Editor, Kaneshia Sims Hudson, was fortunate enough to sit down with real estate mogul, Terrica Lynn Smith. Kaneshia told the team that this is one of those conversations that shift something within you.
“From the moment we both started to giggle, I knew this wasn’t going to be surface-level. It wasn’t just about real estate”, stated Kaneshia. The interview wasn’t just about entrepreneurship. It was about ownership, knowledge, taking up space and claiming a seat at the table. At PaSH, we’re always asking: What does it really take to build something that lasts? Not just for today, but for the next generation. And in a time where so many people feel priced out, locked out, or simply unsure where to start, this conversation felt necessary.
Terrica doesn’t just talk about generational wealth. She walks and talks it! Kaneshia even asked Terrica if she was accepting applications to be in her family. Who wouldn’t want to join a family where the mother is naming streets after her children?!?!
When Purpose Is Bigger Than A Pay Out
During this chat both ladies also discussed unlearning the mindset of consumption and stepping fully into creation. A few other topics include doing the work, even when it’s not the most profitable path, because the purpose is bigger than the payout.
Something that stood out the most, Terrica is not waiting for a seat at the table, she’s building her own, and making sure there’s room for others when she does. This is a conversation about legacy, alignment, and what it really means to play the long game.
Meet Terrica Lynn Smith
Terrica’s journey is nothing short of extraordinary. Once a single mother living under a bridge in New Orleans, she defied unimaginable odds to become a powerhouse investor who has owned and managed more than 1,000 real estate investment properties across the United States. Without traditional wealth, formal real estate education, or startup capital, Terrica built a proven system for acquiring and scaling real estate portfolios—demonstrating that ownership and generational wealth are attainable for everyday people.
Now considered one of the top urban real estate investors in the country, Terrica is using her platform to educate others on how real estate can transform communities and families for generations. Her story resonates with audiences because it challenges the conventional narrative around success, education, and wealth-building.
PaSH: You talk a lot about delayed gratification. What does that actually look like in real life for someone trying to get started?
Terrica Lynn Smith: Delayed gratification is making intentional decisions. It looks like understanding that no, you may not go buy a million-dollar investment property today, and you may not have $100,000 to spend, but you do have something to get started with.
The truth is, most people choose to consume more than they produce. And that’s the shift. When you start choosing production over consumption, everything changes.
Tericca Lynn Smith
PaSH: In that gap between sowing the seed and actually seeing the results, how do you quiet doubt? What does your internal dialogue look like?
Terrica Lynn Smith: I always stay aligned with what I know to be true. I know what it’s like to be poor, and I know real estate is what took me from being homeless under a bridge to becoming a millionaire. So I expect noise. People are going to talk…good or bad. There will always be distractions. But I say this: as long as you know the lane you’re in, you’re not going to get off the highway because you see a detour or an early exit. You’re going to stay the course and exit where you planned because you know why you’re doing it.
A lot of people invest without goal, purpose, or passion. I invest for purpose and passion because I know how important it is to leave something generational. Most people work until retirement and then that’s it. Nothing to pass on. I believe one of the first gifts God gave us was ownership. So why wouldn’t we want that?
Pash: Many of our readers are women navigating male-dominated industries like real estate. How do you walk confidently in those spaces?
Terrica Lynn Smith: It is male-dominated—but I don’t focus on that. I look at it as: if they can do it, I can do it. And honestly, like Frederick Douglass said, “knowledge makes you unfit to be a slave.” So I focus on becoming as educated as possible. Because once you know better, you move differently. When I became a developer, nobody wanted to teach me. Nobody was handing me game. So what did I do? I partnered with people and gave up 50%, just to learn.
I was putting up the money, but I didn’t know what I was doing yet. So I paid for that education on the job. Now, when it comes to the “boys’ club,” I made a name for myself so that I get invited in. I don’t come with drama—I come with opportunity and receipts. And if there’s no seat for me? I build my own table. I knock on my own doors. They can’t keep me out of something I’ve already built.
PaSH: While you’re learning and growing, who should be in your circle? What does your “team” actually look like?
Terrica Lynn Smith: For me, I have a strong, diverse team. I have:
- Investors
- Realtors
- Bankers
- Contractors
- Developers
It’s a full ecosystem. Right now, we’re working on a $30 million deal. That kind of deal requires layers of people and strategy.
You need:
- Bridge funding for large loans
- Secondary lenders willing to take second lien positions
- Capital partners who want equity or positioning in the deal
- Tax strategies that attract investors
For example, depreciation is a big one. Some investors don’t even care about immediate returns, they’re coming in for the tax benefits. So when opportunities come to the table, we already know who to call. That’s what a real network looks like, it’s not just connections, it’s alignment.
PaSH: Final thought—what separates those who succeed in real estate from those who don’t?
Terrica Lynn Smith: Mindset and education. There is no reason today that someone shouldn’t have ownership. There are too many entry points, too many resources, too many ways to start. If you’re not in, it’s not access. It’s awareness. And once you know better, you’re responsible for doing better.
PaSH: For someone just starting out, what’s a realistic expectation when it comes to being accepted or invited to the table? What did that process look like for you?
Terrica Lynn Smith: You have to be prepared for rejection—period. When I was working on the Madeleine Cove subdivision—the deal that ultimately led to my invitation to the White House, I received over 100 “no’s.” And at that point, I wasn’t new. I already had experience. I understood the process. But even with that, I still had to hear “no” over and over again.
PaSH: What were you trying to accomplish during that time?
Terrica Lynn Smith: I was working to secure 100% financing for the development. What made that possible was leveraging community-focused lending. Even though it wasn’t a traditional USDA deal or a typical debt program, banks were willing to step in because of CRA credits, Community Reinvestment Act credits. Banks have to deploy those credits into communities. So it made sense for them to finance the project fully, because they needed those homes on their books. When audits happen, it shows they’re investing in communities rather than avoiding them.
PaSH: That’s powerful. So with Madeleine Cove, is the community open to investors, or is it primarily for homeowners?
Terrica Lynn Smith: We prefer homeowners. Right now, nobody is really building quality homes under $200,000—unless it’s me. And this isn’t government-funded or subsidized housing. This is my money, bank money, and partnership money coming together to build these homes and sell them at a price point that’s affordable to about 80% of Americans.
PaSH: We’re seeing a rise in town homes and condos, but fewer entry-level single-family homes. What’s your perspective on that shift?
Terrica Lynn Smith: It really comes down to supply and demand. There’s a high demand for housing and a very low supply. That imbalance is what’s making ownership so difficult—especially in markets like Atlanta, where the average home price is over $400,000. Now, if most people are making under $100,000 a year, how are they supposed to afford that? The reality is, it’s going to take more than just me. We need more builders and developers committed to creating affordable housing without relying on subsidies.
PaSH: Is that model as profitable for builders and developers?
Terrica Lynn Smith: If I’m being honest—no. Most builders are making 50% to 100% returns because of markup. I might make around 30% doing it this way.
PaSH: So is the trade-off worth it for you?
Terrica Lynn Smith: Here on earth? Maybe not. But when I stand before God, I want to hear, “Well done, my good and faithful servant.” I believe this is a God-given assignment. And any assignment God gives you is important. It doesn’t matter if you lose everything doing it. It doesn’t matter if you gain everything doing it. What matters is that you’re doing what you were called to do.
And for me, this work is important. The gap is real. There’s a major disconnect between wages and housing affordability, and people need solutions. We need more people willing to step in and do the work—not just for profit, but for impact. Because right now, people need help.
This interview was edited for clarity
PaSH Magazine is a lifestyle publication. Our slogan is “all your tiny obsessions.” We are strong advocates of self-love, self-care, body positivity and supporting minorities, especially women, people of color and communities not highlighted in mainstream media. Please send pitches to southernpashmag@gmail.com. Please note that we sometimes use affiliate links. If you purchase anything from a link we have provided, we may receive a small commission. This money is used to help support our efforts at PaSH Inc. Check out our sister magazines Explore Georgia Now , Glownoire , plurvylife. and www.redpashmag.com! This article may mention several of our sister brands including but not limited to: Plurvy, Curvy Girls Rock, AYTO, PaSH Publishing and more.
