Episode Description
Mike Zlotnik breaks down real estate market cycles, why predictability matters more than hype, and how chess-level thinking applies to investing.
In this episode of RealDealChat, Mike Zlotnik returns for a deep, no-nonsense conversation on market cycles, risk, and building a resilient real estate portfolio.
Mike shares his journey from political refugee and chess master to tech executive and full-time real estate fund manager. We explore how chess shaped his approach to investing, why past performance is not predictive, and how investors should adapt strategies based on where we are in the market cycle.
We dive into why Mike is currently focused on industrial and open-air retail, what he calls the 2% positive spread rule (cap rate vs interest rate), and why downside protection, fixed-rate debt, and tenant credit quality matter more than chasing appreciation. Mike also explains why multifamily still has unresolved risk, how AI could be deflationary, and why diversification—across assets and time—is the most underrated strategy in investing.
This episode is a masterclass in patience, discipline, and thinking several moves ahead.
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