Richard

David:
This is the BiggerPockets podcast show 602.

Marjorie:
Don’t second guess yourself in terms of the things that you know. You know a lot more than you think you do, and you don’t necessarily need to have gotten one deal under contract or anything like that. You are smart people, people out there that try and read and listen and take the advice of other people who are smart and read. I think that it’s endless in terms of what you can do. I shouldn’t say with very little knowledge, but if you feel like you can pick apart those parts of your experience where you can apply them to different deals.

David:
What’s going on, everyone? My name is David Greene, and I’m the host of the BiggerPockets Real Estate podcast. If this is your first time listening, this is where you go if you want to build wealth through real estate and you want to make less mistakes, make faster progress, and do it in a smarter way. We help you to find financial freedom through real estate by interviewing different guests that have done it themselves, as well as industry experts who give specific knowledge on elements of real estate investing that will help make you money.

David:
We’re basically real estate nerds. BiggerPockets is a company that is committed to helping others just like you build both through real estate. You can also visit our website where you can look at forums, where tons of questions are asked and answered. Ask your own question, get an answer there. Check out our incredible blog or go to biggerpockets.com/store, where there are lots of books written on different topics of real estate, several of them written by yours truly.

David:
I’m joined today by my co-host, Mr. Rob Abasolo, where we have an amazing show interviewing Marj Patton, who does a really good job of sharing how she invests in a hot market like Denver but does it with all kinds of different deals, flips, multi-family, single-family, short-term rentals, long-term rentals. She really looks at every deal individually and decides what she’s going to do with it. I think you’re going to love today’s show. Rob, what are some of your favorite parts?

Rob:
I like this one a lot, man. We had a bit of a sidebar. I didn’t intend for it to be, but then we got into the sidebar of quitting your job if you have a W-2, a full-time job, and you’re looking to become a full-time real estate investor. When is that a right decision? I think all three of us brought pretty different viewpoints, but we were all on the same page because at the end of the day when it comes to quitting your job, there’s no right or wrong. There’s just what’s right for you.

Rob:
We also talked a lot about being scared to take on new projects, just jumping into these deals and pulling from past experiences to guide your strategy, to help you be successful from a deal. So even though you haven’t necessarily tackled a niche or an asset class, we still have experience and we’re smarter than we think we are. A little compliment to you, I really liked your take on art versus science in this episode.

David:
Yeah. So you’re going to have to listen to this one in order to hear that, and additionally, we had a little bit of fun. Now, we’re trying to keep the shows a little bit shorter in length. So we actually took out some editing and threw it on the very end of the show. So make sure you listen all the way to the end and then keep listening for our insight onto some non-real estate related topics.

David:
All right. Today’s quick tip is if you like following what’s going on in the news, you like a deeper analysis into specific questions regarding real estate like what’s happening with interest rates, what the supply is doing, how our relationship with China is affecting the market here, check out the new BiggerPockets Podcast On The Market. On The Market was a spinoff from the bigger news show that we do here on the Real Estate Podcast, and it’s sponsored by Fundrise, where Dave Meyer and several other BiggerPockets personalities break down what is happening in the market and on the market. So if you’re looking for a show to listen to in-between releases from this one, go check that one out and let us know what you think.

David:
Last thing I want to say before we get to the show is leave us a comment on YouTube. As you’re watching this show, tell us what you liked, what you didn’t like, what you thought was funny, what you thought was boring, and how you would like things to be different. We read those and we do our very best to incorporate that into the way the show is produced.

David:
Marj, welcome to the BiggerPockets podcast. How are you?

Marjorie:
I’m doing well. Thank you.

David:
Yeah. So we’ve had a lot of fun before we actually hit the record button here. I think our guests are in for a really cool show. Can you give us a brief background of what your portfolio looks like now? Then after that, tell us a little about yourself.

Marjorie:
Yeah. So we, we as in my partner and I, primarily invest in Denver, Colorado. We have have about seven doors. So certainly not, not little, but certainly not a lot, a lot of work to do. We do a combination, and I think that’s a lot about what I’d want to talk about today, too, which is we invest in a little bit of everything. I like to think it’s a mile wide and an inch deep. An inch seems too small, but yeah, short-term, long-term. We do flips. We’ve done private lending. We’ve done 10301. We’ve done out of state. So we’ve tried it all. It’s a little bit of a mixed bag for us and we really enjoy it.

Marjorie:
Then a little bit about me, so I am ahead of sales for a global financial technology firm. I’ve been in financial technology for decades. It feels like, but a very long time and I’ve enjoyed it. I really enjoy the sales aspect of it all in terms of getting to know clients and negotiation gets me excited. It hypes me up. I do love to negotiate, which is why real estate actually is a really good fit for me, but I also come from a background of parents who have dabbled in real estate as well. My mother and her grandfather, actually, as an immigrant, came through, started doing private mortgages, which she did a little bit of herself as well. Then my dad is pretty bullish and really enjoys triple net.

Marjorie:
We have spirited conversations about residential versus commercial. We don’t really agree for different reasons, but the conversation is always my favorite. Then, yeah, I don’t know if I mentioned this, but I’m actually right outside of Denver, Colorado. So I’ve been able to go into the BiggerPockets headquarters in Denver and I also-

David:
You’ve been to the Mecca.

Marjorie:
I’ve made pilgrimage to the Mecca. That’s right. Yes.

David:
That explains that glow coming off of you right now.

Marjorie:
Exactly. It’s also my podcast light, but I’ll take that, too, but yeah. So I’ve gotten to meet all the awesome people at BiggerPockets, and hopefully I’ll get to the point where I can tell you guys a little bit about, too, the women’s investor group that we started, which is why we started working with BiggerPockets a lot.

David:
So I 100% want to make sure we talk about the triple net versus residential debate. I own both, and I’ve had. since I bought my first triple net property, a different perspective regarding when those properties make more sense, what type of person they make more sense for.

Marjorie:
My dad is exactly that person you’re talking about. He’s perfect for triple net.

David:
Yeah, and that’s one of the things I wanted to highlight is out of this conversation, one of the things that I would like for the audience to receive from it would just be an understanding that there isn’t a right or wrong way to do it, but there is a right or wrong way for you to do it, and understanding the strengths and weaknesses, pros and cons, what type of strategy works for a property is a huge part of finding success financially. I like analogies, and basketball is one that I go to a lot because I played a lot of basketball. There are definitely teams where a specific player will thrive and look really good and other teams where they won’t, right? Your portfolio is like your team. So you’re trying to create it with synergistic qualities that work around the strengths and weaknesses of your coaching staff and the other properties that you have.

David:
So I want to get into that, but before I do, I just wanted to highlight one of the things that I really like about your story and my understanding of your investing career is you are the type who looks at every deal that comes your way, picks it up, looks at it from every single angle and says, “How could I use this?” versus “Nope, doesn’t work,” throw it off to the side and move on to the next thing. There’s a level of creativity, ingenuity, and maybe even vision. I’m romanticizing this, but I think you know what I’m saying, right?

David:
A lot of the time we teach new people, “Nope. Just look for a duplex,” we try to simplify it as much as possible. I do think for the very beginning investor, they can be overwhelmed by all of the different options, but once you start to get the fundamentals down, you can start to broaden your horizon and look at what opportunity comes your way, and that’s how I do mine like deals cross my desk and I think, “Would I want to buy it? If so, what would I do with it? If not, would it work for someone else? If not, could I list it?” There’s all these different ways that we can help somebody and then help ourselves, and the best investors take advantage of the opportunity that comes to them, which isn’t always going to fit in the same niche.

David:
So I wanted to ask you. How did you get to that point where you took this approach of looking at all of these different opportunities and deciding how to use them versus just the whole pick it up, look at it, “Doesn’t match what I want,” throw it away and repeat that 700 times?

Marjorie:
Yeah. Great question. I tend to feel like if you can use a lot of your experience, not only even if you have a W-2 job or something that you’re passionate about or did before you started to pick up real estate investing, but I feel like patterns are created, right? Patterns compound, right? So for instance, in my job right now, I negotiate contracts. I’m not a lawyer, but I negotiate alongside the lawyers at my company. So I negotiate contracts. That makes it really easy for me, for instance, to feel comfortable with maybe a long-term rental, understanding who the person is doing the background checks, even though we don’t do that with clients, but understanding what goes into a contract and making sure that I understand all of those pieces, and maybe that makes me a better person to be able to analyze a tenant and things like that.

Marjorie:
Also in my job, I negotiate, which I mentioned. I love the negotiation, right? From an early age, I loved negotiating. I love the buy and sell, and with that, that has allowed me to figure out what’s meaningful to people, right? When I am interested in a deal, I want to buy a house, I want to buy some sort of property, I really try figure out what’s attractive to that person. I’m happy to get into a little bit more actually with a deal that we just did recently, right? I think that really shined through in terms of how we tried to negotiate that because as some of you know, maybe a lot out there who invest in Denver, it is a terribly difficult market right now. It’s crazy, but I like to take a lot of the things that have influenced me that I’ve learned, not only through my job, but just through life in general.

Marjorie:
Then the other thing I said was compounding those experiences, right? So taking those and trying them, but then learning from those experiences, right? We did a rehab on a long-term rental and an opportunity for a flip came up. Well, we already did rehab. We set a budget. We found a team. We knew how many months we had to do it. We knew the type of rehab and updates we were looking for. We knew how much rent we were going to get for it. So we took that lesson and applied it to the flip. So I think that’s the example I’m giving is that you can really take these concepts. You don’t have to take them from real estate. There’s so many concepts that you understand inherently as a human being and a smart person that you can bring into these. Then once you start doing those, you’ll notice patterns of types of investing that you’re doing that you can kind of parlay into other types of investing.

Marjorie:
We did a private loan not too long ago. Everyone’s familiar with the process of underwriting unless you pay cash, and good for you. If you wouldn’t pay cash for anything, ever everything, awesome for you, but we need loans. So we’ve gotten many loans before and we know all the types of collateral that we need to deliver to an underwriter to satisfy their terms and things like that, right?

Marjorie:
So can you take that applied knowledge and then parlay that into a private loan, which we did recently, which was really successful, and it actually was twofold where we earned a little bit of money and we were able to get someone into a duplex that they want and pay cash. She’s a friend of mine, too, so that made it that much sweeter, but yeah. I would say that, in general, don’t second guess yourself in terms of the things that you know. You know a lot more than you think you do and you don’t necessarily need to have gotten one deal under contract or anything like that. You are smart people, people out there that try and read and listen and take the advice of other people who are smart and read. I think that it’s endless in terms of what you can do. I shouldn’t say with very little knowledge, but if you feel like you can pick apart those parts of your experience where you can apply them to different deals.

David:
So this is one of the reasons I try to break the mindset of what is the right way to do it like. How do I want to describe that? It’s like the engineer mindset needs a blueprint to operate off of. If they don’t have a full set of complete blueprints, they don’t know how to start building, and that makes sense in certain things in life. Maybe once you’ve acquired a property, there could be a right way to manage that apartment complex, but to get the property or to structure the deal is much more art than science. What I really like about what you’re saying is every one of us has experiences we can draw from from other things we’ve done in life, skills we’ve built from other things we’ve done in life, and real estate is not 100% independent of that.

David:
The things that we are good at from other parts of life will work within real estate investing, and you have to give yourself freedom to believe in yourself. That’s what I hear you saying is don’t assume you don’t know anything. There are some things that you know how to do. The art part of real estate is what makes it fun because it’s not an algorithm that you just follow mindlessly, right? I think the people that look at it that way are trying to remove a risk. They’re trying to remove failure. They’re trying to remove personal responsibility for how you put the thing together, and they find comfort in this understanding that there’s a right way to do it, but there’s not. There’s a right result you can get. There’s laws that have to be followed. There are principles and guidelines that we follow because we finally make it easier, but what I wanted to get out of you is what other experiences did you have in life that you applied to your real estate investing that helped you get seven units in the Denver area, which is a very difficult market to be investing in that others might not realize they could be doing too?

Marjorie:
Yeah. Here’s just an anecdotal story of how I started as someone who really enjoyed entrepreneurial, had an entrepreneurial spirit, had a very much passion for the buy and sell. It just always fascinated me. In the 2000 election, which I’m probably giving up my age a little bit here, but it was just before I could vote, and in Palm Beach County, which is obviously in Florida, they had this snafu where they did these things called butterfly ballots. It was really tricky for people to understand. So there’s a lot of people that voted for I think it was Pat Buchanan who was I think the libertarian. I forget who it was on the sheet. So they misvoted, and that is a piece of voter history.

Marjorie:
So somehow I had read something, that was the internet was all the rage, and I had read something where you could actually sell on eBay your sample ballots, right? Everyone gets a sample ballot before they actually go to the polls. So I asked my mother and father. I said, “Can I have both of your …” They both got one. So I said, “Can I have both of your sample ballots?”

Marjorie:
They said, “Sure, what do you want them for?”

Marjorie:
I was like, “Don’t worry about that.”

Marjorie:
So I put them on eBay and I got $40 for one and $50 for another. My mom was like, “That’s awesome. High five.” My dad charged me a little bit of interest on that. He wanted his cut of it. He wanted to teach me about taxes and things like that, but that’s the start that I had in terms of really just having the courage to just try things, right? Just get in there and try it. I was hooked after that, right? Some of I feel like what I’ve been able to do and with my partner as well is really get excited about deals, right?

Marjorie:
Do the research. Get into those, and I will say there is a little bit of mitigation on my end because I still do have my W-2 job, right? That is very important to me. I feel like I can take on more risk and try those things, things that I don’t know about and things that I have a little bit of research, but I haven’t tried it yet. I keep that job because of that, and not only that, but I like the diversification. So I really try to figure out a way that I can use all of my themes that I have learned, even that example of just buying and selling, where it’s like you didn’t even think about that, but all of a sudden you hear something or you see something or someone tells you something, and then you want to go a little bit deeper into that and you want to do that research and gain that knowledge.

Marjorie:
You don’t have to … People say analysis-paralysis so much, and granted, people should do analysis, but I think it’s so much more of trust in yourself, get those initial concepts together and then go for it. Take that experience that you had in the past. Take those things that you’ve learned, and it certainly helps because I look on the MLS pretty much all day every day. It’s my favorite website, even though I have favorites in terms of mobile apps, but I’m constantly looking at things. Anything that crosses my desk, it’s not a know. It’s really just a understanding of, “What does that look like? What would that look like to us? What would that look like to me? How does that mirror a deal that I’ve done in the past? Is it something that I’m knowledgeable for or I’m knowledgeable on?” and then trying to figure out, “How am I going to use all of my different strategies and all of my knowledge to go after that so that it’s the right deal for me?”

Rob:
So let’s hop into that a little bit because you talk about jumping into something that might scare you. I feel like at the very beginning of your real estate journey, every deal should scare you. For the first four or five years, everything should scare you because everything should still be pretty new. So can you give us an example of what kind of deals you jumped from and what was your confidence level going into them? Let’s start with your very first one. Maybe just walk us through how the progression of your portfolio evolved in the first three or four properties.

Marjorie:
Yeah, I would love to. So I feel like I don’t know how many people have gone into it this way, but we went into it very much like, “Here is the price of the home. Here is our loan. Here’s what PITI looks like on a monthly basis. Here’s what I can get in rent. Awesome. We are killing it. We are going to make money. This is just the start of our empire.” So we had no idea really what we were doing, but I felt as though when you look historically, and you look at really these investments that are more fundamental investments, especially in the history of our economy, I look at downturns and I look at upturns. Is that a word upturns? I look at the ups and the downs. Let’s put it that way.

Rob:
It is now.

Marjorie:
It is now, but I felt very confident because when I look looked at the history of housing prices and things like that, obviously this was after 2008 and 2009, but we were already back on an upswing. When I look at the markets and things like that, I had a lot of faith in order to do this because, A, even though I didn’t calculate for reserves and things like that, which is a pretty massive mistake, honestly, because we had a main line break right after that or we had to like replace the main line. So we didn’t have reserves for that. We learned our lesson pretty quickly after that, but I just felt like my partner and I both came from backgrounds and families where they had done real estate, and that they’d done it a long time ago and it was 2008 and 2009. Now, they’re still doing it.

Marjorie:
So I think we had a little bit of some mentors, if you will, in our past or people that we could mirror ourselves off of that were never afraid to really invest in real estate because it is that really good, tangible asset with tons of exit strategies, which we’ve learned a lot about over the past few years, but we started with that single family home as a long-term rental, and we didn’t do it right, right?

Marjorie:
Looking retroactively, we didn’t do it right, but the reason that we felt so comfortable is because, A, I had a really good partner to do that with, and B, we had a very similar background as to what our thoughts were going into it. So that offset some of the risk for me as having someone else be 50/50 in that with me, but also, historically, I’d had people in my life that had invested pretty heavily in real estate, and sure, they had taken some punches and bruises here and there, but ultimately, their portfolio and the accumulation of wealth had been, cumulatively, it had been up.

Marjorie:
So I just really wasn’t afraid. I couldn’t imagine that getting into this piece of real would really … Maybe I was too optimistic, but I couldn’t imagine that it would really go to a place where I would be in big trouble and then, “Could I sell it? Okay. Even if it takes a 20% hit, okay, that’s what my loan-to-value was 80%.” I was not really afraid because I felt like I had a lot of barriers around that and historically, a lot of confidence that this would just be a good investment, and even if it wasn’t, “Okay. That’s all right. I have a W-2 job. I can take on that risk. I sell it immediately.” There’s a lot of ways to get out of those investments, especially your first ones if it really goes poorly. So I just felt like it wasn’t actually a huge risk when you really looked at it holistically.

Rob:
Sure. So now that you’ve learned the lesson of the reserves on your first deal, how much do you typically keep in reserves? What did you actually learn tactically from that mistake that you called it one of your first big mistakes? How has that set up the procedure for managing reserves in any new investment that you do now?

Marjorie:
Yeah. We had zero reserves, nothing. We didn’t think anything was going to go wrong with the 1960s house like, “How could we have been wrong?”

Rob:
“What could go wrong with a 70-year-old house?”

Marjorie:
“What could go wrong? What could go wrong?” So once we had to replace the main line, which that’s all whole other story about a guy we hired, and then he ran off with some of our deposit, we had to hire someone else. So we got all the lessons in the first one, really. We got them all out of the way. So it was actually a blessing in disguise when you think about it retroactively, but when it was at that point, we were like, “Well, crap. We messed this up, but let’s keep going.”

Marjorie:
We still knew underneath it all that it was a good deal, but now, when we look at properties and whatnot, a lot of what we did on that first one, I never thought about it, but we did a lot of work to that first one. Actually, a lot of people say, “Just buy a place where you only need to update the aesthetics.” When we actually bought it, we were just like, “Okay. We just have money. We know we’re going to update it, but a lot of what we needed to update was the utilities, the functionality of the house.

Marjorie:
So we updated hot water heater. We updated the furnace. Denver has things called swamp coolers, which are synonymous with air conditioners. We updated a lot of those things. So in retrospect, I, in the beginning, was like, “Wow! I spent a lot of my money on things that people are not going to increase the price I get for rent,” and I was upset about that, but then when I think back about it, it’s like, “Well, my reserves actually could be lower because I’ve really fixed a lot of the core things that typically an operating cost would have to take care of,” something that I would have to have a reserve for because we know that plumbing is an issue. We know the electrical is an issue and we updated a lot of that.

Marjorie:
So I feel like what that taught us was we still try to look for houses now where a lot of those utilities are better so that we don’t have to have as much in reserves, but we play with it, right? We put our percentages of reserves based on how much attention that we’ve given to the utilities versus just the aesthetics of the house. So that’s not really a number per se, but I think that that’s how we think about it.

Rob:
Sure.

Marjorie:
We have found someone we really like for every mainline water inspection because in Arvada, Colorado, which is where we have that single-family, we learned that every single pipe that was built in that age range of home is clay, and I don’t know who came up with that, but that’s a terrible idea. So that’s a big one that we keep a little bit for that every single time even if it hasn’t been replaced yet. Sometimes we just say no to a house when it’s that old and it hasn’t been replaced because that’s about a $7,000 to $10,000 fix. So that’ll wipe you out for a long time.

Rob:
Oh, yeah. That could definitely crush returns there for a year. So you’ve talked about mitigating risk. You now have learned a little bit more around, yeah, what kind of reserves you want or what kind of properties you’re buying or not buying. You’re partnering up with somebody. It’s 50/50. So that mitigates that particular risk. Then you also have your W-2 job that is also bringing in the cashflow. So I actually wanted to get into that a little bit and talk about what’s your plan. As W-2 person, especially in your industry, obviously, I’m sure it’s a lucrative industry, but are you looking to seven properties starts to get to that point, especially if you have short-term rentals and everything like that where you might start considering heavying up more in the real estate side and siphoning off your W-2. What do you want? What do you plan to do here in the next few years?

Marjorie:
That’s a good question, Rob, and I feel like it changes probably every quarter, six months, a year. My partner and I like to sit down every year and go over what was our plan at the beginning and then how did it end up, and then what’s our plan for next year. I can tell you my favorite quote is that Mike Tyson quote where he says, “Everyone goes into it with a plan to get punched in the mouth.” I swear, that’s happened to us many different times, and it’s not as aggressive as being punched in the mouth. It’s just we just start to think something else or we want to go after something else.

Marjorie:
So my ideal is that I really still like working in a W-2 environment. I also like the fact that my company has a 401k match. I love the fact that I am diversifying a lot of my income and a lot of my investments through my current W-2 job, but a big reason why I got into real estate was that there was a part of that that was missing that I wanted more control over, and there was a part of that that just excited me at the same time, which is you can see across our portfolio there’s a lot of diversification in our portfolio as well.

Marjorie:
When I think about it long term, I think of it as a slow roll. I think I’m very, unlike a lot of people that I listen to on this podcast because they are about finding financial freedom, somewhat as fast as possible, I don’t quite feel that way. I feel like I get a lot out of my current job and what I understand and what I learn, and I can apply that to being better at real estate investing. So from my perspective, I agree with you. We keep saying that to one another where, “Okay. We keep getting all these properties. How are we going to continue to really figure out how to not only manage them on a day-to-day basis, but manage the bookkeeping of them, figuring out when we have to do all the due diligence around getting our accountant to do our taxes and things like that.”

Marjorie:
So I see it more as like one of those weighted scales, right? So right now, a lot of my time is very much focused on W-2 and here’s real estate because I want to put all of my focus that’s needed into W-2. I don’t want to short change my company who’s really treated me very well. Then I want to just, I think you see it, slowly transition that into potentially more real estate.

Marjorie:
So I don’t know how long that’ll take and I feel like our goals change pretty often, but I don’t feel the need to 10 properties and then I’m out the door. It doesn’t feel that way to me. It’s much more of a, if anything, I think I would take a lesser job. Some of the things that I’ve thought about are going into real estate technology because that’s an industry that is incredibly interesting to me and deserves a lot of disruption if you ask me.

Marjorie:
So yeah, I think it’s not necessarily a specific number. It’s more of a feel, “When is this getting to the point where I’m just so much more interested in real estate? We have so much more going on. I can do so much more,” and then making that shift. I don’t know that shift is going to be cold turkey. I think that shift is going to be more so cutting down a little bit more so that I can continue to mitigate that risk a little bit more with that W-2, but I don’t have to mitigate it as much.

Rob:
Totally. Yeah. I mean, I don’t think it should ever be cold turkey, personally. I mean, I always tell people, not that I’m ever offering advice on this subject to somebody, I mean, I think when it comes to quitting your W-2, your full-time job, there is no right or wrong, there’s just what’s right for you and what feels right for you, but for me, that moment came when I was working full-time job and I was also investing in properties and I was launching my YouTube channel and I couldn’t possibly do anything more. I couldn’t possibly invest in more real estate or make any more content until I gave something up, and that was going to be my W-2 job.

Rob:
For me, I probably honestly waited a little too long because I called my bosses up on a Zoom and I was started crying immediately, and they’re like, “Oh, no. What’s wrong?”

Rob:
I was like, “It’s nothing. It’s just I’m quitting.”

Rob:
They’re like, “Are you going to be okay financially? Are you okay?” Because I was a mess.

Rob:
I was like, “Yeah. I make so much more money doing the other stuff.”

Rob:
They were like, “Then what are you crying about?”

Rob:
I was like, “I don’t know. Healthcare?”

Rob:
So for me at that moment, it really was, it was the healthcare. It was the $2,000 expense of healthcare was truly holding me back from ever scaling up my real estate business or my content creation business or anything like that. So I’m curious, Dave. I mean, you’ve left behind a W-2 job. What was that moment for you? What do you recommend for people? Because, obviously, in this housing market, we’re having a lot of highs right now and a lot of success in the real estate world. So how would you navigate that?

David:
Well, YouTube both hit it on the head when you said it’s different for everyone. So my personality was I’m more conservative. So I worked that job as long as I could until my turning point was literally I had a listing and I couldn’t get it on the MLS for two days in a row because I was too busy at work. Then I was getting held over so I couldn’t get off work and do it when I got home. I just realized in my gut I’m not doing right by the client. I need to quit the job and focus on real estate, but there’s also the people who don’t have to quit their job but want to quit their job. That’s probably where I would want to put some advice right now.

David:
In a market that we tend to make decisions when we’re investing in real estate or in a lot of things that are opposite of what you see happening, so if you’re in a jujitsu match and someone’s pushing you, you want to pull them. You don’t want to push against them. You’d get tired. So when the market’s hot, we tend to pull, pull back. Don’t buy as much. Be more conservative. Have stricter rules that you’re going to be investing by. When there’s a down market, we want to be more aggressive. Do what you got to do. Borrow some more money. We’re doing things that are traditionally riskier, but because you’re at the bottom of the market, that risk is mitigated by cheaper prices and rising values.

David:
The market we’re in right now, we don’t know if we’re in the bottom or the top. That’s what is so confusing is prices are higher than they have ever been, but every indication says they’re going to keep increasing. So that traditional way of looking at it got a lot of people just arguing right now. There’s people that say you need to be buying, it’s going to run, and there’s people that are saying you be a fool to do that, you’re at the top, you need to hold back.

David:
So my response to that is to say I can’t tell which one of those is going to happen. I can’t predict the future. I tend to be in the camp of I think we’re going to keep printing and we’re going to keep driving up asset prices and so buying in the better cities, the better areas and the better properties is going to make you a winner, but I don’t know that.

David:
So where I pull back would be this is not the time to go live a life of luxury because you got some cashflow coming in from properties. This is not the time to quit your job out of luxury as opposed to necessity. What you two are describing is, Rob, you said, “I couldn’t work anymore. I was losing opportunity. I had to quit,” and, Marj, you’re saying, “I’m not at that point yet, so I don’t see that happening.” I think that’s the wise advice. When we don’t know what direction the real estate market is going to take, I want additional of income that are completely unrelated to real estate.

David:
So if we are at the top, I’m okay, I have money coming in, and if we’re at the bottom, I just lost a little bit of time and effort, but I didn’t actually lose money. So my advice to people is if you’re thinking about quitting your job, if it’s because you can make more money doing something else, that’s okay. Make sure that platform is going to be solid and the bottom’s not going to drop out from underneath you because that is a possibility. If you don’t have to quit your job, don’t.

David:
I know that that’s different than what every single other real estate investing influencer tells you. They’re all trying to convince you, “Quit your job and let me be the one to help you do it,” right? I’m way more into supplement your job. Okay? Fortify your financial position. Build up fortress around your job with rental properties and with flipping properties and with additional sources of income. Don’t look at it like, “Do I have to do one or the other?”

David:
With what we’ve seen changing in the pandemic, so many people are allowed to work from home, you do have more flexibility in many cases than ever before to make additional income, to do a side hustle. So that would be my two cents. Until I know what’s happening with our crazy market, I’m saying get a job and not only have a job, but build a skillset within that job so you’re solid. If they’re going to make layoffs, it’s not going to be you, and if your company does go under, you can get another job that makes more money or even try to make more money within your job.

David:
So I don’t have the crystal ball, but that doesn’t mean I’m not doing anything. So I’m in that same boat. I’m still buying a lot of rental properties. I’m still buying a lot of real estate, but I’m still working. I’m still earning money through these other businesses because I don’t know what’s going to happen.

Rob:
I think just having one stream of income is risky, right? For me, I try to have as many streams of income as possible, preferably a lot of different streams of income from real estate, from different asset classes, which, Marj, that’s what you talked about. I mean, you have a mixture of long-term rentals, short-term rentals. So yeah, I mean, I think that’s the only way to really mitigate risk is just to give yourself more options because for me at that time, it was actually risky, just for me personally, to keep my job because it was actually costing me money on my other businesses, and that was the turning point for me, but I agree. I think you should be really busting at the seams and spread pretty thin with your nine-to-five job and the other stuff you’re doing before you ever quit.

Rob:
I don’t think it should be like, “Yeah. I think I don’t want to do this. I don’t want to work a W-2. I want to just go all in on real estate.” Well, you still need the money. You still need to pay the bills. So I think it’s a tough call for a lot of people, but yeah. I mean, obviously, it’s case by case.

Marjorie:
Yeah. I mean, if you look at some of the largest founders of some of the biggest companies in the world, I mean, they all held their jobs, right? I mean, Steve Jobs or was it Steve Bosniac? I mean, they all kept their jobs before they really went off and put themselves 100% into these large companies. I don’t know, Malcolm Gladwell, I mean, a lot of people read him. I really enjoy all his books. In the Originals, he didn’t invest in Warby Parker when they came to him because he was like, “Well, they’re still holding onto their jobs. They’re not going in full steam, which means they’re not dedicated to this,” and he lost out on probably millions of dollars worth of profit on his investment.

Marjorie:
So I don’t know. I think it’s really just how you look at it and I thought you guys described it perfectly, right? It’s to each their own eye of beholder do what’s right for you. It does not mean you need to … I read a lot of the podcasts or listen to a lot of the podcasts, read a lot of the forums and people are like, “How can I do this immediately?” For those people, that might be right, but I think there’s a lot of people that almost look at it like, “Should I leave because everyone else wants to leave?” That’s the key to a happy life. I think you have to figure that out for yourself.

David:
Now, what about what we talked about earlier when we discussed looking at different deals or different opportunities in different asset classes and making the decision if this is right for you? Can you share your philosophy on your approach to looking at all kinds of different stuff?

Marjorie:
Yeah. I mean, I hate to say that it’s unscientific, but it’s probably slightly unscientific. I mean, I do a lot of it through word of mouth, and I can talk a little bit about this, too, but about three years ago, especially when I was getting interested in real estate and I didn’t really know really necessarily what to do and where to go to get the information, I hadn’t even found bigger pockets yet, and I looked on meetup, which I think a lot of people do to see if there was some real estate group and there wasn’t one.

Marjorie:
So I created one. It’s called Rocky Mountain Women Invest. It’s local to Denver. We started with 30 members. Now, we’re up to over 300. So pretty proud of that, but I will say a lot of the things that I start to get interested in is listening to speakers that come in and hearing about different people talk about things. We had to meetup last night and a woman was telling me, “Yeah, I buy land in Fort Collins. I buy land and I put like yurts and domes on it.” She said, “One of the most highly searched things on Google search engine is unique Airbnbs,” and she does really well.

Marjorie:
I just think it’s very unscientific how it comes to me, but then I get a little bit more scientific in terms of doing my research. So I mean, the ideas for things like that, they come and it’s about talking to a lot of people, and we have speakers that it’s so much about just hearing a soundclip or a soundbite of someone that’s doing something different and saying, “Oh, that’s interesting. Would that be something I’d be interested in? Let me look a little bit more into that.”

Marjorie:
Sometimes people come up to me and they ask me questions where I can’t confidently answer them and we’d never done a private loan before, but a friend of mine was like, “I want to have this duplex, and I’m only going to buy it if I really have cash to buy it with.”

Marjorie:
We said, “Okay. Let’s start looking at it.”

Marjorie:
So I don’t know that we try super hard. I’m not sitting over at my computer saying, “This is what I should be doing. I need to go for that.” I think it’s more so I pick up on a lot of it from podcasts and talking to people and certainly the investor meetup and things like that. How it comes to me is very unscientific, but how I research them and things like that I think is where the effort really needs to come in to feel comfortable to actually move forward.

Rob:
Yeah. So do you think you could really just clarify here? When you said that you were the private lender, give us the nuts and bolts of this. Were you actually lending out of your pocket to a friend to fund their deal?

Marjorie:
Correct. Yeah, definitely. So she had a duplex in Tampa, Florida. She actually owned the duplex right next door to it. She had found out that they were potentially ready to sell it, and she was hoping it wouldn’t go on the market. Then once it did, her strategy needed to change. So they had some offers, and she knew that she was not going to get it unless she had cash. So she came to my partner and I and she said … She had some other source of income too, but she couldn’t get that person to give her the full source. So she needed another partner to fill in the rest.

Marjorie:
She said, “I don’t need it for that long. It’s only a few months.”

Marjorie:
Actually, the woman I’m talking about is my co-lead at the investor meetup. So I knew her very well, felt very comfortable. She said, “I need X amount. I only need it for X amount of time, and here’s the percentage that I’m willing to give,” which is pretty standard. We were not planning to do another investment in the short term. Sure, having that money is great if you need to jump on something, but I really wanted to try private lending and I really wanted her to get this property.

Marjorie:
So she asked us for a certain amount. We agreed on a rate. My partner’s father is a retired lawyer, so that’s helpful. So he helped us make sure that we drafted up a good contract, and then I was able to really understand it too and help out and work alongside him because I had negotiated contracts before, but it gave me all the education as to all the things that he was thinking about that I just had never thought about.

Marjorie:
She was able to get that property, and then she just paid us back with interest a couple weeks ago, actually. So she only held the money for maybe three months and she HELOCed the property. So she was able to get that loan essentially to cover the amount and then pay us back. So it worked out really well. We did a bunch of just understanding. She’s super organized. She did all of her due diligence. We reviewed all of it just like we would when an underwriter comes to us and asks a bunch of questions, maybe not that in depth, but we understood. She already had a property right next door. She knew very well the value of the property, which made me feel very comfortable.

Marjorie:
We had my partner’s dad help us with the legal agreement. So that not only saved us money, but we got an education around that. Then I just trusted her in general because I’d worked with her for two years now. So I knew what she was doing. I knew the type of investing that she did and all the signs, all the bright lights of “Should you do this? Should you not do it?” were all pointed to yes. She had shown us all the opportunity that she would have with the HELOC and all the numbers and things like that she would have no problem getting that loan to pay us back. So it all worked out and all signs pointed to yes, and we pulled the trigger and it worked out really well.

Rob:
So if I wanted to go out and lend money to somebody, let’s say David, what are some of the things that we actually need to do? Is it as simple as a promissory note, and is it simple interest, compounding interest? How do the mechanics of something like that come together?

Marjorie:
Yeah. Again, ours was not super scientific. We agreed on a rate. That was what she felt that she could pay. She knew how long she would need that loan for. I think some people might not have done that because is it worth giving? It was about 100 grand, and is it giving 100 grand for X amount of time with that percentage? I think some people might not think the juice isn’t worth the squeeze kind of, right? So they might not do it. So we agreed on that. I think that was the biggest, which was to us, is it worth the opportunity cost of some deal came in? I’m not sure necessarily that I have a yes or no feeling around that, but we looked at what the property was. She already had her property right next door valued so we knew what the value of that was.

Marjorie:
When we went to do the loan or went to do the contract for it, there were a couple different ways that you could do it, right? Something that stands up in court that says you have a lien on this property so we would have to get paid essentially or there’s also the other opportunity where we could have actually had her sign over X amount percent of that property should she default. So there was different opportunities to do that. I felt very comfortable with having something written that basically said we have a lie on the property because you owe us this money. So we would essentially be able to bring that to court should anything have gone wrong and say we own X percent of that property because we paid for it and we’re entitled to that.

Marjorie:
So I don’t know if that’s enough of the specifics per se, but-

Rob:
Yeah. I think so.

Marjorie:
… we locked it up pretty confidently and a lot of that reason is because we had my partner’s dad who had negotiated contracts like this in the past. So we learned about it, but overall, more than anything, and I hate to say this because trust is very important, but obviously in the letter of the law, it’s not important, right? Just having a trust and a hope and a wish is not really anything, but we felt like we had enough information in that contract, which there are many good lawyers to work with that, can put together a contract like that for you.

Marjorie:
We’ve had some speak at the Rocky Mountain Women Invest. So I think you should always have a contract and a lock tight contract and agree on how long it’s going to take this person to pay you back, and then what happens when they don’t pay you back after that amount of time. Agree on a rate. What happens if they don’t pay you that rate? Do you want them to pay you monthly? Do you want them to pay you all at the end? These are all the types of stipulations that you need to review with this person if you’re going to loan them money.

Marjorie:
Again, trust that person, right? Get to know that person aside from just putting the numbers together. I don’t know. I don’t know that I would blindly loan to someone I didn’t really know. That’s not my main business, and if I do it again, it will definitely have to be with someone who can provide me all those numbers, and that I know them because it feels better to me.

Rob:
Sure. So I guess what you’re saying is don’t just lend your money out to strangers, which I think is a pretty good tip. I think that might be our quick tip for today’s podcast, but obviously, when you’re putting together these promissory notes and these contracts, they have to go on some fancy stationery. So I’m curious, do you have any tips for using fancy stationeries whenever you’re curating some of these contracts?

Marjorie:
I have never used stationery except for one specific time, and it was to ask someone to sell me their house off market. So no, everything was digital for that contract, but if that’s your lead into this flip conversation, that is a perfect lead in because-

Rob:
It sure is.

Marjorie:
… yeah, I have stationery. I’m pretty sure that was from college. That was given to me by an aunt or something like that, and I’ve never used it, but I’ve always kept it because I was like, “Someday this will come in handy,” and that was, I think, a big reason how I got an off market property, actually.

Rob:
So yeah, tell us about this deal.

Marjorie:
Yeah. So this deal was in the best location possible, and when I say it was in the best location possible, it was in the best location because it was across the street from us. So it was across the street from our primary residence. We actually didn’t really know these neighbors very well, but another neighbor who I was very friendly with had said that this couple was moving out of state. They were retiring, they were moving out of state.

Marjorie:
I said, “Wow! Do you think they might want to sell their house to me?”

Marjorie:
She said, “I don’t know. Go ahead and ask.”

Marjorie:
So I was outside getting the mail, doing something, and I saw her. Her name is Wendy, going to start walking the dogs. I walked up to her and I said, “I hear you’re leaving us.”

Marjorie:
She said, “Yup. We’re we’re flying the coop. We’re going to retire in Northern Idaho.”

Marjorie:
I said, “Wow! Are you guys going to list your house soon?”

Marjorie:
She said, “Yeah, I think so. We haven’t really decided what to do with that.”

Marjorie:
I said, “Well, listen. We have a couple rental properties in the area. We’re familiar with buying and selling real estate, and we would love to make you a really competitive offer to sell.” I said, “We have a friend of ours who’s an agent and so you would actually have to pay no commission because she would come in and partner with us. So we’d save you on that. You wouldn’t have to go and get your house in a good state for sale,” because they had three dogs. So I know that they did not want to have to shuttle these dogs in and out to do showings and things like that.

Marjorie:
I realized, too, in talking with her that she also really didn’t want to do a lot of work to the house, and the house did need some work. They did a good job keeping it up, but they hadn’t made any aesthetic updates. They hadn’t really done any large scale updates that probably might have needed to some deferred maintenance that needed to be done.

Marjorie:
I said, “Think of us. Let me know what you think. If you want to talk with your husband, we’re certainly willing, and there’s no time frame for us. So we can be as flexible as you guys need to be.”

Marjorie:
She said, “Thanks.”

Marjorie:
So I went back into the house and didn’t think anything more about it, right? I’m going to shoot my shot and see what happens, but I did want to memorialize the conversation. So I took that really pretty purple stationery. I don’t like pink and purple. That’s not my color, but I took that pretty purple stationery and I wrote a very nice note on it just to memorialize our conversation and say, “Wendy, we would love to do all these things. Here are the things that I think would be really beneficial to you. Let me know if that works for you guys.”

Marjorie:
Got the mail. She had waved one time when I was driving away and said, “We got your mail. Thanks,” blah, blah. Still thought nothing of it. A month later, she caught me as I was doing something outside and said, “I think we want to go with you guys.”

Marjorie:
This is after we had just finished stabilizing another long-term rental. So we were exhausted. We were very tired. So I called my partner on the phone and I said, “Hey, so good news? We got another property.”

Marjorie:
She was like, “I thought we promised ourselves that we were going to take a little bit of a break.”

Marjorie:
I was like, “Nope. This is too good of a deal. Let’s do it.”

Marjorie:
So anyway, it was a flip across the street. So we did get 30-year mortgage for it. So we knew we were going to have some carrying costs, but I think the magical thing about this was that we brought in an investor, a friend of ours who’s actually an agent because I do not have my real estate license and neither does my partner. So a big opportunity for getting this under contract I think was that the seller did not have to use. They didn’t have to have a representation.

Marjorie:
So our agent, our friend, our investor acted as a transacting broker. So she was representing the seller and she was representing the buyer. I think the nice part about this whole thing was that we actually hugged after we got to the contracting table. They were so happy. I think in a lot of ways you think that you’re taking advantage of people. They were so happy that we were doing this for them. They were so happy because they were building a house in Northern Idaho. We were giving them cash immediately. We did a rent back for her because she had a little bit of a retirement party that she was going to. So I feel like both sides really got something really good out of this. I think a lot of times people feel like, “Oh, you got a house off market. You must have tricked them,” or “You’ve done something,” or “You offered them something, and that wasn’t right.” No, this was fantastic. Both sides were equally happy about this.

Marjorie:
So in terms of the numbers, which I’m looking at right now, but in terms of the numbers, so we paid 460 for the flip and we felt like that was actually pretty good. We thought we could actually spend all the way up to probably about 500 or a little over 500 and still make the money that we wanted to make. Aside from the acquisition cost in terms of rehab costs and carrying costs, we paid about 95,000 combined, and then we wanted to list. So we got ourselves into the 550 range. We had assumed that we wanted to make about a 100K. So we were going to list it at about 650 if I’m just creating simple math, and because the market just exploded while we were doing this, we already thought we would do well because we saw some of the comps, but we ended up listing for 645 and we sold it for 741.

Marjorie:
So like I said earlier that Denver’s a hot market, Denver is a hot market, but to some of the stuff that we were talking about earlier, this is where I just couldn’t say no to this deal. We had never done a flip before, but you just knew inherently by knowing different things about the deals you had done previously. We had talked to so many renters that were going to rent some of our properties and telling us what the rentals look like, how they had to rent because they couldn’t buy a house.

Marjorie:
So we ingested all that knowledge somewhat ominously in terms of we just knew it was a good deal because we had been in this space, we had seen what the numbers were doing, we had friends that had told us what was going on. Rocky Mountain Women Invest speakers had also told us. So it was just through osmosis that we had understood that when we looked at this deal and we looked at all the numbers, we were like, “Yeah.” We already had a crew to do the rehab, and we have a fantastic crew. I mean this, our contractor is like our older brother. He’s amazing. It just ended up really, really well. We nailed it and I’m so happy that we went forward with the deal.

Rob:
Congratulations. Well, I think that’s a very rare circumstance where you want to hug the opposite party at the end of a transaction. I’m waiting for that day where I want to hug the opposite side of that because it’s always a little tense there at the end. So that sounds like a really good deal. Congratulations. So what was the exact profit on that after you listed it and you said it went for 741?

Marjorie:
Yeah. So splitting it three ways across the three of us, everyone got about 55,000 each. So in terms of return on investment, it was about 75%.

Rob:
Really nice. Congratulations. So then obviously, you took your 55,000 and bought a nice car?

Marjorie:
Do you mean that we put that money into the house that we just closed on this week because we’re gluttons for punishment and we can’t stop. We’re just real estate junkies.

David:
I don’t know how much punishment that is making $55,000 three ways.

Rob:
Oh, man. I hate making 55,000.

David:
Yeah. I was just really tired from the last deal and I didn’t know if I wanted to. I just gritted my teeth. Real estate’s horrible.

Marjorie:
So here’s the other problem where in the beginning of the story I said it was the best possible location. It’s actually the worst possible location, too, because now you have neighbors that know that you were the ones that did this work because all your other neighbors saw it. So I don’t feel badly. We did a really good job on that house, but I think it was somewhat serendipitous that we got this other place and we’re actually moving into to it.

David:
Well, you made those neighbors a lot of money is what you did. Their houses are all worth quite a bit more after that.

Marjorie:
That’s right. We had some realtors on the street that had been looking, and I was looking across the street through the window and we had some other neighbors looking through it and I was like, “We must have done something well. They’re so curious.” So they were very happy.

David:
All right. So you’re clearly good at making money on deals. We want to hear about another deal that you’ve done. We’re going to move into the next segment of our show, The Deal Deep Dive. All right. Marj, in this segment of the show, we are going to dive deep into one particular deal you’ve done, Rob and I will alternate asking you questions and you can fire right back at us. Question number one, what kind of property are we going to be talking about?

Marjorie:
We are talking about a multi-family property. It is a triplex.

Rob:
Question number two, how did you find it?

Marjorie:
So like I said, we can’t stop ourselves from looking on the MLS. I’m on Redfin all of the time. I think that they have the best mobile app experience, actually. So when I have a little bit of a break or I’m waiting for someone to join a Zoom, I am constantly looking on the MLS to see what’s going on, if not for a property, to see what other houses look like and what the price is and things like that. I’m just ultimately curious about every single house that gets listed.

Marjorie:
So we saw this one. It probably was on the market for I think less than an hour when it it listed and I shot it over to my partner immediately. I was like, “This is really interesting. Please look at this.” So they came into my office and they said, “What are we going to do? This is interesting.”

David:
How much was it?

Marjorie:
The price, it was listed at 1.4 million.

David:
Okay, and then how much did you buy it for?

Marjorie:
So I’m very prideful of how we got this deal because we actually decided to go into it. We just directly called the seller’s agent and we introduced ourselves and said what our intent was, “We’re investors in the area. This is a really interesting property. We want to live here. What’s your comfort level in terms of being a transacting broker?” Come to learn now, he is a commercial broker. He’s not a residential agent. So I think in general, he works with the guy that owns this, who owns a lot of commercial real estate. I don’t know if I can say this, but it’s actually an NHL player that we’re buying this property from. He actually used to be part of the Colorado Avalanche, but I guess it’s all public records so it doesn’t matter.

Marjorie:
So we started talking with him and presenting ourselves in a way that we thought that he would be very interested. When we started to talk with him more and more and ask questions, the place was fully furnished. The seller didn’t want to deal with furnishings. The seller was out of state. This guy being the seller’s agent was going to have to do everything, right? He was going to have to work on the staging. He was going to have to get the mobile notary. He was going to have to do everything.

Marjorie:
We said, “We’ll do all that for you. You don’t have to worry about the furniture. You don’t have to do any of that stuff.”

Marjorie:
The other thing I think he was pretty nervous about was that this was a very funky property in the sense that it’s surrounded by a lot of single-family homes in that price range. I think he wanted someone to take it on that understood that type of real estate and that wasn’t afraid to take on something along those lines because I think when people think about paying $1.4 million, they want an amazing single-family home and this was not. This was not the same thing.

Marjorie:
So we really presented ourselves as someone who really understood what he was asking for. We would do everything, and then we would not bring a buyer’s agent so that he could figure out with his client. He could save his client some money. He could also negotiate his commission with his client because they have a long-term relationship. So he could come out looking really well, too, and then he could really have more control over the deal as well.

Rob:
That sounds basically how you negotiated it. How did you fund it?

Marjorie:
So we funded it through a majority of the profit that we made off of the flip and then we had done a cash out refi on our primary residents. One of the speakers that I listened to at the Rocky Mountain Women Invest had said to me once, “When you have equity in your home, you’re not earning equity on your equity. You’re earning that because you bought the house to begin with and that house itself is earning the equity, but if you took that money out, you’d still be earning the same amount on that house. So you’re essentially just having money sit there and do nothing for you.”

Marjorie:
So we ended up taking money out of our primary residence. So we used a combination of that and a combination of the profit from the flip, and that was what we were able to use as a down payment, but it was a residential loan so we did 20% off of that, and we offered through talking with this agent who did accept being the transacting broker and talked to the client and they were all comfortable, we talked with him and said, “What is going to get this deal done so that no one else goes and sees it?” because when I called I was pushy and I was like, “Just let us see it. I know it’s not staged or cleaned. Just let us see it. We don’t care. We don’t care at all. Please just don’t,” and he didn’t have any appointments till Saturday. We made an offer with a expiration of Friday night. So we made an offer of 1.5. So we went 100K because we were like, “We’re done with this. We know how hot the market is. We know what the opportunity is for this property. We’re just going to go for it.”

Marjorie:
So we were out Friday night, got a text from the agent who said, “You got yourself a deal.” So no one else even saw this property. It was ours. They took it off the market immediately.

David:
How did you fund this deal?

Marjorie:
So we funded them through a 30-year fixed mortgage, and we put 20% down because it was a residential property because we would be living in it. So we didn’t have to pay the extra 25 or the extra 5% that you would with more of a standard loan on investment property, which would allow us to outfit this property in a way that we were okay living in a multi-family because we haven’t lived in one before.

David:
I’m curious, how did you find whatever lender you ended up using?

Marjorie:
So lender we used is actually a woman that had spoken at the investor meetup, who I invited to speak and she’s fantastic. I’ve actually used her for almost all of our deals. I know that people shop around for a lot of different rates and whatnot, but because a majority of our income and debt and things like that are in real estate, I really feel comfortable with her because she’s very creative in terms of how she can get the underwriter to understand what our assets are, that rentals are not necessarily debt but they’re assets.

Marjorie:
So she does a really good job of helping us and being creative to get not only good rates, but also get us under contract. So it was a lender that we had worked with. I think she’s done all of our rental properties at this point.

Rob:
Awesome. What did you do with it? Flip, BRRRR, rental, all of the above?

Marjorie:
I would say it’s still pending, but we will be moving out of our primary residence in Arvada. This house is in Denver. So we’re moving out of our primary residence. We will be occupying … So it’s a three-unit in the sense that there is an ADU, a brand new ADU in the backyard, so an accessory dwelling unit in the backyard. We will be living in that. Then there is a front house to this on the same property that has an upstairs unit and a downstairs unit. So like the theme of this entire podcast, we’re going to try our hands at something new again. This is our first multi multifamily, but it’s also going to be our first short-term rental. So we’re going to short term rent the basement unit while we’re there. So we’re trying another one.

Marjorie:
The nice part about this deal, too, is that in terms of what we were paying for our mortgage on our primary residents to get into this house, obviously more money down, but to get into this house, it doesn’t really increase our mortgage at all. So we’re going to be able to offset quite a bit of the cost of this with renting out the front unit upstairs and downstairs and then get over ourselves an education on Airbnb as well because that’s the next thing that I really want to learn more about.

Rob:
I wonder if there’s anyone that could help you with that.

David:
Something I want to highlight about what you mentioned is you bought a much more expensive house but your payment did not go up. I like to bring this up because a lot of people associate higher price with more risk. It’s like this leap of faith. You have to take, in many cases, higher price equals less risk. You get into better neighborhoods. You get better tenants, especially when interest rates were lower. Now, you’ve got several units that you can be renting out. So you’ve diversified income streams. It’s less risky than when you’re buying at a lower price point in a worse neighborhood or a worse property. So that can be tricky when you’re making your way through real estate and you’re getting into bigger and bigger deals. They feel scarier, but that doesn’t mean that they are, and you also answered the question about what was the outcome. So last question will be, what lessons did you learn from this deal?

Marjorie:
I learned, I think, how to communicate with my partner and encourage them to live in a multi-family deal with me because there’s some no-nos that we have in our relationship, which is I’m not going to live in an eight-unit apartment complex. Craig Curelop always says, “The more money you make based on the more uncomfortable you are,” and we’re not okay with all of that uncomfortability. So I feel like we found the perfect property to figure out how we both could live in this and feel good and have it be a good investment, but also a comfortable space for us to live in.

Marjorie:
So I feel like that was a milestone in our relationship, which is trying to figure out what is our limit or what can we do from utilizing or leveraging our own ability to live in these properties that we want to invest in. So I think that was a win and that doesn’t seem like much, but actually, I think with people who are spouses and things like that or have partners, it’s actually good to figure out that common ground of where you can be.

Marjorie:
Then I think in terms of that outcome, I’m excited to learn something new. I’ve talked with a lot of people that do Airbnb, but we’ve never done it ourselves. I feel as though it’s somewhat a less risky way of getting into that being that you’re right there, which could be a good thing, could be a bad thing, but I think while we live there, it’s great and our exit strategy can always be we could rent the whole thing. We could rent long term upstairs and downstairs. So lots of different exit strategies. I think it’s just another notch in our education process to help us continue to want to invest in different types of opportunities, but also different types of real estate investments.

Rob:
For sure. Well, for the record, I do think that being there is definitely the least risky way to do it. If you’re there, you can pretty much handle any situation instantly. Whereas if you start investing a little bit farther out, you got to depend on your team more than on yourself. So I think you’re doing it right.

David:
All right. That will bring us to the last section of the show. It is the world famous-

Speaker 4:
Famous four.

David:
In this segment of the show, we are going to ask you the same four questions we ask every guest every episode. Question number one, what is your favorite real estate-related book?

Marjorie:
Real estate-related? I’m currently reading Brandon Turner’s Multifamily Millionaire, which I think people like to have these obscure ones and things like that, but that one is just so dead on, just really easy to understand. Multi-family, I think for some people it’s intimidating, but the concepts that he uses in there, it’s like I can hear Brandon talking to me and narrating this book because it’s so in Brandon Turner speak, but he makes it so incredibly simple that I feel like he’s just beating me over the head with these concepts, and if I can’t get at them, then I don’t think anyone can get them, hopefully. I don’t consider myself such an amazingly smart person, but I think it’s so well done and it breaks it down so easily that it’s a two part book. This one’s the smaller multi-family and then there’s another instance of it.

Marjorie:
So I don’t know if I would say it’s my favorite, but that’s what I’m reading right now. I tend to read books that are not necessarily as much real estate-related. So that’s what I’m reading right now. I’m enjoying it, and if you want to learn about multifamily, I feel like that is a really good, concise, easy to pick up and easy to read book.

Rob:
Awesome. Okay. Question number two, favorite business book.

Marjorie:
Okay. This is the one that I was excited for, but everyone has those turning point books in their lives. My turning point book, and it actually was one that I heard another guest on the podcast talk about, which I got it for networking, honestly, and it ended up being conceptually so much of what I live my life by, but the book is Give and Take by Adam Grant, which I’m sure other people have talked about on this podcast, but I just think the good of it is just so amazing, and a lot of what it talks about is really around that giving, it makes you so successful in so many areas of your life, business, relationships, networking, everything.

Marjorie:
It’s really what I think about when I do any deal, whether that’s in real estate or in my W-2 job or in my relationship or in a friendship and just it’s amazing to me if you are a kind person that gives back, you will ultimately be successful. There’s so many ways that that can infiltrate your life. So I highly recommend. I don’t even know if it’s so much business, but it’s just such a good book. The person that I got that from, he was a master networker, and he thought that book was really good and helped him. I would say yes in networking, but every single area of your life. So I really highly recommend it, and I think it makes me very much a better negotiator. It’s giving back to the community with Rocky Mountain Women Invest, but highly, highly recommend.

David:
Yeah. We interviewed Adam Grant on our podcast episode 467. So if anyone was curious to learn more about old Adam, you can check him out where Brandon and I interviewed him. I also recently think he made cameo on HBO series Billions. I’m pretty sure I saw him on there. It’s a really quick scene, but if anybody out there has any access to the production team of Billions, let them know that Rob and I would be a very good asset to bring in for a real estate-related role. All right. Back to regularly scheduled.

Rob:
We are willing to be ascendants also, just if you’re just looking for that.

David:
Rob, you could probably play my butt double, I suppose. You mean do a couple months of squats, make sure I look good, but yeah, I can see that.

Rob:
We’ll negotiate off camera. Question number three, outside of taking on really crazy real estate projects that scare you and that you’re willing to take on head first, no, that’s not, take on head on, there we go, what are some of your hobbies?

Marjorie:
I love sports. I’m a highly competitive person, which makes me a really good fit for a sales role, but also, I’m a big car enthusiast. It was how my dad and I bonded I think a lot as a kid. So there’s a guy I follow who invests in Northern Colorado, Mark Ferguson, if you guys have heard of him, and he’s a 95%-

David:
He talks about his Lamborghini every now and then, doesn’t he?

Marjorie:
Just a moderate amount, just a moderate amount, but I like his theory on it because I think it aligns well with mine, which is he’s also open to alternative investments, which you could. It is classified that real estate investing is an alternative investment, but cars are also alternative investments. So I try to though just like him find cars that are unique enough that they appreciate and value because it’s a little bit of a bad habit in terms of opportunity cost sinking money into that versus real estate. So I try to keep it at a point where my partner and I both agree that it’ll hold its value or it will appreciate, and that I don’t go and sink something into a car that’s just going to just tank right off the lot or something along those lines. So you can find me definitely at some car meetups because I do love that.

David:
All right. Last question for me. In your opinion, what sets apart successful investors from those who give up, fail or never get started?

Marjorie:
I think looking at every deal. I think know your bounds, but anything that fits into your bounds always say, “Yes, I’m at least going to review this.” Try something new. From my perspective, I think once you get dead set in doing something, you have blinders on to other opportunities that might come up. I think it’s great to get very specialized, but don’t, I guess, negate the opportunity to listen to a new deal or someone’s experience or something like that, and then go research it for yourself. Try it. There’s so many different ways and so many different people that can help you figure that out, and don’t be afraid to take on the risk.

Rob:
Well said. Well, final here, not a question, but, Marj, earlier you were telling us you had 300 followers on Instagram and we got to pump up those numbers. So can you tell us a little bit more about where people can find out more about you, where they can follow you on the socials?

Marjorie:
Yeah. David and I were talking about those. I have a terrible Instagram name, but if you want to follow me, I sometimes posts there. My Instagram is TheeMarjPatton. So T-H-E-E. Terrible, but I am much more active on our Rocky Mountain Women Invest Instagram. So it is just like it sounds, Rocky Mountain Women Invest except the Mountain is spelled MTN, and you guys should absolutely come if you are in the Denver area or if you’re just going to be here sometime if you are a female or a woman looking to get more, find a community, network with people, listen to really good speakers. We’re trying to grow this thing and it’s just one of my favorite things. So I’m always happy to talk and certainly talk about this podcast and you can tell me if it actually was helpful or not helpful, whatsoever. So I to totally welcome it, but yeah, look forward to that.

Rob:
That’s awesome. Did you say that your Instagram handle is thee like T-H-E-E?

Marjorie:
Oh, yes. Embarrassingly, yes.

Rob:
Very proper. I love it. David, I think we just figured out the solution to your TikTok problem, TheeDavidGreene.

David:
Because you do copy Zerber so it fits with the sir thing.

Rob:
Yeah.

David:
Yeah. This is good. Increase thy pockets or something. I can see a way that we could work this in there. Increase thy pocket size.

Rob:
Thy David Greene, and you could keep the 24 if you want. I’m relatively certain there aren’t 23 people that-

David:
No, but we should change it to one score and four more or something like that. Isn’t a score 20 from the old Abraham Lincoln? Four score in 20 year. I don’t actually know how much a score is.

Rob:
I think that is correct. I just don’t know what it means. I’ll be totally honest. I’ll be vulnerable just for all of us.

David:
Well, you’re doing it in a moment of ridiculousness, so good idea. Rob, if people want to find out more about you, where can they can they do so?

Rob:
They can always find me on the YouTubes. If you’re looking to learn how to build tiny houses, Airbnb businesses, unique spaces, real estate investing and everything in between, you can always find me at Robuilt, R-O-B-U-I-L-T, Instagram on Robuilt, TikTok Robuilto, and yeah. That’s it for me. I mean, you can follow me on Twitter, too, if you want, Robuilt channel, but the first three are more important.

David:
Yeah. I forget I have a Twitter a lot of the time. I need to be better about that. I just hired a social media company to help run my pages. So I need to remind them that.

Rob:
Well, this is going to be the turning point where we get you to go viral in the Twitter sphere. So what are your handles?

David:
I heard AMMA, he’s actually a former Olympic wrestler, Henry Cejudo, was trash talking someone else and he said, “You couldn’t pin a tweet,” and I thought that was very funny, and also reminded me that Twitter is still around. So my handles are DavidGreene24. As Rob likes to say, there were 23 that came before me and I was able to snag the 24 spot, and then we’re trying to figure out what my name’s going to be on TikTok because everybody else … I think TikTok is the most visited website in the world more than Google, right?

Rob:
It’s true, especially now that you’re dancing on there.

David:
Well, do you think that I could have something to do with that? I’ll take the credit for it. It seems impossible that something could have more visits than Google. That is one of the feats of the world I would say that you should put up there the most impressive accomplishments anyone has ever accomplished. To have anything more than Google seems like it would have to be up there. So yeah, that TikTok thing. I’m also afraid to get on it, though. Brandon has warned me numerous times how addicting it is. So I just won’t look at it. It’s like Medusa. As long as I just don’t make eye contact, I think I’ll be okay. So I’ve hired other people to go post stuff on there.

Rob:
I hang out with some friends every Wednesday night and at the end of the night, one friend always broadcast his TikToks, what he’s liked, and it’s always just crazy stuff. Then I always look at mine and it’s always entrepreneur, real estate, tiny house-related and I’m like, “All right, good. I haven’t fallen for it yet.”

David:
You’re dancing with the devil in the pale Moonlight. I got to tell you, Rob. All right. If anybody would like to invest with Rob and I, we are still raising you for a deal that we are doing. You can go to investwithdavidgreene.com or you could just shoot us a DM, credit investors only at this time, but if you’re looking to make some money and you’re just nervous about this market, you don’t want to try to figure it out yourself. This is a great alternative, Marj, I want to thank you for being on the show and being such a good and compelling storyteller. This was a very good time. Is there anything you’d like to leave our audience with before we get out of here?

Marjorie:
No. Come see us at Rocky Mountain Women Invest. Thank you guys so much for having me on the show.

David:
All right. This is David Greene for Rob dancing with the devil in the pale Moonlight Abasolo signing off.

David:
What was the name of that guy that was on the cover of all the romance novels.

Rob:
Oh, Fabio?

Marjorie:
Fabio. Fabio.

David:
Fabio. You could be a Fabio.

Rob:
I don’t think I could pull that off.

David:
You are, man. You’ve got this very, very Dos Equis most interesting man in the world presence.

Marjorie:
You’ve got the hair for it I think, too.

Rob:
That’s right. Well, maybe I’ll change my channel to Fabiobuilt.

David:
Well, yeah. It’s just Rob is so flat. It doesn’t do you justice. That’s just my opinion.

Rob:
Hey, you know what? Your opinion is valid. We’re all entitled to our opinions.

David:
Yes, and you’re entitled to change your name to something that fits whenever you see fit.

Rob:
Hey, you can call me Fabio anytime you want. By the way, welcome to BiggerPockets.

David:
All right. Marj, welcome to the BiggerPockets podcast. How are you?

The real estate market is still as hot as its ever been. Despite rising interest rates over the past few months, the market continues to set new records. 

Many anecdotes point to it being a simple farce. For example, homes have sold for a million dollars over asking price in San Jose, Washington D.C., and San Francisco.

In Jackson County, Missouri (which holds most of Kansas City), only 0.8 months of inventory was left in March. In other words, for every five homes that sold in March, four remained on the market going into April. For comparison’s sake, a “balanced” market that favors neither buyers nor sellers has six months of inventory.

Overall, prices are up 14% year-over-year and have almost doubled since the trough of the Great Recession. But a few other national stats from Forbes paint an even better picture:

• “Active listings (the number of homes listed for sale at any point during the period) fell 22% from 2020 and 41% from 2019.
• “45% of homes that went under contract had an accepted offer within the first two weeks on the market.
• “32% of homes that went under contract had an accepted offer within one week of hitting the market.
• “43% of homes sold above list price.”

Indeed, the average sales price was 100.5 percent of asking. If you look at home prices from 2000 to the present, even the Great Recession looks like little more than a minor setback:

And while the pace of increases has slowed with rising interest rates, it’s still on an upward trajectory. 

But why is this happening?

The correct answers relate to COVID-19 and the Great Recession itself. But let’s start with what’s not causing the housing boom despite the endless proclamations from various pundits.

Non-Cause #1: Wall Street

Wall Street always makes for a good villain, and they certainly have had their share of scandals. For one, CEO of Gravity Payments, Dan Price, stated that Wall Street firms owned over 15% of all single-family residences. 

Fortunately, he was off by a factor of about 30. If Wall Street is trying to make “a nation of renters,” they’re doing it at a snail’s pace.

In 2018, there were about 83.3 million single-family homes in the United States. As Gary Beasley notes in Forbes,

“Researchers at my company, Roofstock, estimate that large-scale landlords today own approximately 450,000 of the roughly 20 million single-family rentals in the U.S. While this represents considerable growth over the past decade, it represents less than 2.5% of all single-family rentals and less than 0.5% of all single-family homes (including owner-occupied).”

While the added competition Wall Street brings will technically affect prices, the margin is negligible. Furthermore, the share of single-family properties being bought by investors of all kinds has actually been declining since 2013.

Wall Street’s effect on housing prices is tiny. So if it’s not Wall Street, what’s another popular villain to blame? 

Non-Cause #2: The War in Ukraine

Russia’s invasion of Ukraine has certainly exacerbated supply chain issues globally. Still, it is not the cause of inflation in general and certainly not the cause of price increases in housing. Indeed, inflation was already 7.5 percent in January and 7.9 percent in February. The invasion of Ukraine started on February 24.

This excuse seems bizarre to me. While the timing is off with inflation, it’s wildly off with housing prices. 

Like Wall Street, it may be fun to blame Putin for everything, but this one isn’t on him.

So let us turn to what is really driving home prices through the roof.

Cause 1: More Money, More Inflation

“Inflation is always and everywhere a monetary phenomenon,” the famous economist Milton Friedman once said. I think this is a little simplistic, but it’s certainly true that all things being equal, more money will equal more inflation. 

And there is undoubtedly a lot more money in the economy these days. According to Tech Startups, about 80% of all dollars in circulation were printed since the beginning of 2020! While these numbers have been challenged to varying degrees, there is no question that a lot of money was pumped into the economy as Covid threw the entire world into a tailspin. 

For example, here is the Fed’s chart for the money supply:

Milton Friedman, as mentioned earlier, also introduced us to the Quantitative Theory of Money. The equation looks like this:

M (money supply) x V (velocity) = P (price level) x T (Volume of Transactions)

In other words, the amount of money multiplied by how fast it’s spent equals the prices multiplied by the amount of stuff being bought.

During the height of Covid, the money supply dramatically increased at the same time the economy took a nosedive. In many ways, these two things counteracted each other as the economy’s slowdown in 2020 reduced the “velocity” of money. To put it simply, the number of times each dollar was spent decreased. This is what kept inflation in check during 2020 and for most of 2021. 

So, for example, if I have one dollar and buy a widget from you, and then you turn around and buy a piece of candy from John, that dollar has been used in two transactions. The velocity of that dollar stands at two, and there might as well have been $2 in the economy. On the other hand, if I had two dollars and then bought a widget from you and a piece of candy from John and both of you held that dollar, the velocity of each dollar is one. 

In the second scenario, the money supply is twice as large, but the inflationary effect is the same as in the first scenario since each dollar is spent only once.

Whenever there is a recession, velocity is reduced. But now that the economy has picked up again as COVID has waned, velocity is accelerating, but with many more dollars in circulation. Thus, we have a higher money supply (M) and higher velocity (V).

Thus, inflation. 

In the end, what we call “appreciation” in real estate is really just housing inflation. But that doesn’t sound as nice, so we made up a different word for it.

Of course, housing inflation is particularly spurred on by interest rates, which despite recent increases, are still at historic lows.

The discount rate is the rate that the Federal Reserve lends to other banks. Historically speaking, it has mostly hovered between 2%-6% but has climbed as high as 13% when Paul Volcker decided to “break the back of inflation” in the early 1980s.   

The discount rate has been below 3% since the Great Recession of 2008 and has remained around one. It dropped to zero after COVID, and the Fed only raised it again in March 2022. 

Even the Fed’s announced plan of raising the discount rate to 1.9% by the end of 2022 and to 2.8% by the end of 2023 would keep the discount rate below the historical average.

Interest rates are also low in real terms (versus nominal). Given that inflation is at 8.5% around late April 2022 and the average 30-year mortgage is just over 5%, that still means the cost of borrowing is less than inflation, which really shouldn’t be a thing. And, of course, interest rates a year ago were even lower, with some people getting mortgages under 3%, somehow.

Low-interest rates obviously encourage home purchases. In addition to that, there are still a ton of government incentives to purchase a home. For example, FHA loans allow buyers to get in for as little as 3.5% down. 

According to Economics 101: More money chasing fewer goods (fewer houses, in this case) means prices go up.

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Cause #2: A Historic Housing Shortage

While some of the housing price explosion has its roots in 2020, much of it goes back to 2008. As is typical, we over-corrected for the real estate-driven financial crisis of 2008.

I remember driving through empty subdivisions that littered the country in the years following the Great Recession. It was surreal. 

Those days, however, are long gone. The shell shock of that crisis caused the government, banks, and developers to all, implicitly at least, stop building.

But the population of the United States didn’t stop growing.

From 2000 to 2007, there were at least a million housing starts each year. From 2005 to 2007, there were over two million. Then the crisis hit, and housing starts fell through the floor. They didn’t break one million again until 2020, and then Covid happened, and the lockdowns shut down and delayed every new construction project. 

Virtually everyone predicted the real estate market would collapse when COVID hit. Weirdly, no one seemed to realize it would simply exacerbate the housing shortage that was already acute. 

Freddie Mac released a study purporting to show a 3.8-million-unit housing shortage in the United States in 2020. This is up from 2.5 million just two years earlier. 

Supply and demand are undefeated. When demand outpaces supply by that much, you can expect a few upper-end homes in coastal cities to go for a million over asking. Furthermore, houses and apartments take time to build, especially since strict permitting and zoning regulations often impede development. This is not a shortfall that can be quickly resolved.

Supplemental Causes

While increases in the money supply and a nationwide housing shortage are the main drivers of housing prices, a few other supplemental causes could be thrown in with Wall Street and the war in Ukraine as minor accelerants. 

For one, there have been a lot of supply chain issues of late that have caused all sorts of costs to increase. The most noteworthy in the real estate world has been lumber, but it’s also a systemic problem. 

Supply chain issues have exacerbated inflation, caused development and rehab projects to be delayed, and forced housing suppliers to pass prices onto consumers. But to believe that everything will return to normal when these issues are resolved is, unfortunately, wishful thinking.

In addition, Airbnb has been accused of choking supply as well. Presumably, as more homeowners decided to use their house as a short-term rental, this should have hurt the hotel industry and caused a boon in home construction to fill the gap. But, there was no boon to development, so the housing shortage was exacerbated. 

One study, for example, found “that a 1% increase in Airbnb listings leads to a 0.018% increase in rents and a 0.026% increase in house prices.” While that does count as an effect, like Wall Street, it’s negligible. There are some 660,000 Airbnb listings in the United States. Some of these are for a spare bedroom or only used as a short-term rental part of the time. But even if you assumed all 660,000 were single-family residences, it would be less than 1% of the total housing stock.  

Conclusion

There are many reasons housing prices are skyrocketing. By far, the two most significant have been low-interest rates and the corresponding increase in the money supply along with a historic nationwide housing shortage.

Furthermore, while interest rates are increasing, they’re still well behind inflation, and the housing shortage isn’t going away any time soon. Overall, we can expect prices to continue to rise, although probably at a slower rate, as interest rates climb and we reach affordability limits.

We can expect housing prices to remain high for the foreseeable future.

Ashley:
This is Real Estate Rookie episode 177.

Tammy:
I always get three quotes for everything. And the reason I do that is one to see what the better price and the person I get the best vibe with, but also to learn. And I get information that helps educate me for my decision.

Ashley:
My name is Ashley Kehr, and I am here with my co-host, Tony Robinson.

Tony:
Welcome to the Real Estate Rookie podcast. If this is your first time joining us, we are the podcast who’s focused on those investors who are at the beginning of their journey, and we’re here to give you the inspiration, the information that you need to keep going to kind of blow up your career as a real estate investor. Ashley Kehr, what’s new? What’s going on?

Ashley:
Just, I’ve been this whole episode. I’ve been doing my knee extension, so I’ll always sit here, kill two birds with one stone.

Tony:
There you go.

Ashley:
Yeah, still a recording from my couch, but I actually finally closed on a property that is going to have my office in it and also a nice little recording studio.

Tony:
Awesome. Well done.

Ashley:
I have to actually, you’ll have to remind me when we’re done recording this, I have to ask our producer, Eric, what exactly do I need to actually fill down…

Tony:
In your studio.

Ashley:
… a studio?

Tony:
Yeah.

Ashley:
Then I can look more professional like Tony, instead of sitting here on my couch in a Biggie Smalls t-shirt with my leg on ice.

Tony:
But it wouldn’t be Ashley, if you weren’t in the Biggie Smalls t-shirt, right? You got to have some cool t-shirt on, but no, congrats, Ashley, on closing that property. I know that’s one you guys’ working on for a while.

Ashley:
Yeah.

Tony:
So happy to see you across the finish line.

Ashley:
Thank you. Thank you. What about you? What’s been with you?

Tony:
Yeah, we actually have a property under contract out by you so we’ll find out…

Ashley:
[crosstalk 00:01:47] get an under contract that you signed?

Tony:
Yeah.

Ashley:
Yeah.

Tony:
It’s under contract now. Yeah. We’re flying out there, not this weekend, but next weekend. We’re going to be out there for…

Ashley:
Okay, well, I’m going to come.

Tony:
… two and a half days. You got to come, come check it out.

Ashley:
Yeah, definitely.

Tony:
Most definitely.

Ashley:
And so, it’s less than two hours from me.

Tony:
It’s second hour and a half, right?

Ashley:
Yeah.

Tony:
Yeah. Yeah.

Ashley:
Super close.

Tony:
Something like that. We’re flying into, I don’t know, I think Rochester…

Ashley:
Okay. Yeah.

Tony:
… then we’re driving in. Excited to see it. Actually, it’s run right now as a bed and breakfast so it’s like a seven bedroom. I think it’s like 5,000 square feet. It’s a massive property. We’re still debating on whether or not we’re going to continue to run it as like a bed and breakfast of who people can rent out the rooms or just rent it out as like some massive property that big parties can book and maybe do weddings or something like that. There’s a lot of opportunity so we’re excited for that.

Ashley:
Yeah. Cool. We’ll have to do a Rookie Reply episode on it once you get more into the dealer…

Tony:
Once we get that up and running.

Ashley:
… maybe when you close on it. Yeah. That’ll be cool to talk about.

Tony:
Yeah, most definitely, it’ll be cool.

Ashley:
A unique property.

Tony:
Yeah.

Ashley:
Today, we have Tammy Skit on and she is an investor out of California, but actually bought her first property in Florida. She talks about how she used another investor’s blueprint to build out her first property and how she has grown and scaled to 17 properties now. Also, if you’re interested in 1031 exchanges, she does a great job of modeling how she’s been able to use that tax advantage to really build her portfolio.

Tony:
Yeah, Tammy. So Tammy’s got like her crazy story, right? She talks about gang houses, buying houses with no sub-meters. There’s a long story about a burrowing owl. If you haven’t heard of about a burrowing owl, you’re going to learn about that today. But I think at the heart of Tammy’s story is just this lesson of not shying away from problems that other investors are afraid of and she’s really used that to her advantage. The other thing that really stood out to me during her story, just her thoughts on goal setting and we kind of talked a little bit throughout the episode of how that’s played a big role for her as well. Ashley, just one question for you, right? We’re like three months or now four months into the year. Like, I don’t know, 10 years from now, what does Ashley Kehr? Where do you want to be? Because I shared mine on the podcast, but you didn’t share your story. What’s Ashley’s 10 year goal?

Ashley:
That’s because that’s so hard for me to look 10 years from now. It’s hard for me to even look two years from now. But…

Tony:
Yeah.

Ashley:
… honestly, my 10 year goal I think would be to… Let’s see, how old will my kids be? Like 15, 16, and 18. I think my goal will be to work 15 to 20 minutes a day, maybe an hour, but still have so many things going on in the background, but I just don’t need to be involved.

Tony:
Okay.

Ashley:
I am that mom, that’s driving our kids to football practice, to…

Tony:
Yeah. Yeah. Yeah.

Ashley:
… snowboarding, to all these different things, and then just being able to be spontaneous with them. I liked how Tammy says in this episode with goal setting is how you pick like even the silly little things that can motivate you to get things or to change things. That’s like, I had this revelation when during COVID my kids went to private school and we had to drive the kids every day to school. My first thought was like, ugh, I have to drive on school every single morning. Then someone said, a friend had said to me, I get to drive my daughter to school every morning.

Tony:
Yeah.

Ashley:
I get to spend that time with her, my whole mindset shift. That’s kind of my 10 year goal is, and I think that will actually probably happen before that, because I think I’m pretty, I get to do a lot of things now with my kids as far as driving them around, except for, as of right now in time, because I sold my car and don’t have a new car yet and I have crutches, so I don’t drive them anywhere at the moment, but yeah.

Tony:
But that’s the goal?

Ashley:
Yeah, that’s just financial freedom, time freedom even more. I think that’s one thing I’m trying to balance right now is like how much money do I actually want to have and is it worth giving up more time to get that amount of money?

Tony:
Yeah, totally. I shared in the episode, but I share again now, my goal is to get to $1 billion worth of short term rentals over the next 10 years. But very much like you, I want to do that, but still maintain the time freedom and flexibility. I think our goal right now is to accomplish that by creating a fund that focuses on buying and acquiring short term rentals. When you have a fund structure, you’re able to kind of put the team in place to…

Ashley:
Yep.

Tony:
… manage most of the day to day operations. That way, I can focus on podcasting and writing our books and all the things that I really enjoy doing and then kind of have a team in place behind me to manage most of the day to day. If you guys want to learn more about when that phone number comes, it’s not here yet, but follow me on Instagram at Tonyjrobinson. If you want to see Ashley act spontaneous, you can follow her at Wealthfromrentals and see her crutching around the Western New York.

Ashley:
You know what’s funny, Tony is like, after my surgery, I didn’t go on Instagram. I don’t even think it was a week. I think it was like five days maybe. I didn’t go on any social media. I can’t even tell you how many people texted me. Are you okay? Like did something happen?

Tony:
Like where are you?

Ashley:
I decided, it was last night actually. I decided to get back on and I started adding to my stories and someone message me and said, oh yeah, you’re back at Instagram.

Tony:
You’re alive.

Ashley:
I was like, yeah, actually, I can’t handle all the people texting me. Are you still alive? This is easier.

Tony:
Yeah.

Ashley:
Okay. Well, before we bring Tammy onto the show, we have to say a very happy birthday to Tammy’s mom, because today is her birthday, so happy birthday and I hope you are so proud…

Tony:
Happy birthday.

Ashley:
… and excited to hear your daughter on this episode. Let’s bring Tammy onto the show. Tammy, welcome to the show. Thank you so much for joining us. Can you start off with telling everyone a little bit about yourself and how you got started in real estate?

Tammy:
Sure. First of all, thank you guys for having me. I really feel very honored and privileged to be here because BP has done so much for my life and I really feel like it’s changed the trajectory of my life and so thank you guys for everything you do. Yep, my name is Tammy Skit and I grew up in New Jersey, single mom. I grew up in the projects, very pretty poor, and I was given opportunity to go to college on a scholarship.
I ended up studying acting because there’s a lot of money in that industry. Not for a struggling actor at least, but I started hobbling by doing films, commercials, voiceover. I ended up in LA, I was a working actor for about 10, 15 years, and then I had kids and my priorities changed and my husband and I were looking for something that I could do that would give me flexibility, and that’s where real estate came in. I did my first deal and then I was hooked and now, we’re on our way.

Ashley:
Tammy, what made you decide that real estate is what you’re doing next? Was there a book, a podcast, somebody in your life that kind of introduced you to real estate as an option?

Tammy:
Yes. Growing up, my grandmother had one rental property and as a little kid, I would go with her to the different apartments. It was like an eight unit, I think, and she’d knock on the door and people would give her money. And so, I thought that’s pretty cool. Nobody does that for my mom. And so, I had that in the back of my mind, that was something people did. Then I had a cousin in Florida who was doing very well in his life and I knew that he was involved in real estate.
Actually, my first deal was something that he… It was a deal that I basically replicated. I knew he had done this deal, and I said, can you give me all the information on what you did? I did a step by step process. I just carbon copied what he did and that was my first deal. I don’t know if that’s the best way to start, but once I did that, then I became familiar with real estate more of it, and I started listening to podcasts. I came across BP and that led me to get more involved in real estate.

Tony:
You know, Tammy, it’s funny that you say that you like copied this family member to get started in real estate investing because I did the same exact thing when I got started. A lot of you guys know, I started investing in the city of Shreveport, Louisiana, or as my co-host, Ashley, liked to call Treeport or Freeport. But what happened was my mom had retired from California. She moved to Shreveport. When she moved out there, she bought a house and she found a credit union that was willing to lend on the purchase and the rehab of that property. She came out of pocket $0 and she bought a house, it was super inexpensive. I think the house was like 35,000. She put another like 20,000 into the rehab and the house appraised for over a hundred grand when she was done.
When she did that and she told me that, the light bulb goes off in my mind, I’m like, hmm, I wonder if I can do this, not for a primary, but as I like as an investment property. That’s how I got started as well as my mom did it first and I just kind of followed her into that market. I think the lesson for the rookies is that if you have someone that’s in your network, that’s already kind of one step ahead of you, that’s like the perfect person to go talk to you to say, “Hey, can you give me the playbook on what you did so I can copy the success that you’ve had?”

Tammy:
Totally. It doesn’t have to be the deal that I copied didn’t have the same results that he had, obviously, because he had the experience and the connections but it was good enough to get me started and to create that momentum so that I could do it a second and third time.

Ashley:
Why did you decide on doing a deal that was exactly like his? Was it because you knew he had success with it or you had a limited mindset, that was the only way to get into real estate? We want to talk about how you decided to do it his way and what his way was, I guess, too?

Tammy:
Right. It was a combination. He was one of the wealthier people in my family, because there weren’t a lot of wealthy people in my family. I thought, well, whatever he’s doing seems to be working step one. Then the second thing is I had no other ideas really on what to do within real estate until I started getting educated through podcasts. And so, because he had done anything, he showed me the numbers and what he had made off of it. I said, well, maybe I could do the exact same thing, work with the exact same people, buying the exact same neighborhood and do everything exactly the same and have the same results. Again, it wasn’t the same exact results, but it got me started and it was a base hit.

Tony:
Before we keep rolling, Tammy, I just want to give the listeners a quick overview of kind of where your portfolio is today. Just what year was it when you started and then what does the portfolio look like today?

Tammy:
Sure. I got started in 2018 and I started with a spec home build. I bought a lot, I build an entire house and then I sold it. I would not recommend that be your first deal. It was really stressful and I did it 3000 miles away. I did it in Florida. But again I was doing exactly what my cousin did and so, he did it in that town so I was going to do it in that town. Then, and now we have 17 units across Florida and California and yeah, that’s where we’re at today.

Tony:
Okay.

Ashley:
Tammy, congratulations on that. First of all, that’s awesome to have gotten up to 17 units, especially doing out-of-state investing too. What was your why? What was the reason and that you wanted to find like another career path and not just stay at home mom? What were some of those reasons and what was your goal, your end goal?

Tammy:
Yes. Early on, my husband and I, after we had kids, I was doing part-time jobs and trying to have income just to help the family and all also, have time with the kids and we sat down and we talked about some goals and one of our goals was, one of our first goals was, if we can find, if we can supplement our income with some real estate so that we can at least pay off our mortgage every month, which is our biggest expense here in California, then I can stay home more. And so, our first goal was just that, was to get enough money from real estate to pay off our mortgage and that happened in about a year and a half. That was a five year goal, but that happened in about a year and a half.
Then we had to set new goals and I think that’s what’s important about goals is you just have to start somewhere and you just have to define a goal, even if it’s not a big goal but a goal, and then you work towards it. Most of the time, it surprises you how quick you can get to that goal and then you pivot and you create new goals. But one of the first steps was we sat down and we put a goal together so that I could be around the kids more. And so, my why was time freedom to be with the kids and be at baseball games and all the things that working moms want to do.

Ashley:
How important is it for somebody to sit down with their significant other and make these goals together instead of doing them on your own?

Tammy:
It’s really important. We try to connect at least monthly and go for a walk on the beach and talk about where we’re at with our goals, talk about what challenges we’re having. Yearly, early in the year, we sit down and we look at the goals we made the previous year, and we talk about challenges and successes and one, it helps our relationship. And two, it definitely helps our business.

Ashley:
What other advice or tips would you have for our listeners who maybe need to get more involved in goal setting and figuring out what their why is? What are some things they can do to… Because even for me, it’s hard to look okay, five years from now, what do I want in five years? It’s a lot easier for me to look short term than it is long term.

Tammy:
Yeah.

Ashley:
What’s some advice you can give to somebody for goal setting? I mean, you achieved your five year goal in a year and a half. I mean, that’s pretty incredible. What’s some action items people can do to kind of achieve the same?

Tammy:
I think some of it is play, like just imagination, just getting silly with it and being like, well, like I never want to travel coach again, or I never want to clean my toilet again or things that just make you feel good and then it can grow from there. It can be like, well, what do we need to do to make that happen? And what steps can we take? I struggle with five year and 10 year ideas too sometimes.
But what helps me get out of that is I just get kind of silly and fun with it. And then when I get to that place, then I can actually make. Once I know what the silly thing is or maybe it might not be silly, but the thing that seems maybe not necessary, then I can make it more concrete and be like, well, this is what I can do to get there. It’s just part of like imagination, talking, sitting down saying what motivates you? What excites you? What thing makes you want to get up in the morning? And then you can work from there towards what concrete goal that is.

Tony:
Tammy, there’s a few things you mentioned that I think are really important. First, you said that you just need to decide on something, right? Like just kind of putting that goal in place, starts a lot of momentum. Even if you have to pivot later, that’s fine. But just getting that goal, I think identified is what’s super important. Ashley and I have talked about this before, but I was struggling with that a lot in my business about a year ago where it’s like, man, I wasn’t sure kind of where we were going or what the growth plan looks like and I was just kind like spinning my wheels. Then one day I just decided like, okay, it doesn’t really matter what the goal is, as long as I’m happy about it and it excites me, let’s just make that the goal and let’s move towards it.
I don’t even know if I’ve shared this with you yet, Ashley, but we just had our annual planning meeting for Alpha Geek Capital. And the goal now is to get to $1 billion in short-term rental assets over the next 10 years, right? It’s going to take us a while to get there, but that’s the goal that we set, right? That was like a big goal that got us all excited. Now, there’s like a lot of energy from us as a team, all kind of moving and rolling in that direction. I think the power of setting the goal is that it energizes you and it motivates you to take a lot of massive action.

Tammy:
Absolutely. And action is really where it’s at. You’ll hear that said over and over again from all your guests, but even if it’s small action, everyday action will get you to that goal. I think I heard on the podcast at 1.1 guest said, you’ll either win or you’ll learn. And so, even when it’s not a win and you fail, you’ll learn something from that process, and like they say, you learn more from that failure than maybe you do from your wins. And so, action, and I would say that early on, like one of the reasons why I chose my cousin and why I just replicated his deal was because I knew the steps that he took and so it was easy to be like, well, he did this first, so I’m going to do that.
Then he did this so I’m going to work on that. And so, I had kind of a playbook on what he did and I didn’t know any better than to go, than to think, wow, you’re investing a lot of capital, 3,000 miles away. You’re not going to see what’s happening. You’re in a profit share agreement. You were doing all these complicated things that I didn’t have the experience for at the time, but I didn’t know any better. And because I had a playbook, I was like, well, this is the next step. I have to figure out how to do that next step. But I have somebody who did it so I can just call him and ask.

Ashley:
Tammy, you mentioned how you learned some lessons. Would you be willing to share what some of those lessons were with us?

Tammy:
Yeah, absolutely. My first deal, I definitely learned a lot of lessons, because like I said, I was building a spec home in Southwest Florida and I was in California and I had to go from buying a lot to getting the contract with the contractor to building the house, to then selling the house, to then using a 1031 exchange to buy the next property. It went through so many steps and I learned so much about real estate in one transaction because of the full circle process that it was. But some of the lessons I learned, oh God, I learned so many lessons. But one of the early ones I learned was when you’re… I was buying, I had to buy a lot. And when you’re buying a lot of land in Southwest Florida, there’s lots of endangered animals there for those who don’t know. There’s burrowing owls, there’s tortoises, there’s different animals that the state is protecting.
And so, if you happen to have land where an animal at some point was there build a nest, even if they’re gone, even if it’s flooded, if there was an animal there that had his home on your property at some point, they put a stake in the ground, a white stake, like a cross, saying this area is protected. I was looking for lots in this neighborhood that my cousin had invested in, [inaudible 00:20:49]. It was one of the better neighborhoods in this town. It’s near water and it’s just a really nice neighborhood. I noticed this one lot that was about 20% less expensive than every other lot in the neighborhood and I didn’t understand why, but it was in a great neighborhood, on a great area. I drove by it. I went to Florida and I drove by it and there was that white stake.
And so, I asked my cousin, he’s like, “Oh, you got to stay away from the lot with white states, because it means there’s a burrowing owl.” And he told me this nightmare story about a tortoise that moved onto his property and he had to pay $15,000 to get such association to come and rehome this tortoise. Then when they came to rehome it, the tortoise was gone. And so, then they couldn’t move it, so then they couldn’t take off the class. It was just a whole process. I said, okay, so I did a little more research and I found out the details of what having a burrowing owl on your property means. And I’m sorry, I’m talking out burrowing owl so much, but I’m almost getting to the end of my story.

Ashley:
No, this is interesting because this is something…

Tony:
Yeah.

Ashley:
… that’s unique into somebody’s market.

Tammy:
Yeah.

Ashley:
That you may not think about, especially if you’re out of state investing. Yeah, so please continue.

Tammy:
Right. I did some research and I found out that burrowing owl’s mate for about four to six months a year and I found out what that time was, because during that time, there’s a certain amount of feet you can build away from them. And so, I figured out that it was far enough on the edge of the property, that if we build at a certain time, which was the time we were looking at to build, we wouldn’t interrupt or disturb the burrowing owl nest. There was no burrowing owl there, but again, at some point in history, there was a brewing owl there.
We were able to build our entire house and not disturb the burrowing owl and get this lot for 20% cheaper because nobody wanted to touch it. We really won when we bought. We really… Our due deal came from our buy and how well we were able to purchase it. Because like I said, the deal didn’t end up working out the way my cousins did that, where he made more on his initial investment. However, we were still able to win because of the deal that we made by buying this lot with a burrowing owl nest.

Ashley:
Tammy, that is a great example of becoming good at something that everyone else is scared of. It’s like foundation issues. How many investors like, oh foundation issues, no. Then somebody coming in like, I’m going to learn how to fix the foundation and I’m going to become the expert in that. You just became the expert in burrowing owls and you save 20% on a lot. But just by taking the time to actually learn what it meant, having that cross on your property and how to work around it, because a lot of time it’s just problem solving.

Tammy:
Absolutely.

Ashley:
That you have an issue in front of you, you have an obstacle, and solving that problem, so thank you for sharing that story with us.

Tammy:
Yeah.

Ashley:
I am glad you went into talking about burrowing owls.

Tammy:
No, I was going to say that’s happened with several deals of ours where people were staying away from a property for X, Y, and Z and we were able to figure out how to make that deal work. Because most of our deals have come from the MLS, and so if we didn’t get creative, they wouldn’t have worked out.

Tony:
I think the lesson there too for all of our rookie listeners is that there is a price point where almost every deal makes sense. For you, with this burrowing owl issue, it was a 20% discount that you needed for that deal to make sense. If there’s a foundation issue like you were talking about, Ashley, maybe it’s a 30% discount, but there’s some number where almost every deal will make sense.
I think as a new investor, it’s not necessarily what are they asking that you should be so concerned with, but it’s like, what is the number that my underwriting, that my analysis says this deal makes sense at and starts your negotiations from there. But yeah, I love the creativity, Tammy, I love the problem solving. Now, I want to deep dive this whole spec build process. I know obviously you scaled to 17 units. I don’t think all of those are spec build so we’ll kind of talk about how you scaled in a bit, but before we do, just first define what you mean when you say spec build home and then just kind of walk us through the process that you kind of went through to take this deal from zero to 100.

Tammy:
I should mention, I started off with funds from a sale of our primary residents. We bought our primary residents in 2011. It had appreciated quite a bit by the time we were selling it in 2015 and we had this chunk of money. And so, we were like, this is the perfect time for you to get involved in real estate because you have this money. Again, I had a cousin and so, we first started by shopping for the lot. Then my cousin had this profit share agreement with this contractor where he would build the house for cost and then he would take part in the profit once we sold it. Again, there was some learning lessons in working with this contractor. One of the learning lessons that I learned, that I happened to… One of the lessons that I learned was that if something feels fishy at the very start, take a moment and maybe reconsider.
One of the things he’d put in his contract was that his wife had to sell the property, which I thought was strange because I didn’t know why he was so adamant. Because I had asked if we could just have a third party sell it, but he was adamant that it had to be his wife. Later, I found out that she was new to the area, she had no contacts, she was very much starting out her career. And so, it probably hurt us in the sale part, but a lesson learned.
And so, what we did was we constructed the house and that took us about six months and then we put it on the market and we thought it’d sell right away and it didn’t. It took a little bit longer because of some of the issues, but we were able to sell it. In the end, we made about 10% return on investment. Again, I probably wouldn’t have put that much capital into one deal and put all my eggs in one basket like that. But it’s what I had at my disposal and it’s got me started.

Tony:
Can I ask a follow-up question, Tammy? I just want to make sure I’m understanding the relationship between you and this builder. You went out, you paid for the land in cash, is that correct?

Tammy:
Yes, I paid for the land in cash.

Tony:
Okay. You brought the land and then the contractor brought, he covered all the construction costs or were you actually paying him to build it out, but just at whatever it cost him?

Tammy:
Exactly.

Tony:
Okay.

Tammy:
I paid for everything. That’s why I said…

Tony:
Gotcha.

Tammy:
… I don’t know, it would be smart to do this, otherwise, but again and you know different. And so, I paid for the lot and I paid for all the construction. He didn’t take it up but it was just cost.

Tony:
Gotcha.

Tammy:
It was just what he was paying his subs and for the materials.

Tony:
Gotcha. Okay.

Tammy:
Then when we came to sell it was a 60, 40 break. I made 60%, he made 40%.

Tony:
Gotcha.

Tammy:
Plus the commission that his wife made.

Tony:
Interesting. Okay. All right. I’m sure there was some big, so you already named one, right? If things feel fishy at the beginning, that maybe that’s a red sign, what are some of the other lessons that you learned kind of going through this new build out phase that we can share with the listeners?

Tammy:
Again, the burrowing owl part was the part of the lot. And then the building, again, I didn’t know much about construction. And so, I really used this time to get educated so I’d ask him a ton of questions. I mean, he was probably sick of hearing me, but he would say, well, this is going to cost this. And if we do it this way, it’s going to cost this and I’d be like, and then I’d have him break down in me, why that costs that much and why this happens and why we need this, or can we do this? And he would, I got a full education on what building a house was. That came for free for me because, well, not for free. I obviously invested in the deal, but it was a perk.
And so, I would say when you’re working with contractors, use that time as an education time, ask questions, get the information you need to grow. One of the things I do is I always get three quotes for everything and I learn that from BP. The reason I do that is one to see what the better price and the person I get the best vibe with, but also to learn, because I ask questions at every quote and I ask why they’re doing that and is this possible? I get information that helps educate me for my decision.

Ashley:
I think that’s super valuable is taking on a partner and kind of leveraging not only them as a partner, as to whatever they’re bringing to the table, but those other unique skill sets they have. Yes, like the part of the partnership was he was going to be basically the project manager and oversee the construction and handle the build. But also you leveraged him by getting a knowledge and information so that you can learn too. I did that too for my liquor store building. I took on a partner, I gave him some equity and he did a lot of the rehab and remodel, but I also worked alongside him to learn a lot of the things that went into doing a full gut rehab.

Tammy:
Yeah.

Ashley:
Tammy, are there any other properties that you had that kind of had like a lesson in them too? Maybe some issues that came up that people should watch out for, too?

Tammy:
Yeah, gosh, I feel like, so one of the things I do is after each property, I take some time and I write the lessons because you’ll forget them, right? And so, I write down this happened, didn’t feel good, this is what I’ve learned, this is what I’ll do next time. And just writing it down, we’ll help cement it. Because when you hit these bumps in the road, they hurt, they’re like, ugh, is it me? Why did that happen? Like, am I not supposed to be doing this? If you can take that lesson or take that hardship and write it down and think about what you would do different next time, then it’s actually not a waste. It’s actually something that you can use to make you a better investor.
Yeah, I’ve had plenty of when we bought a fourplex after a couple of properties after the spec home and I work with… I had to work. It was pretty much full gut remodel and I had to work with lots of contractors. One of the things that I learned is that contractors are people too, and I think as a woman, you walk into a job site and it can be a little bit intimidating. It’s like walking into a mechanic. You’re like, well, what are they going to try to sell me? Or how are they going to try to change order me or whatever it is. I’ve gotten much better and I’ve learned how to have a relationship with my contractors.
One of the things I do is I speak Spanish fluently. And so, I speak Spanish to them. If I know that’s their primary language, I try to relate to them. I let them know that I’m on a budget and that things need to work out a certain way. I just talk to them like person to person and I get to know them and I get to know their… I know everybody’s name on the job site and I try to build relationships so that… So up to now, I haven’t gotten cheated by any contractors and I feel like I’ve been able to build good relationships with them, but I still get three quotes, no matter what.

Tony:
Yeah. Tammy, I want to talk a little bit more about that. Before we do, I just want to go back to the end of the spec home build. We know that it was a six month job. You made a 10% cash on cash return, but you mentioned that you 1031 those funds into something else. First for the investors that aren’t familiar with what the 1031 is, can you define that for us? Then let us know where you took those funds, and last piece, you also typically have to hold the property for closer to a year to be able to 1031 so I’m curious how you’re able to kind of navigate that piece as well.

Tammy:
A 1031 is a tax term for basically doing a like in kind exchange. You are selling a property and you are reinvesting the profit from that property into another property or land. It can be any kind of real estate investment, as long as its real estate. You do have to keep it for longer in a year, but we had this for 18 months and also we were able to show that we had the intention of potentially renting it and so we didn’t have any issues. At that point, we spoke to the 1031 that qualified intermediary, and they told us that would be fine.
And so, we sold it. We used the profit from that, which was a considerable amount of money because a lot of it was cash that we had to invest. We purchased two duplexes side by side because our long term goal was to really have long term buy and hold properties after we’d been educated, because during those 18 months, I started listening to BP and figuring out what to do. And I learned so much that I was like, oh, I shouldn’t have done that as my first deal, but here I am, and now I know what to do.

Tony:
Awesome. Well, I love that you were able to kind of take that 1031 and use it to keep growing the portfolio. Yeah, just as a quick side note, like there are situations, or I guess, exceptions to that 12 month rule. Like we sold one of our properties about nine months after we bought it and we were still able to 1031 because we were able to show them proof that our intentions were to hold it as a rental, but the market had adjusted and we were kind of capitalizing on that opportunity.
The 1031 is definitely a way that a lot of people grow wealth fast when it comes to real estate, so thank you for kind of letting us know how that story ended. I want to go back to the contractor piece because you mentioned that you’re good at building relationships, but how are you finding contractors, right?

Tammy:
Yeah.

Tony:
Because I think that’s always a struggle for new investors. It’s honestly, still a struggle for us. We just had to end a relationship with the contractor two weeks ago. How are you finding good people in today’s uber competitive market?

Tammy:
Yeah, I will say, it can be a challenge, but I meet… Even if you have one person that does their job well, it could be a realtor, it could be a property manager, it could be a lender. Your one rockstar in your life that you feel like, oh, he’s the person that knows things. He’s the person who gets things done, then I use that person to get contacts. Sometimes what I’ll do is even if I don’t really know that person that well, but I know they worked on a job, I’ll find out who that person is and I’ll start calling people.
I’ll reach out to… As long as I get three quotes, then I know I’m going to get a more well rounded idea on what the scope of the work is and what the price is. And so, I talk to people that rockstars who know rockstars, and then I find jobs that I liked, and I find out who worked on that job and I’ll contact them. Then lastly, if I need a third person, I can’t find them, I’ll go to Yelp. I’ll go to Google. I’ll I’ll start asking people that I know to get another contact,

Ashley:
Tammy, what did you end up buying with that 1031 exchange? You bought the two duplexes with that?

Tammy:
Yes.

Ashley:
And did you have to do rehabs on that? Are you doing rehabs on all of your properties and with…

Tammy:
I am.

Ashley:
… all of these rehabs going on, what are you using to manage these rehabs? Do you have any software? Is it Google sheets? What is it that’s working for you to kind of keep track of all these projects you have going on?

Tammy:
Well, I should mention that my husband’s love language is Excel. And so, he builds beautiful, beautiful spreadsheets for me and I use all of those spreadsheets for all of our properties, but yes, your initial question was, am I using… What was your initial question? Sorry.

Ashley:
Just like if you’re using any…

Tammy:
I said, I am…

Ashley:
… software for any of the properties that you’re doing rehabs on? Yeah.

Tammy:
Yeah, and I am doing rehabs on all, so I mostly buy value, add properties. And so yes, I am doing rehab on all the properties that I buy. I did purchase after, with the 1031 funds, I purchased two duplexes that were side by side. The reason why these were a good deal is because they were identical duplexes and they would not get insured and maybe they probably wouldn’t qualify for traditional financing because their roof was in need of repair, and in Florida, your insurance is a big deal. And so, they weren’t getting touched by anybody who needed conventional financing. I had this chunk of money from the 1031. I was able to use, gather some more money from just our reserves and put all of our funds into purchasing these two duplexes cash.
My plan was to then put the roofs on, remodel them and then refinance them a few months later, which is what we did. We bought these two at a real discount because it was all cash and I was buying two, instead of one. They had them both marketed separately, but I was able to… I found out that he was selling both and I said, I’ll buy both for you, if you give me a discount and I buy it all cash. And so, that’s how we made that deal. Then, we did, we refinanced it a few months later, pulled out the cash and then went and used that. It was that original seed money that just kept growing snowballing into something bigger deal by deal by deal. I wasn’t using the birth strategy, but it’s still that idea of having your money grow and through each project.

Ashley:
I love that. That kind of gives a little insight as to how you’ve been able to grow and scale is putting that value add into each property so that you can pull your money back out and go on to the next deal.

Tammy:
Yeah.

Ashley:
Have you done anything else besides the new construction and buying the rentals, the buying holds, have you dabbled in any other strategy?

Tammy:
We just recently closed on our first short term rental about a week and a half ago.

Ashley:
Congratulations.

Tammy:
Yeah, and that was a surprise. I hadn’t expected to buy a short term rental, but again it was in a 1031 exchange and I had a week left and I couldn’t find anything in Florida. And I met a realtor at a meetup who was doing short term rentals in the Desert and she kind of showed me her numbers. And I was like, I’m not going to get into a whole new area of real estate a week before I have to identify this property.
But then it was just like eating at my brain, so I spent two days just doing all the research and reading all the stories and watching all the YouTube videos, like from all like Tony Rob, all the guys and like just absorbing, absorbing. And then I was like, okay, I think I can do this. And so, then we put like five or six offers in a week and landed one, two days before we had identify.

Ashley:
That’s another thing too, with the 1031 exchange is that you have these timelines where you have to identify a property you have to, and then close on the property within a certain timeframe, or else you lose the advantages of the 1031 exchange.

Tammy:
Yep. It’s stressful. But it’s also, if you have a hard time with action, it actually makes you take action, because you have a ticking clock saying you got to act.

Tony:
Yeah, and that timeline goes fast. When we had our 1031 in process, like I think we let like, I don’t know, three weeks go by before we even started looking and we looked up like, oh my God, almost a whole month has gone by. We were scrambling like crazy to try and try and make it work. But yeah, but so cool. With the short term rental piece, I love that you guys are dabbling in so many different pieces of real estate, you start off with the spec build. Now, you’re doing the value add strategy, now you’ve got the short term rental. I’m just trying to think of like the timeline here. You do this first spec build, then you go out, you buy the duplex. Can you just kind of like walk us through the timeline of how you get from those duplexes to now 17 units?

Tammy:
Yeah. Last year was a big year for us. After we bought the duplexes that was in 2019, yeah, 2019, and then 2020, we had one property and that was a big project that was a fourplex in Long Beach, California. And that was a complete, that was the one that was a complete gut of the whole building and had to be all redone. Then 2020, we were able to scoop up two deals and that was a three unit in Florida and a five unit in Florida. The five unit was really interesting because that was a property that also was on the market for a while and nobody had picked it up and I looked at it. I looked at it several times and I was like, what, why is this property not getting bought?
It’s a five unit, it’s in a great area, and so it wasn’t sub metered for water, so that was one thing. It needed some… It had some deferred maintenance, it had really low rents, but all that stuff could be worked with. I figured out how to submeter, I did the research on that, and I learned how to do it and it actually isn’t that hard. I mean, it’s costly. But if you put that in your deal and you figure out what the number is, then you offer what makes sense and that’s what we did. That’s how we put or just that one.

Tony:
You guys are on a tear. I just want to pick your brain really quickly. You were doing a lot of investing in Florida and then you picked up this property in Long Beach. For those that aren’t familiar Long Beach is like another big city that’s a little south of Los Angeles, so it’s in California. A lot of people say that long term rental in California just don’t make sense. What pulled you out of a state like Florida to invest in Long Beach?

Tammy:
It was just the deal. We got approached and I was going to save this property for a deep dive, but it was a good deal.

Tony:
Yeah. Well, hold on. Yeah, let’s do that then.

Ashley:
Yeah.

Tammy:
Let’s do that. Okay. Okay.

Tony:
Yeah, let’s do a deep dive on this one.

Tammy:
Okay, awesome.

Tony:
I’m going to hit you first, Tammy, just like some rapid fire questions to kind of set the table.

Tammy:
Sure.

Tony:
Then we’ll get into the story from there. So property type, we already know that you said it was a fourplex right?

Tammy:
Fourplex, that’s right.

Tony:
Okay. Awesome. And then city, we just said, Long Beach.

Tammy:
In Long Beach, California.

Tony:
Yep. And then what was the purchase price?

Tammy:
750,000.

Tony:
Okay, cool. Let’s talk about how you found this deal first. Okay?

Tammy:
Yeah.

Tony:
Or was it on the MLS? Was it a wholesaler, who was the lucky person that showed it to you?

Tammy:
We had an agent bring it to us and tell us, this is an off market deal. This was a very interesting property because it was a gang house. There was a shooting in Long Beach and the people involved in the shooting were tracked down to this house and the police had come in and arrested three of the tenants in three of the units and had basically thrown the book at the landlord. There was like 27 code violations on the building. And so, it was going to be a lot of work and it was like pretty much all vacant. That’s how much it cost. I mean, that’s where the property was. Should I go on or did you want to ask me a question?

Tony:
Yeah, let me ask something there, right? This is your first property in California, right? How did you build this relationship with that agent, for them to bring you this off market property? Because you’ve never worked with them before so why did they trust you as the potential investor that could close on this?

Tammy:
Yep. When I was in that 1031, a year prior, I had looked on BP and looked for investment companies here locally. I had read, I had seen somebody write about this one realtor group and investment company in Long Beach. And so I had reached out to him when I was looking for a 1031 exchange property, and I needed one, I ended up buying it in Florida, but I kept that relationship going on. And so, he knew that we had some funds that we wanted to deploy and that we were interested in investing in California and so he reached out to me because it met our criteria.

Tony:
A couple things to point out there. A is that the power of networking goes a long way, right? You kept that relationship open even though you were actively looking for something at that moment. Then when something popped up, he knew your criteria, which is the second important thing that if you can communicate to these agents and brokers and wholesalers, what is you’re looking for, when they have something that crosses their desk that meets that criteria, you’re hopefully the person they think of. For you, Tammy, it seems like you’re the investor that wants the property that nobody else wants, right? You’re going to buy the property with no sub-meter, you’re going to buy the property with the burrowing owl, you’re going to buy the gang house.

Tammy:
Yeah.

Tony:
If you go out there and you tell these agents and brokers that, hey, I’m willing to take the properties that everyone else is passing on, that’s an opportunity for you to kind of make a name for yourself.

Tammy:
Exactly. And so, we bought it and it was March 2020, and we were in escrow and then COVID hit. And we seriously thought about getting out because it was like panic mode, nobody knew, everything stopped, people pulled out of escrow and we still had contingencies so we could get out of escrow and not move forward, but we kept going back to the numbers and that’s the other thing, once you’ve worked the numbers and you know it’s a deal, you kind of have to stick to it and follow through. We came to a really crunchy moment where we were like, is this going to like… Should we just pull out? Like this is, I mean, we’re spraying the bottom of our shoes with alcohol, and yet we’re now we have to go knock on people’s houses and say, hey, we’re the new landlord.
We were like, we should probably just pull out, but we just kept looking at the numbers and saying, no, this makes sense, this is a good deal. Eventually, this thing will end and people will need housing. And so, we push through and we closed on the deal. Honestly, it being COVID was a gift for us because we had the pick of the litter when it came to contractors, everybody was out of work in April 2020, all the jobs had stopped. And so, we were able to get really the good prices. I asked for discounts on things that I hadn’t done in a while. I was able to get… They finished in a little over 60 days, a full gut job on the building. I mean, we had a lot of blessings come from the fact that we were in such a precarious time.

Tony:
Sorry, really quick, I just want… You said they finished in 60 days?

Tammy:
Yes.

Tony:
It’s for a fourplex?

Ashley:
How many units were they doing? Were they all four of them?

Tammy:
Fourplex. Yeah. Yeah.

Tony:
Wow.

Tammy:
We had one left, one tenant left. And so, we were able to cash for keys her, and then we went right to work. And so, we had the roof going, the windows that we were demoing and we did… Again, we had contractors willing to work because everybody was out of work and we did it in the little over 60 days.

Ashley:
Tammy, can you explain real quick? What cash for keys is, please?

Tammy:
That’s when you are in a situation where you have a tenant and they still have a lease or you’re in a state like California, where it’s just not easy to get somebody out once they’ve been there for a long amount of time, even if they don’t have a lease. And so, you offer them cash for their keys and it’s a number that suits their needs, and it’s a number that is works with your numbers and is still going to be profitable for you. And so, that’s what we did with the tenant. We offered her cash to be out. I think we gave her like three weeks and she was in a building that had 27 code violations. And so, there was mold throughout her unit and there was all sorts of just bad, bad seen.
But she’d been there for 20 years and it’s amazing how attached you get, even if the place you’re living in is not up to par. And so again, it was a relationship, I went and talked to her several times and eventually, we would be able to get her out because of the code violations, but because of COVID that was being delayed. And so basically, I tried to explain to her, you’re going to be able to use… We were giving her like seven times what she pays for rent. And so, she initially said, yes, then she said, no, and then she said yes again. And so, it took her a little bit of back and forth, but eventually she took the money and she moved to a much nicer area so that’s good for her.

Tony:
Tammy, I want to talk through the numbers before we move on from this deal. I know the purchase price was 750. What was your capital needed to close in the deal? What was your down payment and your closing cost, do you recall?

Tammy:
The total initial investment on that property was 292,000. It was a 25% down payment, and then the reno was about 105,000. We are actually in escrow right now for 1.224. In two years, we were able to double our initial investments. We bought it for 750, invested 292,000 and are selling it for 1.224 and we will pull out of that deal about $600,000.

Ashley:
Wow.

Tony:
So what’s the…

Ashley:
Congratulations.

Tony:
Yeah. That is…

Ashley:
Are you going to do another 1031 exchange with that then?

Tammy:
Yes.

Ashley:
Yeah.

Tammy:
Yeah. So we will be in another 1031 here in about 30 days.

Tony:
What are you guys going to 1031 into with those funds?

Tammy:
I’m all ears. I don’t know yet.

Ashley:
Tony, you forgot…

Tammy:
Yeah.

Ashley:
… you still didn’t have that property in Louisiana.

Tony:
I could have sold your house in Louisiana. It would’ve been a terrible return, but the money would’ve went somewhere, but no, Tammy, that’s…

Tammy:
Yeah. I don’t know.

Tony:
That’s amazing. You were all in for looks like somewhere around a million bucks, you’re going to be able to sell for 1.225, pretty much, slam dunk deal. Really quickly, can you tell us what the rents were before and what you were able to push them up to in that time?

Tammy:
Again, the three units were vacant and then one unit was $700 and now, the two bedrooms are going for 2,000 and the one bedrooms are at 1,500.

Ashley:
Wow.

Tammy:
Yeah.

Tony:
Wow.

Tammy:
It’s a great cash flowing asset. But one of the things that I didn’t mention during this two year process is that we eventually leased up the whole building and then we ended up and one of the lessons learned is be really, really good on your leasing and really strict on your criteria. And we weren’t, and we ended up having an eviction during COVID, which was extremely painful, but it was a big lesson learned. And so, now it’s a great cash flowing asset, but I think after you go through experience like that, they talk about those landlords who get rid of properties that cause them pain.
Well, even though that property now is a cash cow, because I went through that painful eviction experience. Every time I bring up that property would just kind of give me like heartburn. And so, at the beginning of this year, I was like, let’s just sell it. It’s already reached our goal. Let’s sell it, let it be somebody else’s happy property. And because I just have too many memories left with that one, and it’s going to be a great property for this new owner.

Ashley:
Yeah. It’s like a headache property. It caused you a headache once, and then you always think about it.

Tammy:
You always think about it that way.

Ashley:
Okay. Well, Tammy, thank you for sharing that deal with us and congratulations on it. That is awesome. And good luck with the 1031 exchange.

Tammy:
Thank you.

Ashley:
I want to take us to our rookie exam. This is where we have three questions and we are going to give you a quiz.

Tammy:
Okay.

Ashley:
Okay. [crosstalk 00:52:59]. The first one is one actionable thing rookie should do after listening to this episode?

Tammy:
I would say, write down a goal. Even if it’s just by the end of this year, I’m going to have put in 20 offers. Or if it’s by the end of this year, I’m going to be under contract. Or by the end of this year, I’m going to attend 20 meetups or write down a goal and then start taking action towards it. Just if you take action every day and I know people say this over and over, and I know it sounds cliche, but it really is at the core of being successful. If you take small, consistent action every day towards your goal, it’s foolproof. You will get to your goals and probably sooner than you expect.

Tony:
Awesome. Question number two, Tammy, what is one tool software app or system that you use in your business?

Tammy:
We use Apartments.com for all our properties in Florida. That’s how we collect rent. That’s how we write up our leases. And because I have a kind of a mom and pop type property manager in Florida, it really helps streamline that and create less work for me. We also use Stride for miles, and then we use Wave app for our bookkeeping, accounting stuff.

Ashley:
For the last question, where do you plan on being in five years?

Tammy:
We’re hoping to end the year at 25 units. At this point, it seems a little aggressive, but like I said, you put it out there. If you don’t reach it, you’ll still win if you grew at all. But in five years, we’d like to be at 50 units and hopefully sooner.

Tony:
I want to take us to our Rookie request line.

Tammy:
Yeah.

Tony:
For all of you that are listening, if you want to get your question featured on the show, give us a call at 888-5-ROOKIE, leave a voicemail. We might use it on the show, but Tammy, are you ready for today’s question?

Tammy:
Yes.

Stephanie:
Hi, my name is Stephanie. I live in Massachusetts and my question is, would it be wise to pay down credit card debt before investing in my first property? Or should I go ahead and invest in a property and use the income from that to pay down debt? I am finding it hard to pay it down with the income I currently have. Thank you.

Tammy:
I think given the… At a different time when interest rates aren’t as high, I probably say invest, but you really have to look at your situation and see how high your interest rates are. If you’re paying 25% interest every month, I would start working on getting those credit card bills down. However, you just have to do the numbers. You need to see how much this property, how much a potential property is going to bring you, and then compare that to how much you’re paying monthly on credit card. And whatever is higher, that should be your priority.

Tony:
Yeah. I love that. I love that advice, Tammy. I think this is such a deeply personal question, Stephanie, and everyone kind of has a different approach to this. I have a friend who just paid off his mortgage, like that was a big goal for him. I don’t know if I’ll ever want to pay off my mortgage because the interest rates are so… We got a 3% interest rate in our primary house, right? It doesn’t make sense to…

Tammy:
Right.

Tony:
… pay that off. I think this kind of goes into the same situation. If the debt is like crushing you, which I’m not saying that it’s crushing you, but you said you’re having a hard time paying down the debt with your current income. I would think that maybe focusing on getting that debt down first might be better in your unique situation, but at the end of the day, Stephanie’s going to be based on kind of what you feel is best financially.

Ashley:
Okay. Well, before we end the show, I want to highlight this week’s rookie rockstar. It is Shane Albert, his wife, and him just closed on seven new doors today, purchasing a portfolio of a triplex, three single family houses and a fur all of their own intertwined into one closing. Wow, that’s awesome.

Tony:
Right.

Ashley:
And brings them to nine doors total. We were fortunate enough to find a way to do this with only $500 out of pocket.

Tammy:
Wow.

Ashley:
Wow. That is so cool.

Tony:
Holy crap.

Ashley:
Congratulation, Shane. I think we’re going to have to get Shane on the show and talk more about that deal for sure.

Tony:
Yeah, I don’t think I’ve ever heard of anyone getting nine doors with only $500 out of pocket.

Ashley:
Yeah.

Tammy:
Yeah, that’s crazy.

Ashley:
Well, Tammy, thank you so much for joining us today. Can you let everyone know where they can maybe reach out to you or find some more information on you?

Tammy:
Yes, I’m on Instagram, even though, it’s mostly pictures of my kids, but it’s Tammy Skit on Instagram. You could also email me at [email protected], and I’m on BiggerPockets as well, and I’d love to connect with people out there and network.

Ashley:
Well, Tammy, thank you so much for providing so much value today to our listeners.

Tammy:
Thank you.

Ashley:
I’m Ashley at Wealthfromrentals and he’s Tony at Tonyjrobinson on Instagram. We will be back on Saturday with a Rookie Reply, so make sure you are sending Tony and I, your questions on Instagram or leaving them in the Real Estate Rookie Facebook group, or leaving us a voicemail at 1-888-5-ROOKIE, and we may just play your question on one of our Rookie Reply episodes. Thank you guys so much and we’ll see you next time.

Landlords have had to deal with fake tenant applications for years. But rental scam artists upped their game and have gotten increasingly sly in their attempts to evade background checks for rental properties. 

How can you protect yourself and your investment from these con artists? We wanted to share what to watch out for and how to look for discrepancies in applications. 

Below, you’ll learn what landlords need to know about the rising number of rental scams.

How can you protect your investment from rental scams?

Rental scams can leave a real estate investor out of thousands of dollars in lost rent or property damages. The best line of defense? Landlords need to vet their tenants properly. Seriously, find out as much as you can about the type of person you’re entrusting to live in your investment. 

For example, my property management company has put several checks in place to screen applicants. We’ve created a screening matrix to score applicants on factors like credit, income, past rental history, and past due balances.

With years of experience, our team created this matrix as a scoring system to assess risk. Applicants receive a “score” between 0.00 to 6.25 or higher (the lower, the better):

• 0.00 – 3.50 Low Risk (Security Deposit = 1-month rent or 1-month surety bond)
• 3.75 – 5.00 Average Risk (Security Deposit = 1-month rent or 2-month surety bond)
• 5.25 – 6.00 Higher Risk (Security Deposit = 3-month rent or 3-month surety bond)
• 6.25 + Denied or co-signer required

This matrix gives us a quick objective way to review applicants, but as you’ll see below, it’s by no means foolproof. So you’ll need to get your private investigator hat and magnifying glass out.

Who commits fraud and why?

The reasons for committing fraud vary as much as the people committing the crime. Some can’t afford the rent, some have no intention of paying rent, and others want to hide previous financial transgressions. 

Today, nearly everyone can alter copies of “official documents” with their phones. Sometimes, you have to dig deeper to uncover the scam.

Don’t get me wrong; we don’t always assume everyone’s out to pull one over on our clients. But if someone has nothing to hide, they shouldn’t get defensive when you start asking questions. 

By the way, if someone does get defensive, take that as a red flag and consider denying their application. 

But if the numbers don’t add up, addresses don’t check out, or social media profiles suggest someone very different, ask why. 

Detecting fraudulent pay stubs

Again, most applicants are honest potential tenants who want to rent your property and pay rent appropriately. However, those few bad apples mean you have to keep your guard up.

When an applicant submits their proof of income, especially pay stubs, pay close attention to the deductions and watermarks. Look to see if check numbers match pay stubs, too. 

Here’s a recent example of a fraudulent pay stub my company received (names have been altered for privacy): 

You’ll see that the deductions on the paystub didn’t add up correctly. Also, if you look closely on the right side of the check, it says “ADP”. However, there is no ADP logo at the top of the paystub. Most ADP checks show the logo. 

Does that make your Spidey Sense tingle? It should! Time to get out that magnifying glass, better known as Google, to learn more about the applicant’s employer. 

If a quick search doesn’t turn up the supposed employer or if an elderly person answers the “business” phone confused about why you’re calling, get suspicious. Sometimes when you ask for additional documentation like a W-2, the scammer knows you’re onto them, and they vanish. Consider yourself lucky for having dodged a bullet.

Identifying fraudulent documentation

Even when someone submits documentation with tax IDs or supervisor information, I recommend you confirm everything. We’ll see applicants claiming to have worked for a place for five years. We discovered that the “company” only filed for an LLC four months ago upon further research. Hmmm, something doesn’t add up. 

Things can get weird when a fraudulent application gets submitted on behalf of a totally different person. Use court records to verify a lot of information that’s submitted. These records can provide tons of info (from traffic tickets to divorce proceedings to address discrepancies).

Credit checks can unearth curiosities like mortgages in other towns or signatures on deeds that don’t match application signatures. Again, live by the motto: trust but verify.  

Closing thoughts

None of these discoveries makes my team super-sleuths (although they are pretty awesome). I wanted to demonstrate the time and effort we put into making sure we approve the right people and avoid rental scams.

A good review process makes everyone’s job much easier. Matrix scores only show part of the story. They help weed out the easy denials, but you have to use your intuition to unearth these scammers. 

“Untapped greatness lies within you. Born with unbounded potential, you have the capacity to do the impossible, and it is inherent in every human being. Unfortunately, most of us have been conditioned to deny our birthright and settle for the status quo. Unwittingly, we believe greatness is reserved for a lucky few, and the exceptional are truly an exception, set apart by some fantastical, foreign ability. Everything that propels your heroes and role models to defy convention and dare to be great also exists in you. Are you ready to tap into your unbounded potential? Recognizing and igniting your inner flame of greatness is as simple as making a decision to explore your full potential.”

This is the opening paragraph of my book Do the Impossible. It comes from the chapter “The Journey to Greatness”. I’m including this excerpt because more than anything, I want you to know you are capable of greatness. No matter who you are, what you have been through, or where you want to end up, you can transform your life into the one you truly desire.

Shift your mindset and make the impossible a reality.

Life is just waiting to give you everything you deserve and desire—you just need to shift your mindset to achieve it.

You are an infinite being born with unbounded potential. Whether you know it or not, you have the power to create your reality. That is your starting point. And that is the starting point of every other human being.

What do you desire that currently feels out of reach? No matter what your specific goals and ambitions are, I bet it boils down to wanting more out of life. Whether it be more success, time, money, enjoyment, freedom, or any other desire, there are areas of your life where you want more. Allowing yourself to acknowledge and pursue what you really want, even if it seems impossible, is how you uncover your most motivating targets. What excites you? The answer to that question is where you find your greatness.

Between your starting point (infinite being) and your target (truest desire), is your unique path to success waiting to be discovered. You were born with all you need to make this journey. Now, let’s explore how harnessing the power of mindset helps you hit any target with more ease and flow.

What is mindset?

Mindset is the way we view the world. It is an ever-running operating system. Your mindset resides within your frame – which can be simply thought of as your expectations or perspective. Your frame creates your reality. And the reality you create can attract the things you want, or it can block you from reaching your full potential.

You are a giant magnet creating your reality through your thoughts, beliefs, emotions, desires, and an endless list of other contributing factors. You generate these things, consciously or unconsciously, which means you have the power to change them. To attract the more out of life that you desire, you can set the frequency of you to match the greatness you want to achieve by shifting your perspective. That is the power of mindset.

What is a mindset coach?

We have been socially conditioned to see action as the key to success. This belief places our emotions, our thoughts, and our desires as secondary or, even worse, completely irrelevant factors in the equation of how life works. It’s true that we must take action to get what we want, but simply taking action does always result in success. You need to take the right action.

A mindset coach can help you pinpoint the right action. The key to living a fulfilling life is not so much about what we do but about what and how we think. Exploring your mindset with a coach can help reveal what is blocking you from taking the action needed to achieve your version of success.

At Jason Drees Coaching, we help clients remove barriers to success, such as disempowering thought patterns and limiting beliefs, so they can execute action that is aligned with who they really are and what they really want. Working with a mindset or performance coach provides an outside, objective view on how you are approaching life. Coaching is a great resource because it can be hard to evaluate and recognize the patterns of your mind internally.

How to change your mindset

Overhauling your mindset may seem like a tedious and daunting process. And, honestly, there are some approaches to shifting mindset that will tell you it takes a lot of time and work. What I have discovered over the past few years is a way to create instantaneous transformation through a technique called frame-shifting.

It starts with your frame – the level above your mindset that generates your ever-running operating system. That mental environment is your frame. When you approach shifting your mindset from this level, you can eliminate time and energy spent on dissecting and evaluating the thoughts and beliefs that are blocking your full potential and move directly into thoughts and beliefs that will unlock your inherent greatness.

In my post The End of Self-Improvement, I discuss the limiting belief that if you want to better your life you have to be better. This is a disempowering approach that denies the infinite nature of every human being. To get more out of life, you don’t need to improve yourself or be better as a person. You simply need to access the natural greatness that resides in all of us by aligning your mental environment—your frame—with what you want.

My coaching methodology focuses more on accessing alignment as opposed to rehashing what is keeping you in misalignment. Alignment is our natural or default state. It’s a state of equilibrium and balance. It’s a state of being that flows with what life brings us.

Final Thoughts

In my book and through the programs of Jason Dress Coaching, I share my experience of discovering how life really works. I spent years grinding and hustling to achieve greatness. But it wasn’t until I stopped trying to force things to happen and began to work with the flow of life that I began to achieve the success I desired. My journey is a living example of how framing can shift your mindset in a way that enables amazing, accelerated growth and expansion.

My mission in life is to share my experience with others so that they can transform their lives by making the impossible accessible. Life is waiting to give you everything you deserve and desire—you just need to shift your mindset to achieve it.

We all know that this is the hottest real estate market ever. Period. No other time in the history of the universe has it been this hot.

We also know that mortgage rates are going up, and both homeowners and investors want to buy a home before the rates go any higher. 

The economic law of supply and demand states that when demand is high, prices will rise. Well, demand isn’t going anywhere anytime soon, and supply isn’t changing either.

So, the question buzzing in our minds: what should homebuyers do?

Start thinking about purchasing the “leftover properties”

For context, I’m an agent in Colorado with multiple active clients. In our market, much like the rest of the United States, homes are listed on Wednesday or Thursday, showings occur throughout the weekend, and offers are due on Sunday evening for a response on Monday.

By Tuesday afternoon, the MLS is a ghost town, with tumbleweeds blowing across the screen, waiting for Thursday to start the circus again.

But not always. On some days, there are still properties leftover.

Granted, most of these properties are still on the market for a reason. Many are situated on undesirable busy streets or even an active train track!

If location isn’t the problem, there usually is an easily identifiable issue with the house.

For example, a beautiful house is listed in my market for a laughably low price. So low that you would assume the listing agent’s finger must have slipped when entering the price.

But, as it turns out, they didn’t. When you enter the home, there are cracks everywhere. Even worse, there are horizontal cracks, and that’s a terrible sign.

I’m not talking about these types of leftover listings.

Let’s look at another property.

About 15 minutes north of my town, there’s a listing that has been on the market for 44 days. It’s beautiful on the outside, and it used to be beautiful on the inside. It has 10-foot ceilings in nearly every room, including a 20-foot ceiling in the entryway, a sweeping circular staircase, a nice kitchen, and plenty of storage.

But, now that the carpet and paint is 20 years old and some of the floors are damaged from water leaks, the home clearly needs some help.

Yet, even with all of the potential, the property sits for 44 days.

The good news is that this leftover property was patiently waiting for the right buyer. That buyer happened to be a client of mine. After an initial listing price of $725,000, we were able to offer $670,000. The best part? The appraisal came out to $900,000!

We did all of this without a bidding war and giving up important leverage on the buyer’s side of the table.

How to find leftover properties

Listing agents are human, and humans make mistakes. I’ve seen some real doozies, including a house listed with zero bathrooms on the MLS. Legally, a house must have a bathroom, and this particular house had two.

While it doesn’t sound like a big deal, you wouldn’t see this listing if you were set up to receive listings with a minimum of one bathroom. Mistakes mean there’s a smaller number of buyers viewing a listing.

So, this is what you should be looking for — the unseen properties due to a listing entry error.

But listing mistakes aren’t limited to entry errors. Some listings feature photos from a completely different house. That means there are a lot of unsuspecting buyers walking into homes confused and walking out without making an offer. 

This happens all of the time with multifamily properties listed as single-family homes or houses listed as condos.

When your agent sets you up to receive listings from the MLS, they set up parameters, so you don’t get swamped with listings you’re not interested in. You don’t need to see those listings pop up if you’re not buying a farm or vacant land. Ditto single-family homes if you only want a condo.

But real estate agents can only send listings that are categorized correctly, and when an agent makes a mistake, it can have huge repercussions.

Side note: If you’re selling a property, make sure your agent sends you the listing and that you read it thoroughly to make sure all the information is correct. The agent can update the listing, but only if they know there is a mistake.

If your agent enters fewer parameters into the MLS when setting you up for a search, you’ll receive far more listings, which can be daunting in a robust market (lucky for you, there is a historic supply shortage right now).

But the more listings you get, the more possible mistakes you’ll find and more opportunities you’ll discover.

Is this groundbreaking advice? No. I know that. But in this market, getting into a bidding war and fighting over limited supply with other buyers is exhausting. Do whatever you can to take that out of the equation by looking at houses they aren’t looking at.

Waiving inspections and appraisals

Another fun aspect of the current market’s home buying process is waiving inspection and appraisal gap coverage. Right now, at least in my market, when you are writing an offer, to be competitive, you’ll need to waive your ability to request inspection repairs and, in most cases, cover any gap between appraisal and offer price.

You have to offer this because competing buyers include this in their offer. If your offer doesn’t also include this, you’ll go to the bottom of the pile.

You don’t have to offer these seller-friendly clauses when your offer is the only thing in the pile. It means you can have a home inspection — and if something pops up, you can choose to request a repair, a concession, or accept it as-is. Remember, any request is just that, a request. The seller can still say no, but if you waive the inspection to get your offer accepted, you can’t even make the request.

Appraisal gap coverage is another sticky clause being added to offers right now. Appraisal gap coverage means you will pay the amount you offered, regardless of the appraisal. 

If the appraisal comes in low, you’re bringing additional money to closing to cover the gap between what you offered and what it appraised for.

And while you don’t have to cover the gap entirely, you can offer to cover the gap only up to a specific dollar amount instead of the full amount; there are other buyers out there who are offering to cover the whole gap. Just think back to the property from before. Some buyers would have covered upwards of $200,000 in the appraisal gap.

Again, your offer goes to the bottom of the pile.

Final thoughts

Skip the bidding wars and the lines at open houses. take your time looking at a property and get an inspection by looking at the “leftovers”.