He’s Gone Full Cycle on 18 Deals. Here’s the Playbook.

From W2 Investor to Full-Cycle Operator

Danny Flores didn’t come from an institutional background. He started investing while working a full-time W2 job, slowly building his portfolio one property at a time. What he lacked in capital, he made up for with grit, discipline, and a long-term mindset.

Instead of chasing headlines or high-risk returns, Danny focused on steady cash flow, conservative underwriting, and building deep relationships with local operators. Over time, that approach paid off.

Today, he’s gone full cycle on 18 multifamily deals across Texas and the Midwest. That means sourcing, closing, operating, improving, and exiting profitably — with lessons built into every phase.

His strategy is grounded in one belief: sustainable wealth comes from doing the basics well, over and over again. Find good partners. Know your numbers. Communicate with LPs. And never lose sight of the downside.

Now at the helm of Prime Capital Investments, Danny is scaling a platform that values patience over flash and execution over ego.

The Play: Full-Cycle Focus and Conservative Deal Flow

Danny didn’t rush into syndication. He started by investing in smaller deals while working full time, then built a local network in DFW that helped him scale.

His strategy today is grounded in:

• 50 to 150 unit assets in secondary Texas markets

• Partnerships with boots-on-the-ground GPs who know their neighborhoods

• Conservative underwriting that prioritizes cash flow and risk mitigation

He also knows when to pass. Danny shared that out of every 100 deals they review, they might only submit 2 or 3 offers. Discipline is a competitive edge.

Why This Works

1. He plays the long game
Danny is not just trying to grow fast. He is building a durable platform with repeatable processes and real relationships. His goal is to be around for the next 20 years, not just the next bull cycle.

2. He builds deep partnerships
Most of Prime Capital’s success has come from working with operators who live and breathe their local markets. Danny brings the capital raising, due diligence, and back office support. His partners focus on execution.

3. He learns from every deal
Having gone full cycle on 18 properties, Danny has seen what works and what breaks. He refines his systems with every project and builds those lessons into the next one.

The Risks (And How He Manages Them)

Shifting market conditions:
Danny underwrites for high cap rates, flat rent growth, and higher insurance costs. If a deal only works in an optimistic scenario, he passes.

Team bandwidth:
With a lean team, Danny has to prioritize. He focuses only on deals where they can add real value and avoids stretching resources too thin across too many markets.

Overpromising to LPs:
He keeps projections conservative and communicates regularly with investors, even when things don’t go as planned. Transparency is how he builds trust.

What You Can Learn (and Steal)

1. Full cycle experience matters
Raising for a deal is one thing. Operating, improving, and exiting at a profit is another. Danny’s track record gives him real credibility with LPs.

2. Know your numbers cold
Danny does not rely on fluff. He breaks down each deal with conservative assumptions and multiple exit scenarios, and has the model to back it up.

3. Find operators before you find deals
Prime Capital’s growth has come from people, not just pro formas. Danny invests in relationships with local GPs first, then they hunt for deals together.

Listen to the full episode

🎙 Groundbreakers with Danny Flores

In it, we cover:

• How Danny went full cycle on 18 multifamily deals

• Why underwriting discipline matters more than ever

• How to structure operator capital stacks for alignment

• What newer sponsors get wrong when pitching LPs

• The one lesson Danny wished he had learned sooner