Real Estate Investing Strategies That Actually Work in 2026 (Live Coaching)

Sure. Good afternoon, everybody. How we doing? Micah, how are you?

I'm well. How are you?

Good, good, good. Micah, where are you from?

Uh, California, but I'm traveling.

You're traveling? Where are you traveling to?

I'm in Lake Chapala, Mexico.

Mexico. Wow. On vacation? Spring break?

No, I actually— I have my permanent residency here, so I can go back and forth as much as I want now.

Nice. Do you have businesses down there?

No, but I'm starting one down here.

Enlighten me.

Well, what I do right now, and I can do from anywhere, my— I'm financial services and insurance. That's how I kind of crossed over into investing. So I'm just getting started with investing. Awesome. Um, yeah, yeah. And, um, I, I will be doing a little bit of that down here because I have, um, a lot of expats around me. So there are some people that have kind of retired but they want to invest their money in things. So I got a meeting tomorrow night.

Yeah.

With somebody local.

Yeah.

Love it. Love it. Love it. So were you on our webinar Tuesday night, Micah?

Maybe it was, maybe it was Tuesday night. I just joined this week.

So she joined, it was 2 weeks ago. She was on the one, Toby.

2 weeks ago. Okay. Hey Doug, how are you, brother?

I'm good, sir. How are we doing today?

Good, good, good. I need to get Randy to schedule us a meeting probably in the morning.

Okay.

I just got back. I just landed not more than an hour ago. Was with His Royal Highness Reuben West and Brenda and the amazing, the absolutely amazing Bradley Dropping Bombs. What a two-day event that was, ladies and gentlemen. All right. Hey, ladies and gentlemen, hey, can you just fill up the whole gallery and not spotlight me? Yeah, that way I can see everybody. Hey everybody, how are you this afternoon? Do me a favor if you can. If you're not decent, then don't turn your camera on. But if you have your clothes on, turn your cameras on, 'cause I wanna see who we're talking to. Today is all going to be about— and no, Doug, yours does it every time. Oh, there you are, Doug, because last time you were on there, I just had the black screen and the Unshakeable Investor logo, but there was no Doug in the picture. Uh, I want to, I want to visit with you. I want you guys to interact. We are growing this community, I mean, leaps and bounds, absolutely leaps and bounds. Uh, we are seeing a transformation in the real estate industry. Being in the industry for 30 years I think I can say 31 now that I've— I thought I'd seen it all from the 2008 crash. And then we had COVID, then we had the high interest rate hike, which, you know, really isn't that high, but it has caused immense disruption because of the economy. You know, we had— we had high interest rates in the late '80s. And in the early '90s, '94, '95, when I got in the industry, rates were coming down and they were around 5, 4.5, 5% for a primary resident. And, and that was really good. And then we had the crash of 2008, which drove everything crazy. That's where hard money, private money lending was conceived. And it was a, it was phenomenal time from 2011 through 2019. Was probably the most prominent time for anybody. I mean, anybody to get into real estate investing because capital markets was just flooding the industry with money, with capital. They were looking to get into real estate. You had a tremendous amount of individuals trying to buy properties. There was a ton of foreclosures, ton of distressed. And people were— I mean, HGTV started their series Fix and Flip, Flip and Flop, Chip and Joanna Gaines and all that stuff. You want to let Rick Rose in? And so, and I would get on stage and tell everybody HGTV has made me wealthy because now everybody has seen the fame, the fortune of real estate investing and just want to get into it. And we as a lender, as a coach, as a mentor, was having tremendous success. COVID hits in 2020, shuts the industry down. I mean, literally puts the brakes on it harder than the 2008 crash did. But one of the things that transformed was that the Fed dropped interest rates down to like nothing. I was literally borrowing institutional money at zero and lending it at 3, 4, 5%. And so you saw this as an opportunity to really capitalize and the private sector. But then in 2022, interest rates shot through the roof and really put the brakes on everything. And in doing that, you had inflation also screaming to the top. You had cost of labor, cost of materials because of all the moratoriums of the COVID pandemic. Just caused so much disruption that it really, it really did shut down the real estate investing, put a lot of fear in a lot of people's minds, and therefore has been a tough 4 years. We are seeing a— I say all that just to give you a history lesson as to why we are so empowered right now with what we're doing in the real estate investing. We're seeing that transformation. Movement happening. Interest rates are slowly coming down. We still have a lot of noise in government. Do not get me wrong. We have too much noise in government. We have the war, which is— I had a very deep meeting yesterday with a gentleman about my take on the war in Afghanistan, Pakistan, Israel, all this. Ladies and gentlemen, I don't, I don't think it's going to turn out good. I really don't. But I can't control that. I can't stop it and I can't be in fear of it. So I have to do what I can do and, and, and live the life that I can control. And that is real estate, that is lending, that is growing and excelling. Because if it does turn out or goes away, I'm that much further ahead. And so we, we plug forward, we, we live faith over fear. Always have and always will. But with the noise there, with the tariffs, with the government shutdowns, with inflation still pretty high, cost of materials, all that, we're seeing a demand in Congress that says something has to give. Something has to give. And the one thing that's always worked in the United States is controlling money through interest rate injections. So we are seeing this noise left and right. I get on a multitude of calls with institutional capital investors and I'm talking Wall Street gurus, the big boys, and they are seeing the opportunity to start evolving. Now, most institutional investors are not like stock market institutional investors. So in the stock market, when you see a stock that has hit its floor, you'll start seeing institutional buyers start gobbling up share after share after share, and that price will start growing. And you got to jump in pretty quick because they're going to hit a ceiling and then they're going to dump it. And you got to get in and ride that wave up and then dump right when they do, or you will lose your shirt. In real estate, it's almost opposite. In real estate, the institutional investors want to wait to see what the market is craving, what the market is dictating. And so we're seeing the market saying enough is enough. I know that 2 years ago there was 6.5 million individuals who needed housing that could not find housing, could not find or afford housing. That number has gone a little over 7.2 million today. The meaning there's more and more people moving out of mom and dad's house, moving out, moving, getting out of college, moving into society who need housing that can't find it. It's not available. And what is available, they can't afford. This is where investors like you, like me, like everybody now can capitalize. And so because we see this trend happening and it's like turning the Titanic, it won't happen overnight. But if we're not in front of it, we will get mowed over. So we as a company, a 30-year veteran, is putting tools, resources, and programs in place because we want our team, our people to be in front of it, to capitalize on the opportunity as we see fit and as it fits their program and their plan. Hey, Rick, how are you, buddy? How's Canada? Did I catch him asleep? Where'd he go? There he is. Canada good, buddy?

Raining with about, uh, 40 or 50 mile an hour winds up here.

Wow, that's almost like a tropical storm.

Over in Michigan, they're talking tornadoes and all sorts of stuff.

Wow.

Right here now is— but it's supposed to be, you know, 80 degrees or something by the weekend.

I don't know. All right. Well, good seeing you, buddy. Good seeing you. Rick is one of our fellow partners in real estate. Rick has been around a day or two longer than I have in real estate. The problem with Rick's knowledge, it's all that Canadian stuff. He doesn't have any U.S. knowledge. And I don't want to hold it against him because a house is a house is a house. But what we've always learned in real estate Rick, location, location, location. Right.

And that means the United States.

That's right. That would be the United States location. That's right. You're not wrong, buddy. You're not wrong. So, but what I want to do, this is the ability for anybody to bring us a deal, bring us a scenario, get coached, get educated, ask questions. This is an open forum. We are launching this. I just lost everybody. There you go. What'd you do, Nick? You killed me. This is an open forum. We are running this with our coaching program. We have launched some amazing— if you have been or have— if you have not been on our webinars Tuesday nights, you're missing out on the tools we're rolling out. I was just— as I was just mentioning before a lot of you got on, I just landed. We were in Vegas for the last 2 days, not gambling. But doing a podcast with Bradley. If you don't know who Bradley at Dropping Bombs is, ladies and gentlemen, you need to look this guy up. He is profound. But if you want to get branded, you want your message out there, you want the world to know who you are, what you do, this is the guy to go see. To be my second time being on his show and it's growing immensely. We need to get this message out. We need to let the world know. So tonight and every Thursday night at 4:30, we are opening this up for anybody to jump on and say, hey, I have a question, I have a property, I have a scenario, whatever it is, you let me know. And Nick, I did not bring your property with me. I'm sorry, buddy. Did you— so you can pull it up and we will go over it. We will analyze it. I will coach you on it. I'll tell you my 30 years, 13,000 transactions, $1.8 billion of education opinion. And that's all it is. Okay. So who wants to go first?

I do have a question.

Fire away, Michael.

Do you guys work with the, like, single-family packages that are vacant? Um, I, I, let me, let me give, let me give a little background here. I get deals that come to me constantly from, from people who either want me to match them up with an investor or they're looking for money for funding. So I've got a package deal right now in Macon, Georgia with 4 properties in it. One's not vacant. Um, one's producing $750 a month. But all 4 deals, the other ones are empty and they're all 4 for $150,000.

Are they rent ready?

I would say the 3 probably aren't rent ready. Probably just the one.

Just the one. Okay. So we have an investor who has a portfolio of properties he's trying to liquidate, and he brought it to you to either you buy it or you find somebody to act on it, right?

Pretty much, yes.

Yep. Perfect. So this is where this would transact, Michael. So this is the platform we're building. What we would do in future is you would— I would help you create a pitch deck to pitch this to the community. And if anybody wanted to jump in and partner or buy, they could try and say, hey, Micah, I'm interested in that. Let's talk more. And then you could put that deal together with them. It may even be a deal to where I want to be a part of it. So what we will do is, and if you want, we can go through the properties right here live and look at them all and kind of do an assessment.

I have— I'll wait and see if anybody else has anything else, but I do have the addresses and everything right here.

Ready?

Okay.

All right. Perfect. Nick, let's look at that deal that came across. So we've got a deal, a duplex here. Where is this located? This is in Plano, Plano, Texas. Yeah. Okay. This is a duplex in Plano. They've got it listed around $475,000. And you want to pin it? I did. It depends. You have their view. Okay. As long as they can see the whole property. And so, but we believe that this— the seller's kind of desperate on it. And so what we would do is we would analyze this property pretty quick. And here I'm going to show you guys one of my tools. If you haven't had the opportunity to experience my Amazing tools. Hey, Toby's AI, I've got a property that I want to— I want to check the neighborhood before we go into the details of the property, but the address is 3908 San Mateo Drive. It's a duplex and it's in Plano, Texas 75023. Both units are available. Tell me about the neighborhood, the days on the market, and is this a good investment area?

Here's what I found. 3908 San Mateo Drive in Plano is a newly listed duplex at about $575,000. The area in zip code 75023 gets high marks for schools and family appeal. With a median home list price around $450,000. Safety is a concern since the area ranks low on national safety comparisons. Similar homes nearby average about 77 days on the market, but this one just hit the market.

All right, so I'm going to upload some pictures to you. I want you to kind of go through and tell me what you think the scope of work looks like. Okay, sure thing.

Once you upload the pictures, I'll break down what I see and give you a rough scope of work.

Work.

We'll talk about which repairs are essential and what they might cost. Go ahead and upload them when you're ready.

Both sides been naked for 2 years. Stay right there. Okay. Okay, a little bit more right there. One more. Go ahead. That it? Yeah, I got more. It's both sides of the—

got it. From the photos, here's what I'm seeing. Outside, the driveway has cracks and the landscaping looks neglected. That means concrete repair and a refresh on curb appeal. Inside, the kitchens are dated. Cabinets, countertops, and appliances all need upgrading if you want competitive rents. Bathrooms show old fixtures and worn tile. You'll need new vanities, toilets, and probably retiling. Flooring throughout looks like a mix of old carpet and tile, so budget for new flooring in every unit. Paint on the walls looks tired. You'll want to repaint top to bottom. Overall, that's a full interior cosmetic rehab, plus some exterior work. For a duplex of this size, that could be anywhere from $40K to $70K depending on finishes. Does that line up with what you were expecting, or do you need me to dig deeper into any specific area?

So I think that's right in line with what I was looking at. Structurally, it looks sound. Of course, we have not walked the property, but I think it is a true cosmetic redo. Um, I like the analysis, uh, but you came back— I wanted to get some clarity on the safety. The, uh, you said for the area it had a low-ranking safety. Can you elaborate on that a little bit more?

Sure. The data I pulled shows that the 75023 zip code scores lower on national safety metrics. That usually means higher property crime or more police reports compared to other areas. Plano as a whole is generally safe, but this pocket might see more incidents. I'd want to check local crime maps and talk to neighbors before pulling the trigger. Are you comfortable with that risk if the numbers still work?

Let me ask you another question. Look your— go through your database. How far is the closest Starbucks?

Closest Starbucks I found is at 8255 Preston Road, Suite 100, in Plano. It's a short drive from 3908 San Mateo Drive. If you need more specific details or other nearby options, let me know.

Is there any, um— no, I think I'm good, thanks.

It sounds good. You've got the neighborhood basics, the rehab scope, and even the nearest Starbucks. What's your next move on this duplex?

Oh, I forgot to ask you, based upon if we do a moderate cosmetic rehab, uh, both sides, what is my average rent on that property for that area?

In that area, the average rent for similar properties runs around $2,300 a month, and the median rent is about $1,900. 3-bedroom homes in that zip code often rent between $2,300 and $2,600 a month. For a duplex of this size, you could realistically expect each side to rent in the range of $2,400 to $2,800 a month, depending on the finish level.

Perfect. That's what I needed. Thanks, sweetie.

Glad to help. Now take those numbers and figure out if the cash flow meets your standards. If you need more, you know where to find me.

Have a good evening. All right. So there's how we analyze the deal. Now, this deal came to us earlier today. The person could not be on the call. They sent us the address. I like this deal. It's in Plano. It's in our backyard. But this is a deal that we would now go into a deeper dive. And these are the kind of tools— this is just one of the 4 or 5 tools. How many we giving away now, Nick? Too many. One of the many AI tools that we give you so that you can analyze a property. I haven't driven the property. It's newly listed, as you saw. Um, it is listed. I don't like listed properties unless they're brand new or old, meaning you get within the first 5 days of a listing or a listing that's 100 days or longer. Other than that, I'm not interested. I want off-market deals. but we know the seller, we have an in and it's brand new. We might be able to come in there. And as you can see, it's vacant. They're not making any money. They're spending money on it. And so we could probably go in there and clean this thing up and collect another $5,000 a month in rent. This could be a pretty good deal. I need to dig deeper into the market, the area, the crime area. There's 3 things that you need to fully understand. Is the area in demand? Is it— is housing valuation starting to climb? Number 2, is it close to Starbucks? This, I'm telling you, I know you guys probably laughed when I asked that question. I don't drink coffee, but most of society does. And everything— Starbucks is an anchor for everything developing in the United States. If Starbucks, Chick-fil-A, or Walmart is going in, That area is getting ready to explode. So you want to make sure that's there. And then number 3, crime rates, all that. We need to make sure that we're not in a high crime rate because nobody wants to live there. They're moving out. So we want to dig into that a little deeper. Christine, Whole Foods. Yeah, Whole Foods. Yeah, yeah. Any, any of those anchor stores. I just— Walmart came to mind first. But you're correct. Any of those anchor stores that are coming in or already there, you know that people want convenience. Starbucks seems to be the biggest anchor right now going on in the United States for whatever purpose. I don't drink coffee. I don't know the pull from it. I think they put heroin in the coffee. I really do. I think that's why it's so addicting, but I can't prove it and I can't say that. It's just my opinion. All right. Anybody else? So let me ask you guys this. What do you think about that analysis? Anybody have a different opinion? Rick, you're the real estate guru of the day.

That's the first time I heard it, buddy. That's absolutely incredible. Matter of fact, if I wasn't married, I'd be asking for her phone number.

She's all mine, buddy. She's all mine. Now, I will lend her out to you, uh, when you become one of the students. I do. She is the one that I will share. The other two wives I have, I can't share. Uh, they would love to share me because they're tired of dealing with me, but I can't share them. But she is the one person. And I tell you, the tools that we have, ladies and gentlemen, are profound. I can't, I can't overemphasize it enough. But any other opinions on this property or the way we analyzed it?

I think you'll find it doesn't positive cash flow very well. You do the deeper dive into it, but They were asking $575,000 for a duplex.

Yeah. Yep. So you're at— we believe we could scoop it up for $500,000. That puts you at $250,000 a side. That puts you at— yeah, you're at $2,300 a month on the note. We would have to do a real high-end— we would have to be able to scrape the $2,800 a month on the rents. And I would have to do a deeper dive on that. And it may be— so this is where If we went into our analyst, I would punch all that in and it would tell me where my max allowable offer would be. It may not cash flow, but this is where— here's what I want everybody to understand. On the surface, this might look good. You then go through our tools to solidify whether it's still good. Like Rick said, if you could buy it at 500, you're 250 aside. You put $30,000 in each side. So now you're at $280,000 a side. And then therefore, what's your rents? Your rents would probably have to be closer to the $3,000 to give your cash flow. And you don't need a lot of positive cash flow. I will tell you, there's a lot of school of thoughts for rental properties. My school of thought is all you really need is for it to break even, to cover your debt. From there, you're getting, uh, equity. You're building an asset long term because in this neighborhood in Plano, it's one of the fastest growing appreciating areas. And when real estate is on the move, Plano appreciates about 22%. So if I'm making 20-22% a year appreciation and my note's coming down, then I am making great retirement money. So those are the kind of things. But I think Rick is really on target. If there's no structural, if there's no major MEPs, plumbing, electrical, HVAC system issues like that, if that's all solid and it's all only cosmetic, I think we could maybe negotiate it around a $470,000, $475,000 and make the deal happen. I don't know if they'll come down $100,000 yet, but who knows? Here's the deal. You won't ever know till you ask.

And actually, Toby, with that property with an ARV of $650,000, if you bought it at $500,000 and put, say, $70,000 in it and it was worth $650,000 and you pulled $2,500 on each side, estimating about $500 a month in taxes with about $160 a month in, per month in insurance, which should be in line, you're at a 2.3+ DSCR.

Yeah, yeah.

So, and that's at $2,500 a side. So you, so you wouldn't have to maximize the $2,800. You could even keep it even a little lower to stay competitive, but it's still— it'll definitely cash flow.

Yep. No, you're absolutely— and, and that's where we would want you. Now, everything that we teach, everything that we do, there is a deep dive to be done and to get you absolute facts. One of the things that I want to teach, coach, and mentor is remove the emotion. Remove the emotion. The industry's been so dry for so long. Our students are so emotionally driven to do a deal. They're taking everything that comes across their desk, and we have to really kind of be bad parents, I guess is the, is the right word, and tell them no. Say, I'm, I'm not doing this deal. Now, if you want to put your own money in it and you want to go down that road, go ahead. And I will coach you all the way into bankruptcy if need be. But I'm out. And so there are some deals that we will partner on. There's deals that we did with some of our students where we partnered on and we all made money. There's probably more deals that I've said no. I wish Rochelle, Rochelle had to leave. But my lead underwriter, you know, we turn down more deals than we do because they're just too skinny. And I don't need the deal. I want the deals. And there's a difference. So I want you guys to understand that. And Doug, I think you're right on target there, buddy. Micah, do you want to go over your deals? Okay.

I can read off what I had. I was trying to pull them up on Redfin. Um, I only got one up so far. It's hard for me to pull up more than one at a time. I was trying to use multiple pages, but I can start off with the address of the ones I do have.

Why don't you give me the address of the one that's rented? Yeah, and then we'll pull it up here.

Okay, so the one that is rented, address is on 3751 Travis Boulevard. And if you need a zip code, 31206.

Macon, Georgia?

Yes, Macon.

Okay, Macon. Okay, so, um, valuation about $78,000. This one's rented. Um, yeah, let's go through the photos. Um, nice Very well. Go back up, back up, back. How do you watch that TV with that wall? Can you all see that wall? That would make me dizzy. You got to be stoned or on acid to watch TV with that background. That is like a funhouse wall. Look at the furniture. All right, go ahead. It matches. Yeah, they've got a theme. They've got a theme. There's no doubt. Uh, we've got— it looks like— is that— that's a bathroom, right? Yeah, so that's updated. That looks nice. Walk-in shower. Holy cow, that— I'm dizzy already.

No, so kitchen.

Yeah, so I, I'm, I'm assuming the tenant did all this, not the owner, because this is cabinetry. Everything is this black and white theme except for the outside. Okay. All right. Uh, very interesting house. Uh, they got it valued at $78,000. I'm gonna write that down. So, uh, I know it's a package deal, right? So we got this one correct.

Um, he has it in the package at $75K.

Okay, part of— okay, so that's what— all right, perfect. What's, what's the next one?

Uh, 3491 Bond Street.

3491 Bond. Yeah, like James Bond.

Yes. Um, 31204.

Okay, there it is.

I couldn't pull any pictures from the inside.

No. Um, yeah, I think Redfin. Did you look at Redfin, Micah?

I say, yeah, that's where I was.

I was at Redfin. Okay. Uh, is there a realtor? No. Okay, all right, so we got trees blocking that one, so that one's tough. That looks— so that's, yeah, 800 square feet, 22.

They only want $21,000. That's $21,000 in the package. Okay, I'll give you the next one if you're ready. Yep, 1154 Bartlett, exactly how it's spelled, you know, sounds B-A-R-T. Yep.

Uh-huh.

Yeah, Avenue. Okay, same, same zip code, 31204.

Is that it?

They want $19,000 for—

they had the price for all the lumber they used to secure it back up. Yeah, so, um, here would be my advice. Let's just play this out, Michael.

Let's say this, uh, Seller Toby, I got to stop you because if you're going to, you're going to call my name a lot. It's Mika.

Mika. Oh, please do correct me, please. Because, yeah, it's about a 0.4 font on the screen.

So it's Mika.

All right, Mika. Perfect. Mika, if I want to play this out, if you were saying, hey, I'm looking at buying these properties, I would tell you no.

Okay.

I would tell you no. Now, the first one, it's rented, it's stabilized. Unless you have a profound construction crew that you've worked with and they are aces, I would say do not do these deals because these are— I just can't make any money at them.

Got it.

Same time. Yeah. Yeah. Now, I know they're in the same neighborhood. They're, they're all right there. But you're gonna be— so, uh, and how much was that one priced at?

Uh, $19,000.

$19,000. And then the last one?

The last one is $32,994. Lansing Lane. So L-A-N-C-I-N-G, and the zip is 31217. Supposed to have a brand new roof, he said.

Hmm, okay. Yeah, so nothing's been done with these properties. Is this a wholesaler? Is it— this is a whole—

yeah, it's pretty much a wholesaler that said it.

Yeah, okay. And how much are they wanting for this one?

$35,000 in the package.

$3,500?

$35,000 for this house. He has that one under $35,000.

Sold for $19,000. Yeah. Yeah, they're just the whole summer. So yeah, I would, I would, I would not do these deals. I can't make money on properties this small. There's— let me, let's, let's, let's talk to AI real quick. Hey, I've got a, a portfolio package here in Macon, Georgia, 31217 zip code and 31206 zip code. Tell me about those zip codes. How promising are those for real estate investing?

In Macon's 3127 zip code, homes are selling around $130,000, and rents for 3-bedroom houses range roughly from $1,300 to $2,000 a month, showing some price growth. In the 3106 area, median home values are closer to $75,000 with rents around $1,050 a month, and values have been slipping. Overall, Macon's housing inventory is up and rent growth is flat, so you'd need to buy low and manage costs carefully to make the numbers work for a long-term hold.

What's my price per square foot average on those properties?

In Macon's 3127 zip code, homes are currently listed at about $86 per square foot. In the 3106 zip code, the average listing price is about $85 per square foot. If you need more details on sold prices, just let me know.

So if we did the simple math on that, uh, Mika, We go back to the other— go back to the other ones that need so much work. So let's just make an assumption. Uh, let's make an assumption. So this is 800 square foot, um, and we were talking about, um, price per foot.

That really bad one was Bartlett. Yeah, 1154 Bartlett.

1154 Bartlett. Yeah. And that one was $19,000 though, right?

Yes.

So $19,000. It's a 1,500 square foot house. So I— based on what it looks like, let's just say we could get in there for $50,000 rehab, which I don't think we can. That puts you at a $70,000 cost on an $80,000, $85,000 house.

Got it.

And that's where I— that's where it gets thin real quick. Now, if we were able to, you know, and I'm assuming the way it's all boarded up and all the bricks and all that, I'm assuming it's probably gutted or needs to be gutted down to the bones. You know, electrical, plumbing, HVAC, all that has to be done. So I'm going to go high on that rehab. And I think $50,000, $55,000 for a 1,500-square-foot house is low. I think that it's just going to be a tough It's going to be too thin. How many deals? Let me ask you this, Mika. How many deals have you flipped in the last 24 months?

None.

Okay.

And this time I'm literally, like I was saying, Toby, because I'm getting so many deals coming back and forth to me for either helping them to find something or find the money, I'm starting to get into it for myself now.

And that's perfect. So you're in the right time, but these aren't the right deals because they're going to take so much time and energy and you don't have a crew. Now, here's— here's— and I'm not bragging, but if these were in my— in Texas, in my Dallas-Fort Worth area, which is about an hour radius, I would take these on because my crew could be in and out of them in 45 days and I'd have them back on the market and I'd make $10,000-$15,000 net