From market identification to exit.
The proven system for multifamily wealth.
A complete 12-module mentorship for sophisticated investors, syndicators, and operators. Master underwriting, capital raising, due diligence, and asset management — with 126 deep-dive topics, 5 Excel templates, and direct access to a mentor actively closing deals.
- I. MSA analysis & submarket selection
- II. Full underwriting & stress testing
- III. Reg D 506(b)/(c) capital raising
- IV. PPM, PSA & legal documentation
- V. Operations, KPIs & value-add execution
- VI. 1031, disposition & waterfall returns
The gap between theory and a closed deal is wider than you think.
Reading books, attending conferences, and watching YouTube will not get you to your first 100-unit acquisition. This is what actually stops investors from making the jump.
Underwriting feels like guesswork.
T12 normalization, rent roll stress tests, expense ratios, exit cap defensibility — one flawed assumption on a 40-unit deal wipes out years of SFR gains. Most investors don’t know where the guardrails are.
Capital raising is a black box.
Reg D 506(b) vs 506(c). Preferred returns. Waterfall structures. Form D filings. Without a proven framework — and templates that have actually raised capital — you stall before you ever sign an LOI.
Operations kill the pro forma.
Deals don’t fail at acquisition — they fail in the first 90 days post-close. Property management selection, KPI targets, value-add execution. Miss these, and your 22% IRR becomes a 6% problem.
A cohesive framework for acquiring, operating, and exiting multifamily properties.
Each module builds on the last. You’ll complete five Excel templates, analyze real market data, and apply frameworks to properties in your target markets. When you’re done, you have a playbook — not notes from a course.
Analyze metropolitan markets and identify high-growth submarkets with superior absorption rates and constrained supply pipelines.
Evaluate properties using rent rolls, T12/T3 financials, and comparative market analysis to qualify deals systematically.
Build detailed pro forma underwriting models with scenario analysis, sensitivity testing, and stress-case modeling.
Master agency lending, bridge financing, and optimize capital structure for maximum risk-adjusted returns.
Craft compelling LOIs and PSAs; navigate negotiation, retrade strategy, and due diligence cycles with confidence.
Raise capital from accredited investors using Reg D 506(b) and 506(c) offerings; structure equity tiers and preferred returns.
Prepare comprehensive PPMs, operating agreements, subscription agreements, and Form D filings without $40K in legal fees.
Conduct physical, financial, and legal due diligence; manage Phase I/II ESA and mechanical inspections.
Optimize property management, set KPI targets, and execute the first 90 days post-close with a proven playbook.
Implement cash-out refinances, 1031 exchanges, and disposition strategies to maximize final investor returns.
Project investor cash distributions and equity multiples; waterfall model returns to GPs and LPs.
Build an investment thesis, source off-market deals, and scale to a multi-property portfolio.
Five stages. One playbook.
Every successful multifamily deal moves through the same lifecycle. The program walks you through each stage with deliverables, templates, and live mentor review.
Twelve weeks. One module at a time.
MSA & Market Selection
Rank MSAs on population, jobs, wage, and supply fundamentals. Build a top-5 market board using free BLS / BEA / Census data — no $15k CoStar subscription needed.
Template: MSA ScorecardSubmarket Intelligence
Drill from MSA to zip-code: employment corridors, demographic overlays, crime & school scoring, and the submarket comp sets that actually predict rent.
Template: Submarket AnalysisDeal Sourcing
Broker relationships, off-market funnels, OM analysis, and rent-roll scrutiny. The 12 red flags that disqualify deals before they eat your earnest money.
Template: Property ScorecardUnderwriting
Revenue stack construction, operating expense modeling, NOI derivation, and cap rate defensibility — the base layer of every deal analysis.
Template: Basic Pro FormaStress Testing & CapEx
Sensitivity analysis, value-add scenarios, downside modeling, and CapEx scoping. Build deals that still work when assumptions break.
Template: Sensitivity TablesDebt Sourcing
Agency debt (Fannie, Freddie), bridge loans, CMBS, and LTV/DSCR optimization. Structure capital stacks that maximize IRR without blowing coverage.
Template: Debt ModelLetter of Intent
LOI drafting, earnest money strategy, contingencies, and negotiation frameworks. Win deals without overpaying — and protect yourself if you do.
Template: LOI TemplateCapital Raising
Reg D 506(b) vs 506(c), preferred returns, waterfall tiers, and GP/LP splits. Raise real capital from accredited investors with confidence.
Template: Pitch DeckPPM & Legal
PPM sections, LLC operating agreements, subscription agreements, and Form D filings. Navigate SEC compliance without paying $40K to an attorney.
Template: PPM OutlinePSA & Due Diligence
PSA review, physical / financial / legal DD, Phase I and II ESA, mechanical inspections. The 30-day sprint between LOI and closing.
Template: DD ChecklistProperty Management
PM agreement negotiation, KPI dashboards, and the first 90 days post-close. Execute the value-add plan that actually hits your pro forma.
Template: PM ScoringExit Strategies
Disposition, 1031 exchanges, cash-out refis, and tax optimization. Project equity multiples and waterfall final returns to GPs and LPs.
Template: Exit WaterfallBuilt for serious investors. Designed for results.
The underwriting module alone was worth the entire program. I’d been “about to buy” multifamily for three years. Ten months into the mentorship, I closed my first 32-unit and raised $1.4M from my own network.
I came in with 14 SFRs and no idea how to scale. The MSA framework and property scorecard alone changed how I evaluate every deal. The capital-raising module got me the confidence to actually ask for money.
The PPM and 506(c) templates saved me $30K in legal fees alone. But the real value is the mentorship — weekly deal review, real-time answers, and introductions to lenders I couldn’t have reached on my own.
Five Excel templates. One comprehensive playbook.
Every tool needed to execute — not just theorize. Templates integrate with your own deal pipeline from day one.
MSA & Property Scorecards
Systematic frameworks for evaluating markets, submarkets, and individual properties. Score 10 MSAs on 6 metrics. Qualify deals before they consume your time.
Full Underwriting Model
Multi-tab pro forma with T12 normalization, sensitivity tables, stress-case modeling, and waterfall distributions. The same model used on live deals.
Debt & Capital Stack
Agency vs bridge financing comparison, LTV optimization, and DSCR stress testing. Model every capital structure before you commit.
LOI, PSA & PPM Templates
Attorney-reviewed legal templates. LOI formats that win. PPM outlines that hold up. Subscription agreements that close.
Due Diligence & PM Tools
60+ point DD checklist, Phase I/II ESA guidance, PM scoring rubric, and first-90-day operations playbook. Close with confidence.
Exit Waterfall Model
Project investor distributions, equity multiples, and IRR across hold periods. Waterfall returns to GPs and LPs with full tax treatment.
You’re not buying a course. You’re learning from operators.
Rescia Properties is led by a seasoned partnership with over 45 years of combined experience across multifamily investing, institutional leadership, and large-scale portfolio growth.
A principal investor in real estate since age 17, Diva brings over 20 years of experience and institutional-grade expertise to every investor relationship. As a Multifamily Investment Specialist at CBRE — a Fortune 150 company and the world’s largest commercial real estate brokerage — she doesn’t just advise. She structures, underwrites, and executes alongside the investors she partners with.
Mentored by Grant Cardone and specializing in value-add and institutional multifamily strategies, Diva helps high-income earners and sophisticated investors access opportunities typically reserved for the largest institutional players.
- 20+ years of real estate experience
- $700M+ closed transactions in last 3 years
- CBRE Multifamily Specialist — Fortune 150
- Mentored by Grant Cardone
- Specialist in value-add & institutional strategies
Lou spent 25 years in corporate leadership at Fortune 100 companies — holding senior roles from global sales to Corporate EVP and multiple board positions. Within that tenure, he accumulated over 15 years working with private equity firms, registered investment advisers, and broker dealers on fund formation, regulatory compliance, operations, and investor relations.
With 20+ years in real estate and significant investment in advanced education through Tony Robbins and Grant Cardone programs, Lou continues to be mentored by billionaire real estate titans. His affinity for big data analysis and best-practices approach powers Rescia’s disciplined investment framework.
- 25+ years corporate & investment leadership
- 20+ years real estate investing experience
- 15+ years with PE firms, RIAs & broker dealers
- Fortune 100 executive & board experience
- Mentored by Grant Cardone & Tony Robbins
The complete Multifamily Mastery program.
Twelve modules. 126 deep-dive topics. Five Excel templates. One proven playbook — delivered with the mentorship and community that actually moves deals across the finish line.
- ✓ 12 structured modules · 126 topics covering market identification through exit
- ✓ 5 Excel templates — MSA scorecard, full underwriting model, debt model, LOI, exit waterfall
- ✓ PPM & legal documentation — attorney-reviewed templates for 506(b)/(c) offerings
- ✓ Interactive quizzes and module-by-module knowledge verification
- ✓ 1:1 mentor access — live deal review, underwriting feedback, capital-raise guidance
- ✓ Due diligence toolkit — 60+ point checklist, Phase I/II ESA guidance, PM scoring
- ✓ Lifetime community access — peer network, deal partners, and ongoing updates
Before you apply.
The next twelve months happen either way.
Spend them watching deals close for other people — or spend them closing your own. 2026 cohort seats are limited. Applications are reviewed in the order received.
Book Your Free Strategy Call→Book your free strategy call.
30 minutes, 1-on-1. We’ll review your current position, goals, and whether the 2026 Multifamily Mastery cohort is the right fit.