Artwork for podcast Real Estate Investing with the REI Mastermind Network
Fix and Flip to Hard Money Lending with Ruben Izgelov
Episode 41527th October 2022 • Real Estate Investing with the REI Mastermind Network • REI Mastermind Network | Real Estate Investing
00:00:00 00:26:22

Share Episode

Shownotes

With over a decade in the real estate industry – acquiring, flipping, developing and financing over $500 million worth in real estate, Ruben has quickly become a renowned real estate expert, speaker, and guide for many professionals in the industry. The most successful time in Ruben’s career was during the 2009 financial crisis; during this time, he bought, fixed, and sold distressed properties, which showed his determination in both bullish and bearish markets. After using private money financing himself, he quickly saw the innovation desperately needed in the private lending space and decided to spearhead it by co-founding We Lend, LLC (a private lending platform). Ruben originally, however, started as a hard-working eight-year-old boy distributing flyers on the streets of New York, and to this day still takes that work ethic with him everywhere he goes. He is a graduate of St. John’s University and Touro School of Law, where he earned a BS in legal studies and his JD, finishing cum laude and magna cum laude.

We chat about:

  • How did you get started in real estate?
  • His experience in wholesaling
  • His move to fix and flipping
  • What are some stories (successes or failures) of clients you've had?
  • What is some advice you have for someone that is just starting out in real estate?

Connect with Ruben Izgelov!

LIKE • SHARE • JOIN • REVIEW

SUPPORT THE SHOW!

"You can invest 10,000 hours and become an expert or learn from those who have already made that investment." - Jack

Transcripts

::

Don't sit on the sidelines, but you're missing out great opportunities out there, but definitely be cautious and definitely bring yourself people around you, but that can help guide you.

::

Through the process.

::

Welcome to the REI Mastermind network, where host Jack has gathers amazing stories from leaders in real estate investing.

::

In each episode, our guests will tell you what they're doing that works what they've tried that failed, and best of all, you'll learn actionable steps to take your real estate.

::

Investing to the next level.

::

Now here's Jack with another value packed episode.

::

We have Ruben S Globe on and did I get your name pronounced correctly, Ruben.

::

You did surprise me; you didn't ask for practice.

::

Before the cold, you did.

::

So, I had meant to, so that's great, so Ruben has.

::

He's got a ton of experience and he's been in the real estate investing world in New York for quite some time focusing on fixing.

::

Flipping, he also has what's called we'll endllc.com, and I'm going to send everybody to that website to see if there's any kind of synergy or something that they can.

::

You can help each other with head over to wellendllc.com and check out what Rubin and his team are doing, but really appreciate your time here, Rubin.

::

Thank you so much.

::

Having rejected to pleasure.

::

So, I got to jump right into the fix and flipping because I think that's always a hot topic, and that's where a lot of people start in real estate investing.

::

What first of all, why did you jump into that torture we call fix and flip it?

::

Unfortunately, I wish I actually started there originally.

::

I started wholesale, so I was good at finding distressed properties, whether they were financially distressed or physically distressed, and being able to find common ground with the cell.

::

There's the property managers and be able to ultimately convince them to sell if that's something they wish to do, and then because we didn't have the financial resources in the capital at that time to be able to bind these properties ourselves, which I wish we did.

::

There have been so many years ahead, but what?

::

We were forced to do was to.

::

Essentially, find friends and family or.

::

Other people that we knew were in the business and we used to wholesale the properties over to that.

::

We used to have a small markup depending on the property or what have you and then eventually as you start building your war chest then you build the capital up.

::

You start flying pop grease yourself and that's how we entered into.

::

That's the reason why I did it is because I think for just as many other people have, if you want to be able to build wealth, you want to be able to build generational wealth as well.

::

And just one day I was looking at the Forbes apply guinchard list and I looked at almost every single person on that list.

::

Had some kind of involvement with real estate, so I felt like that would be the best way for me to be able to build my wealth.

::

But aside from that, but when I was about once a 13 years old, one of.

::

My cousins we just came to.

::

God had me visit homes with him because he had a hard time getting people to open the door.

::

He was a real estate investor himself, so he had a hard time.

::

People having people open the doors 'cause he was going door to door.

::

He was doing it the old school way and he had me visit with him because I was a 13-year-old boy Vinny.

::

George Clooney at the time and people were opening doors for me a lot.

::

Easier and quicker than they were for him.

::

When I got the taste of real estate.

::

Fact that I saw what he did and so happy that he actually was able to acquire, fix and flip and I saw the money that he made at that time.

::

It was mind boggling for me and it was a no brainer.

::

That real estate is the way to go.

::

And that's how we went, and I can speak from experience the whole George Clooney thing.

::

Low blueberry pass.

::

Like the closest thing I've been told is that.

::

Maybe Doug Heffernen you remember Kevin James from the.

::

Old TV show.

::

It's gorgeous, sorry.

::

What I'd like to take a moment and talk a little bit about is that a lot of people get into fix and flipping because they've been watching HDTV.

::

They see these things being done in 30 minutes or less.

::

The whole revenue renovation of a house.

::

What are some of the myths you'd like to bust right now regarding getting in to fix?

::

And flipping houses.

::

It look don't get me wrong, I've had a project where we've purchased and as we started the construction, I think second day of construction.

::

I had one of my contractors calls to say there's this guy at the door asking to speak to the art.

::

So, I'm thinking, oh man, I want the neighbors.

::

He's going against hard time, right?

::

Now and what have you?

::

And Long story short, it was one of the neighbors and he said, look, I want your guys out of the house like.

::

Why thinking that this probably give you a problem here.

::

He said because.

::

I want to buy it.

::

What's your price?

::

And I just threw a foolish number.

::

Out there and he said.

::

Done, I'm taking it from my son.

::

He's getting married.

::

I wanted to move in right next door to be have you guys to about within.

::

I think a week and.

::

1/2 we're at the contract.

::

At the closing table and.

::

The reason why I say that is because that was one of the very few projects.

::

That was the most easiest to sell.

::

It was the quickest.

::

But let me tell you that does not happen right.

::

Most projects are usually a nightmare.

::

But any business then you go into isn't.

::

Like I mean.

::

Especially if you're earning the big bucks.

::

So, one myth is it doesn't.

::

Your first project is probably hopefully going to be at great, even if not a small profit, but probably maybe even at a loss.

::

And I wouldn't view it as a loss.

::

Because guess what?

::

You're gonna learn a lot.

::

You're gonna gain a lot.

::

You're gonna build a network and your next project is going to be profitable enough that willing to make.

::

Up for the last project that you lost on.

::

But also, then stop keep ramming through it.

::

Don't think it's an overnight success 'cause many people do assume that it is.

::

It's not keep ramming through it.

::

Keep your head up high and just keep going because you know that's something that you need.

::

To do to be.

::

Able to succeed in this but.

::

You mentioned especially that first property or two.

::

Going to be.

::

Slim when it comes to any kind of profitability.

::

Do you find that the old adage rings true is that you make your money at the purchase, and you have to learn to adjust your now?

::

First, I look with today's inflation.

::

I don't think it's a matter of buying making money at the purchase, it's actually making way while you're holding onto it today.

::

It's hard to find a good deal and you gotta think six months ahead is the inflation going to continue our pride.

::

Just gonna keep rising our rents gonna keep rising and if they are then you're probably going to be making money six months from now, but not today.

::

You probably.

::

Overpaying today but.

::

Look to answer your question.

::

When I was in.

::

In a fix.

::

And flip space before starting we went.

::

Yeah, absolutely we were making.

::

Money at the time of our purchase?

::

Not at the time where sale, because being a good.

::

Investor having your boots on the ground having you know the right people in place, you're able to find the good deals that make sense for you at the time of purchase.

::

And of course, as time progresses as you work on a project prices rights right?

::

They keep going on the incline.

::

Not only you making money out to purchase, but while you're holding on to it and definitely on the sale.

::

That's when you reap the benefits and what you've done.

::

Outside of the slim

::

Margins, especially when you're first starting out.

::

What are some of those things you wished you would have known when you got started?

::

In fix and flipping.

::

Oh man.

::

Yeah, did I open a can of.

::

Worms there, I'm just thinking there's so many things.

::

First thing I would say is I wish I knew how to actually break people together on investment projects and looking back today with the experience I've gained.

::

And the amount.

::

Of weight we raised.

::

I wish I actually had the ability and the wherewithal to raise the capital because.

::

Two dozen projects that I've actually wholesale making a minimal amount of money versus what the end wealthy investor ended up making because I did not know how to bring the people together be able to buy the projects through other peoples money I didn't know.

::

Actually, I didn't know how to use a hard money lender.

::

I didn't know how to use a private lender, I didn't know.

::

That you were.

::

Able to buy a project with 10 or 15% down, regardless of whether it's missing a rule or has violations or squatters in it. And that's something that I wish I knew back.

::

Then because I think by doing that like I said earlier.

::

I would have.

::

Been a couple.

::

Years ahead by being able to buy these projects myself rather than making big bucks rather than taking that small wholesale feat and moving on to the next launch.

::

You mentioned that you do a lot of your fix and flipping in New York the property there is extremely expensive.

::

In most parts of New York, you're moving into New Jersey, but what other things are would people be surprised at, but in regards to fix and flipping in New York?

::

First and foremost, most of.

::

What we do today is on the lending side, so we finance real estate investors on their fix and flips.

::

And that was a gradual kind of growth.

::

From us, right it was.

::

Wholesaler in the beginning and this was.

::

Many years ago.

::

Ultimately, to a real estate investor and end developer and so.

::

On and so today we're.

::

Just supporting many of the investors that we were ourselves.

::

Many years back through the financing.

::

But to your point I look.

::

I would just always recommend that.

::

Just be careful with what you're doing.

::

You know what you're doing.

::

No way you get yourself into and use the right people at the right time in the right place to be able to help you get through.

::

That process

::

You brought up the lending platform that you're working on here.

::

Now that you've developed into and again, if you go to, we Lend LLC.

::

Com you can learn more about Ruben program there, but talk to me a little bit about that.

::

Do you land across the country?

::

Do you stay in your back?

::

Guard, absolutely.

::

So, we'll end nationwide, with the exception of maybe about four or five states because of regulations and licensing requirements.

::

But Karmeli or most of our loans are in the New York, New Jersey and the Eastern Corridor, South Carolina, Florida, and so on.

::

Most of what we do is on the residential side, one to four units or multi families where the mixed-use comma.

::

Own it, we go up to 90% of the purchase price and our contracts other renovations. So longest doesn't exceed 65% of the after-repair value. We close loans within as quick as seven business days, sometimes even sooner for a charting borrower.

::

No bank statement to no tax returns needed and we land on almost any condition.

::

That's a myth that I had.

::

I was a wholesaler, right?

::

Is that how am I going to deal with to get financing on a project when the properties missing the rules?

::

How am I going to be able to get financing on a project when there's a squatter in the property and I can't get it out there?

::

That's what private lenders.

::

So, for right there, an alternative.

::

To a traditional finance or traditional banks that wouldn't lend on a property or a condition.

::

Was that with your experience?

::

Now give people a little actionable items when it comes to picking out a partner such as yours, like what type of questions should they be asking to make sure it's a good fit.

::

Look at First things first.

::

You want to take a look at their website.

::

You want to take a look at their social media, and you definitely want to stay away from any lender who's demanding or asking that you pay an upfront fee.

::

For their application, there's a lot of.

::

Lenders out there who do that and that's.

::

OK, but then the.

::

Problem is that if they denied it.

::

Alone for whatever.

::

Reason or they change the terms on you a.

::

Lot of times you're already locked it.

::

Here we'll end.

::

We do not charge.

::

You know, front feet for any of our applications.

::

The only upfront costs at the farmer has is the appraisal fee.

::

That goes directly to the appraiser or not.

::

To us, So what I?

::

I would highly recommend avoid anyone that's charging.

::

Out front feet and definitely.

::

Look at their social media platforms along with their website, just to make sure the legitimate see their statistics.

::

See their numbers.

::

Make sure that they've actually funded loans in the past, that it's not just a fly by night company that's trying to broker well, it's out to so.

::

Let's walk through a recent opportunity that you might have worked on somebody that.

::

Let's start with somebody who in the end it didn't, and then we'll go into a successful one.

::

I'm just curious as how did that look?

::

Let's talk, start with a with somebody that didn't.

::

Yeah, absolutely.

::

It didn't work.

::

Out so look todays.

::

Number one issue that step back.

::

To our original conversation is that numbers of deals are becoming tighter, right?

::

People are fine not with today's evaluation, but with the expectation of that it continues to increase in flow.

::

The issue there is that when we send an appraiser out there, the appraiser cannot look ahead.

::

They cannot look into the future, they gotta look and use the cops that have reached.

::

So, in the past and the problem there is that once they use those comps that have sold three months ago, four months ago a month ago, it may not be that same evaluation.

::

That the investor expects.

::

Six months from today, six months into the few.

::

And a lot of times what happens?

::

You praise and.

::

Link card short.

::

So as a result, you know when that.

::

Happens when the appraisal does come.

::

In short, we do our best to try to.

::

Save deal as.

::

Best as we can, but.

::

If the deal is too.

::

Tight or if.

::

The deal just doesn't make sense, instead.

::

Of denying the deal outright, what?

::

We would do is we would sweat.

::

Bridge, right?

::

Like I said we go.

::

Up to 90% of the purchase.

::

But if the deal is too tight, I don't want to give you 90%. I got to make sure that I'm protecting myself and my investors because I'm invested in every single long alone alongside my investors.

::

Essentially what I would do is I would reduce the leverage to make sure that it's conservative enough to make myself and.

::

My investors feel comfortable.

::

A lot of followers are not happy about.

::

They're assuming that we're changing the on them last minute, but hate the appraisal team and shortness.

::

Very little that we can do.

::

So, what I would recommend is be realistic, right?

::

We understand that the value is going.

::

To go up, but the appraiser.

::

Is going out there and he's going to use.

::

Today's cops not.

::

Tomorrow, right? So just be.

::

Realistic with your numbers.

::

Know what you're doing and know exactly what the value, expectation or range of what the realistic value is going to be with line breaks is going to go out there to make sure that the omics.

::

So that's been the situation is when something has gone a little sour.

::

The numbers just haven't been adding up a little.

::

Bit exactly and look in those situations.

::

It's not like we're walking away.

::

From the deal, we're still going to fund the deal because we ourselves understand that the value is probably going to continue growing.

::

And guess what?

::

Just looking at my statistics, I would say.

::

95% of the time that the properties that we found they sell for about 10 to 15% higher than what our?

::

Appraisers actually praised.

::

The after-repair value to be and it could.

::

Be a number of reasons why.

::

One of which especially recently.

::

Is because of inflation and also because our investors are praised rather are a bit conservative, right?

::

They want to be able to protect their own behind, and that's one of the.

::

Other reasons why the appraisers are coming?

::

Up a bit short, sure.

::

So, let's talk about a.

::

Successful one, an actual example what how?

::

Yeah, yeah.

::

Yeah so.

::

Just one of your successful projects.

::

So recently we had a project that key belonged to us, and this was about two months ago in North Carolina. Myrtle Beach. I'm sorry, Southside Myrtle Beach, SC.

::

The sponsor was buying an extended stay and the purpose of that acquisition was actually converted to most sounds.

::

This extended stay hotel was having a hard time.

::

It was hit by COVID couldn't restaff there people would have you done. Sponsored came to us because the other lender was only giving them 70% of their purchase price.

::

And no construction.

::

We came in, we gave them 80% their purchase price and 100% of the construction was a very experienced sponsor.

::

He's had 30 plus projects as his track record. He had a high-net-worth liquidity, and he knew what he was doing. He's been around the around the block Hi-fi Co and the loan size was right under 7,000,000.

::

Sure, well.

::

So, you, I'm sure a lot of people are going to hold me accountable if I don't ask you about this.

::

So how did these?

::

How does the terms look in this in your lending platform?

::

Are you going into a partnership?

::

With these people.

::

Are you just simply a lender?

::

How does it?

::

Look exactly so.

::

We're simply a lender.

::

That's all we act as.

::

We get B.

::

A partner and deal our mortgage documents.

::

Just don't allow it.

::

Especially because we trade a lot of these loans in the secondary market.

::

But the way in which these deals look is just like any other mortgage.

::

Our rates are very competitive today.

::

We've recently reduced our rates open, say about a week or two ago, down to as low as 7.99, so we're very.

::

Competitive on not only the leverage.

::

But also, on the bus and.

::

The price, so that's a kind of a reversal.

::

We're starting to see mortgages; tip tick up so you're coming down.

::

That's how we're trying to pick.

::

Build up the.

::

Market share and and grow our team and our loan volume as fast as we can, but also being able to do it to the right borrowers.

::

Rate partners, sponsors.

::

Give us a timeline as to how this process works.

::

Somebody comes in look into.

::

Work with your team and get the lender like so they have to have the property of course that they want to.

::

They want they.

::

Purchase, but talk about the timeline, what needs to typically happen and what type of information would you require?

::

Yeah, we asked for very.

::

Basic amount of information.

::

A lot of.

::

Times bar was.

::

Especially new borrowers that are starting to work with private.

::

Are gritty lenders like ourselves?

::

They can't really wrap their heads around right because there's some used to working with conventional lenders or traditional lender.

::

They just don't understand how we need so little dots.

::

So, first things first is obviously we want to identify the property.

::

We do a background search at the top, not backwards.

::

Just expect for the property you go on Google.

::

We go on different other pairs of platforms just to take a look at it and make sure that.

::

The numbers do.

::

Make sense from what they're telling us.

::

We want to make.

::

Sure, they're buying at a good price.

::

We want to make sure that they're a RV or what they're expn

::

I think it's reasonable, and we're not going to be put in that position where your praise is going to go out there and not see that same TRV, or anywhere close to it.

::

So, first thing is we identify the property, do whatever you know inspections or research we can on it.

::

Following that, it's the borrower, right?

::

We identify the.

::

Model we will pull their credit.

::

We get their photo ID.

::

We get their experience.

::

We also get a scope.

::

Workers, what their plan is with the property, changing the kitchens and you ripping out the walls and ripping out the floors it would have you.

::

And then we send our preacher out there ASAP.

::

The appraisers today they're super busy because of the refinance pool.

::

Although it's things are starting to trickle down, but getting a little easier, but they've been super busy we sold.

::

So nevertheless, we get the appraiser out there as fast as we can.

::

You should get the appraisal back within 3 business days while the appraiser is doing their where.

::

We're also doing our works by checking the bar was experienced by making sure that their fight goes, and credit is up to par, and again 620 credit or above is perfect credit for us, but our average credit score.

::

Today it's read about 696 ninety.

::

3 and that's really about it right after.

::

That we have the title.

::

We make sure that we get the entity documents that we.

::

Need and we're ready to.

::

Close the loan so within 7 to 10 business days without the Fulton table.

::

Fulton table.

::

I'm curious as to bring this up, but it sounds like a pretty straightforward process on your.

::

And and you, we've already talked about some of the volatility we're seeing in the real estate market.

::

What do you think you've been in the real estate investing world for a while now?

::

What do you foresee?

::

What's going?

::

To be, I wish I knew, and I don't.

::

We truly don't it hard to predict.

::

Have CNBC playing in the background in my office at all times and so I.

::

Just shut that thing.

::

Off because it's just right and you'd say is all on the air.

::

This session is common.

::

It's almost here.

::

all predicting a recession in:

::

2023

::

If the rates keep.

::

Climbing up, I think there's definitely going to be a stagnation or stabilization of some sort.

::

Has to happen.

::

Like look at what the rents are. Today I was reading an article of years ago where in Miami I believe it was South Florida specifically. Most of the renters I want to say about 40 or 50% of the.

::

Tenants of the renters in that area.

::

70% of their income is allocated towards rent. How can you sustain that? How long can you sustain that for?

::

Even if you could, unless you're making $6 million a year and 70% of that is going to your rent and the remainder, you're able to.

::

Live well, yeah baby but.

::

How can your average American sustain that and the question then?

::

Because it is there going to be a recession very soon and not only rats, everything else is on the high, right?

::

So there has to be some kind of.

::

Correction, that question is just fine.

::

Not a matter of if it's just a.

::

Matter of what?

::

So how does somebody prepare?

::

For it look I mean.

::

It's hard to prepare, and I think the only way to prepare for it is being able to.

::

Sit on dry powder.

::

The issue there.

::

Is that you still in dry powder?

::

For too long, you're losing.

::

Opportunities and you're missing them left and right so.

::

What I would?

::

Highly recommend is being conservative.

::

You know, like I said.

::

A lot of our borrowers.

::

Today they're not looking at today's price, they're looking at what the price is.

::

Going to be six months from now.

::

Not sure if that's the right play anymore, right?

::

Maybe it will be the right place for the next four to six months, but after that we'll get running closer to 20.

::

23 if all.

::

The big rings are right as.

::

Far as in session coming in:

::

You want to be able to prepare for that and be able to be conservative with your numbers.

::

Just like we.

::

As private lenders are, and I told Barbara, that this all the time saying look, I'm protecting you as I'm protecting myself in my investors by reducing the leverage because by me reducing the leverage I'm opening, that's going to force you to go.

::

Out there and.

::

Try to reduce the price of the property, because guess what?

::

It's tight and.

::

If there's any correction in the market.

::

What you get is not.

::

A matter of if it's a matter of.

::

What and the question is and you're gonna walk away?

::

From the deal losing.

::

Money or you gonna walk away from the deal?

::

Making some borrowers guess what they just throw in the towel, and they let you know the property be taken over by the lender and it's not something that we as private lenders want to do, but we're not in the business to take over properties.

::

We're in the business to keep churning.

::

The money and having it keep going out and lending to unbar it's.

::

It's been really hard to run some numbers right now because there are so many things that are fluctuating so quickly.

::

Whether it's a huge change in just lumber and construction costs on some things.

::

And gas prices are crazy and it's amazing where we're seeing all of these levers being.

::

Pulled, I agree.

::

Why one of my bar was he has a luxury property.

::

He told me that he's been waiting for his subzero fridge for the past eight months.

::

Can't get it and he already built the kitchen for if he built a lot of the appliances.

::

Same problem.

::

He just can't get him because he's just waiting for it to commit, and that's that is an issue then.

::

As far as gas prices, this one you mentioned that I ordered myself a Tesla.

::

I said you know what?

::

F This out, Dante these gas prices.

::

I hope it goes down right because my wife still has a gas guzzler, but at the end of the day I'm done waiting and I'm just waiting my Tesla now.

::

Yeah, go Elon Musk.

::

Yeah, he just bought a big chunk of Twitter too, so there's a lot of stuff going on with him with all of that.

::

I just want to remind everybody again we'll endllc.com and I always want because of all of the experience you've had in real estate investing. I always like to give people some sort of actionable thing that they can do and take home.

::

And apply to their businesses today.

::

So, what is something somebody who's sitting on the sidelines waiting to get into real estate investing?

::

What's one piece of advice you'd give them?

::

Partner up if it's your first deal.

::

If you're just getting into something, partner up with someone that knows what they're doing.

::

It may be a.

::

Bit more expensive because you might have to give up equity in the deal, or it might even be cheaper because they might come in with the capital or usually the person with the experience does it, but I can tell you right.

::

Once they partnering up with some.

::

Will definitely get you to the finish line quicker, with the caveat when we started as wholesalers and then ultimately started flipping ourselves and.

::

The reason why?

::

We start flipping ourselves is yes because we.

::

Built the war chest capital.

::

The liquidity to do that, but also, we were able to find a private lender that time. It was a true hard money lender with 15%.

::

Rates that was able to.

::

Guide me through the process.

::

So yes.

::

It would he was.

::

It was he was.

::

It was in his interest to be able to force me to buy properties or make me buy property.

::

But at the.

::

End of the day, he also wanted me to make sure that I'm buying properties at the right price, making sure that I know the right people to put in the right time at the right place, and so on.

::

And he guided me through that process from A-Z and I gotta tell you, if you don't want to give up any of your equity by bringing in a partner that has the experience, even if you don't need financing.

::

Definitely reach out to a private lender that can guide you through that process and educate you through all the pitfalls that are coming.

::

It's inevitable accounting.

::

That's great advice, and it's.

::

A great way to hedge against those.

::

Slim margins that we're talking about.

::

If you get especially that first deal or two, it's always better to have half an apple than no.

::

Apple at all?

::

That I agree with that, yeah.

::

This has been a great conversation, but before I let you go, I always want to ask is there a question or a concept you wish we would have covered here today?

::

I think look, I think you did an amazing job.

::

I think you covered all the bases or the only thing that I would recommend.

::

To many of the listeners is.

::

Don't sit on the sidelines.

::

You're missing out is great opportunities out there, but definitely be cautious and definitely bring yourself people around you or that can help guide you through the process and podcasts like this and like.

::

I told you, right?

::

Before we jumped on, I've listened to a few of your podcasts last night, and I think they're very informative and educational, and I would highly recommend to many people to listen to podcasts like yours to be able to get them to the finish.

::

Line, I appreciate those kind words and I can't say enough.

::

Because I believe.

::

There is so much content out there that is freely available, and in fact I believe you have a YouTube channel.

::

Isn't that correct?

::

I believe we do.

::

I believe we do work on.

::

Many social media platforms are handle this app.

::

We land, LLC.

::

We're even on Tik T.O.K, I believe so we're very big on social media.

::

Yeah, I've been playing with Tik T.O.K.

::

I mean, maybe that's it's the Gen X or in me.

::

I don't quite get it yet.

::

But it's a fine art.

::

Every time I log in there, I'm getting I'm greeted with like why is this being shown to me?

::

But yeah, it's a different platform I tell you.

::

It is that it.

::

Is thank you, Reuben.

::

This has been a great conversation.

::

You're welcome back anytime.

::

I hope you'll take me up on that and it's always great to have George Clooney on the show.

::

I appreciate the complement.

::

Will catch you later.

::

Thank you, Sir.

::

You gotta check.

::

Have you learned at least one actionable step to incorporate into your real estate investing?

::

If so, please consider returning some of that value by leaving a positive review, subscribing to our YouTube channel, or joining our growing network on Facebook and Twitter.

::

You can find links to all of our social media accounts in the show notes.

::

See you next time.