Anish is a powerhouse in real estate, with over 25 years of experience in banking and investing. As the CEO of BPM REIA—the only nationally approved chapter in South Florida—he has helped hundreds of investors build wealth through wholesaling, fix-and-flips, and creative financing. Anish also provides hands-on training and expert guidance to investors through his mastermind group, Next Millionaire Mastermind.
Anish’s journey hasn’t been without its challenges. He lost everything in the 2008 crash, but he came back stronger than ever.
In this interview, he shares:
I was born in New Jersey to Indian parents who were thinking I would become a doctor or engineer but I went into finance and banking. It was during this time that I read “Rich Dad, Poor Dad” and realized that my dad was poor and I was on my path to becoming one. That was my key to starting a mortgage company and investing in real estate.
I was a successful buy-and-hold investor until I lost everything in 2008. I owned several properties with equity but no cash flow, and I quickly realized that equity doesn’t equate to safety. Back then, I didn’t know the importance of an exit strategy, and I wasn’t even aware that wholesaling was an option until I did my first deal.
It was a small $500 deal. I wasn’t initially looking to wholesale; in fact, I had borrowed the $500. However, I managed to sell that contract for $2,000. It still gets me excited today to think about that deal. I had quadrupled my investment; that means I could do it again. To date, I have done multiple six-figure wholesale deals, but my first $2,000 gets me more excited.
I’m a big fan of technology and the incredible advancements AI is bringing to our industry, but at its core, real estate is a people’s business. Not everyone is into technology, and there is a demographic that wants face-to-face communication. Your relationships with partners, homeowners, and investors matter.
Local networking events are your best option. Attend local events and be there before the event begins so you can interact. Ask the right questions, and when you get the answer, be ready to take action.
People rarely talk about the many bad deals out there. We receive 4-6 calls per month from individuals who have lost money on real estate investments. And, of course, no one brags about those losses.
Always consider your exit strategy—preferably multiple strategies. What happens if everything goes wrong? Before buying, ask yourself: can I rent, refinance, or wholesale this property if the market crashes?
Get a mentor. It’s not as expensive as it might seem because, in the end, you’re going to pay the price one way or another. You can hire a mentor or pay with your time. Between masterminds and mentorships, I personally invest close to $150,000 each year. You’ll pay—whether in time, money, or stress. Choose wisely.
I coach former NFL athletes on real estate, and it’s ironic—these 6'8", 300-lb athletes are just as scared to invest $1,000 into a deal as beginners are. The truth is, everyone faces fear. But these athletes are incredibly disciplined. Tell them to cold-call 100 sellers, and they’ll get it done.
South Florida is a competitive real estate market, and while I would typically suggest creative financing, I’ll admit that trust issues in this market make it more challenging. Subject-to loan options, in particular, may be harder to execute here. But I’m open to various strategies. I lend money through self-directed IRAs and Roth IRAs as part of my approach.
A Roth IRA, in particular, generates tax-free income, which is crucial. There are two fundamental rules when it comes to money: First, make it. Second, keep it—legally. That means I only pay my fair share in taxes.
Wholesaling is another great strategy in today’s market. In South Florida, our wholesale deals are significantly larger than the national average. While the typical wholesale deal nationwide ranges from $8,000 to $10,000, at BPM REIA, our average deal is around $40,000, with six deals surpassing $100,000.
No matter which strategy you pursue—creative financing, rehabbing, or wholesaling—just focus on mastering one thing.
My team uses software called REIA Fax, developed by a founder who is also from South Florida. The advantage of this software is that it allows us to stack lists, which results in a highly focused list of potential leads. When we reach out to homeowners, we know the deal is ready to happen. We target foreclosure, probate, and code violation leads, as well as homeowners who may be behind on taxes.
Last week, I found that there were 15,000 pre-foreclosures in Miami-Dade County, 10,000 in Broward County, and 8,000 in Palm Beach County. Approximately 80% of these pre-foreclosures have equity. Home prices have risen, and when we speak to homeowners, most of them are unaware that they could benefit from the equity they’ve accumulated.
Only 2% of these pre-foreclosure properties have been listed with an agent, leaving the rest as hidden opportunities. You can leverage these opportunities to start investing in real estate.
I always ask this question: If you average $40,000 per deal, how will your life change? How many deals would you need to make a real impact?
A common misconception is that you need a lot of money or time to invest in real estate, but that’s not true. What you really need is efficiency. At BPM REIA, I put up 100% of the money for the deals and share the profits with my students. This is one of the ways we differentiate ourselves from others in the industry.
I encourage people to start without worrying about perfection. When I knocked on my first door, I was nervous, but I’ve come a long way since then. The key is persistence. Complete that first deal. After completing one or two deals, you might not be much smarter, but you will definitely be more confident.
Don’t let naysayers get to you. Sometimes, people close to you may not encourage you because they don’t see immediate results. But trust me, everything changes after you close a few deals. It’s also important to ignore the advice of W-2 employees who may tell you that the market is too hot or cold right now. If you’re getting deals, the market is always good.
Real estate investing is not going to be perfect. Celebrate the small wins. As human beings, we often focus on what went wrong, but it’s the small victories that will keep you moving forward.
I don’t recommend quitting your job after just one or two deals. You don’t want to come across as desperate for deals. Instead, take your time and continue building until you have enough deals to confidently transition from your 9-to-5. For newcomers, I suggest leveraging your network. People within your network likely have property challenges, and you can position yourself as their “real estate person” to offer solutions.
I highly recommend the book Who Not How? by Dan Sullivan. Many new investors get stuck on the “how,” but it’s crucial to focus on finding the right person who can get the job done for you.
How to Connect: BPM REIA
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