After a sudden layoff, Dustin Heiner set out to transform his financial future by mastering real estate investing. In this episode, he reveals how he turned his passive income dream into reality, breaking down the essential strategies that guided his journey from job loss to financial independence. If you're ready to reshape your own path to financial freedom, tune in and let Dustin's story inspire your next move.

Key takeaways to listen for

• [04:53] How Dustin turned the shock of job loss into a thriving real estate business
• [13:25] A unique approach to “passive income” and what it really takes to make it sustainable
• [16:24] Why Dustin prioritizes cash flow over market appreciation
• [35:52] Insider tips on finding reliable property managers and why they’re essential for stress-free real estate investments
• [38:36] Why every investor should think like a business owner
• [41:59] The importance of aligning your investment approach with your own risk tolerance and goals

Resources mentioned in this episode

Do you want to know how to be successfully unemployed? Go to https://masterpassiveincome.com/freecourse or text RENTAL to 33777, and we’ll show you the secret hacks to building wealth!

About Dustin Heiner

Dustin is a real estate investor, entrepreneur, and host of the Successfully Unemployed podcast and blog, dedicated to helping people achieve financial independence by creating businesses and investing in passive income. After starting his journey in 2006, Dustin built a thriving rental property portfolio, enabling him to quit his government job in 2016. Through Successfully Unemployed, he now shares strategies and stories to guide others on their path to financial freedom.

Connect with Dustin

• Website: Master Passive Income | Successfully Unemployed | Real Estate Wealth Builders Conference
• LinkedIn: Dustin Heiner
• Instagram: @thedustinheiner

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Links referenced in this episode:

• masterpassiveincome.com/freecourse

Mentioned in this episode:

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Dustin Heiner: 00:00:42

It was more risky to work for somebody else than me doing it myself because a lot of people think it's risky to invest in real estate.

Dustin Heiner: 00:00:49

It's only risky if you have no clue what you're doing.

Dustin Heiner: 00:00:51

If you know what you're doing, if you know how a business model works, then you're going to be fine.

Neil Henderson: 00:00:56

Welcome to Truly Passive Income.

Neil Henderson: 00:00:57

I'm Neil Henderson.

Clint Harris: 00:00:58

And I'm Clint Harris.

Clint Harris: 00:01:00

And today's guest is Dustin Heiner.

Clint Harris: 00:01:02

He's a real estate investor, entrepreneur, and founder of Master Passive Income.

Clint Harris: 00:01:07

After being laid off from his job, Dustin built a real estate business that allowed him to achieve financial independence and quit his 9 to 5.

Clint Harris: 00:01:14

Now he helps others create passive income through rental properties, empowering them to design their life around their goals, not their job.

Clint Harris: 00:01:21

Justin, welcome to Truly Passive Income.

Clint Harris: 00:01:24

You and I met at the Quest Expo in Texas briefly.

Clint Harris: 00:01:28

Got a chance to connect.

Clint Harris: 00:01:29

You're wearing that iconic shirt that I bet Neil you would be wearing again today that says successfully unemployed.

Clint Harris: 00:01:35

It caught my attention then it's doing it again now.

Clint Harris: 00:01:38

I'm excited to unpack your story.

Clint Harris: 00:01:40

Welcome.

Clint Harris: 00:01:40

How are you today?

Dustin Heiner: 00:01:42

I am very blessed.

Dustin Heiner: 00:01:43

I really appreciate you guys having me on the show.

Dustin Heiner: 00:01:45

, I started investing back in: 2006

Dustin Heiner: 00:01:49

I had so many properties, eventually buying one after another of rentals that I didn't have to work anymore.

Dustin Heiner: 00:01:54

And then I quit my job and started telling people I was retired.

Dustin Heiner: 00:01:58

And people would ask me, like, what do you do with your time?

Dustin Heiner: 00:02:00

And I do plenty of other things.

Dustin Heiner: 00:02:02

I start businesses and stuff.

Dustin Heiner: 00:02:03

And so I now have the term that I like to use is successfully unemployed.

Dustin Heiner: 00:02:07

Basically found a way to make money to provide for myself and my family without working for somebody else or trading hours for dollars through real estate investing.

Dustin Heiner: 00:02:15

Now I just go to the gym, hang out the family, come on podcasts, and talk to great people like you.

Dustin Heiner: 00:02:20

So thank you so much for having me on.

Neil Henderson: 00:02:22

Absolutely.

Neil Henderson: 00:02:23

So let's unpack that a little bit.

Neil Henderson: 00:02:25

I want to hear this story.

Neil Henderson: 00:02:26

You walk us through the turning point where you realize that real estate investing could lead to financial independence or being successful unemployed for you.

Dustin Heiner: 00:02:36

Yeah.

Dustin Heiner: 00:02:36

So I was following what we are all taught the same path in life and I'm following it to the letter.

Dustin Heiner: 00:02:44

So basically you go to school, you get good grades and you take those good grades and you go to college, university, and you get in thousands and thousands of dollars into debt and you hopefully get a piece of paper or a degree is what it's called.

Dustin Heiner: 00:02:55

And you go to companies or Businesses and you try to find a career and then work 40 plus years of your life and then retire at 65, 70 years old and live on what you managed to save that entire time you're working.

Dustin Heiner: 00:03:07

I call it a job, a just over broke job.

Dustin Heiner: 00:03:10

I'm doing that exact same thing.

Dustin Heiner: 00:03:11

In fact, I get the most stable, secure job you could ever think of.

Dustin Heiner: 00:03:16

I'm working, doing technology in the local county government in California.

Dustin Heiner: 00:03:21

Those three things are not going away.

Dustin Heiner: 00:03:22

Technology, government and California, they're not going away.

Dustin Heiner: 00:03:25

So I get the most stable, secure job because I wanted to make sure I had comfortable life that I've been taught.

Dustin Heiner: 00:03:30

But at the same time I started a couple businesses.

Dustin Heiner: 00:03:33

I had a newspaper route, that's where you ride on a bike and throw newspapers at 5 o'clock in the morning, bang them on garage doors.

Dustin Heiner: 00:03:38

Had a graphic website design company, skateboard manufacturing business, even a convenience store and pizzeria.

Dustin Heiner: 00:03:44

I start from the ground up.

Dustin Heiner: 00:03:46

And so even though I did those, I bought one rental property.

Dustin Heiner: 00:03:49

And that one rental property made me, I want to say it was like 350amonth in passive income.

Dustin Heiner: 00:03:55

And I knew I needed to be an investor.

Dustin Heiner: 00:03:58

But guys, what happens?

Dustin Heiner: 00:03:59

Life started getting in the way.

Dustin Heiner: 00:04:01

I knew I needed to be an investor, but my wife and I started having kids.

Dustin Heiner: 00:04:04

But this is a story, this is what really shoved me and got me to invest in real estate.

Dustin Heiner: 00:04:08

Well, we started having kid after kid.

Dustin Heiner: 00:04:10

Eventually we had our fourth child and I'm working a sit down normal desk job at the local county government.

Dustin Heiner: 00:04:16

I go on paternity leave when my wife has our fourth child and I come back after two weeks.

Dustin Heiner: 00:04:22

And on a Friday at 3:30 in the afternoon, I get a call from my boss's secretary, like the top dog.

Dustin Heiner: 00:04:28

And she says, dustin, would you please come to the office?

Dustin Heiner: 00:04:30

I said sure.

Dustin Heiner: 00:04:32

And I hung up the phone.

Dustin Heiner: 00:04:33

I paused for a second, I thought why in the world did they call me the office?

Dustin Heiner: 00:04:36

This isn't normal.

Dustin Heiner: 00:04:37

And I've seen plenty of movies.

Dustin Heiner: 00:04:38

Friday at 3:30 is not a good sign.

Dustin Heiner: 00:04:41

So I'm sitting there and I'm thinking back a couple months before I went on paternity leave.

Dustin Heiner: 00:04:45

There were some rumors or some rumbling going on that there could potentially be layoffs in the county.

Dustin Heiner: 00:04:49

I immediately shook it off.

Dustin Heiner: 00:04:50

I said, there's no way.

Dustin Heiner: 00:04:51

I've been here for 15 years.

Dustin Heiner: 00:04:53

My bosses think I do a great job.

Dustin Heiner: 00:04:54

So I get up and I walk down the hallway to my boss's office.

Dustin Heiner: 00:04:58

Now this hallway isn't very long.

Dustin Heiner: 00:04:59

In fact it's short.

Dustin Heiner: 00:05:01

But every single step I took, it felt like the hallway got longer and longer.

Dustin Heiner: 00:05:05

And it felt like my feet became lead bricks because the weight of potentially losing my job starting to weigh down on me.

Dustin Heiner: 00:05:11

Well, I get down the hallway and I turn the corner and I see my boss's door.

Dustin Heiner: 00:05:14

His door is closed, and I see his secretary.

Dustin Heiner: 00:05:16

They're super sweet, nice old lady.

Dustin Heiner: 00:05:19

She says, dustin, would you please have a seat?

Dustin Heiner: 00:05:21

I said, sure.

Dustin Heiner: 00:05:22

And I go sit down, and she's consoling me with her eyes, kind of sheepishly grinning at me because she knows everything about what's going on.

Dustin Heiner: 00:05:27

I know nothing about what's going on.

Dustin Heiner: 00:05:29

I go and I take my seat.

Dustin Heiner: 00:05:30

I start thinking about my life.

Dustin Heiner: 00:05:32

If I get laid off right now or I lose my job, did I just waste my life following the plan that somebody else told me?

Dustin Heiner: 00:05:39

And then, oh, my goodness, we just had our fourth child.

Dustin Heiner: 00:05:42

If I don't have this job, I can't feed my family.

Dustin Heiner: 00:05:44

Does that make me a failure as a father?

Dustin Heiner: 00:05:46

Does that make me a failure as a man try to provide for his family?

Dustin Heiner: 00:05:49

As I'm sitting there, my hands get all clammy, My forehead gets all sweaty because the nerves are just crushing me.

Dustin Heiner: 00:05:54

The door to my boss's office opens up, and out walks a coworker of mine with a piece of paper in her hands.

Dustin Heiner: 00:06:00

She is noticeably distraught, noticeably upset, not necessarily crying, but you could tell her world has been rocked.

Dustin Heiner: 00:06:06

She passes by me and my boss says, dustin, would you please come in the office?

Dustin Heiner: 00:06:10

So I get up and I go into his office, and I get laid off.

Dustin Heiner: 00:06:14

Remember, this is the government.

Dustin Heiner: 00:06:15

Nobody gets fired or laid off from the government.

Dustin Heiner: 00:06:18

But I did, and this is the reason why I tell the story.

Dustin Heiner: 00:06:21

So I take that layoff notice and I go back and I sit down on my desk, and I realize two things.

Dustin Heiner: 00:06:26

Number one, after just getting laid off, sitting in that chair, I need to make money to provide for my family.

Dustin Heiner: 00:06:32

I need to get another job.

Dustin Heiner: 00:06:33

So praise the Lord, I was blessed to find another job in the same county.

Dustin Heiner: 00:06:36

Another department wasn't having the issues.

Dustin Heiner: 00:06:38

So check.

Dustin Heiner: 00:06:39

Got that done.

Dustin Heiner: 00:06:40

The second thing, sitting in that chair, I realized I need to make sure that this never, ever happens to me again.

Dustin Heiner: 00:06:46

I need to make sure that nobody has the ability to take away my ability to feed my family.

Dustin Heiner: 00:06:50

So right then and there, sitting in a chair, I said, no longer will I ever tell anybody.

Dustin Heiner: 00:06:54

When they ask me the question, what do you do?

Dustin Heiner: 00:06:56

I would normally reply, with my job, I work for the county.

Dustin Heiner: 00:06:58

You do in it now on, I will always tell everybody I am an investor.

Dustin Heiner: 00:07:03

That's who I am.

Dustin Heiner: 00:07:04

Because I'm now projecting out to the world that now I'm an investor.

Dustin Heiner: 00:07:08

It may so happen that 100% of my money comes from my job.

Dustin Heiner: 00:07:11

That's now my part time job.

Dustin Heiner: 00:07:12

I am a full time investor.

Dustin Heiner: 00:07:14

So fast for the story, started buying property.

Dustin Heiner: 00:07:16

Each one making me $250 minimum.

Dustin Heiner: 00:07:19

Some are making me 5, 6, $700 a month in passive income or more.

Dustin Heiner: 00:07:22

Eventually at 30 plus properties.

Dustin Heiner: 00:07:24

And I realize, my goodness, I don't need to work any more because I have properties that make me money without me doing a thing.

Dustin Heiner: 00:07:31

So last part of the story, I went to my new boss, good boss at all, and I said, hey boss, here's your layoff notice, I'm laying you off.

Dustin Heiner: 00:07:36

We laughed and he says, what are you going to do?

Dustin Heiner: 00:07:39

I said, I am not going to do anything.

Dustin Heiner: 00:07:41

I own real estate that makes me money without even working.

Dustin Heiner: 00:07:45

The last time I walked away from my job, I felt like I was walking on clouds because I knew I would never ever need a job again.

Dustin Heiner: 00:07:53

And everybody, this is the reason why I tell a story.

Dustin Heiner: 00:07:54

You need to realize this your boss, the only reason why you're getting paid what you're paid is because that's what's keeping you there without taking more money out of their pocket.

Dustin Heiner: 00:08:04

What I mean is you are worth so much more than anybody could ever pay you.

Dustin Heiner: 00:08:08

And this is how you'll know your boss is paying you just enough to keep it working without quitting, but not so much money.

Dustin Heiner: 00:08:12

It takes money out of their pocket.

Dustin Heiner: 00:08:14

If they did, they would lose money.

Dustin Heiner: 00:08:15

So what I suggest is you start getting truly passive income.

Dustin Heiner: 00:08:19

You start making money where you work one time and you get paid over and over again.

Dustin Heiner: 00:08:24

For me, real estate, I now have 30 plus properties.

Dustin Heiner: 00:08:27

Short term, long term, medium term properties that I own, hotels, I have apartment complexes, I have all this real estate that now comes and makes me money so I literally do not have to work.

Dustin Heiner: 00:08:38

So I'll pause the story because you probably got plenty of questions.

Clint Harris: 00:08:41

Isn't it so funny where so many people take the quote unquote safe route of getting a good education and the good job and ultimately it's only as safe as it is convenient for your employer, right?

Clint Harris: 00:08:54

Ultimately it comes down to it.

Clint Harris: 00:08:56

There can be one contracting decision, one rounding error, whatever it may be.

Clint Harris: 00:09:02

Your safe, secure job is an illusion, right?

Clint Harris: 00:09:05

It's really not that way.

Clint Harris: 00:09:07

You're a victim of circumstance and you're trading your life away.

Clint Harris: 00:09:11

Usually to pay for someone else's days off.

Clint Harris: 00:09:15

And when it gets taken away from you, it's typically the worst time, right?

Clint Harris: 00:09:20

I had a 16 year career in medical sales and I was killing the game.

Clint Harris: 00:09:24

I had, I did five surgeries one Friday, I had three more scheduled for Monday morning.

Clint Harris: 00:09:29

I was way ahead of playing, I was crushing it.

Clint Harris: 00:09:31

My company made some bad decisions and ended up having three rounds of layoffs and I got laid off in the first round.

Clint Harris: 00:09:37

Standing in line at the grocery store with diapers in my hands with a toddler at home and my wife was 23 weeks pregnant and a brand new mortgage and a brand new house that we had just closed on two months before and got let go after 16 years.

Clint Harris: 00:09:51

And I had immediately opportunity to jump in with some competitors at a higher salary and ended up not doing it to be a full time real estate investor.

Clint Harris: 00:09:58

Because I realized the same thing that you did, Dustin, is you're trading your time for money.

Clint Harris: 00:10:03

You're only going to have that quote unquote security as long as it's convenient for your employer and you're trusting those people higher up the food chain to make good decisions for the company.

Clint Harris: 00:10:15

And if not, your head is the one that's going to roll.

Clint Harris: 00:10:18

And the reality is it's never as safe as you think it is unless you put yourself in a position where you're in the driver's seat, which typically means not trading time for money.

Dustin Heiner: 00:10:27

So I found it was more risky to work for somebody else than me doing it myself.

Dustin Heiner: 00:10:33

Because a lot of people think it's risky to invest in real estate.

Dustin Heiner: 00:10:36

It's only risky if you have no clue what you're doing.

Dustin Heiner: 00:10:39

If you know what you're doing, if you know how a business model works, then you're going to be fine.

Dustin Heiner: 00:10:44

Just give a quick example of if you know it works.

Dustin Heiner: 00:10:47

So let's say you're going to buy a Candy Bar for 50 cents and you knew all day every day you could sell it for a dollar.

Dustin Heiner: 00:10:52

You're going to make 50 cents every single time.

Dustin Heiner: 00:10:55

Because the business model.

Dustin Heiner: 00:10:56

Same thing with real estate investing.

Dustin Heiner: 00:10:57

But here's the great thing about real estate investing.

Dustin Heiner: 00:10:58

You guys know this.

Dustin Heiner: 00:10:59

Even if you didn't have the 50 cents, let's say it took you 25 cents to borrow 50 cents, now you're in a pocket 75 cents.

Dustin Heiner: 00:11:06

You still sell it for a dollar.

Dustin Heiner: 00:11:07

You're making 25 cents every single time you sell a candy bar.

Dustin Heiner: 00:11:11

I'm talking about is it's more risky when you put your life in somebody else's hands, as opposed to having your own business that creates you money and makes you money even when you are sleeping.

Clint Harris: 00:11:24

So because of your economies of scale and the amount of cash that you're making off of each project, obviously you had a recapitalization strategy in place.

Clint Harris: 00:11:33

So I'm assuming you were using the BRRRR strategy.

Dustin Heiner: 00:11:35

Yeah.

Dustin Heiner: 00:11:35

Back in: 2006

Dustin Heiner: 00:11:39

Actually.

Dustin Heiner: 00:11:40

It was funny enough, I got married and I wasn't taught to save money.

Dustin Heiner: 00:11:43

My wife was.

Dustin Heiner: 00:11:44

So she had $15,000 when we got married.

Dustin Heiner: 00:11:46

And six months later, I said, hey, honey, can I take the money you saved and go buy our first property?

Dustin Heiner: 00:11:51

So we bought our first property, and then that started cash flowing.

Dustin Heiner: 00:11:55

And then I refinanced that property, pulled the cash out to then buy the next property, and then I literally recycled my money over and over again.

Dustin Heiner: 00:12:03

And then every penny that I made in all these properties went to buy more properties, and that sped up the entire process much faster.

Neil Henderson: 00:12:11

Now, how did you survive the Great Recession?

Dustin Heiner: 00:12:15

Oh, my goodness.

Dustin Heiner: 00:12:16

I actually thrived.

Dustin Heiner: 00:12:17

I'll jump right into.

Dustin Heiner: 00:12:18

I actually thrive when the economy's going really bad.

Dustin Heiner: 00:12:20

I saw lots of people going bankrupt, lots of real estate investors, like everything is going bad for them.

Dustin Heiner: 00:12:25

I didn't know what I was doing.

Dustin Heiner: 00:12:26

they were telling you back in: 2006

Dustin Heiner: 00:12:36

What if I can't sell it, number one, but if it goes up in value, I can't actually eat appreciation.

Dustin Heiner: 00:12:42

But what I can eat or pay for food for my family is the cash flow.

Dustin Heiner: 00:12:47

So I only focused on cash flow from all my properties.

Dustin Heiner: 00:12:52

And here's the amazing thing.

Dustin Heiner: 00:12:53

Because of how I invest, I make money if the market goes up, if the market goes down, or if the market goes sideways.

Dustin Heiner: 00:13:00

Because just like that candy bar analogy, I do not buy a house.

Dustin Heiner: 00:13:04

I do not buy a property unless it's going to continually make me money on the first day.

Dustin Heiner: 00:13:09

And I suggest a minimum of $250 a month.

Dustin Heiner: 00:13:13

And one property at $250 a month, that's $3,000 a year in passive income.

Dustin Heiner: 00:13:17

10 properties is $2,500 a month, $30,000 a year.

Dustin Heiner: 00:13:21

20 properties is $5,000 a month, $60,000 a year.

Dustin Heiner: 00:13:24

And so because of that, I made so much more money.

Dustin Heiner: 00:13:26

And one quick last thing, I'll share is that I made more money as all these quote unquote real estate investors were going broke.

Dustin Heiner: 00:13:35

The sad thing was people were losing their homes, they're foreclosing on their homes.

Dustin Heiner: 00:13:39

What does that to the pool of renters?

Dustin Heiner: 00:13:42

They have to live somewhere and so the pool of renters went up.

Dustin Heiner: 00:13:46

And so I made even more money because I was investing for cash flow.

Dustin Heiner: 00:13:51

Basically adding up all my expenses for a property, making sure I could rent it for a minimum of $250 a month.

Dustin Heiner: 00:13:57

That's a minimum.

Dustin Heiner: 00:13:58

ave some properties making me: 1000

Dustin Heiner: 00:14:01

aved me throughout the entire: 2008

Dustin Heiner: 00:14:05

And then I was just buying as many as I could because I knew the business model worked.

Clint Harris: 00:14:11

So we typically when we see people trying to scale single family properties or smaller properties, obviously you're looking to, you got to recapitalize by having either force or natural appreciation to push up the value so that you can recapitalize by way of refinance.

Clint Harris: 00:14:25

It is going to cannibalize your cash flow.

Clint Harris: 00:14:27

But the idea is in a low interest rate environment, you can still cash flow 2, 300 bucks a month.

Clint Harris: 00:14:32

You take that capital and you move on to the next property.

Clint Harris: 00:14:35

Typically throughout the life cycle of investing, oftentimes we see that investor eventually move on to usually small multifamily hotels, whatever.

Clint Harris: 00:14:46

And you get into commercial assets.

Clint Harris: 00:14:48

Because once you get over four units, what's the value of an individual single family house?

Clint Harris: 00:14:54

The value is the bricks and the sticks and what the person next door paid for theirs.

Clint Harris: 00:14:59

It's a comp based economy, right?

Clint Harris: 00:15:00

You got a BPO or a broker price opinion or a cma.

Clint Harris: 00:15:03

A comparative market analysis is establishing the value of the bricks and sticks and what the person next door paid for their property.

Clint Harris: 00:15:11

Once you get over four units, you get into the commercial real estate space.

Clint Harris: 00:15:16

The value of a commercial property is tied to the net operating income.

Clint Harris: 00:15:21

So if you have anything you can do that can either increase the rents or decrease the expenses, maximizes the net operating income and drastically increases the value of the property.

Clint Harris: 00:15:33

One of the examples that someone told that Ryan Smith one a friend of ours told Neil and I, is that he uses the example of taking his kids to the Walmart parking lot and asking them to get out and walk around and find pick up change until they find a dollar and they're not interested in that at all until he says, look, if you find a dollar, I'll give you $240.

Clint Harris: 00:15:56

And the lesson that he eventually unpacks is at the time the market was trading at a 5 cap.

Clint Harris: 00:16:01

A cap is the capitalization rate for a commercial property.

Clint Harris: 00:16:04

And if you find a way to add a dollar to your net operating income per month to a property, add a 5 cap, the value of that property goes up by $240.

Clint Harris: 00:16:17

The cap rate is a multiplier.

Clint Harris: 00:16:19

So a lot of times what we see, people that have struggled to scale with single families, which you've clearly done very well with, eventually moves into the commercial real estate space and from there continues to move on.

Clint Harris: 00:16:34

And a lot of times it's small, multifamily, and then eventually those people realize once you get over, say 50 units or more, you can have an on site property manager and some of the fixed overhead expenses go down.

Clint Harris: 00:16:44

It's very easy for me to see how you've had a lot of success early with single family rentals.

Clint Harris: 00:16:50

That would be the space where you would live.

Clint Harris: 00:16:52

But you've also told me that you have a couple different commercial assets.

Clint Harris: 00:16:56

So how has your strategy evolved?

Clint Harris: 00:17:00

Are you using the commercial real estate side of things?

Clint Harris: 00:17:02

Because it's so much easier to, I don't want to say manipulate, but it's so much easier to create forced appreciation on the commercial side of things, which you can recapitalize by way of refinance.

Clint Harris: 00:17:13

So compared to how you started, what are you doing now and what's your future that you're looking for down the road?

Dustin Heiner: 00:17:20

Yeah, so I basically I came up with the.

Dustin Heiner: 00:17:24

My brand is Master Passive Income.

Dustin Heiner: 00:17:25

So the Master Passive Income roadmap for real estate investors.

Dustin Heiner: 00:17:28

And this roadmap, it walks everybody through the process.

Dustin Heiner: 00:17:32

And really, if you boil it down, it's basically playing Monopoly.

Dustin Heiner: 00:17:35

If you think about playing monopoly as a kid, you buy land, then you get a house, and then you get more houses and eventually get to hotels.

Dustin Heiner: 00:17:42

You keep upgrading, you keep getting into larger deals.

Dustin Heiner: 00:17:45

And that's the roadmap that I follow as well as teach all my students.

Dustin Heiner: 00:17:49

I've got thousands of students now.

Dustin Heiner: 00:17:51

But anyways, the process is you start small and then you buy your first property.

Dustin Heiner: 00:17:56

Let's say you buy a single family home, then that single family home, you prove that concept to yourself like, yes, it actually works.

Dustin Heiner: 00:18:04

And then you get a little stuck.

Dustin Heiner: 00:18:06

You're like, how do I duplicate that?

Dustin Heiner: 00:18:08

How do I do it again?

Dustin Heiner: 00:18:09

Then you move on to the next step.

Dustin Heiner: 00:18:10

That's where you build a business.

Dustin Heiner: 00:18:12

And I always, in fact, this is what I teach all the time, is we, even though we're real estate investors, what we are is business owners.

Dustin Heiner: 00:18:20

We have a business that we own and in that business our inventory is our real estate.

Dustin Heiner: 00:18:26

It could be multifamily, it could be single family homes, whatever it might be, but that's our business.

Dustin Heiner: 00:18:30

So from there you start acquiring more properties and then you need to scale.

Dustin Heiner: 00:18:34

So you go from a beginner, then you become a business owner and that's when you scale to multiple properties, but goes from small deals to larger deals.

Dustin Heiner: 00:18:42

Let's say you start getting four unit apartment complexes, maybe you start getting it to five to maybe 10 units.

Dustin Heiner: 00:18:47

So you get to medium sized deals.

Dustin Heiner: 00:18:49

But each time you get to this next step, there's always headaches that come.

Dustin Heiner: 00:18:54

Let's say how do we scale, how do we get enough money, how do we make sure we have enough people to work on the property?

Dustin Heiner: 00:18:59

And then once you get past the business owner phase, once you get to 25 plus properties or units, let's just say units, not properties but units, let's say five unit here, a 10 unit there, four unit there, one unit there, then you become an investor, an expert.

Dustin Heiner: 00:19:16

And in this expert stage, there's three stages.

Dustin Heiner: 00:19:18

There's beginner, the business owner and then the expert.

Dustin Heiner: 00:19:21

And the expert is now diversifying into different asset classes.

Dustin Heiner: 00:19:26

It could be mobile home parks, it could be hotels, storage facilities, apartment complex, you name it.

Dustin Heiner: 00:19:31

Even investing in notes, being like a bank and lending money and having your money make money on its own.

Dustin Heiner: 00:19:38

But once you're in that phase, then you need to protect your wealth.

Dustin Heiner: 00:19:42

You need to keep the irs, the tax men from taking it, other people from taking it.

Dustin Heiner: 00:19:45

Then you need to create generational wealth, know how to pass it on to your kids.

Dustin Heiner: 00:19:49

So this entire path is what I've followed.

Dustin Heiner: 00:19:51

And I literally now, like I said, I'm a 355 unit apartment complex that I just bought, closed in June in near Nashville at 30 plus properties, hotels, like all this stuff as best I can.

Dustin Heiner: 00:20:02

I'm going to pass, especially my single family homes, very easy to pass those down.

Dustin Heiner: 00:20:05

Generational wealth.

Dustin Heiner: 00:20:06

I have five kids now, pass them down to all my five kids and teach them how to do it.

Dustin Heiner: 00:20:10

So that's what I follow and teach all my students to follow is the investor roadmap.

Dustin Heiner: 00:20:15

We start small, but then we get to medium sized deals and then we get to large deals and we get to really big deals.

Neil Henderson: 00:20:20

You've talked a lot about aligning your investments with your personal goals or what you call investor DNA.

Neil Henderson: 00:20:28

How did you discover your own investing DNA and how has that guided the decisions you've made in your business.

Dustin Heiner: 00:20:34

See, that's a great question.

Dustin Heiner: 00:20:35

I'm answered in two parts for me and then for other people.

Dustin Heiner: 00:20:38

So for me, my investor DNA, my, it really comes down to risk tolerance.

Dustin Heiner: 00:20:42

If you figure out whatever your DNA is, it's, do I have enough tolerance for risk to cash up my entire 401k?

Dustin Heiner: 00:20:49

My retirement plan, which I did, that was my risk tolerance.

Dustin Heiner: 00:20:52

I literally cash it all out because I knew even with that penalty of cashing it out, I would be able to make so like hands down, so much more money in real estate because I know my business model, I know how to capture equity when I buy the property.

Dustin Heiner: 00:21:06

I know how to force appreciation up, I know how to make cash flow, I know I have tax benefits, all these great things for real estate investing, but that was my risk tolerance.

Dustin Heiner: 00:21:15

Then there are other people, let's say other students, like their DNA would be, you know what?

Dustin Heiner: 00:21:19

I don't feel like it's the best idea to cash out my entire 401k.

Dustin Heiner: 00:21:25

Instead, what can I do?

Dustin Heiner: 00:21:26

And I tell them, we all met at Quest Trust Expo where we talk about using your retirement account to invest in real estate because that's their risk tolerance.

Dustin Heiner: 00:21:34

I have countless students that uses Quest and they invest with their retirement account in real estate that they'll have when they retire.

Dustin Heiner: 00:21:43

So my personal DNA or my risk tolerance is I keep moving forward and keep using leverage and equity.

Dustin Heiner: 00:21:51

When I say leverage, using the equity in my properties to buy the next properties.

Dustin Heiner: 00:21:55

Now I will say my wife has a different investor DNA, different risk tolerance.

Dustin Heiner: 00:22:00

When I was quitting my job, we had a good amount of loans.

Dustin Heiner: 00:22:03

She said, if you're going to quit your job, we have all these loans.

Dustin Heiner: 00:22:07

I need you to pay off a lot of the loans.

Dustin Heiner: 00:22:08

I'm like, oh, then that's equity I can't use to buy more properties here.

Dustin Heiner: 00:22:13

I don't care.

Dustin Heiner: 00:22:14

I need to have the stable security.

Dustin Heiner: 00:22:16

So I'm blessed with the 30 plus properties that I own.

Dustin Heiner: 00:22:19

The single family homes, not the apartment complexes and hotels.

Dustin Heiner: 00:22:22

But I think I have three mortgages on all of them.

Dustin Heiner: 00:22:25

The rest are free and clear.

Dustin Heiner: 00:22:26

And that's all literally cash flow because the cash just keeps running in.

Dustin Heiner: 00:22:30

And I love the idea of passive streams of income.

Dustin Heiner: 00:22:34

So streams of income is great.

Dustin Heiner: 00:22:36

You want to try to get as many as you can.

Dustin Heiner: 00:22:37

For me, all my streams of income, the other businesses that I own, I have that flow into my river of income, which is my real estate investing that makes me the most money that I can literally pass it down to kids, give me my best tax breaks and all the amazing benefits of real estate.

Clint Harris: 00:22:54

All right.

Clint Harris: 00:22:55

I started out my real estate investing career.

Clint Harris: 00:22:57

First house was a duplex.

Clint Harris: 00:22:58

I lived in one half, rented the other half and lived there for free.

Clint Harris: 00:23:02

I thought I was a genius.

Clint Harris: 00:23:03

I thought I invented this concept.

Clint Harris: 00:23:05

Turns out people have been doing it for a thousand years.

Clint Harris: 00:23:07

that I was buying in the post: 2008

Clint Harris: 00:23:13

Nine single family homes for me.

Clint Harris: 00:23:15

And I accidentally burned once or twice and pulled the equity out.

Clint Harris: 00:23:18

What I found out is that a single family home is usually a headache once or twice a year.

Clint Harris: 00:23:23

And then when I multiplied that by 9, it wasn't for me.

Clint Harris: 00:23:26

And I unpacked that portfolio.

Clint Harris: 00:23:28

I moved on to buying small, multifamily, converting them to Airbnbs.

Clint Harris: 00:23:31

We still have 14 Airbnbs now a property management company.

Clint Harris: 00:23:35

And then Neil and I are partnered on.

Clint Harris: 00:23:37

We started buying old Kmart's grocery stores and warehouses and we converted them into storage because I wanted to get away from tenants in kitchens and bathrooms.

Clint Harris: 00:23:45

So here's an issue that I ran into is the property management side of things.

Clint Harris: 00:23:49

You're calling this passive income.

Clint Harris: 00:23:51

To be fair, this podcast is called truly passive income and joke is on us because there really is no truly passive income.

Clint Harris: 00:23:58

Even though most of our investors that invest in our deals are limited partners that are just placing capital, they still have to do their due diligence, they still have to get to know us and whatever how passive it is on a scale.

Clint Harris: 00:24:08

The idea is that you find a property manager and that they're going to handle everything for you for 10% of the gross potential rent or whatever it may be.

Clint Harris: 00:24:17

In my experience, I had a problem where I originally started.

Clint Harris: 00:24:22

I was quick to hire and slow to fire.

Clint Harris: 00:24:25

And when it came to picking property managers, I had to learn how to be slow to hire and quick to fire.

Clint Harris: 00:24:31

And my experience with property managers was this.

Clint Harris: 00:24:35

I could take my time and find a really good one.

Clint Harris: 00:24:38

I never had a string of more than about three years if I had a really good property manager.

Clint Harris: 00:24:45

Eventually they get very busy.

Clint Harris: 00:24:47

Some of them also have access to seeing the properties that the people that they are managing for are liquidating and they will start buying their own properties.

Clint Harris: 00:24:55

And over time, multiple times, I saw their property start to take precedent over the rest of the properties.

Clint Harris: 00:25:01

And they didn't really want to manage properties for anyone else anymore.

Clint Harris: 00:25:04

They just wanted to manage their own because they had their own portfolio.

Clint Harris: 00:25:07

So if they're really good they trended in that direction and that was the reason they eventually did not become good or they got burned out of dealing with bad tenants and eventually they wore out over a period of years and ended up doing something else.

Clint Harris: 00:25:22

And I had this revolving door of trying to find a new property manager every few years.

Clint Harris: 00:25:26

You have to have multiple pillars, right?

Clint Harris: 00:25:28

You have to have a property manager, you have to have the handyman, you have to have everything else.

Clint Harris: 00:25:31

I don't know where your properties are, but if you have enough of them in the same area, it certainly helps because you have economies of scale and you are a large enough chunk of business for that property manager that they take you seriously because they don't want 30 properties walking away all at the same time.

Clint Harris: 00:25:47

But talk to me about that.

Clint Harris: 00:25:48

That side of things is why I eventually decided single family was not for me.

Clint Harris: 00:25:54

I've since graduated from multifamily.

Clint Harris: 00:25:56

I'm unloading my multifamily Airbnbs right now and moving all in on storage in the future.

Clint Harris: 00:26:01

But talk to me about that side of things because I have a feeling there's something you're doing right that makes it look or feel easier for you than it is for other people that may not have the right strategy of picking the right property manager or putting those pieces in place.

Dustin Heiner: 00:26:16

I've found that starting a business or creating a business is the really the only way to go when you're going to be investing in real estate.

Dustin Heiner: 00:26:25

When I call people like a mom and pop investor, beginner investor, they think they're going to do everything themselves.

Dustin Heiner: 00:26:30

And they try to, don't get me wrong, it's not bad.

Dustin Heiner: 00:26:33

But the quicker they can get to where they become a business owner, they build the business first.

Dustin Heiner: 00:26:37

Now back in: 2006

Dustin Heiner: 00:26:41

We watch TV late at night.

Dustin Heiner: 00:26:42

So I was watching TV late at night, there was an infomercial came on.

Dustin Heiner: 00:26:44

This quote, unquote guru, real estate guru said, hey, we're coming to your town.

Dustin Heiner: 00:26:48

Free two hour seminar.

Dustin Heiner: 00:26:49

I said, great.

Dustin Heiner: 00:26:50

I went to that free two hour seminar and it was horrible.

Dustin Heiner: 00:26:53

It was all hype, all sales pitch.

Dustin Heiner: 00:26:55

They said it's normally $1 million for this two day seminar, but it's $1,000 a day run to the back.

Dustin Heiner: 00:26:59

So I ran to the back and I went to that two day seminar too.

Dustin Heiner: 00:27:02

More hype in this next two day seminar and sales pitch for another $80,000 course.

Dustin Heiner: 00:27:07

It was horrible.

Dustin Heiner: 00:27:08

But I did take what little they taught me and implemented it and realized that my after doing just like what you said, I hired fast and fired slow, which was the bad thing.

Dustin Heiner: 00:27:20

I had my property manager stealing from me within the first six months.

Dustin Heiner: 00:27:24

It was absolutely horrible because I didn't know what I was doing.

Dustin Heiner: 00:27:27

I just jumped into it.

Dustin Heiner: 00:27:29

And if I would have just hung my head and say it doesn't work and move on and not go back to it, I would be where I'm at today.

Dustin Heiner: 00:27:35

But remember, at the very beginning, I shared that I started businesses.

Dustin Heiner: 00:27:39

I love starting businesses.

Dustin Heiner: 00:27:40

What I realized was it has to work.

Dustin Heiner: 00:27:43

Maybe I just did something wrong.

Dustin Heiner: 00:27:45

And then I realized the weak link, just like you were just saying, was my property manager.

Dustin Heiner: 00:27:50

Just like you're starting any business, if you have any employee that's a manager, eventually they might move on.

Dustin Heiner: 00:27:56

Eventually they might not do well, whatever it might be.

Dustin Heiner: 00:27:58

But you work really hard to hire the right property manager.

Dustin Heiner: 00:28:02

Let me give you a quick example of what this looks like.

Dustin Heiner: 00:28:03

This is, if you boil everything down, this is my business model that I've built and done this.

Dustin Heiner: 00:28:10

I invest in Texas, Ohio, Arizona, Tennessee and Indiana.

Dustin Heiner: 00:28:14

I have all these different states that I invest in, but I literally only work 30 minutes a month.

Dustin Heiner: 00:28:19

That's literally.

Dustin Heiner: 00:28:20

I just get my property management statements, make sure everything looks good and put it aside.

Dustin Heiner: 00:28:23

Now, I do have a little bit of work here and there, but it's very minimal because I hire experts.

Dustin Heiner: 00:28:28

This is what kind of looks like.

Dustin Heiner: 00:28:29

So even if you're doing a multifamily, let's say you're 50 unit apartment complex, it's the same thing because we're a business owner.

Dustin Heiner: 00:28:35

Let's say you're going to start a convenience store.

Dustin Heiner: 00:28:37

Candy bars and soda machines and all that good stuff.

Dustin Heiner: 00:28:38

You would not sign a lease on a location, open the doors and set a box of candy bars in on the ground.

Dustin Heiner: 00:28:43

You wouldn't do that.

Dustin Heiner: 00:28:44

You go out of business in two seconds.

Dustin Heiner: 00:28:46

What you would do, though, is you would build the business first.

Dustin Heiner: 00:28:49

You get the gondolas, little shelving units that all the candy bars go on, the countertops, cold storage, bank accounts, cash registers, employees, insurance, everything in the business before you buy any inventory.

Dustin Heiner: 00:29:01

Same thing with real estate investing.

Dustin Heiner: 00:29:03

You build the entire business.

Dustin Heiner: 00:29:05

And the key is hiring slow and firing fast.

Dustin Heiner: 00:29:09

But you take your time before you buy a property.

Dustin Heiner: 00:29:12

And then every piece of property you buy is a piece of inventory that you put into your business.

Dustin Heiner: 00:29:18

So what I do is my manager, my property manager.

Dustin Heiner: 00:29:22

Just like a manager of a store, I interview dozens and dozens of property managers and then I literally have a list of 25 questions that I've gone through and created.

Dustin Heiner: 00:29:33

And I also give to my students all the questions they should ask and the answers they should be looking for from these property managers to vet them out.

Dustin Heiner: 00:29:40

And I interview them multiple times.

Dustin Heiner: 00:29:43

Eventually, the cream starts rising to the top, and I have a list of 1, 2, and 3.

Dustin Heiner: 00:29:48

My first choice, my second choice, and third choice of property managers.

Dustin Heiner: 00:29:52

And if you do this backwards, if you don't go this route, in fact, this is how my property manager ceiling for me within six months, I did it the wrong way.

Dustin Heiner: 00:29:58

And I have countless people, they say, hey, Dustin, I bought this house.

Dustin Heiner: 00:30:02

And I tried to get a property, to manage a property.

Dustin Heiner: 00:30:05

And they were all telling me they would not manage it because they'll get shot there.

Dustin Heiner: 00:30:08

Oh, and you don't have an asset anymore.

Dustin Heiner: 00:30:10

You have a liability.

Dustin Heiner: 00:30:11

How much better.

Dustin Heiner: 00:30:12

Instead of saying property manager, I bought this house, Will you manage it?

Dustin Heiner: 00:30:14

They say, no, you say property manager because you've already done all the work, you built the business.

Dustin Heiner: 00:30:18

You haven't bought your properties yet.

Dustin Heiner: 00:30:20

You say property manager, I'm looking to buy this house.

Dustin Heiner: 00:30:23

Will you manage it?

Dustin Heiner: 00:30:24

How much will it rent for?

Dustin Heiner: 00:30:25

What's the vacancy factor?

Dustin Heiner: 00:30:26

What's the clientele like, and will you take it on?

Dustin Heiner: 00:30:29

If they say no, then you don't buy the property.

Dustin Heiner: 00:30:31

Waste your time and money.

Dustin Heiner: 00:30:33

If they do say yes, that's when you know how much it'll rent for everything about the property.

Dustin Heiner: 00:30:38

And to get back to the idea of the property manager, that is your quarterback.

Dustin Heiner: 00:30:44

I take so long, painstaking time to find the property manager because my property managers, I love to stick with them forever and never talk to them because they make me money.

Dustin Heiner: 00:30:57

One property manager I had for literally 12 years, another one I've had for five years, I find them and I stick with them because I hire them well.

Dustin Heiner: 00:31:05

But at the same time, the latter part is, let's say they start screwing up.

Dustin Heiner: 00:31:09

I had one property manager, actually the one I had for 12 years.

Dustin Heiner: 00:31:12

They started getting too big, just like you were saying, and my property started taking a huge decline.

Dustin Heiner: 00:31:16

I fired them fast.

Dustin Heiner: 00:31:17

I gave them a couple chances, they weren't doing it.

Dustin Heiner: 00:31:20

I said, okay, I'm done with you.

Dustin Heiner: 00:31:21

And I moved on, found somebody else.

Dustin Heiner: 00:31:23

Mike, number two on the list, starting number three.

Dustin Heiner: 00:31:25

So that's how we do it, is we build the business, hire slow and fire fast, and make sure before we buy a property, we actually know who's going to manage it.

Dustin Heiner: 00:31:34

But one quick last thing I'll say is if you buy a property before you find A manager, then you're going to have a lot of problems.

Dustin Heiner: 00:31:41

But a lot of people say, Dustin, how do you forward a property manager?

Dustin Heiner: 00:31:45

I say, I don't afford a property manager.

Dustin Heiner: 00:31:47

Like I don't pay my property manager.

Dustin Heiner: 00:31:49

I don't pay my taxes, I don't pay my insurance, I don't pay my mortgage, I don't pay for repairs.

Dustin Heiner: 00:31:53

Like I don't have to get a job to pay for all that.

Dustin Heiner: 00:31:56

My tenants pay for all that because I account for all those expenses.

Dustin Heiner: 00:31:59

And a property manager is an absolute expense that I must have accounted for.

Dustin Heiner: 00:32:04

And then another quick expense that I'll just quickly share is my passive income.

Dustin Heiner: 00:32:07

If I know I need to make 300amonth in passive income from a property or 500, that's an expense item that I put in there that I make sure that I account for.

Dustin Heiner: 00:32:15

So round everything up.

Dustin Heiner: 00:32:17

You build a business.

Dustin Heiner: 00:32:18

Find the experts who live on the ground that you do the work for you.

Clint Harris: 00:32:21

I think that's the importance of.

Clint Harris: 00:32:23

A lot of people look at this and look at what you've got now.

Clint Harris: 00:32:26

And a lot of people think it's passive income.

Clint Harris: 00:32:28

And I think you have to make sure that people understand a lot of it is residual because you front loaded the work.

Clint Harris: 00:32:34

You did a lot of the work up front to make it look passive.

Clint Harris: 00:32:37

Like I own a property management company that manages my 14 listings and another 75 and it looks really passive.

Clint Harris: 00:32:44

We spent two years building it out.

Clint Harris: 00:32:46

It wasn't passive at all.

Clint Harris: 00:32:47

It looks like it now because people just see me getting owner's distributions.

Clint Harris: 00:32:51

But it's residual.

Clint Harris: 00:32:52

And again, I think it alludes to the fact that it's core down at the base there really is no passive income.

Clint Harris: 00:32:58

It just probably means that you front loaded the work and hopefully did it in an intelligent way.

Clint Harris: 00:33:03

Following a system like it sounds like what you've built.

Clint Harris: 00:33:05

Let me ask you this.

Clint Harris: 00:33:06

As you've talked a little bit about the scale and you've got multifamily and hotels and things like that, are those properties that you've done on your own or have you gone into syndication either as a limited partner or general partner?

Clint Harris: 00:33:18

Have you found that there's a path of least resistance of going into larger assets with partnership?

Dustin Heiner: 00:33:23

Larger assets with partnership is really the only way to go when you want to get into bigger deals.

Dustin Heiner: 00:33:28

So the hotels, limited partner on those ones, the apartment complexes, general partner on those.

Dustin Heiner: 00:33:33

I'm.

Dustin Heiner: 00:33:34

If I boil everything down to what I'm good at is I'm good with people.

Dustin Heiner: 00:33:38

And if you Realize that real estate is not about a property.

Dustin Heiner: 00:33:43

Like hear this right, Real estate's not about a property.

Dustin Heiner: 00:33:45

And business is not about products.

Dustin Heiner: 00:33:47

This is about people.

Dustin Heiner: 00:33:49

Everything in life is about people.

Dustin Heiner: 00:33:52

And so what I'm really good at is helping people, figuring out what they need.

Dustin Heiner: 00:33:56

Say a seller, ask seller, like, what can I help you?

Dustin Heiner: 00:33:59

How can I help you?

Dustin Heiner: 00:34:00

And then you see if I can get them what they want and then I get what I want.

Dustin Heiner: 00:34:04

So with these multifamily larger properties, definitely you need to have other people because it's going to cost a lot of money.

Dustin Heiner: 00:34:11

That 355 unit apartment complex we just bought, we had to raise.

Dustin Heiner: 00:34:14

I think it was $12 million.

Dustin Heiner: 00:34:15

And so we have to have a lot of people.

Dustin Heiner: 00:34:17

Unless you have $12 million to buy the property, then you got to have other people at the same time.

Dustin Heiner: 00:34:22

I don't want to do all the work in these properties.

Dustin Heiner: 00:34:26

I'm better at connecting with people and not necessarily syndicating.

Dustin Heiner: 00:34:29

I'm not saying syndicating is bad or it's not something I don't do.

Dustin Heiner: 00:34:32

What I do is I'm an investor and occasionally I will have a deal that is a really good deal that I'll open up to other people and say, hey, like my podcast, I don't work close to 2 million downloads now and lots of people.

Dustin Heiner: 00:34:42

We even started a conference because I have so many coaching students.

Dustin Heiner: 00:34:45

So it's a conference.

Dustin Heiner: 00:34:46

Everybody just comes to and has a great time.

Dustin Heiner: 00:34:48

It's all about helping, not the sales pitch.

Dustin Heiner: 00:34:50

But I have all these people that want to learn from me and be around me that I eventually or occasionally I'll say, hey, I have a property that I'm a general partner on.

Dustin Heiner: 00:34:58

If you want to invest with me.

Dustin Heiner: 00:35:00

I'm not syndicating a deal.

Dustin Heiner: 00:35:01

I'm not saying, hey, this is my job.

Dustin Heiner: 00:35:03

And I'm not a flipper of real estate because that's what syndicators do.

Dustin Heiner: 00:35:06

They get a property and they try to exit in three to five years, which is fine.

Dustin Heiner: 00:35:09

But what I am and as an investor and occasionally I'll open up to other people.

Dustin Heiner: 00:35:13

So that's what I personally love to do, is connect with people and help them get what they want.

Dustin Heiner: 00:35:17

So if I have an investor that wants to make a good return, maybe I have my a great property.

Dustin Heiner: 00:35:21

If I have a seller that needs to exit quickly or whatever it might be, I figure out what they need and I help them get what they want.

Neil Henderson: 00:35:29

I love it.

Neil Henderson: 00:35:30

I think that's a great place to wrap it.

Dustin Heiner: 00:35:31

Up.

Clint Harris: 00:35:32

Yeah.

Neil Henderson: 00:35:32

Dustin Heiner, this has been a great conversation.

Neil Henderson: 00:35:35

It's been great getting to know a little bit more about you after our interaction at Quest Expo.

Neil Henderson: 00:35:40

If any of our listeners want to reach out to you and find out more about what you're all about, where would be the best place for them to do that?

Dustin Heiner: 00:35:47

Yeah, totally.

Dustin Heiner: 00:35:47

Would you mind if I gave everybody a free course that I just love to give out?

Clint Harris: 00:35:51

Of course, Justin.

Clint Harris: 00:35:52

Dustin, lay it on us.

Dustin Heiner: 00:35:53

Yeah.

Dustin Heiner: 00:35:54

So I literally want my mission in life now because I don't have to work is to help 1 million people to invest in real estate.

Dustin Heiner: 00:36:01

I'll give you my real estate investing course, show you everything of how to build the business, find anywhere in the country and make passive income that I love to do with the properties.

Dustin Heiner: 00:36:08

rental R E N t a l rental to: 33777

Dustin Heiner: 00:36:21

All one word.

Dustin Heiner: 00:36:22

Master passiveincome.com freecourse and I'll literally send it to you, show you how to quit your job even with the properties.

Dustin Heiner: 00:36:28

You can even find me on my podcast.

Dustin Heiner: 00:36:30

e been doing my podcast since: 2016

Dustin Heiner: 00:36:32

It's called Master Passive Income.

Dustin Heiner: 00:36:34

2 million downloads now.

Dustin Heiner: 00:36:35

It's literally like 90% just me teaching how I do this.

Dustin Heiner: 00:36:39

You can even find me on Instagram.

Dustin Heiner: 00:36:41

Funny enough, even though I'm a little older in general, I like being on Instagram.

Dustin Heiner: 00:36:44

I get DMs all the time.

Dustin Heiner: 00:36:45

You can find me the T H E Dustin Heiner.

Dustin Heiner: 00:36:48

The Dustin Heiner.

Dustin Heiner: 00:36:49

And guys know I'm not that arrogant to be the only Dustin Heiner.

Dustin Heiner: 00:36:52

It's the only handle I could come up with on Instagram.

Dustin Heiner: 00:36:54

But yeah.

Dustin Heiner: 00:36:55

So any way that people want to reach out to me, I just love.

Dustin Heiner: 00:36:57

And now my mission is to help 1 million people to invest in real estate.

Clint Harris: 00:37:01

Awesome.

Clint Harris: 00:37:01

Dustin, thank you so much for your time.

Clint Harris: 00:37:03

I'm glad we connected with you out in Texas.

Clint Harris: 00:37:05

And thanks for spending time with us today.

Clint Harris: 00:37:06

We really appreciate it.

Dustin Heiner: 00:37:08

Thank you guys.

Neil Henderson: 00:37:08

Thank you so much for listening and watching the Truly Passive Income podcast.

Neil Henderson: 00:37:12

If you liked the show, if you think it would be useful for someone else, the greatest compliment that you could give us would be to share the episode.

Neil Henderson: 00:37:20

Leave a comment down below or leave us an honest review.

Neil Henderson: 00:37:24

If you have any questions, don't hesitate to let us know down below.

Neil Henderson: 00:37:27

And remember, with truly passive income comes freedom of time, place, and the freedom to pursue your higher purpose.

Clint Harris: 00:37:38

Ra.