207. From Homeless to Hundreds of Doors with Ray Glymph

Summary

Real Estate Investing School Podcast - Episode 207: From Homeless to Hundreds of Doors with Ray Glymph

In episode 207 of the Real Estate Investing School Podcast, host Joe Jensen engages in an inspiring conversation with Ray Glymph, a distinguished real estate investor, entrepreneur, and life coach. Ray's journey from homelessness to owning over 140 rental properties is a powerful testament to resilience, vision, and strategic investing. This detailed summary captures the essence of their discussion, highlighting key points, insightful quotes, and valuable lessons for aspiring investors.

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1. Introduction to Ray Glymph

Timestamp: [00:22] - [01:22]

Joe Jensen kicks off the episode by introducing Ray Glymph, emphasizing his impressive achievements, including his transformation from being homeless to owning over 100 rental doors. Ray is recognized for his accolades such as "Best New Business of the Year" and "NAACP Champion of Change." His life philosophy, embodied in his bold "Freedom" T-shirt, sets the tone for an engaging and motivational discussion.

Joe Jensen: "His T-shirt says freedom in big bold letters and that's my motto. That's my life mantra."

2. Ray's Current Real Estate Portfolio

Timestamp: [01:35] - [03:11]

Ray provides an overview of his current real estate endeavors, managing approximately 140 units without relying on syndication or significant outside capital. He focuses on small to multi-family properties across the East Coast, including West Virginia, Pennsylvania, Pittsburgh, and Ohio. Ray highlights the benefits of self-managing properties to maintain control over his investments and optimize profits by avoiding hefty property management fees.

Ray Glymph: "I have over 100 doors. I think I'm at like 140 now. Most are single-family. No syndication. Never raised capital. It was all from the ground up."
[02:11]

3. Overcoming Homelessness: Ray's Personal Journey

Timestamp: [04:35] - [05:36]

Ray opens up about his challenging past, detailing two instances of homelessness. The first occurred during his early teens in New York City after his family lost their home due to his father's job loss amid the September 11th attacks. The second instance happened when Ray moved to West Virginia with minimal savings, living on his cousin’s couch while striving to build a stable future. These experiences fueled his determination to achieve financial independence through real estate.

Ray Glymph: "I was twice in my life. Once at about 12, 13... we spent a couple of weeks in a homeless shelter."
[04:35]

4. Entering the Real Estate World

Timestamp: [06:43] - [09:00]

Ray discusses how a pivotal conversation with friends introduced him to real estate investing. Despite initial skepticism and his friends backing out, Ray took the plunge by purchasing his first property—an accidental landlord experience through house hacking. This first investment taught him valuable lessons about property management and market dynamics, setting the foundation for his future ventures.

Ray Glymph: "I became an accidental landlord."
[08:11]

5. Philosophy on Real Estate Investing

Timestamp: [09:30] - [13:27]

Ray emphasizes the importance of delayed gratification and maintaining a clear vision in real estate investing. He believes successful investors must see the potential in properties and persevere through challenges. Ray also underscores the significance of buying right—ensuring properties have appreciation, equity, and residual value even if sold.

Ray Glymph: "If you buy right, 99% of the time, the market will save you."
[13:23]

6. Scaling Up: From Single-Family to Multi-Unit Properties

Timestamp: [13:40] - [17:27]

Ray details his strategic approach to scaling his portfolio, transitioning from single-family homes to multi-unit and mixed-use properties. By leveraging creative financing methods like the BRRR (Buy, Rehab, Rent, Refinance) strategy and seller financing, Ray successfully expanded his holdings with minimal initial investment. A notable example is his acquisition of a $3 million seller-financed multi-unit property, made possible through strong relationships and trust with the seller.

Ray Glymph: "Using the BRRR method and seller finance, creative finance has been huge."
[18:05]

7. Building Relationships and Partnerships

Timestamp: [18:32] - [24:09]

Ray highlights the pivotal role of relationships in his success. Partnering with contractors, property managers, and other investors has been instrumental in scaling his business. Clear definitions of roles and profit-sharing agreements ensure smooth collaborations. For instance, Ray partners with a contractor who manages Airbnb properties, allowing Ray to focus on passive income generation.

Ray Glymph: "Relationships are your most important asset."
[18:53]

8. Managing a Large Portfolio: Systems and Team

Timestamp: [37:54] - [39:45]

Managing over 140 units requires robust systems and a reliable team. Ray utilizes property management software like Nago and task management tools like Monday.com to streamline operations. Building relationships with trustworthy contractors ensures efficient maintenance and repairs. Ray also employs a team to handle administrative tasks, allowing him to focus on expanding his portfolio.

Ray Glymph: "We use Monday for our task management software. It gets updated, and we see that it's done."
[39:08]

9. Lessons Learned and Major Mistakes

Timestamp: [29:41] - [44:01]

Ray candidly discusses his biggest mistake: not conducting thorough due diligence on his first property, which led to unexpected and costly repairs like a hidden structural damage requiring a new roof. He underscores the necessity of inspections and understanding market conditions to avoid such pitfalls. Even when mistakes occur, Ray showcases how they can be managed through strong relationships and strategic problem-solving.

Ray Glymph: "Most expensive would be not doing due diligence. I bought a property needing a new roof, and I had to finance it through a partnership with a trusted roofer."
[43:45]

10. Personal Principles and Life Balance

Timestamp: [26:47] - [28:52]

Ray lives by the mantra: "I deserve to be wealthy, I deserve to be healthy, and I deserve to be free." He believes in maintaining a balance between financial success, health, and personal freedom. This balance ensures that achieving wealth does not come at the expense of well-being or time with family. Ray acknowledges that delayed gratification often requires temporary sacrifices to achieve long-term goals.

Ray Glymph: "I deserve to be wealthy, I deserve to be healthy, and I deserve to be free."
[26:47]

11. Advice and Recommendations for Aspiring Investors

Timestamp: [40:43] - [44:01]

Ray encourages everyone that real estate investing is attainable regardless of starting conditions. "If you have one property, you've made it. If you’re house hacking, you’re doing just fine," he advises. For motivation, he recommends Grant Cardone's "The 10X Rule", which encourages relentless action and perseverance.

Ray Glymph: "Real estate should be for everybody. If you have one, you've made it right."
[40:43]

12. Final Takeaways and Contact Information

Timestamp: [41:23] - [46:26]

Ray’s final message to listeners is both succinct and inspiring: "You're almost there. Keep going." He reiterates his commitment to helping others achieve financial freedom through real estate, emphasizing that real estate should be accessible to everyone. For those interested in connecting with him, Ray can be reached via Instagram, LinkedIn, or TikTok at @RayGlymph.

Ray Glymph: "You're almost there. Keep going."
[41:23]

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Conclusion

Ray Glymph's transformative journey from homelessness to managing over 140 rental properties serves as an inspiring blueprint for aspiring real estate investors. His emphasis on vision, perseverance, building strong relationships, and maintaining life balance offers actionable insights for anyone looking to achieve financial freedom through real estate. This episode not only highlights Ray’s achievements but also provides valuable lessons drawn from his experiences, making it a must-listen for those eager to embark on their own real estate investing journey.

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Contact Ray Glymph:

• Instagram: @RayGlymph
• LinkedIn: Ray Glymph
• TikTok: @RayGlymph

Transcript

[Ray Glimps]

They were all making more money than me at the time and they all had more freedom than me at the time. And they started throwing around real estate words. Let's refinance this. We could rehab it and we can take it to the bank. They'll give us our money back and we can keep rolling. And we only got to put in $5,000 each. I'm like, ain't no way, man. I started doing my research. I'm like, man, this is awesome. Like, I could really do something like this.

[Joe Jensen]

Welcome to the Real Estate investing school podcast. I'm your host, Joe Jensen. Our guest today is Ray Glimps. Now, Ray is a real estate invest, business and life coach. His real estate journey of being from homeless to owning over 100 doors, which is like, I don't know, this iconic number, I think in most people's minds to begin with, it's awesome. That's no small feat. But going from homeless to, it's a whole nother feat. He's most recent awards include best new business of the Year, NAACP Champion of Change. Mr. Glymph is driven entrepreneur that knows a lot about triumph in the world of business and is able to achieve his dream of a successful career through self motivation and determination. We've got a lot to talk about for the listeners. You can't see us probably unless you're on YouTube, but his T shirt says freedom in big bold letters and that's, that's my motto. That's my life mantra. So I think this will be a good one. Welcome to show Ray.

[Ray Glimps]

Thanks for having me. Thanks for the intro as well. Awesome.

[Joe Jensen]

Yeah, I'm excited for to be here, man. There's a lot to unpack there. But tell us a little bit about your situation right now in life. Like, where are you at? What are you doing? What's, what's the life of Ray look like?

[Ray Glimps]

Like, you know, I can't complain as I wear this freedom shirt. I have Tom. Right. And I think that's one of the biggest assets that everybody searches for. Yeah. And I was able to accomplish that through real estate, through owning businesses. You know, I think I do think entrepreneurship and everybody should have entrepreneurial journey or a W2. You're gonna need one or the other to scale. And then real estate has allowed me to have some more of that freedom and recapture a lot of that time. So I operate and have over 100 doors. I think I'm at like 140 now. Most are cell phone. No syndication. Never raised capital. Really. You know, it was all from the ground up.

[Joe Jensen]

So no way are these like single family or multifamily large?

[Ray Glimps]

Small, yes. I started with single family, jumped into the multi family world and you know, I have multifamily mixed use and I still maintain all of those as well. So I like every aspect of real estate. Only thing I don't have is more of the industrial style.

[Joe Jensen]

So you're self managing these, you don't use property managers?

[Ray Glimps]

No. One of the things that I've noticed a lot of my mentors have as well is when you get to scale that 10% or 8% that you're paying, that could kind of hurt your bottom line. So it's a lot of property management in house. Yeah.

[Joe Jensen]

And then not only, you know, is it very expensive, it's also hard to find good help. Like no one's going to care about the tenant the way you do the asset the way you do, you know, and, and sometimes it's easier and more effective to do it yourself. But that's a lot of units to do yourself. That's impressive. That's super cool. And you say you didn't raise money, like you have like some partnerships with it, just not syndication.

[Ray Glimps]

So after I hit that iconic 100 plus doors, it finally dinged to me that if I really want to scale and blow this up, I need partners to scale it. So eventually I took on partners and recently, you know, we started using, you know, opm, actual other people's money. Not just the bank, but true other people's money. But before that it was, I didn't know any better.

[Joe Jensen]

Yeah, you know, no. Getting to a hundred self funded doors, like that's wild. That's super, super cool, man. What part of the country are you in?

[Ray Glimps]

So I'm on the east coast. I invest in West Virginia, the Pennsylvania, Pittsburgh area and Ohio area.

[Joe Jensen]

Okay, so you invest out of, out of state. It's not just all in your backyard. That's cool. That's something that's interesting to a lot of people. I do that too, primarily. But a lot of people, that's like a very scary, unknown world. So we'll need to dig into that a little bit.

[Ray Glimps]

For sure. Yeah.

[Joe Jensen]

That's sweet, man. Okay, cool. Well, well, why don't you give us a, you know, some backstory a little bit? I mean, I guess the question everybody's listening is wondering, like, wait, you were homeless? How homeless? How did that work out? Like just kind of like, oh, I lost my job sitting on a buddy's couch for a few months. Or like, you're the guy we passed, given quarters to on the street. Like, let's dig into that story and how you go from either of those, any of that to, you know, a self made, successful, you know, financially free man.

[Ray Glimps]

Yeah, so I was, when you asked what type of home was, I was both. So I was twice in my life. Once at the age I think I was about 12, 13, we were living in New York City during September 11th. My family, my dad lost his job and we ended up going to the homeless shelter and we spent a couple weeks in a homeless shelter and to the people on the east coast, you guys remember the blackout? We were in a homeless shelter with no electricity, no air conditioner, and the top of summer, I actually ended up spending one of my birthdays in the homeless shelter. So. Geez. That I think played a very intricate role in me wanting to strive for more and gave me that drive and passion. So it was a learning lesson in that. And my second time was when I took a risk to move to where I live at now. I live in West Virginia. I, I gave up everything I had. I had a few hundred bucks in my name and lived on my cousin's couch. We walked to work. It was. But I knew I had to be successful. I knew I needed to take risks to get there.

[Joe Jensen]

That's cool, man. That, that is inspiring. That's super rad. Like, and thanks for sharing that with us, you know, because sometimes people are like, oh, that's cool for that guy. Like this guy, you know, somebody can do that. That's. But, but for me, like, I've got too many strikes against me, you know what I mean? And it's like it just goes to show a lot of it, what you see in your bio is that that self motivation and determination can carry you through a lot. So how did it, how did it first come to be real estate? So what was that journey? You know, you're growing up, you have some hard times, you see like some real, you know, not comfortable lifestyle as, you know, not just so young that you don't even realize that like that's a ripe age. You said you were like 12, 13 years old. Ripe age to be like, this is what the world looks like. You know, where does it go from that to when did you start to see what success was and be able to like start to vision? I know for me it was a long, I was quite older before I started to have a vision for my life. I was just kind of going through life, you know what I mean? So when did you start to get a vision for it and see what was possible. And then where did real estate come in?

[Ray Glimps]

So I think it really became a point with the word delayed gratification. Right. For me, I knew what the bottom was like. So to get to the top, I knew I could. If I sacrificed a little bit, I can make it a lot further. So for me, when I finally started working and I was able to save up money, started my own businesses, I knew there was more out there than just the work and everyday hustle. And a lot of us get caught up in our W2 job. And at one point, I was caught up. I owned two or three businesses at that time, and I was working my butt off. I was working a night shift, and I wasn't free. I was making a little bit of money, but I wasn't free. You know what?

[Joe Jensen]

Robert Kiyosaku says you owned a job.

[Ray Glimps]

I did, yeah.

[Joe Jensen]

You owned a couple jobs, it sound like. Meaning you're not owning a business, sitting back and it's self sufficient. You're in it running these things, which obviously you got that hustler bone in you to be able to like do that. But you, you saw that wasn't necessarily your end goal.

[Ray Glimps]

Yeah. And I ended up at a bar with a couple guys, and they were all making more money than me at the time, and they all had more freedom than me at the time. And they started throwing around real estate words. Let's refinance this. We could rehab it and we can, we can take it to the bank, they'll give us our money back and we can keep rolling. And we only got to put in $5,000 each. I'm like, ain't no way, man.

[Joe Jensen]

What's going on?

[Ray Glimps]

I started doing my research. I'm like, man, this is awesome. Like, I could really do something like this. And when it came time to do it, everybody backed out.

[Joe Jensen]

No way.

[Ray Glimps]

Everybody backed out. So my first property was actually my personal property that I bought. I ended up house hacking and renting it out to a buddy, just a basement, and he ended up renting a basement out and it paid half my mortgage. And so I became an accidental landlord.

[Joe Jensen]

Yeah.

[Ray Glimps]

And then with those guys, that conversation we had, I ended up purchasing my first property. And that even that is a story in itself. A mistake in itself, but it was a learning lesson too.

[Joe Jensen]

That's interesting. So you were gonna buy it with your buddies, but they all backed out, but you were like, I'm still, I'm doing it. I'm going through.

[Ray Glimps]

Yeah. Yep.

[Joe Jensen]

That's cool, man. That's interesting. So how old were you at that time?

[Ray Glimps]

I want to say I was about like 23, 24. So maybe eight to ten years ago.

[Joe Jensen]

Okay. Okay, cool. And so, yeah, it kind of gives you the bug. You kind of saw the vision, even though maybe you didn't know how to execute. It didn't turn out perfect, it sounds like, but it kind of put the writing on the wall of what was possible and what was the next step over that. A lot of people do the first one or two. And it is kind of messy and there's all these repairs and I don't know what your situation was with those, but. And they're like, man, this is stupid. This is so much time and effort and it's costing me more money. I'm not making money like I'm out of this real estate thing. Like, why was that not your story?

[Ray Glimps]

Well, you know, for me, I enjoy seeing the end process. Right. I always had a vision and I think in real estate, as investors, we always have a vision of what could be. And if you want to be a successful investor, you have to have that vision of what can this be? And I looked at ugly property. My first one was a really ugly property and I thought about what it could be. Unfortunately, I over rehabbed it for the area and I over developed it and the market didn't save me on that one. But it became a beautiful project and I love to see the final result. And from then it became okay. I was able to find a decent tenant and I was able to rent it out.

[Joe Jensen]

So when you said it didn't work out, so it sounds like you didn't just flip it. You were doing kind of a burst style and you were you not able to get all the money out? You weren't able to rent it for enough to cover its own costs. Where was the pain points on that?

[Ray Glimps]

So the pain point was one I didn't know about the birth. I didn't know anything really. I was still a new investor. So one I bought in a. A C class neighborhood, almost like a D. Yeah. And I had done comps, but I looked at comps as a newbie investor without any guidance. And you know, if you went across the bridge, houses were selling for 4, 5 times X. Right. Well, I was on the wrong side of the bridge. And you know, when investing out of state, we want to make sure that we do our due diligence, but there's no better way than to know the market. Right. So I didn't Know the market as sharply as I should have. Again, the major pain point was just not being familiar with the market and. But I was able to be saved a little bit by the market.

[Joe Jensen]

Okay, so you bought in a rough area. You did get it rehabbed, got tenants in there. Was it covering it? Some costs at that point, but you just put a lot of money into it.

[Ray Glimps]

I paid for it, I financed a lot of it. I put some of it on a card and then some of it I had in savings. And so when I got it, it was pretty much net cash flow from there. I think we were netting about a thousand dollars a month on this property.

[Joe Jensen]

That's great.

[Ray Glimps]

So at that point I'm like, man, I don't have to cook anything, I don't have to clean anything. I'm all in on this game.

[Joe Jensen]

Yeah. So what, we went south with it. Well, why do you say it wasn't good? That sounds like a home run to me.

[Ray Glimps]

But what was my, my lack of experience? Honestly, I didn't know about the Burr method. So my money and my equity was trapped.

[Joe Jensen]

Okay.

[Ray Glimps]

Right. And so at that point when it was time to scale, I had opportunity to buy, you know, eight unit complex in a different area. I had to sell them. And I sold the property and I sold it for what I put into it. I sold it for like pennies on a dollar and I should have got more from it. Again, inexperience and. Or I could have burned it, took the capital out of it and use it for the down payment for the next.

[Joe Jensen]

You didn't know about the cash out refinance? No, I have one like that too. I bought this duplex in the town I'm in southern Utah for real cheap. And then some agent, a hustler agent, was reaching out. Hey, do you want to sell your house? You want to have. And I'm like, I mean, if you can get me this number. And I didn't know anything about markets. The value had gone up. And he's like, yeah. And he got it sold like that. I'm looking back, I'm like, I could have refied, got that much money out of it, kept the asset. It's like, I didn't know. I didn't know.

[Ray Glimps]

And that's how I fell victim to that same trap. But that's the funny thing.

[Joe Jensen]

You're like, oh, I, you know, this one didn't work out well, or you failed or whatever. It was like, you're making $1,000 a month and then you walked away with, with money. Like you didn't lose anything, you know what I mean? But it was still like a, an inexperienced mistake. And I just love that about real estate is a lot of the mistakes or, you know, roadblocks we fall into, like, they're, they're still not bad, you know what I mean? You made money, you learned a lot, you moved on. It's just. Could have been a lot better. But, you know, it's not like you were put in the poor house because you made one mistake. You know what I mean?

[Ray Glimps]

And that's one thing I love about real estate. If you buy right, 99 of the time, the market will save you. But you have to buy, right?

[Joe Jensen]

So what does it mean to buy, right, Ray, for everybody listening you say that, they're like, what does that even mean, though?

[Ray Glimps]

Making sure that, you know, there, there is appreciation, there is equity, you know, that there is money left in a deal so that if you do ever have to sell, you can cash out of it.

[Joe Jensen]

Cool. Cool, man. So you buy that one and then when do you decide to like, start doing this? Like, is it just kind of one offs or how did, how did you go from one to, to, to, you know. 140.

[Ray Glimps]

Yeah. So after I bought that first one, you know, I was netting about a thousand a month and I was like, man, this. I still remember the feeling when the tenant bought me that first check. And I was like, wow. Like they, they just really just paid me for this.

[Joe Jensen]

Yeah.

[Ray Glimps]

And at that point I'm like, okay, I got to do another one. I did this, I did another one. Better area, and it still netted about similar numbers. Geez. And I'm like, okay, I like this market. Like we can really do something. And mixed unit. I had an opportunity to buy it in my local, my local neighborhood. It was an eight unit building. I still own it to this day. And I knew in the back of my head, if I was able to make $10,000 a month, I could really quit the full time hustle and grind because that income would replace pretty much what people would call a W2. I would be able to replace that.

[Joe Jensen]

Yeah, because you were still working while you were doing all this.

[Ray Glimps]

Yeah. Yep.

[Joe Jensen]

Yeah. Because that's how you're funding it.

[Ray Glimps]

Yeah. So. And I want to tell people out there, there's no problem having a W2 job as long as you use that job to create passive income as you go along.

[Joe Jensen]

Yeah, it's a, it's a lot easier to get loans. It's a lot easier to qualify for stuff House hack. Yeah. And like you say the, the. And then I tell this, I say this all the time. Like, your number one fiscal responsibility is to build your asset portfolio, which, you know, it's like, that's the number one thing. It's not to go get a job and make a million dollars. That's cool. But. But if you're not building your asset portfolio with it, like, what are you doing? Like, there's no point. You need to be taking that money, putting it into assets. And whether that's through an entrepreneur self business, whether that's W2 or whether it's, you know, real estate even, whatever it is, if you're not taking the money and growing your portfolio, you're missing the bigger picture of where the real freedom and wealth can come from. You know, and I know too many guys, I worked in commission sales, right? Like, and, and I knew guys had grinded for years making big money, and at the end of the day, they had nothing to show for it because they didn't buy any assets with it. They bought a lot of cool vacations and some experiences and, you know, whatever, some toys. And then they're like, oh, like, you know, Joe's retired and they're over there like, still grinding because they didn't buy assets. You know what I mean? So that's cool. That's cool. So you started building, you got one unit, another unit, doing an eight unit. Just started growing those numbers. When was. Was there a big jump to like a, like a large multi family or what was kind of the biggest unit.

[Ray Glimps]

You want to know? So for me, it was always like, all right, when I got that, that eight unit building, I was like, man, I'm done. Like, I don't really need to buy anymore. I can kind of sit on the sidelines. And I still was able to get deals. And I became, I had a reputation of, okay, well I'll buy if the numbers are right.

[Joe Jensen]

Yeah.

[Ray Glimps]

So I continue to buy accidentally, of course, but the numbers were too good to say, you know, maybe, you know, I can make money from this. And so what? My biggest unit count, I think is about 13, 14 units. And it's kind of a sweet spot because, you know, everybody's looking for that four unit and below. And you know, Wall street starts looking for the 50 units and above. But when you get to the 5 units, 12 units, there's usually not much competition in that realm.

[Joe Jensen]

And a lot of times you'll get these fed up landlords, mom, pop landlords, you know, somebody bought it and they're just like they got too old or they're just too sick of it. They're too busy with their business or their career down.

[Ray Glimps]

You know, family pass and it's handed down generation next generation doesn't want it.

[Joe Jensen]

Yeah. So you can find it. You're not going to find that with a 50 unit or 100 unit, you know.

[Ray Glimps]

Um, and so fast. Yeah, most of those assets trade so fast that it's like a handshake done, you know. So if you can get it. Most of the time those assets don't even hit market. It's more of a off, off market phone call. Hey, this is going for sale. Would you like to buy it?

[Joe Jensen]

That's cool. So you just kept buying. And how are you funding this though? I mean like those. That gets a lot more expensive than you know, the single unit house hack. 5% down. Even a 10 or 20% down on like a cheap houses doable if you have a good job. But man, when you get into a 1015 unit like how are you, are you, how are you funding those deals?

[Ray Glimps]

Yeah. So the first ones actually started eventually I learned about the Burr method and a banker taught me about it. And in hindsight he made money because every time I burned the deal he got, he got his origination points and loan fees.

[Joe Jensen]

Heck yeah.

[Ray Glimps]

But I learned about that which was a great tool. So using the Burr method and then using seller finance, creative finance has been huge. I just picked up last year I picked up a $3 million seller finance deal.

[Joe Jensen]

No.

[Ray Glimps]

Yeah. So I think you have to put down on that 10,000 to the closing table.

[Joe Jensen]

No way. You got a 3 million dollar multi unit and you only brought in 10k.

[Ray Glimps]

10K to close.

[Joe Jensen]

Why did, why would they. So break this down for a listener. Why in the world would they sell that to you with that little down?

[Ray Glimps]

I want to tell everybody listening. Relationships are your most important asset. Right. Time and relationship. So I had a relationship with this person before I bought one of their failing assets from them. They seen a renovation I did, they seen a rehab and they were happy with the management. So that that asset, I think they just gave me that seller finance as well. Pretty much. Hey, here are the keys.

[Joe Jensen]

And so they'd want it out because it's basically being mismanaged that it's bleeding money. It's got all these repairs.

[Ray Glimps]

They were bleeding about like 60,000, 70,000 a year.

[Joe Jensen]

So they're just like whatever. If you can take off our hands, we're made, we're, we're better off. And then you, how do you turn something around that's losing that much money to making money? And how are you funding those rehabs to fix all that?

[Ray Glimps]

Yeah, so, so if I think about the last one and I bought one of the first ones that I bought from that guy, that was a 10 unit. And the rehab, the purchase price had, or the rehab had come from a refi that I had just did. I just did a big burr. Okay. A bird out about like 250, 300,000 on that point. So it's a great burr. And so I was very liquid at the point. And that place, it was just mismanaged. He had tenants who weren't paying, tenants who hadn't paid in six months, eight months below market rents, lack of maintenance done. And so all these added up to, you know, being a net negative. And this building, I think we, I think our purchase price was about 4, 4 or 500. Right now we have a ARV of about 2 million or some change.

[Joe Jensen]

No way.

[Ray Glimps]

Yeah. And you know, commercial is based off noi net operating income. So we were able to bring the income up significantly. Cut a lot of expenses and junk expenses that he had.

[Joe Jensen]

Yeah. And so for the listeners, like you were inheriting a headache. Like, like a lot of listeners go, oh, that's cool. I wish I could get a free house. You know, seller, finance, put nothing down, like. But. Yeah, but are you ready to do what Ray did? Like, are you ready to go in, like, tell us some of the dirty work that.

[Ray Glimps]

Yeah. Oh my God. If you look at my story on Instagram, my Instagrams, if you guys ever follow me, you'll see all the things that I go through on a day to day basis of just like, man, this is pretty foul. I can't believe people live like this.

[Joe Jensen]

Yeah.

[Ray Glimps]

And the work isn't sexy. And it took over a year over, I think I spent like a year, year and a half on, on one of these projects just to get it, you know, get it up to Performa.

[Joe Jensen]

Which means you were the one now hemorrhaging money every month.

[Ray Glimps]

Yes. Yes.

[Joe Jensen]

Because you're still paying the mortgage or the finance note or whatever. You're still paying for that. You're probably covering utilities and stuff and this thing's not performing and you're spending every day. Yeah.

[Ray Glimps]

And so one of the terms I, I say is like, hey, look, there's going to be a bleed period when I buy it. Right. Immediate. The immediate action is, hey, how can we stop the bleed? So do we have to bring in tenants? Do we have to kick out tenants. Do we need to rehab a certain amount of apartments? And where's my break even? And then after that, where's the renovation and where's the rest of the value add? So you know, value add became simple things. Like we added a laundry facility. Great value add, right? We, their landscaping cost was astronomical. We took out some landscaping, put hard stone, cut out the landscaping costs, right? Those are some of the values that we noticed, brought our noi up and so we were able to make the building worth more and make more, dude, I love that.

[Joe Jensen]

And like I said, you put in the work. It's like, yeah, you, you, you got a deal on the price maybe, but you had to go grind for a year and really show up. This wasn't something you could just delegate. You know, you did it yourself and, and that's kind of been your motto, it sounds like, but, and you know, but you come out the flip side and like, hey, you, you increased your wealth by a couple million.

[Ray Glimps]

And I mean this could be done on every. Like this isn't just multi family scale. I've done this with single families, right? We've done this with single family home tire landlords, owners who can't afford to fix the pavement. At the end of the day, we're giving them a solution of hey, look, if you can't fix the roof, maybe we can come in and you need to leave this house. Maybe we can come in and help instead of foreclosure, let us, let us save you. So I mean there's tons of strategies, but sell a finance creative strategy. Creative finance is one of the best strategies that we've used to purchase right now.

[Joe Jensen]

And it's not like, oh, Ray's smart and that seller's dumb. There's different situations. Like I'm thinking of multiple assets I have in my head right now in my portfolio. I'm like, I'd probably be happy to give that up for a seller fight. Like if I just know, no more headache, no more expenses, no more. And then I'm just making money. Like that's not a bad route, especially depending on where you're at in your career. You know, if people start to get towards the end of their career, then it really makes sense because they're not building something for the future, they're in the future, you know, so it's just a time and a place and a priority for everybody that all of these different kind things can make sense. And no one's like right or wrong or winning or losing, you know, if you do it right, everybody's winning.

[Ray Glimps]

We just want everybody to win. So usually when I approach sellers, it's hey, how can I help you? Like, what do you, what is your end game from this? You know, some guys are like, hey, look, I just want to make $2,000 a month for the rest of my life. Okay, sure, we'll make that happen. If the numbers make sense, I can make it happen.

[Joe Jensen]

Yeah, yeah, No, I love that. I love that. I call it graveyard note. I'm like, yeah, let's just, you know, like, I'll swing it. We'll make it happen. Like you can get creative with this stuff, guys. And what is it? Zig Ziglar's old quote, you know, if you give enough people what they want, you'll get everything you want, you know, and if you go out and find real solutions, you know. You know, I grew up, I lived in the sales world. I did 10 years of direct sales, high commission, like stress. It was just kind of crazy. A lot of times it is high pressure sales and you're just kind of getting people to do something and you know, maybe it wasn't like the best thing in the whole world for them, right? Both real estate, it's like if you do it right, it's such a win for everybody. Like it's not just, oh, a transaction and you made your sale and you got your commission and you disappear. Like it's like this can be so good for everybody. And I don't think all businesses like that. I don't think all businesses as win win as real estate can be, especially when you're doing this creative nitty gritty stuff where it's kind of out of the normal box. They can't just get an agent to sell it because it's not in a condition to sell or whatever. You know, when you can find solutions for people, it's so cool because no one's walking away be like, oh man, I got screwed.

[Ray Glimps]

Yeah. And again, it's that delayed gratification, like a lot of these assets. If you really want to make money in real estate, you're not going to make the money immediately, Right. You can buy something turnkey, but the profit numbers, the, the math isn't there really. Right. It's made in, hey, look, I could rehab this or I can build that. The only way I know to make money fast in real estate is wholesale, right. Or getting a commission as, as an agent. But long term wealth, it's going to take time to make it.

[Joe Jensen]

Yeah. Because both those scenarios, you End up with zero asset. The agent, the wholesaler, they're not in the world weary. And when I talk about real estate investing, they're salesmen to me, and which is nothing wrong with that, but they're not an investor unless you're in it for the long haul, in my view. Right. And you're not building that asset portfolio. If you're selling a place, it can be a good way to make money. Like, you got to get that money, you got to get that capital somewhere. But it's a very different mindset than I'm going to build a wealth machine, this portfolio that can take me into the future and grow with me for sure. I love it, man. What's been some of like, your guiding principles, man. Like, you know, you're doing this, you're working hard, you're doing the dirty work, you're building it, you're not afraid of it. Even at a point where you're kind of like, oh, I could just chill for a minute, it still kept coming at you and you're like, all right, let's go. What's been kind of like the guiding principles that moved you through this process?

[Ray Glimps]

So I got a phrase I say to myself on a daily. I deserve to be wealthy, I deserve to be healthy, and I deserve to be free. I want all three of them. So the wealth is the finances. You need money to make anything happen in this world. Health, you need your health. So make sure that you take care of yourself and make sure I'm in peak, peak shape. I work out every day and I take time for. I know a lot of people that have wealth, but they're in terrible shape. They probably won't ever get to enjoy that wealth. And then freedom is the time to do what you want on your terms, live your life on your terms. All three of those make for a happy life. I'm a strong believer that. And so I stick to those principles. If it doesn't align with it, I usually stay away from it because it'll lead to an imbalance somewhere in life.

[Joe Jensen]

I love that. I deserve to be healthy, wealthy and free. I love that. And it's funny because it's a lot easier to do one if you're willing to give up the others.

[Ray Glimps]

And piece of this, like I said, delayed gratification. There's going to be times when you can't have all three. There's going to be times where you have to grind out to get your wealth to where it needs to be. Yeah. You're going to have to sacrifice to get your health where it needs to be, you're either going to pay for it at the gym or you're going to pay for it in the hospital, but either way you're going to pay for it.

[Joe Jensen]

Yeah.

[Ray Glimps]

Right. And so, and then your time, you, you, you can work your butt off, but if you don't have the time to enjoy it, you'll end up unhappy. So you need all three to keep balance.

[Joe Jensen]

Yeah. And there's seasons like you say, sometimes those. But you need to keep it to a season, not be, let it become a lifestyle. If you're willing to give up all the freedom just to make the money, but now you're giving up your health and your freedom, you might need to do that for a minute.

[Ray Glimps]

Yep.

[Joe Jensen]

But make sure it stays a minute, you know, but if it becomes your whole life, it's, if it's a decade or two, like you're screwed, you know, and if, and vice versa. If all you do is focus on your health but you're not building and you're, you're not free. I don't know, like if you, if you get too narrow minded on one for too long, it's, it's, it's a, you're not gonna end up with the lifestyle that you really probably wanted.

[Ray Glimps]

Need to have that balance. Loved it.

[Joe Jensen]

But like you said, sometimes you gotta grind it out and, and be a little imbalanced in a season or two. But it's, it's tricky, it's tricky to know how long that season should last, I guess. And everybody's situation is probably different. Yeah, that's good man. I like that. Let's talk about maybe one of your biggest wins. It's like this one is crazy. So people to see like I call real estate like a lottery ticket. Every time you buy, you never know if it's going to be like this crazy win. And then let's follow that up or we can vice versa. With one of your biggest failures or learning lessons or the biggest like mistakes was like, dang, this one hurt me. Because I think we can learn a lot from the mistakes. That's what scares people out of real estate. So they can see what you did and avoid it. That's good. But the motivation of the big ones can get them into it.

[Ray Glimps]

I'm gonna tell everybody the biggest one is not the sexiest one. It's the first one. Right. The biggest one. And the hardest thing is to take that first step. Ladies and gentlemen, I see so many people that talk about, I want to buy real Estate. I want to do it. I want to invest. And they sit on the sidelines.

[Joe Jensen]

Yeah.

[Ray Glimps]

People that take action, eat. That's it. So if the biggest one was my first one, because I was scared, I was nervous. I had every opportunity to walk away. Every day I went to that house, I had every opportunity to say, man, I just need to hang it up. This ain't for me. Right? And I. I grinded it out. And that. That same mentality is. The same mentality I have for every project. Every project I get into. It's like, man, this is a big one. The numbers get bigger and bigger. I swear, they just get bigger and bigger. And you have to have the mentality of, like, I can grind this out. I know what the end game is. So I'll say the first one was the best one.

[Joe Jensen]

I love that, man. It's funny, I was talking to Brody. He's the guy that owns the real estate investing school, and. And he is. We were talking about. He's like, why does it seem like every deal is such a stretch? It's like, you're always like, how are we gonna fund this? How are we gonna find it? It's like you're the paperwork and the lenders, and there's just so many things and whatever. There's always something that comes up. Like, man, you're just like, stretching to make it happen. And it's funny how often those deals come. Like, wait, shouldn't it just be, like, cakewalk by this time? Like, I know what I'm doing, but, I mean, if you're trying to grow, it seems like there's always. It's always a stretch.

[Ray Glimps]

Yeah. And when we talk about bad deals, the ones that are cakewalk are the bad ones. I've always found that the ones. The ones that have come super easy to like, man, it's a home run. Easy. All day, I found myself like, man, I should have did this due diligence. Or I missed this somewhere because it came too easy.

[Joe Jensen]

Give us an example of something maybe you missed on a deal that someone could be like, to make sure they don't miss, you know?

[Ray Glimps]

Oh, cool. And I'll tell you guys, like, a lot of stuff that. That I might miss might be things that anybody can miss. I just purchased a purchase. A single family home converted to an Airbnb. There's structural damage. Who would have caught that, Right? The guy had it well hidden. It was hidden under the carpet. He had done some repairs before. He didn't disclose it. He got us. He won. But we Purchased it with enough, enough equity in it. Sure. It's something that we have to fix. We throw a couple grand at it and it goes away. So that is, like I said, the market can save you if you buy. Right?

[Joe Jensen]

Yeah. That's what. Did you have like an inspection on that that just was too deep for them to see?

[Ray Glimps]

No, so I didn't do an inspection. Um, and that. And I, I guess I could take faults in that, but I'm not even sure if the inspector would have even caught it.

[Joe Jensen]

Yeah, it was because a lot of these things, you think, oh, as long as I get inspection, which. Yeah, I mean, typically, yeah, guys get inspections. It can help you dodge a lot of stuff, but a lot of times they'll miss some of the deeper stuff too.

[Ray Glimps]

You know, behind the cabinets. We had to take out drywall before.

[Joe Jensen]

We even really seeing that. Yeah, yeah, yeah. I just had a student, he had like a plumbing issue with one and it's like, you know, and he didn't do an inspection either because he was buying it from a friend. Which, listen, guys, your friend might be. Have all the best. Yeah, just get an inspection. Okay. I don't care if you're buying it from your grandma. There could be things that no one knows about, you know, and even the inspector might not see it. So it's not a sure shot way.

[Ray Glimps]

But I want to share this too. If you are buying a property, everybody on the other side is not your friend. Right. So the realtor that's selling it to you, they get paid off commission. They're not really your friend. They have an interest in making sure it goes right, but they get commission. Their money depends on whether this transaction goes through or not.

[Joe Jensen]

Yeah, you got to look at where in people's incentives are aligned. Right. Same thing with, like you said, the lender. Like, the lender's making a commission off the loan going through. The agent's making title attorney, the attorney. Like everybody's making money off of this happening, but no one has skin in the game but you. Long term, as soon as that transaction's closed, they're all walking away and getting a steak dinner. And, and you're the one stuck with whatever happens. And no one cares about it at the end of the day. And even, even good people, like, that's still their, their job is to get it through, you know, and, and so, yeah, I always say that, like everybody is a salesman. You gotta look at, well, who's gonna be in it long term to really see what's, what really matters. You know. Yeah, that's cool. So you've. You did get into partnerships eventually. What do those partnerships look like? How do you structure those? Are you like, what are those partnerships look like?

[Ray Glimps]

So that's a great question. And so for me, and I think for everybody listening, if you pick up a partner, what do they bring into the field? And what are you bringing? Yeah, and I think those rules and regulations have to be clearly defined from day one. I've seen a lot of partnerships go south because those weren't defined from day one. Somebody didn't hold up their ended agreement. So right now, if I bring on a partner, for example, I have one. We have several units together, and they're Airbnbs. I do not like Airbnb. I've put it out there on my social media, and I'm a testament to it. It pays very well. But the management is a business, and I got into real estate for passive income. So the business of managing Airbnb is something I wanted no parts of. But the gentleman who I'm partnering with, he does a really good job of managing them. He designs them correctly. And so I say, you know what? Hey, look, I'll. I'll build this with you, but I want nothing to do with it. You take your management, your property management percentage off the top, I'll eat off the rest. But. And that's how that. That partnership came together. And I've partnered with contractors, right? Big rehab. Hey, look, you know, I got the money to buy it, but I don't want to spend the money on rehabbing it. You got the capital to rehab it, you rehab it, we part on it. I'll get my management fee. You build it up, right? Anyone take care of all the maintenance? Cool, right? Because if you want to scale, I might only have 2, 3, 4, 5 GCs, but if I can put this one on this project and keep them working with me as a partner, I'd rather that than anything.

[Joe Jensen]

Well, dude, I love that. And I haven't done a lot of that, but that's always been my floss. I'm like, man, if the contractor. Because I've done a lot of these interviews and a lot of the horror stories come from rehabs that go south from bad contractors. And I'm like, if the contractor's in bed with me, though, if they're in the deal with me, their only incentive is to make this baby work, right? And so it's like, I love that you partner with the contractor, because they're not going to deprioritize your job and do seven others. When it's their money on the line and it's their project on the line, they're going to want it to be a home run because they gave the enjoy the winnings.

[Ray Glimps]

And here's the thing, if it's their money on the line, they can get.

[Joe Jensen]

It done faster, way fast. That's what I'm saying. Like, he could be the best contractor in the world, the most honest contractor in the world, but when he goes down, looks at his priority list, yours might make number six, and he's gonna take care of these five because that's what he's got to do to feed his family and take care of his employees, you know, but vice versa, how can you be the number one on that priority list? That's gonna be a very big help. So I love that you partnered with him. Is that what it was? So when you partner with a contract like that, you doing like a 50, 50 split or how do you do it?

[Ray Glimps]

It depends. It depends on what? How big the rehab is, what they want in it, if the numbers make sense. I think each deal, and that's what I love about real estate, each deal is very specific, it's very unique. You know, one deal I have with a GC, I think he got like 30%. The other one, I've done 50. 50. Hey, look, you do the whole rehab on a flip and it might be a long term hold, it might just be a flip. Just depends, you know?

[Joe Jensen]

Yeah.

[Ray Glimps]

At the end of the day, you want to have that freedom to continue as an investor looking at deals. So if you're worried about, hey, I got to manage this gc, it's taking away your time from looking at deals. So I'd rather give up a little bit right now to be able to scale and continue to look at deals.

[Joe Jensen]

Yeah, I love that. I love that, man. And you've done it, You've lived it, right? You've really scaled that up to, you know, a lot of units that. Especially self managing. That's, that's pretty impressive, dude. And you must create such a system. Maybe we could talk about that briefly before we roll into our final four. You know, how. How does, how do you want, how does one person manage that many units? What kind of systems or do you put in line where that's not eating up every minute of every day?

[Ray Glimps]

Yeah. So I got to say one, it's not one person. I got to give a shout out to my team that, that, you know, help me every day on a day to day Basis, but it is team. So whether it be your maintenance, whether it be your attorneys, whether it be, you know, secretary or somebody just. Just doing paperwork for you.

[Joe Jensen]

Okay. You own these yourself, you built these yourself, you manage yourself, but you have a team. You actually have. What are these? Employees? Contractors. Just contractors.

[Ray Glimps]

Handyman, groups of people. So here's the thing, and to everyone listening, when you get into real estate, having one unit is very hard to find a good handyman scale. And you get enough work, you start to build relationships with electricians, you build relationships with plumbers, you build relationships with handyman, eventually to the point where the handyman works for you Most of the time.

[Joe Jensen]

Yeah.

[Ray Glimps]

If. If you have enough work to keep them busy inside projects, usually they'll work for you, they'll work with you. Right. Because the last thing a handyman wants is not to have any work.

[Joe Jensen]

Yeah.

[Ray Glimps]

So, you know, finding those people who, who are willing to. To do the work, who do good quality work, and then bringing them in to part of your team, letting them know your values. We use a lot of digital systems. I use a property management software.

[Joe Jensen]

Which one do you use?

[Ray Glimps]

So I'm using the Nago and it's a. I like it because one is 100 free.

[Joe Jensen]

Nice.

[Ray Glimps]

I know a couple guys, they have, I think about 7, 800 doors and they're still using inaugural to this day. So has everything from maintenance requests. Maintenance requests come in, they shoot out to whoever they need to go to. The guys get it taken care of, they send pictures. We use Monday for our task management software. Right. So it gets updated, the guy sent a picture, and they just complete it on a Monday app and we see that it's done. Right. So you have to build up these systems to help you get your time back.

[Joe Jensen]

Yeah. And then for property management, do you have like, help their assistance that kind of vet any of that out or how. What about the property management?

[Ray Glimps]

Yeah. So even on the inaugural side, you can do everything from background checks and credit checks, eviction checks. That's all done through that software as well. So I'm a big fan of it. And. And then if anything, if I have to do a viewing, maybe my secretary can team and she can do the view. And sometimes I'll give a commission. Or you could even team up with a real estate agent, say, hey, look, I got a place I need to list. Or. Or I need to show. I'll pay you for every showing you do. Or I'll pay you a lump sum. If you get it listed, if you get it a lease on it.

[Joe Jensen]

That's cool. That's cool, man. Well, this is great, dude. I really appreciate everything that you've shared with us. I want to go into some of our final four questions and have some time to kind really answer them the way you want. Yeah, but do you have any other, like, kind of main things you want to make sure people understand about your journey or what you're at or any advice you want to give before we roll into those?

[Ray Glimps]

Real estate should be for everybody. And I think we see a lot of times it's very scary. You see a lot of high net worth individuals who are doing real estate or you might see somebody with a hundred doors. Look, if you got one, you've made it right. You're doing better than most with just one door. So it's for everybody. If you have roommates and you're house hacking, you're doing, you're doing just fine. So don't be, don't worry about comparing. Run your own race.

[Joe Jensen]

I love that, man. I love that. All right, so if you were able to send a text message out to the whole world and they're going to get their phones, everybody's phone's about to beep and buzz and vibrate and they get a message from Ray, what's it going to say?

[Ray Glimps]

You're almost there. Keep going.

[Joe Jensen]

Almost there. Keep going. Love it. All right, what about a pivotal book or podcast that you would recommend for the listeners to check out?

[Ray Glimps]

So everybody always says, like Robert Kiyosaki or I'm going to go a little bit different. I'm going to say Grant Cardone A 10x rule. Okay. Some motivation to get you off your butt and be better than what you want to be. It's a great book.

[Joe Jensen]

You know, it's funny. In a world of distraction, which is what I feel like we have nowadays. You know, there's their fingertips, there's all the distractions in the world, even positive ones, you know what I mean? Like, I used to be like, oh, as long as you curate your social media and this and that to like be good stuff, like, you're better off, but it's still just a distraction, you know, and, and that book, you know, I have my issues with some of Grant Cardone's philosophies and his approach. But, but that book, it will like slap you in the face. Go do the damn work.

[Ray Glimps]

Okay?

[Joe Jensen]

Like, stop with all the crap, the distractions. Like, just get it done. Get it done now and do it hard. Is like, okay, Sometimes you need that. So, so that's a good one. I like that. And man, so many times with real estate, that's just what it takes. You know, I was just telling a friend this. I'm like, when I. When I kind of keep an eye open for a deal, if it comes along, not much happens. But when I decide I'm going to go acquire some assets this quarter, like, it happens. Like if I'm. If I'm set on making it happen, it'll appear from thin air. This weird connection. I talked to this guy and he told this guy and this thing happened here and this property manager sent me this. And now it happened like the most random things in the world because I decided I'm all in and I'm, you know, putting my head out there, whatever it is. When you really decide you're making the calls and showing up to the meetings and the networking events, you're just doing all the things you can. Stuff will happen. But if you're just kind of keeping an eye open, I. For me, that rarely gets anything done.

[Ray Glimps]

Eats. Action eats.

[Joe Jensen]

Yep. All right. What is one of the most expensive or interesting air quote mistakes that you've made in real estate investing?

[Ray Glimps]

Most expensive would be not doing due diligence. As I showed you guys, I bought some property, needed a new roof. Didn't know I need a new roof. New roof ran me about $40,000. So. Yeah.

[Joe Jensen]

How'd you get out of that? How did. What? Like some. Listen out there. Like, I don't have 40k. Like.

[Ray Glimps]

I had good credit and a good reputation. Actually, you know what helped too, is that I, I had a reputation with the owner. We've done several roofs together and he actually financed it for me.

[Joe Jensen]

So you got the roofer to finance it for you. So you didn't have 40K. See, guys, solutions. Solutions. I like that. Not ideal, right? I bet you're paying interest on that and would have been better if insurance could have covered it or if you could have tied it into the sale. Like there's a thousand other ways that could have been better. But the cool point is there was still a solution. That wasn't the ideal from the start, but it didn't put you under. And you weren't out $40,000 out of pocket either. Like, there's ways to fix these mistakes. So I love that. All right, what is a one word or short phrase to encapsulate why you love real estate investing?

[Ray Glimps]

Freedom.

[Joe Jensen]

Freedom, baby. It's right on his shirt. It's right in my llc. Freedom is where it's at. What does freedom mean to you, Ray? What does that mean?

[Ray Glimps]

Time to spend with my family, time to spend with my kids. Time to spend and do what I want on my own terms. Live life on your own terms.

[Joe Jensen]

Yeah, man. It's funny, people say money can't buy happiness. I'm like, that's true. But it can buy freedom. And if you choose to use that freedom accordingly because you can do a lot of stupid stuff with your freedom, a lot of people. And that's the thing. And you know, we got a few minutes, I'll just hit this. Freedom isn't a guarantee of happiness because if you use your freedom poorly, you're going to be even more miserable. You know, if you're doing this job, you're working your nine to five and you're, you know, showing up to this volunteer thing and you're doing all this stuff and it feels like a grind. You're like, man, this is tough, but you're doing stuff. Let's say that person wins the lottery, gets out of the grind, they quit their job, they quit volunteering, they're sitting at home and now they're just death scrolling all day long. Yeah, they got freedom, but they're not happier. They were happier doing you know what I mean? So you got to choose how you spend your money, how you spend your time. If you actually want it to benefit your life, it's not having the money and the time isn't going to be a guarantee of making your life any better unless you spend it wisely.

[Ray Glimps]

Agree 100%.

[Joe Jensen]

Love it, man. Well, this is a treat. Appreciate you being on here. If people want to reach out to you, if they want to partner with you, learn from you, you know, you have you as a mentor, be inspired by you. What's the best way for them to be in touch?

[Ray Glimps]

Just message me on Instagram or LinkedIn or somewhere. TikTok Ray R A Y glimp G L Y M P H awesome.

[Joe Jensen]

And we should throw that in the show notes if anybody wants to click on it. But Ray, thanks so much for being on here and sharing your journey for us. It's expiring, inspiring and exciting. You know, it makes me want to do more. So thanks for sharing.

[Ray Glimps]

Thanks for having me.

[Joe Jensen]

This is Joe, Joe Jensen signing off for the Real Estate Investing School podcast, reminding you to go get your freedom.