The Biggest Mistake Real Estate Investors Make? Chasing IRRs Instead of Cash Flow

Everyone loves talking about projected returns.Almost nobody talks about cash flow.That's exactly why so many investors get into trouble.In this episode of The AI Edge Podcast, Irwin Boris explains why the smartest investors focus on predictable income, not flashy projections.After participating in more than $5 billion in commercial real estate transactions, Irwin Boris has seen every market cycle, investment trend, and underwriting mistake imaginable.As Head of Acquisitions at Peykar Capital, he works with family offices and high-net-worth investors who think differently. Rather than chasing the highest IRRs, they prioritize long-term cash flow, downside protection, and disciplined underwriting.In this conversation, we discuss:Why cash flow matters more than projected IRRsThe hidden risks behind many value-add real estate dealsWhy industrial and shallow bay flex properties continue to outperformHow family offices evaluate investments differentlyConservative underwriting strategies that survive market cyclesWhere AI is helping—and where it still falls short—in acquisitions and asset managementWhy transparency builds investor trust over decades, not monthsIf you're an investor, entrepreneur, or operator looking to build durable wealth instead of chasing hype, this episode is packed with practical insights you can apply immediately.About The GuestIrwin BorisHead of Acquisitions, Peykar CapitalIrwin Boris is Head of Acquisitions at Peykar Capital, where he oversees industrial and shallow bay flex investments for a multi-generational family office. A former CPA, lender, underwriter, and advisor, he has participated in more than $5 billion of commercial real estate transactions and specializes in conservative underwriting, long-term cash flow strategies, and investor alignment.Connect With Irwin BorisWebsite:https://peykar.capitalLinkedIn:https://www.linkedin.com/in/irwinboris/