Michael Achillas

Helping New & Seasoned Real Estate Investors Buy, Sell, and Finance Smarter | Licensed in NY & CA

[Michael Achillas @MichaelAchillas]

Hello X World,

Are you ready to take control of your real estate future? Whether you’re:

- Selling a property,
- Buying your next investment, or
- Financing to achieve your goals,
- I’m here to give you the edge to make smarter, more profitable decisions.

Here’s what I bring to the table:

20 years of experience in selling and financing residential and commercial properties.

- Proven strategies learned from top real estate investors that deliver real results.
- Insider knowledge, actionable insights, and tailored advice to transform opportunities into success.
- This isn’t just another account with fake promises. It’s about helping you make your next move your best one, whether Starting with your first investment or Scaling your portfolio to the next level.

What I’ll be sharing:

- Proven strategies to help you sell faster, buy smarter, and secure the best financing.
- Daily tools and insights to empower you to outpace the competition and maximize returns.
- My question to you: Are you ready to take action and achieve freedom in real estate?

Let’s get started today.

Reach out now to discover how my expertise can help you:
- Sell faster,
- Buy smarter, and
- Secure the financing you need.

[Michael Achillas @MichaelAchillas]

@MorganStanley Great Investors have Incredible mentors!

- Stan Drukenmiller

[Michael Achillas @MichaelAchillas]

Colin Kaepernick sold his Tribeca condo at 1 York Street for $2.82M. He bought it in 2016 for $3.21M.

That is a Junior Whopper of a $390,000 price decline on purchase alone.

Now, zoom out and do the math, the stuff that actually hits your bank account.

Now for the Negative Return Burger.

If your carry cost is $4,500/month (taxes + common charges)
$4,500 x 12 = $54,000/year. $54,000 x 10 years = $540,000

Seller closing costs in NYC are not cute either.

Then add broker fees. In NY, total commissions are still commonly in the 5% to 6% universe, and yes, it is negotiable.

So your “cost to exit” can easily land around $200k to $250k all in, once you add transfer taxes, commission, legal, and building fees.

Net net rough math
Price loss: $390k
Carry: $540k
Sell costs: $200k to $250k

= About $1.1M+ gone, 12% gone before you even talk about what it cost to buy in the first place.

This is why I tell clients what the probability of what can happen later is first, and then talk about the uses.

A NYC condo is usually not an investment.
It is a lifestyle purchase with a monthly invoice. Bottom line.

If you want a second home or a pied a terre, great.
Buy it because you will use it and love it.
Just stop calling it generational wealth.
Its NOT!

If you’re considering selling, buying, or financing a second home, investment property in NYC, or any high carry city, message me the address and let's talk about your goals, not someone else's.

I’ll run the true cost of ownership so you see the math before you sign.

P.S. If you want to know the property I would have advised him to buy, what asset type, and the reasons for it, DM me. Principals only.

Photo credit: Ezra Shaw.

[Michael Achillas @MichaelAchillas]

Growth does not happen by chance.

If you’ve been doing this a long time and you still feel stuck right now, you’re not losing your edge. The rules just changed.

Here’s what I’m hearing.

You want to refinance, but the lender is acting like your building is a new risk.

You want to sell, but buyers are underwriting like it’s 2010 with better marketing.

You want to trade into something better, but the replacement is the real problem.

And the capital markets backdrop is why.

Inflation is still running hot enough that the Fed is in “pause and wait” mode, not “save the market” mode.

The 10-year is still sitting around the low 4s, so debt is not cheap, and every basis point matters when you’re levering a real asset.

Credit stress is still visible too.

Trepp, Inc. finished 2025 with CMBS delinquency at 7.30%, office at 11.31%, and multifamily at 6.64%.

And we are walking into a serious maturity year.

Estimates have roughly $936B of CRE debt scheduled to mature in 2026.

So if you’re feeling friction, it’s not you.

It’s proceeds.

The move right now is not “try harder.” It’s “reframing the plan.”

Sometimes that looks like.

- getting realistic on leverage and cash-in before you waste 60 days with the wrong lender
- setting up a refinance or sale story that actually survives today’s underwriting
- solving the replacement problem first, so you’re not selling into a dead end
- or using a different capital strategy altogether, so you can stop bleeding time

If this is you, or you know someone in this exact spot, share this.

And if you want me to pressure test your situation, I will tell you straight what’s viable in today’s market, and what’s not.

👋 Hi, I'm Michael "The Real Estate Wealth Advisor Guy" - Follow me to learn how to buy, where to buy, when to buy, and what financing capital stacks work best for you. Don't get Con-Vinced. Be advised!

[Michael Achillas @MichaelAchillas]

@WhaleEverything @NoLimitGains @grok DONE

[Michael Achillas @MichaelAchillas]

Sloppy brokers show you what’s for sale.

I show you what actually makes sense!

First-time investors don’t need more listings.

They need answers, PERIOD!

What should I buy first, and why?

- How much leverage is smart for me?
- What’s the downside if rents dip?
- What’s my exit if I need cash fast?

That’s the work I do.

If you’re buying your first investment property in 26 and want a second set of eyes on a deal before you commit, let's talk.

You will be glad you did.

[Michael Achillas @MichaelAchillas]

@MbarkCherguia That's Astoria Blvd, 108th street, Uncle Eddie.

[Michael Achillas @MichaelAchillas]

@MariosLouca4 There has never been a better combo!

[Michael Achillas @MichaelAchillas]

@BoubaniOfficial @TraxNYC Im confused, they jumped TRAX because he revealed who the scammer is?

[Michael Achillas @MichaelAchillas]

Happy New Year to my family, friends, clients, and everyone in my world.

Wishing you a healthy, peaceful, winning 2026 and beyond.

Before anything else, I would like to express my gratitude.

Thank you to my family for keeping me grounded.
'' '' to my friends for being real with me.
'' '' to my clients, past and present, for trusting me with something as personal as your homes, your investments, and your future.

Thank you to everyone who referred me, introduced me, and thought of me when someone needed help.
That means more than you know. You know who you are.

And thank you to the people who taught me life lessons this year, even when the lesson came the hard way.

One moment I won’t forget was meeting an 80+ year old man on the track.

He looked at me and said: You can be mentally strong and physically strong, but you need the power of will. That’s the real power.

That hit me hard.

Because life hits all of us. Business hits all of us. The question is: do you have the will to keep going?

To my longtime connections, thank you for being part of my journey.
To my new followers, I’m glad you’re here. I’m not here to post for attention. I’m here to be useful and to be of service.

Happy New Year. Keep going.

P.S. THANK YOU!

[Michael Achillas @MichaelAchillas]

@SacAppraiser 411

[Michael Achillas @MichaelAchillas]

@PhilMickelson Couldn't agree more.

[Michael Achillas @MichaelAchillas]

Do you remember when you joined X? I do! #MyXAnniversary

[Michael Achillas @MichaelAchillas]

Brooklyn, NY, Crown Heights or East NY
2-3 Fam needed email me ASAP.

[Michael Achillas @MichaelAchillas]

My Sunday run markets and my thoughts.

50-year mortgage idea,

Good for affordability if it’s built with strict guardrails. If you don’t need it, don’t take it. Target it to buyers who truly benefit, not people looking to game the system.

FNMA change,

No minimum credit score on new case files starting November 16. This can work, but only if risk is managed. Portfolio managers need to review with a magnifying glass, not a telescope.

Liquidity,

New originations reportedly up 30% year over year in the first half of 2025. Another 50 basis points would push more loans into better outcomes across a lot of assets

Assets on my radar,

Multifamily

Demand is solid and net absorption is healthy, but some Sun Belt markets are heavy on new supply. Too many cranes. I’m favoring Class B. That’s where to be, and value lives where tenants are moving. Strong, steady rent stories there. Happy to go deeper.

Office,

Early signs of stabilization. New York, Dallas, and San Francisco are showing positive absorption off historic lows. Clear flight to quality. Class A with amenities in mixed-use districts wins. Commodity space loses. Most “work from home” complaints are really “my office is bad and I don’t want to be there.”

Get your sweat-on, watch some football and enjoy a nice meal.

Have a great Sunday everyone.

[Michael Achillas @MichaelAchillas]

@chefsevenn Hallandaise Sauce

[Michael Achillas @MichaelAchillas]

@Matt_Pinner Ferris Bueller's Day Off