← The David Greene Show
The David Greene Show
Triple Threat - Inflation, Long-Distance Deals & Bad Partnerships - Episode 15
01:01:28
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David Green
Welcome to Real Talk Real Estate, the show where we cover how to build wealth in real estate with no fluff, no BS and no sales pitches. I'm David Green and I've been doing this for over 10 years. I've seen the ups, the downs and everything in between. This is the show where we pull back the curtain and show it to you too. So if you want to build wealth through real estate or you just love learning about it, you found your home. What's going on, everyone? This is the Real Talk Real Estate Network. Welcome to the David Green Show. The biggest, the best, the baddest real estate podcast in the planet. If you're trying to grow wealth through real estate, if you like honest people, if you like to be entertained and have a spoonful of sugar to help the medicine go down, you have found your home. This is the place where you can go to get real, honest, good, helpful and fun feedback to grow wealth through real estate. We've got a pretty cool podcast for you today. Today's show we're going to be taking questions from you, the listener base, and answering them for everybody to hear. If you'd like to be featured on a show like this, I would love to have you head to davidgreen24.com Ask where you can submit your question to be featured on the show. And if this is your first time listening, welcome. I'd love for you to subscribe to my channel, the David green show on YouTube so that you can get notified whenever I go live talking about different news updates. We also have other types of shows. We've got this style where I take questions from you, the audience, as well as interview style shows that I do. And then Every Monday on YouTube, I release mortgage Monday with my partner Christian Basser, where we give you updates as to what's going on in the financing industry. Basically, if you're trying to grow wealthy real estate, I've got everything that you need all in one place. You're welcome. Now, why do I do this? Well, first off, it makes me feel good to help other people. Second off, I like to help people avoid pain. I've gone through a lot of pain in my life and just like everyone else, I don't always like it. If I can help you avoid some of the pain that I felt, that will make me feel good. I've also got services to offer to help you on that journey. The David Green team helps sell houses coast to coast real estate. My brokerage is a place where agents can come to learn how to be a better Agent and hang their license. We can finance your property at the One Brokerage. If you'd like a career in real estate, you could be a loan officer at the One Brokerage. You could be an agent at coast to Coast Real Estate. And I've also got a short term rental property management company, Performance Property Management. So if you're looking for someone to manage your short term rental, if you're looking to finance real estate, whatever it is you need, I'm doing my best to make sure that we can help provide it for you here at Real Talk Real Estate. Now we're going to be getting into our first question very soon here from Brian who wants some help with managing his portfolio. And I realize that many of you may be in the same situation. So if you would like to schedule a consulting call with me, if you're looking to work in one of my companies, if you need a loan, if you want to be connected with an agent, whatever, all you got to do is email help. David green24.com Let us know what you're looking for and someone will get you in touch with the right person. Remember, if you like the show, you can subscribe on Apple Pod, podcast or Spotify. Please take a second as you're listening to this to leave me a five star review. You can also follow me on YouTube at the David Green Show. And without further ado, let's get into our first question. Hello David, my question is around getting advice around how to better manage and better deal with your portfolio. I mean I haven't a decent sized portfolio but I know I'm, I could just laundry list things that I'm, that I screw up all the time and I don't often, I don't always know the best way to fix it and what I'm. What I guess what I'm looking for is are you aware of any services? I mean there's people out there that'll manage your money for you or do whatever you'd like with your brokerage accounts or what have you. Are there people out there or groups or do you have a service that will basically review what somebody's doing, like myself and tell me why I'm stupid and how to fix it. Thank you. Bye bye. All right, Brian, great question. First off, you're not stupid. And if you're stupid, I'm stupid. What was that move, wasn't it the Notebook? If you're a bird, I'm a bird. Yeah, well maybe we're both stupid birds because I routinely asked myself this question several times. Every day. And I'm not joking. Why am I so stupid? So many things go wrong in real estate, and here's one of the things that I've learned. When the economy is doing amazing, businesses are doing amazing, real estate is doing amazing, the cost of living is doing amazing, everything is doing amazing. And human beings are inherently narcissists. This is one of the reasons that everyone is accusing everyone else in the dating world of being a narcissist. If you're single, you're probably rolling your eyes right now. You're like, david, I come here to get information about real estate, not dating. Well, that's cool because you're already married. Just like people that already own a bunch of real estate. Don't want to hear something for newbies. People that are single still need to hear this information and it's a problem. Everyone thinks everyone else is a narcissist in dating. Here's the thing. We're all narcissists. All of us think about our feelings and our needs before we think about anybody else's. So we tend to take credit for the wealth that we built when the economy was doing amazing. We love to get up on stage, we love to start our Instagram posts with People always ask me, how did you do so amazing? Which is funny because I've never DM'd a stranger and said, how did you do so amazing? Yet I'm constantly being told on Instagram, people always ask me, everyone wants to know, why am I so good? And they're not. This is a common thing all over social media, all over YouTube. We take credit when things go well, but what happens when things go bad? We blame the economy. What if the majority of success and failure has way more to do with the economy and way less to do with the operator? What if everyone's an amazing captain of a ship in smooth seas and very few people are an amazing captain of a ship in rough seas. I bring this up because we've kind of been in a recession in our country since they raised interest rates. And a lot of people are losing money in real estate, they're losing money in business, or they're not gaining like they were and they think something's wrong with them. So that whole monologue was just to get to the point where, Mr. Brian, my man, you're probably not stupid. It's probably just much harder to succeed than it was before. Just like every single toy 20 year old has an amazing body and it's easy for them to take credit for it. Think about how Arrogant. You were at 19. Didn't you think that you knew everything about everything and no one could tell you anything? You were skinny. Naturally, you had hardly any problems in life. You weren't carrying around any baggage or trauma because there hadn't been enough time for things to go wrong. Then at 35, 40, 45, 50, life's freaking hard. You got tons of responsibility, you have tons of challenges, you have tons of scars you're carrying around from life. It's harder to stay in shape. It's harder to stay positive. It's harder to be happy. You end up just trying eke a little ounce of satisfaction out of an entire day of misery, which usually happens around 11 o'clock at night when you're supposed to be going to sleep so you can wake up in the morning to cold plunge and do your yoga and do your affirmations and read your Bible, and instead you stay up late scrolling on Instagram, looking for just one little iota of pleasure that you can squeeze out of your miserable existence. Well, that's probably a bit of an exaggeration, but you guys know what I'm talking about. Life gets harder when you get older. Sometimes the market can work the same way. It's tough and it's supposed to be tough, so don't think that you're the problem. It's probably that the market's hard. Now, I go through this myself, and here's one of the things that I do. It's good to bounce your problems off other people and really listen to their feedback. Don't get defensive. This is a rule that I started applying in my own life. When I feel myself getting defensive about something someone said, I ask myself, what am I defending? Ever think about that? Oftentimes we're defending our ego. We don't want to admit that we're not as good as we thought. Oftentimes, we're defending our comfort zone. You're asking me to do something that I don't want to do. So by defending myself, I'm fighting you off so I can continue being comfortable. Now, if you are defending your comfort zone, you can't realistically expect to ever actually be successful at anything. You don't get successful defending your comfort zone. You get successful adapting to the challenges that life brings you. Now, asking other people about your problem and getting objective feedback is one of the ways that you can get a perspective that wasn't yours. But don't be defensive. You'll often find when that happens, they don't know how to solve your problem. Either. Because you realize it wasn't just you. Other people are having the same struggle. Most of us are getting our impression of what's going on around us from social media, from YouTube. This video will be edited, believe it or not. Sometimes I stutter on a word, sometimes I slur my speech, sometimes I talk too fast and I leave vowels out of the word I'm saying. In fact, I just did that because I said consonants instead of vowels and the editor had to go in there and fix that. And then you'll feel. And then you'll feel. And then you'll feel a little bit better about yourself. The point is, it looks like I'm a smooth talking brother when everything gets edited to look careful, clean and concise. That's what social media is. That's what YouTube is. Real life is much messier. The other people with kids and families have kids that have meltdowns on the beach, in the sand when they're trying to get that perfect family picture just like your kids do. So I say all this to say most of us are beating ourselves up thinking we're not doing as good as other people because we are comparing ourselves to a version of them that's not real. If you want to bounce something off me, if you would like a perspective on what you're doing that's honest and straightforward, if you want dating help, hey, there's nothing wrong with that. If you're a woman who's trying to figure out why is it hard to get guys to commit to me? If you're a guy who's having a hard time figuring it out, why is it hard to get girls into me? It honestly can help to get a neutral third perspective from a person with a little bit of wisdom that can help you understand what you're not seeing. Seriously, email me at the email I provided earlier. You can schedule a consultation help. David green24.com I'd love to get to know you and see what I can do to help you out. That applies to you as well Brian. I'd love to talk to you more. Thank you for asking this question and letting me have a chance to open the show letting everyone know that they're not crazy. Our next question comes from James in Texas. David James from Dallas Fort Worth area. Been an investor for about seven years both flipping and rentals. We are looking to do our first out of state investment trying to find cash flowing properties in the Dallas Fort Worth area is becoming harder and harder to do so was looking for some advice, maybe one or two critical Things to keep in mind with that out of state investment. FYI, I just bought your book. Just started reading your book about out of state investing. Love it so far. Also, let me say I'm happy and excited about you being out on your own, doing your own podcast. Loved you and Brandon. I mean I love Brandon, but you were always my favorite. I felt like you always spoke more to me than, than Brandon. Nothing to Brandon, but always you were my preference. You were my. You were my favorite. Anyway, look forward to hearing your answer. Thank you. Well James, I hope you submit another question to be featured on the show because my ego can definitely take more of that. Tell me you're from Texas without telling me you're from Texas. James here has football pictures all over the back of his office where he is recording this. If you're not watching this on Spotify or YouTube, if you're listening on Apple podcasts, you can't see everything so consider checking me out on YouTube as well. I love you listening on Apple but on Spotify and on YouTube we have the video. He also says FYI. Ah, ah, that's a Texas thing for sure. He always says Dallas, Fort Worth area. I think that if you're not from Texas, you probably just say Dallas. He's so polite and he found a way to indirectly tell me I am way better than my best friend Brandon Turner and he likes me way more so politely that that wouldn't make Brandon feel bad. That folks, is a skill. This should be studied, this should be replicated. This should be packaged up put in a bottle across the masses so we can all learn how to insult someone while complimenting someone else and also make both of them feel good at the same time. James, well done. Your parents raised you right. Now if you're curious what this book, pray tell, that James refers to is, it is my book Long Distance Real Estate Investing, how to Buy Rehab and Manage out of State Rental Property. The first book I ever wrote. At some point I'm going to come out with the second edition for it. Update that sucker. But if you don't have it, you can find it@biggerpockets.com longdistance book or you can find it at Barnes and noble bookstores or Amazon.com alright, let's get into the actual practical advice of investing out of state slash finding cash flow. Let me start off with some advice for all of y'all guys. Catch that? That was the Texas all y'all investors that are trying to find cash flow. It's harder than ever and I don't think it's going to stop. This is one of the reasons that I wrote the book that's going to be published very soon here. Better than cash flow 10 ways you make money in real estate because people need to understand ways you can make money in real estate outside of what I call natural cash flow, which is what most have been conditioned and trained to analyze for. First off, the price point of the property you're looking at will have a huge impact on how much it cash flows. Namely, the lower priced it is, the stronger of a price to rent ratio you're likely to find. So I'd say in the majority of markets I've seen, if you're looking at something above 300,000 or so, it gets incredibly difficult to find cash flow. That 200 to $250,000 range is more likely where you're going to want to be just to increase your odds of coming close to the 1% rule. Now where do you find those properties? Usually in the worst neighborhoods and hence the problem when you're looking for cash flow. You end up investing in D class areas that give you a horrible experience as a real estate investor. And then you get out of real estate investing and it's only years later that you realize it was people that grew a lot of equity that built wealth, then converted that equity into cash flow, which is a whole other theory that I talk about in the book better than cash flow. So keep an eye out for that. By the way, if you want to be notified when the book releases, join my free text letter. All you got to do is go find me on Instagram right now. While you're listening to this, look up DavidGreen24 and DM me the word text T E x T. You'll get a series of prompts that will get you subscribed or you can head to davidgreen24.com join if you don't like the social medias Another thing that you can do to improve your odds of finding cash flow is to look for multifamily properties instead of single family properties. The more units, the more rental income, the more income, the higher likelihood of cash flow. So you really want to try to find those three or four unit properties that are much more likely to provide cash flow. The downside? They're usually in the worst areas and all the other investors want them, so they sell like hotcakes. All right, enough about cash flow. Let's move into out of state investing in general. In the book One of the core pieces of the book Is you want to put together your core four. Oh, core pieces. Core four. Was that a Freudian slip? Could have been. Your core four is made up of your deal finder, which is either a real estate agent, that's your best one, or maybe a wholesaler, your loan officer. We got you covered at the one brokerage. Check out the one brokerage.com or email intakehebrokerage.com we got 25% of your core four taken care of right now. A contractor or a handyman that can handle your rehab and then a property manager. Now, the idea of having these four pieces is that once you've got them, you can invest anywhere because they're going to have the resources in that area that you're going to need to make the deal work. Usually if you start with a real estate agent, they'll be able to connect you with a property manager. Between the two of them, you can get a couple contractors. And then, like I said, we can handle your loans at the one brokerage anywhere in the country. We have great rates, really good loan products, and great employees. You shouldn't be using anyone else to finance your real estate, if you're asking me. So you only got to find three out of the core four, and once you find the agent, you're going to get those three. Now, another piece I talk about is choosing the ideal market. We could probably do entire podcasts about this topic. Let me actually know in the comments on YouTube or Spotify. If you'd like to hear a podcast all about how to pick a market, what markets to pick, et cetera, that could be a really good show. I'm here for all of you real talkers. Wait a minute. I'm here for all y'all real talkers. But one of the things that I like to look at is where people are moving to. Ideally, you want to find an area with constricted supply and increasing demand. Right now, it feels like everyone is moving to cheaper areas. Low cost of living, both in housing prices and food, energy, taxes, etc. So some of the markets that I see doing really well right now are Ohio, Indiana and Michigan. Now, of course, there's other areas in the south, Arkansas and Alabama. They're both doing good too. But rather than trying to find the website that tells you exactly where to go that all the other investors are looking at too, to use a little bit of common sense, everybody moved to Florida from New York. Florida's getting really expensive. The insurance is going up, the taxes are going up, home prices are going up. By the way, if you want to watch a video on why insurance is increasing so much, you can find it at the David Green Show. Just look for the video with insurance in the title. Now. The people from New York moved to Florida because it was cheaper. It's not cheaper anymore. Where are they going to move? Probably somewhere with similar weather, a similar political environment, and similar amenities. A lot of them are going into Alabama, a lot of them are going in Arkansas, a lot of them going into the Carolinas, and a lot of them are going into Georgia. If you find those areas before everyone else does, you give yourself a big competitive advantage, getting a better price on the house and taking advantage of future appreciation, which I refer to in Better Than Cash Flow as Market Appreciation Equity. All right, hope that helped. And if you guys are interested in getting a deeper dive into any of those topics, subscribe to my text letter@davidgreen24.com join get the book Better Than Cash Flow when it comes out. Check out the Long Distance Real Estate Investing Book. Keep an eye out for realtalkrealestate.com when it launches, which will have articles about where to invest. And follow me at the David green show on YouTube. And make sure you're notified when I go live so you can hear when I'm talking about different markets. Hey David, my name is Ben Sussman. I'm a real estate investor from Chicago, and my question for you is, do you think that with the Federal Reserve signaling that they're going to cut rates, will inflation be sticky? Is inflation here to stay? And will inflation go back up when the Fed tries to slightly notch interest rates down a bit? Curious in general, with all this talk of the Federal Reserve potentially cutting rates, where you think interest rates are going to go? I remember during COVID you were beating the drum of Buy real estate with the Federal Reserve, printing a lot of money. You want to own hard assets. So you really seem to have a good pulse on the overall market of real estate and curious what your thoughts are on where things are going to go from here given the current state of the economy and where interest rates are at and inflation. Thank you so much and I love your show. Now that you've gone out on your own, keep crushing it. We need to name this episode the David Green Ego Show. I'm getting a ton of compliments from everybody and it's coming at a good time because it's been rough out there in these real estate streets. Thank you Ben. Appreciate that your last name is Sussman, but you were anything but sus. Shout out to my nephew Isaac, by the way, Go follow him at that youtuber. Isaac on YouTube keeps me in the loop with all the cool things that the kids are saying these days. You might be the first person, Ben, that I can think of that pointed out that I have my finger on the pulse of what's coming. And you actually remembered what I said during COVID It is very rare that I get someone that pays that much attention to me and then recalls it. You are a true fan. So here's what I'm going to say for you, Ben. Find my email, send me an email, tell me you were the one that was on the David Green show and let me know what I can do to help you. You're the kind of people that I want in my life more. Also, you deserve to be rewarded for such loyalty. So thank you, bro. Now, let's get down to your question. You're referring to the quantitative easing that I was paying attention to during COVID when I was screaming from the rooftops to anyone that would listen, stop worrying about everything collapsing. Start worrying about inflation. That's going to be coming, right? I was like this little Japanese guy with binoculars looking out into the ocean and I saw this huge, massive reptilian monster like Godzilla. But it was named inflation. How do you say inflation in Japanese? Inflation. It sounds like it's inflation, which just sounds like inflation in a really bad Japanese accent. I wonder if they don't have a word in Japanese for inflation. Anyways, that's completely beside the point. And I was screaming at everybody, it's coming, it's coming, it's coming. Just call me Paul Revere. Inflation is coming. Inflation is coming. Hopefully Paul had a more masculine voice than that. Now in the book, ironically Better Than Cash Flow, very soon to be released, I talk about this quite a bit. Literally, natural equity is the way that you make money in real estate by benefiting from what the government does to our monetary supply. So at times when you see that they are printing more money, it makes more sense to buy more real estate and more expensive real estate because you can reasonably expect more inflation to occur. And I liken this to a card counter playing blackjack in a casino. Who knows the odds of the right card coming are in his favor or her favor, so they bet more during those times. It's not an excuse to be reckless and buy stupid real estate, but it does make sense to be more aggressive when building your portfolio. When you see this happening right now, today, as I'm recording this, they are not printing more money. So I think that inflation will continue to occur from the money that's already been printed. I don't think we're going to get a massive wave of it like what we got before. It will just steadily continue to increase. Now, I don't know this for sure, but since I feel like I got my finger on the pulse pretty good, let me give you all a prediction of what I think is going to happen. The value of the assets will either continue to steadily increase or stay the same. But staying the same during a recession, which I think that we're in, is the equivalent of increasing. So it might not go. Go up with like a green arrow on Zillow, but it's still performing very well because it should be going down. I don't think that the cash flow will keep up, and I don't think that the rents will keep up either. And here's why. The price of real estate is a function of supply and demand. There is a lot of demand for real estate because investors want them. Primary residence, homeowners want them, corporations want them, people looking to shield their money from taxes want them. And people wanting to beat the rate of inflation want them. Everyone wants real estate right now. Meanwhile, the supply is not increasing nearly enough. This creates a favorable environment for the price of the asset. The cash flow of the asset is determined by two levers. And I always like to look at things like this with this picture. There's the lever of rents or income, and there is the lever of expenses. I don't think that the rent can continue to increase like the prices can, because the people paying the rents don't have enough money left over because everything else has become expensive. So I think rents themselves will probably flatten in most markets. This is just me trying to give you my opinion of what I think is going to happen since I got my finger on the pulse. Like you said, now, cash flow is not just about rents going up, it's also about expenses. I think that's going down also. And I think that's going down because insurance is becoming so expensive. In the whole time I've been investing, and the whole time I've been teaching people about investing by hosting podcasts or writing books, I've never seen homeowners insurance being a part of the equation that's even worth mentioning. And I know that sounds weird to say I'm just keeping it real with everybody. When I first started investing in real estate, I noticed that the biggest expenses that you had to look at were your mortgage, your taxes, and your insurance. Now, you're also going to have things like vacancy repairs, capex, but I kind of consider those a separate category. The main category is what's coming out of your bank account every month. Insurance was such a small piece of that piece, I barely looked at it. Now, before you call me reckless, just consider I was buying properties in Phoenix, Arizona for $117,000. I was buying properties in California for $180,000. I was buying properties In Jacksonville, Florida for $90,000. My insurance on these things was anywhere between 30 to $40 a month. If your cash flow is going to be 300, 400, $500 a month, whether your insurance is 30 or doubled to 60 barely mattered. You just picked an area that had low property taxes. Insurance was going to be low inherently and all you really had to look at was the price to rent ratio and you had 80% of the work done for picking the right market. I don't think that is the case moving forward. All these hurricanes, all this inflation, all of these problems in the insurance industry have accumulated to create their own form of a Godzilla, right? Maybe this would be like Mothra. You got the Godzilla of inflation coming and you have the Mothra of insurance problems coming and it's destroying cash flow like Tokyo. I feel like I got this thing locked down really good. I am very confident this is what we're going to see. You know what else I'm confident about? Hardly anyone will talk about this. People aren't going to clip it. Maybe I'm going to have to clip this and put this on my own Instagram, but it is not very likely to get discussed. I don't know why, but people don't like to look at things like this from an overall picture. They like to zoom in on an individual property and get sucked into analyzing that that rather than analyzing the market that that property is going to fit into. But I think they're making a mistake by not paying attention to it. And Ben, I think you're not making a mistake by listening to the stuff I say. So 1. I hope this helps you to sound smart at your next real estate meetup cocktail party conversation on a Discord Channel Twitch Live stream. You do. I don't know why I think that you do Twitch Live streams. I just get a feeling from listening to you and talking to you that you're not a stranger to Twitch. Am I wrong? Let me know in the comments or social event where you show up and talk about real estate. 2. I hope you feel good about yourself for knowing that you supported me at a time when I really appreciated it. And three, most importantly, I hope that this information helps make you money and save you loss when it comes to how you make your own investment decisions. Thank you for giving me the opportunity to share this and for making what I think was the only Tokyo analogy I've ever come up with in my life. All right, our next question comes from Kellen in Wisconsin who submitted a written question. I have an LLC with a friend of mine and we own a duplex together that we bought for 95k and renovation. It now has an ARV of 300k. The property is bringing in $3,000 a month in rent and we have no debt on the property. Before we bought it, we agreed to split all the costs 50 50, including the labor, which we did ourselves. When the renovations were completed, we totaled the hours of sweat equity that each of us put in. He contributed 41% of the labor and I contributed 59% of the labor. Do you guys think we got an analytical one on the line here? He wants to pay me 20 an hour for my labor to make the sweat equity even. I'm looking at all the value that we created and feel this offer is far too low and unfair. We spent 20k materials for the entire project. I would like to either sell or do a cash out refinance to pay us out for the labor based on a percentage of the sweat equity that we contributed. We actually did this once before on a different project we partnered on three years ago. So it only makes sense for me to do it in the same way. But my business partner does not want to do it that way this time. Please advise. All right, Kellen, first off, this is a podcast and so I have to make it entertaining and don't take it anything personal because the purpose of this is to make it fun and entertaining and knowledgeable. Also, you probably noticed I was laughing when I was reading this. It is because this looks like such a nerdy way to divvy up the work that was being done and that is in no way to slide against you. I actually found it very entertaining that you guys paid attention to the hours of labor that you put in. Something about the nerds love everything to work on a spreadsheet. It's like a comforting way to live life. I just don't ever see it that way. Because. Because if one of you put in 40% of the labor doing something you hated and the Other one did 59% of the labor doing something that they loved, was that really uneven, Right? Like how do you try to? If one of you was dusting and cleaning and the other one was hanging drywall, I don't know that the actual hours themselves carry equal weight. But that's the problem with this spreadsheet is it can't really tell the difference. Also, why does he want to pay you $20 an hour? Where do you guys live? Are you in the Philippines? Is this in Thailand? Where the hell is $20 hour all that somebody's getting for manual labor? And thirdly, this is something you guys really should have had worked out before you did it. And now you see why. Once the project is completed, it's too hard to try to figure out how you're going to divvy it up. I think your case that you did it that way three years ago and you didn't have a new rule put in place probably leans towards you should do it that way this time. It's funny how I'm now Judge David sitting in here, judge, jury and executioner of this deal. I don't think that you should budge because your business partner wants to pay you $20 an hour because you probably wouldn't have done the work for 20 an hour. That's the way I look at it. If you want to pay me 20 an hour for my work, that only makes sense. If I would have done that same work for someone else for 20 an hour, I probably wouldn't have. So I'm not going to accept 20 an hour on this project. You want a bigger piece of the puzzle because you did 59% of the labor. I don't know that I love splitting up the equity in the deal based on who labor. I don't think that makes sense. Here's the way, if I have to be the judge here, that I'm going to make the decision, why am I doing this thing with my hands right now? I feel like I'm Donald Trump. We both worked hard. We worked very hard. It was an amazing job, a bigly project. We do great work. We've done the great things together. We're going to continue to do great things. Now we've got to sell the duplex. We're going to make tons of money, amazing amounts of money. We're going to do it again. Yes. That was probably the worst Trump impression I've ever done. But you get my point. Like I said, it's a podcast. We got to make it fun. I think you take a piece of the equity and you say this is how we're going to be compensated for labor. I Don't think you're going to be able to convince this guy that you deserve 59% of the profits because you did what you consider 59% of the work. I don't agree with paying you out $20 an hour, but I also don't agree that you should get 59% because you did more labor. I think you did that labor to make your investment work better. Better. And it did work better, which means you made more money. So as the judge, I'd probably say you guys need to split this thing 50, 50. Now that I think about it, him offering you $20 an hour means he's getting less than 5050 because he's taking the money that would normally have gone to him out of his 50% and giving it to you for the $20 an hour. I think you guys screwed this thing up a little bit by not having a plan in place ahead of time. Time, if you were my partner, I would never give you 59% just because you did more work unless we'd agreed on that ahead of time. But if I was you, I wouldn't take $20 an hour. So I see why you're sending this into the David Green show. This one's tough. Let me know in the comments. Folks, as you're listening to you, how would you rule on this case that fell before you in the court of real estate? All right, I've taken it to my chambers. I'm back. Here's my decision. If you did it that way three years ago, there is a precedent that has been set that your business partner should have brough before because he didn't, you're going to have to split this up the same way that you did it the last time. However, you need to understand you are probably burning this person who doesn't feel like that's fair and you're incentivizing him to do more work that he might do poorly because he wants a bigger piece of the puzzle. And now you're not creating an alignment between the two of you. You're creating an adversarial relationship where you're both wanting more of the equity, so you're trying to do more of the work. And what happens is, even though you're probably worth more than $20 an hour hour, you're making probably hundreds of dollars an hour by getting more of the equity, which he realizes. So if you insist on following my ruling and taking the percentage that you want based on how you did it last time, you're probably going to be destroying the relationship with that partner. And that's the decision you got to decide on. Order in the court. My ruling is final. All right, our next question comes from Mark. Hey, David, my name is Mark. I had a question about what your thoughts were, were on people joining Masterminds. I've heard a lot about it. I'm a fairly young entrepreneur. I've done a lot of stuff for myself, but I've kind of hit this wall where I don't know what I'm going to do next to level up. I've got a handful of companies. I'm in real estate. You know, I'm like, I'm doing everything that I can, but I've gotten to the point where I just need to scale because I'm not being any more profitable based on how hard I work. And I'm kind of sick and tired of doing the hundred hours a week type thing. So if you have any thoughts on that, which, which masterminds to join, what to look for in a mastermind, what to look for for with other people in the master, you know, all of that kind of stuff, anything that you've heard or best practices that you've tried, I'd really appreciate it. So thanks. Oh, Mark, I love you. I love this question. I love your beard, I love your drive, and I love the 19 computer screens that you have going on in the background. Folks, if you've ever gone to davidgreen24.com Ask to submit your question to be on the David Green show and it wasn't chosen. It might because you didn't send a video. I love the written questions. We still answer them. As you see, I'm going to be answering more of them in future shows. But there's just so much more fun that we get out of having a video, which is another reason you should also check this out on Spotify or YouTube. I'm sure your brain works much like your computer monitors. I like Masterminds, the right ones. Here's why. You get inspiration from other people and you get exposed to different ideas from other people. Let me give you a little story from way back in the day when I was a fledgling real estate agent trying to figure figure out how to make a dollar at a 15 cents. I was listening to a podcast called Real Estate Rockstars. More on that later. Folks, we have another podcast coming in the Real Talk Real Estate Network, which I don't want to forget to tell you about in a second here. And on that podcast, I heard real estate agents talking about what they would do to Improve their business. Much like how Bigger Pockets was in its heyday when you would hear about what other investors were doing to get deals and we could all copy that. It's kind of that that way. Anyway, back to the dream. This couple said that when they would sell a house for someone, they would show up with a U haul truck and a moving crew and they would help load up the materials in their client's house and move it to the next house. And this is something that they would do because their business was new and they had nothing else to do and they wanted to go above and beyond. I started doing the same thing. I started showing up on moving day. I'd have the client rent a U haul truck and I would show up with the moving crew that I would pay. We would get all their stuff, loaded it up, take it to the new house and bring all their heavy stuff in. So all they had to do was unpack the boxes to sprinkle, sprinkle a little extra on this. I would have my assistant send pizzas and sodas to the house that we were moving into so that everybody could have food during the move. Now here's what this did for me. I got to meet aunts, uncles, cousins, neighbors, best friends. Think about all the people that would help you move. These are your closest, most intimate friends. And they got to see me sweating in the middle of summer carrying a couch for their client. Not a realtor like Phil Dunphy in a blazer, looking nice with a contract to sign, not doing any work. It was one of the best lead generation tools I ever did. I would consistently meet the neighbors, be able to sell their house, meet their friends and family, be able to sell their houses. I built such strong rapport with people from doing it, I never would have got that idea. That made me hundreds of thousands of dollars over the five year course of a career of selling house if I wouldn't have listened to that podcast. Masterminds can work in a similar way. You get around other people who are in the same thing as you're in, helping to solve your problems, sharing where they're buying, sharing how they're managing, sharing what software they're using, and more. Sometimes it's hard to quantify the value of that, but if you find one person that says I'm buying in Tupelo, Mississippi and you get a deal in Tupelo, Mississippi, you wouldn't have normally got, and 30 years later, it's a paid off property worth half a million dollars dollars that you wouldn't have had if you wouldn't have got it. Whatever the cost of that Mastermind was, say five grand becomes the equivalent of $500,000 plus cash flow. That's a really good ROI. The problem is it doesn't fit on a spreadsheet, it can't be guaranteed, and it's tough to quantify. And that's why most people don't do it. So if you're one of those nerds, you probably need to be in a mastermind the most. Now, I do have my own mastermind. It's called Spartan League. You could check it out@spartan league.com you can also email helpavidgreen24.com and inquire about it if you want to learn more. Made it so that people like you, Mark, could have a place to go to meet other investors to see what they're doing and to learn from me. So if you like these podcasts, but you want to get deeper, you want more concentrated information and you want more access to me and you don't want to pay for consultation, I highly, highly, highly encourage you to check out Spartan League and kick your butt into gear. Great question, Mark. And also now's a good time to bring it up. I am considering launching a new podcast on this channel, so let's cover what I got. So so far, on Mondays we release mortgage Monday on YouTube. On Tuesdays you get these. These are like seeing green style episodes where we take questions from my community. On Thursdays we release an interview episode from a real estate investor that shares how they're building wealth, how they're solving problems, what they've gone through, et cetera. I'm thinking about adding to that mix, a podcast for real estate agents. Now you don't have to listen to it if you don't care about what goes on with real estate agents, but you might want to hear because you want to know what goes on behind the curtains of that crazy world. It'll be co hosted by real estate agents that are on my team. We'll interview different agents, much like the real estate rockstars episode that I just described. And it will be helping agents to be better at their job. Because if we're being honest here, because this is real talk real estate, most of them suck. So if you're tired of sucking, I'm sure you'd like the podcast. But I want to know in the comments on YouTube, would it irritate you if you were listening to this and you're not an agent and you see a podcast come up in the feed for real estate agents or would you just skip it? If you don't want to listen to it, let me know what you would think. Also, if you are a real estate agent and you want more direction than just a podcast, you should head to davidgreen24.com agent and check out the accelerator course that I'm going to be starting, meant to accelerate your success as a real estate agent by teaching you the systems, models and processes that we use on the David Green team to sell homes. All right, thank you Marky Mark. Appreciate you bro. All right, moving into the next segment of the show, the comment section where I take comments from YouTube, from Instagram and other places or for everybody to hear. This part is always fun, but before we get to it, a quick reminder. If you've asked your question@davidgreen24.com ask and it wasn't picked to be on the show. If you don't want to book a consultation with me, you can also download the Manect app through valuetainment, find me on there under David Green and ask me a question and I can get back to you that way. All right, let's check out our first comment from Shibin Varghese 14:23 how will it affect the credit score if I keep refinancing financing? That's a good question and it probably won't affect you hardly at all. A couple misconception about credit scores that keep people from applying to get loans for real estate. When you do have your credit run, it will ding your credit by a couple points that usually go away in a couple months. So it's not that severe. If you ding it more than once after the first one within like a 60 day window or so, it doesn't ding it at all. So if you run it once, you're allowed to continue running it as many times as you want within that 60 day window and it won't keep going down. So a refinance will barely affect you at all because it's only going to be run the one time to get a credit score to help determine if you can get a refi and then if you run it other times after that within a couple months, it doesn't hurt you. So don't worry about your credit score being affected if you want to save money on property. We are doing a lot of refinances at the one brokerage right now and saving people a lot of money. So if you have a rate over 7 and a half percent, 100%, reach out to me via my direct email or on Instagram. Or if you just want to be connected to a random agent at the one brokerage, you can email yourself. Intake the one brokerage.com from Vanessa Wojo Sizemore. I love your Russian accent with a funny face. Thanks, Vanessa. Question. How do you avoid a scenario like you're facing in Moraga? Are there building codes or property history you can check before you buy to avoid that nightmare? I am so sorry. That just sounds awful. What did you learn to do differently next time? Thank you for your insight and wisdom as always. All right, a little background onto my Moraga property. I bought a Grade A Amazing Burr property in Morocco and I started renting it out and the city saw that it was listed on Airbnb. Now, I was listing it for 30 day stays or more on Airbnb, but the city doesn't care because they don't want Airbnbs at all and they don't understand. And when I say they, I mean some city employee that's just a W2 worker doesn't understand that Airbnb itself is not illegal. So they shut me down. I made the argument, hey, I'm listing it for 30 days or more. More. That is allowed. Their pride got involved. They said, fine, that may be true, but we're going to come walk the house. They walked the house. They found a bunch of things that were done to the house long before I bought it that were not permitted. They shut down the power to the house. They wouldn't let me rent it out to any of the tenants. And it has been over two years that I have been fighting with them to try to get this property permitted so I can sell it to somebody else. Now, here's the problem. This Property has a $25,000 a month mortgage, which means I have two options. I sit in purgatory for God knows how long, waiting for city officials to give me approval for some background. It's been three months that we've been trying to get a permit to demo tear down the some of the stuff that they didn't like. This isn't even to rebuild it. So just to get permission to rip out the stuff they say shouldn't be there, it's been three months and counting to get them to allow me to do it. They bounce you between the zoning, the planning, the building and the fire department, and every one of them makes you go to an architect and an engineer and pay tens of thousands of dollars to get plans that they want. And then they take their sweet time getting back to you. It's maddeningly. Frustrating. Or my second option, I let it foreclose. I hate being in this position, but this is a position a lot of real estate investors are finding themselves in with different city municipalities. And on Real Talk real estate, we share the good, the bad and the ugly. And this one certainly is bad and ugly. One of the ways to avoid this is to not buy short term or medium term rentals in any city that doesn't want them, even if you're legally allowed to do it. From Joe Ramos can you move into the Florida property as a personal residence and then be able to get the city to change their stance? That's not a bad idea. The problem is I can't move into the property in Florida. Almost the exact same happened on this one in Florida as the one in Moraga that I just mentioned. It's creepy how similar it is on four different properties all across the United States. They all did the same thing. I think that the city officials are sharing with each each other. Here's a way that you can attack real estate investors. Even though legally they're allowed to have tenants in their homes, they've shut the power off. I can't move in, there's no power and it's really hot in South Florida. From Daisy Espinosa when is a HELOC a good idea? I have my first property that I purchased as a primary and then converted to a rental when I moved. I would like to purchase my second property using a HELOC and buying as a primary, which is house hawking. What are some things to consider before taking this route? Is there a rule of thumb for how much equity it should have? No, there's not a rule of thumb. But I just want to caution everyone who's thinking about doing what Daisy's asking. Taking a HELOC on one property to use as the down payment for another property, then borrowing the rest of the money from a lender. You're taking on a lot of debt. Debt has to be paid back, which is typically done from the cash flow of a property. Property and cash flow is getting harder and harder to find. This strategy was much easier to pull off when interest rates were really low, values were rising and rents were rising. All of that has stopped. Rents aren't going up, values are creeping up. Sometimes they're staying the same or going down in some areas and rates are way higher. So that HELOC is like three times as expensive as it used to be. So it's not so much about the equity, it's more about the debt service. And if it's wise for you to take on more debt to buy more real estate. Right now from Tim Parker, my wife and I have a condo that's worth about 580,000. We rent it for 2,300. We have about 480k in equity. The condo's HOA is now going up above 500. Cash flow now is getting lower by about 500. Should I sell it and do a stock split like buying two homes outside of California? And could you help me with this move, Tim? You should 100% sell that because those HOAs are not going to stop going up. They're going to keep going up. Just like insurance. When you own a condo, you're also playing a game of jack in the box. You're turning on this crank and at any minute that jack in the box is going to scream, is going to pop out and scream, special assessment, you now owe $25,000 to fix something. I would much rather see people get out of condos right now and into single family homes. Another thing to consider we have not had to consider in a decade. There is a realistic scenario where you won't be able to sell the condition condo because no one else is going to want to buy it. I would not want to see you wait and end up in that scenario where you can't sell it because you waited too long to pull the trigger. And rounding out the end of the comment section from Tony Oliver, do you think your career in law enforcement allowed you to get an advantage in building your current portfolio? Time knowing locations, other perks are what I'm asking about. I thought about this one long and hard, Tony, and I actually can't see a huge advantage of being a cop hat to building a portfolio at all. I think it had a lot of advantages in the rest of my life, but directly related to real estate? No, I think a career in finance or really property management. If you worked in property management, you probably have the biggest advantage over anybody when it comes to being an investor, even more than a real estate agent. But that's also the position very few people want to be in. I'm guessing that you might be a Leo as well, in which case, thank you for your service, sir, but no, I don't think that being a police officer gave me an advantage as an investor. All right, moving on to the real news report, let's get into some of the relevant news articles going on in the world of real estate today. The first one comes from Forbes and it's talking about the best time of year to buy a house. I like this topic as a real estate broker. As someone that helps people to buy real estate, I have frequently counseled clients of ours on when to buy and when to sell. So I'm going to be sharing some of my thoughts on that with you all today. The Best Time to Buy a house Fall and early winter, More specifically October, is when buyers typically get the best prices on real estate. According to a report from Atom Data Solutions, which analyze more than 39 million single family home and condo sales between 2013 and 2021, the amount buyers spend over the median value of a home, as determined by an automated valuation model, is an average of 3.3% in October, the lowest of any month. The premium is 3.7% in November and December. Homebuyers will likely find the best deals in fall and winter. As for the worst time to buy a home, spring is generally the most expensive season. Why is this? Well, it's because the majority of buyers, like we mentioned earlier, are shopping in the spring and the summer. And why they're more comfortable. You will often find when it comes to wealth building and real estate in specifics, the more comfortable you are, the less money you'll make. This comes up with house hacking. It comes up with how much you're willing to push yourself out of your comfort zone with business. Same is true when you're buying. If you wait for spring and summer, when it's convenient, so does everybody else. Multiple offers on every house, you're going to pay more for the same product. If you buy in the wintertime, there's less other people people buying so there is less competition for you because there's less demand. You will get a better deal. The opposite is true when it comes to selling. You want to sell in the spring and the summer months. You don't want to sell in the winter unless you have to. There you go folks, a quick summary of how to play the seasons in your favor when you're looking to buy real estate. And our next article has to do with Janet Yellen and we're talking about the Feds cracking down on the illicit use use of all cash real estate deals for money laundering. The Treasury Department has been hard at work to disrupt attempts to use the United States to hide and launder ill gotten gains, says Janet Yellen. The new requirements will close critical loopholes in the US Financial system that bad actors use to facilitate serious crimes like corruption, narco trafficking and fraud. This is new. All cash transactions didn't have as many hoops to jump through in the past because they didn't realize how many people were laundering money. So how this works is somebody has criminal activity where they make a lot of money, they got to figure a way to stick it somewhere because they can't just go put all that cash in the bank. And eventually you run out of space to stick it in the sheetrock of your home. So you go buy a house with it without having to use your name. And American real estate is a safe place to stick a lot of cash. So if you go pay all cash for a home, you've now converted it from illegal cash into legal energy. Long story short, through equity. This was never as big of a problem when it came to financing real estate because we already had things in place to stop you from being able to purchase real estate using a loan with illegal money. As part of the Patriot Act, I believe it was, the government came up with regulations for lenders like the one brokerage to source funds. So we have to show if you transfer money from one bank account to another, where that money came from. And that's because we don't want terrorists in other countries giving money to lone wolfs in this country and saying, hey, here's $400,000 to buy a house, go buy one for your family, then strap a bomb to your chest and go do something terrible by sourcing the funds. They cut down on people moving money here from other countries, from illegal activity, et cetera. But we don't have those same protections in place when it comes to purchasing something all cash. And as all cash deals are on the rise, according to this article, the Fed has put some things in place to stop it. So if you have additional disclosures you have to fill out, if title and escrow ask you additional questions, you know where that's coming from. If you're filthy rich and you're buying properties with all cash. And our last article, why middle class wages aren't growing, this one comes right out of CNBC. Between 79 and 2024, productivity in the US soared by 81% while hourly pay grew by just 30%, according to research by the Economic Policy Institute. This trend has often been referred to as wage stagnation. But more recently, economists have suggested that deliberate policy decisions decisions have actively suppressed workers wage growth. So what exactly is preventing the middle class from earning a higher paycheck? Well, there could be policy decisions that take place. We all love to hear about that. And don't let me pee in your Cheerios by saying no, there's no one that's working against you. Obviously there could be, but let me give you some stuff to think about that is within your control. This comes right out of Pillars of Wealth how to Make, Save and invest your money to achieve Financial Financial Freedom, my Wall Street Journal bestseller. The Workplace, just like the real estate market, just like everything else, is a function of supply and demand. If the skills you're bringing to the workplace are in demand, and there are a and there's a lower supply of workers that are looking to do the same thing, you will get paid more. If the problems that you're solving are more difficult, you will get paid more. Put frankly, if you do the job that nobody else wants to do, you're going to make more money. But in the last 10 to maybe 20 years, there has been a shift in the values of American workers. Now, this isn't everyone. So if you're listening to this, don't get triggered if I'm not talking about you. This is your stereotypical Gen Z or millennial person that everybody complains about. There's been a desire for easier money, for passive income, to work smart, not hard for work life balance. These are all phrases that people say when they're talking about don't work hard. Now, I don't want everyone to work 20 hours a week, but I do think as a human being, if you believe you are entitled to an easy life, you are frequently going to be irritated and upset with life not working out that way. If you believe that you should be trying to stay alive, you'll be glad you have a job at all. There are two different frameworks or mindsets that people operate underneath. We have more people that are moving away from excellence and trying to survive and trying to work really hard. We have more people moving towards comfort. And all the money that we printed and the debt we've taken on has made it much more comfortable to live in America. This is why so many people are moving here. Everybody wants a piece of this American dream, and that's great as long as the people that are coming here are working their tails off. But you know what? A lot of Americans that are native to the country are not working their tails off. We don't have a lot of tails being worked off. We got a lot of tails with a little extra junk in the trunk, if you know what I'm saying. And this has led to employers not paying as much because the services that they're getting from their employees, these are not as valuable. If I'm just being straightforward people, you know it. And your job if you're the good worker, everything gets dumped on you because there's less people to dump it on. You know this if you're a business owner because you need people to work as hard as you do and it's really hard to hire them. You know this if you're an employee in your subconscious, if you're ever like, ugh, my boss never gets off my back. Tough question here. Why do they need to be on your back in the first place? If you're coaching a football or a basketball team, are you looking to jump all over somebody and tell them they're not not doing good enough? Or are you seeing the players that are not hustling and you are forced to call them out? A lot of people, they get called out a lot of the time want to blame their boss for calling them out, not themselves for needing to be called out. And I bring this up because if you're one of the few people that's willing to jump in there, learn how to do a job, learn how to do it with excellence, you stand out from the rest, and you will be able to name your price when it comes comes to working. If you want to learn more about how to do this, well, check out my book, Pillars of wealth, available at biggerpockets.compillars or at Barnes and Noble bookstores, anywhere books are sold. Amazon.com as well. And check out part two, which is all about offense. If you've got a story of how you learn how to do something hard, I want to hear about it. Send me a comment on YouTube and let me know what you did to earn more money and how changing your mindset have helped you. All right, moving on to the next segment of the show, quick hitters from Jennifer. 8088. Great episode. David Green. I just called my boss and quit my job. Where do I send the $100,000 to think my way to being a billionaire? Give me the address and we can both think about sending $100,000 and it will manifest on your end. This was from a previous episode of the David Green show where we had a viral video of a rapper talking about he was going to manifest his way into being a billionaire. No plans, but doesn't need one. He's going to manifest it. Let me know. Ladies, if you're listening to this, have you manifested yourself, the boyfriend or husband of your dreams by thinking about it? Gentlemen, have you manifested yourself, that Ferrari that you were looking for? Is anybody here having success with manifesting something or have you had success by making changes to yourself to become what that thing you want needs. Let me know the comments from Jessica this is literally the first time I've watched and not just listened to your podcast with your facial expression showing and I am dying o a series of emojis. We got Laffy Cry Face, two normal Laffy faces and two I'm dead skulls. I have literally been missing out. Laffy Cry Face, tons of emojis. If you guys need more emoji in your life, if you've been listening to this on Apple Podcast instead of Spotify or YouTube, keep doing it. Please go subscribe on Apple Podcasts. I definitely need the subscriptions. But if you're looking for a little spice added to your life, if you're looking for a little bit of cinnamon on your roll, if you're looking for a little emojis in your life, you got to check this out on YouTube or Spotify where you can see my face, see the reaction, see the facial and the hand movements that I'm making and maybe see what shirt I decided to put on for the show. It will it enhance your listening and experience by adding a visual experience as well. Thanks Jessica for pointing that out. From Joey how was BP con the Bigger Pockets conference in Cancun? I had a blast. Got to see Scott Trench, got to see some other people at Bigger Pockets and surprisingly there wasn't a lot of drama. There wasn't anybody that came and asked me why did they let you go? How does it feel to be replaced? Do you feel like you're looking at your ex girlfriend with a new guy? All of those emotions, they're true, they're happening, but it didn't really come up. I actually had a lot of fun and I want BP to bring me back again. I don't want any bad blood with Bigger Pockets. I just don't know with current ownership what their thoughts are. So if you'd like to see me back on the Bigger Pockets podcast or at Bigger Pockets conference or at a Bigger Pockets meetup, just go tell them that. Let them know that you want David Green, that you will come to Bigger Pockets conference in the future. Future if I'm going to be there. And they'll probably respond from Anonymous when you talk about how other podcasts are too inspirational, it sounds like the speech Jesus gave his disciples. Thank you for carrying the cross, David. That's really cool. I don't know what speech you're referring to, but I appreciate you saying that. Thank you. Let me know what verse this was in the YouTube comments. I want to go check that out. I read almost the entire New Testament the other day. I had a very hard day, wasn't able to focus focus on work a whole lot. And it's been a while since I actually read the Bible out of a book. I've been usually doing it like most people on a phone or listening to it. So funny you bring that up. Do you think it's a good time to wait until the election to buy any real estate from Mark Scamazio? I think about how buyers act because buyers drive markets. As we talked about a little bit earlier. Do you think there's a huge buyer pool of people that are waiting until after the election to buy or that would stop buying based on who is elected president? I don't think it's a huge segment of the buyer pool that's going to make that decision. And as a result of that, I don't think that you should expect the market to shift in any way immediately after the election. I do think in the years following the election with the economic policies that they put into place that could impact the market. And if you're following the David green show on YouTube where I go live several times a week, I talk about where I think things are headed. So make sure you're doing that. And our last quick hitter from Ardian Salimi, a BMW M5 or Ram TRX would suit you very well. This was from a previous podcast where I said what kind of car car would you see me driving? Now I want to know as you're listening to this or watching this, do you think I would fit in a BMW M5? If you haven't seen me, if you guys have, if you have met me in person, this doesn't apply to you. But if you haven't, let me know in the comments. My height and weight, what do you think? Am I 53£120 or am I 7 2, £400? Let me know what do you think I weigh and how tall I am in the comments on on YouTube and wrapping up the podcast today we have the David's dilemma or David's deal. No deals. Under contract right now. Working on some rehabs. But I do have some dilemmas. The biggest one being that I'm looking to hire someone to help manage my short term rentals as a full time employee as well as help take on rentals of other people. If you're already a business owner, please don't reach out. I'm not looking to hire another company to do it. I'm looking to bring someone in to work for me. So if you own one or maybe two short term rentals and you're good at it and you want to expand that and you're looking looking for a full time job, make sure you send us an email@help david green24.com all right everybody, that is our show for today. We talked about relevant real estate news. We talked about post election predictions. We talked about what I predicted in the past and where my finger is on the pulse of real estate today. We talked about masterminds and the best way to use them. We talked about if I should start another podcast for real estate agents on this channel. We talked about how to tell if someone is from Texas without them telling you when to use all y'all and out of state investing with some advice for how to find cash flow. If you like today's show, please make sure that you like it, share it with somebody else and subscribe to the channel as well as leave me a review wherever you're listening to the podcast. Those are huge. Remember, Every Monday on YouTube I release Mortgage Mondays. On Tuesdays we release shows just like this and on Thursdays we release an interview style show. As much content as I can possibly put out for you guys to help you on your journey. I sincerely appreciate your patronage and getting your real estate information from me. Let me know in the comments what you thought of today's show. And if you're not subscribed to my free text letters, you're missing out. Head to davidgreen24.com join and sign up. Thank you Real Talkers. It's been real. We'll see you on the next episode of the David Green Show. Thanks for listening to Real Talk Real Estate. If you would like to be featured on the podcast, I'd love to have you visit davidgreen24.com Ask and submit your question there. Also, please do me a huge favor and share the show with someone that you love that you think would benefit from message and make sure you're subscribed to get notified for future episodes. If you want to reach out directly, you can also DM me on Instagram or social media and check out davidgreen24.com.