For Jeffrey Donis, getting into real estate started with cold calls from a college dorm room.
Today, Jeffrey and his brothers, Kerwin and Kenneth, are building Donis Investment Group, a multifamily investment company focused on small- to mid-sized properties in North Carolina.
In a recent conversation with Dustin Miles of Momentum Multifamily, Jeffrey shared the story of how the brothers got started, why they transitioned from single-family to multifamily, and how they’ve built their business around relationships, operational efficiency, and consistent action.
Starting With Single-Family Real Estate
The Donis brothers began investing in real estate around 2019, initially focusing on single-family properties before making the transition to multifamily a few years later.
Like many new investors, their early education came from a combination of books, YouTube videos, conferences, and mastermind groups. They also learned by doing—cold calling for off-market properties, working through rejection, underwriting potential deals, and figuring things out along the way.
One of the biggest challenges early on was raising capital without an established investor network.
The brothers had to build those relationships from the ground up through online networking, conferences, and personal connections. For Jeffrey, that experience reinforced the importance of finding the right people to help solve problems.
He referenced the concept behind Who Not How: instead of trying to figure everything out yourself, identify the people who have the knowledge, experience, or resources to help you move forward.
Finding a Niche in North Carolina
Today, Donis Investment Group has a focused acquisition strategy.
The brothers typically target 20- to 75-unit Class B properties built in 1985 or later, generally within about 45 minutes of a major North Carolina metro such as Raleigh-Durham, Charlotte, and the Triad.
That focus allows the team to stay close to its properties and its local market.
Jeffrey explained that the size range can also create opportunities where there may be less competition from larger institutional buyers. Rather than stretching to make a deal work, the brothers are willing to be patient and wait for opportunities that fit their investment criteria.
The strategy has helped the company build a portfolio of 51 units across seven projects.
A Hands-On, Vertically Integrated Approach
A major part of the Donis Investment Group strategy is maintaining control over as much of the operation as possible.
The brothers have divided responsibilities based on their individual strengths. Jeffrey focuses primarily on acquisitions and underwriting, while his brothers take on responsibilities related to property operations and construction. The team also manages investor relations and asset management.
That vertically integrated approach gives the brothers a direct connection to what is happening at their properties.
Instead of relying solely on outside vendors to identify problems and execute improvements, they can stay closely involved in the process—from evaluating an acquisition to managing the property after closing.
Creating Value Through Operations
Donis Investment Group’s approach to value-add investing isn’t necessarily about completely renovating a property.
Instead, the team often looks for properties with operational inefficiencies, units in classic condition, and rents that have room to grow.
By improving operations, turning units efficiently, and bringing rents closer to market, the brothers aim to create additional value without relying on extensive renovations.
The strategy also plays into how they think about their investment timeline.
The brothers generally underwrite toward a year-five or year-six sale, while looking for opportunities to refinance after roughly two years if market conditions and property performance allow.
Their longer-term goal is often to refinance and return investor capital when possible, then continue holding the property as a long-term wealth-building asset. At the same time, they remain flexible and are willing to sell if the numbers and market create a compelling opportunity.
Consistency Over Time
When asked what advice he would give someone looking to get into multifamily real estate, Jeffrey came back to a simple idea: find the right people and take consistent action.
That action doesn’t necessarily have to be dramatic.
It could mean underwriting one more deal, making another round of calls, attending a networking event, reading a book, or reaching out to someone who has already accomplished what you’re trying to do.
The important part is continuing to move forward.
For the Donis brothers, that mindset has taken them from making cold calls as college students to building a multifamily investment business together.
Their story is a good example of how progress in real estate rarely comes from one big breakthrough. More often, it comes from consistently taking action, building relationships, solving problems, and finding the right people to help along the way.