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 IRRs
• The hidden risks behind many value-add real estate deals
• Why industrial and shallow bay flex properties continue to outperform
• How family offices evaluate investments differently
• Conservative underwriting strategies that survive market cycles
• Where AI is helping—and where it still falls short—in acquisitions and asset management
• Why transparency builds investor trust over decades, not months

If 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.

Irwin Boris

Head of Acquisitions, Peykar Capital

Irwin 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.

Website:
https://peykar.capital

LinkedIn:
https://www.linkedin.com/in/irwinboris/