Lessons Learned from $100M in Apartments to 10 Years in Prison with Mike Morawski, Ep. 716

Mike Morawski is a 30-year real estate investing veteran, author, speaker, and founder of My Core Intentions. Over the course of his career, he’s controlled more than $450 million in real estate, scaling a portfolio of 4,000 units and a property management company overseeing 7,500 doors. Mike’s journey includes extraordinary growth, painful setbacks—including federal prison—and a powerful comeback centered around coaching, transparency, and helping others build wealth through multifamily investing.

Make sure to download our free guide, 7 Questions Every Passive Investor Should Ask, here.

Key Takeaways

• Mike built a $100M real estate business but lost it all and spent time in federal prison due to nondisclosure and overextension during the 2008 crash.

• His biggest lessons: don’t grow too fast, avoid over-leverage, never be undercapitalized, pay attention to detail, and surround yourself with the right people.

• He now focuses on ethical investing, transparency, and long-term strategy while helping others avoid similar mistakes.

• Mike uses creative deal structuring, including seller financing and assumptions, even on large multifamily assets.

• He believes the current market presents one of the best opportunities in a generation to build long-term wealth.

Topics

From Building to Breaking to Rebuilding

• Built a $100M syndication portfolio between 2005–2008, including 4,000 units and 38 companies.

• The 2008 crash triggered liquidity issues, leading to improper fund transfers across companies without investor disclosure.

• Sentenced to 10 years in federal prison. There, he wrote two books, taught ethics and real estate, and earned a degree in theology.

• Today, he coaches investors and shares his story to help others avoid similar missteps.

The Five Lessons He Now Teaches Everyone

1. Don’t grow too fast—scaling without structure leads to collapse.

2. Don’t over-leverage—he recommends staying under 65% LTV.

3. Don’t be undercapitalized—lack of reserves causes panic decisions.

4. Pay attention to details—asset management is where deals live or die.

5. Surround yourself with people who will tell you the truth—and listen to them.

Creative Financing for Multifamily Deals

• Mike dispels the myth that creative structures are only for single-family.

• Shared a case study of a 450-unit deal acquired with a $12.5M loan assumption and $2.5M seller carryback—no new equity.

• These deals still exist if you listen to sellers and find their pain points.

Market Cycles and Timing

• Believes we’re at the bottom of the current cycle and entering a major wealth transfer phase.

• Urges investors to act now while cautioning against recklessness—stress-test underwriting and be conservative.

• Expects shorter, more volatile cycles in the future, making education and adaptability more important than ever.

Resources for Passive Investors

• Created a free risk-tolerance quiz to help LPs understand their investor profile and make better decisions.

• Advocates for transparency and full disclosure between sponsors and passive partners—especially in turbulent markets.

📢 Announcement: Learn about our Apartment Investing Mastermind here.

Round of Insights

Failure that set Mike up for success: His 8-year federal prison sentence humbled and transformed him—helped him rebuild his life spiritually, emotionally, and professionally with integrity.

Digital or mobile resource: PassiveInvestorCoaching.com for educational content

• His institutional-grade underwriting tool that stress-tests assumptions

• FEMA.gov, BestPlaces.net, and CrimeReports.org for site selection

Book recommendation:

• Winning by Tim Grover — a tough-love mindset guide from the coach of Michael Jordan, Kobe Bryant, and Dwayne Wade

• Rich Dad Poor Dad

Daily habit: Morning meditation and prayer, followed by a gym workout—designed for clarity, focus, and intentionality

#1 insight for bouncing back from failure: You must take action. Don’t hide from mistakes—share your story and use it to serve others.

Favorite restaurant in Huntington Beach, CA: Joey’s

Next Steps

• Learn more about Mike’s coaching and resources at MyCoreIntentions.com

• Take the free investor risk profile quiz by texting INVESTOR to (224) 269-6700

• Revisit your own investing approach—are you being conservative, transparent, and strategic?

Thank you for joining us for another great episode! If you’re enjoying the show, please LEAVE A RATING OR REVIEW, and be sure to hit that subscribe button so you do not miss an episode.