The Best Ever CRE Show JF 4157: The Real Truth About Triple Net And Industrial Expenses ft. Darren Smith
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Jan 21, 2026 Darren Smith, Principal at Solid Growth Properties who moved from residential flipping to industrial warehouses, shares his industrial investing playbook. He discusses off-market deal sourcing, relationship-driven seller financing, demising space and rent-reset value-adds. Conversation covers true triple net realities, fixed CAM billing, construction surprises, and disciplined leverage for today’s market.
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Simplicity Drove Asset Choice
- Darren chose industrial over multifamily because he wanted simplicity and fewer operational moving parts.
- He views big square warehouses as easier to manage and better aligned with his personality than multifamily complexity.
Earn Seller Trust Before Financing Talks
- Build long relationships with owners and learn their goals before discussing price or financing options.
- Frame seller financing as a benefit with tax and income scenarios once you understand their situation.
High-Touch Mailers For Off-Market Leads
- Combine high-touch marketing (calls, costly handwritten mailers) with targeted data lists to generate off-market industrial leads.
- Filter lists by FAR, building size, age, and owner traits, then mail the top-ranked properties repeatedly.
