Let me tell you about a time when one of my business partners thought he had struck gold, only to end up losing $200K on a deal that seemed like a no-brainer. It was a 30+ unit apartment building he picked up for just $15K per door back in 2006. At first glance, that price seemed like a steal. But there was a catch—and it was a big one. The building sat in an “F” neighborhood. Think about it: a place where 90% of the city's violent crimes happen. Even before signing the deal, there was a glaring red flag: no property management company in Cincinnati wanted to touch it. He called every single one. Not one said yes. Still, he went ahead. Cheap property, right? But cheap doesn’t always mean profitable. The tenants he brought in? A nightmare. They’d move in, pay the first month’s rent, and then skip out on payments while trashing the units. It spiraled downhill fast. Rent wasn’t coming in. Repairs piled up. And before he knew it, the property was in foreclosure. That $200K of his money—and his investors’—was gone. Here’s the lesson: Real estate isn’t just about getting a “good deal” on paper. . You’ve got to look deeper: 1. Location matters. A bad neighborhood can sabotage everything. 2. Property management isn’t optional. If no one will manage it, ask why. 3. Your team is your backbone. You need the right people to execute your plan and meet your proforma goals. Without these, even the best deal can turn into a financial disaster. So, before you jump into your next investment, remember: It’s not just about the numbers—it’s about the foundation you build around them.

Yesterday, I talked about how saving dollars isn’t what it used to be. Inflation and money printing have eroded the value of cash making it feel like watching an ice cube melt on a hot day. So, what’s the solution? Hard assets like real estate. But here’s the next question: How do you buy your first deal? It all comes down to having a clear plan for these four areas: -Finding the right deal. -Raising the capital you need -Securing financing that works -Managing the property for long-term success. For example, if you’re eyeing a 20-unit multifamily property, priced at $100K per door, you’re looking at $2M total. You’ll need around $600K for the down payment and reserves. How do you raise that capital? How do you secure financing? How do you even find that deal in the first place? We’ll answer these exact questions in our live webinar tomorrow, Nov 20 at 8 PM EST. It’s all about How to Buy Your First Real Estate Deal—a step-by-step guide to help you take action with confidence. My students recently used these strategies to close a 48-unit deal in Hickory, NC, raising $1,981,000 in just 90 days. This isn’t just theory—it works (see image below). Comment “WEBINAR” below, and I’ll send you the link to join us. Don’t let your dollars melt away—turn them into wealth!

Let’s be real: holding onto dollars isn’t what it used to be. Why? The Federal Reserve, along with major banks, has been printing more dollars like there’s no tomorrow. In 2020 alone, 20% more dollars were created out of thin air! The impact? The U.S. Dollar has lost 98% of its purchasing power in the past 100 years. Let’s break it down: In 1924, the average house cost $7,720. Today? That same house averages $384,500. What does that mean for your savings? It’s like watching an ice cube melt on a hot day. If you save your dollars, you lose their value. But when you invest in real estate, you protect your money—and even grow it. Real estate, especially income-producing assets like apartment buildings in the right locations, doesn’t just hold value—it generates wealth and passive income for you and your family. So, here’s the big question: Are you letting your dollars melt away? Or are you putting them to work by investing in hard assets?

Think raising private capital is only for people with big networks or flashy track records? Not true. If you’re willing to post consistently and strategically, you can attract investors—even if you’re just starting out. Two years ago, I was gearing up for a $110M hotel/condo project. I challenged my partner Wen to help us raise capital quickly, solely through social media. In 12 weeks, he brought in $12M. No fancy ads, no high-pressure pitches—just targeted, consistent posting. Here’s the approach we used: Where to Post: -Our Facebook Group, Apartment Investing Secrets: With 47,000+ members and 3,000+ accredited investors, this community is built to connect people like you with serious investors. -Other Real Estate Facebook Groups: Find groups focused on investing and join the conversation. -LinkedIn: Search for real estate investing hashtags to target the right people. What to Post: Stick with the 4E Framework -Educate: Share insights or lessons learned in your journey. -Engage: Start conversations that draw people in, like asking others about their investment goals. -Encourage: Show real progress to build trust—one of our members, Joe, landed an investor after just a few weeks of consistent posting. -Entertain: Keep it real. Share authentic stories, not just numbers. For our recent 48-unit deal in Hickory, NC, one of our members, @Joe Bisping leveraged our Apartment Investing Secrets community, shared consistent updates on the deal, connected with investors, and secured a partner within a few weeks of posting. Now he’s building on that momentum, attracting even more capital for future deals. Want to Learn How to Do It? Join us on November 13 at 8 PM EST for a special training, “How to Raise Millions in OPM.” We’ll break down the exact steps we use to attract investors and close deals. Comment “Raise” below for the registration link. Information presented is for educational purposes only and is not intended as, or may not be relied upon as tax, legal, investment or real estate advice. Consult your tax, legal, investment or real estate professional before investing. Information presented is not an offering.

In 2003, I hit rock bottom: no properties, no savings, terrible credit. I was broke and homeless. Rebuilding my real estate career seemed impossible. But with strategy, persistence, and a focus on raising capital using other people’s money and credit, I made it happen. Here’s how: 1. Become a Magnet for Investors When I decided to get back into real estate, I knew I had to make myself visible and valuable. Start sharing real estate insights on social media, attend events, and have real conversations with industry people. Investors want to work with those who understand the market. Even if you’re new, share what you’re learning and offer practical insights. 2. Learn to Build Trust and Share the Vision If you want people to invest, they need to trust you. When I first approached investors, I didn’t have an impressive track record, but I was upfront about my experiences, what I’d learned, and my plan to protect and grow their investment. Share your strategy clearly and confidently, showing both potential gains and risks. Building trust is about honesty and helping others see the full picture. 3. Keep Building Relationships—Even Before You Need Funding When I started, I focused on building long-term relationships, not just raising money. Don’t wait until you need capital—make it a habit to connect regularly, understand others' goals, and stay in touch. Showing investors you’re committed to their success makes it easier to ask for capital when the right opportunity arises. 4. Stay Compliant and Legal One of the hardest lessons I learned was the importance of following SEC rules when raising capital. I saw people lose deals and face fines for not doing so. Start right—learn the basics and work with an attorney who understands private capital. Posting deals without proper setup can lead to serious issues, so protect yourself and build credibility by staying compliant. 5. Structure Deals that Benefit Both Sides It took time to learn how to structure deals that worked for both me and my investors. Aim for terms that are clear, fair, and transparent, showing both gains and risks. Investors need to feel valued and secure, so research standard structures that keep them interested and encourage referrals.