263: Cop Buys Over 100 Income Properties Starting With Just $1,000 While Working Full-Time

Welcome to the Heroic Investing Show. As first responders we risk our lives every day. Our financial security is under attack. Our pensions are in a state of emergency. A single on duty incident can alter or erase our earning potential instantly and forever. We are the heroes of society. We are self reliant and we need to take care of our own financial future. The the Heroic Investing show is our toolkit of business and investing tactics on our mission to financial freedom.

Welcome to the Heroic Investing Show. This is your host Jason Hartman and we are here to talk about profit strategies, retirement strategies, financial freedom for first responders and that is you. You're providing a very important service to our society and we want to make sure that you are not dependent on the system for retirement, for your financial freedom and for your financial reliance. So today we have an amazing story of a gentleman named Mike Butler who comes to us from Louisville, Kentucky. And Mike was a full time police officer. So he was busy full time doing law enforcement. And as he was doing his job as a cop, he was accumulating income properties and he has over 100 income properties and he did this all in about five hours per week over the course of several years. So you can create a lot of wealth through income property investment and you can do that while you're doing your full time job as a first responder. He is the author of Landlording on Autopilot, A simple no brainer system for higher profits and fewer headaches. And we will be back with the interview with Mike in just less than 60 seconds here on the Heroic Investing Show.

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My pleasure to welcome Mike Butler to the show. He has got a fascinating story of how he created really a small image through his real estate investment starting as a police officer. He's now retired as from law enforcement but he has a giant portfolio. He's created products around his real estate investment business and it's just great to have you on the show. Mike, welcome.

Well, thank you Jason.

So tell us a little bit about your background. It's pretty fascinating if you want to go through what you did before getting robbed and that sparked your law enforcement interest, then real estate.

Okay, so I'll try to guess what kind of questions that you might ask about that. But before law enforcement, I was a store manager for chain of supermarkets in southeastern United States called Winn Dixie. In fact, they made a movie about a dog named after him. But it's a large chain. And during this time I captured many shoplifters. I got to work in a not so nice neighborhood, and that ultimately led me going to court. And I got very interested in the criminal justice system. Then one evening, while making a company required nightly bank deposit with an armed guard walking beside me, I got a big cold metal revolver shoved right into my nose by gun waving, whacked out dope fiend.

Even with the guard there, huh? Wow.

This guard's twice as big as me.

And I'm not.

I'm not a little guy. And they took the guard gun, both of our wallets, and the bag containing Winn Dixie's bank deposit. Now, this was a life changing moment for me and it began my process of becoming a police officer, including the huge pay cut that comes with it. So in 1987, Jason, I got hired as a police officer in my hometown right here in Louisville, Kentucky. My starting salary, 17,000 potatoes. I was married and had two young, beautiful, healthy daughters. And I love law enforcement. I just think it was the best job I've ever had on the planet. And not only a police officer here in my hometown, but then a pursuit of other things within that to advance yourself. Like, I became a certified field training officer to train rookies and then got promoted to district detective. And what was kind of neat, Jason, I got to work the same neighborhood I grew up as a kid. So needless to say, I developed a huge list of what we call confidential informants. And I was solving cases left and right. But not only good police work on my part, but I had a knack, or I developed and polished a pretty unique skill to get bad guys and gals to talk to me, to spill the beans and to share their entire story, or ratting, whatever you want to call that, on all of their friends and who else was involved and who else did what. And so it was very common. And I didn't know that this was not common, but it's very common for me to get started on, let's say, one burglary report and end up solving 15 or 20 different cases because of the spiderweb effect in the network that you get exposed to by getting folks to talk. And what's really Interesting. Still baffles me today. I still have, I got two little brothers that are still on the police department. Department. Jason, you can get this. As you. As I just told you, I get folks to talk to me. And so I had a unique skill for that. And many times after they talked to me, spill the beans. We do. To take their statements. And whether written and or audio, then they would thank me and shake my hand as they were led off to jail.

Wow, that is rapport building if I have ever heard rapport. That's great.

Exactly. And then they say if they happen to go to trial, they do the same thing and shake my hand and say thanks and away they go to prison. And even while they're in prison, they would still call me.

Amazing.

And even today, even today, I've been retired for over 10 years now. Some of those that were lifers and in there for a while for bad things they did, and I put them away or was involved in putting them away, they'll still call the police department looking for me. And I know that for a fact because I still have two younger brothers that are on the police department that those calls get routed to them. So pretty fascinating.

That's really amazing. You observed your fellow police officers who were retiring and it just wasn't enough. And I think that's really what spurred you to start doing your real estate investing. Right. Is that you?

Sounds like you read the book.

Yeah, yeah, absolutely. And. And that's landlording on autopilot, by the way. We're going to be going through some of the topics in the book there today. But what was the revelation there? I mean, what, what did that look.

Like early on in my police career, I'm gonna say within the first six months, I would see what you'd call veteran seasoned officers who were close to retirement and retirement 20 years and out. Now, that's when you could start drawing a pension. And they would get flabbergasted at the bosses, throw up their middle finger and say, I'm retiring, I'm out of here. They couldn't live on their pension, so they would get a job like being working graveyard shift garden horses on the backside of Churchill Downs or go get another job somewhere else. So it was not enough to live on. I'm like, I don't want that.

You can't depend on the system, can you? You've got to create your own financial security.

That's true. And many of them would work what we call off duty jobs. You know, go sit in the parking lot somewhere, do a Church picnic or.

Sit in a bank, security guard work, stuff like that.

Yeah, where you're trading dollars or trading hours for dollars. And I just thought I was smarter than that. And so I discovered and thought about it, but I didn't have any resources and didn't have any money. But I thought real estate be pretty cool because how about this? What else can you buy that doesn't cost you anything? If you do it right, somebody else will pay for it. It puts money in your pocket every month and it goes up in value. Now, it's definitely old school, not in today's market, but that's the way it was then. And so I raised both my hands up and said, I want to play. And so that's what got my interest going and I got started. I felt like I had a lot of obstacles and hurdles to conquer because me and my wife, we only had less than 1000 bucks in the Louisville Police Officers Credit Union to get started.

I want to go through how you built your considerable portfolio, but first of all, let's kind of work backwards for a minute. How many properties do you own now?

100. I don't like to count on them. I mean, when I was growing my empire, Jason, I think I counted when I got to 10 and 25, maybe 50, and then the ultimate 100. But kind of after that, you were scared to look.

So it's over 100 somewhere in there, right?

Oh, oh, Lord, yes.

Yeah, a lot over 100. They all single family homes or apartments?

I would say probably the biggest percentage is single family homes. And that's how it got started. Then we've got apartment communities and we have commercial as well.

And where did it start? You bought a HUD house?

Yeah, a little two bedroom HUD house. And it was actually on my paper route, so I was very comfortable with the location. Knew it like the back of my hand. And it was a stinker. It was filled full of animal urine smell and. And it was pretty daggone ugly as far as that goes. I renovated it with my own two little hands in 13 days, put a tenant in it, and I still own it today.

And how much did you buy that property for? Do you remember?

I bought it. Yes, sir. Re bought it for 17, put 2,000 in it, had it 19 and rented it out for 350amonth. Back then I was putting about right at 200 bucks a month in my pocket.

And what year was that?

1989.

89. And what is it worth now?

It depends on what kind of. What kind of appraisal you're going after if you wanted, if I wanted to retail it and I was going to do seller financing myself, probably 64,000.

So it's tripled. Wow. Isn't it amazing how quickly the years pass and what kind of wealth you can build with income? Property? It's just phenomenal. One of the benefits you didn't realize is the tremendous tax benefits that came. Property. Yeah, yeah. I mean that was just a huge bonus in addition to the other things you already mentioned, right?

Yes, absolutely. I was totally in the dark, did not understand it. You know, I was raised with two syllable words for the most part. And this thing called d Pre Shi a shun hurt my head. I didn't understand it. But it's a great, great CPA and still have him today, trained him very well. They view real estate when you buy it. Other than dirt, you cannot depreciate dirt. But everything that's, that's installed or built on that dirt.

The improvements, they say.

Yeah, the improvement, they say it has a life. It's a residential real estate. The house that's sitting on there has a lifespan of 20 a half years. So if the value of the house, not the dirt is 27,500 bucks, well then you get a thousand dollar a year Phantom write off or business expense just for owning it. That's the simple version that, that is.

A non cash write off. It's a phantom tax deduction that you don't have to cut a check to get. So it's, it's just a fantastic thing. So what happened? How did it progress? So you bought that one property and then what happened? You got it rehabbed in 13 days, you rented it out, you put positive cash flow in your pocket. How do you get to a hundred plus houses after that?

And what I did with house number one, which was interesting, is I tried to refinance the thing and everybody was telling me no, no, no, no, no. The very last one that I approached said okay, well they came out and they appraised. I remember the guy's name, he's dead now. His name is Charlie Aukerman. And they came out and appraised that house that I bought for 17. They praised it for 30. Now these are little bitty numbers compared to some markets in the country like California, New York and Florida. But look at the percentage. I bought it for 17, appraised for 30. Just add a zero to it. You bought it for 170 and appraises for 300,000.

Yeah, amazing.

So the percentage was pretty Far fetched. Long story short, I've refinanced that thing about a month and a half later and walked out of that closing with $5,000. That's the most amount of money I ever had in my hand personally. Not counting working at the Winn Dixie Food store. And then a house across the street, already pretty. Already dialed up. There was a for sale by owner sign, the front yard. Exact same house across the street, pretty. All the work's done. So I knew that mine just appraised for 30. I went over there and bought this one seller financed for 25,000. And he was trying to. He charged me like 13% interest. So I refinanced him, cashed him out. My wife said, whoa, slow down, big boy. It's too good to be true. So let things sit for a while.

Right. And how long did you let them sit?

She gave, made me sit for a year.

Wow.

Then I had 8,000 in the bank. And she says, okay, you can do it again. And I took off and haven't looked back. And so that year when she gave me permission, I bought 12 houses that year, which is one. One a month. And then there was one year. Yeah, one a month. The first year, about 12. Then I set a goal. Actually, I didn't have a goal then. Actually, then I set a goal the next year to buy one a month. And I bought 18. And then at the end of that year I decided, okay, let's get serious with this. I don't want a job. I want real, true financial freedom for me and my family. So I was going to set a goal for two a month, which would be 24. And I went down to a conference in Florida. And back then, the buzzword rem. Remember this? I don't know if you're old enough, Jason, but remember quantum leaping your goals?

Uh huh, yeah.

So I took my goal at 24. Quantum leap debt times 4 to 96, set a goal for 100.

And there you are. And you were working full time as a police officer all the way through, right?

That's right. So I set a goal to about 100 one year. I fell short. I was not a loser. I was just a star. So I ended up doing 84 deals, adding another 54 properties in my rental portfolio. And I did that for several years in a row.

Really, really amazing. So what are some of the things that you had to overcome as an investor to get there?

Cash was definitely one, so that's what forced me to buy without banks. And so I learned how to do that. The other one was knowledge. Now at the time I didn't know that. Keep in mind that I am this young, pretty sharp whippersnapper on the police department and all the legal things, you know, living in the courthouse, going in there several times a day in my law enforcement career, it causes you to be confident about yourself.

Okay?

So I did not have any knowledge or expertise in the world of real estate and I was operating very dangerously. So one of the huge hurdles and obstacles to overcome was accepting that, that I didn't know everything, that I was not an expert. And this fellow that I bought that second house from, that for sale by owner, he kept inviting me to go to the local real estate investor meeting association meeting. And it took me about 16 months of him pestering me.

But I did.

And through that, by attending those meetings, I became very excited and I was a sponge for information, Jason, just like your listeners are right now. And not only did I attend the meetings, I became very active in it, got on the board. I'm a two term past president and did three years on the board of national association of Real Estate Investors. So because of my education and the resources learned directly and indirectly through that local group, I'm here talking to you today.

Amazing. You just got in the network, you learned what you needed to know and most importantly, Mike, you took action like so many people. They just, I don't know, they're waiting for something outside of them to happen. They're waiting for everything to be just perfect. Your deals and your experience and getting to over 100 rental properties. Was it perfect? I mean, did you have problems?

It was not perfect. I would say I was very, very lucky in the beginning. Something as simple as title insurance, you know, trying to blame it on the attorneys, but you need to have that. We don't have time to touch that. But another huge handicap that I had, Jason, I want to share with your listeners is time. How in the world could I pull off or even fathom thinking about actually achieving a goal of buying 100 properties in 12 month period while working a full time job? That forced me to a whole different mindset of becoming the most efficient that I could be? Because I had about five hours a week that I could devote to my real estate business? Isn't that insane?

Let me take a brief pause. We'll be back in just a minute.

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You were working full time. So what did you do? I mean, you had all these different parties you have to deal with. You've got the seller, you've got yourself, you've got your various team members, attorney doing title work, you're running around with documents and getting the financing arranged. Yeah, I mean, even if it's seller financing, you gotta arrange it. Inspectors, probably. Appraisers, tenants. How do you do it?

Okay, I'll give you the short version there. Do a typical investor today, Getting a green investor, just getting started. They'll pull up a lead, a prospect, whatever. They'll do their homework, their due diligence, location value. Then they'll go inspect the property, come back, chew on it some more, and before they even make their offer, they could have three, four, five hours in it or more. Right. And so what I got good at is I did not have time to do that. So what I would do back then we had newspapers, Sunday newspapers with classified ads. There wasn't on the Internet. So just adjust what I'm telling you to 2010. But I would take that Sunday classified and I'd go shopping in there and I'd look for deals. And then I had a good realtor buddy who gave me access to the MLS in my town. So I get online, get on the computer, and set myself up a search for what they call hot sheets. And so on Sunday and Monday, I would go through and pick perhaps, let's say 60 or 80 prospective leads. And I'd do a little bit of homework on them. And then I go through and try to pick, let's say my best 20 or my best 15. Most of the time is about 20. And I do that at home. I could do that late night, anytime, 24, 7. And on Monday or Tuesday, I would identify my 20. And I would call throughout. Whenever I could work it into my schedule. I would start calling Tuesday or Wednesday, making appointments to see these properties. On Saturday morning, I'd start in the war zone, where bullets fly around, you know, at night, But I'd start in a war zone. 8:30 in the morning.

Most of the hoodlums are sleeping, right?

Exactly. Yeah, you got it. I started 8:30 in the morning on Saturday morning in the war zone. And then just map it out geographically to where it would end up at Hooters by about lunchtime.

Delightfully tacky, yet unrefined. I love Their slogan?

Yeah. And do this kind of like in 15 minute blocks or windows, for example, house number one, tell the folks you'll be there between 8:15 and 8:45. House number two, between 8:30 and 9:00 o', clock, house number three. And you can visually map this out. If you got three of them in a cluster a block away from each other, you can knock out all them. And I would literally walk around the outside of the house one time, taking notes, walk through the house. And I would be in and out of the house in about five to 10 minutes. And I carry little index cards and I'd make my notes on it. And so I could go through and evaluate 20 properties between 8:30 and noon. That might be 18. On some weeks it might have been 24. Now I would not do it back every week, back to back. I would do that, say twice a month. Here's the thing that'll blow your mind, Jason. I made offers on. Guess which ones.

I don't know how many?

Every one of them.

Every one of them. You made an offer, huh?

Every single one. Okay, so if I, let's say I do 20 on the first Saturday, how many offers I got out there?

20, did you say?

Yeah, yeah. Okay. So then I, two weeks later, I do another one. Now how many?

Another. So you got 40, then you do.

It again, you get 60. So it became a numbers game. And so then as you get more deals cranking, you could slow down. Maybe I did them once a month, maybe I do it once every three months. But then I would have deals and things coming in the pipeline. And then my bosses, my sergeant said, hey, I want to go along with you.

It's a ride along, just like with the police department. It's a right.

Very contagious. And that's, that's the short version.

Now I'm curious though. Did you ever. I bet I know the answer to this, but I'm not sure. Did you ever sell any of your properties?

On a rare occasion. And here's what would, here's what usually happened. I discovered early on that I wanted to have a full time handyperson that I could control. Being the best in the business as far as like property management, like ups, go fix this faucet, go do this, go do that. But I had to keep them busy. So what I did is that I said, okay, if I do a buy, fix up and sell, I could generate 25, 30, 40,000 bucks and that would pay for Larry and Darrell for the whole year.

Right. So you had a flipping strategy along with your long term buy and hold strategy, then it sounds.

I don't like that flipping strategy at all. I don't like that word. All right, Turn retail, some buy, fix, upsell. But that was one in the very beginning because I didn't have the number of houses to have somebody to do this. Because I'd ask myself, how many houses would I have to own to be able to pay somebody do this? How many houses would I have to own, have somebody do? And then the other thing is, when I started getting some deals, I can remember January one year, Jason, having 17 deals in the pipeline. And so then what you do is you start cherry picking them. Why set, why let 10 houses sit vacant for two months till you can get to them? Then I would, okay, somebody wants to buy one of these, give me 5,000, you can have it. All right, and give me 10,000, you can have this one. So I would wholesale some properties like that. Not a bunch. But only when I got stacked up now with cherry pick the best ones. Okay, I got 10 of these. Let's see which four are the best. I'll let my six worst ones out of this batch of 10 go to Bill and Chuck and Cathy and whoever.

Yeah, good plan. So the reason I asked you about selling properties, Mike, is that I find a lot of investors sort of shoot themselves in the foot because they sell properties rather than weathering a storm. They have like one bad experience, a bad tenant or something like that, and it like ruins their whole plan. There's just not enough persistence, I don't think, and tenacity in terms of keeping up with it and really keeping the long term goal in mind.

You're absolutely right. And you got to remember, think of the most successful people that you know, Jason. They're very, I mean, you can rattle them off. You've had them on your shows. What qualifies you as an expert?

It's solving a lot of problems, I bet.

No, I made more mistakes than anybody else.

Right.

So that makes me an expert.

Yeah, that's a good point. That's how you learn.

So the, the part about failure, I mean, the biggest risk, folks, is not taking any action. Then you're going to be a wish I coulda, woulda. But you got to get out there and take action. Did I do everything perfect? No. But did I move forward? Absolutely.

The thing you did is you did something about it that's very important. So what do you think overall in terms of your different investments is the best type of investment? You think it's houses, apartments, Commercial property, vacant land. I mean, what's worked best for you?

Wow, excellent question, Jason. For me, single family houses seem to be the best. And I would say that answer can be different depending on what the individual investor wants. But let's, let's do a 60 second overview of single family versus apartments. Some people are going to argue, well, if you got an apartment, you got one roof to take care of, you got one house payment. If you got a vacancy, it covers it. Baloney. If you've got a single family house, they say if somebody moves out, well then you got a vacancy and now you got a house payment to make with no income. That's right, that's true. Okay, but how many units you have in an apartment building? Give me a number, Jason.

Well, maybe you have 30.

Okay, so 30 units, one building, very achievable, very doable. One roof. Okay. One house meter, one garbage bill, one.

Water bill, one insurance policy. Yeah, right.

In a single family house, you don't pay the water. Most places you don't pay the water, they pay their own utilities, they cut their own grass, all this. But you'd have compare that to 30 single family houses. If you need to liquidate quick, who's going to buy your 30 unit apartment building?

Oh yeah, you can liquidate five of your houses. Yeah, right.

If you need to liquidate something quick with 30 single family homes, can you unload one pretty quick?

You sure can.

To a retail buyer. Now let's look at a vacancy. Let's say you got one of your tenants that cooks bacon naked on Sunday morning.

Yeah.

You with me? Causes a fire. Smoke. Okay. Have you ever seen the fire department attack your 30 unit apartment building?

Yeah, a lot harder to fight that one.

Do they wait for you to show up with a key? No, they use their master bricks and their master axe. They climb up on the roof and they saw holes in it. Then the next thing you know, they're calling the fire marshal and here comes a utility company with the great big bolt cutters and they all your three phase electric off of your building. Now how many units are not paying rent?

30 of them. All of them. They're not diversified.

What if your vacancy rate creeps up a little bit, Jason, and you're going to say, okay, I'm going to lower the rent on these four apartments.

Then all your other tenants are going to ask for a rent decrease also.

Well, they talk, they talk.

They're going to find out, you see.

What if you put one bad apple in there because you didn't screen them Properly. You did it a little. Didn't do all your homework. That one bad apple in there will rot the whole end of that building and you'll lose seven, eight good tenants.

Yeah, I agree. You could have a bad apple making noise, dealing drugs, having parties, whatever. They can really ruin it for your whole complex.

And how long do people live in an apartment?

Not so long usually.

Yeah, so it's a cut above a hotel.

Good point. What about dirt and commercial properties? What kind of commercial properties? Define those two, by the way. You mean office, retail. What do you mean?

We do retail. And restaurant. Taco Bells. Those are great and I like those. As far as dirt, I want you to think of cash flow.

I don't like dirt. But I ask you though.

Yeah, I know that they're not creating any more of it, but there's a lot of it. Check on that every month.

Not unless it's a parking lot. That's about the only one.

Yeah, that's true. Parking lots. That's right. You're exactly right. But no, I'm not. Ventured too much in dirt or being a builder or any of that. But in the commercial thing, it's definitely you got to up the ante and who can you sell to? And you really got to watch your rents. It's tough to rent stuff commercial, especially in today's market. And the value of your real estate is determined by the income that it produces. So if you lower the rents, you just shot yourself in the foot.

Your book really has just a wealth of information and I want to make sure you give out your website. Go ahead and do that if you would.

That's mikebutler.com easy to remember.

And what would you say? Just on any things you want to comment about, managing your portfolio, handling the bookkeeping, the logistics of just making the whole system as you build it, as you acquire more properties, more efficient and easier to manage.

Well, one is it's your business. So you need to keep your finger on the pulse of your business even as you build your team. And I suggest that you do that. I don't want to see you have a mom and pop operation. Even though that's what a lot of us dream of, including myself. But if you're hands on, it's you and your spouse running the business. When are you going to take a vacation, folks? Okay, so what I found out is I can have Shirley, my part time office manager. She can come in and work. Me and my wife operated 75 properties with her full time job. Jobs.

Wow, amazing. But now you have Your own management company, right?

That's correct. And I let them do all the grunt work because they can do it better than me. Allow me to make more money.

Does your management company manage properties for outside clients or just your own portfolio?

Very few. Just a select few investors.

But it's really maybe four.

There might be four. One's a doctor, another one's an attorney, and one's a retired good friend of mine.

So any other things on efficiency, though? You have all kinds of things in here about like answering services. And what's all this about the technology?

You got to use it, you got to be efficient. You know that's physically impossible. You know it irks me and you know it makes me want to get fired up and scream and jump through this phone at your listeners right now when I see people answering the phone in checkout lanes at a grocery store, supermarket, a restaurant or movie theaters. Isn't that insane?

It's ridiculous. Yeah.

And they're trying to talk business and they don't have their business hat on. So use Google voice, have all those things go to your Google voice and that'll translate it, transcribe it to text for you. Sit down at your home office, put on your business hat, and now you can talk to these people properly. You'll have, you'll be in the right mindset. That's one. But build your team, understand how your business works, keep your finger on the pulse of it. One of the questions I like to say is how can you answer a question when you don't understand the question? So I would see that a lot from investors. Well, I'm gonna hire somebody, do this and do that, and they want to blame it on everybody. Their bookkeeper, this person didn't do that and didn't do this. You know what? Ultimately, where's the buck stop?

Not for the you buck stops here, most definitely. One other question, Mike. I get mixed reviews on this and I think there are good opportunities in it. Some people don't like it. I think it just depends on the temperament of the investor. But low income or section 8 housing, do you like it or hate it? I usually don't find there's too much in the middle on this.

The families that are on section eight, there are wonderful families on section eight. There are dirt bag, horrible families on Section eight. It's up to you to screen them and find them. Now here's what I found. Here's what I learned traveling across the country from town to town, city to city. The government agency that is administering the Section 8 program has a lot of authority and a lot of control. Some are very efficient and very easy to work with. Some are a pain in the butt. That's going to be your major factor right there. But as far as getting above market rents or market rents, it's phenomenal if you know the system and I don't mean that in a bad way. I'm not saying, you know, get the insider track on knowing how to bypass it. I'm not saying that if you understand how the system works and you know how to screen your tenants to properly, it can be a good thing. On low, on low income housing. Yes. Do I have them? Yes.

They're very dependable. The government always pays the rent on time. So that's nice. Mike Butler, thank you so much for joining us today. Any thought you'd like to leave us with? I know you have a good quote. Maybe you want to say that.

Absolutely. A lot of doom and gloom in the out there with the foreclosure mess, lead based paint safe act laws and all that. But there is, there's a lot of good news out there. I wanted, I'd like we don't have time to get into it but there's a lot of things that nobody hit the pause button on or hit the stop button. People still getting divorced, dying, moving into assisted care facilities. A lot of motivated sellers out there. And here's some good news for you. When the rules change, he who masters the new rules first wins the mostest.

That's a great quote. I love that one. Very good.

I've got a free special little I'll give them my little Black ebook on 15 tips to identify motivated sellers fast. You want that for them?

Sure. Absolutely.

Okay, here's how you can go get it guys. Go to mikebutler.com Jason Hartman and you can pick up your own little Black ebook on 15 tips to identify motivated sellers fast.

All right. Well, Mike Butler, thanks so much for joining us today. We appreciate all of your wisdom and experience and anybody who is interested in investing, I never want to hear the excuse again. I've got a full time job. I'm too busy. I can't do it because look at what you did and you've done an awesome job of it. Thanks for joining us today.

Thank you, Jason. Thanks everybody.

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