How Ron Made Class C & D Rentals Massively Profitable with Ron Faraci

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Okay, Smart Real Estate Coach listeners, it's Chris Prefontaine, your host again with another amazing guest, somewhat local guest too, which is kind of cool. You're going to see why I say that in a minute. Mr. Ron Faraci has literally owned and managed several hundred rental properties across some of the toughest markets. So there's a couple of pieces of this I want to kind of peel back. He literally has transformed some real challenging portfolios into highly profitable portfolios where other investors have and still to this day struggle. He was the former owner of the Connecticut REIA, the 5th largest real estate investors association in the United States. We're pretty involved in the REIA, so I can tell you that that's a big deal. He's trained and educated through that platform and others, thousands of landlords. He authored Confessions of a Landlord. That's a writer down a guy, Confessions of a Landlord, and created the copyrighted 31-page Bulletproof Lease. I'm going to peel back a few things. I'm going to peel back how he got started in real estate because I think it's so important for so many of you. I'm going to peel back what's in that lease. I've got a sincere interest in that myself, and that lease itself is So it would've been the gold standard protecting landlords. So, and I know every single one of you are going to already did this in your mind. Yeah, but my area is different. Yeah, but my area is consumer-friendly. They all are, guys. They all are. We're in about 80 markets now, I'm told, in the Smart Real Estate Coach community, and they're all landlord-friendly. Okay, Ron, with that as a little bit of an intro, welcome to the show, buddy.

Hey, thanks for having me, Chris. It's great to be here.

Yeah, you bet. Well, just for the audience to know, in addition to what I just gave the intro on, let's do 2 things. I want to start with a fun thing. You're now semi-retired or retired and you're not in New England because your background is quite nice. You're chilling now, right? In Florida? Yeah.

So about 4.5, 5 years ago, my wife and I, we sold most of our properties and we'd been selling them over the last 5 years as well, but we've kind of got rid of a lot of them and And yeah, I did what you posted, right? We retired to St. Augustine, Florida. We live in a tiny little beach community. And I got to tell you, we absolutely love it. But I do miss going back home.

That's good. You come anytime you want. Today was 12 degrees when I let my dog out.

Maybe I'll wait till summer.

I know you didn't miss that. Well, let's do this, Ron. Let's go back, though, because I want the Smart Real Estate Coach peeps to hear, the listeners to hear a little bit of your start. You can share as little or as much as you want. Like, how did you land in the real estate world? Because we just went to retirement, right? And then, I have some things to unpack in between too if you wouldn't mind that.

No, not at all. My story is not very exciting, I have to tell you right now. I'm just a normal guy from Central Connecticut, high school educated barely, by the way, just a blue-collar guy. I lived in Los Angeles. I'll be 60 here pretty soon. Decades ago, my wife and I lived in LA and I got a lucky break. I got a sales job, commission only, eat what you kill. And I was doing okay out there. Loved living out there, but I realized that, wow, if I ever lost my job, you know, so that anvil was always hanging over my head. Yeah. You know, and I was like always nervous. You always, you grow up with no money, you're stressed about having no money, then you get a little bit, you're stressed about losing it. You know, and so my wife and I thought, well, if we got into the rental business and we can convince enough people to go to Orca, And give us a third of their paycheck on the first of the month, then I don't need to go to work. We don't need to go to work. And so, so off to Connecticut we go, you know, back home because we can't do that in LA, right? It just, from a cash flow perspective, it doesn't pencil out. Not even close. So, you know, I go back, I took a job with Hubble, the big corporation, and just working the job. And then, you know, the economy started to fall through about 2007, give or take. I quit the job, cashed out my 401, and just, if I was playing poker, I pushed all the chips in. If you want to take the island, burn your boats. And that's what I did and just started buying, just nothing sexy, all low-income Class C, little bit of Class D, D+. I didn't live in the— or buy in the ghetto, but we called it ghetto adjacent. And I just kept going and going and then discovered how to buy 'em without banks. And that's when it really opened up. 'Cause I always thought like everybody, right? You got to have a corporate job, great credit, W-2, tax returns, and you go to a bank to buy. And I realized that just wasn't the way it's done. Had a lot of success. My wife opened up a separate than our portfolio, a property management company. And she's since sold that. She ran that and sold that. I ran our personal portfolio. Yeah. And then we decided we were getting up there a little bit and we're financially in a position to be able to kind of start taking some chips off the table. So we started selling actually many years ago and then moved to Florida, but I was about 7 years ago, skipping around a little bit. I had the opportunity to take over CT REIA, our Connecticut Real Estate Investors Association, which is really where I got my start. You know, when I moved here from California, I didn't know what I was doing. And I just, I happened to go to this REIA I heard about and it was like the light went on and I was like, ah, this is my tribe. You know, I found them finally. And so about 7 years ago, my partners and I, Were approached by the owners, my original mentors, that they were getting up there in age and ready to go on to the next chapter. And we took it over and, and, you know, of course what happens right after we take it over, you know, a little bit before, but not long after we take it over, COVID hits.

Yeah.

Right. We're a meeting business and they made meetings illegal. You know, so it was like buying a funeral parlor and they cured death. You know, we're like, oh no, you know. But you know what? That pig went through the python. And I got to tell you, we built it up to, it was the 5th largest REIT in the United States, which surprises a lot of people. It's a very active REIT. And so an investment group whom I know you guys know bought it from us and they're just killing it. They're a great group. And so the baton's been handed. To wrap up this long story, So I sold that REIA about 6 months ago. So I'm in Florida sitting around and I really thought that if there was ever a time in my life I would reach that I didn't need money, I would just sit on a beach all day. I mean, we do, but we have a private beach. I'm very blessed. And I got to tell you, that's just not true. I realized that there's no finish line. So the end of this story is that People kept asking me for my lease. I have a 31-page lease. It's a low-income, people call it a slumlord lease. That's fair. And so I started a TikTok channel. I got to be the oldest guy on TikTok, but it's kind of taken off. I've got a few videos with over a million views and I don't know what I'm doing. I'm the first to admit that. And I thought, well, here I am talking to you now. So it's been a strange ride.

And am I telling you, It's funny, I jotted a few things down because like you say it nonchalantly, right? Because you lived it, you're in there. But there were some really key points. One was when you left your job, right? Obviously. And you did that right before the crash, it sounded like. There are so many people, Ron. I mean, as you may remember, we help people escape their job all the time, but there's so many people listening to this. Here we are. This is going to come out January, like the first week in January. Talk about timing.

Talk about a goal, right?

And I bet you, I'll bet you a whole bunch of them had a goal at the beginning of '25 to leave their job or to do something different and they didn't do it. And here we are again, a year later.

That's right. Yeah.

Any advice for them, like directly, because it's January? So, okay.

So here's my first piece of advice. I want them to go buy a dictionary and look up the very definition of the word insanity, you know, and see if they're not living that. Are you living your life or are you just living the same year over and over? And I'm repeat. So, you know, at some point you got to take some risk. Now, I'm not saying that, you know, do what I did and quit your job and go all in. You know, that's maybe not the answer for some people, I understand. But, you know, at some point you have to get in there. So step 1 for new investors, I get this all the time. Step 1, join your local REIA, get in the room where the deals are happening. And even if you're not ready to buy, You're amongst your tribe, you're seeing activity. That's where you're going to find your mentors, your lenders, your real estate attorney, your eviction attorney, your hard money guys, your contract. I mean, your whole village is in that room. So I would start there. But yeah, at some point, your procrastination is— the price of that is the life you could be living.

Crazy. And maybe it's our age. I'm right with you. I'm 60 in about 3 or 4 months. Yeah.

So welcome to the club. We got jackets made.

Yeah. And so I don't know, maybe it's hindsight. You go, what the heck? There's more time.

I know.

Please, if you listen to this, guys, I'll give you some resources at the end. If you're a landlord, Ron's going to give you some resources to go to and, and let's make a difference this year. The other thing I wrote down is you bought a business and then COVID pretty much said you can't do that. So can you talk about that a little bit? Because there, look, we all challenge, we all have challenges, right? If it's not today, Someone listening might glean one nugget from how you did. Like, what was your psych with all that? How'd you get through it?

Yeah. You know, I think the lesson there, listen, it was just a stressful time, no way around it. But, you know, every 7 or 8 years, the macroeconomy throws a curveball at all of us, right? So, we had what, 9/11, the great financial crisis, then COVID. So, in the last, what, 20 years, 25 years, right? So, there's always a curveball. So, you need to build that pivot muscle. And just know that it's going to happen on a macro level, right? Just in general, the world on a micro level, you know, I don't mean to swear, but life throws shit at you all the time. And that's the only guarantee in real estate is that some, the wheels are going to come off at some point, whether it's your doing or not, probably not your doing, but you better learn how to pivot and understand that, you know, that's where fortunes are made. So yeah, when they, when our lovely governor in Connecticut, whom we ended up suing, You know, made the decision to shut down. I'm still laughing over it. You know, of course we bought a business. A REIA, some REIAs are businesses, right? We are in the business of bettering people's lives and that takes money. And so that trades for dollars. And so we have payments to make. Well, I can't say, you know, hey, I can't make my payment because they shut us down. It's just not the way it works. So we had to pivot, right? So we went to Zoom. We started sending out, You know, we can't meet in person. So we met on Zoom and then I figured, all right, if they're still going to pay me every month without the benefit of getting together, which is part of what they're paying for, well then, you know what? How do I give more value? So we sent out freebie members here. Hey guys, thanks for sticking with us. Here's some spreadsheets. You know, here's some forms. Here's some letters. You guys are rock stars. You know, and, and so the lesson I took from that is, is add value, right?

Yeah.

As long as you add value, you'll be rewarded with patronage, I think.

Love it. Yeah, very, I love it. Thanks for sharing that. Now let's go kind of, I'm going to go back again and go to some of the nitty-gritty with like multis. And I mean, you had some tough area properties, you said it. So my brain goes to, I'm sure this goes to, how did you navigate that? I guess from 2 fronts. One, just physically like your team, and 2, I got to think he had systems, even though systems are getting so much better than they were even 2 years ago, never mind 5 or 6. So can you talk about that a little bit and anything related to that? I don't, I just get out of that.

So, so the first question, how do you navigate that? Well, in the beginning, a lot of ugly crying and figuring out as you go, right? Because, you know, that's, that's not spreadsheet landboarding. That's, that is full contact landboarding. So, so why focus on quote unquote low-income housing? Affordable, whatever you want to call it, you know, low-income housing. It is because that's where the money's at. I think John Dillinger once said that, right? Why'd you rob banks? Well, that's where the money's at. So I was in search of cash flow. Didn't really care much about appreciation. Still don't. Didn't really care about purchase price. Still don't. By the way, that shocks a lot of people. I care more about terms than price. So I bought most of my properties with terms and did, and the example I always give on that, Chris, is You know, and you take the worst 2-family in the worst town, in the worst state you live in, the piece of shit building, as long as it's habitable, I'll pay $1 million for it if I can have my terms, right? So there, and I really will. Of course, what are my terms, right? That's, hey, you know, I'll pay you $1 a month for a million months. That's ridiculous. But that was how I bought. So I wasn't as price sensitive. I was just on the hunt for cash flow. Because I wanted to replace my W-2 income because I simply didn't want to go to work anymore. And so I started off buying there and I figured out that if you can run them tough and to your point, run it with systems and just, this sounds harsh, no mercy, no quarter. That was my position. If you want a friend, buy a puppy. I have a 31-page lease, a flat fee eviction attorney, And if you want to fuck around, you're going to find out. And that's just how I ran my business. And that being said, 98% of my tenants are great people. They just want a good, clean, safe, affordable place to live. And that's what I provide. If my people can't make it work with me, the next stop after Ron is under a bridge. You know, there is no downward other than me. So I'm the last stop. So I provide a service.

Yeah.

It's one that people don't want to put their hands on, but I retired in my mid-40s and I live on a beach, so it's wildly profitable, but it's soul-sucking. There's no way around it. As far as systems, I was blessed. I'm a functional moron in most facets of life. I happened to marry well. My wife is an operational expert and she ran that. And the software that we used was RentTech, if that helps anybody, but there's others too. Uh, if you showed me how to log in, I don't think I could tell you. I simply don't.

You owe me a ball.

Uh, yeah. So it's, I know your fastball. There's a lesson in, right? I think when people try to do everything and think, well, I can do that, that, nah, know what you're good at and know what you're not good at. And that's, there's a nugget.

Okay. Who wants to be the next apprentice? Pretty interesting, guys. We started this apprentice program back as a July 4th, 2024 promo. That's where it started. And it was so incredibly effective. We were just going to run it for the summer. It was so effective immediately we kept it. It's in place now. And what is it? It allows you to get into the community, the Wicked Smart community, for less dollars than the QLS home study course sells for right now on our site. In fact, when you go to smartrealestatecoach.com/apprentice-pod, apprentice-pod, When you go there, you're going to see that as an apprentice, you're going to get over $13,000 worth of coaching, the possibility for you to touch base with us if you want to, 4 or 5 times a week. And it doesn't exist anywhere out there, frankly. That's why we did it. We did it for 2 reasons. One, no one is giving you the support out there. We keep hearing feedback, which is how this was born, that other educators are not giving support. They're just selling stuff. So it doesn't exist anywhere and nowhere in the real estate education or coaching space. And we want to help you do one thing— deals. So we've wrapped the support mechanism around this. We've allowed you to get into a Slack community with the other associates who previously were protected in Slack, and now you get to jump in there and experience that for 12 weeks. You also get to come to the In the Trenches boot camp, which is private. It's a chance to hang out with the family team and one of the coaches for 2 and a quarter days in our conference room, roll up our sleeves, Get calls done, get deals done. If you come with leads, you leave with deals. Absolutely incredible. I could go on and on. Go to the website right now, check out more information about the Apprentice, and I'm going to give you the In the Trenches Boot Camp site because you don't have to become an Apprentice. It just happens to be free with Apprentice and Associate. So 2 links I'm going to give you, super important. smartrealestatecoach.com/ittb-pod. That's going to give you some information about the boot camp. If you want to buy a ticket to the boot camp, it's more expensive, but you can just come check us out. About 1 or 2 people every time we run it do just that or become an apprentice and it's for free. smartrealestatecoach.com/apprentice-pod. And so who ran that for you? Did you have— talk about the team a little bit during like, I'll call it the peak of what you were doing. Like, was it VAs? Was there executives? Like, what did it look like?

Yeah. A couple VAs, primarily my wife and her team. So I really had nothing to do with that. So the things I did not do were the systems and the bookkeeping. All rent collection, all vacancy showings, all maintenance, everything, all facets of running the portfolio fell to me. And then we had a lot of 1099s below that. But the team for operational was my wife handled Yeah.

Got it. You very, I agree a million percent when you said you'll pay any price as long as you get terms, because that's what we teach is like, that's all we do.

Oh, I didn't know that.

That's cool. Yeah. I refuse to deal with banks and it's just, I buy everything on terms. So when Zach came out to speak to you guys after you had just sold, it was all on creative real estate.

So I love that. That's how you'd be successful in this business. There's no way around it. Hard stop.

Yeah. And a lot of people listening, Ron, maybe like you and I, I mean, it's been 34 years for me, but Halfway through that is when I figured out, oh, I don't, I don't have to do the banks and raise money and do all that crazy stuff because it was the crash when it beat me up. So talk about the other piece of that though, because I think I hear that all the time. And so hopefully they'll agree with both of us. Talk about the— you didn't care about appreciation at all. Talk about that a little bit. I don't want to put words in your mouth. Yeah.

So, so I don't. So the market in the Class C to D markets, right, Appreciation, market appreciation is minimal at best, 1 or 2% a year. Of course, that's depending on what, you know, where you are in the cycle and location, right? But generally 1 to 2% a year, not much. Now, of course, if it's a commercial property, we get to force that appreciation by raising our NOI, right? So at an 8 cap, right, for your listeners, at an 8 cap, every dollar you make or save is times 12. That's how you look at a cap rate. Not as so much as a return, although it is that, but it's a multiplier. So if you bought a 4 cap, well, there's no cash flow at a 4 cap, right? Because now you throw debt on top of that, you're actually negative. So why would people buy a 4 cap? They buy a 4 cap because the multiplier, every dollar they make or save, doesn't matter, goes to their NOI. So at a 4 cap, every dollar you make or save is times 25. So I always took the position that I don't really care what the market gives me. Day 1 of closing, right? I'm jacking my NOI up and now I'm doing that 2 ways. I'm gutting my expenses, I'm raising revenue, and the result is a higher NOI. There's my appreciation. I take it. I don't wait for the market. And I do that a lot of ways, right? Talk about systems. So in any of my units, you'll find a few things that you won't find. You won't find any garbage disposals. And there's only 3 reasons that I, or 3 questions I ask myself if I'm going to do or not do something. And that is, will I get more rent? Will they stay longer? Or will I rent it faster? That's it.

That's it.

In the low-income housing, that's all you have to ask. So a garbage disposal. So a garbage disposal doesn't get me more money. They don't stay longer and I'm not going to rent it faster because it's a garbage disposal. So all it is to me is a maintenance headache. Because, all right, how, it's a garbage disposal, how bad can it be? Well, wait till you get there with your guy and there's a GI Joe down there or a golf ball. Or better yet, how about it doesn't work and the Section 8 inspector goes through and it doesn't work? Guess who failed inspection? You did. Now you, and depending on the municipality, you have 2 weeks to fix that and give them proof that you fixed it. Otherwise, you know what happens? The rent goes bye-bye forever. You never get that rent back. Because of a garbage disposal, they shove the golf ball in. So I get no benefit.

I only get headache.

Ceiling fan, same thing. Yeah. So wait till little Johnny jumps on the bed and grabs the spinning fan and breaks it. And carpet, out it comes. No hot and cold water handles in any of my units, right? Only one stick shift style, right? So if you have 100 units and you have hot and cold faucets, You got 2 of them. You got a kitchen and the bathroom. You got 200 moving parts. Well, if I can eliminate half of it at scale, I only have one. No spray knobs, right? No benefit there. So, you know, that's the systems run. I could talk about this all day. Like in all my basements, the day I close, one of the first things I do— in the Northeast, we have basements, right? In Midwest, not everybody has basements, but any building out there has one magic handle. It's a magic handle, and that's the master water shutoff handle, right? So you want to find that at day 1. And in the Northeast, in Connecticut where I was, that's in the basement. So I want you to go down to the basement and I want you to find that magic handle in a room full of basements or handles, by the way. So find that handle and paint it bright orange or bright yellow, something that sticks out. Because here's what's going to happen. You got a 6-family, right? And then And the lady on the second floor is calling you, oh my God, water's coming down in my kitchen. What's going on? Well, here's what's going on. Your tenant in the third floor's washer hose disconnected because in low income they do their laundry, if there's a washer dryer, and they do their laundry in the morning, the washer, and then they go to work and they run it. Well, it came across and now it's flooding. And now you got to tell your tenant, oh my God, go down to the basement and shut off the water handle. What's it look like? And you probably don't know. So paint it bright orange and all those little things. Does it matter if you have one building? Maybe, maybe not. But at scale, it makes a massive— it's geometrically getting bigger as you go. And also day one, while I'm down there painting that, I'm painting all the copper. I'm making it dirty. Once you paint copper, just spray paint it, just Mark it up. That's all with spray paint. Because once you make it, that makes the copper dirty copper, quote. Once you do that, it becomes worthless to meth heads and crackheads. And they know that. They won't even bother stealing it. It's completely worthless. Go out to your garbage cans in low-income housing. It sounds crazy, right? And I want you to pour— Yeah.

Oh yeah, listen. Yeah.

So, so go out to your garbage cans and I want you to spray cinnamon and cayenne pepper in In the can. Okay? And that'll last like about a month. And what that does is keep the flies away. All right? So you won't have any flies because trust me, the tenants aren't going to do it. Right? They're going to shove their last night's dinner just directly in there. Pretty soon there's flies everywhere. There's, you know, you're going to get the health department called. How about this one? Go into under your sink, your kitchen sink and your bathroom sink. What happens is you get the little P-trap under there, right? Well, the tenants, it's storage to them and they're not wrong for doing this. They shove all their stuff under there and You know, and it ends up hitting that little thing. What happens is a little leak develops, small leak, but what that rots out that little particle board floor under your sink. Well, get some Flex Seal paint, right? They make a paint. It's like comes in a quart and it's really thick. It's like rubber, but you could paint it on and it forms basically a bathtub underneath. So paint that bottom board and that'll buy you quite a while and create a little pool so it won't destroy your board. I could just talk about this all day. I got a million of these. So those are just little things as we asked about systems and all my buildings were like that, but you almost have to. A funny story is one building I bought, it was like 4 or 5 years ago. I learned this from another landlord is I was getting my butt kicked. I mean, it was a tough building. You know, all my buildings are tough, but this one was especially tough. The owner just needed out. I took it over knowing I'm going to inherit a shitstorm, but okay, that's what I do for a living and it pays well. Right. So I was, I was losing the battle. And so there were drug dealers all over the place, right? You pull up, there's sneakers, you know, over the telephone wires. And I mean the classic, but it was just bad. And that has a cancerous effect on the rest of the building and area. Well, doing all the things I do, it wasn't working. So I sent out a letter to all the tenants. Dear valued tenant, apologies in advance. We're working with the local police department to train their new canine drug-sniffing dog units. So you're going to see them all over the place in the hallways, in the parking lots. And we apologize in advance. They won't be coming into your unit, but they're going to be all over the place at various times throughout the day. So we're sorry about that. And then we can figure out what that may cause. Boy, they scattered like cockroaches. And it worked. So, they went somewhere else. It became somebody else's problem. But, you know, that is classic.

Why don't you do— all serious, why don't you— you probably don't want to do this, but why don't you write a book on that stuff?

Yeah, it's funny you say that. Wow. I am writing one. I'm almost done, in fact. I don't even have a name for it.

I didn't know.

So, that's awesome. No, that's cool. That's cool. I don't have a name for it, so I'm not promoting it. Yeah, I should finish it. It's been sitting on my desk forever. I got 292 of those, by the way.

Okay. We won't do it on the show, but there's all kinds of cool names you could have for that.

Yeah, it probably is.

Okay. I'll think of it later.

292 of them. Yeah.

292. Things that could go to shit. I don't know if there's a destiny. There you go.

I think you just named it.

There you go. Um, I love it. When you get that done, I definitely want to have you back on here because that book needs— that's good stuff, Ron. You say it, we kid around, but that's good stuff.

I love it. I appreciate that. It's—

speaking of good stuff, then we'll wrap. Uh, talk about the— how, in its briefest form, how you came about the, um, 31-page lease. And then can they find you and get all this, some of this stuff and share any of that contact information you want, please?

Yeah, the 31-page lease has developed over years. Many, and some other landlords have had a hand in it, eviction attorneys. It's sort of grown to that. And by the way, how sad that I need a 31-page lease.

I know. And that is what it is.

It's, yeah, that's the game they want to play. I'm Tom Brady. I'm happy to play it. So yeah, it's, they initial probably 80 times within the lease. So it is insurance companies now use it. Some attorneys actually now use it. And so I've had it for years and I just never thought I'd sell it. I just never just really was that thing. And so I bought bulletprooflease.com, the domain name. That's where people can find me. I'm on TikTok, which sounds funny for a 60-year-old guy. You know, a Bulletproof Lease. And yeah, people can buy the lease there. A couple other forms too, but it's primarily people go for the lease. It comes in Word form so they can edit it as necessary because, you know, laws, customs, and traditions vary everywhere. So you want to make it editable and it is. But yeah, that's something people can find me right on my website.

Guys, bulletprooflease.com is a serious nugget. Aside from, I don't care if you own one property, everything Ron gave you. So Ron, I really appreciate it. But in all seriousness, I do want to have you back. So get that, get the damn book done, will you? So we can—

I'm going to get it done.

So finish it. We'll dive on deep. Thank you so much for coming. Enjoy Florida. I'm super happy for you and the change you made and that you left New England.

Yeah, it's good talking to you, Chris. I really enjoyed having me on. So thank you for having me.

Thank you. All right, guys, that wraps up my time together today with Mr. Ron. Do me a favor, share the podcast, rate and review the podcast. And let's get the word out there because these are things, these are conversations like I just had that will affect people at one level or another, or a nugget or two comes out of that, or a deal is saved, or a portfolio turns profitable. And that's important for us to help spread the word and do that, guys. If you are looking to do some really cool things this year, we're in the first week of January, guys. And I know I beat this up a lot, but I always want you to do a gut check and say, did you reach your goals in '25? And if you didn't, it's okay. Wherever you are right now is okay. But let's not have a repeat. Let's make 2026 absolutely amazing. We're doing that in just a few weeks at our private bootcamp we have here at Newport, Rhode Island office. Just a private bootcamp. We built a little classroom. It's right here on site. You get to see us in action. We call live deals for you. We do deal structures, obviously all kinds of conversations that go on behind the scenes. We want you part of that. It's free with every experience level in the company. To learn more about that, just go to 3PaydaysApprentice. That's the number 3, 3PaydaysApprentice.com. If you're not already in our community and use the coupon code podcast, super, super important. Also, if you don't have our books, I don't want you going to Amazon and buying them. You can go review them after you read them there, but I want you to go to, I invite you to go to wickedsmartbooks.com/podcast. They're yours for free. We're shipping out of the office here, and it's not one of those offers that says free and then you got to put in shipping. There you go, wickedsmartbooks.com/podcast. Make it a great week. See you next week. Are you tired of the headaches that come with hunting down sufficient and affordable investment property insurance? I know I have for years and years. Say goodbye to the endless calls and stress with National Real Estate Insurance Group. With NREIG, you can actually customize your coverage And keep every property you own, regardless of the occupancy status, protected on one monthly schedule and bill. No fuss, just flexible, reliable coverage that adapts to your portfolio. Visit smartrealestatecoach.com/NREIG to learn how effective insurance can be with National Real Estate Insurance Group. smartrealestatecoach.com/NREIG. All right. Thanks for tuning in to the Smart Real Estate Coach Podcast. If you got value from today's episode, guys, be sure to subscribe so you never miss a future episode. It literally takes one nugget to access some of the things we're doing. And when you're talking the amount of the size rather of the paydays, it's an opportunity cost that you can't let go. So don't miss an episode. And for goodness' sake, share it with someone who needs to hear it. Yeah. All right. Thanks for tuning If in. you're ready to find your best path for getting started on your real estate investing journey in general, head over to smartrealestatecoach.com/getstarted. We're going to help you take the guesswork out of your next steps. See you in the next episode.