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Get Rich Education

Updated about 12 hours ago

Business
Careers
Investing
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This show has created more financial freedom for busy people like you than nearly any show in the world.Wealthy people's money either starts out or ends up in real estate. But you can't lose your time. Without being a landlord or flipper, you learn about strategic passive real estate investing to create wealth for yourself. I'm Show Host Keith Weinhold. I also serve on the Forbes Real Estate Council and write for Forbes. I serve you ACTIONABLE content for cash flow on a platter. Our bottom line in real estate investing together is: “What’s your Return On Time?” Where traditional personal finance merely helps you avoid losing, you learn how to WIN. Why live below your means when you can expand your means?Since 2002, international real estate investor Keith Weinhold owns multifamily apartment buildings to single family homes to agricultural real estate. New episodes are delivered every Monday.

Read more

This show has created more financial freedom for busy people like you than nearly any show in the world.Wealthy people's money either starts out or ends up in real estate. But you can't lose your time. Without being a landlord or flipper, you learn about strategic passive real estate investing to create wealth for yourself. I'm Show Host Keith Weinhold. I also serve on the Forbes Real Estate Council and write for Forbes. I serve you ACTIONABLE content for cash flow on a platter. Our bottom line in real estate investing together is: “What’s your Return On Time?” Where traditional personal finance merely helps you avoid losing, you learn how to WIN. Why live below your means when you can expand your means?Since 2002, international real estate investor Keith Weinhold owns multifamily apartment buildings to single family homes to agricultural real estate. New episodes are delivered every Monday.

iTunes Ratings

422 Ratings
Average Ratings
396
10
7
3
6

RE made easy 🙌

By J. Barshop - Sep 05 2019
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Keith and his wide variety of knowledgeable guests are truly rockstars! They’re making quality real estate investment knowledge accessible to everyone because they truly believe in the power it has to change lives. The great advice they provide, combined with the relatable way in which they deliver it had me hooked from the very first listen. Thanks for putting out such a stellar show Keith - keep up the great work!

Fantastic podcast

By Ken K. from Cali - Feb 24 2019
Read more
Awesome and accurate advice. Must listen

iTunes Ratings

422 Ratings
Average Ratings
396
10
7
3
6

RE made easy 🙌

By J. Barshop - Sep 05 2019
Read more
Keith and his wide variety of knowledgeable guests are truly rockstars! They’re making quality real estate investment knowledge accessible to everyone because they truly believe in the power it has to change lives. The great advice they provide, combined with the relatable way in which they deliver it had me hooked from the very first listen. Thanks for putting out such a stellar show Keith - keep up the great work!

Fantastic podcast

By Ken K. from Cali - Feb 24 2019
Read more
Awesome and accurate advice. Must listen
Cover image of Get Rich Education

Get Rich Education

Updated about 12 hours ago

Read more

This show has created more financial freedom for busy people like you than nearly any show in the world.Wealthy people's money either starts out or ends up in real estate. But you can't lose your time. Without being a landlord or flipper, you learn about strategic passive real estate investing to create wealth for yourself. I'm Show Host Keith Weinhold. I also serve on the Forbes Real Estate Council and write for Forbes. I serve you ACTIONABLE content for cash flow on a platter. Our bottom line in real estate investing together is: “What’s your Return On Time?” Where traditional personal finance merely helps you avoid losing, you learn how to WIN. Why live below your means when you can expand your means?Since 2002, international real estate investor Keith Weinhold owns multifamily apartment buildings to single family homes to agricultural real estate. New episodes are delivered every Monday.

Rank #1: Live Before You Die

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If you work for a salary or a wage, then money is an important factor in your life.

So there you are, making between $60,000 and $150,000 per year.

You’ve got a good home, steady employment, you drive a decent car. Sometimes you even feel “comfortable.”

This one precious life of yours is made up of time. Are you trading away that time for dollars at a job that you aren’t passionate about?

Every morning, you might even separate yourself from those you love… in order to do this.

With real estate investing, you don’t want properties so much as you want its passive income - income that you don’t have to work for.

Now your eternal time vs. money dilemma is solved.

If you don’t know why you urgently need financial freedom, do it so that you can “Be Yourself”.

See… you wake up to a blaring alarm to get to your job - and that’s how your day starts. Then you’re programmed to tote company lines all week.

Near the end of the work day, you’re playing another tireless charade - screwing around on the internet while you’re watching the clock like it’s a countdown timer so you can get out of there. that’s unethical.

You aren’t being yourself… because you wouldn’t naturally do those things.

Most employees aren’t driven by purpose, they’re driven by fear.

Your growth can only begin when you peel back each layer of your vulnerability onion and get honest with yourself.

The roots of change are nourished with genuineness.

You’d rather quit your job and be a nature photographer or a Red Cross volunteer or a sports writer or travel.

Even if your job is OK, wouldn’t life be better if you were job-optional?

You haven’t created the time to feel peace, joy, happiness, giving, love and freedom in your life.

You spend all this time learning how works works, zero time learning about how money works...

yet money is the only reason that you even go to work.

Look… you won’t obtain freedom by getting your money to work for you.

Every dollar that you put in a stock or 401(k) plan can’t leverage other people’s money...

...for freedom, you must ethically employ other people’s money. That’s the mindset shift.

Real estate gives you limitless access to other people’s money - the bank’s, the government’s, and your tenants.

When you have enough passive income to meet all of your expenses, you can quit your job and be free!

Real estate is the generationally-proven way to build wealth and you don’t even need any degree or certificate.

That’s why I talk tirelessly on my podcast, and in videos, and articles and newsletters and wrote a book, and keep visiting the best geographic markets to find the right opportunities and properties and to meet the right people.

In this one life of yours, you can either be a conformer or you can build wealth.

Once you have time freedom, whether or not you want to go on to be rich from there - well, that part’s up to you.

This is an unselfish act - because when you do what you love, you’ll produce better results for both your family and society. You can’t help others if you’re poor.

Don't live below your means. Expand your means - with anything that you do in life.

The sad thing is, you have a choice in this - yet you’re selling your time and your soul for money. And that’s what breaks my heart.

Learn how to invest in real estate - the smart, patient, stable way.

Most people get used to “settling” in life. When you were 12 years old and thought about your adult life, I’ll tell you one thing that you never thought:

“Someday, I’m going to live a small life.”

Well, now that’s precisely what you’ve done.

Get real with me. How much did your employer pay you to quit your dreams?

Do you even remember what your dream was from when you were 12? I bet you’ve forgotten.

When your dreams die, you die.

Most people die at age 25. It’s just that they’re not buried until age 85.

Will you live before you die?

-by Keith Weinhold of Get Rich Education

_____

See the “Live Before You Die” VIDEO when it is released by subscribing to our e-mail newsletter at: GetRichEducation.com

Also, follow me on Instagram:

@getricheducation

@keithweinhold

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Get Rich Education Channel

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@GetRichEd

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Keith Weinhold

Jan 09 2019
5 mins
Play

Rank #2: 249: Beginner's Real Estate Investing Guide

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Two big mistakes are: 1) Renting out your former primary residence. 2) Only being invested in one market. 

This Beginner’s Real Estate Investing Audio Guide also helps you step-by-step with buying an income property:

  • Credit Scoring
  • Mortgage Pre-Approval
  • Writing An Offer
  • Inspection
  • Vetting A Property Manager
  • Appraisal
  • Insurance
  • Closing
  • LLCs

The entire audio from this episode is transcribed into words and can be found at the end.

People set up LLCs for asset protection, anonymity, or tax purposes. But there is a lot of administrative work. Is it even worth setting up?

Your FICO credit score has five ingredients. Down payment, debt-to-income ratio covered.

Mortgage pre-approval is better than pre-qualification.

Select income property in: job-growth economies, high rent in proportion to low purchase price.

Cash flow = Rent Income minus “VIMTUM”.

Why would someone sell you a cash-flowing property?

“Turnkey” defined. Should you make a lowball offer to a turnkey provider?

Also discussed: Negotiation Strategy, Earnest Money, Purchase Contracts, Management Fees, Management Agreements, Mobile Notary, Title Company, Rent-To-Value Ratio, Collecting Cash Flow.

___

Want more wealth?

1) Grab my FREE E-book and Newsletter at: GetRichEducation.com/Book

2) Your actionable turnkey real estate investing opportunity: GREturnkey.com

3) Read my best-selling paperback: getbook.at/7moneymyths

___

Resources mentioned:

Mortgage Loans:

RidgeLendingGroup.com

Find Properties:

GREturnkey.com

Memphis & Little Rock Property:

MidSouthHomeBuyers.com

Turnkey Real Estate:

NoradaRealEstate.com

QRP:

TotalControlFinancial.com

JWB New Construction Turnkey:

NewConstructionTurnkey.com

Our Tampa Real Estate Field Trip:

RealEstateFieldTrip.com

Best Financial Education:

GetRichEducation.com

Follow us on Instagram:

@getricheducation

Keith’s personal Instagram:

@keithweinhold

Complete Audio Transcript:

Welcome to Get Rich Education. I’m your host Keith Weinhold and I’m here to help Beginning Real Estate Investors Today. 

The biggest beginner mistakes to avoid, when you make an offer - can you lowball a turnkey provider, and all those buyer steps like LLCs, mortgage pre-approval, inspection, appraisal, and closing. Today, on Get Rich Education.

___

Welcome to GRE. This is Get Rich Education Episode 249 - and this is your Beginner’s Real Estate Investing Audio Guide. Hi, I’m your host Keith Weinhold.

We’re talking about how to get into long-term buy & hold RE investing - and that’s because it’s the most generationally-proven way to build wealth.

First, let’s talk about a couple of the biggest mistakes that real estate investors make - it’s being invested in only one geographic market. Often, that’s the market that they just happen to live in. 

There is more risk with being in only one market than most realize, because you’re now tied to the fortunes or misfortunes of just one area’s economy.

Another substantial, common real estate investor mistake is that they continue to hold onto one - I’ll call it - special - property in their portfolio that they usually need to get rid of - but they have either sentimental ties to it - or they just hold onto it for convenience, and do you know what that property is?

I’m actually talking about a specific property here.

It’s the home that THEY YOU USED TO LIVE IN yourself. Well, what’s wrong with renting out the home that you used to live in yourself? 

You might still have the preferable owner-occupied financing locked in on that one - and afterall, that’s a better rate than you could get on a non-owner-occupied rental.

The problem is that the property probably doesn’t perform BEST as a rental.

But you might be clearing, say $500 per month by using your former primary residence as a rental today. 

Look, for you, it’s often about the cash flow - and yes, it is about the cash flow. 

But there’s something even more important than cash flow - that’s because nearly any property will cash flow if the loan were paid off.

That’s why it’s really more specifically about the rent-to-value ratio of a property.

If you’re renting out the home that you used to live in, and it wasn’t strategically bought as a rental, if your rent-to-value ratio (or RV ratio) is 0.6%, meaning that for every $100K in value it has, you’re only getting $600 of monthly rent income, then you’re losing cash flow dollars every year - and every month.

Look, let’s give a real life example of the .6% RV ratio. Say that you can get $1,800 rent out of that $300K property that you used to live in. 

But instead, three $100K homes bought strategically as rentals can have a combined rent income of $3,000. Yes, you can still find that full 1% rent-to-value ratio.

So it’s either one $300K property at $1,800 of rent income.

Or three $100K properties at $3,000 of rent income. 

So you’re losing $1,200 dollars of cash flow every month - you’re only getting $1,800 rather than $3,000 - by not buying and owning strategically in markets in the Midwest and South where the properties make sense as a RENTAL on the day that you buy it.

Your primary residence only made sense as a primary residence on the day that you bought it. 

Now you can see that the only reason that you own it, is because you defaulted and “fell” into it. Don’t fall into things. Be intentional. 

You are a better investor when you’re intentional rather than emotional.

It’s even better for you now. Beyond your $1,200 of additional cash flow with some repositioning, now, with three properties instead of one - now you’ve also taken care of the first real estate investor mistake that I mentioned.

WITH three rentals rather than one, now you can be diversified across multiple markets.

Two birds are killed with one stone. Now with some re-positioning, you’ve increased your cash flow by $1,200, AND you’re in multiple markets. One property isn’t divisible.

We’re talking about real estate investing for beginners today, so let me clearly guide you through step-by-step on just how you go about buying your first property - writing an offer, inspection and vetting your Property Manager which is known as due diligence, appraisal, and onto closing and receiving cash flow from the tenant.

As you’ll see, much of today’s show pertains to any investment property at all.

But we’re talking mostly about how to buy single-family turnkey homes, especially homes outside your home market - as most of the best deals are not found where you live.

Like they say, the best investors live where they want to live, invest where the numbers make sense.

Get Rich Education is heard in 188 world nations. 

Today’s content is primarily geared toward United States real estate investors - but those that live outside the United States will benefit here too.

Here’s a question that you might have - “How do I go about setting up an LLC - a Limited Liability Company - to hold my investment property in?” 

I’ll tell you - I don’t think “How do I set up an LLC?” is the best question to ask.

The best question to ask is, “Should I set up an LLC?” 

The three main reasons people set up an LLC are for either anonymity, tax purposes, or asset protection.

Now, if you know that you WANT to set up an LLC - I’ve done three episodes on that topic with Rich Dad Legal Advisor Garrett Sutton.

You can go to GetRichEducation.com, type “Garrett Sutton” in the search bar, and those three episode numbers will appear so that you can listen.

But the reason that the question is, “Should I even SET up an LLC?” is because:

  • Setup of LLCs complicates your life. Maintaining a registered agent, Articles Of Incorporation, having separate accounts, tracking expenses with separate credit cards, paying annual fees for everything - depending on how many LLCs you have and how you structure your life - it can wear you out.

  • The second reason you should ask yourself, “Should I even set up an LLC?” is because you might not have many assets for a litigant to go after. Retirement accounts have certain protections already. Equity in a property could be low-hanging fruit for a plaintiff attorney if someone gets a judgement against you. But since the Return From Equity is always zero, what would you have much equity in a property anyway?

  • The third reason you should ask yourself, “Why should I even set up an LLC?” is that frivolous or slip-and-fall type of lawsuits are rare. Not only have I never been a party to one, I’ve never even heard of any investor friend or associate having one - and I talk to a lot of people. You probably haven’t heard of one either.

Now, note that I’m not saying you can’t get an LLC or shouldn’t get one. I’m saying, prioritize those questions to yourself.

First, it’s “Should I get one?”. If that’s a definitive “yes”, only THEN ask:

“How do I set one up?”

Why do you think you have to? Did some attorney use fear tactics to get you to?

If the result of the LLC’s administrative overburden provides a greater reward in the form of asset protection, anonymity, or tax benefit - which is typically a flow-through taxation type anyway, you might then … get an LLC.

So, as a beginning real estate investor, understand that real estate is a credit-based asset - meaning it’s usually bought with a loan. 

So let’s talk about getting your finances in order before you contact a lender or select an income property. 

That begins with you having enough cash liquidated for a 20% down payment on the property - add about 4% for closing costs, depending on the state that you’re buying your property in - and on the lowest-priced property that’s still in a decent area of a low-cost city - which might be a $60,000 property …

24% of that then is about $14,000 that you’ll need. You should have some extra on top of that as reserves. 

Now, let’s look at another part of your finances - your DTI - your debt-to-income ratio. It cannot exceed 43% to 45% - maybe up to 50% in some circumstances. 

So if your monthly minimum debt payments - everywhere in your life - housing payment, minimum credit card payments, minimum car payment - if that sum is $5,000 and your gross monthly income is $10,000 - that’s a 50% DTI. You can’t exceed that.

Of course, before a bank is willing to loan you money, they want to have a reasonable assurance that you aren’t weighed down with debt elsewhere because their fear factor goes up that they won’t get paid back.

Next, let’s talk about your credit score. We dedicated an entire episode to this back in Episode 54. If you can remember back that far, Philip Tirone was here with us and you learned more about credit scores that you probably ever thought you would …

… and he even went on to call the credit scoring system a total scam. He was quite opinionated - it was interesting and eye-opening, but ... 

Playing within the scam here - as it might be. 

There are many different credit scoring models, but the FICO Score - F-I-C-O - is a respected one that you’re probably going to see your mortgage lender use.

It stands for Fair Isaac Company.

Their credit scoring range is 300 - the worst, up to 850. 850 is essentially a perfect score.

Importantly, 740 is the highest score that helps you here. 

If you have a 782 or an 836, it doesn’t help you qualify for the loan or get you a lower mortgage interest rate or anything else. 

740 is where you’re optimized. 

Now, just a quick overview of FICO credit scoring ...

There are five primary ingredients that make up your credit score.

In order of importance, they are your payment history, amounts owed, length of your credit history, new credit, and finally credit mix. 

That first one, Payment History, is the most heavily weighted one. It’s 35% of your score.

As you might expect, the repayment of past debt is a major factor in the calculation of credit scores. It helps determine your future long-term payment behavior. Both revolving credit (i.e. credit cards) and installment loans (i.e. mortgage) are included in payment history calculations. 

Although installment loans like mortgages take a bit more precedence over revolving credit - like credit cards. 

This is why one of the best ways to improve or maintain a good score is to make consistent, on-time payments.

The next way, your Amounts Owed – 30%

This category is basically credit utilization or the percentage of available credit being used - or borrowed against. Credit score formulas “see” borrowers who constantly reach or exceed their credit limit as a potential risk. That is why it’s a good idea to keep low credit card balances and not overextend your credit utilization ratio.

So if you’ve got just a $1,000 balance on a credit card with a $10,000 credit limit, that’s seen as a good ratio. You’re staying well within your limits then. 

The third FICO credit score ingredient is the Length of your Credit History – 15%

This factor is based on the length of time all credit accounts have been open. It also includes the timeframe since an account’s most recent transaction. 

Newer credit users could have a more difficult time achieving a high score than those who have a long credit history. That’s because if you have a longer credit history, FICO has more data on which to base their payment history.

The fourth of five FICO ingredients is your “Credit Mix” – Now we’re down to an ingredient only comprising 10% of your score.

Credit mix just means that it helps your score if you have a combination of credit cards, retail accounts, installment loans, finance company accounts and mortgage loans. 

Finally, “New Credit” makes up the last 10% of your FICO score.

Don’t open too many new credit accounts in a short period of time. That signifies a greater risk to lenders – and that’s especially true for you if you’re a borrower with a short credit history. 

And you sure don’t want to open up any new lines of credit, down the road when you’re in the qualification process for buying a new property unless you check with your Mortgage Loan officer first.

Knowing what factors make up your FICO® Credit Score can help you qualify for more loans and get better mortgage interest rates. That’s the bottom line.

This helps you get pre-qualifed or pre-approved with your Mortgage Lender.

To get prequalified, you just need to provide some financial information to your mortgage lender, such as your income and the amount of savings and investments you have. Your lender will review this information and tell you how much they can lend you. 

After pre-qualification, you can seek the higher-level status and that is getting pre-APPROVAL for credit. Pre-approval is better than pre-qualification.

If you think about it, it makes sense. Qualifying for anything in life is not as good as getting approved for something - I suppose. 

Pre-approval involves providing your more detailed financial documents - like W-2 statements, paycheck stubs, bank account statements, and your previous two years tax returns. This way, your lender can VERIFY your financial status and credit.

Now that you’re pre-approved with a lender, you can focus on the market and property that you’re interested in. 

RidgeLendingGroup.com is the mortgage lender that we recommend most often because they SPECIALIZE in income property. They don’t have any seasoning requirements.

Seasoning means that the person selling YOU the property needs to have held onto it for a certain length of time - or the lender won’t finance the property for you.

While you’re in the pre-approval process, you can be learning about a cash-flowing investment market. 

You want to pick a geographic metro market that typically has low-cost properties, and high rent incomes in proportion to those low costs. 

In fact, the market is more important than the property. Because your income comes from your tenant, and your tenant’s income comes from a job.

So you typically don’t want to own much property in a town with 14,000 people that’s an outlying area - not part of a greater metro - where 1/3rd of the employment is tied to one tungsten factory or even one semiconductor manufacturer.

Because now, too much of your income stream is tied to just one industry.

You also don’t want to buy slummy property. Those tenants often don’t pay the rent. You also don’t want to buy the median-priced home or higher, because the numbers don’t work out.

So you want that working class housing that’s just below the median price point for the area.

If you’re not already confident about that and familiar with the right provider ... 

We have information on the right market, with the right provider, with properties - and they’re typically in the MidWest and South - at GREturnkey.com

So read a market report there. That’s good, pointed information.

Most investors are interested in a property for the production of cash flow. That’s the margin by which your rent income exceeds all expenses.

Rent income minus expenses should be a positive number.

So that’s your monthly rent minus VIMTUM. V-I-M-T-U-M. 

Vacancy, Insurance, Maintenance, Taxes, Utilities, and Management.

I like easy ways to remember things and VIMTUM is an easy way to remember.

So, you’re listening to the Beginner’s Real Estate Investing Audio Guide here as a regular episode of Get Rich Education.

If you’re not a beginner & you’re still listening, it’s either a good review and you might even be learning some new things along the way yourself. 

Including, should you ever lowball a turnkey provider and a negotiation approach that I have for that - in a few minutes. 

But first, one reasonable beginner question is ...  

“Now why would someone would want to sell me a cash-flowing property in the first place? Why would someone sell me a good thing that pays them every month that they could continue to hold onto for cash flow?

If a property pays someone every month while they hold onto it - why in the heck would they sell it to me?

OK, some seller out there has a golden goose that lays a golden egg every month, so why in the world would they give me an opportunity to buy the goose?

Well, there are just so many reasons for selling cash-flowing property - yes, a ton of reasons for selling even a young, healthy goose that lays golden eggs every month & is expected to so for years.

Well, a turnkey provider runs out of money too. They can’t buy all the properties themselves. 

They’d prefer a lump sum payout when they sell this property, because their business model is to go pay all cash for another distressed property that they can fix up. 

And if you think that they snatched up the good ones themselves a while ago - yeah, they probably did do some of that.

In fact - I WANT them to have snatched up some good properties from their own market earlier. It shows me that they believe in what they sell.

Now, other reasons that the - I guess general public seller might want to sell you a property is ...

One reason is moving. Say that a family in City A owns a few mom-and-pop rental homes that they self-manage and they’re moving to City B in another state, they’ll often sell their income properties.

Some people want to self-manage their property (often because they never explored their best-and-highest use, but anyway) & if they have to move to City B, they’ll sell the property rather than try to find a Property Manager in City A. 

Another reason people sell cash-flowing property is that - even if someone is not moving, that person might be tired of the self-management hassle - but yet they don’t try professional management - because that person has the DIYer mentality - that soooo common do-it-yourself mindset.

OK, most people just don’t take a strategic approach to real estate investing.

Other reasons for people selling cash-flowing property are death, marriage, divorce, and all kinds of either joyous or tragic life milestones.

If a husband-and-wife own rental properties but running & managing them was kind of the husband’s thing & the husband dies … the wife doesn’t know how to run the properties & she’s likely to sell rather than hire a Property Manager.

People may sell their cash-flowing property in case of all kinds of emergencies - medical and otherwise - because they may need a quick lump of cash - instead of the steady stream of cash flow over time that just won’t work for them in their new situation.

OK, most of those situations involve some sort of external life change for property sellers - a lot of them tragic.

Well - here’s a personal one for you... 

A few years ago, I sold two cash-flowing apartment buildings at the same time - well, those sales actually closed on consecutive days - so nearly the same time.

Both of those cash-flowing apartment buildings that I sold were 100% occupied with tenants, I had competent management in place, and there were no deferred maintenance issues with the buildings.

You want to know my reason for selling two nice golden apartment gooses that were steadily laying some nice golden eggs?

OK...can you guess why?

 Alright, fortunately I didn't have any distress or emergency in my life.

...oh, and also, I wanted to sell them fast too, I couldn’t let these two cash-flowing apartment buildings linger on the market for a while. I really wanted to get rid of them.

I had no distress like those situations I mentioned earlier.

So can you guess why I wanted to sell these long-producing golden gooses in a good job growth market that produced nice cash flow, nice golden eggs?

I’ll tell you why.

That's because I knew I could 1031 Exchange those two gooses for two even larger gooses. Now I won’t get into the 1031 here on a beginner episode. 

But I replaced the two smaller apartment buildings with two larger apartment buildings that would produce even larger eggs if I did it with a quick timeline - and I could defer any tax on my profitable gain. 

I found - I guess - two very fertile egg producers that were going to produce even more cash flow over time.

So...I think you get the message here. To the buyers of my smaller apartment buildings, I appeared as a very motivated seller of cash-flowing property, even though I had no external stress in my life. 

It was due to internal reasons that I wanted to sell...and it’s the internal drive to expand my income. 

No shrinking thinking here at Get Rich Education.

Now, when you’ve found a cash-flowing property that you want to buy, should you make a lowball offer to a turnkey provider? My definition of lowball here, is, a 10% discount. 

We’ll say, that a provider is offering a property for $120,000 - then you’d make the offer for 10% less, which is $108,000. That’s a lowball.

My answer is ... 

No. That’s not going to work. In almost every instance, that’s too much of a discount and it’s going to eat their margin too much. 

Depending on how it’s presented, a seller might even be less motivated to work with you if they get a lowball offer. 

This company has a business to run and with a turnkey property, you’re typically paying for the convenience. You leveraged their systems of them delivering this product to you that’s already renovated, rehabilitated, tenanted, and under management. 

Now, can you can knock off $1K-$2K? And say, offer the seller then - $118K or $119K for the $120,000 property. Yeah, that might work. 

It sure wouldn’t be deemed some unreasonable request. But it’s good to at least provide a reason - some rationale - in asking for the discount.

Let me give you some perspective on this negotiation too. 

For every $1,000 less in a mortgage loan that you take out, how much do you think that saves you in a monthly payment? Did you ever figure out how much that saves you?

Well, at a 5% interest rate on a 30-year loan, reducing your mortgage loan amount by $1,000 saves you … $5. Five bucks in a reduced payment. 

For more perspective, keep in mind too, that once the seller accepts your offer - it’s only the first part of the negotiation.

Later, it’s a negotiation with the inspection. We’ll discuss how to navigate THAT shortly.

I’m Keith Weinhold. You’re listening to Get Rich Education.

____

Welcome back to Get Rich Education. This is your Beginner’s Guide to Real Estate Investing. I’m your host, Keith Weinhold and we’re talking about buying an income-producing property.

That may or may not be a TURNKEY property - which just means that it’s already renovated, tenanted, and under management with a tenant on the day that you buy it. 

Now, once your offer is accepted by the seller, I want to give you - really just a brief outline of what to expect next. 

This isn’t intended to give you every step in exhaustive detail, but this is generally what comes next for United States real estate purchases, and custom varies somewhat from state-to-state.

So with that in mind, once the turnkey provider or seller accepts your purchase offer...

You need to send in your earnest money. Earnest money is not the down payment. It’s a smaller amount that shows good faith that you’re serious about your offer. 

It’s often an amount of $5,000 or less and it shows the seller that you’re serious enough about buying the property that the seller has the confidence to take their property OFF the market and not show it to anyone else.

The seller should give you instructions on how to place your Earnest Money. 

Now remember, your earnest money deposit is not going directly TO the seller, it is going to a third-party escrow account, and it is refundable to you in accordance with the terms of the contract you signed.

Your contract should have an estimated closing date in there. I want to emphasize that the key word there is “estimated”. 

While it is important that all parties work towards closing by this date, between you and me - let’s just be realistic - the reality is that many transactions get delayed beyond the closing date in the contract for a variety of reasons on the seller side, sometimes having to do with construction or renovation delays. 

If this happens, it is nothing to be worried about, just remain in touch with the seller and you can simply sign a contract extension if needed when the time comes.

As you are financing your property, be sure to keep getting your lender anything that they ask you for up so that they can keep processing your loan. 

As your closing gets near, they will probably ask you for some updated information and have some final stipulations from the underwriter, so just remain in close touch with your lender and try to provide them what they need as swiftly as you can.

During most of this time where you’re under contract & even before you’re in-contract to buy the property, most of your relationship with your lender and seller is just sitting around, waiting for the next stage. 

Once construction/renovation is completed on your property, I suggest that you order a professional home inspection before closing. 

As the buyer, this is at your expense, but the home inspection is cheap insurance for you and it is an important part of your due diligence. It might cost you about $300 for a single-family turnkey income property.

A four-plex inspection might cost up toward $800.

When seeking an inspector - seek ASHI certification - that is American Society of Home Inspectors.

You’re looking for an inspector with a good reputation, licensed and bonded. It is good to look for a level of experience as well. The choice is really yours as the Buyer.

Your inspector points out deficiencies in what I’ll break into a few categories. 

#1 is Major concerns – these are significantly defective, safety issues that require immediate repair. Often times, those things MUST be done in order for your lender to even finance the property so the seller is going to do those things for you. That might be adding a railing to a porch.

The second category are recommended repairs – So they’re recommended but not required. That might be adding some extra insulation in the attic. 

The third category is “nice if it were done” - like a kitchen cabinet door that’s a little loose and doesn’t close snugly.

When you get your home inspection report back because the inspector has compiled their findings, the key to remember is that the inspector will ALWAYS return a (usually long) list of items that they recommend be corrected prior to closing. 

Now, this even happens on new construction, so expect some findings.

And remember, you are not closing on the property in the condition it was inspected. Rather, the inspection is just part of the process on the path to getting the property to its final condition. 

Then you and the seller agree on what will be fixed (at the sellers expense, and verified to your satisfaction), prior to closing. 

The seller is anticipating that they will need to make some final repairs (at their own expense) after they get the inspection repair request from you. This is all part of the normal process.

Of course, you can get in a car or hop on a plane and visit the turnkey property yourself and walk the property with your inspector, but I’d say fewer than 10% of turnkey buyers do this. 

But going to see the property in person is never a BAD idea.

Today, it’s easier than ever for an inspector or provider to e-mail you a property video. The report that you get from your Home Inspector after he visited the home will have lots of photos and details.

Typically, purchase offers are contingent on a home inspection of the property to check for signs of structural damage or things that may need fixing. 

This contingency protects you by giving you a chance to renegotiate your offer or withdraw it without penalty if the inspection reveals significant material damage.

Once the seller makes any needed repairs that the third-party inspector found, I suggest having a re-inspection done by that same inspector. This gives you the chance to confirm that any agreed-upon repairs have indeed been made.

You might spend another $100 on this re-inspection.

Now, if the original inspection showed that a leaky faucet needed to be replaced, and the seller said they’d do it, and the re-inspection finds that that work wasn’t done as promised, then any FURTHER re-inspection costs are often a cost borne by the seller.

Which seems pretty fair - they said they’d do work - and the re-inspection that you paid for confirmed that it hadn’t been done in this case.

Now, back to the negotiation. If you asked for a reduced Purchase Price, that could lean away from you asking for too much in the inspection.

How do I like to play it? Often times, I make a full price offer for the property - and I might even let the seller know at that time that I’d like to give you your price - it’s a full $120,000 in this case - and since you got your price, I’d like my terms.

My terms are - that I’m more bold in what I request the seller to do from the inspection findings. 

Maybe I will ask them to add that extra insulation in the attic as one of those “Recommended buy not Required For Financing” items - or replace a window pane that had condensation inside it.

Then, what’s my justification for asking the seller for that. It’s that I’m paying your full price. Again, financing an extra $1,000 only costs me $5 per month.

Now, let’s talk about the property appraisal. 

The appraisal is a tool that the bank uses to verify the quality of their collateral. 

Because in your loan paperwork, at closing, the bank will basically tell you that if you don’t make your monthly payments, you’ll be foreclosed upon and the bank will take back the property - that’s their collateral.

So they want to make sure that the property seems to be worth as much or more than you’re in contract for - that $120,000 in our example.

Your lender is the one that orders the property appraisal, not you. In about 90% of U.S. states, you as the buyer pay for the appraisal. It costs up to about $500. 

The appraiser is a member of a third-party company and is not directly associated with the lender. It wasn’t always that way. 

In fact, one factor that led to the housing downturn of 2007 in the Great Recession is that some lenders & appraisers were “in cahoots”. Haha! That can’t happen anymore. 

BTW, the appraisal and some of these other steps are all part of your closing costs. All part of that … about 4% of the property purchase price.

The appraisal is typically done by a certified appraiser physically visiting the home - and these people always seemingly have a tape measure with them.

The appraiser checks out the premises and their job is to use market comparables to make sure that the lender has adequate collateral in case you, the borrower, default.

OK, the bank doesn’t want to lend out more than the property is worth or else they could find themselves underwater if the borrower defaults. The appraisal protects against this.

And don’t confuse this appraisal with an assessment. An assessment is something that a county or municipality uses the measure the amount of property taxes that are paid. It’s really unrelated to this appraisal.

Now, before you select your Property Manager, I’d really like for you to talk with them on the phone or use a free video chat service like Zoom - it’s Zoom.us - it works a lot like Skype but Zoom is easier to use.

I mean, I don’t make many phone calls in my life anymore - much like a lot of people. But I want you to have a phone or video call with your PM because ...

I want you to have a good vibe - a good feeling about your property manager and to vet that manager just like you would vet out a manager for a non-turnkey company.

Just because a property is branded “turnkey” by a company, doesn’t mean that you can dismiss doing your due diligence. Turnkey can be a great system, but there’s nothing magical about that word alone.

Don’t overlook developing a good feeling about your Property Manager, because this is the one long-term relationship that you expect to have. I just can’t emphasize that enough. Your Manager is one of your key team members.

They’ll tell you the character of the current tenant that’s currently in the home. Find out how the manager is going to pay you. Feel them out, know what your communication flow is going to be like. 

If they’re part of the same company, a good manager should also connect you with whom renovated your turnkey property in case you have some questions for them.

Now, notice that I haven’t mentioned a real estate agent. Most turnkey providers work in a direct model so that you don’t have to go through agents.

You must sign a written Management Agreement with your Property Manager. 

This gives the manager written authority to manage your property for you, it will state their fees, and you’ll have your contact information in that agreement.

There are typically two fees - a leasing fee and a management fee.

A leasing fee is where you’ll spend ½ month’s rent to one month’s rent amount when the Manager screens a new tenant. So hopefully that only happens every 1 or 2 or even 5 years if you’re lucky. 

Yes, you can typically approve or reject their selected prospective tenant. You are going to be the owner of the property afterall.

A management fee is often 8-10% of one month’s rent income - and that’s what you pay monthly - ongoing.

You can sign a Management Agreement with the property provider if they have management integrated in-house. If not, you can lean on your provider for some management recommendations.

Now, there’s one blank to fill in on your Management Agreement - it’s a dollar amount up to which the manager can pay for expenses that come up - against your account - without contacting you. 

For example, if the number $500 is written in there, that means that if a maintenance or repair expense on your property exceeds $500, they must contact you prior to incurring that expense.

You get to choose that dollar limit. As a beginning real estate investor, go with a lower figure. 

Then as you get comfortable and / or you don’t want to be bothered about the property as much, you can increase that dollar limit in which they need to contract you about approving maintenance or repairs.

Basically, if there’s something that has to do with the property & you don’t want to deal with it, then make sure it’s written in the Management Agreement that the manager will perform it.

Typically, it’s going to say that the manager will collect rent, handle tenant relations, respond to repair requests, send you the rent, keep your ledger of income & expenses on the property, post legal notices if a tenant is paying the rent late, and sooo many other associated duties that I personally don’t want to deal with. I just want to live my life.

Get that Management Agreement done - fully executed - signed by both you & the Manager BEFORE you close on the property. 

Before you close, you can buy property insurance from any provider you choose. 

Your turnkey provider is often happy to recommend some providers that their other clients have used in this market, or you can just Google and find your own. 

Be sure to let the insurance provider know that this is a rental property (not a primary residence where you live and not a second home). 

Most turnkey buyers purchase both hazard and liability insurance as part of their policy. Like any other insurance policy, you will have choices about deductibles, monthly payments, and coverage amounts. 

If you are financing your property, your lender will most likely be able to combine your property taxes and insurance into your monthly payment, so you have one monthly payment for principal, interest, taxes and insurance (PITI) … much like you would on your primary residence.

The financing process typically takes about 30 days from the time you submit your EM. 

Remember that YOU are a factor in how fast your property closes. If that lender needs another document, give it to them pretty promptly.

When you have finalized your due diligence, and verified that the seller has made all the agreed upon repairs from the home inspection report, you will be ready to close. 

You likely live in a different state than the property and will close remotely. The title company (or its a closing attorney in some states) will prepare your closing documents - including your loan docs... 

...and can arrange for a mobile notary to meet you with the docs wherever you choose (your home, your office, your local coffee shop, etc.) so you can sign the docs in front of a notary who will then overnight the docs back to the Title Company so the transaction can fund.

Your lender will arrange for a title company to handle all of the paperwork and make sure that the seller is the rightful owner of the house you are buying.

It may seem like the closing process is a lot of work, but you’ll really spend most of the time waiting. Most of the time, you'll just be sitting on your hands, waiting for someone else involved in the transaction to come through. 

So find something enjoyable to occupy your time and distract you while you wait, and feel secure in the knowledge that you've done your research and know how to make your closing process go smoothly.

When you complete that closing with the mobile notary - I’ve done these closings at my home’s dining room table, or even in my employer’s conference room back when I used to have a day job - then, hey! 

You need to congratulate yourself on adding another income property to your portfolio.

You know, the good news is that of all of these stages we’ve discussed - the longest stage of them all is your ownership of the property. You Own & Collect the cash flow.

And hey, this isn’t reason enough alone - but it’s kinda cool that you own property in TN and FL and IN. 

You own part of each one of those states. 

And with each new turnkey property you buy, you might have just increased your mostly passive cash flow by $311 per month or $118 per month or whatever it is.

If you can swing it, it can be more efficient timewise for you to buy more than one property at a time.

As you buy more income properties, it not only gets easier because you know the process, but you often get quantity discounts.

For example, a management company might charge you a 9% management fee on your first three properties, but once you own four or more, they might charge you 8% on all four rather than 9%.

Insurance companies often have similar discounts for you….so you may very well get a little more profitable as you buy more property.

A rent-to-value ratio of 1% is generally quite desirable, meaning one month’s rent is 1% or more of the purchase price.

For example, a $120,000 property and a rent income of $1,200. 

$1,000 rent income on a $120,000 property would probably work fairly well too.

You typically want to avoid properties with RV ratios of less than 7/10ths of 1%, or 0.75. 

Let’s keep in mind that the RV ratio is only a rule of thumb. It doesn’t account for a major recurring expense like property taxes.

In high property tax jurisdictions like many Texas markets, you probably want that RV ratio up higher.

Now, as a beginning real estate investor, or even an advanced one, don’t worry about not know it ALL. No one’s ever going to know it all with real estate.

In fact, I’ve been actively investing in real estate since 2002 and just within the steps of ACQUIRING a property, like I carefully discussed today, some incremental half-step will come up in the process that I hadn’t been thinking about previously - like signing a Lead Paint Disclosure Form.

So, you don’t need to commit all of this stuff to memory.

Now, something that novice real estate investors say sometimes is something like: “I would only buy an income property that I would live in myself.” 

I contend that that is an awful criterion upon which to found strategic fundamentals on purchasing an income property.

Once one filters property that way, they have let their emotions trump facts. 

If the fact that a clean, safe, affordable, and functional property has a good occupancy rate in a sound employment market, decent ENOUGH neighborhood, and the numbers make sense - that’s more important.

OK, you aren’t living there yourself so it’s not a sound criterion.

Shoot, if I moved into any income property that I own, my lifestyle would take a substantial hit. Yet I’m not a slumlord - I provide housing that’s clean, safe, affordable and functional.

But they’re not replete with fantastic amenities, it does not have Corinthian architecture with alabaster columns - OK - but I know there’s a demographic for my rental property type that demands this responsible-but-no-frills housing over time.

It’s about asking yourself a better question, like, “Will this property secure an income stream?” 

Alright, would you rather have your property look “cute as a button” - or secure an income stream?

OK, we’re investors here.

Some think that in today’s electronic age, you should be able to complete a property purchase from the time you write an offer until you close on a property in the same-day. 

Well, that’s certainly not true. As you witnessed, physical things need to take place because you’re buying a real, physical asset.

We’ve been talking today about how you buy an income property - just simply that - especially as it pertains to buying an out-of-state turnkey income property - from the time that you get a property under contract and submit the earnest money to escrow all the way to closing.

...because that’s how to generate passive income, which in turn, creates a rich life for you.

Again, this isn’t an all-encompassing guide today with EVERY little detail. But we’ve hit the major milestones in the process & more.

You’ve got a good general guide on the income property-buying structure. 

You might have learned something about prioritization - perhaps LLCs matter less than you thought and a communicative Property Manager matters more than you thought.

Today’s show has the type of content that will be about as relevant 5 years from now as it does today. 

Now, today is also evidence that real estate does not have the liquidity that some other investments do. It takes longer to get in & get out.

However, that low liquidity actually contributes to relative price stability in real estate. OK, there’s no panic selling in real estate.

Maybe the most important thing for you to keep in mind is that...

You cannot make any money from the property that you don’t own.

Your future depends on what you do today.

To “know” something and not “do” something is to really not know something.

The most important thing you can do is act...because you cannot make any money from the property that you don’t own.

Again, a recommended, specific INCOME property lender is Ridge Lending Group.

Our network of income property providers is at GREturnkey.com

And one particular property provider to highlight over there is Memphis, Tennessee’s Mid South Home Buyers. Not only are they great with beginners, but they have profitable properties at lower price points, which some beginners would rather start with.

MidSouth Home Buyers has been rather popular for all those reasons and that’s created a longer wait list. Well, the news is that MidSouth Home Buyers has just expanded into another great investment market - Little Rock, Arkansas.

So that should help shorten their wait list.

If you can’t remember those three resources - Ridge Lending Group for the loan, GREturnkey and MidSouthHomeBuyers for the properties, I’ll be sure that they’re the first three links in the “Resources Mentioned” portion of the Show Notes accompany this episode.

There would be nothing worse than for me to share today’s knowledge with you - then not let you know where to go to act upon that knowledge.  

It’s been my pleasure to bring you your Beginner’s Real Estate Investing Audio Guide today. If you got value from today’s show, I’d be grateful if you took a screenshot of the podcast player image here on your podcatcher …

...and posted it to your Social Media account - your Facebook, Twitter, Instagram, or LinkedIn - and let your social friends know that if they’re ever interested in real estate investing, this episode is a great place to start. 

Next week, I’ll talk about how you Retain your tenants at the same time you RAISE the rent. 

I’m your host, Keith Weinhold. Don’t Quit Your Daydream! 

Jul 15 2019
54 mins
Play

Rank #3: 114: U.S. Geography and Real Estate Investing with Peter Zeihan

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#114: Your mental map is stimulated today as we discuss what geographies will be prosperous for real estate investors.

Geopolitical Strategist Peter Zeihan of Zeihan.com takes us on a virtual cross-country journey economically, geographically, and demographically.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Find turnkey real estate investing opportunities.

Listen to this week’s show and learn:

03:46  The Mississippi River System promotes continental commerce. Luckily, it’s superimposed atop the U.S. agricultural belt.

06:47  Demographic luck.

13:54  Capital flight to “Gateway Cities”: Toronto, Montreal, Vancouver, Santa Monica, San Francisco, Seattle, New York City, and Miami.

17:38  “Reinvented Cities”: Oklahoma City, Austin, Salt Lake City, Charleston (SC).

20:05  Migration to low-cost-of-living cities.

25:27  New England.

26:58  New York.

28:42  Pennsylvania.

31:44  New Jersey through DC to the Carolinas.

34:22  Georgia.

36:21  Florida.

38:12  Alabama.

40:53  Tennessee.

43:12  Great Lakes Region.

44:11  Missouri.

45:16  Arkansas & Louisiana.

46:58  Texas.

50:01  Upper Great Plains.

51:07  Denver and Salt Lake City.

53:16  Arizona and Nevada.

56:53  California.

59:33  Washington and Oregon.

62:47  Alaska and Hawaii.

Resources Mentioned:

Zeihan.com

TheRealAssetInvestor.com/GRE

CorporateDirect.com

RidgeLendingGroup.com

GetRichEducation.com

Dec 16 2016
1 hour 10 mins
Play

Rank #4: 84: Robert Kiyosaki | The Rich Don’t Work For Money | Rich Dad Radio Show: In-Your-Face Advice on Investing, Personal Finance, & Starting a Business

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#84: Robert Kiyosaki is our guest today. He tells us about his friendship with Donald Trump, why he’s buying oil, discusses the four types of intelligence, and tells us about his long-predicted Economic Crash.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive Turnkey RE webinar opportunities.

Listen to this week’s show and learn:

02:24  Kiyosaki has influenced Keith’s investing thoughts more than anyone else.

04:17  A 401(k) is not a good investment. Why not? It doesn’t pay you. You pay it.

06:46  The words you use help define the life you live. Examples: “cash flow” vs. “budget” and “saving money” vs. “getting liquid.”

09:54  “Rich Dad, Poor Dad” meaning, and global reach.

19:36  What Kiyosaki learned from Donald Trump.

22:04  Four types of intelligence: IQ, EQ, PQ, SQ.

24:25  Savers are losers. Why would you save money?

25:24  Economic Crash of 2016?

27:54  Robert has lost money in business, but not in real estate.

30:05  How to invest $100,000 today.

33:38  Kiyosaki is buying oil.

36:50  Giving to others.

38:00  Good Debt vs. Bad Debt. Fiscal vs. Economic.

40:38  Studying and learning leads to winning at investing.

42:09  QE, Inflation, and Gold.

46:53  Interview recap.

48:21  Instead of saying “It Can’t Be Done,” ask “How Can It Be Done?”

51:09  Don’t live below your means, expand your means.

Resources Mentioned:

Rich Dad, Poor Dad

Rich Dad Website

Corporate Direct

Norada Real Estate

Coffee@GetRichEducation.com

The Real Estate Guys Investor Summit At Sea

Get Rich Education Website

Want a free GRE logo decal? Just write a podcast review; here’s how at: iTunes, Stitcher, and Android. Send: 1) A screenshot of your review. 2) Your mailing address to: Info@GetRichEducation.com for your decal.

May 20 2016
57 mins
Play

Rank #5: 177: A Dave Ramsey Disciple Transformed Into An Income-Centric Wealth Coach featuring Jerry Fetta | The Dave Ramsey Show

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#177: Are you serving the 40-year-to-life sentence? Today’s guest, Jerry Fetta, is a former Dave Ramsey-endorsed local provider.

Jerry learned a better way and changed his life and the lives of others.

There’s a more abundant way. You just can’t afford to forgo the benefits of leverage and arbitrage.

Jerry is an expert at uncovering how the mutual fund industry manipulates reporting the ROI to their advantage and your detriment.

Questions that put your financial advisor on the hot seat are revealed today.

We discuss why “tax deferral” is a scam.

I simply don’t have time to do 1-on-1 coaching. Jerry is a good friend, lives in my hometown, and he’s offering GRE listeners a free consultation. See if you’re a good fit: GetRichEducation.com/Coaching.

Want more wealth?

1)    Grab my free E-book and Newsletter at: GetRichEducation.com/Book

2)    Actionable turnkey real estate investing opportunity: GREturnkey.com

3)    Read my new, best-selling paperback: getbook.at/7moneymyths

Listen to this week’s show and learn:

00:41  Mortgage interest rates are rising. Take action.

04:10  I used to be a debt-free, save-in-a-401(k), 15-year mortgage guy myself.

06:45  Jerry Fetta interview begins.

08:42  Jerry is a former Dave Ramsey-endorsed local provider.

11:14  Some things aren’t worth owning.

13:49  Affirmation vs. Information.

15:43  Jerry’s turning point: scarcity to abundance.

19:30  Stocks don’t produce wealth, but few make that correlation.

21:55  How mutual fund rates of return are reported: CAGR vs. AAR.

26:35  Questions to ask your financial advisor.

30:07  Tax deferral is a scam.

34:15  Case study: How Jerry helps a typical client.

39:03  The “passive income epiphany”.

43:24  Maybe someday? Come on. Integrity.

47:08  Engage with Jerry for 1-on-1 coaching free at GetRichEducation.com/Coaching.

Resources Mentioned:

GetRichEducation.com/Coaching

RidgeLendingGroup.com

ValhallaWealth.com

GREturnkey.com

GetRichEducation.com

Jun 27 2018
51 mins
Play

Rank #6: 6: Here’s Why You Aren’t Financially Free

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#6: Would you rather be debt-free or financially-free?

Did you know that for most people with home mortgages, their approach to home equity management actually prevents them from being financially free?

In this no-holds barred episode, which includes material that has shocked some of Keith’s students, your paradigm with what you thought was true about money management can shift dramatically. 

Homes are for housing people. Not storing cash. 

Opportunity cost is opportunity lost. 

Learn about one of the greatest under-utilizations of using OTHER PEOPLE’S MONEY in order to achieve the freedom that you and your loved ones seek. 

Nov 21 2014
37 mins
Play

Rank #7: 173: Real Estate Investing In A Thriving Market

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#173: Don’t move to a low-tax state; let your tenant do it. Quit investing only for the long-term. I explain both.

Alabama is the #1 state for per capita foreign direct investment. We discuss turnkey real estate investing in Birmingham, Alabama.

A revival is taking place in Birmingham amidst economically diverse business sectors.

Long-term tenant retention occurs in Birmingham submarkets due to: 2-year leases, tenant-owned appliances, more.

When you purchase a turnkey property, you’re also “purchasing” a tenant and their income stream. We discuss.

It takes about $24K-$25K to “get into” this market with down payment and closing costs on a turnkey single-family home.

We also discuss how a real estate investor gets started: lender pre-approval, writing an offer, inspection, appraisal, etc.

Learn more and find Birmingham property at GetRichEducation.com/Birmingham.

I bring you today’s show from Orlando, Florida.

Want more wealth?

1)    Grab my free E-book and Newsletter at: GetRichEducation.com/Book

2)    Actionable turnkey real estate investing opportunity: GREturnkey.com

3)    Read my new, best-selling paperback: getbook.at/7moneymyths

Listen to this week’s show and learn:

01:14  Don’t move to a low-tax state. Quit investing only for the long-term.

06:14  Thriving Alabama and the revitalization of Birmingham.

10:00  Downtown Birmingham.

16:05  Primary market drivers in Birmingham: medical, automotive, Amazon sortation, education.

18:46  Neighborhood selection.

21:10  B-Class properties $80K to $125K. $1,000 rent on $104K property.

22:22  Tenant retention.

26:12  Property upgrades.

30:20  Tenant qualification.

32:38  Same rehabilitation company and management company.

36:00  City inspectors.

38:26  How you get started: lender pre-approval, writing an offer, inspection, appraisal, etc.

Resources Mentioned:

GetRichEducation.com/Birmingham

RidgeLendingGroup.com

ValhallaWealth.com

GREturnkey.com

GetRichEducation.com

Jun 27 2018
44 mins
Play

Rank #8: 176: How To Avoid Overpaying For Income Property, How To Value Property, Using Your IRA and 401(k) For Real Estate

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#176: Stock investors are not getting ahead, but they think that they are. 10% return, minus 5% inflation, minus 2% fees, minus taxes, minus volatility, minus more.

Most methods of valuing an income property are lousy. I tell you the good and the bad methods: price per square foot, price per unit, RV ratio, Gross Rent Multiplier, Cap Rate, Cash-On-Cash Return.

I tell you how to avoid overpaying for property by making your offer contingent on seeing the seller’s “Schedule E”.

The bustling Charlotte, North Carolina real estate market is discussed. It is growing at an enormously fast rate.

Learn about using IRAs and 401(k)s for buying real estate, and leverage vs. paying all-cash for property.

Want more wealth?

1)    Grab my free E-book and Newsletter at: GetRichEducation.com/Book

2)    Actionable turnkey real estate investing opportunity: GREturnkey.com

3)    Read my new, best-selling paperback: getbook.at/7moneymyths

Listen to this week’s show and learn:

01:06  Why stock investors aren’t getting ahead.

04:17  Real estate performs.

06:27  Mortgage interest rates are up, Fed Chair change.

07:26  How to avoid overpaying for property.

09:50  Income, expense, and financing gears.

10:03  Price per square foot, price per unit, RV ratio, Gross Rent Multiplier.

11:49  Cap Rate vs. Cash-On-Cash Return.

17:35  Avoid overpaying with Schedule E.

22:45  Charlotte, North Carolina’s rapid growth.

25:12  More appreciation, less cash flow.

29:11  Typical property is an SFHs, $100K-$120K rents $1,000+.

31:02  Using IRAs and 401(k)s to buy real estate.

35:08  Leverage vs. paying all-cash.

Resources Mentioned:

GetRichEducation.com/Charlotte

RidgeLendingGroup.com

ValhallaWealth.com

GREturnkey.com

GetRichEducation.com

Jun 27 2018
41 mins
Play

Rank #9: 126: Robert Kiyosaki | You Are The President Of Your Own Life

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#126: Robert Kiyosaki is our guest today. He’s the #1 Selling Personal Finance Author Of All-Time. He’s authored numerous titles, including the mega-popular “Rich Dad, Poor Dad”.

He leads the Rich Dad Company, whose mission is “Elevating the financial well-being of all humanity.”

Don’t work for money. Let your assets produce money for you.  

Kiyosaki’s enduring mantras include: The Rich Don’t Work For Money | Your House Is Not An Asset | Don’t Live Below Your Means, Expand Your Means | Savers Are Losers, Debtors Are Winners and countless other influential quotes and statements.

Keith hosts today’s show from Anchorage, Alaska.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive turnkey real estate investing opportunities.

Listen to this week’s show and learn:

02:12  The power of the book “Rich Dad, Poor Dad”.

04:23  Robert Kiyosaki interview begins.

05:12  Kiyosaki: Our school system is corrupt.

07:36  The Communist Manifesto (1848) by Karl Marx and Friedrich Engels.

10:16  If you own enough production, you won’t work for money.

11:16  Dying capitalism in the United States.

13:05  “Don’t live below your means. Expand your means.”

15:25  Kiyosaki adds 300-400 properties to his portfolio annually.

16:39  “Printing money on demand.”

18:17  Oil prices.

21:21  You Are The President Of Your Own Life.

24:28  Before buying real estate, consider the amount of debt you can get. Net Operating Income. Consumer Debt vs. Investor Debt.

26:44  20th Anniversary Edition of Rich Dad, Poor Dad.

29:18  The rich, middle class, poor. Concern about a crash. Debt and taxes.

30:32  What can the everyday person do?

31:04  Kiyosaki: We’re going into a depression.

34:45  Weinhold on debt.

36:10  Eight old rules of wealth. It’s faulty financial programming.

39:35  Ripping 401(k)s.

41:16  Telling yourself the truth.

41:53  Donald J. Trump. Keith gives a political opinion.

Resources Mentioned:

RichDad.com

Amazon: Rich Dad, Poor Dad

NoradaRealEstate.com

TheRealAssetInvestor.com/GRE

HighlandsMortgage.com

MidSouthHomeBuyers.com

GetRichEducation.com

Mar 10 2017
48 mins
Play

Rank #10: 104: T. Harv Eker | Secrets Of The Millionaire Mind

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104: T.Harv Eker is our guest today. His mega-popular seminars and book, “Secrets Of The Millionaire Mind: Mastering The Inner Game Of Wealth” have transformed countless lives.

Harv tells you: “Think Rich To Get Rich.”

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Find turnkey real estate investing opportunities.

Listen to this week’s show and learn:

03:58  What do you really want in your life?

09:04  Thoughts > Feelings > Actions > Results

11:28  Your mind is set to a “Wealth Thermostat.”

14:37  How to change your Wealth Thermostat: 1) Awareness. 2) Understanding. 3) Reconditioning.

19:24  Your thought influences are: verbal conditioning, modeling, specific incidents.

20:35  Are rich people evil?

26:08  Is it ethical to make passive income?

32:15  How rich people specifically think differently than most people.

34:50  The Bible and wealth.

39:14  Dealing with your disapproving family members.

44:28  Seminars.

45:10  How to win the money game.  

50:31  The importance of passive income is freedom.

55:20  “SpeedWealth” has 8 principles.

Resources Mentioned:

Get SpeedWealth free at HarvEkerOnline.com/GRE

Secrets Of The Millionaire Mind - book

CorporateDirect.com

NoradaRealEstate.com

RidgeLendingGroup.com

GetRichEducation.com

Oct 07 2016
1 hour 1 min
Play

Rank #11: 127: Don’t Be Debt-Free. Be Financially-Free.

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#127: You are invested in a zero-return investment. Home Equity is unsafe, illiquid, and its rate of return will always be zero. Then why are you so heavily invested in home equity?

We discuss strategies to turn this around, and use home equity as a wealth-builder for you.

Making extra mortgage principal payments on one’s home is usually a terrible idea.

Striving to be debt-free often prevents one from becoming financially-free. You'll see why.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive turnkey real estate investing opportunities.

Listen to this week’s show and learn:

03:57  ROI.

04:28  Turnkey income property inventory keeps tightening.

06:33  You have money that you didn’t know you have.

07:35  Your value as a listener.

12:04  How much of a zero-return investment would you want?

13:44  Debt-Free vs. Financially-Free.

17:01  Property equity is unsafe, illiquid, and has zero rate of return.

20:18  Equity transfers.

24:46  Making extra principal payments on one’s home.

26:55  “Feelings.”

27:32  30-year fixed vs. 15-year fixed amortizing mortgage loans.

34:56  Control.

41:51  HELOCs.

Resources Mentioned:

NoradaRealEstate.com

TheRealAssetInvestor.com/GRE

HighlandsMortgage.com

MidSouthHomeBuyers.com

GetRichEducation.com

Mar 17 2017
46 mins
Play

Rank #12: 82: How To Buy An Income Property: Step-By-Step

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#82: Your offer is accepted, your Earnest Money goes into to escrow, then your property has an Inspection, Appraisal, and more - all the way to closing.

We discuss those steps, tell you what your action items are, and discuss how long the income property-buying process takes.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive Turnkey RE webinar opportunities.

Listen to this week’s show and learn:

02:00  Robert Kiyosaki will be our guest in two weeks.

04:11  Why we’re embarking on the best decade ever for income property investing.

05:41  Why would anyone sell you a cash-flowing property? Many reasons given.

11:59  How to identify a winning income property: RV Ratio, eliminate your emotion, turnkey buying.

17:48  Investors get excited by the next deal. Remember to protect what you have.

19:20  What your Mortgage Loan Officer needs from you. Pre-approval letter.

20:22  Can you negotiate the property price with turnkey providers? Yes.

21:15  Submitting your Earnest Money.

23:03  Get a professional Property Inspection. What to expect.

27:17  Your Property Management Agreement.

28:21  Property Insurance.

29:18  Get a relationship with your Property Manager.

31:42  Your Property Appraisal.

33:23  Mobile Notary.

35:42  Real estate’s lack of liquidity contributes to its price stability.

36:14  You need to act. You won’t make money from the property that you don’t own.

Resources Mentioned:

CorporateDirect.com - Garrett Sutton’s company builds your business structure and protects your assets. Mention “Get Rich Education” for a free bonus.

NoradaRealEstate.com or call (800) 611-3060. Your Premier Source for Nationwide Turnkey Cash-Flow Investment Property.

MidSouthHomeBuyers.com - Top-Notch turnkey rental property in Memphis, Tennessee.

GetRichEducation.com - that’s where to subscribe to our free newsletter, receive turnkey real estate webinar opportunities, and see all Events.

Download the GRE Android App at Google Play to keep the GRE icon right on your phone’s home screen!

Want a free GRE logo decal? We’ll send you one if you write a podcast review! Here’s how to write one at: iTunes, Stitcher, and Android.  Send: 1) A screenshot of your review. 2) Your mailing address to: Info@GetRichEducation.com for your decal.

May 06 2016
39 mins
Play

Rank #13: 118: Why Real Estate Beats Other Asset Classes with Marco Santarelli

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#118: What’s your risk tolerance? Keith discusses risk with mortgage loans for 1-4 unit properties, then for apartment building loans.

Later, Marco Santarelli joins Keith to tell you why they believe that real estate is the best asset class compared to stocks, businesses, commodities, and cash.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive turnkey real estate investing opportunities.

Listen to this week’s show and learn:

01:37  Should you get a 30-year mortgage loan or 15-year?

05:02  Risk with apartment building loans - balloon terms, interest-only loans, prepayment penalties.

11:31  Keith’s personal habits and faults.

12:58  Get Keith’s free wealth-building newsletter is at GetRichEducation.com  Read Keith’s blog at GetRichEducation.blog

18:51  Marco Santarelli interview begins. “Why real estate?”

22:03  Real estate provides five profit centers at the same time.

23:00  What is an asset class?

25:24  Paper assets.

27:08  Stock dividends, options trading.

28:59  Commodities.

30:43  Investing in businesses.

34:18  Real estate investing.

35:32  Liquidity, control, passivity, stability.

37:20  Cash’s importance for emergencies, opportunity to fund a deal.

Resources Mentioned:

NoradaRealEstate.com

PassiveRealEstateInvesting.com

TheRealAssetInvestor.com/GRE

MidSouthHomeBuyers.com

GetRichEducation.com

Jan 13 2017
44 mins
Play

Rank #14: 116: Trump’s Tax Plan featuring Tom Wheelwright

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#116: Rich Dad Advisor Tom Wheelwright says that the U.S. could become a tax haven.

We discuss other potential tax changes that President-Elect Donald Trump will make.

Keith also recaps what happened in financial markets this year: real estate, stocks, gold, inflation, dollar index, interest rates and more.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Find turnkey real estate investing opportunities.

Listen to this week’s show and learn:

01:42  This year: real estate up, stocks up, gold & silver up, dollar index even, interest rates up, inflation up, autonomous cars hit streets, Chinese yuan into IMF, Brexit, Trump election.

06:36  Robert Kiyosaki and Harry Dent predictions.

09:48  Donald Trump parallels with Ronald Reagan. No individual income tax reform in first term.

12:53  Tax rates won’t go up next year. Oil & gas tax benefits will be retained or expanded.

14:11  Carried interest.

17:59  Trump’s company lobbied for the “real estate professional” tax designation.  

21:28  Limit on itemized deductions coming?

23:32  Expect U.S. corporate taxes to be lowered down from 35%.

28:25  Trump wants a 15% “business tax rate.” Amnesty.

30:03  Why is the U.S. successful with such high corporate tax rates? 

31:10  Tom Wheelwright: The U.S. could become a tax haven!

32:37  How will we pay for tax reduction? Not growth, but even more debt.

34:08  Financial crash implications.

36:52  Here’s how you can act now.

40:37  Keith: Let’s lower tax rates, and increase the number of taxpayers.

Resources Mentioned:

TaxFreeWealthAdvisor.com or 866-467-5809

GetRichEducation.com

NoradaRealEstate.com

TheRealAssetInvestor.com/GRE

RidgeLendingGroup.com

RichDadAdvisors.com

Dec 30 2016
44 mins
Play

Rank #15: 163: Home Equity: Why Financially-Free Beats Debt-Free

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#163: Home equity is a terrible investment - it is unsafe, illiquid, has zero ROI, makes your foreclosure risk greater, and it can leave your assets exposed to lawsuits.

Some have called today’s material shocking - a revelation. What you thought was black is white. What you thought was dark is light.

Home equity can never go up in value, but might go down value. You must embrace mortgages. I collect mortgages every bit as much as I collect cash-flowing properties.

I practice what I preach and only keep 15% equity in my primary residence, and minimum equity positions in investment properties.

You would be better off burying money in your backyard than using it to pay down your mortgage.

In the 1920s, a common clause in bank loan agreements stated that your loan could be called due at any time. That created fear which still resonates today. But it’s no longer true; banks won’t call your mortgage loan due anytime.

30-year vs. 15-year vs. interest-only mortgage loans are examined.

Homes are not meant to store cash, they’re meant to house families. Holding too much equity in any one property can kill your wealth potential.

If you want wealth, you need to consider dispersing your home equity among many income-producing properties across different geographies.

Want more wealth?

1)    Grab my free E-book and Newsletter at: GetRichEducation.com/Book

2)    Actionable turnkey real estate investing opportunity: GREturnkey.com

3)    Read my new, best-selling paperback: getbook.at/7moneymyths

Listen to this week’s show and learn:

01:37  Eliminating debt often postpones your financial freedom.

04:05  In the 1920s, a common clause in bank loan agreements stated that your loan could be called due at any time. That’s no longer true.

07:23  Paying off debt prevents you from accumulating assets.

08:48  Liquidity, safety, and rate of return are three reasons for keeping a high mortgage loan balance.

11:35  Why your foreclosure risk is greater if you have a high equity position.

16:33  Natural disasters.

19:56  Getting sued, asset protection.

21:40  The ROI from home equity is always zero.

26:15  Cash-out refinances and 1031 Tax-Deferred Exchanges.

28:12  Be your own banker. Create arbitrage.

29:00  30-year vs. 15-year fixed rate amortizing vs. interest-only loans.

30:42  Another example of home equity providing zero ROI and being unsafe.

33:04  Enjoy collecting mortgages. Equity transfers.

34:37  Those with less financial education want to pay off their properties.

36:55  Outsource lower use tasks.

38:56  Control.

40:04  Mortgage payments vs. housing payments.

42:27  A house is not an asset.

43:58  Act at RidgeLendingGroup.com for loans, GREturnkey.com for properties.

Resources Mentioned:

GREturnkey.com

RidgeLendingGroup.com

CorporateDirect.com

GetRichEducation.com

Here. It. Is. Hey, Welcome to Episode 163 of Get Rich Education - the show that at this point has created more passive income and financial freedom for busy people like you than nearly any other show in the world.

I’m Keith Weinhold.

Your financial forecast is going to be looking sunnier than ever after today. I’ll tell you why.

But you know what, your open mind might very well find the content in today’s show shocking.

Some people have believed the same old antiquated thing for so long, that they figure that the notion that has been believed for so long MUST absolutely be true - merely because it’s been believed for a long time.

Yes, just because you’ve believed something for a long time, doesn’t make it true.

It’s sort of like - I think Yoda even said it - “You must unlearn what you have learned”. A lot of times you need to unlearn the old before you’ve made room for new ideas.

Eliminating your debt can actually postpone your financial freedom. You need to form both the habits and the actions that produce income streams. Well, you can’t very well do that if you put your money toward retiring debt.

Focusing too much on becoming debt-free means that your money is being sent away to retire. That’s why you can’t retire. You can’t retire - or be financially-free - because you’ve sent your money away to retire - rather than work for you.

If you could invest in something that could never go up in value but could only go down in value, then how much of that invest would you want?

Well, zero - right? We’re intelligent people that invest for the production of income, not speculate on a hope for capital gains.

The investment that can never go up in value but can only go down in value is home equity - or even your rental property’s equity.

In fact, I have the ability to pay off my home’s mortgage but I refuse to do so.

I embrace mortgages. I don’t fear them.

Many Americans believe these following statements to be true, but in reality they are myths and misconceptions:

OK, here we go: Your home equity is a prudent investment. FALSE

Extra principal payments on your mortgage saves you money. FALSE

Mortgage interest should be eliminated as soon as possible. FALSE

Substantial equity in your home enhances your net worth. FALSE

Home Equity has a rate of return. FALSE

THERE IS A REASON WHY SO MANY PEOPLE FEAR MORTGAGES, AND WHY YOU SHOULDN’T In order to discover how our great grandparents and our grandparents and even our parents and perhaps even you - got the idea that a mortgage is a bad thing and a necessary evil at best, we must go back in time to the Great Depression - and then we’re going to bring it up to the Present Day here...

In the 1920s a common clause in loan agreements gave banks the right to demand full repayment of your mortgage loan at any time.

Since this was like asking for the moon and the stars, no one really worried about it.

Then, when the stock market crashed on October 29, 1929 millions of investors lost huge sums of money, much of it on margin. Back then, you could buy $10 of stock for a $1.

Since the value of the stocks dropped, few investors wanted to sell, so they had to go to the bank and take out cash to cover their margin call.

It didn’t take long for the banks to run out of cash - so they started calling loans due from good Americans who were faithfully making their mortgage payments every month. However, there wasn’t any demand to buy these homes, so prices continued to drop.

To cover the margin calls, brokers were forced to sell stocks and once again there wasn’t a market for stocks so the prices kept dropping. Ultimately, the Great Depression saw the stock market fall more than 75% from its 1929 highs. 

More than half the nation’s banks failed and millions of homeowners, unable to raise the cash they needed to payoff their loans, lost their homes. Out of this the American Mantra was born and it said this: “Always own your home outright. Never carry a mortgage.”

The reasoning behind America’s new mantra was really quite simple: if the economy fell to pieces, at least you still had your home and the bank couldn’t take it away from you. Maybe you couldn’t put any food on the table or pay your bills, but at least your home was secure.

Since the Great Depression laws have been introduced that make it illegal for banks to call your loan due. The bank can no longer call you up and say, “We’re running a little short on cash and need you to pay off your mortgage loan in the next thirty days.” That just can’t happen.

Additionally, the Fed is now quick to infuse money into the system if there is a run on the banks, as we saw in 1987 and we sort of saw with Quantitative Easing later.

Also, the FDIC was created to insure banks. Still, you can see how the fear of losing their home became instilled in the hearts and minds of the American people, and they quickly grew to fear their mortgage.

In the 1950’s and 60’s families would throw mortgage burning parties to celebrate paying off their home. And so, because of this fear of their mortgage, for about 90 years now most people have overlooked the opportunities their mortgage provides to build financial security.

SO THERE’S A REASON WHY PEOPLE HATE THEIR MORTGAGE AND WHY YOU SHOULDN’T

Many people hate their mortgage because they know over the life of a 30 year loan, they will spend more in interest than the house cost them in the first place. To save money it becomes very tempting to make a bigger down payment, or to make extra monthly principal payments. 

Unfortunately, saving money is not the same as making money. Or, put another way, paying off debt is not the same as accumulating assets. By tackling the mortgage pay-off first, and the investing goal second, many fail to consider the important role a mortgage plays in your effort toward financial freedom. 

Every dollar we give the bank is a dollar we then...did not invest. While paying off the mortgage saves us interest, it denies us the opportunity to earn greater interest with that money. 

Are you still doing something like this? “Hey Mr. Banker, here is an extra $100 principal payment. Don’t pay me any interest on it. If I need it back, I’ll pay you fees, borrow it back on your terms, and plus I’ll try to prove to you that I qualify again.” 

Some people - a lot of people - still do that! That is fear, scarcity, and a lack of education rather than knowledge, abundance, and mastery.

Money you give the bank is money you’ll never see again unless you refinance or sell that property - whether that property is your primary residence, or it’s one of your income properties.

Why separate the equity from your home? Why would you want to have the equity removed from your home? There are actually three primary reasons: 1. LIQUIDITY 2. SAFETY 3. RATE OF RETURN - there are many more reasons too. But, let’s focus on those.

  1. HOW LIQUID IS IT? (Can I get my money back when I want it?) 2. HOW SAFE IS IT? (Is it guaranteed or insured?) 3. WHAT RATE OF RETURN CAN I EXPECT? Home equity fails all three tests of a prudent investment.

Let’s examine each of these core elements in more detail to better understand why home equity fails the tests of a prudent investment, and, more importantly, why home-owners benefit by separating the equity from their home.

So why SEPARATE EQUITY TO INCREASE LIQUIDITY? Well, what is one of the biggest secrets in real estate? It’s that your mortgage is really a loan against your income, moreso than a loan against the value of your house. 

Without an income, in many cases you just can’t get a loan. If you suddenly experienced difficult financial times, would your rather have $50,000 of liquid cash to help you make your mortgage payment, or have an additional $50,000 of equity already trapped in your home?

Almost every person who has ever lost their home to foreclosure would have been better off if they had their equity separated from their home in a liquid, safe, conservative side fund that could be used to make mortgage payments during their time of need.

The importance of liquidity became all too clear when the stock market crashed in October of 1987, or March of 2000, or September of 2008. If someone had advised you to first sell your stocks and convert to cash, they would have been a hero.

Or, if you had enough liquidity you could have weathered the storm. Those with other liquid assets were able to remain invested. They were rewarded as the market rebounded and recovered fully - sometimes pretty quickly.

However, those without liquidity were forced to sell while the market was down, causing them to accept significant losses.

“It’s better to have access to the equity or value of your home and not need it, than to need it and not be able to get at it.”

Of course, I don’t advocate for people to have much exposure to stocks because that isn’t where the wealth is created. If you want to build wealth, keep your equity out of stocks, and maintain small equity positions in many income-producing properties.

TO REDUCE THE RISK OF FORECLOSURE DURING UNFORESEEN SETBACKS, KEEP YOUR MORTGAGE BALANCE AS HIGH AS POSSIBLE

Is your home really safe? Unfortunately, many home buyers have the misconception that paying down their mortgage quickly is the best method of reducing the risk of foreclosure on their homes. However, in reality, the exact opposite is true.

As homeowners pay down their mortgage, they are unknowingly transferring the risk from the bank to themselves. When the mortgage balance is high, the bank carries the most risk. When the mortgage balance is low, the homeowner bears the risk. 

With a low mortgage balance the bank is in a great position, as they stand to make a nice profit if you defaults. In addition to assuming unnecessary risk, many people who scrape up every bit of extra money they can to apply against principal often find themselves with no liquidity.

When tough times come, they find themselves scrambling to make their mortgage payments.

Alright, just imagine this scenario.

Assume you’re a mortgage banker - you’re sitting in your plush leather chair in your corner office - and you’re looking at your loan portfolio as this mortgage banker that you are, and you have 100 loans that are delinquent.

All of the loans are for homes valued at $600,000. OK, so you’ve got all hundred of these $600,000 homes - and your borrower payments have become delinquent on every one.

Some of the loan balances are $300,000 and some are $500,000. Suddenly, there is a glut in the market and the homes are now worth $400,000.

Which homes do you as the banker foreclose on FIRST? The ones owing the least amount of money, of course. After all, as a banker you’d make money taking back those homes, however you’d lose money trying to sell a home for $400,000 when you still would have been owed $500,000 on it if you just keep that in your portfolio.

Banks have been known to call delinquent homeowners with high mortgage balances and offer assistance to those people - they’re not going to try to foreclose on them.

In that case, as a mortgage banker in your plush leather chair, you’re going to get on the phone with your homeowner / borrower and you’re going to say, “We understand you are going through some tough times, is there anything we can do to help you? We really want you to be able to keep your home.”

The last thing they want to do is take back a home that they will lose money reselling. Because that homeowner smartly kept their mortgage balance high.

So you as an owner of your own home or owner of income property want to keep your mortgage balance high and your equity position low.

If you fall ill or become incapacitated in a car accident and you’re not able to work, you want to be sure that your family is protected.

Well, while you’re in a hospital bed - or worse - or you’re gone - the bank is going to foreclose on those homes that have a low mortgage loan balance first. Those with a high mortgage loan balance will get the workouts. More equity is more risk.

So that’s why I wanted to put you in the position of YOU as the mortgage banker in your leather easy-chair.

Don’t vilify the banks with being ruthless with foreclosing on those with high equity positions - because if you were given two equally difficult tasks, which would you do first? 

If you had two wheelbarrows sitting in front of you, you had to push each one up a hill, and one wheelbarrow was empty and the other one had 100 pounds of concrete in it that you had to grunt and struggle to push up the hill - yet both tasks paid you the same, then which wheelbarrow are you going to push up the hill first? It’s the light, empty one. 

You know, it’s interesting to note too, during the Great Depression, the Hilton chain of hotels was deeply affected by the stock market crash and Hilton couldn’t make their loan payments.

You know what saved them from financial ruin? They were so leveraged, in other words they owed so much more on their property than it was worth, that the banks couldn’t afford to bother wasting their time foreclosing on it.

The Hiltons understood the value of keeping high mortgage balances thereby keeping the risk on the banks.

Closer to the present day here...

Hurricane-ravaged homeowners in Florida, or New Orleans, or Houston would have been better off if they had removed a large portion of their equity and put it in other cash-flowing properties around the country - or they would have been better off even keeping it in a safe and liquid side fund, accessible in a time of need.

Ask yourself, if you’re a California resident, and you own a million dollar home during an earthquake in California (and you didn’t have earthquake insurance like many don’t), would you rather have your equity trapped in your home, or would you rather have more of it in income-producing properties in the Midwest and South? 

If it were trapped in the California home, your equity would be lost along with the house in the earthquake. 

What about litigation? In the event of a widespread disaster where an insurance company could be at risk with making massive payouts to a ton of homeowners, that insurance company often has incentive to come up with reasons not to pay the insurance claim - or delay paying the claim - probably at a time where you and your family are displaced and you’re staying at a modest hotel while your life is in a shambles. 

We saw this happen in national disasters recently. If your home is rendered uninhabitable in the event of a natural disaster and there’s a dispute about what exactly damaged your home - 

You know, was it the hurricane’s wind or was it the storm surge or the wind that led to the storm surge or the hurricane’s rain that led to the flood - or - what can you make a claim for then?

I mean, do you want to be in the scenario where you have to hire a lawyer to fight the insurance company? Especially at a time where you or your family are vulnerable and uprooted while you’re all staying at the Holiday Inn?

Well, if you have a lot of skin in the game - a lot of equity - you’re going to be the one most likely to have to research what legal counsel is the best and then hire, pay for, and retain legal counsel against the insurance company.

If you don’t have much skin in the game, and you’ve left the bank with the greater equity position, then the bank is going to have the incentive to want to hire the attorney.

See, with every mortgage paydown that you make, you have increased the bank’s security in this property risk and you’ve decreased your own security and decreased your own peace of mind.

More equity is more risk.

See you thought it was the opposite. Previously you thought paying down a mortgage increased your feeling of security.

Sometimes, you can get insurance to prevent risk of loss in the event of a hurricane, or an earthquake, or a fire, but see, even then, there’s no such thing as property equity insurance.

The homeowners with the least financial education are more likely to get foreclosed upon first. 

What if you’ve got a lot of equity in a property and you’re having a Cinco De Mayo party and a neighbor kid falls off your deck? Well, now the neighbor kids parents want to sue you. We live in a litigious society.

When that neighbors plaintiff attorney sees that you don’t have much low-hanging fruit as equity to go after, the lawsuit might never even come your way in the first place. 

A low equity position is an effective asset protection strategy. Make the bank share in the risk with you. Again, that’s really an example of making OTHER PEOPLE’S MONEY work for you - other people’s money - the bank’s the helping protect you. 

My home - our primary residence - has a market value of between $450K-$470K, and my mortgage loan balance at this moment is almost exactly $400K. I’ve intentionally taken proactive measures to keep my mortgage balance high and my equity position low. That’s about 15% equity in my home there - something like that. I practice what I preach. 

This limits my risk, it’s increased my liquidity so instead I can turn these equity dollars into down payments on more income property across the nation, and it increases my overall rate of return substantially.

You’ve got to think about SEPARATING EQUITY TO INCREASE your RATE OF RETURN as well.

Here’s a question for you. What do you think the rate of return from home equity was in Boston for the last 3 years? What about Seattle for the last one year? Be careful, this is a trick question. 

The truth is, it doesn’t matter where you live or how fast the homes are appreciating, the return from home equity is always the same, it is ZERO. 

We have a misconception that because our home appreciates, or our mortgage balance is going down, that the equity has a rate of return. That’s not true.

Home equity has NO rate of return. Home values fluctuate due to market conditions, not due to the mortgage balance. Your home or income property’s value fluctuates on population growth, job growth, supply vs. demand and all kinds of other factors. 

But the equity in the home has zero relation to the home’s value, it is in no way responsible for the home’s appreciation. 

Therefore, home equity simply sits idle in the home. It does not earn any rate of return. Assume you have a home worth $100,000 which you own free and clear.

Or if you have a $100,000 property with just $20,000 of equity in it, if the home appreciates 5%, you still own an asset worth $105,000 at the end of the year. Now you’ve got a 25% return on your skin-in-the-game because you’re leveraged - not just a 5% return.

The market provides the return whether equity is in there or not.

I actually cover this topic quite a bit in my first book, which was published earlier this year.

Homeowners would actually be better off burying money in their backyards than paying down their mortgages, since money buried in the backyard is liquid (assuming you can find it), and its safe (assuming no one else finds it). However, neither one is earning a rate of return. It’s actually losing value due to inflation.

I’ll be back with so much more. You’re listening to Get Rich Education.

Alright...suppose you were offered an investment that could never go up in value, but might go down. How much of it would you want? Hopefully none. Yes, that investment is home equity.

It has no rate of return, so it cannot go up in value, but it could go down in value if the real estate market declines or the homeowner experiences an uninsured loss like a natural disaster sort of calamity, or your own body or mind’s disability, or a foreclosure. 

That’s why rather than paying down any mortgage, instead, once equity accumulates, I use cash-out refinances and 1031 Tax-Deferred Exchanges to invest that dollar in more cash-flowing property. 

The return from equity is always zero so I want to reduce my equity exposure that I have in any one property. But borrowing equity out of a property incurs an interest rate expense.

But as long as I beat that interest rate expense incurred with the return from that reinvested dollar, I’m dollars ahead. 

...and if I can borrow at say, a 5% interest rate, sheesh, I’ve talked a number of times on how investing into new, cash-flowing turnkey income property with long-term fixed interest rate debt pays you five ways at the same time such that rates of return of 30% per annum are actually common.

This increases your velocity of money too - rather than letting your equity slowly cut too deep into any one property.

Accelerating loan paydowns would cut my leverage ratio. We discussed that last week here on the Get Rich Education podcast.

Let’s talk about THE COST OF NOT BORROWING (EMPLOYMENT COST VS. OPPORTUNITY COST) When homeowners separate equity to reposition it into more income property, or even a liquid, safe, side account, a mortgage payment is created on the portion that you’ve borrowed out.

The mortgage payment is considered the Employment Cost. What many people don’t understand is when we leave equity trapped in our home, we incur the same cost, but we call it a lost Opportunity Cost. The money that’s parked in your home doing nothing could be put to work earning you something.

So create arbitrage for yourself.

Learn to...effectively be your own banker. By using the principles that banks and credit unions use, you can amass a fortune. A bank’s greatest assets are its liabilities. You can substantially enhance your net worth by optimizing the assets that you already have. By being your own banker you can make millions extra.

It’s not necessary to have a large chunk of equity in your home to benefit from using your mortgage to create wealth. Many homeowners without a large equity balance have benefited by simply moving to a more strategic mortgage which allows them to pay less to their mortgage company each month, thereby enabling them to save or invest more each month.

Even if you don’t have a high equity position, if you have a 15-year loan, you can increase your monthly cash flow by switching it into a 30-year fixed amortizing loan. I once made the same mistake. I once had a 15-year loan on my own home and changed it to a 30 once I understood this.

Say the 15-year loan monthly payment is $700 more than the 30-year fixed amortizing payment - well wouldn’t I rather have that $700 either in liquidity or have the ability to put it into an income-producing investment?

On an income property if you have a 15-year loan rather than a 30-year loan - the property probably won’t cash flow either.

I actually favor interest-only loans the most. But they can still be hard to find these days.

Interest-onlys got a bad name 10-20 years ago because some people took out those loans because not paying principal was the only way they could afford a property - a property that didn’t even generate income.

I favor interest-onlys because rather than having my extra dollars go to principal, that goes right into my cash flow pocket instead.

With income property, both inflation and tenants make my mortgage principal balances erode without me having to get involved with principal paydowns which is something that only corrodes my cash flow. 

Let’s just look at another example, I gave one similar to this in my new book.

If you’re in, say the U.S., or Canada or wherever and you own a $300K home, and just for ease of numbers your home appreciates 10% and goes up to $330K over some period of time, did it matter how much equity was in the home? 

No. Again, either appreciation or loss in value has nothing to do with your skin-in-the-game - it has nothing to do with that equity inside the walls of your home, and everything to do with what’s happening outside the walls of your home…

...like demographic trends or the remaining availability of developable land in your geography, or a national tightening or easing of lending standards.

That’s what affects market value.

What if the value of your $300K home goes down to $200K in value? Well, then if you had $100K of property equity exposed, it’s all gone. So although the home fell in value 33%, your equity fell in value 100%. Now you understand why property equity is UNSAFE.

So, #1, prevent equity from accumulating, and #2, spread it around into other properties in different geographies.

When you do that, you’ve planted a small equity seed that has substantial room for growth in a new property.

So, I think big-picture, rather than retiring mortgages, I’m acquiring mortgages and integrating them into my financial plan.

Rather than fighting to get rid of mortgages, I’ve embraced them, brought them onto my side, and I don’t want them to go away. I use it as a tool. 

You can think of your mortgage as a competitor, or as a collaborator. Life is a lot more harmonious and plentiful when you turn competitors into collaborators. I don’t just enjoy collecting properties, I enjoy collecting mortgages. 

The way I’ve lived for a long time is that I don’t want to have my home or any income property paid off by the time I’m age 40, or 60, or 120.

When I pull equity from one property and use it as a down payment toward another property, I haven’t actually lost any equity (though I might have a corner chipped off for closing costs or agent commissions), but rather than losing equity, I’ve just transferred equity. It’s still my equity.

Now consider that when I pull equity from my home to put it into an income property, I typically incur a higher home mortgage payment than what I had previously. 

But as long as the difference between the new home mortgage payment amount and the old payment amount is exceeded by the positive cash flow that I receive from the new rental property, I am dollars ahead on a monthly basis.

...plus I have all the other benefits of owning a real estate portfolio that’s greater in value. 

I now have two properties to potentially appreciate in value rather than one. So before, rather than just having a $300K home, you might still have your $300K home, plus a $200K income property - for $500K of total property, plus greater tax benefits and monthly cash flow.

You know, as I go through life, I find that those with less financial education say something like, “I can’t wait until I have this property paid off.” 

Well, it’s sort of like when someone tells me they have a boatland of money saved at the bank at under 1% interest. I’m thinking, “OK, that’s good. I see potential there, now what are you going to do with it?” 

Money earning nothing at the bank is actually better than home equity because it’s more liquid. 

Understanding this stuff and putting it into practice is how I, as an investor, got ahead farther faster.

Instead of learning about how to replace garage doors or how to clean a chimney in the most efficient way, learn about big picture forces like arbitrage. leverage, cash flow, inflation, and smart equity mgmt. 

It’s going to get you ahead farther, faster. Outsource lower use tasks and replace them with higher-use tasks and you’ll be living better than you ever thought you could. 

I think some people get content being their own landlord because they just don’t know what else they could do if they would only think big picture.

So those people instead beat around in an old Ford F-150 managing their own properties. They rationalize that their life isn’t so bad compared to those without clean water in Ethiopia or Malawi. So they stay content trying to fix the furnace at the four-plex themselves. 

Maybe they’re ordering a couple meatball subs on a lunch break and then listening to sportsradio in the afternoon.

I mean, hey, if you’ve explored enough of the world to know of a different way of life and you still like the twenty-year-old Ford F-150 life where you’re managing your own property and storing canisters of touch-up paint where you’ve got al these lids labelled for the different rental units it goes with and it takes up 10% of your garage all that, then that’s fine.

As an investor, you’ve got laborers standing by just waiting to work FOR you - these laborers have names like “Tenants” “Leverage” “Arbitrage” and “Inflation”.

You need to know that there is a better, higher-use way to live. Outsource lower use tasks and replace them with higher-use tasks and you’ll be living better than you ever thought you could.

Now, if someone would ask me if I would want more property equity than I’ve currently got - someone was just looking to “gift” some equity to me.

Yeah, I’d take it, but I’d think of it as the ability to disperse and distribute seeds. Initiate that velocity and spread it into more properties.

The thing is that you can’t just understand this stuff or it isn’t going to help you.

You’ve got to do it. You must act. Mere knowledge doesn’t do you any good. 

I’ve conscientiously decided that I’m going to be abundant. I’m going to go out and control more.

There are a few limits here. You probably don’t want to lock up everything. It’s good to keep some liquidity on-hand. I’ve talked about how it’s a good idea to have 3-5% of your total real estate portfolio value in liquid funds as reserves. 

Consider that if you get underwater on your primary residence, it might make it hard for you to move if you have to move. 

If you already live where you truly want to live, why would you have to move - and why would you live anywhere other than where you want to live? You don’t follow money. You’ve made money - income streams - follow you. 

Think about your control of a property too. You know, whether you have a 5% equity position in your property or a 60% equity position or a 100% equity position in your property, you still have the same right to tear down the fence at your home or paint your home or add a carport to a rental property that you own.

Your equity position doesn’t affect your control at all. Less equity, same control.

Less property equity also increases your tax deductions because mortgage interest is typically tax deductible.

So, no one achieves financial freedom just by eliminating their debt. 

This is a central tenet to the Get Rich Education paradigm: “Financially-Free Beats Debt-Free”. 

Some people might just say, oh, eliminating the mortgage would just make me feel good. Well, consider what that good feeling is costing you. Once you’re educated, debt-free doesn’t feel so good. You’re actually taking steps away from being financially-free.

Plus, if you eliminate a mortgage payment, consider that you STILL have a monthly housing payment. You’re still going to have to pay property taxes, property insurance, pay maintenance, pay repairs, utilities, maybe pay HOA dues. 

So even complete elimination of a mortgage payment doesn’t nearly eliminate your HOUSING payment. 

Even though I have the ability to pay off my home, that would be one of the most reckless and financially uneducated things that I could think of. I’d probably have to sell some income-producing property in order to make the payoff. 

Some people say that they don’t want to pull equity from their primary residence because they say that their existing mortgage is at such a low interest rate - 5% or 4% or lower. 

Well, oftentimes, you can keep that first loan in place - not touch it - not reset its amortization schedule - not disturb that rock-bottom interest rate...I get it...my primary residence has a 3.5% interest rate on a 30-year fixed-rate mortgage.

And what you can do then is add a Home Equity Line Of Credit second mortgage onto the property so that you catalyze your velocity of money.

Homes are meant to house you & your family. Not store cash. 

When money talks, do you listen? Or do you revert to thinking about what your Dad thought - or what your Uncle thought - or revert to that Depression Era of thinking.

You know, most all of these principles that I’ve talked about earlier here - these were even true when mortgage interest rates were 16 to 18% in the early 1980s.

You can take ever great advantage of this “Financially-Free Beats Debt-Free” plan today when mortgage interest rates are comparatively anemic. 

You’ve got to go against the beliefs of traditional, old-fashioned thinking. 

What you thought was black is white. What you thought was dark is light. If you act, your financial forecast looks substantially sunnier than you though.

You won’t be able to retire if you send your money away to retire locked up in a home’s walls. Now you’ll need to spend more of your life working. 

The greatest-selling financial author of all-time, Robert Kiyosaki, who has been on the show with us here a couple times, of course - he famously said that a house - your primary residence - is not an asset. A house is not a financial asset. 

It is a liability because it takes money out of your pocket every month. As asset puts money into your pocket every month. 

So keep your skin-in-the-game in this liability - your home - to a minimum - and place that equity into assets - cash-flowing turnkey real estate in the best markets.

Your home is less of a liability to you when the equity is intelligently managed.

But importantly, you’ve got to act, rather than sit idle on this information.

These are the kind of discussions that shape you and your family’s life - that open up time for yourself and passive income for yourself…

...that got your kid the new hockey pads so that he could play on the hockey team and you had time to go watch her or him.

…that got you to Kauai when you and your family hiked that trail on the North Shore rather than deferring everything until some fictitious “someday”. 

You’ve got to ACT. 

You know the old Chinese proverb. Give a Man a Fish, and You Feed Him for a Day. Teach a Man To Fish, and You Feed Him for a Lifetime.

Well, which one sounds better - teaching a man to fish or giving a man - or woman - a fish? It is doing BOTH. That’s the abundance mentality.

So at Get Rich Education, we teach a man to fish.

We also give a man a fish, Ridge Lending Group specializes in investment property loans. They’ve helped more people realize their dreams of financial freedom through real estate than any other mortgage lender in the country.

So RidgeLendingGroup.com is in the Show Notes for you. 

Well then where do you actually find the income properties in investor-advantaged markets with in-place property management so that you can intelligently reposition your home equity if you choose to? 

We both teach a man to fish here at Get Rich Education and then we give a man a fish at GREturnkey.com - where there are - more than 10 markets that I’ve hand-selected myself - this is a lineup of markets and providers - many of whom I’ve invested in myself… 

...where you can download a report on a few investor-advantaged metros, read it at your leisure, and then that report also has the provider information so that you can follow up with them should you so choose. Often, it’s those markets in the Midwest and South. 

GREturnkey is in the Show Notes as well. So it has just never been easier. 

Thank you for being here, but again, you aren’t here for me, you are here for you.

I will be back next week to help you build your wealth. Remember, home equity is a terrible investment, and financially-free beats debt-free.

Don’t quit your day dream.

Jun 27 2018
46 mins
Play

Rank #16: 77: Passive Real Estate Investing Blueprint with Marco Santarelli

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#77: “Passive” means you don’t have to work actively in real estate in order to profit. But “passive” still means “involved.”

Our guest is Norada Real Estate Investments’ Marco Santarelli. Norada offers you turnkey real estate investments in multiple US markets.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive Turnkey RE webinar opportunities.

Listen to this week’s show and learn:

02:57  Listen to people whom were investing in real estate during the 2008 & 2009 Financial Crisis like Keith and Marco. They understand harder times.

03:28  Marco Santarelli interview begins.

08:58  Turnkey real estate defined. What to look for in a profitable passive investment.

13:40  Shortcomings of turnkey and passive real estate investing. You still need to do your due diligence.

14:35  Why Keith thinks turnkey real estate investing is in a “sweet spot” of ROI and control.

17:37  What’s your time worth?

19:41  10 Rules For Successful Real Estate Investing.

36:33  Should the turnkey seller and the property manager be in the same company?

38:31  Always get a home inspection.

41:30  Linear, cyclical and hybrid markets.

42:29  The best U.S. geographic markets today for buy-and-hold real estate investors.

43:55  Rent-To-Value ratios of 0.9% to 1.2% today.

45:00  Is turnkey RE investing too good to be true?

Resources:

PassiveRealEstateInvesting.com - Free investor education from Marco Santarelli.

NoradaRealEstate.com or call (800) 611-3060. Your Premier Source for Nationwide Turnkey Cash-Flow Investment Property.

RidgeLendingGroup.com or 1-855-74-RIDGE. Call them today. Why? They specialize in income property loans & can finance up to 35 rental properties for you.

Robert G. Allen's Amazon books page

GetRichEducation.com - that’s where to subscribe to our free newsletter, receive turnkey real estate webinar opportunities, and see all Events.

Download the GRE Android App at Google Play to keep the GRE icon right on your phone’s home screen!

Want a free GRE logo decal? We would be so grateful if you wrote a review! Here’s how to write one at: iTunes, Stitcher, and Android.  Send: 1) A screenshot of your review. 2) Your mailing address to: Info@GetRichEducation.com  We’ll send you a GRE logo decal.

Apr 01 2016
47 mins
Play

Rank #17: 79: How To Achieve Financial Freedom with David Campbell

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#79: To be financially free, you must convert your equity into cash flow. Here's how.

When you have money, are you led to temptation and “buy high”? When you need money, are you tempted to “sell low?” Learn how to break that behavior.

Financial freedom through real estate recently enabled our guest to move from urban California to an Oregon farm.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive Turnkey RE webinar opportunities.

Listen to this week’s show and learn:

02:50  Financial freedom via real estate enabled David to move from urban California to an Oregon farm and orchard.

06:35  Once you know your “compelling why” it will embolden you. You act.

09:39  Quit trading your time for money.

12:53  Your Personal Investment Cycle versus the Market Cycle.

14:53  The essential investor resources of cash, cash flow, equity, credit.

17:17  Investing for profits vs. investing for wages.

22:30  What to do when your personal investment desires don’t match with market cycles? Buy high? Sell low? No.

25:02  Keith and David don’t invest much in the stock market; but here’s why they watch it.

28:25  Low interest rates continue to be a great opportunity. Here’s why.

36:10  Cap rate minus interest rate equals your profit.

41:06  A cash dollar is different than an equity dollar.

Resources Mentioned:

HassleFreeCashFlowInvesting.com - David Campbell’s videos, blog, webinars, opportunities, and investor resources.

NoradaRealEstate.com or call (800) 611-3060. Your Premier Source for Nationwide Turnkey Cash-Flow Investment Property.

CorporateDirect.com - Garrett Sutton’s company builds your business structure and protects your assets.

GetRichEducation.com - that’s where to subscribe to our free newsletter, receive turnkey real estate webinar opportunities, and see all Events.

Download the GRE Android App at Google Play to keep the GRE icon right on your phone’s home screen!

Want a free GRE logo decal? We would be so grateful if you wrote a review! Here’s how to write one at: iTunes, Stitcher, and Android.  Send: 1) A screenshot of your review. 2) Your mailing address to: Info@GetRichEducation.com  We’ll send you a GRE logo decal.

Apr 15 2016
45 mins
Play

Rank #18: 66: Wire Your Mind For Wealth

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#66: Learn some broad approaches to getting more money for a down payment so that you can buy income property sooner.

Keith also looks at methods of acquiring passive income other than real estate investing.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive Turnkey RE webinar opportunities.

Listen to this week’s show and learn:

02:14  Real estate can build massive passive income - this is buy-and-hold real estate, not flipping or wholesaling.

03:36  Why you need to buy time, not sell time.

07:34  Focus on increasing income, not cutting expenses.

10:00  How to approach the classic “time vs. money” conundrum.

12:04  Here’s how much the average American investor lost last year.

15:28  Keith is adamant that we still have inflation today.

16:28  Here’s how wealthy people choose their friends.

24:51  The next episode features an Atlanta Market Profile.

26:28  “How To Win Friends and Influence People”

32:12  Your network determines your net worth. Mastermind groups.

33:09  This is what broke people (broke mindsets) say.

34:03  Want to accumulate liquidity faster? Don’t get a part-time job. Do this instead.

35:58  Passive income from real estate versus: patent royalties, trademarks, original works of art, stock dividends, etc.

37:40  When you were a kid, your parents never told you, “Don’t be broke.”

Resources:

How To Win Friends and Influence People” - The classic Dale Carnegie self-help book

Business Insider article quoted: BusinessInsider.com/rich-people-choose-friends-2014-12

VisualCapitalist.com

MidSouthHomeBuyers.com or call (901) 217-4663 for Top-Notch Turnkey Rental Properties.

NoradaRealEstate.com or call (800) 611-3060. Your Premier Source for Nationwide Turnkey Cash-Flow Investment Property.

GetRichEducation.com - that’s where to subscribe to our free newsletter, receive turnkey real estate webinar opportunities, and see all Events.

Download the GRE Android App at Google Play to keep the GRE icon right on your phone’s home screen!

We would be so grateful if you wrote a review! Here’s how to write one at: iTunes, Stitcher, and Android.

To get a free GRE logo decal for your review, send: 1) A screenshot of your review. 2) Your mailing address to: Info@GetRichEducation.com

Jan 15 2016
41 mins
Play

Rank #19: 72: How To Manage Your Property Manager with Kassandra Boltman

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#72: Most RE investors want their income to be passive - meaning you don’t have to work for it. Then you need a Property Manager. Knowing how to “Manage The Manager” is key.

Our guest, Kassandra Boltman, understands this as she’s a longtime and current Professional Property Manager, Investor, and Educator.

Want more wealth? Visit GetRichEducation.com and 1) Subscribe to our free newsletter, and 2) Receive Turnkey RE webinar opportunities.

Listen to this week’s show and learn:

01:29  Keith brings you this week’s show from Miami, Florida.

01:36  Before you learn, you need to “unlearn” these myths.

02:37  401(k)s are awful.

03:30  Compound interest? Einstein was wrong about it.

12:24  One of Keith’s biggest mistakes was self-managing for too long.

13:09  Property Managers (PMs) do so much more than collect rent.

13:42  Kassandra Boltman interview begins.

17:32  Most PM companies are “Mom and Pops.” How is a PM franchise different?

19:16  MLS lockboxes.

21:42  Communication between a PM and investor strategic planning.

23:15  Capital improvements vs. repairs.

24:54  Routine property inspections.

26:48  How to get tenants to treat property with respect, and stay longer.

32:15  PM fee structures - how to avoid getting ripped off.

34:41  How to avoid getting ripped off from PM “overmaintenance.”

35:33  Tips to increase occupancy.

39:05  How to add value to a property.

40:34  Pet policies and rental units.

43:40  PM reporting to you as the investor.

Resources:

RPMLastFrontier.com - Kassandra & Erik Boltman’s Property Management company. Contact: (907) 268-4776 or kassandra@rpmlastfrontier.com

Kassandra’s book “Pain Or Profit - Secrets Of Profitable Rental Property Investors”

RidgeLendingGroup.com or 1-855-74-RIDGE. Call them today. Why? They specialize in income property loans & can finance up to 35 rental properties for you.

NoradaRealEstate.com or call (800) 611-3060. Your Premier Source for Nationwide Turnkey Cash-Flow Investment Property.

GetRichEducation.com - that’s where to subscribe to our free newsletter, receive turnkey real estate webinar opportunities, and see all Events.

Download the GRE Android App at Google Play to keep the GRE icon right on your phone’s home screen!

We would be so grateful if you wrote a review! Here’s how to write one at: iTunes, Stitcher, and Android.

To get a free GRE logo decal for your review, send: 1) A screenshot of your review. 2) Your mailing address to: Info@GetRichEducation.com

Feb 26 2016
47 mins
Play

Rank #20: 180: Appreciation vs. Cash Flow: What Do You Want Most?

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#180: Stop looking at properties. (What?) I discuss.

Are you in real estate for appreciation, cash flow, or something else?

If you focus on cash flow, does that mean less appreciation, and vice versa?

We discuss when a market becomes "too hot to buy for cash flow” any longer.

The Midwest has more affordable property and better cash flow but less recession resilience.

Dallas-Fort Worth keeps showing appreciation potential, but cash flow is drying up.

When a market heats up, rents don’t “keep up” proportionally to a property’s market value.

We also discuss low appraisals. Appraisals are what the bank uses to verify the quality of their collateral.

Want more wealth?

1)    Grab my free E-book and Newsletter at: GetRichEducation.com/Book

2)    Actionable turnkey real estate investing opportunity: GREturnkey.com

3)    Read my new, best-selling paperback: getbook.at/7moneymyths

Listen to this week’s show and learn:

00:54  Stop looking at properties. (What?)

03:36  The importance of cash flow, appreciation.

07:07  The Midwest: more affordable housing, better cash flow, but less recession resilience.

08:52  Dallas-Fort Worth’s appreciation.

11:00  When a market becomes too hot.

14:48  “Lump Sum Cash Flow” defined.

16:23  With 5:1 leverage and 6% appreciation, $100K becomes $300K in five years.

18:22  Blended portfolio.

21:10  Median rent income vs. median housing value.

25:17  Why low appraisals can occur.

Resources Mentioned:

Dallas property: GetRichEducation.com/Dallas

Kansas City property: GetRichEducation.com/KC

St. Louis property: GetRichEducation.com/StLouis

GRE Book: 7 Money Myths

Mortgage Loans: RidgeLendingGroup.com

Cash Flow Banking: ValhallaWealth.com

Find Properties: GREturnkey.com

Education: GetRichEducation.com

Jun 27 2018
35 mins
Play

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