Over the last few years, many real estate investors learned a painful lesson: a polished pitch deck and impressive projections don’t guarantee a “safe” investment. Deals went south, capital got stuck, and naturally, passive investors are now far more cautious about where they deploy their hard-earned money.
Sarah Miskelly, founder of Hylee Capital, has witnessed this shift firsthand. Today, smart limited partners are no longer chasing flashy pro formas. They want risk-mitigated, institutional-grade opportunities that once felt out of reach for everyday investors. At the same time, there’s been a growing shift toward debt investments, many of which Sarah believes aren’t nearly as safe as they appear.
Sarah shares how she evaluates sponsors and syndication deals through both the “hard” and “soft” sides of due diligence, along with the red flags she watches for—mistakes that have burned countless LPs in the past. She also breaks down the return metrics that matter most to hands-off investors and highlights the most compelling opportunities emerging in today’s housing market—from multifamily apartments to mobile home parks.
Insights from today’s episode:
- Sarah’s step-by-step process for vetting operators and syndication deals
- The return metrics that matter most to passive investors in today’s market
- Why many LPs are moving toward debt investments (that aren’t as safe as advertised)
- How to build a resilient portfolio by blending high-IRR deals and steady cash flow
- How building multiple cash flow streams can lead to greater lifestyle freedom
—
Connect with Sarah on LinkedIn
—
Recommended Resources:
- Accredited Investors, you’re invited to Join the Cashflow Investor Club to learn how you can partner with Kevin Bupp on current and upcoming opportunities to create passive cash flow and build wealth. Join the Club!
- If you’re a high-net-worth investor with capital to deploy in the next 12 months and you want to build passive income and wealth with a trusted partner, go to InvestWithKB.com for opportunities to invest in real estate projects alongside Kevin and his team.
- Looking for the ultimate guide to passive investing? Grab a copy of my latest book, The Cash Flow Investor at KevinBupp.com.
- Tap into a wealth of free information on Commercial Real Estate Investing by listening to past podcast episodes at KevinBupp.com/Podcast.
Chapters:
0:00 Intro
0:49 Total Lifestyle Freedom
9:02 Better “Hands-Off” Investments
10:54 Operator Red Flags
18:54 What Has Changed?
22:39 LPs Are Being “Cautious”
28:44 Playing “the Long Game”
37:00 2026’s Biggest Opportunities
40:49 Connect with Sarah!