• Brennan Schlagbaum has zero interest in managing properties but wants exposure to real estate.
• His solution is to invest in real estate syndications, which are completely hands-off.
• This is when a group of investors pool capital to purchase a single investment.

Brennan Schlagbaum recognizes the advantages of real estate — from the tax benefits to portfolio diversification — but he's not willing to buy and manage an investment property.

He says he has his hands full with simply maintaining a primary residence: "I hate real estate with a passion. If something breaks in my house, I call somebody."

To benefit from real estate without having to actually own and operate properties, he invests in real estate syndications.

"I think it's one of the best ways for somebody that hates real estate but understands the tax benefits of real estate to get in because you don't have to do anything," the self-made millionaire and founder of Budgetdog, who built his wealth primarily investing in low-cost index funds, told Business Insider.

How real-estate syndications work

In real-estate syndication deals, a group of investors pools together their capital to purchase a single property managed by the syndicator.

Once the investor contributes capital, their role in the deal becomes completely passive. The real-estate syndicator is responsible for finding the deal, executing the transaction, and, ultimately, delivering returns to the investors.

"You lose control from that aspect. You don't really have control over how that performs," said Schlagbaum, who said he invests in five multi-family syndications. But if you work with a syndicator with a good track record that you trust, "it's essentially an index fund."

He invests with a syndicator that specializes in multi-family properties.

"They go in, upgrade the units, increase rent prices in a really high-demand area that's underpriced, own and operate that building for a couple of years, and then typically sell it after a three- to five-year period, sometimes up to seven," he explained. "And you don't do anything as an investor; you're just an equity partner. So you literally send some capital their way and hope they do their job."

A good option for established investors looking for hands-off strategies

BI has spoken to a variety of established investors who, after building wealth by acquiring rental properties, are turning to syndication deals for a more passive experience.

"You hear that real-estate investing is passive, and that's certainly not been my experience," said self-made millionaire Tess Waresmith, who owns five units across three properties. "I still think it's a wonderful way to invest, but it's not passive like investing in the stock market is."

She invested in her first syndication in 2023 and likes that it opens the door to bigger investment opportunities.

"I check out the deal and make sure it's something that feels good to me, and then when I invest the money, I'm hands-off. I'm not involved in the day-to-day decision-making of the property," she said. "But as an investor, I get to benefit from investing in the larger unit properties."

Carl and Mindy Jensen, a financially independent couple who have started shifting toward passive-investing strategies, including real estate syndication, also appreciate the hands-off nature of these deals. But it's hard to know what your returns will look like, Carl told BI: "The people running these syndications will tell you they're expecting numbers, and it's infrequently accurate."

It's important to remember that the syndicator is "probably using their best, sunny-day scenarios." That said, "every syndication we've had has actually outperformed the original numbers."

To participate in this type of partnership, you typically have to be an accredited investor, meaning you either must have a net worth of over $1 million or an income of over $200,000 (individually) over the past two years. There's also typically a minimum investment requirement, depending on the syndicator.

But there are workarounds, said Schlagbaum, especially if you're part of a real-estate community or network.

Investors who are part of the community he's built, for example, don't necessarily have to be accredited to participate, since "the SEC deems pre-existing relationships allowable," he said. "They just get access to the deal because they know me."

Sometimes, "Getting around those hurdles is just knowing the right people."

• Erwin Jacob Miciano left the Navy in 2021 to focus on his real estate business full-time.
• Miciano and his wife used VA loans to buy a triplex and start their business, Semi Homes.
• Semi Homes helps homeowners avoid foreclosure and launched Miciano's real estate career.

This as-told-to essay is based on a conversation with Erwin Jacob Miciano, a 27-year-old real-estate investor and the owner of Semi Homes in South El Monte, California. It has been edited for length and clarity.

I'm a dedicated dad, a committed husband, a real-estate investor, and the co-owner of Semi Homes, a real-estate company specializing in direct-to-seller transactions and marketing strategies. I co-own the company with my wife, Theressa.

I don't have a college degree. I graduated from high school in 2015 and first worked at Wetzel's Pretzels. I decided to join the Navy to support my family abroad in the Philippines and my mom and brother in the US.

In March 2016, after three months of boot camp, I completed the basic training to become a photojournalist. Until September 2021, I served as a mass communication specialist, with most of my overseas years based in Japan, stationed on the USS Ronald Reagan.

I separated from the military in 2021 to pursue real estate full-time

My Navy job included writing press releases, aerial photography, videography, and printing. In later years, I was stationed at the Naval Hospital Balboa in San Diego, where we covered COVID-19, and I was deployed with USNS Mercy to San Pedro in Los Angeles during the pandemic.

I was presented with an "early out" program because of overmanning in my job, and it allowed me to complete my contract a couple of years early. I had already started my business, but leaving the military allowed me to pursue it full-time.

I also wanted to spend more time with my young family. My eldest was born in January 2020.

My wife and I met on the day I arrived on the USS Ronald Reagan in 2016

We became friends through the first-response/firefighting team, where she worked as an electrician. We also noticed each other at church services, and she invited me to her baptism ceremony, where she was baptized inside an open jet fuel tank.

Early in our relationship, we lived together in a small Japanese apartment. Then, we spent about a year doing long-distance, with me still deploying on the carrier and her based in San Diego.

After a year of dating, we got married, and soon after some vacation in the US, we discovered we were expecting our first child. During most of her pregnancy, Theressa lived alone until I got stationed in San Diego around her seventh month.

That same year, I became deeply interested in personal finance and real-estate investing, inspired by stories of blue-collar workers achieving financial freedom through real estate. I learned the most from the BiggerPockets podcasts.

We were motivated to become first-time homebuyers

We were eager to apply what we had learned and planned to use the VA loan entitlement from our military service. VA entitlement is how much lenders can lend to a veteran or active duty member without providing a down payment.

We aimed to buy a multifamily property — ideally a duplex, triplex, or fourplex — so we could live in one unit and rent the others to offset our mortgage. Today, this strategy is known as house hacking.

Being stationed in San Diego gave us a few key advantages

The housing allowance we received as military members was higher than in most US locations, boosting our household income to about $10,000-$12,000 monthly. This allowance was discontinued once we both left the military. Theressa left the Navy almost a year before I did at the end of 2020.

Second, the VA loan allowed us to buy a multifamily property with zero down payment.

Third, we included 75% of the gross rental income from the property in our loan application, increasing our approved loan amount. On paper, our monthly gross increased to $15,000-$17,000.

Finally, new legislation removed local VA loan limits for first-time users, giving us more purchasing power.

After months of searching, we found a triplex listed for $1.2 million

We offered $1 million and settled at $1.1 million. By March 2020, we had moved into a three-bedroom unit while renting out the other two for about $4,000 a month, reducing our housing costs to less than what one-bedroom rentals were going for at the time. This was the start of Semi Homes.

After living in the triplex for two years, we moved in with my mom and brother in September 2021 in the San Gabriel Valley. The triplex is now fully a rental property generating $1,500 to $2,000 monthly profit.

My day-to-day work involves meeting with homeowners who are looking for support in selling their properties

We now buy properties and resell them for a profit. We also help sellers in deep foreclosure and save them from it. My role is to get my team in front of our target audience and guide clients through the entire process, all the way to the closing table.

There are also late-night administrative hours and business-building, which I work on three to four nights a week. The biggest change from my Navy days is that I'm no longer away from my family for long periods — a small freedom I cherish.

I feel both fulfilled and successful

While Semi Homes started as a way to build wealth and achieve financial freedom for my family, it's grown into something more.

We stay in this tough business because we truly believe in the value we provide to the individuals we work with. I'm focused on building our online presence and spreading the word that foreclosing is not the only option.

I see myself in real estate for the rest of my life.

Want to share your story about getting on the property ladder? Email Lauryn Haas at [email protected].