The stories that you’re about to read are the result of me being passionate about helping people

invest in or acquire successful businesses over the past 30 years.

Throughout my career as a "recovering attorney” and entrepreneur, I've bought and sold over 100
public and private companies ranging from a few million to over $100 million over the past 30
years. I've focused my career on creative deal structuring and low to no money down acquisitions
where I can add value, grow, scale, and sell the businesses I acquire. I've developed step-by-step
strategies and tactics on both finding businesses to acquire, how to approach the right people,
and how to get the deals done! And that’s why I created EPIC and, more specifically, this book you
now possess: because I wanted to help entrepreneurs transform their lives and the lives of business
sellers. I wanted to give the tools and resources necessary to scale every aspect of their business,
from bottom-line to valuation, systems to culture, and everything in between. And above all else,
I wanted to put this together to show people that these strategies are working for people every
single day.

In this special Investor Deal Book, we highlight some of our community’s major successes. From
acquisitions to mergers, across industries and at a variety of deal sizes, we are so excited for every
single deal that appears in this book (as well as the ones that don’t!). However, we also don’t shy
away from lessons learned, reflecting on what went well and what could have gone better.

Whether you close a deal a week or you’ve never done a deal before, our hope is you finish this
book inspired to build a better business of your own—and that you know the EPIC Network is here
to support you when you need it.

Let this book encourage you to make your first (or next acquisition). My only question for you is,
what are you waiting for?

To your success,
Roland Frasier
DISCLAIMER

The following stories and reviews are presented to prove what

you are capable of, to show you what your future can look like,
to show you what’s possible.

The following stories come from people who have achieved

amazing success through Ethical Profits In Crisis (E.P.I.C.). You
can never expect the same results as your neighbor or peer, so
set your own goals for your own success. We ask that you do
not interpret these stories as a guarantee of success, but only a
driving factor to get to YOUR results.

These people come from all walks of life. They have struggled
and juggled many things that life has thrown at them, but
ultimately came out on top.

Each of these people...

• Positioned themselves as an investor

• Took on challenges that pushed them to their success
• Utilized the E.P.I.C. Network to connect and build a strong
deal flow
• Acquired deals for $0 out of pocket by applying E.P.I.C.
strategies and resources to manifest their mindset to find,
fund, buy, and grow these acquisitions

Success does not come easy. It takes hard work and focus.

These people took on the challenge and set a precedent for

their future.

So, to be real, this stuff works - but it’s not easy. E.P.I.C. can
provide the right coaching and skillset to walk you through
every step of the process. Here are just a few out of hundreds
of case studies to show you how YOU can come out on top.
 CONTENTS
Tom Rauen 03
A $2 Million Dollar T-Shirt Business

Matt Fischer 04
Two Health Clubs with Everything Included

Dominic Wells 05
eCommerce Supplement Business Essentially for Free

Patch Baker 06
Two Acquisitions to Solve One Major Problem

Christopher Wick 08
5 Examples of EPIC’s ROI

Adam Lyons 12
Finding Deals in Non-Traditional Places

Eric Gesinski & Gia Cilento 15

A Partnership of EPIC Proportions

Chris Daigle 17
Passing Plateaus

Erik Bilicki 18
Convenience Store, Consulting, and CEO

Matt Anderson 20
Magnificent Matchmaking

Matt Bodnar 21
Eight Case Studies in Successful Deals

EPIC NETWORK
Investor Deal Book

Tom Rauen
Result: A $2 Million Dollar
T-Shirt Business
Contributor: Tom Rauen
Tom Rauen is an entrepreneur
with a passion for community,
marketing, and innovation. He
is recognized worldwide for his
marketing stunts, most notably
breaking the Guinness World
Record for wearing the most
t-shirts at once with 247 t-shirts.
Tom has served on the board of
directors for the Eastern Iowa
Juvenile Diabetes Research
Foundation, Dubuque Area
Chamber of Commerce, Mercy
Health Foundation, Dubuque
Men’s Association, and Dubuque
Community YMCA/YWCA
Accelerator 2.0
“ Building a relationship with the
seller was key to a smooth and
successful transaction as well
as post transaction relationship.
“
Deal Overview:
As the founder and CEO of Envision custom
screenprinting and embroidery, an Inc. 5000 company
and co-founder of Dimensional Brewing Company, Tom
Rauen was not new to the T-shirt industry. This made it
easy for him to approach the owner of 1-800-TSHIRTS in
2015 to inquire about acquiring the intellectual property
and/or domain. What made the acquisition even easier
was that the owner told Tom was planning on retiring
in 2020. So, over the course of those 5 years, they
kept in touch, through email and phone calls, building
a relationship and learning about each other and their
businesses. They found that they shared the same values
and beliefs and their customer base overlapped. When
the owner did retire in 2020, Tom was able to secure his
6th acquisition in 7 years: a zero money down, owner-
financed deal for a T-shirt company pulling in $2 million
dollars in revenue.
Takeaways:
• “Building a relationship with the seller was key to a
smooth and successful transaction as well as post
transaction relationship.”
• Being proactive in looking for opportunities also
allowed Tom “to be the first and only person at
the table without the business going on the public
market.”
• The EPIC program helped the most when it came to
“structuring the deal, especially dealing with seller
financing and the impact of COVID, we were able to
negotiate terms that were a win-win for both parties.”
EPIC NETWORK
Investor Deal Book

Matt Fischer
Result: Two Health Clubs
with Everything Included
Contributor: Matt Fischer
Matt Fischer has been building,
buying, and selling business
for almost 20 years. He has
owned an Internet Service
Provider, a 3D Computer
Assisted Drawing (CAD) Value
Added Reseller (VAR), a real
estate property management
company, a retail business, and
of course Gyms/Healthclubs.
This is a business that he has
grown from $30k annually to
almost $5M in revenue per
year, 9 locations, and acquired
nearly $10M in real estate,
without using any money out
of his pocket.
ELITE 15.0
“ “Staying patient and non-emotional
are keys to making sure as the deal
changes…its still a good deal.”
“
Deal Overview:
Matt Fischer isn’t new to building businesses in a
variety of industries, but in the last few years, he has
been focused on gyms and health clubs. Matt’s recent
acquisition of two health clubs—including members,
equipment, and real estate—was found when he started
calling and formed a relationship with the seller nearly
2 years before the deal closed with a total value of $4.6
million. The deal had two LOIs: one with the SBA and
one with the Seller. The first LOI was an offer to assume
the debt on the building at 2% interest with a fixed low
payment for 20 years, converting to a balloon, with
no money down. The second LOI with the Seller was a
simple fixed price on the assets of the business payable at
closing, which was funded by two separate banks—both
of which agreed to no debt payments for 90 days. When
the dust settled, Matt Fischer was able to walk away with
a net worth increased by nearly $1M and an addition of
about $20k per month in positive cash flow.
Takeaways:
• “Staying patient and non-emotional are keys to
making sure as the deal changes…its still a good deal.”
• “I am still growing this business but also looking to
take these skills (and those I am learning with EPIC)
to find other platforms to diversify income and
knowledge.”
• “Motivated seller” and a kind of “deferred down
payment” were the EPIC methods that helped the
most in establishing the deal.
EPIC NETWORK
Investor Deal Book

Dominic Wells
Result: eCommerce
Supplement Business
Essentially for Free
Contributor: Dominic
Wells
Industry thought leader,
international speaker, and
7-figure portfolio business
owner, Dom has been buying
and growing online businesses
since 2014. He has been
featured in Entrepreneur,
Mixergy, and countless other
publications and podcasts.
Accelerator 2.0
“ The key takeaway is that
no-money-down deals do
indeed exist.
“
Deal Overview:
In December 2020, Dominic Wells acquired an eCommerce
supplement business with no money down. Dominic hired
someone who was working for the supplement business
already, and when the employee told the owner he was
leaving, the owner surprised them with an offer to buy the
business rather than find a replacement hire. The LOI was
relatively straightforward, as the person who was running
the business previously had just joined Dominic’s team, so
they already had all the due diligence items they needed. He
asked for a few days to look over the financials and check
everything was as it should be. Once that was squared away
and they were ready to move forward with the purchase,
he created an LLC specifically for the business operations:
as an eCommerce business it needed its own bank, stripe
account, etc. That’s all it took to secure a $10,000 per
month for 1 year deal, for a business that was already
generating $10,000 per month, which made it a business
that essentially paid for itself. Without growing the business
there was no take home, but Dominic and his team have
since grown it so that it generates about $10k per month
profit on top of the $10k that’s paid to the seller.
Takeaways:
• “The key takeaway is that no-money-down deals do
indeed exist.”
• Even though the seller suggested the terms, “EPIC
taught me that it was possible.”
EPIC NETWORK
Investor Deal Book

Patch Baker
Result: Two Acquisitions to
Solve One Major Problem
Contributor: Patch Baker
Patch Baker spends a majority
of his time helping businesses
create extraordinary results and
growth within their respective
markets. Although his focus is
on the Veteran Community, he
works diligently to connect non-
Veteran owned businesses, and
individual Patriots, with brands
and businesses which support
our Nation’s Warfighters.Patch
spent nearly 15 years serving our
country and is a Service Disabled
Veteran of the United States
Marine Corps.
Patch is a serial entrepreneur,
expert marketer, investor, speaker,
and has acquired a unique set of
skills through multiple acquisitions
and business exits. His consulting
clients range from Fortune 500
clients to Veteran-owned start-ups.
ELITE 1.0
Deal Overview:
Patch Baker has a LOT of wisdom to share when it comes
to deals and there are four things that structure how he
approaches his business:
1. Mindset: “My mindset is always centered around a fair
and equitable deal for both parties. This is my highest
priority in every single deal. Above money. Above
people. Above assets.”
2. Leverage: “In order to create leverage, you must
understand what the other person in the negotiation
wants. What are their goals and ambitions? Can they
clearly define those goals, and if not, can you help
them arrive at a clearly stated ambition?”
3. Unequal Value: “When comparing items of unequal
value, the discrepancies in “value” tend to be more
prevalent when the person making the comparison
does not fully understand the “item”. All items have
value. That value is based on wants or needs. When
I am going into a negotiation, I am trying to create
two columns of value. That value, although subject to
my own biases, is based on what I believe is a fair and
equitable balance of value for both parties.”
4. Mutual Support: “It is my goal with every business
to share costs, overhead, revenue, and profit with as
many businesses as I can without interrupting user
experience or completely breaking our systems. When
I started acquiring companies, I did not have this
ability. Today, three years later, it gives me incredible
flexibility and can infuse a tremendous amount of
revenue and profit into multiple companies at the
same time.”
This structure has served Patch well, especially in the case
of two recent acquisitions. Prior to the acquisitions, Patch
had a problem: he was spending hundreds of thousands
of dollars on printing swag across several of his brands.
Although he was turning a profit on things like t-shirts,
hats, cups, mugs, etc. the profit margin was so low. If he
could figure out a way to reduce the printing rates, the
profitability would increase,
EPIC NETWORK
Investor Deal Book
The first solution was a 17 year old
printing company. Patch and the owner
immediately connected: her late husband
passed away while on active duty in the
military, and Patch is a veteran. Setting
aside the connection, the company itself
was not of great value: it was doing less
than $1M in annual revenue. However,
Patch saw massive potential in the
printhouse, in its owner, and in the assets
of the company. Constructing this deal
was not difficult for Patch, as the financial
risk was minimal and the upside to both
of them was substantial. Patch offered a
deal of 50%-50% split of equity on several
conditions:
• He would receive “at-cost” pricing for
any apparel bought by a company he
owned.
• He would train the staff on sales, take
over the marketing, introduce her to
his network of eCommerce sellers,
and add his team to projects to
alleviate a variety of tasks
• He would operate as a consultant for
the company
In return:
• She could get out of the day to day
tasks of the business
• She would restructure the business
to accept orders from other websites
and bring on more sales staff
• She would make the same amount of
money as him on day one.
• She would receive all of his print
orders
She accepted.
However, it became clear the technology
platform she used for all of her internal
order processing was not compatible
with almost any other software on the
planet. Not Facebook, not Shopify, not Big
Commerce, not Woo-Commerce. Nothing.
Which led him to solution #2.
EPIC NETWORK
Investor Deal Book
Out of the blue, Patch met another
veteran with a stand alone print company.
He has a massive network, manufactures
everything Printhouse #1 doesn’t, and to
top it off, he has coding experience and
has developed the technology to receive
orders in the exact way Patch needed for
Printhouse #1. In the end, Patch made the
same deal with Printhouse #2 as he did
with Printhouse #1. 50%-50% deal with
all of the same conditions and literally the
same paperwork and guidelines with a
quick swap of names.
Within 3 days, the software from
Printhouse #2 was implemented across
the board for website sales. Collectively,
over 40,000 new items were now
available for Patch’s team to bring to
market on every brand he owned, which
was a huge asset for up-sells, cross-sells
and bundling. Several massive orders were
placed from those companies, and even
though the printhouses were producing at
cost, instead of placing one order for 200
items, the printhouses are now placing
orders for 5000 items. This created
leverage to reduce their COGS which in
turn increased their profitability. In the
end, the acquisition of two companies, for
zero money down, not only solved Patch’s
problem, but added several additional
benefits to his portfolio of businesses.
Takeaways:
• “Building a relationship with the seller
was key to a smooth and successful
transaction as well as post transaction
relationship.”
• Being proactive in looking for
opportunities also allowed Tom “to be
the first and only person at the table
without the business going on the
public market.”
• The EPIC program helped the most
when it came to “structuring the deal,
especially dealing with seller financing
and the impact of COVID, we were
able to negotiate terms that were a
win-win for both parties.”

“ The key takeaway is that
Christopher Wick
Result: 5 Examples of EPIC’s ROI
Contributor: Christopher Wick
As an entrepreneur who won over 14
awards and helped over 400 companies
by the age of 30, Christopher has built,
bought, and sold various companies
relating to marketing, eCommerce,
real estate, retail, and investing. Wick’s
businesses have been featured by
Huffington Post, ABC, NBC, and Wall
Street Select. Currently, Christopher is
Chairman of Say Yes! Enterprises, LLC,
a Texas-based investment management
company that acquires, builds and
sells companies. Christopher’s work
with investments includes eCommerce,
real estate, and various multi-location
businesses. His business ventures
revolve around acquisition, growth,
expansion, and successful business exits.
Christopher was recognized as a five-
time #1 International Best-Seller, for the
books: How to Use Social Media to Grow
Your Business and Make More Money,
Better Business, Better Life, Better
World: The Movement, and Legacy.
EPIC NETWORK
Investor Deal Book
ELITE 3.0
no-money-down deals do
indeed exist.
“
Deal Overview #1 - No Money OOP Men’s
eCommerce Store
The conventional methods of LinkedIn reach
outs brought Christopher Wick a lot of phone
calls, but no real deals. He decided to hone in
an area he was familiar with: eCommerce. His
reach out to a men’s grooming eCommerce
store introduced him to a business owner with
his heart in the right place and a business that
he had built from the ground up, that he was
ready to move on from. The founder wanted
six-figures for his business, but unfortunately
for him and for Chris, his company wasn’t even
worth a fraction of that. Despite the store
running for 6 years and having an over 60%
recurring customer rate, his finances weren’t
organized, his business wasn’t staffed, he
didn’t have processes in place, and his wife was
physically making the products herself and
shipping them out.
Despite this, Chris took a liking to this
entrepreneur and his business. He wrote them
an official offer and valuation for what the
business was truly worth, which was less than
a 10th of what they were asking for, but told
them there was another option: they could
either sell it for what it’s worth or partner with
Chris so he could help get them exactly what
they want. They chose to partner with Chris
in our Say Yes! Enterprises proprietary GAP
Partner Program™, released 45% equity of their
small business, and agreed to pay monthly

consulting fees. The expectations were
set that it would take approximately 12-
18 months to get to where they wanted
to be, and they now have a closing date
set for September 2021… less than 9
months later. Chris made it his mission
to help create a wonderful exit for them;
they’re overjoyed with their outcome,
and so is Chris.
Takeaways:
• “Don’t just sell people; educate
them! Seller’s simply don’t know
how to value their business. It’s your
job to help them understand.”
• “Play the Giver’s Game. I have
over delivered with my team, my
time and my consulting, and that’s
because I knew what was going to
happen. I knew that I’d be buying
them out eventually and getting
everything that I wanted, so I made
it my life’s mission to get them
everything they wanted.”
• “Make your first deal your wildest
success story. This wasn’t my first
deal, far from it, although it was my
first ‘No Money OOP’ deal. I took
that seriously. I wanted to have a
wonderful case study of what life is
like for the seller when they partner
up with a highly eager acquisition
entrepreneur like myself. I wanted
to give EPIC an amazing case story
of what life can look like when you
live by the question, ‘What does the
seller want?’”
“
The key takeaway is that
no-money-down deals do
indeed exist.
“ into as an entrepreneur, and Chris had
EPIC NETWORK
Investor Deal Book
Deal Overview #2 - Sold Majority
Share of My Social Media Marketing
Agency
After 7 years of consulting and over
500+ businesses served, Chris knew
his next chapter as a professional
acquisition entrepreneur was just
around the corner, but he also knew that
he couldn’t run his successful results-
guaranteed agency where he consulted
for 10-20 hours per week and also
acquire companies at the same time.
During the EPIC program, he began
interviewing other students who were
interested in acquiring marketing
companies. His exit wasn’t about money,
but about finding the best potential
entrepreneur to carry our vision forward.
The agency had many accolades and
Chris was the face of the business, on
top of being very personally involved,
which meant he had to be careful in
selecting someone with the right vision.
Chris found another EPIC student
whose superpower was relationships
and saw that he had the capability to
truly run a successful agency.
Chris was first approached with a
wonderful, high valued, No Money OOP
deal, which was initially accepted, but
after a few months the buyer decided
to go the route of getting an SBA loan
to get Chris more than 50% of the
company valuation upfront. Chris was
still getting everything that was offered
to him, but it was no longer No Money
OOP, which ultimately became a grueling
9 month process with the SBA and the
government. Eventually, in March of 2021,
the pieces finally began to align and
everything was completed financially.
The buyer purchased 85% of Chris’s
company and Chris received over 50%
of the asking price upfront. Despite
the challenges, in the end, the buyer
is running a successful agency and
has something to truly sink his teeth
been liberated from his duties as a
social media consultant to focus on
acquisitions and investments.
Takeaways:
• “Don’t choose the buyer with the
highest offer — choose the buyer
with the right personality! You’ll
have to work with this person for a
long time. Make it enjoyable.”
• “See potential in others, even if they
aren’t perfect or have all the right
knowledge yet.”
• “Be flexible and be patient. Deals
take time.”
They hunted Chris down, waited until
his schedule was free, and then agreed
to sign up for a five-figure monthly
consulting arrangement so that Chris
could help them build their company
from the ground up, and they could
later release equity to him. They’re a
wonderful visionary and their brand
had significant potential which meant
it was an easy “yes” for Chris. Their
persistence to work with him showed an
impressive drive for success.
Chris credits the EPIC program for
teaching him the value of partnerships.
Before EPIC, he had the limiting belief
that he wanted 100% of all deals

“
in order to keep control. However,
through his journey as an acquisition
entrepreneur, he learned the value of
Be flexible and be
patient. Deals take time.
“ partnering with others and capitalizing
on diverse strengths.

Takeaways:

• “Leverage your past successes. Even

if someone approaches you because
of what you used to be known for,
build on that. Use your past to give
Deal Overview #3 - Five-Figure
credibility to your future.”
Monthly Consulting Agreement with an
Influencer Brand • “Even if someone doesn’t meet your
“criteria” let their passion and drive
give you insights into who they are,
During a business conference Chris it may surprise you.”
attended, a fellow attendee approached
• “Choose carefully who you want to
him to discuss his past as a social
work with. Don’t rush to do deals.
media consultant. This attendee
Allow yourself time in between deals
owned an influencer brand with over
to think. One of my mantras is, ‘I’m
150,000 followers on social media
not in a rush to sell, I’m in a rush to
through various channels, though the
serve.’”
audience had never been monetized.
Unfortunately, Chris had now firmly
stepped away from his social media

“
consultancy, and didn’t work with start-
ups as an acquisition entrepreneur.
However, he let them know that his
acquisition firm, Say Yes! Enterprises,
had a partner option called the GAP
Partner Program™ for businesses who
needed help growing, but this program
Use your past to give
credibility to your future.
“
was limited and had criteria for the
businesses applying.

EPIC NETWORK
Investor Deal Book
Deal Overview #4 - Five-Figure
Monthly Consulting Agreement with an
Aspiring Acquisition Entrepreneur

At a speaking engagement where

Chris was discussing his GAP Partner
Program™, there was another aspiring
entrepreneur in attendance who would
later track him down. During this
particular seminar, Chris was teaching
the basics of scripting, processes, and
sales pitches. The main theme, however,
was about the value of authenticity,
which is not only a major concept in
Chris’s book “Legacy”, but also seemed
to strike a chord that day. Chris’s
team informed him they had received
over 50 messages within a few short
hours of the seminar. This concept of
authenticity is what captured the heart
of one particular aspiring acquisition
entrepreneur. This student tracked
Chris down, got on his calendar and
gave him a pitch of his goal: he wanted
Chris to mentor him, and was willing to
sign the five-figure consulting deal to
make it happen. Of course, Chris said
yes. While having more paid consulting
gigs is a successful deal in and of itself,
Chris takes pride in helping to guide
people down the “Yellow Brick Road” of
entrepreneurship that he teaches and
ultimately sharing what he’s learned.

Takeaways:

• “Mentor others, sometimes for free

(like classes to alumni groups) and
sometimes for a fee. Choose wisely.”
• “Show people the road less traveled,
not the road highly advertised.
Success isn’t about accolades, it is
about authenticity.”
• “The only difference between me and
my consulting partners is that I’ve
done what they’ve wanted to do. My
work is to help them understand how
they, too, can do it and in their own
unique way.”

EPIC NETWORK
Investor Deal Book

Adam Lyons
Result: Finding Deals in
Non-Traditional Places
Contributor: Adam Lyons
Adam is the president and
founder of Psychology Hacker,
a leader in the personal and
professional development
industry. He works directly
with individuals as well as
corporate executives who
desire to transform their
corporate culture in an ever
changing marketplace. His
passion for his work is limitless
and his dedication to positively
impacting the world by
empowering every individual is
uncompromising.
“
Be forward thinking.
“ social media page in its local town, that pulls in
E.P.I.C. Coach
Deal Overview
#1: 9 Year Olds
Know Games’
Adam Lyons has
been helping
people learn how to buy businesses, buildings, even
leads and traffic for $0 for many years now, and is
currently an amazing coach in the Epic Coaching
Program. It would make sense that he would pass
his eye for business opportunities down to his 9
year old son. When Adam’s son Oliver told him their
local game shop was going out of business, Adam
had a talk with the owner where he found out the
store was losing $1,000 a month, the gross revenue
was $4,000...and the owner wanted $25,000. It
wasn’t the best deal to say the least, and the owner
wouldn’t budge but Adam let him know every
month that he was still interested in buying at the
actual value of the business. Finally, the owner
agreed to $5,000 paid in monthly payments. Adam
immediately sold all the assets and product in
the game store, and used that money to buy out
the owner straight away. Adam rebuilt the store’s
inventory by reaching out to former customers to
get pre-orders from them to determine what they
stock. Now Adam has a game store with about
30,000 dollars worth of stock, with the 3rd largest
between $12,000 and $15,000 per month. But there
was one more problem: rent. The game store was
located in Bastrop, a town outside of Austin, Texas
EPIC NETWORK
Investor Deal Book

“
Being open to
unconventional deals, “ partner to do a deal; sometimes you
even if they come from a
9 year old.”
and rent was booming in the big city.
Even though it hadn’t hit Bastrop yet,
Adam made the decision to BUY the
store’s building instead of paying the
$1,500 in rent. There was a $120,000
deposit (which Adam covered with a
loan that’s repaid by the game store),
a $3,000 monthly mortgage payment,
and an upstairs tenant paying $1,500 in
rent. Which meant for no money down,
Adam now owned a game store that
was making real revenue, in a building
that was paying for itself.
Takeaways:
• Being open to unconventional deals,
even if they come from a 9 year old,
“I wanted to be my son’s hero.”
• “When you talk about a $5,000 deal,
most people scoff at it, but when you
can take that $5,000 deal and turn
it into a million dollar asset—with no
money out of pocket—that’s actually
the highest percentage growth of
almost any deal. ”
• Be forward thinking - the rent wasn’t
increasing yet, but being prepared
brought another great deal in real
estate.
EPIC NETWORK
Investor Deal Book
Deal Overview #2: Two Competitors
and a Hot Tub
You don’t need to have everything in
common with your potential business
just need one thing. In Adam’s case,
that shared interest was hot tubs. A
conversation with a competitor he’d
known about hot tubs turned into a
business discussion. Adam’s fellow
business owner, who he had known
for 12 years, told him about a new
idea for a product that he wanted
Adam’s help to launch. Of course,
helping direct competition doesn’t
seem like a lucrative business strategy,
but Adam asked if he would be open
to releasing equity to him in order to
bring him on long term to grow the
business. In exchange, Adam offered a
free consultation on how he would go
about structuring the business. That
was enough to convince Adam’s future
partner and they entered a negotiation
period, splitting the business with a
third minor partner 45%, 45%, and 10%.
What began with a lot of heavy lifting,
launch strategizing, and negotiation is
now a business that produces $3,000
to $5,000 dollars for Adam in exchange
for one 30 minute strategy call a week.
Takeaways:
• Be open to hearing from your
competitors, even if it’s just “to chat
about hot tubs.”
• Don’t be afraid to share what you
know to get something even better.
“
Don’t be afraid to share
what you know to get
something even better.
“
Deal Overview #3: The Perfect Email
List
Adam is now doing a deal just about
every 8 weeks—but they often still
surprise him. With a recent acquisition,
the company told him how they
got their 120,000 leads that just so
happened to be the perfect leads for
Adam’s dating company. Not only that,
but as part of the acquisition they’re an
asset in the purchase. Comparatively,
Adam’s mailing list is 330,000 people
and generates $2 million a year; this
company’s mailing list was generating
only $1,000 a month. When Adam
asked how they found his perfect list of
people, the business owner offered to
just give them the system because the
owners had never been able to really
monetize the list. Adam was offered
50% of the company, and he found
a business partner to take half of his
half, so he paid for only a quarter. The
original partner is now paying 50%,
Adam’s other partner is paying 50% but
receiving 25% and Adam is receiving
25%. So Adam is now a part of this
company for zero money down, and it’s
currently assessed to have a multiple of
about 5. On top of that, the company
that Adam now has equity in white
labels Adam’s dating program, which is
a $7,000 product. Every sale that the
company makes is $2,000 of pure profit
that Adam gets 25% of, in addition to
the leads he can continue to sell to in
the future.
Takeaways:
• “I turn down a lot more deals than I
say yes to.”
• “Roland talks about the goose and
the golden eggs; we bought the
golden goose and they didn’t know
how to get it to lay eggs, but my
company is uniquely positioned to
help a company like that lay golden
eggs.”
EPIC NETWORK
Investor Deal Book
Deal Overview #4: The Deal that Almost
Soured
You don’t do as many deals as Adam
does without running into choppy waters
at least a couple of times. Not every
deal has been smooth sailing. For this
particular deal, Adam negotiated 10%
of phantom equity and during the legal
phase, the lawyer for the company offered
a negative opinion of the agreement and
raised enough points that the owners
were convinced to pull out of the deal.
Adam responded to every point that was
raised, including the lawyer’s argument
that, “You only have to watch one episode
of Shark Tank to see that these guys
should be putting their own cash in on
this deal.”
Adam countered, “If you’d watch any
episodes of Shark Tank, you would know
that they have never put their money
into a deal where the company was
in negative equity, which is what this
company is.” Adam baited the owners by
taking a step back, and letting them come
to him to renegotiate. This is where Adam
hooked them with a description of a new
company structure that would maximize
the creation of equity: making satellite
companies that they would then sell
within 18 months. And since Adam was
going to be helping set up and create that
structure, he no longer wanted 10%—he
wanted 40%. They were never going to let
go of the umbrella company for 10%, but
Adam never wanted the 10% anyway
Takeaways:
• “Have a number in mind that you’re
willing to walk away from—don’t share
it, but hold on to that.”
• He wasn’t afraid of a zero-valuation
company because he knew he had a
structure to fall back on. “With what I
know I’m going to boost the multiple.”
• He could help the company focus
on what they were best at and “let
another company come onboard and
worry about the long-term scale.”
 ELITE 2.0

Eric Gesinski & Gia Cilento

Result: A Partnership of EPIC Proportions
Contributor: Eric Gesinski & Gia Cilento
More about Eric Gesinski:
Eric Gesinski is an investor, a marketer, and
a software engineer. He took his love for
technology and programming online in 2005
when he began working with Google AdWords.
Using that experience and knowledge, he started
his first company in 2008, founding a marketing
agency in order to help other businesses grow
with digital marketing and advertising. Since
then he has continued learning in order to help
businesses grow through marketing, advertising,
and analytics. With the major events of 2020, he
joined with fellow EPIC member Gia Cilento to
form Grow Scale Exit, Inc. Their vision is to help
1000 small to medium business owners grow
and scale their businesses and get them set up
for a profitable and dignified exit.

More about Gia Cilento:

Gia Cilento is an investor,
publisher, marketer and author.
With her start in newspapers
she’s had her hand in everything
from production to sales to
distribution and advertising.
Her expertise in marketing,
publishing, sales, and advertising
combined with a strategic vision,
she’s able to see the patterns
in a business necessity to
drive growth and expansion. In
response to the pandemic, she
and fellow EPICer and marketer,

“
Eric Gesinski, formed Grow Scale
Exit, Inc. Their vision is to help
1000 small to medium business
owners grow and scale their
businesses and get them set up
for a profitable and dignified exit.
We learned more about negotiating a
deal than we ever did from a class or book.
“
EPIC NETWORK
Investor Deal Book
Deal Overview: Takeaways:

Eric Gesinski and Gia Cilento didn’t
just meet in EPIC and form a business
together (Grow Scale Exit, Inc.), they
also got their first client from EPIC.
Their fellow EPIC member was looking
to exit a business and after multiple
discussions, they decided it was a great
fit on both sides. The LOI was structured
to outline an estimated valuation of
the company with an initial agreement
on distribution of ownership. It was
modeled as an asset acquisition deal, all
going into a new entity with ownership
allocated as was set up in the LOI. After
they set up the LOI, they then did Due
Diligence to find what the true valuation
was and what the level of work needed
would be. After this discovery process
revisions were made on the valuation
of the business and the agreed upon
ownership split - Eric and Gia ended up
agreeing to take 80% of the business
(all assets) with the original owner
• “Overall it was a great experience
and learning process for us. We look
forward to many more deals and
acquisitions in the future, all thanks
to our education with EPIC and the
members there.”
• “The strategies we used from
EPIC were combinations of several
approaches, including: no down
payment, owner financing, usage
of the DealDone software, and
communication with the EPIC
community.”
• Among many takeaways from their
first acquisition, Eric and Gia learned,
“more about negotiating a deal than
we ever did from a class or book.”

“
keeping 20% with a seller note. Upon
full payment of the note, Eric and Gia
will own 95% and the seller will keep
5%. They created a partnership in an S
Corp and then pulled the assets from
It was a great “
the acquisition into a new LLC, and that experience and learning
was that: Eric and Gia’s first acquisition process for us.
as a no money out of pocket, 80% asset
purchase with a seller note that bumps
to 95% of a mid six-figure company.

EPIC NETWORK
Investor Deal Book

Chris Daigle
Result: Passing Plateaus
Contributor: Chris Daigle
As a world-class Growth Architect
and M&A advisor in the financial
publishing, fintech and financial
services spaces who’s built,
bought and sold several profitable
businesses, Chris launched his
consulting firm Daygull Strategic
in February 2011 offering Scaling
Strategy, M&A advisory and
business development.
E.P.I.C. Coach
“ It’s never about the deal,
it’s about the opportunity.
“
Deal Overview:
Surprisingly, the types of deals Chris Daigle likes best
aren’t even acquisitions, even though he’s done his fair
share. Chris likes benchmark or baseline deals: together,
he and a prospective business draw a line at a revenue
point and any revenue Chris helps them get above that
is split with him. It’s become Chris’ niche to help people
grow beyond their perceived plateaus. The best part is
that using his expertise to identify monetization gaps
doesn’t cost Chris a thing. The business provides the
resources he needs to help them grow, like employees or
budget, because it benefits the company to have that new
growth. For example, if Chris has a deal with a business,
they might set the benchmark at $200,000 a month. He
could introduce some new traffic structure, affiliates, or
anything the business might need, and once they make
over that $200,000 amount in one month, he would
ideally take 50%. That 50% isn’t set in stone, but if that’s
the cut he’s looking for he has plenty of options to choose
from; people find him because he lets the world know that
this is what he does, and he’s damn good at it. It’s always
a simple LOI—Roland’s one page agreement—and an SPV,
and Chris is set to take a business to the next level.
Takeaways:
• “It’s never about the deal, it’s about the opportunity
to leverage somebody else’s assets in a fair and
equitable way.”
• “A deal doesn’t always have to look the same. It doesn’t
always have to mean, ‘hey, I’ve got another trophy on
my wall from an acquisition’, I’d rather not acquire. ”
• “I knew how to do this stuff, but Roland gave me the
confidence even beyond what I had to do this stuff
and it’s been really transformative.”
EPIC NETWORK
Investor Deal Book

Erik Bilicki
Result: Convenience
Store, Consulting, and
CEO
Contributor: Erik Bilicki
Erik is a visionary,
collaborative, and hands-on
executive leader focused
on cultivating customer
relationships, generating
new revenue streams, and
streamlining operations
and processes. Continually
search for cutting-edge and
emerging technology to
implement within fast-paced,
retail and consumer-driven
environments. Deliver projects
and results to internal and
external teams that always
exceed expectations and
goals.
ELITE 3.0
“ Don’t be afraid to ask
for what you want - the
worst they can say is no.
“
Deal Overview #1
Erik put it out into the universe that he was looking to buy a
business, and the business found him, courtesy of a broker that
he met through a former business acquaintance. Erik would
eventually be the owner of a wholesale distribution company
that has been in business since 1979. The company serves
convenience stores, gas stations, truck stops, travel plazas,
casinos, waterparks, and other small businesses throughout the
upper Midwest (ND, SD, MN, IA, WI). But first he had to structure
it so he could sign on the dotted line.The LOI was structured
as an asset purchase, with a term sheet listing out the offer
price for the business assets, the real estate, and up to $400k
of inventory, pending inventory review. He also offered to take
some additional inventory on consignment, pending inventory
review and the financing was a combination of seller carry, buyer
injection, and SBA loan. Erik shopped his deal to 5 different
banks, and took the best offer (although it was painfully slow).
The sellers carried $150k, he put in $130k, and the business, real
estate, and inventory was rolled into a blended SBA 7a and 504
deal, with additional working capital added into the loan. He then
worked with the bank to have them do interest only for the first
4 months, and he’s now taking advantage of the SBA CARES Act
offering where the SBA will forgive up to $9k a month of your
loan, up to 6 months. But maybe most importantly, what the
deal was worth: the initial asking price was $1.6M for business,
$350k for real estate, and about $550K (or final actual value) for
inventory. Final sale agreement was $600k for business, $300k
for real estate, and $400k for inventory.
Takeaways:
• “Have a good attorney at your side! Mine was awesome; the
seller’s attorney almost sunk the deal, and the sellers are still
upset with how she misled them on what to expect.”
• “ I used Fully Accountable to help with the financial due
diligence. Patrick was fantastic!”
EPIC NETWORK
Investor Deal Book
Deal Overview #2:

When Erik Bilicki was approached

by a startup firearms manufacturing
company, it was supposed to be a
consulting opportunity at $2500
per day. After a few days of working
together, the company inquired about
Erik’s interest in being COO, which he
accepted with 5% equity with a deferred
salary. And then 6 months later, they
offered Erik a CEO role, which accepted
with a 100% increase in deferred salary—
still deferred because he was still helping
to transition a previous acquisition to a
new GM—and an additional 5% in equity.
The kicker? This opportunity wouldn’t
have existed if the company hadn’t
found Erik Bilicki on LinkedIn. Now, their
first firearm is being presented to a
SOCOM group in September 2021, with
Erik at the helm.

Takeaways:

• “ Don't be afraid to ask for what you

want - the worst they can say is no.”
• When it comes to the strategies he
needed for this deal, “Consulting
first to gain insights, equity earn-in
(although this was slightly different)”
were key.

“Consulting first to gain

insights and equity
earn-in were key.
“

EPIC NETWORK
Investor Deal Book

Matt Anderson
Result: Magnificent
Matchmaking
Contributor: Matt Anderson
Matt’s background is in Import
/ Export and Supply Chain. He
came into M & A because of a
fruit farm he was purchasing and
has found his niche is sourcing
deals. For a Finder’s Fee, Matt
helps Investors spend the majority
of their time speaking to the
decision makers with the purpose
of Acquisition. Matt believes
that if he can help enough other
individuals accomplish their goals,
as a by-product he will be able to
accomplish his own.
EPIC NETWORK
Investor Deal Book
ELITE 5.0
“ Having a small percentage of
something was worth more
than 100% of nothing.
“
Deal Overview:
Matt Anderson is a matchmaking extraordinaire.
His speciality is connecting motivated buyers and
sellers for a Finder’s Fee, usually 6% commission.
For one deal in particular, Matt connected a seller he
knew from his personal networks with a buyer from
within E.P.I.C. Matt was paid out his commission on
the same terms that the buyer and seller set up. The
buyer paid a lump sum on closing and then the next
three months paid out the difference—he received 6%
of that lump sum when the seller did, along with 6%
of each subsequent payout until finished. Matt was
able to make more than $40k in less than 4 months
and didn’t necessarily spend “more time” working. In
fact, he was able to do it on top of his 9-5 job.
Takeaways:
• “A lot of the roadblocks are myself and my own
mindset I had at the time.”
• “Having a small percentage of something was
worth more than 100% of nothing.”
• The biggest strategies for Matt were, “working
with others” and what Roland has said “about
putting deals together

Matt Bodnar
Result: Eight Case Studies
in Successful Deals
Contributor: Matt Bodnar
Matt Bodnar, named to “Forbes
30 Under 30” and partner in
multiple “Inc Fastest Growing
Companies,” is a deal maker and
strategy expert who has scaled
businesses across multiple
industries. Bodnar is Chairman
of Fresh Technology, Cofounder
& Managing Partner of Fresh
Capital, and Managing Partner
of Fresh Holdings. Bodnar has
a deep expertise in acquisitions
from more than a decade
investing with his family office
Bodnar Investment Group. He is
also the Creator and Host of The
Science of Success Podcast with
more than 5mm downloads.
Bodnar previously worked as a
consultant in Nanjing, China and
spent several years at Goldman
Sachs.
“
ELITE 11.0
Never underestimate the
kind of seller financing you
can get. Ask not, have not.
“
Deal Overview #1: $4M SaaS Acquisition for Zero OOP
Matt Bodnar was in it for the long haul when it came to
acquiring a SaaS company. Matt worked as a JV partner with
the company for several years before the business began
struggling, laying off, and spinning its wheels; they didn’t
have enough money to grow and couldn’t raise money. The
deal started as an approximately 14% stake in exchange for
consulting, development help, tech integrations, etc. from
Matt, but ultimately the major shareholders lost interest
and were trying to figure out what to do next—enter the
acquisition. After several months of negotiations the major
shareholder agreed to sell 43% of the company valued at
almost $4M. Matt was able to finance the $550,000 closing
payment between the company prepaying for $250,000
worth of services and a bank loan that was easily financeable
considering that Matt had more than the available balance
sheet cash. In the end, Matt ended up with ~57% of the
company (the original 14% + 43%), and a business he was able
to merge with his own. The net cost savings from the merger
synergies resulted in a greater opex savings than the debt
service expense of the bank loan + seller note (i.e. accretive
to cash flow). Then, 7 months later, Matt took on a Series
A round and valued this exact business at >$5M, creating
another $1M+ in value over what we paid for the business.
Takeaways:
• “You can leverage minority equity stakes into larger
majority acquisitions down the road and put yourself
in position as the natural buyer of the business if an
opportunity presents itself in the future.”
• “Never underestimate the kind of seller financing you can
get. Ask not, have not. We got extremely advantageous 7
year seller financing for the bulk of our acquisition price..”
• “You can get creative to come up with the “cash”
component of a deal. We pre-sold our services to
generate the up front cash and not have to come out of
pocket.”
EPIC NETWORK
Investor Deal Book
“ Some things are more
valuable than money.
“ Deal Overview #3: IT Services Company
Deal Overview #2: SaaS Consulting for
Equity Deal Creating $2mm in Value:
A startup approached Matt and his
team about seed funding, and instead
he offered to help them. In the LOI, Matt
received 20% of the company and in
exchange, he would let them leverage his
tech infrastructure and make customer
introductions. In addition, the company
paid Matt for development work. In other
words, absolutely no money came out of
Matt’s pockets. All of this enabled them to
raise money at a $4M valuation, because
the technology and introductions Matt
provided were worth about $4M worth of
development spend. The company went
on to raise $750,000 in seed funding
based on this valuation, which made
Matt’s 20% stake worth $1M. The deal was
structured in an SPV owned by Matt’s
company. After the initial fundraise, the
company went on to join the TechStars
NYC 2021 class and raise an additional
$1.5M at a $15M valuation, making Matt’s
(slightly diluted) equity worth $2M.
Takeaways:
• “Some things are more valuable than
money. We enabled them to raise a
bunch of money and simultaneously
got paid to do it.”
• The trick he got from EPIC was to
“ask ‘what would you spend the
money on?’ and give that as a service
in exchange for equity instead
of giving the money, turning our
existing expenses and our existing
customer relationships into equity in
the company.”
• “Your expenses and cost centers can
be assets that you use to get equity
in other companies.”
EPIC NETWORK
Investor Deal Book
with $1mm in Revenue for $70k (Zero
OOP)
Matt’s very first deal was a doozy. It was a
small IT services business that was making
$1 million in revenue but it was in distress—
only $15K in profit, $5K in the bank, $275K
of A/R (most aged well over 180 days),
and couldn’t make payroll. Because of that,
Matt was able to buy 40% of the business
for only $70K, paid at $15K per year for
5 years. Even if Matt did nothing for the
company, that $15K it made in profit meant
that he would pay zero out of pocket and
was essentially purchasing the business for
the value of the current assets. But Matt,
of course, didn’t maintain the status quo.
He took over as CEO and built the business
to $3.4M in revenue and 25 employees. He
pivoted the business into SaaS, spun out a
business line that generated $1M in revenue,
and bought-out another partner, resulting in
him owning about 60% of the company.
In early 2017, Matt decided to fire himself
as CEO and hire a new CEO, who had
more experience scaling SaaS companies—
an excellent decision that landed him in
Entrepreneur magazine. Today, the business
is doing 8 figures in annual revenue and
employs more than 70 people. It also
became a platform company that Matt has
used for several other zero OOP acquisitions.
Takeaways:
• “A “platform company” is a powerful
tool that allows you to execute all kinds
of other opportunities and deals and
plugs you into a lot of deal flow you
may not otherwise see.”
• “Usually it’s OK to pay more for the
platform because it unlocks a lot of
value for future bolt-on acquisitions
and deals..”
• “If you’re new to the game, don’t be
afraid to roll your sleeves up and actually
run the business for a while. Being willing
to get your hands dirty on the operating
side may open up a lot of acquisitions
you would otherwise have missed.”
Deal Overview #4: Getting A $360k
Data Center Business For Free:
The owner of the data center that Matt
was a customer of was looking to retire,
and Matt was the obvious choice to
discuss selling. Off-market and no broker,
a deal was struck for Matt to acquire the
data center that was doing $360K in
annual revenue across 23 customers:
• Seller provided transition assistance
for 4 months both on an operational
level and help with customer
transition / onboarding to our
business
• 60 days to close
• We paid Seller 5% of top line revenue
for the next 3 years from the existing
customer list (paid annually)
• We assumed all costs and expenses
associated with the data center
business.
After assuming the business, payments
to the seller, and consolidating expenses,
Matt netted approximately $50K per
year in additional net income from the
transaction and the ability to sell his
IT services business to all of the new
customers that were onboarded.
Takeaways:
• “There is a lot of value that’s unlocked
from having an existing company
that you can plug businesses into. If
we didn’t already have an IT services
company, it would have been really
hard to take this business over.”
• “People are retiring and exiting
businesses all the time. We were able
to get this opportunity because the
alternative for the seller was to close
his business, so it was a win for both
parties..”
• “You can almost always get much
better deals when you’re dealing one
on one with the seller than when
you’re dealing through brokers.”
EPIC NETWORK
Investor Deal Book
Deal Overview #5: Turning a $200K
Marketing Expense into a $1.5M
Branding Agency
Marketing and branding are pretty
consistent expenses for most businesses.
Matt and his team found a really talented
and small marketing agency that they
wanted to hire to do a lot of work for one
of our businesses to the tune of about
$150K-$200K a year. Most would just
accept that expense as necessary, but Matt
and his team had an idea for a deal: hire the
primary principal of this agency and bring
him in-house. Matt created a JV where he
agreed to create a new branding agency,
Matt’s team would bring their business to
the agency and the head of the agency
they just hired would bring his existing
customers. Matt agreed to guarantee
him a salary of $100k/yr with a bonus up
to $50k/yr and give him 25% of the new
entity we formed. Matt kept the remaining
75%. Where did Matt get the money to
pay a new 6-figure salary? The marketing
spend dollars they were going to use
anyway. With the inclusion of the agency
lead’s existing customers as well, the new
agency did over 400k in revenue year one.
Matt and his team were able to turn a cost
center and 3rd party vendor into a business
they owned. Today the business does more
than $1.5M per year in revenue.
Takeaways:
• “You can turn your expenses into
assets or even new businesses.”
• “We could have just spent the money
on hiring that 3rd party agency and
we would have had less control over
ensuring the agency prioritizes our
projects and ultimately much less
financial upside.”
• “ Many people care more about a
steady salary than about equity,
especially in a new venture. We were
able to leverage this to get the lion’s
share of the equity by guaranteeing
our partner a bigger salary, which we
funded with marketing dollars we were
already going to spend.”

Deal Overview #6: 40% of a $1.25mm
Juice Business for Zero OOP:
An existing juice business was pulling
in $300K annually in profit. The owner
was approaching investors for capital,
and it wasn’t a good fit for one investor,
but they were able to connect the
owner with Matt. It was a $2.25M growth
investment into a business—$1M business
value, $250K cash equity, $1M growth line
of credit—which Matt entered for zero
dollars out of pocket. The baseline deal
was structured with a 3rd party investor
where the owners received $300K a year
for 5 years and then the upside growth
was split 40% to founders, 40% to our
business and 20% to the investor. All the
assets of the business were moved into
a new company; Matt created a new LLC
for both the go-forward business “post
baseline” and for the entity he held his
ownership in. The three parties split the
equity “above the baseline” and those
new contributions were valued at:
• $500k from Matt’s company (for
services, advisory, consulting,
growth and scaling expertise, etc)
• $500k from the founders (for
their experience and continued
operations of the brand)
• $250k in cash equity invested by a
3rd party investor
• The 3rd party investor also set aside
another $1M as a “growth line of
credit” that would be non-dilutive
to the equity that could be used to
continue to grow and expand the
company.
The final result? Matt received 40% of
the business for zero dollars invested,
and it’s now doing more than $5M per
year in revenue.
EPIC NETWORK
Investor Deal Book
Takeaways:
• “Sometimes bringing in a 3rd party
investor can get you the capital
you need to grow if there is a cash
component needed in the deal. You
don’t always have to be the one to
bring the cash.”
• “Don’t underestimate your own
contributions that are more valuable
or just as valuable as money. We
valued our advisory time and scaling
experience at $500k, giving us more
of the deal than the actual cash
investors.”
Deal Overview #7: Building a $4M
Urgent Care Facility for Zero Out of
Pocket:
Matt’s expertise extends beyond
business mergers and acquisitions—he’s
also done some excellent deals in real
estate. While it’s entirely possible to do
deals without putting your own cash
in, it’s much harder to do a bigger real
estate deal without putting someone’s
cash in (a partner or investor, etc). Matt
considered himself the “developer” on
this deal, which is kind of like a movie
producer. He sourced a tenant who
wanted to open a new urgent care
facility through a personal relationship.
He hired a broker to go find a site, and
found a construction firm to do all the
construction work. And then he hired
what’s called a “capital broker”—this can
be a tremendously valuable resource
if you find a good one—to find the
money for me once he had a lot of the
other pieces in place. In essence, Matt
put the deal together but he was the
orchestrator; he didn’t do any of the
heavy lifting. In fact, he only ever visited
the property once for about 15 minutes.
If you’re wondering how all the pieces
came together, the deal was simple: of
the $4M project there was the $2.6M
loan, secured by the property, and $1.4M
put up by the equity investor. Matt
agreed to split the proceeds from the
project with the investor, 30% for Matt
and 70% for the investor. In the end,
Matt’s 30% netted to several hundred
thousand dollars.
Takeaways:
• “If you can put the deal together,
and it’s a deal with good returns,
it’s entirely possible to do large
commercial real estate deals without
putting any money in.”
• “I did almost none of the core
functional areas of the deal and
barely even visited the property,
I spent my time on orchestrating
the transaction and finding all the
players, and got rewarded with a
piece of the deal as a result.”
Deal Overview #8: Buying a $25M
Apartment Building for Zero OOP:
Acquisition of a 289 unit multifamily
apartment building is a great deal on
paper, but it starts to look even better
when you don’t have to put any of your
money into it. Matt sourced the deal
from a real estate broker who focuses
on apartment buildings, but he also
partnered with another group who had
extensive experience in the multifamily/
apartment world (“JV Partner”) as
he did not have as much experience
in that space. That group actually
brought the broker relationship where
the deal came from and the expertise
on how to underwrite on the deal.
Matt’s team also hired a very strong 3rd
party property management firm that
manages thousands of apartments to
run the property for us, making the deal
extremely low maintenance after the
EPIC NETWORK
Investor Deal Book
purchase was closed. The apartments
were purchased for $25M, which
included $20M of non-recourse debt
secured by the land and buildings, and
$5M of equity raised from investors.
In exchange for putting the deal
together as the “sponsor” (as Matt says,
it’s the “fancy term for “guy-putting-
the-deal-together” in the real estate or
private equity world”) Matt recieved:
between 20% and 50% of the deal
proceeds, depending on performance
hurdles, an acquisition fee of 1.5% of
deal size (approx. $375k), and a small
ongoing asset management fee of
about $30K per year.
For Matt, the equity raise was the
hardest part, but it was easier than
it could have been because it was
a good deal. The funds were raised
primarily from friends and family who
had no exposure to real estate but were
interested; he also used groups like
War Room, EO, YPO, etc. for finding
people like this. Matt even used Roland’s
“money phone” tactic—literally scrolling
through his phone and finding a few
old contacts who ended up being great
investors.
Takeaways:
• “This is another example of doing
a huge real estate deal with no
personal cash put in the deal. If you
find the right folks to partner with
and the right trusted advisors to
help with the key things (sourcing,
underwriting, financing, etc), you
can still reap the rewards of getting
a deal put together.”
• “This same framework is a good
way to do brokered M&A deals. Find
JV partners and trusted advisors.
Figure out how to raise the money
(as brokered deals often need a
cash equity component) and you
can still get a deal across the finish
line without having to put personal
cash in.”
 START BUYING BUSINESSES FOR
GROWTH, PROFIT, AND SCALE…
WITHOUT INVESTING MONEY OUT
OF YOUR OWN POCKET!

Are you ready to kick your business into overdrive?

Quickly acquiring new revenue streams, traffic assets, and even

entire businesses...

Without investing money out of your own pocket!

And bypass “the grind” so you can focus on the things that put
more money in your pocket...growth & scale.

Over a 30 year career Roland Frasier has put together an A to Z

blueprint for acquiring businesses at will, and 159 ways to get a
deal done without money out of his own pocket.

That’s why he’s created the EPIC Accelerator Program.

An 8 week live program organized into
a series of micro-steps and personalized
mentoring.
With Roland’s help you’ll discover how to:
• Think like an investor
• Find deals that put money in your pocket
• Fund deals with $0 out of your pocket,
and...
• Buy businesses like a pro
Roland Frasier is co-founder and/or
principal of 5 different Inc. Magazine’s
fastest growing companies, and he has
founded, scaled or sold 24 different 7
to 10 figure businesses ranging from
consumer products to industrial machine
manufacturing companies with adjusted
sales ranging from $3 million to $4 billion.
And he wants to teach you exactly how
he did it. From high-level strategies to the
tactical steps needed to execute in the
trenches.
Each week you’ll receive 2 hours of training
videos followed the next week by 2 hours
of strategy, execution, and deal breakdown
calls with Roland himself.
The program will be divided into 4 themes
in 2 week increments:
In weeks 1 and 2, Roland will give you 21
case studies and 50 deal blueprints to
teach you how to think like a dealmaker and
learn to master the structure of the deal.
What are you waiting for?
Sign up for the EPIC Accelerator today: www.EthicallyProfit.com
During weeks 3 and 4 you’ll discover how
to find 77 different types of deal sources.
Through screening checklists and analyst
toolkits, you’ll uncover how to create
pushbutton deal flow.
Weeks 5 and 6 will be devoted to how to
fund your acquisitions through 159 zero
dollar down strategies and 5960 other
funding sources, complete with offer
creation checklists, data rooms, and escrows.
Finally, you’ll focus on the buying through
weeks 7 and 8. You’ll receive 43 agreement
templates and checklists, along with a due
diligence flowchart and tips for post-close
integration of your new assets.
These specific and proven strategies, scripts,
templates and checklists will provide you
with an actionable step-by-step guide to help
10x your business over the next 12 months
without the need for outside investment.
Plus, you’ll get lifetime access to our
EPIC Deal community, where you’ll learn
from and lean on fellow business owners
who have experienced and implemented
Roland’s EPIC teachings.
You’re just 8 weeks away from becoming a
zero dollar down acquisition master...
Transforming your life, and the lives of
business sellers and employees everywhere.
If you want to grow your company's
revenue, profits, and valuation, this will be
the most important mentorship of your life.
Sign up for the EPIC Accelerator today:
www.EthicallyProfit.com