In this episode, I pull back the curtain on one of the most painful—but important—real estate lessons I’ve ever learned. I walk you through my experience with the 808 Gilbert property—what seemed like a textbook win on paper turned into a six-figure loss. From ignoring the warning signs to trusting the wrong systems, this project taught me more than any win ever could.

If you’re investing in real estate—whether you’re flipping, renting, or exploring Airbnb—this episode is a must-listen. I share the mistakes I made so you don’t have to repeat them, and the exact systems I’ve now put in place to ensure this never happens again.

[0:00] - Introduction

[0:37] - Why I decided to share this $250K loss

[1:23] - What the market looked like before the purchase of 808 Gilbert

[2:50] - Feeling untouchable: the illusion of consistent wins

[3:52] - How one decision started the downward spiral

[5:12] - Construction setbacks and team mismanagement

[6:14] - Holding on too long and ignoring market signals

[8:06] - The operational shifts we’ve made since this loss

[10:24] - Lessons in emotional decision-making vs. business strategy

[11:49] - Final thoughts: real estate isn’t always forgiving, but it’s always a teacher

• Act fast when red flags appear: Waiting too long to sell cost me more than $100K. Don’t delay decisions in hopes the market will bounce back.

• Track everything weekly: Implementing weekly KPI reviews for all active projects now helps us stay ahead of costly surprises.

• Stick to what you do well: Avoid chasing others’ strategies or stretching into areas you’re not experienced in—especially when the stakes are high.

• Follow me on Instagram: @realestatemike02

If you found value in this episode, please follow, rate, and share Properties to Profit with anyone who’s on their own real estate journey. Let’s keep turning properties into profits—together.