Get Rich Education

There are two main ways to create wealth. Debt-free is not one of them. If you only use your own money, you’ll stay small. Learn why most investments are like baseball cards. One market in America has such astounding resilience that prices were hardly dented in the 2008 financial crisis.  Median home prices are still below $300K here today. Dallas-Fort Worth now spans 11 counties, with 7.6M people.  This real estate provider focuses on the DFW suburbs. That’s where the growth is happening. Importantly, they use a plan for mitigating their higher Texas property taxes.  Housing here appears undervalued and underpriced. People are often underhoused. Due to supply shortages, next day appliance delivery has disappeared. This real estate provider has plenty of available inventory right now. They offer you in-house property management at 6.5%. SFR prices are $160K-$225K. This is an actionable resource where you could buy property and benefit from the five ways you’re paid at: www.GREmarketplace.com/Texas Resources m

You’ve been making $438 each night in your sleep. That’s one result if you’ve been following my plan.  I compare real estate’s annual performance to: stocks, gold, silver, bitcoin, bonds, and oil. This state ranked 3rd in Moody’s Housing Affordability Index, has the 7th-largest domestic economy, and is a two-hour flight from 75% of the US & Canada.  This state is also home to offices for Google, Facebook, Carvana, and more. In 2020, it ranked 4th of 50 states in U-Haul’s net in-migration.  You can still achieve a full 1% rent-to-value ratio here. Get started at: gremarketplace.com. Today’s guests own a turnkey company with three models:       Signature Series - fully renovated      Instant CashFlow Series - occupied, not rehabbed      Equity Advantage Series - vacant, not rehabbed This provider has stopped charging leasing fees for property management. Remarkable. Resources mentioned: Show Notes: www.GetRichEducation.com/380 Get started with Ohio property: www.GREmarketplace.com/Cincinnati www.GREmarketpl

A homeowner’s average equity position is now $294K. That’s what the median home value was not long ago - now it’s one’s equity. I give a quick recap of major economic and real estate events this past year. Last year, there was an average $56,700 of equity growth per property. Our new website, GREmarketplace.com is rolling out. Register and get access to all of our: turnkey providers, pro formas, and sample properties. See videos of us interviewing property managers too. Jeff Deist, President of the Mises Institute joins me.  The Mises Institute champions liberty and free market principles. Learn more about them at www.Mises.org Jeff & I discuss: real estate and rental markets, inflation, work from home, cash, low interest rates, debt.  I ask Jeff how long he thinks we’ll see real price inflation through the 2020s decade, and prospects for a double dip recession. Get our free wealth-building “Don’t Quit Your Daydream” Letter. I write it myself: www.GetRichEducation.com/Letter Resources mentioned: Show Note

With higher property prices, what rent-to-value ratio makes sense today? I answer this thoroughly. Lower RVs make sense today due to: lower interest rates, new-build properties, the timing of equity harvesting and more. GRE Marketplace is coming soon. Tom Wheelwright joins us to help you reduce your property tax and cryptocurrency tax.  Learn why some states have higher property tax than income tax or vice versa - CA, TX, NY, NJ, AK, and more. Many property tax professionals only get paid based on how much they reduce your property tax. Learn what works in actually getting your property tax reduced: comparables. In cryptocurrency, you are taxed on either a sale or an exchange - not just a sale. For example, if you trade bitcoin for ethereum, you have a tax consequence. If you buy a $3 cup of coffee with crypto, that is usually taxed. Miners of crypto are taxed when they mine it, not only when they sell it. Crypto is taxed at capital gains tax rates. Tom does not believe that crypto will be outlawed in the US.

I sold an eight plex apartment building for $789,000 last week. Learn lessons from my sale. Dr. Randall Wray joins us to discuss where our economy is headed. He tells us about inflation, taxes, interest rates, and supply chain disruption dynamics. Is Modern Monetary Theory (MMT) a utopia or disaster? Taxes remove currency from the economy. This reduces inflation. What about Universal Basic Income (UBI)? This basically means writing regular monthly checks to every citizen. Dr. Wray has strong opinions here. Rapid currency creation and inflation is explored. Dr. Randall Wray provides his recipe for full employment and stable prices. It includes his answer of a “job creation program”. Resources mentioned: Show Notes: www.GetRichEducation.com/377 Learn more about Dr. Randall Wray: www.levy.org Bill Mitchell’s MMT blog: http://bilbo.economicoutlook.net/blog/ To learn more about eQRPs: text “EQRP” in ALL CAPS to 72000 or: eQRP.co By texting “EQRP” to 72000 and opting in, you will receive periodic marketing messages

Tax The Rich. Learn how this theme is gaining traction in Congress. Wealthability’s Tom Wheelwright joins us.  Which taxes make sense: property tax, consumption tax, flat income tax, progressive tax? In Tom’s opinion, learn why flat taxes will never happen.  Oh no! A new 3.8% net investment income tax on business owners appears likely. Will the 1031 Exchange benefit survive? Next, The eQRP Company’s Damion Lupo joins us. He tells us that the Checkbook IRA has been outlawed. The eQRP is the retirement plan answer. It has: 10X the contribution limits of Traditional and Roth IRAs, zero UBIT tax, and you can invest in real estate, bitcoin, gold, or your own business. Resources mentioned: Show Notes: www.GetRichEducation.com/376 Tom Wheelwright’s Wealthability: Wealthability.com To learn more about eQRPs: text “EQRP” in ALL CAPS to 72000 or: eQRP.co By texting “EQRP” to 72000 and opting in, you will receive periodic marketing messages from eQRP Co. Message & data rates may apply. Reply “STOP” to cancel. Get mo

To get a rent increase, learn what NOT to tell tenants. Memphis, Tennessee’s Mid South Home Buyers has supplied more property for GRE followers in history. The longest-tenured GRE providers, Terry Kerr and Liz Brody tell us how they built and maintain this 20-year-old turnkey real estate investing company. They start with buying the ugliest house on the block. Rents & prices on SFRs in Memphis, TN: $675-$1100 and $79K-$120K Rents & prices on SFRs in Little Rock, AR: $800-$1300 and $90K-$130K You can get started with buying investment property yourself at: MidSouthHomeBuyers.com. They’re popular. There’s a wait list. Resources mentioned: Mid South Home Buyers: www.MidSouthHomeBuyers.com Show Notes: www.GetRichEducation.com/375 Get mortgage loans for investment property: RidgeLendingGroup.com JWB’s available Florida income property: www.CashFlowAndGrowth.com eQRPs: text “EQRP” in ALL CAPS to 72000 or: eQRP.co By texting “EQRP” to 72000 and opting in, you will receive periodic marketing messages from eQR

Doug Casey tells us that freedom and liberty don’t mean much anymore. “America is no longer the land of the free.” -Doug Casey, GRE Podcast 374 He believes that a tax protester is a patriot. Doug also believes that roads, bridges, ports and schools should be run by the private sector, not governments. “Regulation is the enemy of landlords and tenants.” -Doug Casey, GRE Podcast 374 Doug is a prolific author. He produces the International Man website, blog, and newsletter, and a YouTube podcast called “Doug Casey’s Take”.  Resources mentioned: Doug Casey’s website: InternationalMan.com Show Notes: www.GetRichEducation.com/374 Get mortgage loans for investment property: RidgeLendingGroup.com JWB’s available Florida income property: www.CashFlowAndGrowth.com eQRPs: text “EQRP” in ALL CAPS to 72000 or: eQRP.co By texting “EQRP” to 72000 and opting in, you will receive periodic marketing messages from eQRP Co. Message & data rates may apply. Reply “STOP” to cancel. New-Build Florida income property is here: Get

Learn why I believe US home prices will rise 9-10% next year.  That’s higher than historic norms and lower than this year. Expect higher mortgage interest rates too.  Counterintuitively, higher mortgage rates correlate with higher housing prices. Higher rates also correlate with lower supply.   Today, inflation (6.2%) is double of mortgage interest rates (3.1%).  This means that when you repay the bank, those dollars debase on them twice as fast as the bank’s interest charges can accrue on you. Since 1994, mortgage rates have risen six times. House prices rose every time. Next year, the same thing is expected to happen; it will be seven in a row. I explain why higher rates correlate with lower housing supply. Housing supply has dropped an astounding 63% from two years ago. That’s the housing crash; it was a supply crash. Resources mentioned: Today’s low housing supply: https://fred.stlouisfed.org/series/ACTLISCOUUS Show Notes: www.GetRichEducation.com/373 Get mortgage loans for investment property: RidgeLendi

Real estate investing and geography are both: location, location, location. Economic guru and geopolitical strategist, Peter Zeihan, walks us around each US region to describe its economic strengths, weaknesses, opportunities, and threats. “The next 24 months will be the greatest period of change that we have seen… at least since the second World War.” -Peter Zeihan Get your map out. We discuss the US: New England, Mid-Atlantic, Southeast, Deep South, Great Lakes, Ohio, Texas, Great Plains, Intermountain West, California, Pacific Northwest.  Learn the three best states that are attracting foreign direct investment. Peter loves Houston, Texas’ economic future. Resources mentioned: Learn More About Peter: Zeihan.com Show Notes: www.GetRichEducation.com/372 Get mortgage loans for investment property: RidgeLendingGroup.com JWB’s available Florida income property: www.CashFlowAndGrowth.com eQRPs: text “EQRP” in ALL CAPS to 72000 or: eQRP.co By texting “EQRP” to 72000 and opting in, you will receive periodic market

I talk with the person who I lend money to in order to rehab distressed properties. We discuss how it works and the 6-12% annual returns. Importantly, many properties are secured in stable, cash flowing Ohio and around the Midwest and South. SFHs are common. You are the lender, not the borrower.  Get started at: GetRichEducation.com/Lending Unlike owning a rental property where a tenant pays you to live there… a private lender program means that someone pays you to “rent out” the use of your money, typically for a year or less. The operator, Dani Lynn Robison of Freedom Capital Investments in Springboro, Ohio, tells us how she has never lost an investor’s money.  They have always paid back the lenders’ initial investment, plus interest, as agreed. Learn about investing on the “debt side” of real estate rather than the “equity side” with private money lending at: GetRichEducation.com/Lending Resources mentioned: Learn More & Get Started: www.GetRichEducation.com/Lending Show Notes: www.GetRichEducation.com

Buying a huge $5M apartment building is daunting to most people. We discuss how you get the money and experience for this. Investor vocabulary explained: Capital stack, General Partner, Limited Partner, Non-recourse loan, Acquisition fee. Owning a duplex is different from owning a 200-unit building. With the latter, you’ll have private investors, an on-site manager, and perhaps Yelp reviews to manage. Advertising is different. Our guest, Michael Blank, emphasizes the importance of doing your first deal - big or small. Do it. That’s when the real learning begins. Michael excels in teaching you how to find other investors to fund your big apartment deal. To start, merely educate others. Don’t ask for money. Get started in learning more with Michael at: GetRichEducation.com/Apartments Resources mentioned: Get started with Michael: www.getricheducation.com/apartments Show Notes: www.GetRichEducation.com/370 Get mortgage loans for investment property: RidgeLendingGroup.com JWB’s available Florida income property:

Will Rogers said, “Find out where the people are going and buy the land before they get there.” Florida in-migration has been a persistent trend since the late 1800s. Again, Florida led US in-migration between 2020 and 2021. I interview a Florida property provider that I have heard other developers comment about, saying: “I don’t know how they deliver such low prices.” You don’t have to pay agent markups. Buy direct. These are new-build SFRs up to four-plexes. Get the report and connect with the provider at: GetRichEducation.com/SunshineState   These Build-To-Rent properties are in central Florida, including Palm Bay (halfway down the Atlantic coast), Ocala, The Villages (both nw of Orlando) and more. Growth of industry has been both varied and substantial: medical, technology, finance, international trade, agriculture, aerospace, and more than just tourism. Amazon, Space X, and Blue Origin all have a substantial presence. This is path of progress real estate investing. Recent sample property: New-build SFR,

One question that I’m asked is: “How do I actually buy an investment property?” I’m going to walk you through it all today, step-by-step. You know, even after I bought my first property, it would have been difficult to recite all the steps. This is partly due to the process's 30-60+ day duration. Though real estate has made more ordinary people wealthy than anything else, it is illiquid. [Watch the video version of this podcast here: https://youtu.be/9jH4_-Bwujs ] It takes more time to buy and sell real property. There's no brokerage "point-click-done" or Robinhood swipes here. This is both a good and bad thing. Because there are several steps involved, there is no panic selling in real estate. This illiquidity keeps real estate prices more stable than nearly any other asset class. This stability (via illiquidity) is one reason why real estate comprises the heart of so many wealthy peoples' portfolios. Real estate prices are a smooth, glassy lake compared to the raging sea storm of volatile gold, silver, cryp

I’m in Birmingham, Alabama for a real estate field trip today. Alabama is an investor-advantaged real estate market: low cost of living, some of the nation’s lowest property taxes. Mindset: I tell a story on affording the time. One of the most prolific real estate authors, Ken McElroy, joins us.  I ask him about what happened to his 2021 housing crash prediction. Ken & I discuss why there haven’t been more evictions since the national eviction ban ended. We explain why don’t believe this will be massively disruptive. It matters. But to me, evictions will be a diffuse condition, not a sudden one. Sadly, if a tenant owes their landlord tens of thousands of dollars, they’ll rarely pay. Ken describes how he’s actively buying big real estate deals in today’s environment. Ken gives a new “mark my words” prediction today. Resources mentioned: Learn more about Ken McElroy: www.KenMcElroy.com Birmingham, AL investment property: www.GetRichEducation.com/Birmingham Huntsville, AL investment property www.GetRichEduca

Landlords collect rent payments. "Lienlords" collect mortgage payments. Learn how to obtain a stream of mortgage payments by owning the note (an IOU). I tell you why banks would sell mortgage notes. Learn the difference between performing and non-performing mortgage notes. Bob Fraser from Aspen Funds joins us to tell us more. Fewer borrowers defaulted on their mortgage payments in-pandemic due to forbearance. Learn why a bank will sell you a mortgage note at a discount. What happens when a borrower stops paying their mortgage. There are either first lien or second lien positions to occupy. You wouldn’t expect this, but second liens can often be better due to their deep discounts. Resources mentioned: Learn more about Aspen Funds: www.AspenFunds.us Get mortgage loans for investment property: RidgeLendingGroup.com Show Notes: www.GetRichEducation.com/366 JWB’s available Florida income property: www.CashFlowAndGrowth.com eQRPs: text “EQRP” in ALL CAPS to 72000 or: eQRP.co By texting “EQRP” to 72000 and opting in

Learn how to qualify for an income property loan today. We discuss what just made mortgage interest rates for investment property drop 1% overnight. First, I discuss the difference between adequate safety vs. too much safety for tenants in investment properties. Too many safety regulations have a cost that gets passed onto tenants and even increases homelessness.  Caeli Ridge, President of Ridge Lending Group joins me. A few weeks ago, mortgage interest rates for income property fell a full 1% due to the suspension of added risk layers that were added back in March.  For an income property loan, you need: 1) 15-20% down payment and ~4% closing costs. 2) Credit score of 680 or better, 3) Show sourced & seasoned liquid assets, and 4) 50% maximum debt-to-income ratio.  There are pros and cons of paying monthly PMI. Today’s “typical” income property interest rate = 3.75%. What happens when you try to get more than 10 income property loans? We discuss the terms, called “non-QM” loans. Get started on your incom

When money supply is high, this lowers interest rates. I explain why. Interest rates & inflation are positively correlated. Interest rates are usually higher. This upside-down today.  When interest rates rise, real estate prices rise too (Yes, not fall). Learn why. Join me this Thursday, Sept. 30th, for a live Texas Properties webinar. Learn more here: www.GetRichEducation.com/Texas Brien Lundin, organizer of the world’s longest-running investment conference, joins me. It’s the 47th Annual New Orleans Investment Conference. He’s also editor of the Gold Newsletter. I will attend the event in-person. Meet me Oct. 19th to 22nd. Sign up here: New Orleans Investment Conference. Brien does not believe interest rates will rise appreciably anytime soon, nor will the Fed taper. He feels that this will be good for real estate. The Fed must continue with massive currency creation. Like many, Brien feels that inflation is not transitory. Why isn’t the gold price higher than $1,700 - $1,900 per ounce? Brien likes own

Should you buy for negative cash flow? Afterall, rents are rising fast; maybe they will catch up. I have a firm answer for you. With a tight rental market, landlords can skimp on repairs because tenants have few alternative places to live. Do the right thing. Make repairs. Don’t be a slumlord. Property bidding wars are subsiding. Meet me in-person Oct. 19th to 22nd at the New Orleans Investment Conference. A provider of brand new construction Florida & Georgia investment properties joins me to discuss industry trends, including the challenge of supply shortages. Developing vast tracts vs. infill lots. Tenants love living in a new construction. This provider builds SFRs up to 13-unit buildings with vinyl plank floors and stainless steel appliances. They sell investment properties to individual investors like you, with SFRs in the $200Ks. Start buying property at: GetRichEducation.com/Southeast Resources mentioned: Buy new-build FL & GA investment property. Start:  GetRichEducation.com/Southeast Sign U

Steep rent increases are spreading like a… pandemic. Some metros are seeing annual rent increases of 10% to 15%. It's all part of real estate's new "space race". It’s easier to get big rent increases *between tenancies*, not with your long-term tenants. GRE’s own Aundrea Newbern joins us to answer, “Should you become a real estate agent?” Aundrea has her RE license in GA and is now training in her new home state of MI. Pros of obtaining your license: more information, better access to MLS, training, networking, and income from representing buyers & sellers.  Cons of obtaining your license: your time, upfront cost & ongoing fees, splitting commissions with your broker, disclosures and liability, traditional licensee activity has little to do with investors.  Summary: You need to use your license for at least 2-3 deals per year to potentially make it worthwhile. For real estate in MI and GA, e-mail Aundrea at: aundrea@getricheducation.com  Resources mentioned: Show Notes: www.GetRichEducation.com/362 Co