The Osgood Method - My favorite Creative play to Buy more Apartments

All right, welcome back. I almost said welcome back, YouTube, but I realized we're streaming pretty much everywhere, so I'm looking at YouTube, Instagram. Facebook, Kick, Twitch, wherever we're kicking out to. God, it is great to see everyone. Uh, today's episode, we're talking about what we call the Osgood Method. Now, who's audacious enough to name a deal for themselves? Well, this structure was named by people in the mentorship group as the Osgood Method. Now, you may have seen a lot of methods online that are really, really simple, from groups like BiggerPockets where they're talking about the BRRRR method, an option contract, fix and flip. House hacking. This is a combination of 3 very simple methods, but this combination of these 3 has allowed me to buy infinite real estate with or without money for free and to scale to a huge level. And I've used the same method so many times and the same combination. We've just branded it the Osgood Method. This is what I like to do. I'm going to share exactly how to play it here. And each of the 3 pieces— there's 3 main pieces to every single deal. And so I'm going to talk about what the acquisition looks like, what the middle of the structure looks like, and how at the end I get to own all of this real estate with no partners, with no money in the deal. You just get to buy a ton of real estate and it's free real estate. You just got to buy yourself a little bit of time. So what is the Osgood Method? I'm going to give everyone just a few minutes to get in. By the way, feel free to ask questions in the chat, Instagram and YouTube. I have both of you guys here feeding on the side, but everyone, everyone who has a question, this is live, so you can hop in and ask questions. We'll answer them immediately after this, but always love to do the interactive portion next. The Osgood Method— what is it? Well, first of all, we need to get into a deal. So number one, piece number one is usually creative finance. I've bought plenty of deals conventionally, but often I want to get in low down. The less down payment I have, the more money I can actually make on the deal. It's easier to multiply less money, which is going to make number three the easiest. So method number 1, seller financing, or a method of financing that allows for the lowest possible down payment to maximize the leverage point of our money. Oftentimes we're doing 10% down seller financed. I've done as low as 0% down seller financed, and on one deal I did a 3% down. So you can go very, very low percent down. It makes the cash-on-cash return ridiculous. So what we have to do to do this is it's going to be a relationship game. We share about this all the time on the channel, so I'm going to blow right through this. But it's a relationship game. You want to pick up as many relationships as you can. When you buy a duplex, meet everyone who has a 20-unit in the area. You buy the 20-unit, talk to all the owners. Once everyone knows who you are, you're going to find your financing options are much, much stronger. You're going to have a lot more flexibility in how you're going to run your deals. Very important. So step 1, learn the basics of creative finance to be able to structure a low-down deal. If you're going through a bank, See if the bank will allow a seller second. You can honestly usually get 90% loan to value even on bank finance conventional deals if you get this much creativity. So step number 1, we lower the down payment through creativity. Step number 2, the option contract. If I'm doing 10% down, remember I said I'm going to own infinite real estate without partners, without using money. At least I'm using my money. If I'm out of money, I can't invest in this, I found a deal that's amazing, it's going to make millions of dollars, or say it just makes hundreds of thousands of dollars, it's right there, I have the opportunity, I need to find the capital. Oftentimes we don't just take on additional debt, we bring on additional partners. However, I don't like variables. I don't want to be partnered with everyone forever. I want to figure out what can I offer a partner where they are very happy with the transaction and they have a clear-cut exit. What is an option contract? An option contract, very simply, is an option to purchase a piece of real estate at a fixed price at a fixed period of time. Whenever we write our operating agreement, so I'm going to use an example. We buy a million-dollar property. It's 10% down. I need to find someone who has $100,000. They put $100,000 in the deal. And let's say for ease here, we're going to be 50/50 partners. We're going to split the cash flow 50/50. It's all going to be great. I'm going to give myself a timeline in which to buy them out at a price that they are happy with, and we're going to agree on it before we go into a partnership. So let's say, for example, uh, the game plan is to do a refinance in 5 years, and they're happy doubling their money in 5 years. We're going to be 50/50 partners. We're going to split the cash flow, so they're going to get paid a little bit through this deal, and by year 5, I'll buy them out for $200,000. Well, how would I achieve this? This is where the BRRRR method comes into effect. So we have an option contract that's attached to the operating agreement that says in 5 years, I have the exclusive right to buy you out for this price within this timeframe. I now have 5 years. I put a pin in the map. I can buy them out. However, I don't want to use my own money. We're going to let the real estate buy the real estate. This is a classic BRRRR method. You buy, rehab, rent, refinance, repeat, or you just start on the property management flip. Sometimes you find properties that are just mismanaged and the rents are a little low. In that case, you buy, rent, refinance, repeat. You don't actually need to rehab everything to do a BRRRR. What we're going to do is we're going to take the money they put in the deal and then we're going to pull that money back out and grow it. We're going to do an equity multiple. And we're going to buy them out of the deal, execute our option contract. No money will have ever left our bank account through this whole deal. Our investor would have been paid throughout the deal and would have doubled their money on the back end. They're happy. I am left now with a cash-flowing piece of real estate in my hands with no partners and no money in the deal. Yes, it's an infinite return, but more importantly, it's infinitely scalable. I can do the same structure again and And again and again and again and again. The point here, do not partner with people forever. You do not want to be married to 40 or 50 different partners with no planned exit. That does not work. It sounds like, oh yeah, I know I raised money here, I raised money there. I see lots of people doing this online. It's a dangerous way to play the game if you don't have a clear-cut exit in this partnership. Let's compare it to a marriage. You do not want to stay married forever. You are putting your prenuptial agreement into place. Hey, before we partner, before we get into bed financially together, we're going to pre-negotiate what it looks like on the exit where you are happy and I am happy. There's a lot of people who would like to make real money in real estate, and if you hold the deal, you have all the cards. And if your offer to them is, hey, I have a path for us to be partnered for the next 5 years, you're going to get an income out of this This will be a tax preferential— there's gonna be some good tax benefits to the income you receive. And on the back end, I am going to buy you out at a price that you are very excited about. You negotiate these pieces. So in summary, we use creative finance, often seller finance though not exclusively, to buy the property low to no money down. If we have to have some money down, we bring on 1, 2, maybe up to 3 individuals with a firm pre-negotiated buyout option. This option contract is an addendum to your operating agreement. So you've written out, hey, these are the partners, this is what everyone's contributed, here's how we're running the LLC, and everyone recognizes that I have the exclusive rights to buy you out at a fixed price in a fixed period of time. And you can't just go sell your partnership to anyone else without my approval because I have the first right to buy your equity. Now there's a little bit more nuance to this. You know, if you're doing a 5-year option contract, you should probably put somewhere in there like, hey, if I buy you out early in year 3, the multiple's a little lower. You don't necessarily want to buy people out at the end of the first year and still have to double their money. So you want to know how to work the option contract and how to work the seller financing. But the overall play is you combine seller financing with an option contract with the BRRRR method. And you do them all simultaneously in conjunction with each other over a relatively short period of time, or at least medium, we're going to say it's a 3 to 5 year deal. You now have what I consider the perfect deal structure because it's easy to scale. It is very simple to pitch. It's not a ton of complicated paperwork. And with the 1, 2, 3 of this method, you can infinitely scale your portfolio. If you're wondering why I have hundreds of units in 4 years, it's not because I'm a genius. It's because I didn't fall in love with one method online. I see this perpetually on the internet where people are like, hey, I have the secret to real estate. I think it's because it's easy to market. Don't fall for the marketing schemes. There's a little bit you need to know about real estate, and there's more than one method that you need to put together. There is no the BRRRR method is magic, I'm only looking for perfect BRRRRs. There's no, uh, I'm only looking at house hacks. You're gonna miss out on a bunch of fantastic deals. It's I'm looking for opportunities, and when I find the opportunity, I'm going to move the money in and I'm going to get the partners out. And how do you do that? Creative finance, option contract, BRRRR method, rinse, repeat. And what often happens to me is when we do that BRRRR method, we refinance out more money than I needed to pay them out. And so I also get a huge check. So I bought a deal zero down, I got a big check, I can now take that check and reinvest into another property. That I own by myself. And when I have 100% equity in a company, guess what happens? Every time that company gets money and it stacks too much cash, that company that I now only, only own goes out and buys another deal. And so now I have all these LLCs that are growing themselves out of their cash flow. They're doing their own acquisitions. They're growing to scale. And if I ever choose to, when I buy enough people, have enough LLCs, I can combine them into one super company or keep them all as separate silos. The beauty of this method is it is up to you how you want to manage it. So we're going to open it up to questions, but that is the Osgood Method, uh, similar to my friend Caleb who had his named, uh, his named trick, uh, early on, the Hommel Hack, where you just simply don't have any payments for 6 months to a year. Creative Finance 101. It's like, hey, it doesn't cash flow but it will in a year, awesome, don't pay any mortgage for a year. Call that the Hummel Hack. This is the Osgood Method. All right, uh, open it up to questions here. I'll start here on, uh, the right-hand side. I'll also have Instagram open here. Everything else will feed to my screen. What's the difference between a capital partner and an equity partner? Um, I know they're somewhat similar. They are the same. They're interchangeable. A capital partner— well, capital partner might be a little bit more general. Generally speaking, your capital partner will be an equity holder in the deal. A capital partner also could be a private lender where they're coming in and providing capital. So capital partner, usually you assume it's, it's going to be equity, but it can expand a little bit beyond just an equity partner. A capital partner could be aligning the capital, uh, they could be aligning a blend of debt and equity, whereas an equity partner is strictly a partner in the equity. Uh, both are going to be structured the same in terms of this particular deal. I'm gonna keep investing no matter what, but curious, uh, what would World War— how would World War affect real estate? Well, traditionally, wars make a lot of people a lot of money, which is very unfortunate. Um, in real estate, I'm trying to play it out of my head. Housing gets weird. It depends on where it's located too, because if you're sending a bunch of people overseas, it depends on the size of the world war, how much manpower we have. I don't think I am an economic wizard enough to say I know what world war would do. Here's what I will say. There's a million things that can happen to you in real estate. We play the game where the goalposts are. So I am playing right now where we have known variables and I'm fixing for everything we can reasonably plan for. Things will change. Economies do change. Presidencies change. Countries' politics change. Wars change. We pivot appropriately. But this is why I fix my partnerships and fix my debt so that my properties operate in the most predictable way possible. It's also why I buy entry-level housing. There's always a need for entry-level housing. So fix all your variables, but know that it's, it's in any business or in any job, things change and markets change. I would say World War III would be a, a very unique circumstance. I can't tell you for sure all the economics that go into that. Dave Rogers, do you go under contract in your own name while setting up your LLC and then, and then switch the name to the LLC once established? Yes, I do. In fact, if you do a lot of work on these, it's very common to charge an assignment fee from you to the entity. For example, I've put together this deal. I've done the Osgood method. I have a seller finance contract, so I got unique financing, and I found most of the money. So I have the deal, and I've already lined up 90% of the capital. I'm going to help operate this deal, so that brings value to this deal. I think that's a, I think that's a fair addition. I've done all the work going through due diligence and all the time going through due diligence. I've built the legal team. I've built the management team. I've done a lot to enable this. In exchange for them being able to join this deal where they get cash flow and I double their money, there's going to be an assignment fee for me, same as a wholesale fee, from my name and/or assigned to the LLC. Now it's set to the LLC and there's a nominal fee for the amount of work that I've done. These fees for me have ranged anywhere from $0 to $130,000 on a large deal with a huge capital raise with a lot of work. The fee goes higher. If it is a deal that's fairly simple to put together, I'll often not do any fee at all. I'm not trying to take money from the pot. I am trying to compensate equitably for the amount of work done it takes to put together a deal. Oscar, I know it depends on the numbers, deal debt equity, but what is the typical return you offer investors? A 1.7 to 2x multiple? Uh, it does depend on the deal a lot. The multiple depends on how much cash flow I'm giving. So if it's a deal that cash flows 20% cash on cash day one, there's probably not a ton of upside to it. So the equity multiple is lower, but I'm paying you more cash flow every month. So you may come in at a 10% cash on cash return and you park the money in the deal and I can buy you out close to principal value in the future because you have a very good place to park your money that's very safe, that's getting a great return. If it's one where the cash flow is a little bit lower day one and it scales up over time, I'm pushing the upside of this deal. I'm adding value to the deal. The multiple is going to be higher. Uh, the highest multiple I've ever offered is the 2.5x multiple to buy someone out. The lowest I've ever offered is a 1.0. I can buy them out of principal value because they're parking their money in a deal for a 3-year hold. It's treating the equity very similarly to debt. But it was on a property where we weren't allowed to have a second position loan. So they joined me as an equity partner with a preferred return, which is functionally the same thing but doesn't put more debt on title. There's always a workaround for everything that is legal and normal, um, but it will be somewhere between those goalposts. So probably an 8 to 10% return on investment in cash flow or doubling their money is usually a sliding scale between the two. Hopping over to Instagram. I do have a question here, and everyone on Instagram, feel free to ask any questions, uh, below as well. But, uh, the question here— oh, which is a common question— hey, does this method work, uh, everywhere in the country? I live in California, it's a really hard market to work in. Yes, this does work everywhere. California is harder, uh, for California especially They just passed new laws that make it even harder to be a landlord. I think California is especially difficult. I would say I have a friend who has over 1,000 units in California. He does amazingly. You should always be looking to invest in your backyard. If you're in California, make the decision on how hard you want your business to be. You might look out of state specifically if you're in California, but just know that you still can succeed there. What I would usually do in a difficult state is invest in your backyard because a good deal anywhere is a good deal anywhere. Also choose one or two areas that are a little easier to invest in. You'll find more deals, you'll probably get a little more momentum. But again, I bought in downtown Seattle, a very, very hard place to find a deal. I just happened to find a deal that was 3.5% down and 3% interest. That allowed me to make a lot of money on a deal even in a really tough market. So don't let the market bully you, But you'll find less opportunity in many areas of California. You can absolutely be successful. Maybe choose a secondary market just to supplement it and succeed in two. Don't go all over the place, but choose one or two other places. And I found that's a good way to balance it out. Also gonna have it right. Get deals owner financed on interest only and then let's deadhammer to pay it off. Cash out refis to pay off partners or vice versa. I know each deal cash flow must be— yeah. Okay. So essentially there's usually one refi. My goal is to pay off— I've shared this method before, but it's called the debt hammer. You build a crazy amount of cash flow in your portfolio. And then instead of just levering to the moon, you hit a certain point where you go like, it's good enough. I'm going to slow down the buying. I'm going to take all this cash flow. I'm going to start hammering the debt and I'm going to go debt free. When you have hundreds of units debt free, you are unbelievably wealthy and you get hundreds of thousands of dollars a month. I've seen many investors do this. A lot of the old-timers, the guy, you know, playing the game for 50 years, this is where they end up. I think it's the most tried and true strategy for buy and hold. Lever to acquire, build that income through leverage, use that income to kill all of the leverage. Now you have an unlevered portfolio and you have all the money. Um, there's typically in my model, there's one refi required, the cash-out refi, the first cash-out. Lets the real estate buy out the other partner. Now you've turned the dial to cash flow and you have no partners. You hold that debt product for a long period of time, you continue to operate, you continue to stay on top of your rent bumps. If you hold a property for a long period of time, the markets do increase. Rent doubles about every 15 years, some markets every 10, but statistically your rents will go up as you hold these over time. And as that cash flow builds, there's a point where you flip the switch, you stop buying everything, and you start just focusing on managing those cash flows, paying off one debt and then the next debt. And then it's like the debt snowball, except we're going to pay them off in full, one property at a time, starting with the smallest balance. It's a great model in the Osgood method. Refi number one goes to your investor. Now you have a free property. Keep that debt product. If you can, never refi it again. Just pay off that loan. Also here in California, very expensive here. I feel you. I invest in Washington. It's not California expensive, but it's getting pretty close. We just added rent control up there, which is horrible for tenants, great for landlords. I'll make a lot of money, unfortunately, at the expense of tenants. But It's not my fault. It's Washington state policy. So no one get too mad at me. California has seen the same thing. They enacted rent controls and their rents skyrocketed out of control. Now California is stuck. Uh, it's difficult. Uh, you can do very well there. I don't want to discourage you from buying in California. I have a friend who invests heavily in Fresno and he's done amazing. I have a friend who invested in LA and has done amazing. You can do it. It's pretty hard. If you wanted to start easier, always connect with investors in your backyard. Look for opportunities, buy a few deals there, and maybe choose a little easier market, uh, in a, in a more landlord-friendly area, and proceed there. Get a little bit more momentum doing it. Would you invest in a cash-flowing laundromat? No. Should you? Probably. Great business, super simple, based on cash flow, easy calculations. Many of them are for sale, seller-financable. Laundromats are fantastic. Why wouldn't I invest in them? I have 4 core companies. I have a sales and marketing company that's actually doing amazing. I don't talk about it enough, but it's amazing. I really, really like that company. 2, I have a property management company. 3, I have the real estate acquisition, which is my core business. 4, I have Multifamily Strategy, which I spend about 30 hours a week dedicated to that, making sure that I am teaching people, mentoring, hopping on one-on-ones, doing the live calls, uh, 3 times a week with my mentees, going over deals, structure. Uh, there's a whole lot going on in my universe. I do— oh, and I own the resort, which, you know, I'm also in hospitality, uh, begrudgingly. That's a lot on my plate. I don't want another business. I don't want to learn another business. I don't want to excel in something else. I want to be excellent at the things that I am already striving to be excellent in. However, if you're just starting and there's a cash-flowing laundromat, that's a great business. They don't go anywhere. Lots of people need that service. Um, very, very, uh, simple to run, and there's a ton of content online on how to run them excellently. I think laundromats are an excellent investment for most people, uh, just not if you're already too busy with your existing businesses. Oh, I appreciate that. That is a great endorsement. Thank you. On par with Ken McElroy for content. I appreciate that. If anyone can give me tips on how to compete with Ken McElroy on views, I would appreciate that very much. Uh, for the, for the few of you who are watching live, I appreciate you immensely. Uh, I would love to see how you get, uh, how you get more people and then do what Ken's done with his branding. It's been amazing. He is very, very helpful. I love his market insights. He's probably the one who would answer your question on what you do if a world war breaks out. If it comes down to creative finance, we do strive to be the best here at Multifamily Strategy, hands down. So I appreciate that. Storage unit, good idea? Yes. I think storage units are less of a good idea than multifamily, but not by a lot. People will have junk. People need to store said junk. It's a very stable market. In the event of a large economic pullback, statistically, people still keep their self-storage pretty, pretty well. I could just see a universe where if we had a major, major economic pullback, what do you cut? It's like, oh man, I'm storing all this stuff, I got to sell this stuff, and now I don't need the storage unit. They're not as necessary as shelter, so I prefer multifamily. Self-storage does typically do very well, and it is usually passive for real estate. My friend Eric invests heavily in, uh, in self-storage. She's been trying to sell me on doing it forever. Uh, it is, uh, generally considered a very safe business model. Everything we talk about on this channel for multifamily on how to acquire, underwrite, manage is directly applicable to storage units. Uh, one of our mentees Hayden bought a massive storage facility seller financed, uh, directly through Multifamily Strategies. So, you can do it. It's not quite multifamily, but it is an adjacent industry that is quite stable. Joe asks, do you operate LLCs bank accounts in a JV? How exactly do distributions of cash flow work to investors and partners? It's all negotiable. A lot of people do quarterly distributions. I happen to do monthly. It's more work and I'm fine with that. My bills are monthly. I figure my investors and me would like to get paid monthly. Um, you open up a bank account in a JV. All members need to be on the bank account. You'll usually have your operating agreement present at the bank. Um, you open an account under the EIN. Um, the managing member of the LLC is usually the one who takes on responsibility for managing that account, but all of the members have access. And, uh, that's how we run those. In a, in a syndication, your limited partners would not have that access. It would just be the general partners. But in a general joint venture, it's a joint venture. Everyone's an owner. Everyone goes on the bank account. All right, Leah, I am totally new to this. I have questions on how you find the investors. I'm always networking with other owners. The market's the easiest way to find investors. Go to local meetups. When you drive past a multifamily building, Google the address on a parcel map in your county and click on that parcel map and see who the owner is. Take that name and plug it into Google. It should spit out a— and the word phone number— should spit out a phone number for you. Call those numbers. Have conversations with owners in your market. Let them know what you're doing. Exactly like this: hey, I'm totally new to this. I drove past your building. I found your name on Google. I'm calling you right now because I'm trying to figure out how to get into this business and, uh, Crazy as it sounds, you're the first person who picked up the phone for me. It doesn't have to be super complicated, doesn't have to be super scripted. It just has to be real. Share where you're at with people around you. Get around owners. All these deals come up and you find investors and they invest in your deals and you find owners who want to sell their property and now you generate deals. It's a really simple way to do real estate. Over on Instagram here, um, what if the rates are terrible at refi? You always factor all of your numbers very conservatively. Now, it's unlikely that we're going to see 12% debt in the future, or at least in the near future. So you're always watching rates, you're always watching, you know, everything. But that's why we do long-term fixed rate debt in a long-term deal. So let's say I have 10-year debt. Incomes will be much higher in 10 years. Even if rates go up, the deal's going to be in a good place, but we're always doing very conservative math. Now, right now with interest rates in the 7s, they're likely, they're very average interest rates. So we factor for, they could go up, they could go down. The general school of thought is they're likely to start going back down a little bit by the end of the year. I don't think we're going to see any major swings though. We're pretty stable in the near term, but that's why we do long-term fixed rate debt. I don't want that variable to affect me. If rates go to 12%. My 7%, my 6%, and my 5% debts are locked in for another 10 years. You should do a collaboration with Ken and Rob. Ken, I like Ken. I've talked to Ken several times. He still hasn't agreed to just have me fly out to Arizona and be on the pod. I've pitched it like 4 times. I've texted him. I do the exact same way that I said to find investors, by the way. I looked up his number and I text Ken. Um, Ken is a fantastic individual. I really, really like him. He has not said yes to my collab request yet. If anyone wants to push this, uh, I am absolutely, absolutely a fan of this. Uh, Kiyosaki and I see eye to eye on very little, um, and he's mean to his podcast guest. I don't think I'm ready for a podcast with Kiyosaki. I got to Do you guys watch me interview Tai Lopez, who I know everyone has mixed feelings on? I was interested in what he had to say. Tai Lopez is like a 9 out of 10 difficult podcast guest. He ran that podcast. I was not ready for a Tai Lopez interview. Hopping on with Bradley is about where I'm at. Kiyosaki is a notoriously hard podcaster. Ken, everyone has a good time with Ken. He's very professional, very easy to get along with. Yes, everyone endorse, uh, getting on Ken McElroy. Robert Kiyosaki, give me a little time to up my podcast game and we'll, uh, we'll get there. Rob, is there a unit counter size building that you're seeing more of coming to market currently? 5, 10, 12, 20? Um, no, it's a good mix of everything. I'm seeing a lot of the 100+ units are actually coming up right now, so we're starting to see a lot of the big stuff start to trade. But I'm seeing a lot from 5 to 100 units. I'm buying a lot of those. I'm buying 25s, 26s, 40s. I'm closing on 76 right now. I saw an 18 in Dallas, that's value-add project that's coming online that looks very interesting, heavy value-add. There's another 50 units in there. So I'm really seeing a lot in the multifamily space in general start to come online. We're at a very interesting time right now where it really is becoming a buyer's market for the next few years. As soon as we see rates drop, it's going to swap. If you want to play the game, right now is a fantastic time to be in. What about doing a collab vid with any of the Sharks from Shark Tank? Rob Herjavec or Barbara Corcoran? I think that they are probably booked out. I don't know what Daymond and John and I would talk about. I know Daymond. Daymond is great. I've spoken at the same events as Daymond multiple times. Um, so I've spoken with him. I know Damon, he's not really a real estate guy. I don't think we'd have any interesting content together otherwise, other than, you know, we can make it clickbaity, but that's not, that's not how we run this channel. That's how we keep the quality up. Uh, Herjavec would be interesting. I really like the way he thinks. Um, I don't know him. Um, and I don't know, um, I don't know what that episode would be about. Uh, O'Leary would be very interesting. I do like Kevin. Uh, he's too busy in media. I'm not, I'm not big enough for him. Um, Barbara also way too big in real estate media for, uh, for my little 100,000 person YouTube channel. But if you all subscribe and help us get to a million, maybe we can have one of them on. That would be, uh, that would be fun. All right guys, that is what we have for today's video. I'm gonna get prepped for the webinar here that starts in just a little bit, but I try to do this every once in a while. Creative Finance webinar, it's completely free. You guys can register in the link below if you're on YouTube, or I think on most of the platforms if you read the description description, there is a link. Um, dive in there. Uh, that webinar is completely free. Otherwise, uh, it's posted in our brand channel. So if you join me on Instagram at Christian Osgood, you can hop in there and actually go through, join the Multifamily Strategy channel, and there'll be a link right there to register. That starts in about 30 minutes. If you're already part of the mentorship, don't bother because we cover this stuff all the time. Uh, but If you're trying to learn creative finance, you want to know what plays are available. We're going to talk about how to buy with creative finance, how to buy zero down with banks. We're going to talk about how to— the technical on how you get paid to buy deals that pay you forever. We're going to share a whole bunch of different methods on how we're using private capital. Basically, if you want to buy more real estate than you have money, join the webinar. It's free. It's in 30 minutes. I'll see you all there.