The Breakthrough with Stephen Husted

Stephen Husted
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Welcome to The Breakthrough with Stephen Husted, the show that takes you behind the scenes with successful entrepreneurs, real estate investors, and other movers and shakers in the business world. In each episode, we'll sit down with our guests to explore their personal and professional journeys, including the challenges they've faced, the breakthrough moments that propelled them to success, and the strategies and tactics they've used to get there. Get inspired by new ideas and strategies and get to know our guests on a deeper level.

  1. 2d ago

    EP 90: The Real Estate Trap Behind Cheap Rental Properties with David Garner

    What happens when a real estate portfolio grows faster than the systems behind it? David Garner experienced it firsthand. After getting into US real estate investing in 2016, David scaled from his first rental property to 124 houses in just a few years. On paper, everything looked like it was working. But eventually, vacancies, maintenance, property management problems, contractors, and poor buying decisions all caught up with the business. What followed was a major financial collapse that forced David to completely rethink how he invested. In this conversation, David opens up about what went wrong, what he learned from rebuilding, and why his approach to real estate today looks very different. We talk about cheap rental properties, the reality of passive income, property management, cash reserves, remote investing, and why spending more upfront can sometimes prevent much bigger problems later. Stephen and David talked about: 📌 Scaling from one rental property to 124 houses 📌 Why the numbers on a spreadsheet aren't the whole story 📌 The problems that eventually brought David's portfolio down 📌 Why cheap rental properties can become expensive 📌 Property management and tenant relationships 📌 The importance of properly renovating properties 📌 Building cash reserves 📌 Managing real estate from overseas 📌 Having backup vendors and strong team 📌 Why real estate isn't truly passive 📌 Cash flow vs. long-term wealth 📌 The lessons David learned from 2023 📌 How he rebuilt his investment strategy David's story is a reminder that growing a bigger portfolio isn't necessarily the same thing as building a stronger business. His experience offers a candid look at what can happen when scale gets ahead of systems, and what it takes to rebuild afterward. If you enjoyed this episode, I'd really appreciate it if you subscribed to the channel, left a comment, and shared this episode with someone who might find it valuable. Find David‘s IG here: https://www.instagram.com/davidgarnerofficial/ LinkedIn: https://www.linkedin.com/in/thedavidgarner/ Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/⁠⁠⁠⁠ Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast⁠⁠ Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

  2. Oct 1

    EP 89: How Civil Engineers See Real Estate Differently with Rachel Weinberg

    I sit down with Rachel Weinberg, a civil engineer, real estate investor, and owner of a civil engineering consulting firm specializing in residential land development. Rachel's work focuses heavily on projects around the greater Seattle area, where she helps clients understand what they can actually do with a property before moving forward. We talk about what happens during the initial feasibility stage, why critical areas and wetlands can completely change a development, and why investors should understand zoning, setbacks, utilities, and permitting before they buy. Rachel also explains some of the less obvious costs developers can run into, including water and sewer availability requirements, and why seemingly small details can add significant time and money to a project. We also talk about ADUs and DADUs, the growing opportunities around multiple units, working with cities and counties, and why development is truly a team effort. One of the biggest takeaways from the conversation is simple: don't assume. Get as much information as possible upfront. Stephen and Rachel talked about: ✨ Rachel's journey into civil engineering ✨ What civil engineers actually do in land development ✨ How the initial feasibility process works ✨ What investors should look at before buying land ✨ Critical areas, wetlands, and steep slopes ✨ Why zoning and setbacks matter ✨ Water and sewer availability ✨ Unexpected development costs ✨ Why permitting can take months ✨ How utilities can impact a project ✨ Why developers need a strong team ✨ How Rachel approaches real estate investing ✨ Finding opportunities in properties others might overlook ✨ Why you should never assume a property is buildable If you enjoyed this episode, I'd really appreciate it if you subscribed to the channel, left a comment, and shared this episode with someone who might find it valuable. Find Rachel‘s LinkedIn here: https://www.linkedin.com/in/rachel-weinberg-pe-3a645959/ Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/ ⁠⁠⁠⁠Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast⁠⁠ Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

  3. Sep 24

    EP 88: How Roman Partyka Went From Mechanic to Real Estate Investor

    I sit down with Roman, a contractor and real estate investor who built his career from the ground up. Roman started out working on cars and eventually became a lead mechanic before moving into construction. After the 2008 crash forced him to rethink his path, he opened his own auto repair shop. Years later, that construction background and his experience working with contractors helped him make the transition into real estate. We talk about his first flip, the unexpected $30,000 setback that taught him the importance of contingencies, and how he discovered house hacking and the BRRRR strategy. Roman also shares how he has been converting single-family properties into multiple units to create additional rental income. We also get into our Seattle projects, development challenges, working with cities and utilities, why buying the right property matters, and how developers need to manage all the moving pieces of a project. Most importantly, Roman shares the mindset that helped him keep moving forward when things didn't go according to plan. Stephen and Roman talked about: 📌 Roman's journey from mechanic to contractor and real estate investor 📌 How the 2008 crash changed his career path 📌 Starting an auto repair business from scratch 📌 How he landed his first real estate opportunity 📌 The $30,000 lesson that changed how he approaches projects 📌 House hacking and the BRRRR strategy 📌 Turning garages and basements into additional rental units 📌 The Seattle development projects we're working on 📌 Managing architects, contractors, inspectors, utilities, and cities 📌 The importance of building the right team 📌 Taking action instead of waiting for the perfect opportunity If you enjoyed this episode, I'd really appreciate it if you subscribed to the channel, left a comment, and shared this episode with someone who might find it valuable. Find Roman‘s LinkedIn here: https://www.linkedin.com/in/roman-partyka-48437b410/ Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/⁠⁠⁠⁠ Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast⁠⁠ Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

  4. Sep 17

    EP 87: CJ Catrambone on Real Estate Development, Capital, and Risk

    Today's guest is CJ Catrambone, a real estate developer based in San Diego who owns a full-scale development company handling everything from acquisition and capital raising to feasibility, permitting, architecture, and construction. CJ grew up in construction, working alongside his father and wearing a tool belt from age 10 through 21. Seeing his father operate as a general contractor eventually led CJ to realize that he wanted to be on the ownership and development side of the business. His first real estate purchase was an eight-plex outside Nashville, but after realizing he wanted to be more hands-on, he moved into flipping in his own backyard. He eventually completed roughly 50 to 60 flips before scaling into ground-up development. A major advantage of CJ's current model is keeping much of the development operation in-house. He says having people on salary allows his company to build for roughly 30 to 40% less than many competitors in San Diego. We talk about San Diego's changing development landscape, including new zoning and density incentives that have created opportunities for infill developers. CJ explains how increased supply has also created a gap between what sellers want and what buyers are willing to pay. We also get into one of CJ's current projects, a roughly 10,000-square-foot building that is being converted into large Airbnb units. The project is expected to increase gross revenue from approximately $120,000 to $550,000–$600,000 per year. Finally, CJ shares his advice for anyone looking to get into development: education plus action equals results. He recommends learning the fundamentals, surrounding yourself with the right people, starting small, underwriting plenty of deals, and ultimately getting that first deal done. STEPHEN AND CJ TALKED ABOUT: CJ's construction background and transition into development Building a full-scale development company in San Diego Why in-house teams can reduce construction costs by 30–40% San Diego's infill development and changing zoning Finding deals through brokers and seller land contributions Building a reliable development team Using less leverage to reduce risk Converting an office building into large Airbnb units Raising capital and structuring deals with LPs The importance of starting small in real estate development Find CJ‘s IG here: https://www.instagram.com/cjcatrambone/ LinkedIn: linkedin.com/in/cj-catrambone-8065167b Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/ ⁠⁠⁠⁠Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast⁠⁠ Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

  5. Sep 10

    EP 86: Chauncey Pham on Real Estate, Flipping, Design, and Building for Freedom

    Today's guest is Chauncey, a real estate investor, interior designer, TV show host, speaker, coach, and flipper who has built her career around marketing, creativity, and real estate. Chauncey's real estate story started somewhat unexpectedly. She got her license because she wanted extra money to go to Disney World, but within three months she had closed 10 transactions and made more than her annual salary. Her marketing background quickly became one of her biggest advantages, especially as she started using video for lead generation and client communication. From there, Chauncey built a brokerage, joined a national brokerage, recruited more than 400 agents in her first year, and eventually transitioned into the investment side of real estate with her husband. We talk about how she built systems that allowed her to grow without creating a business that controlled her life. Chauncey also walks Stephen through her first flip, which she acquired for $125,000 and sold to another investor for $186,000 after doing very little to the property. That first $60,000 profit gave her the confidence to take the next step into investing. We also get into television, public speaking, social media, ADHD, creativity, and the pressure entrepreneurs can feel to constantly produce and scale. And ultimately, Chauncey shares the lesson she's carrying into this next chapter of her life: build your business for freedom, not for money. Stephen and Chauncey talked about: 📌 How Chauncey got into real estate and closed 10 deals in her first three months 📌 Why video became the cornerstone of her real estate marketing 📌 Building a brokerage and recruiting 400+ agents 📌 Chauncey's first flip and the $60K profit she made in 10 days 📌 Why she believes flips should be designed for the end buyer 📌 Building systems without constantly scaling the busines 📌 Why entrepreneurs should build for freedom instead of money Find Chauncey‘s IG here: https://www.instagram.com/the_chaunceyshow/LinkedIn: https://www.linkedin.com/in/chauncey-pham-129078b2/ Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/⁠⁠⁠⁠ Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast⁠⁠ Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

  6. Sep 3

    EP 85: America Needs to Bring Back the Starter Home | Dr. Skylar Olsen

    In this episode, I sit down with Dr. Skylar Olsen, a housing economist, proptech expert, educator, and entrepreneur who spent 11 years at Zillow studying housing from the customer’s perspective. She shares what she learned about the complexity of buying a home and why helping people understand the housing market is just as important as having the data itself. We also talk about the new venture she’s building, which helps landowners redevelop their lots into communities of six to 10 smaller homes. Her goal is to create more options for people who want to become homeowners but can’t afford the traditional single-family home. A major focus of our conversation is the missing middle of the housing market. Dr. Skylar explains how the current market often serves renters and existing homeowners with significant equity, while leaving many potential first-time buyers without an affordable path to ownership. We also get into the challenges of actually developing this type of housing, including zoning, parking, construction costs, finding the right lots, and getting landowners, buyers, funders, and developers aligned. Finally, we discuss housing in the Bay Area, the impact of technology wealth and mortgage rates, cooperative housing, and why the built environment may need to change if communities want to remain accessible to the next generation. Stephen and Dr. Skylar talked about: 📌 Dr. Skylar's 11 years at Zillow and what housing data taught her 📌 Redeveloping single-family lots into six to 10-home communities 📌 The missing middle and the struggle to become a first-time homeowner 📌 The challenges of zoning, parking, construction, and development 📌 How landowners can benefit from upzoning instead of simply selling to developers 📌 San Jose, East Palo Alto, and the unique dynamics of Bay Area housing 📌 Cooperative housing, shared spaces, and creating more accessible paths to ownership Find Dr. Skylar‘s: LinkedIn: https://www.linkedin.com/in/skylar-olsen-9823aa53/ Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/ ⁠⁠⁠⁠Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast ⁠⁠Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

  7. Aug 28

    EP 84: Why Veldin Miskic Says: “You Should Focus on One Real Estate Market”

    In this episode, I sit down with Veldin Miskic, a managing broker and top-producing real estate agent specializing in Cape Coral and Fort Myers, Florida. Veldin shares his journey from getting his real estate license in New York in 2015 with little mentorship to eventually moving to Southwest Florida and building a business around the Cape Coral market. Today, he's the managing broker at Pelican Vista Realty, which grew to 17 agents organically and reached the top 20 brokerages in Southwest Florida in less than a year. We talk about what makes Cape Coral such a unique market, including its canals, growing population, out-of-state buyers, second homeowners, short-term rentals, and new construction opportunities. Veldin also breaks down why he eventually stopped trying to cover such a large geographic area and focused almost entirely on Cape Coral, where 95% to 96% of his business now comes from. We also get into what separates a good agent from a great one. Veldin explains why putting the client's needs first, negotiating on their behalf, anticipating problems, and creating a smooth transaction are ultimately what create long-term trust and repeat business. For investors, we dive into Cape Coral's short-term rental market, new construction, rental demand, and the numbers buyers should understand before investing. We also discuss Florida's homeowner and flood insurance, including how costs can vary significantly depending on the property's location, age, and flood zone. If you're a real estate agent, investor, or someone interested in the Florida market, there's a lot to take away from this conversation. Stephen and Veldin talked about: 📌 Veldin's journey from New York real estate to Southwest Florida 📌 Why Cape Coral has become his primary market 📌 What makes Cape Coral attractive to buyers and investors 📌 Short-term rentals, snowbirds, and new construction 📌 Why focusing on one market can create a competitive advantage 📌 What makes a truly valuable real estate agent 📌 How experienced agents create smoother transactions 📌 Florida homeowner and flood insurance 📌 Using YouTube to attract out-of-state buyers 📌 Building a brokerage while buying back your time Find Dean‘s IG here: https://www.instagram.com/dean_pelicanvistarealty/ LinkedIn: https://www.linkedin.com/in/veldin-miskic/ Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/⁠⁠⁠⁠ Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast⁠⁠ Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

  8. Aug 21

    EP 83: Is Real Estate Really Dead? Alex Bekeza on Finding Deals in 2026

    There is a lot of noise in real estate right now. Cash flow is dead. BRRRRs are dead. There are no good deals left. But is that actually true? In this episode, I sit down with Alex Bekeza, a real estate lender and investor who has originated more than $300 million in DSCR loans, to talk about what is really happening in today's market and what successful investors are doing differently. Alex shares why he has moved away from "lipstick rehabs" and now looks for deals that make sense even after accounting for major mechanical improvements. We also talk about reserves, conservative ARVs, DSCR loans, appraisals, turnkey properties, and why understanding your numbers is more important than listening to the noise online. We also get into how AI tools like Claude and ChatGPT are helping investors analyze deals, review scopes of work, challenge appraisal reports, and make better decisions. And for newer investors, Alex shares why you don't need to chase every strategy at once. Instead, develop a buy box, focus on one strategy, and learn from people who are already doing it successfully. If you're trying to invest in today's market, this conversation is a good reminder that there is no perfect market. You need to understand your numbers, manage your risk, and be willing to take calculated shots when the right opportunity comes along. Stephen and Alex talked about: 📌 Why investors need to ignore the noise and focus on the numbers 📌 Moving beyond "lipstick rehabs" and planning for major CapEx 📌 DSCR loans, reserves, and managing risk 📌 Why conservative ARVs can make better deals 📌 How Alex found a $75K deal that appraised at $282,500 📌 Using AI to analyze deals and challenge appraisal reports 📌 Why new investors should develop a specific buy box 📌 The importance of building a team that understands real estate 📌 Why there is no such thing as a perfect market 📌 Learning when to say no and taking calculated risks Find Alex‘s IG here: https://www.instagram.com/alexbekezathebrrrrlender/?hl=en LinkedIn: https://www.linkedin.com/in/alexander-bekeza-1240a0a0/ Follow Stephen on IG: ⁠⁠⁠⁠https://www.instagram.com/stephenhusted/⁠⁠⁠⁠ Follow our Podcast on IG:⁠ ⁠@thebreakthrough.podcast⁠⁠ Connect on LinkedIn:⁠ https://www.linkedin.com/in/stephenhusted/⁠ and YouTube: ⁠⁠⁠⁠https://www.youtube.com/channel/UCsdNkau-5DUE9rGUIHrpfXA⁠⁠

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Welcome to The Breakthrough with Stephen Husted, the show that takes you behind the scenes with successful entrepreneurs, real estate investors, and other movers and shakers in the business world. In each episode, we'll sit down with our guests to explore their personal and professional journeys, including the challenges they've faced, the breakthrough moments that propelled them to success, and the strategies and tactics they've used to get there. Get inspired by new ideas and strategies and get to know our guests on a deeper level.

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