Drew Breneman

Breneman Capital

I started what would become Breneman Capital in 2005 at age 19 to purchase my first rental properties and grow my own wealth. 

Today, we work with individual investors, Family Offices, PE, Fund of Funds, RIAs, etc., and they invest alongside us in the best opportunities that we find (and have been for nearly 20 years).

Invest with us: https://www.breneman.com/invest

Founder & CEO

The Blackhawk Investment Group

About Blackhawk:
•	Vertically integrated real estate investment firm primarily focused on Minneapolis/St. Paul and select neighborhoods within Chicago with over $100MM in assets under management. 
•	The firm is similar to a private family office in that it is not open to outside investors. The firm is built around one investor/partner with targeted hold period of forever.

2008-2012: 
•	Acquired heavily discounted commercial properties in Minneapolis/St. Paul we could own long term with high cash flow. 
2013-2019: 
•	Focused on value-add multifamily in Chicago, where we could increase the income and refinance out all of our initial equity. 
Results:
•	Refinanced out over 100% of initial equity on average across 11 investments. 


Learn More At: www.BlackhawkInvest.com

Breneman Capital is an owner in Blackhawk's individual properties.

Co-Founder

Rubloff Development Group, Inc

Development Firm in Numerous Product Types: Retail, Office, Mixed-Use, Market Rate Apartments, Senior Housing, Self Storage, and For Sale Housing.

• Assessed financial feasibility and contributed in the acquisition, development, repositioning, and disposition of RDG's portfolio (Portfolio Size - Approximately $1B asset value, 50 properties, and 5,000,000 square feet under development)

• Responsible for sourcing opportunities, obtaining necessary approvals and incentive packages from municipalities, securing debt and equity financing, reviewing and negotiating legal documents, overseeing the construction process, and negotiating with lenders, investors, joint venture partners, potential tenants, and third party vendors

Development Associate

Dominium Development & Acquisition, LLC

Multifamily Development/Acquisition Firm. Market Rate & Affordable Multifamily.

• Responsible for assisting the firm's partners in takeovers of stalled construction projects, acquisition of mismanaged apartment portfolios, development of new multifamily communities, and the acquisition of general partnership interests controlling Section 42 housing 

• Performed financial analysis in all sectors of multifamily (Market rate, Section 42, Section 8, and Senior Housing) in markets throughout the country

• Lead on Dominium's tender option bond funds and financings with the fund. Experience with tax-exempt bonds, swaps, caps, and other derivatives

T. Wall Properties

Industrial and Office Real Estate Development Firm.

• Gained experience with real estate development, industrial, office product types.

Development Intern

RPGeStore.com

Online business operated while in high school and college that allowed me to make the money I would use to purchase my first 4 rental properties with while in college.

Founder and CEO

Protect & Grow Capital With Our Multifamily Investment Opportunities For Family Offices, Fund Managers, & High-Net-Worth Individuals

When I was 19, I bought my first property.

I didn’t realize it then, but that little duplex changed my life.

Now, almost 20 years later, I’ve sourced, capitalized, and closed on over $250 million of properties for my firm, Breneman Capital.

For the last 15 years, I’ve worked closely with investors — family offices, PE, Fund of Funds, RIAs, and individuals — to help them generate income and wealth through multifamily real estate.

The old real estate adage says, “You make your money when you buy in real estate.”

I agree with that — but I think it’s only 50% true.

The other 50% comes in the execution. And I’ve built Breneman Capital through that lens. 

Over the last 20 years, our realized investments have produced an average gross return of:

• 24% IRR
• 2.2x equity multiple
• 5.6-year hold period

In my opinion, our longest-standing investor relationships come down to 2 factors:

1) Our deals have performed well.
2) We focus on giving investors the best possible experience.

Real estate can be complex. But we like to keep our goals for our investors simple.

Strong returns.
Great experiences.
World-class communication.

If you’d like to set up an exploratory call, feel free to click the link in my Featured Section.

I started Breneman Capital in 2005 at age 19 to purchase my first rental properties and grow my own wealth. 

Today, we work with individual investors, Family Offices, PE, Fund of Funds, RIAs, etc., and allow them to invest alongside us in the best opportunities that we find (and have been for nearly 20 years).

Invest with us: https://www.breneman.com/invest

My 75-year-old parents booked a 1 AM red-eye from California to Austin to save $200. Frugality is a hard mindset to break. 

They’re retired and the $200 for an earlier flight would have zero bearing on their financial situation, but it’s incredibly difficult to rewire the way you think about money.

I know, because I’m not much different. 

I'll spend two hours booking a flight to save $50. I'll piece together two one-ways on different airlines if it's cheaper. I’ve got all the credit card point “hacks” dialed in.

If anything, I’m doing myself a disservice by spending hours to save $50, but the way you look at money doesn’t really go away once you start making it. 

Or is it just me?

Has anyone actually broken their conditioning around money?

Anyone who was raised with conservative financial values who no longer feels guilty about spending every dollar?

Curious to hear other peoples’ experiences.

Talks about #realestate, #passiveinvesting, #realestatetrends, #multifamilyinvesting, and #investinginrealestate

Founder at Breneman Capital. Multifamily Investments That Protect & Grow Capital.

Luck: $100MM net worth.

Understanding money: $5MM net worth. 

I don't believe that wealth is random. 

Sure, you have your trust fund babies who never had to lift a finger.

But a Dave Ramsey study showed that nearly 8 of every 10 millionaires are self-made — that they didn't receive an inheritance.

Most people think luck creates wealth. It doesn't. 

Understanding money's rules creates wealth. 
Luck only determines your speed and ceiling.

The financially literate person who loses everything would rebuild by:

• Saving money, living below their means.
• Investing what they have saved.
• Reinvesting profits and gains. 
• Understanding good vs bad debt.
• Being patient and letting compounding do its thing.

The same people who are wealthy today would get wealthy again even if we reset the game and put everyone back at $0.

Luck influences how rich you get, not if you get rich.

I made $100,000 as a teenager. The only thing I bought was a radar detector — right after I got a speeding ticket.

I already had a car. I had clothes. So I just... didn't spend the rest. And I stopped speeding...

Between sophomore year of high school and freshman year of college, I was doing as many as 30 sales per day selling video game items online. Made about $5-15 per transaction.

It was a grind, but after doing the same thing over and over for 4 years, I finally hit that $100K mark. 

I had stuff I wanted to buy, but this was 2002-2005. We were coming off the Dot-Com Bubble and my dad was talking to me about investing a lot. We had also started learning about compound interest in school, so that was all front of mind. 

Instead of spending it, I just felt more compelled to invest it. 

And looking back, that decision gave me a massive head start.

You see this pattern all the time:

Someone gets their first big paycheck and...

Step 1: $2,900/mo apartment
Step 2: BMW
Step 3: Wonder why they can't get ahead

When you're young and building, every dollar you spend is a dollar that's not working for you.

The money I didn't spend on a fancy car at 18 went into my first real estate deal. 

Which led to the second.

And the third.


What financial decision did you make early on that ended up paying off later?

Daymond John is worth $350,000,000+.

“Money is not success," he says.

“Money just drives your problems in a Bugatti.”

I love that quote — and he's right.

Once you have enough money to live comfortably, money does nothing to fix your life.

If you had problems before money...
You're going to have those same problems after money.

Money without purpose is just a fancy way to be miserable.

I walked away from a $246,750 acquisition fee earlier this year. Here’s what happened:

Back in April, we got a deal under contract in Phoenix.

But between April and September, the market changed.

Rents were $2,700/month when we went under contract. By the time we were ready to close, they'd dropped to $2,500 — and comps in the area had dropped all the way to $2,300.

If you reset our deal at $2,300-$2,500 rents, it wasn't a good deal anymore.

So I walked away.

Lost $20K in legal costs. Another $10-15K in due diligence, physical inspection, Phase 1 environmental survey. All gone.

I was talking to someone about this not long after, and they mentioned they were impressed that I walked away given that there was such a big acquisition fee on the table.

And I can honestly say that was the first time I had thought about it.

If I would have pushed the deal through, I would have taken home a $246,750 acquisition fee. But that never crossed my mind.

The number one thing to us is doing right by our investors. 

Number two is maintaining our reputation and track record.

$246K is a lot of money, but if it’s a bad deal for your investors, how much does that cost you later?
 
Sometimes, you’ll see GPs push this sort of deal through. Maybe it’s their first deal or they’re trying to scrape by, so they’ll get it closed and just hope for the best. 

If you’re an LP, this is the sort of stuff you need to be aware of.

GPs have big financial incentives to close deals. The right GP will eat the costs and forgo their fee to protect their investors when there are changes like this. The wrong GP will put your money at risk.

Make sure you know who you’re working with.

“I just want to spend as much time as possible with my kids,” one of my LPs told me last week.

“I want to coach all their sports, be there for anything. My goal is just to have a certain amount coming in per month so I can quit my sales job.”

It was cool to hear how clear this guy’s plan was. 

He wasn’t talking about something vague like “financial freedom."
 
He had an actual number he needed to hit so he could quit his job and spend as much time as possible with his kids.

A part of me is envious of people with this sort of clarity. It’s easy just to build, build, build, despite having built something that already gives you what you need.

I keep building Breneman Capital because I love what I do, but it’s nice to get this perspective from LPs every now and then.

Good reminder how fortunate I am to do work that helps people win back their lives. 

--

P.S. If you have a similar goal or number in mind, DM me "time."

Happy to discuss how we might be able to help you get there.

I’ve had investors commit $100,000.

I’ve had investors commit $25,000,000.

I’ve worked with individual investors.

I’ve worked with family offices.

I’ve worked with white-collar workers.

I’ve worked with blue-collar workers.

I’ve worked with people who want to retire sooner and people who want to enjoy life longer.

I've worked with people who want to save money on taxes and people who just want cash flow.

I've worked with people who obsess over real estate and people who are investing for the first time.

I’ve worked with fathers, mothers, kids, and grandparents.

If you’re on the West Coast, I’ve worked with people near you.

Same goes for the East Coast.

And the South.

And, of course, the Midwest.

No matter where you come from, what you do, or what your investing goals are, there’s a good chance I’ve worked with people in your shoes.

So when I get the question, “Hey Drew, what sort of people invest with you?” …

It’s a little hard to answer.

Because all sorts of people invest with us.

And even if it’s your first deal…
Even if you’re a seasoned pro…
Even if you’re investing $100,000…

We focus on giving everyone a $25,000,000 experience.

It’s your life and your money.

We don’t take that lightly.


P.S. If you’re an accredited investor interested in exploring passive real estate investing, send me a message today. I’m happy to help. 

--

Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

We got the property under LOI at $40MM. 

Then the seller ghosted us.

To this day, I don’t know why. 

In 2021, we had our sights on a $40MM new construction property outside of Chicago.

• I had an investor ready to fund the entire equity check. 

• We got under LOI and started working on the purchase agreement. 

• Then the seller just... stopped responding.

They'd send back contract changes. We'd send back edits or try to set up calls to discuss, and they'd go silent.

And eventually they just disappeared.

9 months later, I found out they sold the building for just over $44MM. 

I spent ~$18,000 on due diligence, attorney fees, and a full physical inspection with multiple people for a full day — all for nothing.

It stands out as one of the most bizarre experiences I’ve had as a GP.

I’d like to say there’s a lesson in this one, but I really don’t know what we could have done differently other than offering more — but the seller never asked for more.

Sometimes, tough things just happen.

On to the next one.

“This place is a gold mine,” the manager told me.

13 years later, the property has appreciated 70%+.

In 2011, we were doing due diligence on a retail center in a suburb of St. Paul, MN.

We had just put the property (off-market) under contract after negotiating the price down from the original ask.

The cash-on-cash return started out at 17% Year 1. 

(Those were the days).

The property had a few tenants, so I went door-to-door to speak with whoever was on site.

When I got to the biggest tenant, the manager sat down with me.

“This place is a gold mine,” he said.

He took a few minutes and broke down their sales.

I took the sales numbers he gave me and compared them with their rents and the sales numbers against other stores. It painted a great picture. 

Keep in mind — this was in 2011.

From a retail perspective, the Global Financial Crisis was still very much in everyone’s minds.

So our biggest tenant having an incredibly healthy business was a great anecdotal indicator that reinforced our high expectations for the property.

Of course, we weren’t relying on the sales numbers of a single tenant to make the acquisition.

But it’s always nice when the “boots on the ground” due diligence gives you insights that make you more confident in your models.

The deal has been a huge win for us. 

- We raised the rents by 13.85% in the first 3 years of ownership.

- Our most recent valuation on the property was over 70% more than what we paid.

𝗪𝗵𝗮𝘁'𝘀 𝘆𝗼𝘂𝗿 𝗯𝗲𝘀𝘁 "𝗯𝗼𝗼𝘁𝘀 𝗼𝗻 𝘁𝗵𝗲 𝗴𝗿𝗼𝘂𝗻𝗱" 𝗱𝘂𝗲 𝗱𝗶𝗹𝗶𝗴𝗲𝗻𝗰𝗲 𝘀𝘁𝗼𝗿𝘆?

--

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Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

The 3 most damaging words to your net worth:

"I deserve it."

You see this mindset trap all the time:

• "I work 60 hours a week"
• "I just got a big promotion"
• "I've been saving for months"

The trap happens when you start equating hard work with luxury spending.

And the words "I deserve it" are always used to justify purchases of things you don't actually need. 

Nobody says "I deserve it" when paying down debt.
Nobody says "I deserve it" when maxing out their 401k.

You don't "deserve" an Audi just because you work hard.

But buying that Audi might keep you working harder for longer than you need.

Early in my career, I took a job that offered almost 2x more pay. I always regretted it. 

I started at an apartment company that managed around 30,000 units. It was a great place to learn about multifamily.

Then after only a year, I got an offer from a retail developer in Rockford, Illinois. They did shopping centers and some office buildings.

The pay jump was almost double.
At 22 years old, that's hard to pass up.

So I took the job, and worked there from 2008-2011.

Looking back, I probably would've been better off staying where I was.

Don't get me wrong — I learned a ton about commercial property at the new company. Retail centers, specifically.

But my focus today is 100% multifamily.

And those three years at the new company cost me time on my ultimate career path.

The advice I'd give young people today:

If you know where you want to be, get there now.

If you want to be a real estate principal, you need to get in the door of a principal's business — even if it means running errands or working as an intern.

Earning more money in an adjacent field doesn't compensate for wasting time on a path that doesn't align with your long-term goal. I wish I had understood this better at 22.

If you know where you want to be in 5 or 10 years, have the courage to go for it now.

The experience you gain on your core path is worth more than any short-term pay bump somewhere else.

P.S. What's the best career advice you've ever received?

In 2005, I made almost every dumb mistake you can make on a deal.

-> Trusted someone I didn't know.
-> Didn't do proper due diligence. 
-> Took the listing at face value. 

The duplex I bought was listed as 6 bedrooms. But I found out after closing that 2 weren't legal.

So I overpaid for the property and lost tenants. 

I ended up taking the previous owner to court, but only got back a small portion of what I had lost. 

I still wound up making money on the deal. That's the nice thing about real estate — you have time to recover from mistakes. Cash flow still pays you while you wait.

This experience was terrible at the time, but 20 years later, that "disaster" is just one deal among the 40+ I've done. 

At some point, everyone makes these mistakes in real estate.

When you see someone with a large portfolio, you're not seeing:

-> The deals that went sideways.
-> The money they overpaid.
-> The tenants they lost.

You're just seeing the end result.

But that end result was often built on deals like Deal #2.

Ironically, those are the ones that teach you the most — to verify everything, to not trust everyone at their word, and to hammer home that due diligence isn't optional. 

You're going to make mistakes.

Just make sure you bounce back, too.

Here’s what most people get wrong about starting a business:

𝗜𝘁’𝘀 𝗻𝗼𝘁 𝗮𝗯𝗼𝘂𝘁 𝗴𝗲𝘁𝘁𝗶𝗻𝗴 𝗿𝗶𝗰𝗵.

People think starting a business is all about dollars and cents.

-> “Will I make more money with my own business?”
-> “Will my upside be higher than it is now?”
-> “Is it worth the financial risk?” 

My argument?

It’s more of a personal decision than it is a financial decision.

Take me, for instance.

-> I hated working a job.
-> I hated having to ask to take a vacation.
-> I hated needing to be at my desk at 8 AM every day.

I just knew I couldn’t work for someone else.

And I knew I was self-motivated, I was a hard worker, I was dedicated, I was disciplined.

For a lot of people, that’s not the case.

A lot of people dream of owning their own business because they think it’s a ticket to the good life, but in reality, they don’t have the stomach for it. They overlook the reality of the grind for the fantasy of wealth through self-employment.

If starting your own business is for you, you know that’s the case.

And if it’s not for you, deep down, you know that too.

If you want to go off on your own, don’t do it because you think it’ll make you rich.

Do it because you can’t imagine living any other way. 

--

Entrepreneurs: Based on your experience, do you agree or disagree with this?

One of the best deals I've bought came from a seller who told me: 

"Drew, we don't know who is renting each parking spot in the garage and we have no way of finding out." 

Turns out there was a lot of meat on the bone on that deal.

I've been investing in Midwest multifamily for 20+ years. The best returns come from:

-> Buying in fundamentally strong markets that others overlook.

-> Conservative underwriting with a built-in margin of safety.

-> Long-term hold periods that let compound interest work.

-> A focus on cash flow, not just appreciation.

I'm never interested in promising, promoting, or chasing flashy IRRs. We've built our entire business on the idea that we can deliver consistent returns through multiple market cycles by focusing on downside protection first.

It's the most boring thing you can write about, but we find it does a great job of attracting the sorts of investors we want to partner with. 

If you're an accredited investor looking for a sponsor with a proven track record and conservative approach, we're opening a few call slots before the end of the year.

Book yours here: 

https://lnkd.in/gWFK2VmV

99% of new LPs don't know this:

Cash-out refinances are great, but...

There's a catch a lot of LPs miss.

What you do with those refinance dollars directly affects your taxes.

The IRS calls these "debt-financed distributions" and they come with "interest tracing rules."

(They're most common as cash-out refis, but other forms of debt distributions trigger the same rules.)

Let's say you're an LP in a real estate deal.

The GP refinances a property, pulls out equity, and distributes some of that cash to you.

What you do with that money determines whether the interest tied to that distribution is deductible. 

• Use for personal items = non-deductible interest
• Use for investments = deductible interest
• Mixed use = partial deduction

This doesn't affect the deductibility of the interest on the rest of your share of the loan — that's still deductible if it was previously deductible.

If you reinvest it right away, the deduction is straightforward. 
(Wait too long, and the rules get trickier.)

So before spending money from a debt-financed distribution, ask yourself: 

"Is this purchase going to cost me a tax deduction?"

--

Disclaimer: Not tax advice. I'm not a tax professional, and you should always consult your CPA. In fact, it would be smart to tell your CPA about these distributions before you use the money — the interest expense allocated to debt-financed distributions should also be shown on your K-1.

Less sophisticated LPs see a 7% vs 8% preferred return and assume the 8% is always better.

This is misguided.

You need to look at the actual deal — the actual property-level cash flows — to tell what the property generates. 

You hear stories of LPs getting into bad deals because a GP pays an 8% pref on a building that doesn’t generate cash flow. The actual building is 25% vacant while they take units offline and renovate them, so there is no cash flow.

If the pref is 8%, but the underlying deal only cash flows 2%, then the 6% difference either:

A) Won’t be paid until much later in the deal when it sells. 

OR

B) Is being paid from additional capital the sponsor raised.

A high preferred return is not a good enough reason to invest in a deal, and preferred returns are not guaranteed. 

Look at the actual cash flow the asset is generating.

Here's how we turned a $1MM initial investment into $6.5MM (and counting)...

One day in early 2010, we got a call from a broker we had recently worked with:

“𝗛𝗲𝘆 𝗗𝗿𝗲𝘄 – 𝗜’𝘃𝗲 𝗴𝗼𝘁 𝗮𝗻𝗼𝘁𝗵𝗲𝗿 𝗼𝗳𝗳-𝗺𝗮𝗿𝗸𝗲𝘁 𝘀𝗵𝗼𝗽𝗽𝗶𝗻𝗴 𝗰𝗲𝗻𝘁𝗲𝗿. 𝗬𝗼𝘂 𝗴𝘂𝘆𝘀 𝘀𝗵𝗼𝘂𝗹𝗱 𝘁𝗮𝗸𝗲 𝗮 𝗹𝗼𝗼𝗸.”

It was a 6-tenant shopping center. The location was so strong and in such high demand that they had rented out the whole property while it was under construction in late 2009.

In 2010, most deals were the same story.

-> Tenants signed leases before 2008.
-> Those leases were now ~30% above-market.
-> When those leases ended, those tenants would be looking for rent reductions. 

It turned a lot of deals from attractive to unappealing.

But with this opportunity, all 6 tenants were paying reasonable rents on leases they had signed in the dead of 2009.

We acquired the property at a 9.0% cap rate.

(Fast-forward a year. Invesco acquired the shopping center this property was an outlet in at a sub-6.0% cap rate, so our timing and price looked great.)

It's a great long-term investment example:

-> We paid $4.85MM in 2010.
-> It's worth $7MM+ today.
-> We paid our loan down $1MM+ over the years.
-> We have paid out over $2.3MM in distributions.

If you add up the equity and cash flow to date, our $1MM initial investment has turned into just over $6.5MM... 

And it's still compounding.

It’s a good one to look back on, and it reinforces a lot of the key tenets I believe in.

𝟭) 𝗕𝗲 𝗲𝗮𝘀𝘆 𝘁𝗼 𝘄𝗼𝗿𝗸 𝘄𝗶𝘁𝗵.

(That’s how you get repeat brokers.)

𝟮) 𝗧𝗵𝗲𝗿𝗲 𝗮𝗿𝗲 𝗮𝘁𝘁𝗿𝗮𝗰𝘁𝗶𝘃𝗲 𝗼𝗽𝗽𝗼𝗿𝘁𝘂𝗻𝗶𝘁𝗶𝗲𝘀 𝗶𝗻 𝘁𝗼𝘂𝗴𝗵 𝗺𝗮𝗿𝗸𝗲𝘁𝘀.

(You just have to look for them.)

𝟯) 𝗧𝗵𝗲 𝗯𝗲𝘀𝘁 𝗵𝗼𝗹𝗱 𝗽𝗲𝗿𝗶𝗼𝗱 𝗶𝘀 𝗮 𝗹𝗼𝗻𝗴 𝗼𝗻𝗲.

(More often than not.)

--

If you want to learn more about investing with us or receive our deals in the future, schedule a call here:

https://lnkd.in/gWFK2VmV



Disclaimer: This is not an offer to sell or a solicitation to buy securities. Past performance is no guarantee of future results, and investors may experience different results than those shown, including the loss of principal. You should not rely upon forward-looking statements as predictions of future events.

Every Thanksgiving I try to step back and take stock. The list gets longer every year.

Grateful for family, the reason I do any of this in the first place.

Grateful for a team that challenges me to be better and makes showing up to work something I look forward to.

Grateful for problems worth solving and work that keeps me sharp.

And grateful for the people who make all of it possible.

Hope you all have a great Thanksgiving with the people who matter most! 

Been a pleasure getting to know so many of you here on LinkedIn over the last couple of years.

Over 2,000 people have taken my 5-Day Real Estate Mini Course. Here's a sneak peek of what they've learned:

Day 1: The 2 Key Roles and How Profits are Generated and Distributed

Day 2: Determine If a Private Real Estate Investment Is Right for You

Day 3: The 1 Consistent Investment Strategy of Deca-Millionaires (And How You Can Implement It)

Day 4: Increase Your After-Tax Cash Flow by as Much as 54% (How RE Investing Benefits Your Personal Taxes)

Day 5: The 7 Simple Steps to Make Your First Private Real Estate Investment 

Join 2,000+ passive investors.

Unlock the Mini Course for free here:

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