#35 High yield Flex Industrial Investing in Texas

Flex Industrial Real Estate Investing 

In this episode of Alt Investing Made Easy, discover how flex industrial real estate can deliver strong, recession‑resistant returns in booming Texas markets. Alec McElhinny of Land Play shares his journey from actuary to developer, revealing how strategic location, smart lease structures, and operational control can accelerate portfolio growth. Whether you’re seeking higher IRR, faster timelines, or unique market positioning, this conversation equips you with actionable insights to invest with confidence.

Key Takeaways

1. Flex industrial space offers adaptable use, low vacancy risk, and recession‑resistant income streams.
2. New Braunfels, TX sits in the high‑growth I‑35 corridor, with rapid permitting and major planned developments.
3. 12% preferred return and 22% target IRR through triple net leases that shift costs to tenants.
4. Faster build timelines (4–6 months) using prefabricated metal structures reduce capital at risk.
5. Operational control via self‑GCing and sourcing materials globally drives cost savings.
6. Unique product mix—retail flex, industrial flex, and outdoor storage—commands premium rents.
7. Conservative projections and strategic location mitigate downside risk while preserving upside potential.

 Chapters

00:00 – Introduction to ALT Investing and Alec’s Background
02:54 – Alec’s Journey from Actuary to Real Estate Investor
05:47 – Exploring Flex Industrial Space and Its Benefits
08:53 – The Growth of New Braunfels and Its Real Estate Potential
12:00 – Overview of Alec’s Current Project in New Braunfels
14:52 – Understanding FlexSpace and Its Market Viability
17:49 – Investment Opportunities and Project Projections
21:01 – The Importance of Lease Structures in Commercial Real Estate
23:58 – Understanding Cap Rates and Market Projections
24:52 – Cost‑Saving Strategies in Construction
26:45 – Operational Control in Real Estate Development
28:42 – Unique Selling Points of Flex Spaces
30:18 – Investment Goals and Project Overview
32:31 – Personal Motivations in Real Estate
35:17 – The Importance of Capital Formation
36:42 – Closing Thoughts and Future Collaborations

Credits

Sponsored by Real Advisers Capital, Austin, Texas

If you are interested in being a guest, please email us.

Disclaimers

“This production is for educational purposes only and is not intended as investment or legal advice.”

“The hosts of this podcast practice law with the law firm, Ferguson Braswell Fraser Kubasta PC; however, the views expressed on this podcast are solely those of the hosts and their guests, and not those of Ferguson Braswell Fraser Kubasta PC.”

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