Hey everyone — I’m looking to get advice from investors who’ve scaled their real estate businesses beyond 40 units. Right now, I personally own 40 units and manage 60 (friends and family). My superpower is networking, so raising capital isn’t the bottleneck — time and systems are. I recently brought on a close friend part time and am in the process of hiring two virtual assistants. Last year, we added about 12 units (a mix of single-family and small multifamily) using this model: * The investor provides all cash. * We handle acquisition, rehab, all taxes, and refinance. * The investor is paid back in full after refi. * We split the remaining 20% equity and any cash 50/50. Next year, I’m planning to just take the leftover cash as our profit, while maintaining shared ownership. I’m now thinking about how to **scale further** — ideally using investor capital rather than more of my own, since I’m already heavily invested. I only work with people I know personally to stay compliant, and we typically co-own each property with no more than one other partner per deal. My main question: What other models or structures should I be looking at to scale sustainably? I’m not trying to do a 100-hour-a-week grind; I’ve got two young kids and want to balance growth with family time. I’d love to hear how others who’ve moved beyond this stage structured their operations, partnerships, and systems to grow without burning out. \---------------------------------------- PS: I did use AI to help me restructure my original writing. If it bothers you, here it is without editing: Hi everyone - looking for savvy investors that have built businesses beyond 40 units. I currently own 40 and manage 60 (for friends and family) and am trying to figure out how to keep growing. My superpower is networking so raising capital is not my limiting factor here. I hired a close friend and we're actively looking to hire 2 virtual assistants. We did about 12 units last year (5 plex + single families) through this model: investor puts in all cash, we rehab, we refinance, investor gets paid back in full, we split the 20% equity half and half. For next year I'm hoping to have the same model except that if there's cash left over from the refi, we take that instead of splitting it 50/50. I've been thinking of how to scale from here. I mostly want to use investors' money from now on (I have quite a bit of exposure of my own funds already). I only raise money from people I know personally so I don't have to worry about regulations and we just co-own the properties (try not to get more than one other party involved in each transaction). Are there other business models I should be looking at? This one doesn't feel like it can hyper-scale but at the same time, I don't want to be putting in 100 hour weeks because I have 2 young kids and really want to dedicate a lot of time to them. Would love to hear from people that have grown beyond these stages and specifically how you set up your business.