Mike Cosmah

I sell multifamily in GA 👨‍🚒 Leadership Principles 👨‍👩‍👧‍👦 Family 🏈 Football 🏴‍☠️Other Roguish Topics

[Mike Cosmah @MikeCosmah2]

Make CRE Great Again! 🇺🇸🇺🇸🇺🇸

[Mike Cosmah @MikeCosmah2]

Seeing this on assets with Fannie & Freddie loans all over

[Mike Cosmah @MikeCosmah2]

Property taxes & insurance still decimating NOI all over GA. Especially Atlanta submarkets.

[Mike Cosmah @MikeCosmah2]

Lack of cashflow on those most effected are causing owners to delay much needed CapEx, sending some older or mismanaged assets into a downward spiral.

[Mike Cosmah @MikeCosmah2]

@realjohnmonarch @innoc_bystander Bingo!

[Mike Cosmah @MikeCosmah2]

He Didn’t Notice the Leak Until the Ceiling Collapsed

A buddy of mine had a slow leak in his roof. Nothing major at first—just a stain in the ceiling he barely noticed. Months went by. Then one day, the ceiling gave out, soaked insulation everywhere, and now he’s staring at a five-figure repair.

That’s how a lot of multifamily owners treat their expenses.They don’t see the slow drip—until cash flow collapses.

I reviewed a client’s T12 recently. Repairs were sky-high. Management fees looked inflated. Insurance costs didn’t make sense.

When I asked about the details, they had no clue.
They hadn’t reviewed their insurance in years. Didn’t know what was actually being repaired. Management just sent bills and they paid them.

Here’s what’s happening:
Owners are bleeding money through “normal” expenses they don’t control or understand.
• Repairs with no scope of work
• Insurance premiums on autopilot
• Management charging top dollar with no transparency

Here’s how to plug the leak:
✅ Review your T12 line by line
✅ Question anything vague
✅ Shop insurance annually
✅ Demand clarity from your management team

Even small tweaks can put thousands back into your NOI each year. Don’t wait for the ceiling to cave in.

[Mike Cosmah @MikeCosmah2]

Why do I keep getting weirdos sending me connection requests? I don’t need or want to connect with “soul searchers” or “Chrystal bearers” leave me alone unless you have apartment buildings to sell.
That is all.

[Mike Cosmah @MikeCosmah2]

Don't Be a Scrooge: Why Overpricing Hurts Your Listings

Overpricing your multifamily property could be costing you BIG TIME. Learn why listing at the right price from the start attracts more qualified buyers and can even lead to higher offers in the end. Curious about the right price for your property? DM me! 💼

#RealEstatePricing #SellSmart #MultifamilyMike

[Mike Cosmah @MikeCosmah2]

I always see these gurus selling “make real estate easy” blah blah blah. Here’s the thing, talking about something is always going to be easy. It’s the doing that’s the hard part.

[Mike Cosmah @MikeCosmah2]

More and more conversations with buy/sell interest and participating in the market over the last 30 days. Anecdotal evidence of movement. I’ll take it.

[Mike Cosmah @MikeCosmah2]

@creromans So true!
Got to build up the skills and take consistent action.

[Jocko Willink @jockowillink]

He had some good points…

[Mike Cosmah @MikeCosmah2]

I work with a few clients who started their real estate journey in single-family homes. Some of them spent years flipping or rehabbing hundreds—sometimes even over a thousand—houses before they came to me, ready to explore multifamily investments. These clients had mastered the process, but eventually, they all said the same thing: “There has to be a more efficient way to scale.”

That’s when they made the switch to 5-50 unit properties, and what they discovered was eye-opening. Not only do these properties offer a perfect balance between manageable size and strong cash flow, but these busy investors realized that working on a multifamily deal took about the same amount of time and energy as it did to close on a single house. The difference? The income potential was far greater, and the risk was spread across multiple tenants rather than relying on just one.

I’ve seen this shift time and time again. These 5-50 unit properties allow investors to scale their portfolios faster without the overwhelming complexity of larger complexes. For my clients, it’s been a game-changer, providing a great opportunity to grow their wealth without getting bogged down in too much management.

If you’re thinking about taking your real estate investing to the next level, this is the sweet spot that has worked for many seasoned investors I work with. 🏢

#SmallMultifamilyProperties #PassiveIncome #MultifamilyMike

[Mike Cosmah @MikeCosmah2]

@MultifamilyMad 🤦‍♂️ Making brokers look bad. I’m seeing a lot of this in the secondary markets that I work in with small multifamily properties lately. Mostly residential agents who are throwing darts at valuations and “buying” listings.

[Mike Cosmah @MikeCosmah2]

@TheRealEstateG6 💯 This

[Mike Cosmah @MikeCosmah2]

@offmarketguys 😂 I needed a good laugh

[Mike Cosmah @MikeCosmah2]

Keeping good tenants is just as important as attracting new ones. Did you know that tenant turnover can cost property owners thousands in lost rent and renovation costs? Investing in tenant retention strategies—like regular maintenance and communication—can boost your profits long-term."🏠

#TenantRetention #PropertyManagement #MultifamilyMike

[Mike Cosmah @MikeCosmah2]

"Did you know that the CAP rate (Capitalization Rate) doesn't just tell you how a property is performing—it also helps you project how you plan to make it perform? 🏙
In simple terms, the CAP rate is a ratio of a property’s net operating income (NOI) to its purchase price or current market value. But here's where it gets interesting: Different buyers can evaluate the same property at different CAP rates based on their unique plans for improving operations or reducing expenses.
For example, if you're great at cutting costs or boosting rents, your projected CAP rate might be more favorable than someone else's!
In Georgia, multifamily properties often show CAP rates between 5% and 8%, but you need to factor in your game plan. Your strategy defines the value of your investment!" 💡🏢
https://t.co/eVNPG4SRYJ

#RealEstate101 #SmartInvesting #MultifamilyMike

[Mike Cosmah @MikeCosmah2]

Columbus, GA Multifamily Market Snapshot – October 2024

[Mike Cosmah @MikeCosmah2]

Why Multifamily Properties are a Smart Investment

Multifamily properties offer stability and long-term cash flow. 🏘️ Unlike single-family homes, multiple tenants reduce vacancy risk, making these properties a safer investment in uncertain markets. Whether it’s a small 5-unit building or a larger complex, multifamily properties have unique advantages that make them a smart choice for investors."
https://t.co/TWHdqznIMO

💼 #MultifamilyInvesting #WealthBuilding #MultifamilyMike