Why Low-to-No Debt Industrial Real Estate is the Smartest Investment in 2025
By Joel Friedland
Over my 40+ years in industrial real estate, I've seen the highs and lows of the market—and lived through some tough lessons. During the 2008 financial crisis, I was over-leveraged. Watching (and personally experiencing) the devastating ripple effects on families, businesses, and investors changed how I approach every deal I look at—and more importantly, how I make any major decision.
That experience taught me the value of stability and peace of mind. Today, my investment strategy centers on acquiring industrial real estate with little to no debt. By avoiding risky loans, we create predictable cash flow and reduce exposure to economic downturns. While no investment is ever completely risk-free, this approach gets us closer.
Our Investment Strategy
Conservative Leverage: We aim to purchase properties all-cash or with a loan-to-value (LTV) ratio of 30% or less. This gives us "Staying Power," allowing us to weather economic storms while delivering consistent returns to investors.
Passive Income: Investors benefit from quarterly distributions while our experienced team handles property management. This means you can sit back and collect the cash flow without the stress and headaches.
Specialized Niche: We focus exclusively on a specific type of industrial building: properties under 50,000 square feet in prime locations with high velocity and strong tenant demand. These are the buildings “owner-users” will want to buy in the future—and pay a significant premium for. I’ve been a long-term student on which types of properties will hold their value, increase over time, and be most likely to stay leased. Our team’s competitive edge comes from knowing our market intimately.
Why Industrial Real Estate?
Industrial real estate has quietly become one of the most stable and desirable asset classes. Since the pandemic, demand for warehousing and logistics space has soared due to the growth of e-commerce and supply chain reshoring. What sets industrial apart is its resilience:
"Sticky Tenants": Most companies stay in their buildings for 15 years or more due to the high cost of relocating equipment and labor. Long-term leases with built-in rent escalations mean predictable income.
Low Maintenance: Unlike most real estate asset classes, industrial tenants typically pay their own insurance, taxes, and a substantial portion of the maintenance. For investors, this can translate to greater passive income and fewer management responsibilities.
Why Chicago?
Chicago is an unmatched location for industrial real estate. Its centralized position within the U.S. makes it a natural logistics hub, offering access to:
Highways: Chicago boasts more interstate highways than any other city in the country, ensuring seamless road transport to every major market.
Rail and Air: The city is the nation’s largest rail hub, with direct access to six major Class I railroads, and O’Hare International Airport remains one of the busiest cargo airports in the world.
Fresh Water: Proximity to Lake Michigan guarantees access to an abundant, reliable water source—a key advantage for food companies and industries facing future water supply chain challenges.
Dense Population: Chicago’s diverse and highly populated metro area ensures a strong labor pool and robust demand for industrial goods and services.
The combination of these logistical advantages makes Chicago one of the most desirable industrial real estate markets in the country—both for tenants and investors.
Experience That Matters
Since 1981, I’ve brokered more than 2,000 industrial real estate transactions, totaling over $250 million and am under contract to purchase my 101st building. My career has been filled with lessons, and I’ve tried my best to build it on trust, consistency, and a deep understanding of the industrial market. However, the most important and enjoyable part has been building valued relationships with investors, brokers, tenants, and entrepreneurs.
A Safe Harbor for Your Capital
Our strategy isn’t flashy, but it works. By prioritizing safety, we strive to deliver stable returns in an unstable world. Whether you’re looking for a reliable way to diversify your portfolio or protect your wealth, industrial real estate syndications—with minimal or no debt—could be a wise choice.
If you're interested in investing with a group that prioritizes capital preservation and cash flow, let’s talk.
Contact me directly at (847) 345-5534 or visit britproperties.com.
