Blueprint to Billions

TPA Investments and the Path to Generational Wealth

Episode Summary
In this episode of Blueprint to Billions, attorney and strategist Terry Bruner explains how Transfer of Physical Assets (TPA) investments work and why they can be a powerful pathway to long-term wealth and legacy building. He breaks down the basics of HUD-backed multifamily investments, how first-generation investors can enter the market, and why starting early matters for compounding wealth. Terry also shares practical insights on mentorship, partnerships, and the mindset shift needed to build generational wealth through real estate.
Key Timestamps
00:57 – What a TPA investment really is and how it differs from a standard loan assumption02:22 – How first-generation investors can start small and scale their real estate portfolio04:47 – The role HUD-backed multifamily ownership plays in leveling the wealth-building playing field07:19 – Why waiting to invest later in life can limit long-term financial growth09:15 – How incremental investments accumulate into long-term wealth10:18 – Why multifamily real estate outperforms many other investments over decades11:14 – The power of stacking TPA investments for multiplying income streams13:21 – Common misconceptions about HUD rules and private investment opportunities15:25 – Early steps first-time TPA investors should take to ensure long-term success17:34 – Why mentorship and partnerships accelerate access to HUD-based wealth building19:21 – How legacy drives Terry Bruner’s work and the future of community-focused housing21:04 – Terry’s call to action for anyone on the fence about investing in HUD-backed deals
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and  multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
Learn more about Terry Bruner’s work: terrybrunerlaw.com
Subscribe to Blueprint to Billions for more expert insights on HUD-backed real estate strategies

Behind the Curtain: How Leadership and Team Dynamics Shape HUD Deals

Episode SummaryIn this episode of Blueprint to Billions, HUD attorney and multifamily housing strategist Terry Bruner reveals how internal team dynamics, leadership blind spots, and power imbalances can make or break HUD-backed real estate deals. From identifying hidden breakdowns in complex transactions to navigating egos and politics, Terry shares actionable strategies for keeping development projects aligned and on track. He also explores the importance of humility, clear communication, and authentic leadership in managing federal oversight while balancing community and investor needs.
Key Timestamps00:00:46 – Why HUD deals often unravel due to unseen internal breakdowns00:02:25 – How humility and willingness to follow expert guidance impacts deal success00:04:12 – The common leadership blind spots slowing down development teams00:05:22 – Why poor communication and misaligned goals stall real estate transactions00:06:50 – Lessons from sports: adopting a fearless mindset in complex projects00:08:22 – How fear, politics, and urgency derail mission-focused development00:09:44 – Overlooking power dynamics in HUD’s TPA process and why it’s a mistake00:11:09 – Why authentic leadership matters more than just the numbers00:12:36 – Resetting the tone when stakeholder conflict threatens a deal00:15:04 – Essential advice for developers entering HUD-backed transactions00:16:19 – A behind-the-scenes pivot that saved a deal from long delays00:18:31 – Predicting flexibility and teamwork as the key to future wins
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and  multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
Learn more about Terry Bruner’s work: terrybrunerlaw.comSubscribe to Blueprint to Billions for more expert insights on real estate law and strategy.

Unspoken Norms and Invisible Red Tape in HUD Projects

Episode Summary
In this episode of Blueprint to Billions, HUD attorney and community advocate Terry Bruner uncovers the unspoken rules, hidden red tape, and soft skills that shape HUD-backed multifamily housing deals. From the silent expectations developers must meet to the human dynamics that can stall projects even after approval, Terry explains why navigating HUD is as much about relationships and communication as it is about compliance.
He reveals why housing norms are shifting across generations, the role ego and poor execution play in delayed deals, and why balancing mission with money is critical for long-term success. Terry also discusses the behind-the-scenes realities developers face—like liquidity challenges and community pushback—and why relational capital matters more than ever in today’s real estate landscape.
Key Timestamps
01:05 – The unspoken rules every developer should know before approaching HUD03:30 – How generational shifts are changing America’s housing norms05:15 – Why ego and poor communication derail HUD deals07:10 – The two biggest reasons projects stall and how to prevent them09:03 – Behind-the-scenes realities: liquidity challenges and creative partnerships11:11 – Balancing mission and money in affordable housing development13:18 – Building a more community-first approach to HUD projects15:30 – Why political nuance and relational capital matter more than compliance18:05 – Due diligence, soft skills, and strategic partnerships for long-term success
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and  multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
Resources and Links
Learn more about Terry Bruner’s work: terrybrunerlaw.comSubscribe to Blueprint to Billions for more expert insights on real estate law, policy, and strategy.

Blueprint Begins: Terry Bruner on HUD, Legal Power Plays, and Why Mission Still Matters

Episode SummaryIn this kickoff episode of Blueprint to Billions, HUD attorney and multifamily housing strategist Terry Bruner shares his journey from government lawyer to legal strategist driving complex HUD-backed real estate deals. Terry breaks down what makes these projects succeed, stall, or scale, highlighting the intersection of housing policy, community development, and sustainable investment. From mentorship shaping his early career to the critical role HUD plays beyond Section 8, Terry reveals why purpose still matters in the world of multifamily housing and affordable development.
Key Timestamps
01:20 – How mentorship at HUD shaped Terry’s purpose-driven legal career03:45 – HUD explained: what it really does beyond affordable housing stereotypes05:10 – The personal mission behind serving in housing law and policy07:00 – Balancing community impact with profitable affordable housing development09:00 – Why developers often underestimate HUD timelines and processes11:30 – Navigating human dynamics that can delay deals even after HUD approval13:10 – The importance of soft skills in real estate negotiations and transactions17:10 – Debunking Section 8 myths and understanding HUD’s broader role in housing19:00 – How investors should align HUD deals with long-term portfolio and community goals
About the Show
Blueprint to Billions is a podcast for real estate professionals, investors, and changemakers who want to master the strategy behind HUD-backed multifamily housing deals. Hosted by attorney and  multifamily housing strategist Terry Bruner, the show pulls back the curtain on what really drives successful affordable housing development, from navigating red tape and relational capital to building generational wealth through TPA investments. Each episode blends legal insight, policy knowledge, and practical advice to help listeners scale projects with purpose, profit, and community impact in mind.
 
Resources and Links
Learn more about Terry Bruner’s work: terrybrunerlaw.com
Subscribe to Blueprint to Billions for more expert insights on real estate law and strategy