How much more could you achieve if your business ran itself—even while you were on the beach? In this episode, Angel sits down with Pedro Montesino to explore the real-world impact of using virtual assistants (VAs) to scale a business, reduce stress, and reclaim time. Pedro shares how he built a translation company from a college hustle into a self-managing operation and how business owners—especially in real estate—can delegate marketing, admin, analytics, and customer service to trained VAs. They dig into the mindset shift required to let go of tasks, the importance of matching your business to your lifestyle goals, and practical steps for training VAs to bring immediate value.

[00:01 - 04:00] The Business You Build Around Your Life

• Why defining your ideal lifestyle should come before launching a business
• What Pedro learned from a $50M founder’s biggest regret
• How his translation business grew from solving a personal problem

[04:01 - 08:00] Delegating Marketing with Virtual Assistants

• The importance of matching tasks with your energy and strengths
• How and why VAs can be trained in social media, ads, or SEO
• The significance of letting go of the need to self-promote

[08:01 - 12:00] Upskilling VAs Through Online Training

• Why investing in VA education benefits both sides
• How Pedro used online courses to build VA marketing and data teams
• The importance of being informed when managing experts

[12:01 - 16:00] Real Estate Use Cases for Virtual Assistants

• What realtors, inspectors, and property managers delegate
• Why one VA isn’t enough—and how to plan for coverage
• The importance of redundancy and operational continuity

[16:01 - 21:05] Scaling Profit and Freedom Simultaneously

• Why VAs should be seen as investments, not expenses
• How to create a business that earns even when you're not working
• The need for systems before scaling operations

Connect with Pedro:

LinkedIn: https://www.linkedin.com/in/pedro-montesino-88b726a5/

Connect with Frank:

LinkedIn: https://www.linkedin.com/in/frankpatalano/

Key Quotes:

“Determine how you want to live, then build a business around that.” - Pedro Montesino

“If a VA isn't paying for themselves, why would you keep them?” - Pedro Montesino

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!

How much of your daily workload could disappear if you documented your process once and let someone else handle the rest? In this episode, Angel speaks with entrepreneur Pedro Montesino, who shares his blueprint for building a virtual assistant-powered business that runs itself. From overseeing more than 50 VAs to building systems that let him live abroad while increasing his income, Pedro walks through the principles that let him scale his companies while doing only the work he enjoys. This conversation dives into the real-world process of documenting, delegating, and growing with a remote team—why hiring your first VA can unlock time, profitability, and peace of mind, and how to avoid the common mistakes people make when outsourcing too soon or without structure.

[00:01 - 04:13] The CEO’s Role: Directing Labor for Profit

• Why the business owner must first master tasks before handing them off
• The importance of recognizing your own limitations
• How VA teams mirror a chessboard—with the owner as the strategic player

[04:14 - 08:39] Time, Location, and Financial Freedom

• The significance of proceduralizing business functions
• What allowed Pedro to earn more while living abroad
• How hiring strong team members in weak areas builds long-term efficiency

[08:40 - 12:46] Systems for Delegation That Work

• What a remote GM does that Pedro never has to
• The need to have a real business structure, not just self-employment
• Why his VA oversees the in-person assistant and manages logistics

[12:47 - 16:29] Human Talent and Real VA Use Cases

• The significance of treating VAs as equal contributors
• How large companies already use remote assistants at scale
• What VAs can actually do—beyond admin work and into real operations

[16:30 - 21:47] Scaling With Trust and Structure

• The importance of only delegating what you've done yourself
• How Pedro layers roles to reduce his need for direct involvement
• Why starting with one part-time VA can be the first step toward full leverage

Connect with Pedro:

LinkedIn: https://www.linkedin.com/in/pedro-montesino-88b726a5/

Connect with Frank:

LinkedIn: https://www.linkedin.com/in/frankpatalano/

Key Quotes:

“My value is directing other people’s labor more profitably than they would on their own.” - Pedro Montesino

“Virtual assistants let me do only the things I love—because everything else is already handled.” - Pedro Montesino

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!

What if the one hire you’ve been avoiding is the key to doubling your income and your freedom?

In this episode, Pedro Montesino and Frank Ano dive into how virtual assistants (VAs) can completely shift the way entrepreneurs operate. The conversation breaks down why most people wait too long to hire help, what types of virtual assistants work best in real estate, and how systems—often built by the VAs themselves—enable true time freedom. Pedro and Frank share personal stories, practical strategies, and tactical advice for anyone overwhelmed by the day-to-day tasks of running a business.

[00:01 - 04:19] From Burnout to Breakthrough

• What led Pedro to outsource early in his business journey
• How delegating helped them grow multiple income streams
• The significance of viewing yourself as a business owner, not just an operator

[04:20 - 08:37] Document as You Train

• Why VAs should create the manuals themselves
• How the process helps track accountability and reduce miscommunication
• The importance of turning chaos into a repeatable operation

[08:38 - 12:54] The Three Most Valuable VA Roles in Real Estate

• The importance of admin assistants, social media managers, and underwriters
• Why outsourcing bookkeeping and accounting accelerates decision-making
• The significance of bilingual and highly educated overseas VAs

[12:55 - 17:00] What Not to Outsource

• Why cold calling isn’t a great fit for generalist VAs
• The need for sales experience and emotional intelligence in negotiation
• What skills are truly worth keeping in-house

[17:01 - 22:34] The Mental Shift to Let Go

• The importance of mapping out roles even before you can hire
• Why more business shouldn’t mean more stress
• What it feels like when your systems generate income without your involvement

Connect with Pedro:

LinkedIn: https://www.linkedin.com/in/pedro-montesino-88b726a5/

Connect with Frank:

LinkedIn: https://www.linkedin.com/in/frankpatalano/

Key Quotes:

"More business used to mean more work. Now it means more cash—and less time working." - Pedro Montesino

"Every single job I ever had came with a manual. So why wouldn’t I do the same for my own business?" - Frank Ano

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!

What makes one investor's offer stand out over another's—even when the numbers look the same?

In this episode, Angel hosts Fernando Arias and Anna Latysheva for a detailed walkthrough of how underwriting variables impact real estate valuations, investor returns, and bidding strategies. They examine the unseen levers—like DSCR, interest rates, amortization schedules, and capital expenditures—that can shift IRRs dramatically. With real-world scenarios and expert commentary, this episode provides valuable insights for both novice and seasoned investors navigating a tightening lending environment.

[00:01 - 04:14] Why Debt Terms Change the Game

• The significance of DSCR in determining actual loan amounts—not just LTV assumptions
• How interest rates and loan terms affect down payments and investor returns
• The need to build strong banking relationships for accurate underwriting inputs

[04:15 - 08:44] The Impact of Amortization on IRR

• What amortization periods reveal about monthly debt service and deal feasibility
• Why a higher down payment reduces IRR—even if the NOI stays constant
• The importance of recalculating purchase offers based on updated debt quotes

[08:45 - 13:28] Expense Assumptions That Can Break a Deal

• How slight changes in operating expenses significantly affect valuation
• The importance of classifying capital expenditures below the line
• Why expense accuracy is essential in low-cap markets

[13:29 - 18:00] Income Projections vs. Market Realities

• Why underwriting based on realistic rent comps boosts your competitiveness
• The significance of local PM data over online averages like Rentometer
• How fluctuating lending terms can lead to broken contracts

[18:01 - 23:40] Cap Rates, Risk, and Investor Psychology

• Why understanding cap rate spreads is essential for valuation decisions
• The relationship between NOI, cap rate, and perceived asset risk
• How market psychology and alternative income streams influence investor behavior

Connect with Anna:

LinkedIn: https://www.linkedin.com/in/ibuybuildings/

Connect with Fernando:

LinkedIn: https://www.linkedin.com/in/fernandoapartments/

Key Quotes:

“Just because your pro forma shows a 1.89 DSCR a year from now doesn't mean the bank will underwrite that way.” - Fernando Arias

“Every $1,000 in NOI can mean a $20,000 swing in valuation in low-cap markets.” - Anna Latysheva

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!

How can a $20 monthly fee or a minor tweak in rent comps add hundreds of thousands to your property's value—and why are so many investors missing this? In this eye-opening episode, Anna Latysheva and Fernando Arias dive deep into the nuanced world of real estate underwriting, market rents, and the often-overlooked impact of "other income" on a property's valuation. Through detailed examples and practical advice, they reveal how strategic income streams—like pet rent, parking, and even laundry contracts—can dramatically shift your investment game. This episode demystifies how seasoned investors extract additional value and remain competitive in tight markets like Denver.

[00:01 – 04:42] Beyond the Finish Line

• How comparing physical finishes and amenities side-by-side impacts rental pricing and strategy.
• Why understanding unit square footage variations is essential for evaluating true comparables.
• The significance of visual walkthroughs and local architecture knowledge when analyzing comps.

[04:43 - 08:32] Numbers that Speak

• How small rent differences significantly alter total income and overall property valuation.
• Why relying solely on tools like Rentometer can misguide your pricing strategy.
• The importance of understanding local cap rates and market behavior to assess a property’s worth.

[08:33 - 13:06] Unlocking Other Income Streams

• What “other income” sources (pet rent, parking, laundry) add to your bottom line.
• The need to align with local norms—what’s considered standard in your market to stay competitive.
• Why ignoring ancillary income results in undervalued offers and lost opportunities.

[13:07 - 21:12] Boosting NOI with Rhino & Surety Bonds

• How deposit alternatives like Rhino reduce move-in barriers while protecting landlords.
• Why structuring a move-in fee versus traditional deposit boosts cash flow.
• The significance of understanding tenant behavior and legal safeguards in using these services.

[21:13 - 22:41] The Small Charges That Scale

• How credit reporting fees, trash valet, and CAM charges stack up in large portfolios.
• Why customizing income streams to tenant lifestyle trends future-proofs your model.
• The importance of questioning old norms (like cable packages) to adapt to current needs.

Connect with Anna:

LinkedIn: https://www.linkedin.com/in/ibuybuildings/

Connect with Fernando:

LinkedIn: https://www.linkedin.com/in/fernandoapartments/

Key Quotes:

“You really need to hone in on what's my true market rent for this property.” - Fernando Arias

“People just love to live with pets—even in a 500 square foot apartment.” - Anna Latysheva

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!

What separates those who win deals in today’s real estate market from those who keep missing out?

In this episode, Angel welcomes back Anna Latysheva and Fernando Arias of ALFA Peak Capital for a hands-on session about underwriting multifamily real estate deals. Drawing from their experience analyzing over 300 properties across U.S. markets, Anna and Fernando break down the essential components of successful underwriting, from understanding rent comps to knowing your local tax assessor. They also highlight the importance of reliable market assumptions, building relationships with property managers and banks, and how attention to detail can make or break a deal. If you're wondering why your offers aren't landing, this conversation offers practical guidance and tools to sharpen your underwriting process and become more competitive.

[00:01 - 05:00] Starting with “Other Income”

• The significance of identifying "other income" as a key variable in underwriting.
• Why this often-overlooked line item can influence deal viability.
• The importance of being exposed to diverse underwriting perspectives.

[05:01 - 10:18] Meet the Founders of Alpha Peak Capital

• How Anna and Fernando transitioned from chemical engineers to real estate investors.
• The importance of mindset and community in scaling a real estate portfolio.
• Why real-world underwriting experience builds confidence and clarity.

[10:19 - 15:43] Underwriting 101: Known Variables vs. Assumptions

• What underwriting really involves and the role of knowns vs. assumptions.
• The importance of recognizing market rent, cap rates, and economic vacancy.
• How seemingly small data points—like window conditions—can affect outcomes.

[15:44 - 20:00] Tools and Templates: Where to Begin

• Why there’s no need to build your own underwriting model from scratch.
• Useful tools mentioned: Rand Capital, Synthesis Model, Michael Blank’s analyzer.
• How repeated practice builds reliable rules of thumb in your underwriting.

[20:38 - 23:45] Local Knowledge is Your Edge

• The importance of PMs and bankers in understanding expense ratios and market rents.
• How lease terms, seasonality, and dynamic pricing affect rent comps.
• Why using outdated or generic rent data can derail your deal analysis.

Connect with Anna:

LinkedIn: https://www.linkedin.com/in/ibuybuildings/

Connect with Fernando:

LinkedIn: https://www.linkedin.com/in/fernandoapartments/

Key Quotes:

“The first time I heard that ‘other income’ can make or break a deal was from Anna and Fernando. That stuck with me.” - Angel Williams

“People who win deals usually know their markets better than everyone else—and they work harder.” - Fernando Arias

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!

What’s the real risk behind accepting investor referrals—and what could cost you hundreds of thousands without you realizing it?

In this episode, Dugan Kelley clarifies the rules around raising capital under the 506(b) exemption. He breaks down what counts as general solicitation, when a preexisting relationship is required, and how word-of-mouth referrals can create unexpected liability. They also address growing confusion around registered broker-dealers, finder’s fees, email marketing boundaries, and the future of accreditation rules. If you’ve ever questioned how to stay compliant in your real estate syndication or capital raise, this conversation gives practical guidance to protect yourself and your investors.

[00:01 - 05:49] The Broker-Dealer Dilemma

• Why only registered broker-dealers can legally accept commissions
• What most people misunderstand about co-sponsors and cap-raising roles
• The importance of avoiding unnecessary regulatory exposure

[05:50 - 09:35] The Truth About 506(b) & Referrals

• Why preexisting relationships matter—but aren't always required
• What the SEC actually says about general solicitation
• The significance of documentation in defending your offering

[09:36 - 13:25] Finders, Word of Mouth, and the “Paul Anka Rule”

• What the limited finder’s exemption really allows
• The importance of avoiding indirect solicitation
• Why most operators avoid referral-based models

[13:24 - 17:23] Email Lists, Accreditation Rules & SEC Trends

• When it’s safe to email your list about deals
• The unlikely future of a $10 million net worth accreditation rule
• The importance of understanding the SEC’s slow pace of change

[17:24 - 22:44] When to Move from 506(b) to 506(c)

• Why most operators stick with 506(b) early on
• What to consider when transitioning to 506(c)
• The importance of knowing your investor base

Connect with Dugan:

LinkedIn: https://www.linkedin.com/in/dugan-kelley-0019b435/

Key Quotes:

“There is no such thing as a professional referral unless the professional is a registered broker-dealer.” -Dugan Kelley

“You have the burden to prove you didn’t solicit someone—even if they were referred to you.” - Dugan Kelley

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!

What’s the real cost of raising capital without knowing the rules—and why could one wrong move unravel your entire deal?

In this episode, securities attorney Dugan Kelley breaks down the often misunderstood legal frameworks behind raising private capital through syndication. With over $4 billion in structured transactions under his belt, Dugan offers a clear overview of how to legally structure offerings under SEC rules—especially Rule 506(b) and 506(c)—and the serious risks of getting it wrong. He unpacks what it means to be an issuer, the importance of broker-dealer registration, the difference between accredited and sophisticated investors, and how new developments like Rule 241 offer flexibility when testing investor interest.

[00:01 - 05:12] Understanding the Issuer Exemption

• The importance of identifying whether it's truly your deal
• Why the issuer exemption protects you from broker-dealer registration
• The need for co-sponsors to play active roles—not just raise funds

[05:13 - 09:20] Rule 506(b) vs. 506(c): What’s the Difference?

• Why 506(b) is the historical path and what it allows
• The significance of 506(c)'s advertising freedom—and its investor limitations
• What the SEC requires in each case

[09:21 - 13:36] Accredited Investor Verification Rules

• What the SEC expects for 506(c) accreditation proof
• Why personal relationships matter in 506(b) offerings
• The importance of third-party verification letters from CPAs, attorneys, or broker-dealers

[13:37 - 17:00] Rule 241 and Testing the Waters

• How sponsors can gauge investor interest before choosing 506(b) or 506(c)
• What disclaimers are legally required during this phase
• Why soft commits during this stage are non-binding

[17:01 - 21:35] Unregistered Finders and Legal Risks

• The significance of avoiding unlicensed capital raisers
• Why deals can be canceled due to regulatory violations
• The importance of complying with both federal and state securities laws

Connect with Dugan:

LinkedIn: https://www.linkedin.com/in/dugan-kelley-0019b435/

Key Quotes:

“Don’t lie, don’t cheat, don’t steal, and share the same information with all your investors.” - Dugan Kelley

“You can do this. If you build relationships and follow the rules, anyone can succeed in syndication.” - Dugan Kelley

Visit sponsorcloud.io/contact today and unlock $2,000 of free services exclusively for REI Rocks community members! Get automated syndication and investor relationship management tools to save time and money. Mention your part of the REI Rocks community for exclusive offers. Help make affordable, low-cost education summits possible. Check out Sponsor Cloud today!