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Rich Dad Radio Show: In-Your-Face Advice on Investing, Personal Finance, & Starting a Business
Why 2025 Will Be the Best Year for Real Estate Investors!
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👉 Get Your Free Copy of "How to Buy Your First Investment Property" - https://bit.ly/3NJLquO In this episode of the Rich Dad Real Estate Show, we're diving deep into why 2025 is shaping up to be one of the BEST years for real estate investing in over...
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Welcome to the Rich Dad Real Estate show where we talk about the good news and bad news of real estate, hosted by yours truly, Jaron Sustar. And today I want to talk to you guys about how to prepare to capitalize on real estate in 2025. It's unbelievable that 2024 is coming to an end. We're, we're almost there, almost to the finish line. And it's been a fantastic year in the real estate space. But when we look ahead to 2025, I think the future is even brighter. There are so many things that are happening in our world economically that are leading me to believe that this upcoming year is truly one of the best times to buy investment real estate within the last decade or two, minus right after the crash of 08 09. Because let's be honest, people who bought in absolutely got a steal. But outside of that, the rest of us have have to fight for what we want, no matter what year you bought. I mean, I've been buying since 2018, really since 2016. But every year that I've bough people who don't invest in real estate, the, the middle class, the people who stay broke because they come up with excuses, have constantly said now's a terrible time to invest in real estate. 2018 is a bad time. 2019, 2021, 22, 23, 24, you're going to hear it every single year. And that is going to come from people most of the time who've never bought real estate and who never will buy real estate. So coming from somebody, myself who has the opportunity to interview people who invest in real estate, go and speak with them all across the world, hear what they're doing, right now is a fantastic time. So today I want to get you guys prepped on. How can you go and take advantage of the opportunity that is coming up in this next year? And so when I look at, okay, how do we capitalize in 2025, I think there's three pieces that we have to look at. I think we, number one, have to look at the economics, which I mentioned earlier. Number two, we have to look at our personal finances. What are we doing in our own world that is setting us up for success. And then number three, what is the strategy that we should deploy in 2025 to get the most bang for our buck? So I want to walk you through each of these and I want to start with the economy. And let's address the big question that comes up when everybody talks about real estate. Is the housing market going to crash? Guys, how many times have you heard that the real estate market's going to crash? I think a lot of it has to do with, with us living through 0809 when there actually was a real estate crash. And so we are all sitting around pretty much waiting for that to happen again. But statistically that doesn't happen. So if you were to pull up a graph, you guys can find this graph. I'll see if I can find the link to put in the show notes. If not, you can do some Google digging and find it. Since I believe it's 1940, real estate in the US at least has gone up every single year, except for seven. So from 1940 until today, what is that? 85 years almost real estate? 85 out of 100 real estate has gone up in value other than seven years. Okay, and so what are those seven years to where real estate did not perform well? Five of them were during the crash. I think it was 8, 9, 10, 11 and 12. It either dropped in value, real estate did, or where it stayed the same. And then there were two random years peppered, you know, between 1940 and today. I think one of them was in the 70s when inflation was crazy. And then another one maybe in the early 90s, to where real estate actually didn't lose value, but it stayed the same. But other than that, it has continued to go up. And so we got to stop living with this notion of it's going to crash again, it's going to crash again. What we saw in 08 and 09 isn't commonplace for the economy. Okay? When they, what they were doing back then, from a lending perspective, from a banking perspective, from an economical perspective, literally created the perfect storm for a crash to happen. Like, for example, the lates, the rates were ridiculously low at the time and they were lending to pretty much anybody no matter what their credit was. Now there was some bumper rail guards on credit, but not much. They were honestly like lending to whoever wanted to get a loan. And the rates were ridiculously low. So everybody and their brother was going to get loans. Well, they couldn't really afford those loans in the first place. And then as soon as something happened in their personal life to where they lost their job or another big expense came up, all of a sudden this mortgage that seems so minimal, the rates that seem so low, they can't make these payments, right? And then you had all the subprime mortgages that they put together and really scammed the elderly on. Those started absolutely destroying the economy. You had the Lehman Brothers go bankrupt back in 08 because they're sitting there buying these subprime mortgage packages from all these bank that are lending across the country. I mean, it was absolutely insane what was going on. Well, have you guys gone and tried to get a loan today? It's not like that. Not anybody can get a loan. There are a, there's a lot of paperwork. If you haven't done it recently, wait till you do it next time. The paperwork involved with trying to get a loan done, the due diligence that's involved by the banks who are getting the loan done is, is pretty darn strenuous today. And I think a lot of that is to keep us from going into what happened in 08 and 09. Now could we get laxadaisical as time goes on and fall back into it? I'm sure that we could. Right. But as of today, I would say lending and institutions are doing a pretty darn good job of vetting before lending so they can protect our economy. From a housing standpoint, we look at the economy as well. We need to look at what rates are doing. Okay, so rates are starting to drop. They've started to drop at the end of 2024 and they're going to continue to drop in 2025 and probably 2026. So why did rates go up? Why are they going down? Well, they, they went up because we had very high inflation. So In July of 2022, our inflation was at about, I think it's 9%. All right, so they had to bump rates up. Rates were very, very low in 2020, early 2021, inflation starting to run rampant. So the Fed says we've got to raise rates to curb this inflation. They raise rates. Rates were, you know, 7, 8, 9%. They curb inflation. Rates are now starting to come down because inflation today is at 2.7% at least as of November of 2024. So you got inflation at 9% in July of 2022. Today inflation is at 2.7% as of November 2024. So the feds are starting to drop the interest rates since inflation has been curbed. And then what it's going to do is it's going to cause the mortgage lenders to follow suit and drop the rates on homes. And when we look at historical rates on homes, we can see that it's been tracking with what the Fed has done with their rates to curb inflation. So in 2020, you could buy a home with a 3% interest rate. 21, we were at 2.96 then in 2022, when inflation really ran rampant, rates for homes were about a 5.34%. And then in 2023, we're looking at 6.81%. And that's kind of stayed steady through 2024. But what you're going to see as we move ahead is rates are going to continue to go down. So what does that mean? Well, it means debt gets cheaper. And when debt gets cheaper, there are more people that enter into the marketplace. So they're saying about 20% of people, based on polls and studies that these mortgage and lending institutions are doing, about 20% of people, mostly 30 to 50 years old, are expected to sell in 2025. And if they're expected to sell in 2025, that means they're also expected to buy in 2025. That is a huge bump from numbers that we have seen in previous years. Well, why are people expected to buy? Well, they got into these starter homes, many of them back when interest rates were low. They'd been ready to upgrade into a nicer home. But debt's been so expensive because housing prices skyrocketed with inflation. Rates skyrocketed. And so the price of homes mixed with the price of debt made it pretty unreasonable to go and buy another primary home, especially if you were locked in when you bought in 2020, or 2021. Well, now homes, home prices have started to come down. Why? Because they're sitting longer on the market. Because the market isn't as hot as it was, because inflation went up and rates went up. Now because homes are sitting on the market longer, they're becoming less expensive. Plus debt is going to get cheaper. And when you put those two items together, it's almost like this perfect concoction for the start of a real estate frenzy. Now, I don't think it will be immediate. A lot of people think, you know, you know, rates are going to drop and people are just going to flood the market and, you know, home sales are going to be like they were in 2020 and 2021. I don't believe that. I think that was a buildup of things over time. What happened in 20 and 21, plus the ridiculously low interest rates that we were sitting at with 2 to 3%. So I think it'll be more gradual, which is good for investors, which I'll talk about here in a second. But you're going to see market activity start to pick up. In 2024. It was the lowest amount of homes that had been sold since either. You guys will have to fact check me on this. 1991 or 1995. I think it's 1995. So we're talking about two decades. This year was the lowest amount of homes sold in the last two decades. That shows us that the housing market slowed significantly. That means prices have dropped. So we're in a good position for people to hop in and get prices on homes at a discount while the rates come down. They're able to get their debt cheap as well. And then we look from the economy, just the greatest transfer of wealth that is happening. So baby boomers over the next eight to nine years are expected to sell anywhere from eight to 10 million homes. And so we have this entire generation of people here in the States who've lived in what many of them have been their home for years, for decades upon decades. And they're unfortunately either passing away or they're having to go into assisted living facilities and they're putting their homes up for sale. Sometimes the family will take them, but a lot of times the children or cousins or grandkids, whoever inherits the homes, they sell them. They can't afford them, they don't want them. There's too much work that needs to be done. And so there's going to be a lot of movement with that transfer of wealth that we're seeing from the baby boomers to us today. And so what does that mean for you as a. As an investor, from an economic standpoint? What I'm trying to say when I throw all that data out is that we are poised to go on a bullish run in the real estate space. Okay. It can be whether, you know, somebody's buying their primary home and they're going to gain a lot of equity over time in it or from our space. As an investor, being able to capitalize on the upcoming appreciation that should be happening in the real estate world. I think right now and all the way through 2025 is such a great time economically to buy investment real estate. Because of the things I'm saying. Real estate is stagnant right now. The least amount of homes that have been sold this year in the last two decades. So that tells us that homeowners are having a hard time selling their properties. What does that mean for us as investors? That is a perfect scenario for us. A lot of people want to get into real estate investing when real estate's popular, when it's, you know, when it's booming, when everybody's talking about it, look, that's a fine time to get into, but you want to get in before that, because that's where you get an even bigger discount. And then we can own it and ride the wave up. And so throughout 2025, while the home market starts to pick back up, it's still going to be slow and it's going to be a gradual uptick. And so we need to be poised to come in and take advantage of those properties that are sitting on the market 30, 60, 90 days, because we're going to be able to get a huge discount. And then, as I mentioned, our debt is already lower than it would have been if we would have bought in the last year and a half. So our home prices are down now, our debt's cheaper. Well, looking forward, our debt should continue to decrease the cost of our debt because rates should go down because we've curbed inflation so we can refinance and lower our debt even more down the road while the value of the home goes up. And look, when we zoom out, I'm talking real micro in 2025 here, but I think as investors, we have to zoom out as well. What are governments doing pretty much at all times? They're printing money. Here in the US they printed more money in the last, what, five years than they did the entire existence of our combined before then. Like, it's absolutely insane. So what happens when governments print money? Well, it decreases the value of their currency. For us in the United States, it's the dollar. And so the value of the dollar is going down. So how do we hedge against that if the value of our actual monetary currency is going down? We have to own assets. Because as the, the, the value of the dollar goes down, the value of assets grow. Real assets become more valuable. Well, if you don't own those real assets, you don't get to ride that appreciation up to tens or hundreds of thousands or millions of dollars in profits. And so when we look economically at the outlook in 2025, I think it's going to be one of the best years for investors because they're going to be able to get prices at a discount with cheap debt, refinance that debt, you know, a year or two down the road to get even cheaper debt, all while appreciation going up and they're making cash flow. I'm excited about it from an economic standpoint, but if we're not ready personally, financially, and we don't have our ducks in a row, then we're not going to be able to capitalize. So after the break, I'm going to break down what you need to do from a personal finance standpoint. And then the strategy we're going to deploy from a real estate standpoint to go and conquer and make the most of 2025.
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Dad Real Estate show with your host, Jaron Sussar. So before the break, I was Talking about how 2025 from an economic standpoint is one of the best years to invest in real estate that we will have seen in the last decade or two. It's primed from housing prices dropping because the housing market's been slow, to rates are going to start dropping, to housing prices are going to start going back up because there's going to be more movement in the market. It's all fantastic. And we got to be ready to hop in and take advantage of it. But it's hard to take advantage of it if our personal finances are in bad shape and if we don't know which strategies in real estate to deploy to actually go capitalize it. So I'm going to talk about both of those two subjects here. First, breaking down what we need to do from a personal finance perspective. Okay. I like to say that if you're broke, you don't need to buy real estate. Real estate is not a broke man's game. And so if you're living paycheck to paycheck, if you're struggling, you need to figure out, how do I take care of my personal finances first? Even if you're not living paycheck to paycheck, even if you're not broke and struggling, there are still some principles and I'm going to cover very quickly that you need to deploy right now to prepare to take advantage of real estate in 2025 and beyond. Because if we don't take care of the money that we have coming in, then we're not going to be able to deploy it and we're not going to feel comfortable going and taking risk and doing investments like real estate that are ultimately going to escape us from the rat race and lead us to financial freedom. Okay? And look, guys, I am talking from personal experience. Like, everybody hears my story now. We do a lot of real estate. It's fun. It's completely changed my life, the best thing I've ever done. But for five years, from 2013 to 2018, before I got into real estate, my wife and I had to get out of bad financial decisions that we made. So there was a lot of debt that we had to get out of. And there were a lot of money habits that we had to change that then built that strong foundation for us to ultimately buy real estate, which has completely changed our lives. As I Just mentioned. So I've been there, been there, done that. It's okay. And if you'll take what I am about to tell you, it'll really help you build that strong foundation so that you can go and accomplish what you want to accomplish. First thing we've got to do, guys, is we've got to set our budget. I'm not going to spend a lot of time on this because I want to dive into the real estate strategy piece. But if you guys aren't budgeting what you have coming in in your personal life, your income, you are setting yourself up for a financial disaster. Look at every company, small and large, in the entire world. They all run on a budget. Could you imagine if Apple, Google, Tesla, SpaceX, you name it, didn't have a budget? And they just woke up every day. Jeff Bezos, Bill Gates, Elon Musk, whoever you want to throw out there wakes up and they're like, oh, I think we're going to spend this amount on this today. I feel good about that. Then the next day they change their mind. No, there's no way they could operate like that. They would completely implode as a company. The problem is we will do that for companies, and a lot of us work for companies. Or you own a company and you'll adhere to the budget. You may even set a budget, but then you get home and you don't do it. And so if we don't tell our money where to go, we're going to have no idea where it disappears to. And so we have to sit down and say, okay, I have this much coming in. This is what's going out. This is what I have left over. And so start by looking, giving yourself that strong financial snapshot of what your world looks like when it comes to money. What are you spending money on and where can you cut those expenses? You'll be surprised if you'd be honest with yourself how much fluff you have compared to what's what you really need. And you don't. You will not be able to dig in and dissect that unless you sit down and write a budget down. If you got bad debt, I want to encourage you, pay off your bad debt. Get out of consumer debt now. Real estate debt. Fantastic. I love real estate debt. Any debt that's pushed against an asset is the place to be. But if you guys are sitting with credit card debt, student loan debt, consumer debt, it's going to hold you back from reaching financial freedom. I always equate it to quicksand. It's like you're trying to do more in your life, trying to do more, and it just keeps pulling you back in. Get rid of it, get rid of it. You aren't going to be able to capitalize on the things I just spoke about with real estate in 2025, 2026 and beyond because we're stuck in our bad financial decisions and we're not doing anything to get, to get out of them. So get rid of that bad debt. But once you've got your budget set down, you've cut your expenses, then we need an emergency fund in place of three to six months. Once we have that, if we, you know, our, our, our payments are set up, our budget's in place, we know what's coming in, we know what's going out. We've got our emergency fund in place. Now every little bit of money that you have left over is going to go into a real estate fund. Open up another checking account, savings account, whatever. You put money into this fund every month. Excess capital that is left over from, from your life, from, from the life you're living, from the money you've got coming in to expenses you've got going out, anything that's left over. We don't keep saving money. People get emergency fund in place of three to six months and then they keep saving money. Well, what do we know that the dollar, the value is doing, it's losing value over time. So we don't want to save those dollars. We want enough to, to protect us for a rainy day. And then we want to go and invest the rest and so open up that real estate fund so you're able to pull the trigger when those deals come is going to set you up. So we've got our personal finances in place. We know that 2025 economically is primed to be one of the best years for real estate investors. So what do we do next? Well, we have to attack the real estate investing space with a strategy. If we go out blindly, then we're not going to get any deals done. It's kind of like budgeting. If you run your personal finances blindly, you're going to lose money. Nothing, nothing's good is going to happen. And so I think we need to equip ourselves with a very clear and specific strategy of what we're going to do to get the most bang for your buck. And I'm going to tell you the strategy that I'm using in 2025, and I want to encourage you to apply it to your own life as well. So we're going to do what's called value investing. All right? This is a principle that the wealthy follow, they've followed for years, and they will continue to follow. And it essentially means we're going to go find properties that are distressed and we're going to get them at a discount. We're then going to fix them up, and we're either going to, one, keep them in our portfolio as a rental, or two, we're going to sell them as a fix and flip, and we're going to generate income for ourselves. You guys, if you've ever listened to this show or you've been on any of my trainings, you know that I. I talk about this a lot. This principle of value investing is essentially the principle of business in general. If you look around your room where you're sitting right now, you will find an item that somebody either created or they purchased at a discount, and then they made it more valuable, or they just made it more well known by marketing it and you bought it and they made a profit. So they created or purchased it for this price, and then they sold it to you for this price, and they made this spread. That's exactly what we're doing in the real estate space. We just leave ourselves to exit strategies. Keep it in our portfolio or we flip it. Everybody's heard of Warren Buffett. He's arguably the greatest investor of all time. You know what Warren Buffett does? He does value investing for businesses, okay? And so he'll go and he'll buy these businesses at a discount. They're not performing as well as they could. He makes them perform well, and then now he makes a bunch of money by either keeping them in his portfolio or selling them for a profit. This is the wealthiest way of making money. And we're going to do this in real estate here in 2025. So how do we. What are the nuts and bolts? Right? You. You get the. You get the method. What are we going to go do? All right, so I want to make it as simple as I possibly can for you. There's a lot of different ways we can do real estate. Okay? I interview people who do all types of real estate. Commercial, Airbnb, hotels, self storage. I mean, there's a million ways. I want you guys to focus on this one strategy. And then when you nail this down, if you want to go do the others, the mobile home park storage, you can do that too, because you will have learned the game. But we need to do it in the most accessible arena first. And MITIGATE our risk and then we can play in a bigger field should we want to, down the road. So what we're going to do is we're going to focus on residential homes. So single family, maybe duplex, maybe triplex, quadplex. I really wouldn't want you to go much higher than that. Focus on the residential space. Single family, if possible. We're going to look in B to C class neighborhoods. So if you're thinking of a grading scale, you've got a, B, C and D. A is going to be your nicest neighborhoods. D is going to be what I call your war zone areas. You don't want to buy there. Okay. You don't want to buy an A necessarily. If you can find a good deal in the A class neighborhoods, great. Usually it's very hard to when you're value investing because those are your upper end neighborhoods that they're really taken care of. So it's hard to find a property there at a big discount and then sell it for a profit because a lot of people are affluent there and have a lot of capital. So you don't, don't see many of those houses coming up. D class neighborhoods, like I mentioned, wars don't stay away from those. We want to find those working class neighborhoods. B to C class areas. So in my world, that is a single family ranch style home. So it's a single floor, it's brick ranch. It may have three beds, two bath, a kitchen, a living room in a small dining room, for example. That's kind of what the standard B2, C class house looks like here in my area. Sometimes it may be a three bed, one bath or three bed, one and a half bath or a four bed, two bath. So the layout can vary, but you guys get the point. And this is going to be owned by someone who you know, isn't super affluent but also isn't living off the government. It's usually somewhere in between. And these areas are so fantastic for the average investor like you and myself, because there's a couple reasons why, number one, you can get properties at a discount. So there's homes in these neighborhoods and most of the neighborhoods are in, in decent shape, pretty good shape. But there's homes scattered throughout these neighborhoods that have been let go for whatever, right? It's a tired landlord who hadn't taken the time to fix up his house. It is a parent passed away or a spouse passed away and the other spouse isn't keeping up with the home or the kids aren't keeping up with their parents own Home. Right. It could just be somebody just lived there and let their home go to crap and then they moved and they now just need to get rid of. There's so many different ways. You got people who are going into foreclosure, people who haven't paid taxes. There's a lot of different reasons why somebody would sell homes in these neighborhoods, but they're littered all across the United States and all across the world. You've ever heard the saying, buy the worst house on the best street? That's essentially what we're doing. We're just not buying in the best street because it's hard to make deals make sense in those A class neighborhoods. But there are a plethora of these homes. So we're a B2C class neighborhood. And then we're going to find the distressed homes in that neighborhood. We're going to buy them for pennies on the dollar. So they're ugly. The seller's distressed, they need to get rid of it fast. For whatever reason, we're going to go and buy that for pennies on the dollar. So the formula that my team and I use when we are running numbers and analyzing deals is we find the after repair value. So what is that home going to be worth essentially after we fix it up? And you find that by looking at other comparable homes in the area that have been fixed up, that have recently sold in the last three, six months to a year. Okay. Once I have that after repair value and I feel as though, okay, this home that I'm looking at, once this fixed up and rehabbed is going to be worth X amount per square foot. Right. Once we know that, we're going to take that ARV and then we're going to multiply it by 70%. This is going to give us a large discount. Okay. It's known as the 70% rule. Then once we've done that, we're going to take that number, we're going to subtract it from our estimated rehab cost and that tells us what number we need to purchase that property at. Okay, so ARV times 70% minus our rehab costs tells us what our purchase price should be. Then we're going to go, we're going to shoot our shot. We're going to make our offer. Are we going to get every offer accepted? Heck no. I wish I got every offer accepted. But we're going to shoot out offers nonstop. We're going to be analyzing one deal a day. We're going to be making an offer on one deal per week minimum. Analyzing one per day, making an offer on one deal per week, and then that should lead to, to us getting a deal once per quarter. Now, it doesn't work out exactly like that every time. Sometimes you may get more, sometimes you may get less, but those are how the statistics line up. Analyze a day, make it, make an offer per week, and that leads us to one deal per quarter. And if we want to increase the number of deals we're doing, then we just bump up the number of deals that we're analyzing and we bump up the number of deals that we're making offers on. And we're going to do this over and over and over, and we're going to accumulate wealth, and we're going to repeat this over and over and over. And the biggest part of this that I have not touched on yet is that we are going to do this creatively from a funding standpoint. Because you may be sitting there and you're like, man, you know, I'm in pretty good, like, pretty good condition financially, Jiren. Like, you know, I don't have a ton of debt, or maybe I have no debt, but I don't have a ton of capital sitting around right now. I can't go put, you know, 20, 30, 40% down on these properties. That's okay. That's okay. Because the way we are going to buy these properties is through creative finance. Oftentimes that creative financing comes with using other people's money to buy the property. So what are some ways that we can buy these properties? So when you're buying a primary home, Just to. To clarify, when you're buying a primary home, there's a lot of regulations on how you have to buy it. So you have to use your money for down payment. They have to season in account for a period of time. They go through all this documentation. Your credit score's got to be this, your income's got to be this. Look, when we're buying investment properties, it's not the same. It's essentially the wild, wild west, to be quite honest with you. They don't care where the down payment comes from. Right. And they're going to look at your personal finances, but they care more about how that property is going to perform. And so if we can learn how to find good deals and analyze correctly and find good properties, then we can get creative with how we buy them. And so when I look at different ways of how we may buy deals, there's a plethora, number one, we may use a private lender. So this is somebody Or a private partner. This is somebody in our network, whether it be friends, families, family, co workers, acquaintances, other investors you meet. This is anybody in your world that you know now or that you meet through networking who says, I want to partner with you, Jaron, on your real estate deals. And why would somebody do this, you ask? Well, they're going to make really good money. So I would say on average a private lender is going to be able to charge 12% per deal. And so if you've got a hundred thousand dollar loan out with this private lender, they're going to charge you $12,000amortized over a year. So that's a thousand dollars a month that they're making on their money for every, every month that they have it out with you. And so it's really good money, usually in a short time span compared to them having to go put it in the market or put it in a high yield savings account that's, you know, returning 3 to 4% today and probably will not stay there for very long at all. Or you can bring somebody in as a partner to where they fund the deal. You run all the, all the rehab, all the, the management, everything that goes on on the back end and you guys are partners. 50, 50. And it's not a lending situation, it's more of an equity partnership. You could do hard money lending. There are these hard money lenders who will lend you 80 to 90% of the purchase of a property and then they'll lend you 100% of the rehab. And so we got to get creative to come up with 10 to 20% for the down payment. That can come from your personal funds, that can come from a private money lender, that can come from a heloc, it can come from wherever. How do we get to that closing table then? We can use our HELOC as our funding. We can use cash, we can use 401k loans, you can use lines of credit off of other property that you may already on or off of brokerage accounts that you currently have. There are so many different creative ways, okay, but with the key is starting by finding those fantastic deals, knowing Those areas, those B2C class neighborhoods, finding the homes in those areas that are distressed, that need some love, that will be sold for a discount because the seller's tired of dealing with it. You run in those numbers ARV times 70% minus rehab, making an offer and shooting your shot on that purchase price that you find. And then once they accept that offer, you get as creative as it possibly takes to find the capital to get the deal done. There's a quote in rich dad, poor dad, and I'm going to butcher it. So, Robert, forgive me, but it essentially says, poor dad said, I can't afford it. Rich dad said, how can I afford it? And I have lived my investing life by that principle. When I find a deal and I don't personally have the money, I don't just throw it to the side and say, oh, I can't afford it. No, I sit down and I say, how in the world can I make this deal happen? And I will go to the ends of the earth to get it done. From a small little single family property to a 50 to 100 unit apartment portfolio, it doesn't matter. You, once you find a deal, you find a way to get it done. You go on a manhunt to find the capital. And I'll tell you guys, I've been doing this thing a long time. The capital is much easier to find than the deals. And so if you become a, a master at finding the deals, the capital tends to find its way into the picture a lot easier. You know why? Because there are a lot of wealthy people out there who want to lend or partner on real estate deals. They don't want to deal with the real estate. They just want to push their money out, make a good return on it, get it back with their return, deploy it again, get their return, deploy it again. And I'll tell you, all you need is one good partner like this. You find one money partner, it can completely change your life. And that comes through networking and that comes through showing that you know how to find good deals and not taking no for an answer. And you can find somebody who will say, you know what? Your deal makes sense. You presented it to me, I'll take a chance on you. Show, improve yourself, and then the sky is the limit for you. So 2025 is coming up, guys. I've laid out what the economic outlook looks like. It's a, literally a fantastic time to be buying, whether you're, you're holding rentals or you're doing flips. We've talked about what your personal finances need to be looking like for you to go attack. And then we've talked about the strategy and how to get it done. So all that's left to do is for you to go out into the world, make it happen, and literally make 2025 the year that you change your life and you change your future by capitalizing on investment real estate, escaping the rat race and starting your journey to financial freedom. Hey, thanks so much for tuning into the show today. I had a blast breaking down what 2025 is going to look like from a real estate investment standpoint, and I'm excited to hear your wins on how you went and capitalize on the information that you took in today. If you haven't already, go down to the show notes grab my free ebook, how to buy your first investment Property. It's going to give you more of an in depth guide on all the steps you need to take to do everything we talked about in this episode. Until next time, I'll see you soon. This podcast is a presentation of Rich Dad Media Network.