conversation like this one. Leave us a five-star review if we added value. Want to connect with Ethan Bishop or get eyes on a deal in Greater Cincinnati? Links in the show notes. Subscribe. Share. Invest smarter. Guest: Ethan Bishop, Agent, Chabris Group at Keller Williams Seven Hills Realty Timestamps: 00:01:00 — Guest Intro: Ethan Bishop 00:04:00 — Loveland Deep Dive 00:09:00 — Milford Opportunity 00:12:00 — Queen City Pulse 00:14:00 — Norwood Intro 00:16:00 — Norwood Rental Market Warning 00:21:00 — Pleasant Ridge 00:23:00 — Kenwood Mall Deep Dive 00:27:00 — Green Township 00:29:00 — Lebanon 00:35:00 — MSA-Wide Market Check 00:36:00 — Evanston Warning 00:38:00 — Affordable New Construction 00:41:00 — Ethan's Hidden Gems 00:43:00 — Disclaimer