Inside a $60M Institutional Deal in Westfield, Indiana | Curtis Edwards

In this episode of Doctors Investor Club, I sit down with Curtis Edwards, Managing Partner at Hudson Investing, to break down a real-time case study of a 300+ unit, institutional-quality multifamily acquisition in the suburbs of Indianapolis.
From creating $7.6M in value on day one to reducing risk through conservative underwriting, this is a masterclass in how disciplined investors think about scale, safety, and long-term wealth building.

🔑 What You’ll Learn:
How a $400K NOI increase translates to $7.6M in value creation
Why 96% occupancy with 73% break-even creates built-in downside protection
How lowering insurance from $1,300 to $600 per unit boosts returns instantly
The power of “first bite of the institutional apple”
What conservative underwriting really means (and why it matters)
How a supplemental loan can return investor capital early
Why light value-add can outperform high-risk home run deals
How bonus depreciation (55–70%) impacts physician investors

⏱ Timestamps:
00:00 – Turning $400K NOI into $7.6M in value
02:18 – What makes Maple Knoll institutional quality
06:58 – Beating 27 other buyers in a competitive process
12:21 – Why Westfield is exploding with growth
16:10 – The insurance arbitrage that changed the deal
18:18 – Cap rate expansion explained simply
21:25 – Light value-add strategy & risk reduction
27:27 – Preferred return & early capital return strategy
29:23 – Moneyball investing vs. swinging for home runs
33:54 – 96% occupancy & recession resilience
35:55 – Bonus depreciation & tax advantages

💥 About Curtis Edwards:
Curtis Edwards is Managing Partner at Hudson Investing, specializing in institutional-quality multifamily acquisitions across the Midwest. With a background in capital markets and investor relations, Curtis focuses on disciplined underwriting, downside protection, and building scalable wealth for physician and professional investors.

📲 Learn More:
Hudson Investing: hudsoninvesting.com
Doctors Investor Club: doctorsinvestorclub.com
Real Estate Opportunities: investwithdrkyle.com

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