How to deal with difficult sitiuations in Real Estate ? Real Estate Revolution Episode 20

Coming up on this episode of the Real estate revolution.

And it's going to be more cash flow for her and less headache. If we could try to negotiate a seller carry situation, it would be ideal like you said. But at the end of the day, I just don't. My gut and my intuition kicks in on this one.

Right.

Well, it's not very often we get to throw out these live calls. So my good friend Christie is on the phone with me and we go through a live scenario where she was a little stuck and just wanted some guidance. And she's a really sharp agent and she's with me at real brokerage and, and she's like, hey, this multifamily client, this is what it looks like. Can you help me cut it down? So that's what we're going to do in this episode. We're going to cut this one down and you're going to see what it's like when you work with me on a strategy session or how we're, how we're creating that win win with our investor clients. And sometimes you need that person in the background to kind of help you understand like what else is possible. Just like we do on this call with Kristy. So let's dive in.

First of all, this property, we can't tour it obviously until we write. So obviously they can tell us what condition it's in. But I don't know the condition first and foremost. Second, is it. I feel like their numbers are a little skewed. So I was looking and pulling up their reports and they're. They're basically saying it's like a 7.9 cap if I remember correctly. And it just looks like the numbers are a little skewed. And I did look back at the history. It looks like they've tried to sell this property before and haven't been able to sell it. Not only that, but trying to run comps on that is to me completely new. It's a little frustrating to know how to do it. I tried doing it and I'm kind of running into a roadblock there. But yeah, at the end of the day, I want to make sure that the client is getting what she thinks she's getting and she's prepared and ready to write and she has terms and conditions that she's outlined herself. But it's just making sure that she is getting into something that's worthwhile. I want to make sure I'm guiding her appropriately.

Well, I guess, I guess the question, you know, whenever you're looking at this Is like, it's a seven plex. So what's. What are the annual rents or the monthly rent?

Let me pull it up here. They did have rent roll in here. Remind me of the address real quick. Do you have it right in front of you?

Yep.

So. And there's kind of like two standalone units, and then there's the larger building that has the rest of the units in it. So annual report. Let's see here. No, it's not on that one. All right, so they're showing a monthly rent average of a total of 79.95 for all seven units. So if you're looking at it, it's anywhere from, you know, just under 1100 to $1200 a month. But they're saying it's under market. So they're saying right now you're at 79.95. But if you bump it up to market rate, you should be at 9855 for monthly rent roll. Most of the units are on month to month. I think this is actually outdated. They should all be month to month now, so you could potentially turn them. But again, not knowing the condition of the interior.

Here's. Here's always the rule of thumb, you know, when you're looking at what the actual cap rate would be minus expenses. Right. So I would first look at this as a potential cash transaction. So here's what I did. 7,995 times 12 months. Your annual rent is about $95,000 a year, minus 25% for cost, for insurance, taxes, repairs, those types of things. There's always this rule of thumb on that. You're like, okay, what are my expenses and what. And we're not talking about mortgage yet. We're just talking about the expenses part. So 20, 25% is usually a good rule of thumb, especially like on a multi family like this. On single family, I typically use about 30%.

Okay.

Because that's where you truly get your cap. Right. So if I do 20%, the actual cap rate, which we haven't even like, we're not looking at mortgages yet. The actual cap rate is 6.

Okay.

Because then if you go back to now, it's figuring out the cap. Because now the cap is actually her cash on cash return for what she puts down versus what she's paying.

Mm.

And it has solar on there too.

Is it owned or leased?

Leased at 1. 68amonth.

Yeah. So that's another expense you've got to add in there.

Mm. So they've got.

Let's See here?

Where is that? Yeah. When they did, they did an annual report, and their financial indicators show a 5.85% cap, cash on cash at 3.84.

Yeah. Does she like this option because it's a seller carry?

Yeah. That's her biggest. That's her biggest interest in it is because it's seller carry. And I wanted to kind of get some guidance from you because again, I'm not. I'm not too proud to say what I don't know. Right, sure. And I want to make sure that I'm guiding her appropriately because obviously, I could write this up and we could potentially do a deal. But I don't want to guide her in the wrong direction. I want to make sure that I'm doing my due diligence and making sure that I'm looking at things as much as she is. You know, she already, you know, sent me some of her projections as far as what terms she would want. But again, I just. I have this. This feeling that it's just not what it should be to make it worthy of her time.

Okay. What do you mean by that?

Well, I'm just looking at the history, how many times they've tried to sell it and hasn't sold. I'm looking at. They're listing it in the MLS at a 7.64 cap, but then their document says a 5.85. And I just feel like some of these numbers might be skewed. So obviously, my thought is not paying full price for it.

Sure.

You know, that's just, like, completely out of the picture. But some of her terms that she sent me that she's willing to pay, one of them was a full price offer. And so I want to make sure that I'm like, hey, I really don't think that that's wise. I really think that based upon the information at hand, we should come in low or lower. See if I can find it now. Yeah, here it is. Yeah. She's saying, I don't. I think I forwarded those to you this morning.

Yep.

Okay. So those are the terms that she's outlined. And so I'm. I guess I need your help in determining what do you feel? And can you help guide me there on where you feel like this would be a goodbye with terms involved. Obviously, with terms, we're always willing to kind of maybe go a little higher just because we're getting terms, but I want to make sure we find the sweet spot.

So the sweet spot is the same exact thing that we worked on with our Last client, you know, with. Well, what's more important, the price or the interest rate?

Yeah, right.

And kind of looking at what the interest rate does because the interest rate is going to create a better cash flow over time. So it's kind of like going back and forth. And obviously the higher interest rate is getting them more income versus the sale of the property. This is where it's really hard for people to understand is that you're getting a higher price for it, but you're getting passive income. And on a seller carry, you're also not paying, you know, the capital gains right now until you collect more than 25% of it. This is where the selling agents are not super educated when it comes down to what is the benefit of doing this, you know, from a seller carry standpoint. So I do think that, I mean, you're. You're basically in multifamily. You kind of look at it too, from a standpoint of what's my price per unit? Right. So in this case, technically, I don't care what the size is. Technically, you're paying $200,000 a unit. Now, when I look at $200,000 a unit and I'm getting what was some of the rents on some of those smaller units?

It was.

One was 1,045.

Okay, so we've got 1,045, 1195, 1095. See, 1045, 1145, 1195. Did I get them all?

So the seller is. Seller carries. Appealing. But check this out with what she's putting down here. Like, I don't understand the option number one.

I don't either.

I mean, basically option one is she's offering a million, putting $400,000 down. And then all of a sudden she jumped up to the higher purchase prices, which doesn't make a lot of sense in the direction she went there.

No, not at all. And. And then she's like, you know, I. She wanted to do option two if possible, because she's trying to, you know, use some of her other capital to invest in another property. So. But I'm like, I wouldn't. I wouldn't pay that for this property.

Well, no, because you have to look at it from this perspective. And here's how I would pose it to her is basically at the list price, it's $200,000 a unit. Okay? So if one unit is only producing $1,000 a month in rent on a $200,000 purchase, can you go buy a $400,000 house and get the same result in income than you Would buying this with less headache.

Yeah.

But I also understand her appeal is like I can buy this because of seller carry. I just think on this particular deal I think that you should do some hard negotiating on either the price or the interest rate.

Yeah.

Because I think one of the ways you can look at this comp wise Christie is looking at on Monsoon and trying to see what some of the other multifamily might have sold for in this area.

Yeah, I did do a little bit of digging. I couldn't find any comps. I need to look at smaller comps and see if I can find even a duplex or a triplex or something. But yeah, I do need to do a little bit more digging.

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Okay.

Okay.

Because there's, there's a property not far from it. It's temporarily off the market. This one's two homes on one lot for 400 grand. So $200,000 a unit. But you're getting two houses that are three bedroom. It looks like two, maybe one and a half bath. And you get out of the ability of seller carry on this. But that's like a good gauge price per unit. And that's kind of like what I would look at comps is like, well, what do my units really look like?

Well, and that's what my thought is too because I'm like this one that you just told me about, she's probably.

Going to get a higher re on.

Something like this and it's going to be more cash flow for her and less headache. If we could try to negotiate a seller carry situation it would be ideal like you said. But at the end of the day I just don't. My gut and my intuition kicks in on this one.

Right.

You know, and it's like I. And part of it is the, is.

The, you know, just being a novice, not being 100% experienced in this area, part of it is that. But then part of it is the intuition piece of this just doesn't feel right. There's something that doesn't look right. And I know that there's better. I know that there's more, and I know that I need to dig a little bit deeper to find a better option.

Okay, so let's break down the money option, because I think this is where some clarity will help, is that, you know, in. In her options here, one of them is to put $400,000 down. Okay, here's the crazy part on that, is that if she puts $400,000 down, she's paying $4,000 a month in just interest only payments. We haven't even gotten into taxes and insurance and cost. She might cash flow a thousand bucks a month at the end of the day. Okay. And you have seven units to deal.

With in not the most wonderful area of town.

She could take $400,000 and go buy one home cash and have the same cash flow and a hell of a lot less headache.

Yep, yep. And that's what I'm talking about. Like you. I was like, okay, Steve's gonna know how to articulate what I'm thinking, because it just doesn't feel right. Like you said, capital. It just doesn't. There's a better option. There's a better way to do things that gives her the result better.

Yeah. There's also that option. Like, you know, if she for some reason doesn't want to do traditional financing, you know, like talking to Andrew about, hey, what programs do you have where we can put 50% down and leverage to buy a couple more properties that equal. It's all the same in numbers. And that's what we need to look at. Right. It's like, okay, it might be $8,000 a month in income, but it's seven people.

Yeah.

It's not like we're buying a $400,000 fourplex that rents for 100 or $1,000 a month per unit. It's 1.3 million. And the property doesn't have any upside to it when you really look at it. It's not like, hey, down the road, you know, I can take this and build a massive apartment complex on it or something like that.

Well, that's what I was looking at. I'm like, is there room to put additional structures? You know, is there a value add opportunity? Right.

Yeah, this. This thing looks like it's loaded.

I think they mount. They did as much as they could already.

Sure.

So that's what I thought. I'm like, okay, well, is there A potential for value add. Is there an ability to either add, you know, manufacture home or build another.

Duplex or something like that?

And it's just.

It is what it is.

Basically at this point, the best way to compare this as well, Christie, is that know your numbers rental spreadsheet we use, you can utilize that one inside and do a comparison with a single family home and the, the seven plex. Right. And go, okay, well, if you bought three $400,000 homes, which in my opinion will have better future value, and if you can go find something that's off market because she does have cash. Right. We can go find a fix up property that we can add value to which is really to her benefit at the end of the day. And I don't know what other capital she has, but it's also one of those pieces like, well, let's do this in a way that we can find an off market that needs to be renovated that we can add value to and then keep as a long term rental because we know everything that's been redone on it. Right. It's kind of like if she would have been a prime candidate to buy, you know, that house on 43rd that we just sold, knowing that, okay, we paid 290 for it, it needs $100,000 and it has a little bit of equity. But I also know that every inch of this house is new for the life and it's going to create the same amount of income that it would be in the fourplex.

Well, there's also something to be said too. And I mean, this is not being, I guess, judgmental or anything of that nature, but there's different demographics in different areas of the city, which creates a different type of a tenant.

Sure.

So, you know, absolutely. That's another thing on looking out for investors or people that don't know the city is, you know, yeah, we can, we can do this and we can go through with it, but what, what demographic of a tenant are you going to attract with that, with that property, you know?

Yeah. I mean, what's crazy about is when you look at this and you look at one that we're closing on today that we just bought, you know, it might as well be like this. Four plus. We just bought a crappy manufactured home for 150 grand that we can put a new manufactured home on down the road, but it's rented for $1,700 a month. I mean, it's got like $700 a month cash flow on 8% hard money. That's good so there are other investment opportunities that I think we should. Showers. Like, this isn't the only thing. And how much cash. Right. It kind of goes into that strategy session of like, how much cash do you have to work with? What are options? And is the multifamily the best thing? Because the other thing, too, she's probably not going to manage it herself, which means you have seven tenants, which means you have seven property management fees as well.

Yeah, yeah, right. Yeah.

You have a building that was built in the 60s, so I'm not sure what problems come with that. And if, you know, she's just trying. It look like she's got some inheritance and she wants to make some things work. Let's not go buy a job.

Well, that's just it. And you know, that part of town also is having lots of sewer line issues in addition to that. You know, I mean, obviously that would be done during an inspection, but I have a property down there. That sewer line just collapsed. So it's. You just gotta. I don't know. I'm. I just was very much in the sense of there's a better way of doing this. This doesn't feel right. I know that there's more behind the surface and beneath the scenes that I'm trying to save her from getting herself involved in, which is why I reached out to you. I'm like, there's got to be somewhat better way to do this and help talk me through a better solution.

I think it just is the dollars and center portion of, you know, again, explaining. Even if you took 43rd and showed her like, hey, we could have bought something like this, put the money into it, which you have the cash so we don't have to go pay cash for something on mls. We can find something that needs the work because we want that. Right. We want to create that value. And then showing her some of those comparisons, like, hey, there's this manufactured home we could buy for 150 that rents for $1,500 a month. That also has this future upside. You can buy the single family home that has the future upside of appreciation. There's some equity in it. And by the way, we rebuilt it 100% so we don't have to worry about anything in the future. And then just showing the difference, you know, one to one, what the numbers really look like. Because I do think like the seller, Carrie, when. When she does that, she literally will make less income on this particular property than if she just went and paid cash for a $400,000 house. And it's a hell of a lot less headache.

Yep.

Because the, I mean, look, there's, there's two reasons we're buying. We're either buying for cash flow, we're buying because there's upside or there's future value or appreciation in that. And I think that one's like at the top of all of them. And I think it also has more potential problems for future. And it doesn't sound like she's going to be, you know, massive real estate investor. She's just trying to make her money work in a couple of different places. Places. And I think it's one of those pieces where it's like, how much cash does she have and what does she really want to accomplish? And then working it backwards and how to break things down and show her the different options. And I don't think I'm with you gut wise. I don't like this as an option. Even if it's seller carry, that's great. But it's not producing for her. Now if you or I were buying something like this and we're like, yeah, it's producing a little bit of cash flow, but we've leveraged, there's some upside to it. Great. Right. We have the bandwidth to do that. But for somebody like this, I would think that she would rather have some investments that are just earning the income and doing the thing.

Right. Well. And that's just it. I know she is pulling off of her retirement for this too. So for me that's, that holds a very high, you know, ethical responsibility to, to try to put her in the best position possible. Because it's just, you know, I just like to sleep at night. And I'm not gonna be able to sleep at night knowing that I put her in a situation that wasn't in her best interest.

So, but the other question is, is why is she pulling out of retirement right now? Is she retired?

I, I, I have to dive deeper into her specific situation. It's, this is a very new integrated relationship. It was referral from another agent. So she literally just said, this is the property I want. These are the terms I want it at. Can you write it up for me? And I'm like, I just, I gotta dive deeper into this. And that's why as I was looking through the information on the mls, I'm like, this just, this doesn't seem like it's being legitimately disclosed as to what it really is, first and foremost. But second, it's all of the things you outlined as far as, you know, the Age of the unit, there's no value added, opportunity, the location of the unit, the headache. You know, a lot of these listing agents are trying to sell these properties as a seller carry situation, which is great. And some people will jump just at that, and that's fine. But to me, it's like there's so many other factors that go involved into that. It's not just the seller carry. Yes, that's great. But it also is your cash flow, it's your location, it's your demographic, you're attracting. It's. Would this money, money be better put in other places to like you said, profit the same or more without as much headache? So yeah, I guess my.

In order not to alienate the situation, I think, you know, what I would be going back at is like, hey, this is, this is a good choice. But have you thought about these things? I have some things that I'd like to discuss with you as to why this property and what the future holds. Just so that I make sure that I understand exactly where we're going. Kind of break down that little bit of strategy as to. Okay, well, here's the numbers for this comparison to this. Right. So you kind of like walk her through that strategy session.

Got it. Okay. Yeah, no, I think I'm gonna definitely jump on the phone with her today later on because I told her I wanted to dive deeper into this specific property. Before I got back to her, I said, let me do some more digging on it, let me do some research on this and then I'll get back to you. You. So I wanted to do my due diligence first and kind of figure out what the specifics were on it. But I definitely want to get back to her and I would really like to find out her specific situation and kind of pose those terms like, what's the motivating factor behind this? What, why, you know, a multi family unit versus, you know, single family. What is your situation? Is it all retirement? Are you retired? You know, just get all of the specifics so that I can help guide her as best as I can.

But yeah, because there's, there's so many questions in this that I think she's gotten some knowledge or some influence from somebody.

She has.

This is what I want to do. But yet she hasn't really dug into the questions and the options. Because I also look at and go, okay, from what I can see, there's $400,000 somewhere in cash, right?

Yep.

Now if you're just trying to create income and you don't want the headache of real estate. Why aren't you just being a lender with this money?

Yeah, right. Yeah, yeah.

Because now if she wants, you know, because again, this is where I get into some of the age conversations with clients. Like if she's in her 60s and she's just trying to create income with her inheritance or whatever it is, well, let's show a better way to earn that income. If you don't necessarily need the benefits of owning a real estate portfolio. Right. That's where the benefits of the deed of trust investing comes in. With these people, it's like, hey, I want to go buy a rental property and I'll pay you 8%. You have no headache. You just get the income. Does that sound, you know, because like on, I mean, realistically, she loaned $400,000 at 7% to you or I buying a rental Property, she'd make $28,000 a year in income without having to touch anything.

Yeah.

Versus right now. The numbers are coming out. If she puts that money down and she takes on that liability of that house, she's going to net like 1500 dollars a month or half of what she would make just by being a lender.

Yeah.

So again, that's just another option to show her is like, hey, is this really about creating income that. Do you want the real estate benefits tax write offs right now? Does that matter? Do you even know what those are? Did somebody just tell you, like, this would be a really good idea? And you're like, I found one on Zillow. This would be a really good idea. And it's really not.

Well, the funny thing is, so the agent that referred her to me told me that she's in some kind of a real estate investing group. Right. Well, when I look up what she has on her email signature, it says that she's the CEO of Quantum Force Solutions, Real estate Investing for financial health. That's what it says.

So. And this I'm like, I don't even.

Know what to say.

But, but that might mean that this is an investor that just wants somebody to take orders versus have the conversation. So it depends on what she's been exposed to.

Yeah, yeah, yeah. Like I said, she told me, write it out. And she was willing to pay those terms. She preferred option number two. And I'm just like, but it's a family member of the age agent that referred her to me. So the agent referred her to me because she can't. Her broker doesn't allow her to write multifamily deals. She's not allowed to write them. So she's like, hey, like this is what she's willing to pay. I'm also a new agent. I don't really know what I'm doing. I need your help. And you were recommended by so and so. And so I was like, well, yeah, you know, let's, let's take this and run with it. Let's see what we can get. But just the more I dug into that property, I'm like, like that just, it just doesn't make sense to me.

Right. It doesn't add up.

So, I mean, and that's why it's not been selling. Because even two years ago when they tried to sell it, I think they were trying to sell it for 1.12 years ago. And even then it doesn't make sense.

At the end of the day though, Christy, the job that you've been hired to do is to ask the questions. If they don't want the advice, then you just give them the advice that you can that particular deal and then let them make their decision on it.

Yeah, yeah, yeah, it was, it's been a lot of, a lot of new stuff the last two weeks that I've been exposed to and I've had opportunities for which I'm thankful, I'm grateful. It's just, I'm never one to, I'm never one to say I know everything and I'm never one to say that I'm perfect at everything. And I've never, I'm, I'm always one to say seek out resources or people who know better than I do because I, at the end of the day, I have a conscience and I like to sleep at night and I like to make sure that I'm giving the best, my best foot forward. And if that means bringing other people into the deal or if that means leaning on other people's expertise, then that's what I'm going to do. So, you know, from investing to the commercial side, like, there's been so much that has been dumped on me the last couple weeks, which I'm so thankful for. But like we're talking a 50 acre commercial development land deal that I have, I have never done. I have no idea. I've never done land. And so I've had to reach out for resources and for help. And there's something in this industry that people are just scared to ask for help and they pretend like they know everything. And you're not gonna know everything. Even a seasoned 30 year agent isn't gonna know everything. It's Just, just, you just need to, you know, like the guy I called on this 50 acre parcel, I'm like, listen, I'm going to shoot you straight. I don't know. I've never done a land deal, I've never done a commercial land deal. I'm going to be straightforward with you. And you know, and he, he respected me. He's like, I really respect you for being straightforward with me and telling me where you're at because it helps me help you. So at the end of the day I'm like, I gotta call Steve, Steve's the guy for this. Because I, I don't, I want to make sure I'm evaluating it properly and I'm really glad that you told me to kind of evaluate it per door and look at that versus a single family. That makes so much more sense to me. And to, and on top of that, I know that we've done this in your mentoring and stuff too, but I totally spaced out this, the, the private, you know, being a private money lender, I totally spaced that option out too. So that's a whole nother avenue again because considering what the motivation is for even investing to see what channel they're in, is it more cash flow, is it more asset holding, is it tax? You know, tax related? Like what is the motive to help evaluate the best option and situation?

So I think, I think part of this evaluation too, which you're approaching the right way is like, is this a multi family that I'd really want to invest in? Yes, it's multiple units, but it's not like an 8 plex where all the units are the same. You've got these hodgepodge houses and this over here and you've got weird parking and you've got all these different things that change the dynamics of the investment. And when somebody is involved in some of these different, you know, real estate masterminds or meetups or whatnot, it's like multifamily, multifamily, multifamily. And then they go find something like, I'd rather own single family homes than, than own this. Right. Especially if you're looking at the cash flow trajectory with the cash on cash.

And I think too, because you're obviously such an experienced investor and you've seen it all, pretty much done it all. And me, I'm an investor too, but not to the caliber you are. But already dealing with tenant situations, dealing with repairs, dealing with different areas of town. I look at it from me as if I was to invest and I'm like there is no way in hell I'd put my money in something like that. You know, I would rather go and buy single family properties that have a value add opportunity or that are cash flowing, that have a higher demographic tenant. Sure to make it worth my time and my capital investment. And so that's what I looked at it too. I'm like, I would, I wouldn't stick my money in there even if it is a seller carry.

Yeah.

You know, and it's just knowing the market, understanding it. I think it really helps being an investor yourself. Again, I'm not anywhere near your journey, but I've already had experiences with tenants and situations and issues and it's just coming from that place, you're better able to guide somebody instead of just being an agent who's never. Some agents don't even own their own property.

It's just the ability to question the motive and the attention with an educated response behind why or have you considered. Right. So it's asking questions, hey, this is a great property. Have you considered this, these other options? We'll go back to this. I just want to make sure that we're on the same page as I represent you and understand what the end game is and the end goal is. Because sometimes there's underlying things that we may not see and there's a reason for it. Right. Maybe she, maybe she's looking at going, well, I can develop this down the road and we have these plans and maybe it's something I don't see, you don't see. So you do have to give them some of that. But if she's running numbers just based on cash flow, even with seller carry, it doesn't make sense as far as what the actual cash flow after the leverage comes in to put that much money down. When you're like, well, I can just make that money work over here without doing anything and having some crap shoot where I've got seven tenants to deal with when I can have one for the same amount of cash flow.

Yeah, absolutely, Absolutely.

I'm with you. This was so helpful. Like I'm. It's refreshing so many ways on obviously what we did in our mentorship, but just to hear it again in a real life situation, it really does make a big difference when you're actually working through a deal instead of just, you know, the thought of it. Right. And so it's definitely help, helping to put the pieces together and be like, okay, now this makes more sense, you know, because anybody can take notes and write it up, write it down. But if you can execute, can you execute on it?

You know, until you're in the middle of it too? The variables are all different. Right? Everybody's situation is different, everybody's cash is different, you know, all the different things. So it's trying to get to where somebody truly is going. Right. Because somebody in our position is looking more for the asset benefits and the tax write offs there, then we are necessarily looking for the cash flow because the cash flow comes down the road. But if she's at a point to where she's getting ready to retire and she's trying to create cash flow, well, there are better ways to potentially produce cash flow. Can I share those with you? She may tell you no.

Right.

But she also may be open to listening and going, oh, well, I'm part of this group and this is what they're talking about. Well, let me explain to you what I do and what I've done and what my experience is and why I think we could do this a little bit different.

Right.

Can I at least show you the difference so that you can make an educated decision? And I think once you've done that, you fulfilled your role in what this is. And if she decides to go down that road, then cool. You can sleep at night going, hey, I gave her all the options. She just wanted to go down this road and leave, right?

Absolutely. And that's exactly what I want. I did my job. I educated appropriately, I did my due diligence as representation in my fiduciary duty. I did my best. And whatever decision she makes is up to her.

Right.

So that's it. That's kind of where I'm at. So I mean, well, keep me updated.

On how it turns out and if you feel it's, it's valuable and she wants to look at the other options and you think doing a strategy session with her, with me and you on a zoom is worth it, then let's do that.

Yeah. Yeah, that's definitely something I want to discuss with her because I think that that would be valuable and you know, know, even just long term, if she's going to be wanting to invest in more properties or she's got other resources of people or things to be able to continue investing, it creates that relationship there for us to be able to guide them appropriately. If they don't know the city, we know the city, we're able to help evaluate deals and, you know, put them in properties that make more sense or be a private money lender. I think the relationship piece is key too.

Yep. 100%. All right, well, keep me updated. Let me know if you are looking for a real estate strategy or coaching, mentoring or a community to belong to. Pop over to Steve D. Valentine and let's connect. This is a place where everything lives and I am hoping to help you build your real estate wealth, life and legacy.