Nicholas Guidry

Real Estate Developer and Investor based in Texas.

[Nicholas Guidry @HardMoneyNick]

@JamCristopher Without the GS years they are the same player.

[Nicholas Guidry @HardMoneyNick]

Had the privilege to catch a workout this morning with @IshkreetM and @DonovanBuilds here in Houston this morning. Sat around, lifted weights, talked everything real estate. These two guys get it!

[Nicholas Guidry @HardMoneyNick]

@twallyweb Can I have?

[Nicholas Guidry @HardMoneyNick]

@Xman1248 @AidanLaPorta69 PG is 1x 1st team All NBA
JH is 6x 1st team All NBA

JH is All Decade Team 1st team
PG is all Decade Team 3rd team

This isn’t even debatable. Never been close.

[Nicholas Guidry @HardMoneyNick]

@takeitlow65 @BeardDaDon Rockets went belt to ass and won in 5 games and Harden didn’t play the 4th in 3 games. lol.

[Nicholas Guidry @HardMoneyNick]

@takeitlow65 @BeardDaDon They played in the playoffs in the prime round 1. 3 seed rockets 6th seed OKC (Westbrook MVP season). I’ll let you research the results.

[foley (follard) @follard]

While duplexes are generally not as pretty or optically desirable as a single family home, my preference is to build a duplex almost every single time. This is a detailed breakdown of why this is the case:

First, land is the scarcest input in residential real estate. Lumber, labor, and other materials scale with the building. When you build a single family home, one household absorbs the entire cost of the land. Building a duplex generally puts a premium of the cost of land that each household can absorb. Using the same dirt, you can almost double your revenue as a developer.

Next, many of the expensive parts of residential development are site costs / horizontal costs, not vertical costs. These costs (like permits, utilities, and impact fees) are more cost efficient for the developer when absorbed by two households vs. one.

Third, finance bros like to talk about synergies and there are certainly some synergies and cost savings to be had when building a duplex or multiple structures side by side. We often build duplexes side by side and can better negotiate with subs for discounts given the sub doesn't have to pack up and drive two hours across a market like Houston to get to their next job.

Stay with me finance bros, because financing on duplexes has generally been easier than for single family homes. Debt capital cares about risk per dollar deployed. Two units reduces risk because if one unit takes longer to sell (assuming you sell each side separately), more than half the risk can be taken off the table when the first side sells.

Next, exit optionality improves. With a single family home, there is typically one exit path. With a duplex, you can sell both units together, sell individually (in many states), sell to an investor as a rental asset, or refinance it and hold (house hacking ain't bad either).

Finally, duplexes provide a development advantage because the density aligns with modern housing needs. They increase density, maintain neighborhood scale, and avoid the political resistance of larger multifamily projects (think apartments).

We have been more successful investing in and developing duplexes than we have single family homes for these reasons.

We also love lending against duplex development as the loan size is typically larger with less risk.

This thesis has me thinking one thing when looking at infill lots:

"How many households can this lot support?"

[Nicholas Guidry @HardMoneyNick]

@twallyweb GL!!

[Nicholas Guidry @HardMoneyNick]

@Dirtdog Young DirtDog!

[Nicholas Guidry @HardMoneyNick]

@molzer @follard You’re well on your way, stud.

[foley (follard) @follard]

Was on the road today meeting a spec / semi custom home builder in New Braunfels, TX and anecdotally, we are seeing the same thing:

Homes in the $1 million to $2 million dollar range are moving faster than the homes in in the $300k - $1 million range.

Y'all seeing the same thing in your market?

[Nicholas Guidry @HardMoneyNick]

@theficouple The responses on this thread just let me know that most people really dont understand how wealthy, wealthy people are.

[Shawn Gorham @shawngorham]

I won the lottery being born in the USA

[Nicholas Guidry @HardMoneyNick]

@theficouple As someone with a good size portfolio who has self operated for over a decade, this is what I will say.

I love my monthly cash flow, pays for my lifestyle.

Debt service pay down and market appreciation is the key when thinking about acquisitions for myself personally.

[Nicholas Guidry @HardMoneyNick]

@moseskagan @TomSteyer Moses for Governor

[Nicholas Guidry @HardMoneyNick]

@BetMGM A loser who couldn’t stop talking shit on burner accounts.

[foley (follard) @follard]

Have been reviewing residential lending data and it's clear that there has been a quiet comeback.

In 2025, single family and small multifamily (duplex - quadplex) construction loans increased for the first time in two years.

However, residential lending is still down 56% from the 2008 peak.

Traditional banks and lenders appetite is still very selective and the pool of cheap credit from these institutions is small.

That's where non-bank lenders like us come in. We provide quick, flexible capital because we understand development.

Why? Because we are in the foxhole everyday doing our own projects!

Want to talk through a project? Send me a DM 🛠️

[Nicholas Guidry @HardMoneyNick]

@follard Best advice I’ve seen all day.

[foley (follard) @follard]

Finding a lender with a fast, reliable draw process undoubtedly matters more than interest rate or fees in small single family and multifamily development.

Let's say you are building a house with $500k in construction costs, funded via 10 draws of $50k each over 6 months. You then spend 3 months selling the home. Your note is at 10% interest.

Lender A's draws are funded in 48 hours while Lender B'a draws are funded in 7 business days.

Over the course of the project, that's 50 wasted days of interest accrual, resulting in $6,875 of unnecessary interest paid.

$28,750 vs. $36,625.

If you compounded this across multiple projects or a bigger portfolio, it becomes a super material drag on returns.

Few do this math and simply focus on the headline numbers.

Let's build! 🛠️