How to Raise Capital by Becoming the Bank: Eddie Speed Reveals the Passive Income Advantage

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In Episode 24 of the Stephen Lee-Thomas Show, we talk multifamily real estate alternatives with Eddie Speed, who has completed over 50,000 note deals and is a pioneer in the note investing space. Eddie is the founder of NoteSchool and president of Colonial Funding Group. He shares his remarkable 40+ year journey from working in real estate to building a career as a full-time note investor, helping others convert rental headaches into passive, high-yield note income.


Discover why Eddie says “be the bank, not the landlord”, and how his students including multifamily syndicators are raising capital and creating scalable, income-generating note portfolios.


Eddie dives into the scalability of notes, how seller financing fills major financing gaps in today’s market, and how to raise capital and run your own bank without toilets, tenants, or turnover.


This episode is packed with practical strategies for professionals looking to pivot from traditional rentals to more passive, systematic real estate income through notes.


What You’ll Learn:

• How to raise capital and run your own “bank” through note investing
• Why note investing outpaces rental income in today’s market
• How to convert underperforming rentals into passive, cash-flowing notes

Episode Highlights:


[00:00:00] – Introduction: Eddie Speed's 40-year journey and the power of note investing
[00:07:42] – What is a note? Why seller financing matters in today’s economy
[00:17:05] – The origin of NoteSchool and who it serves
[00:26:12] – How to convert rentals into notes
[00:31:22] – Raising capital and running your own bank (audio teaser clip)
[00:33:38] – Where the market’s heading: Eddie’s 5-year outlook


Ways to Connect with Eddie Speed:

• Website: https://noteschool.com
• LinkedIn: Eddie Speed (  / eddiespeed  )
• Instagram: @thenoteauthority (  / thenoteauthority  )
• Podcast: Coming Soon via NoteSchool

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