Buy your next building with someone who owns and runs a portfolio of them.
I've spent 30+ years on the buy and sell side of residential and multifamily real estate, I own, manage and renovate a portfolio of investment property across South Florida, and I help investors buy, improve and sell 2–12 unit properties in Broward and southern Palm Beach counties. Real operating numbers, honest underwriting, and a contractor bench you can borrow.
From first offer to stabilized building.
Sourcing and buyer representation
On-market, pocket listings and direct-to-owner opportunities across Broward and southern Palm Beach. I screen the rent roll, taxes and insurance before you spend a Saturday.
Numbers that survive a lender
Taxes reset to your purchase price, insurance from real quotes, utilities, turnover, reserves and management — the way a bank's credit committee will see it, not the way the listing flyer does.
Inspections with a renovator's eye
Roof, electrical service and panels, plumbing material, sewer scope, permit history, 40-year recertification status, lease audit and estoppels. I've paid for the surprises so you don't have to.
Scope, budget and crews
A value-add plan matched to the rents the submarket will actually pay, and the roofers, plumbers, electricians and GCs I use on my own buildings.
Getting to stabilized
Pricing units, screening, Florida lease terms and notice rules, Section 8 where it fits, and management referrals when you want to be hands-off.
Selling and trading up
Packaging, pricing to the cap-rate market and quiet or wide marketing — plus exchange planning so your 45 days don't run out.
Fort Lauderdale metro multifamily, Q3 2026.
Institutional-grade data for context — small older buildings trade at higher cap rates and lower rents than these averages, which is the opportunity.
Source: Matthews Real Estate Investment Services, Fort Lauderdale Multifamily Market Report, Q3 2026.
What I've learned owning buildings here.
Small multifamily deal calculator
NOI, cap rate, DSCR, cash-on-cash and break-even occupancy with South Florida defaults. Runs in your browser; nothing is saved or sent.
Open the calculator GuideHow to analyze a small multifamily deal in South Florida
The twelve numbers that matter, the three that sellers get wrong on purpose, and the due-diligence list I use on my own purchases.
Read the guide GuideWhere the 2–12 unit buildings are
Fort Lauderdale, Oakland Park, Wilton Manors, Lauderhill, Pompano Beach, Hollywood, Lake Worth Beach and more — what you get in each, and what to watch.
Read the guide GuideThe value-add renovation playbook
Order of operations, permits, what insurers reward, durable finishes, realistic cost ranges and how to turn units without losing a year of rent.
Read the guideHear about 2–12 unit deals before they're on Crexi.
Off-market buildings, pocket listings and the on-market deals that actually pencil, plus a short monthly note on Broward and Palm Beach rents, insurance and taxes. No daily emails, no lender spam.
Owners: thinking of selling?
Tell me about the building in the form. I'll give you a realistic value and the quiet-sale option.
Investor questions, answered
What counts as 'small multifamily'?
Two to twelve units in one or a few adjacent buildings: duplexes, triplexes, fourplexes and the 5–12 unit garden and walk-up buildings common in older parts of Fort Lauderdale, Oakland Park, Wilton Manors, Lauderhill, Pompano Beach, Hollywood and Lake Worth Beach. It's the size range individuals and small partnerships can buy, operate and improve themselves — and the range I own in.
Why is the 5-unit line so important?
Financing. One to four units qualify for residential mortgages (Fannie/Freddie, FHA, VA): 30-year fixed rates, lower down payments, underwriting based on your income. Five or more units is commercial: the loan is underwritten on the property's income (debt-service coverage, typically 1.20–1.30x), down payments of 25–35%, 5- to 10-year terms with 25–30 year amortization, and often personal recourse with local banks. Same neighborhood, different world.
Do South Florida small multifamily deals cash flow at today's prices and rates?
At asking prices and 25% down, many don't — which is exactly why the calculator exists. Deals that work in 2026 tend to have one of three things: a below-market basis (estate, tired landlord, deferred maintenance), under-market rents you can bring up through renovation, or a larger down payment or seller financing. I'll tell you which bucket a deal falls in before you waste an inspection fee.
Do you work with out-of-state and international investors?
Yes. Video walkthroughs, remote inspections, mail-away closings and a vetted contractor and management bench are routine. Many of my investor clients are in New York, California, Toronto or abroad, including Persian-speaking investors I work with in Farsi.
Can you help me sell a small apartment building?
Yes. Because I'm an active buyer, I know what today's buyers and their lenders will scrutinize: rent roll, T-12, leases, insurance, roof and 40-year recertification status. We'll prepare the package, price to the current cap-rate environment and market to my investor list and the wider market — or quietly off-market if you prefer.
Is a 1031 exchange realistic for a small portfolio?
Very. Selling a single rental house and exchanging into a fourplex or a 6-unit is one of the most common moves I help with. You have 45 days from closing to identify replacements and 180 days to close, with a qualified intermediary holding proceeds. We line up targets before your sale closes so the clock doesn't beat you.
Have a building in mind?
Send me the address and the rent roll. I'll tell you within a day whether it's worth an inspection — and what I'd offer.
(954) 729-4133
Call or text · English & Farsi