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You're listening to the Master Passive Income Podcast Network.

Welcome to the Passive Income Life Podcast.

We're breaking down the mindset, strategies and actions to break you out of financial dependence of your job or business and into the life of financial independence where you choose how you get to spend each day.

So live on four weeks of vacation per year or flip the script and live on 48 weeks of living per year.

What you going to do?

What you going to do?

Welcome to the Passive Income Life show where we guide you to a seven figure income with a special focus on making passive income so you can live the dream life.

And now here's your host, Zach Zimmer.

What you going to see?

Right?

Welcome back everyone.

I bet you're anybody who follows me is, is wondering where you been.

And yeah, I have been gone for I don't know, two and a half months, possibly three months.

I think the last one I did was maybe coming right out of fincon last October.

And yeah, I've just, I've been busy both from a active work side but more so busy from a passive living life traveling side.

And yeah, if you recall when I came back from Fin fincon, the financial influencer conference, it, you know, I knew when I was going there it was going to take me one of two ways.

I was going to be driven to do more of this and try to keep doing more on the social and influencing and building side or it was going to take me the other way.

And that's actually the way that it took me was no, I want to be back to doing.

So many of these folks at Fincon are spending 75 plus percent of their work time in sales and marketing and that's not, not what I want to spend my time.

I don't like doing that.

I like, I like talking to folks, I like kind of creating content.

I'm not here to, to sell and market and spend all my time doing that.

So yeah, when I came back from fincon I went, you know, kind of pedal down again as much as I kind of want to work to go and continue back in real estate.

And I bought what about five houses I believe here since November.

So let's see and you know three months bought five good houses, two one, two, two on market and then three off market and again those on market is me going right to the list agent and having that conversation right with them getting, working that best deal that makes the numbers work.

And the off market were two from wholesalers and then one from a long connection, a connection from five Six years ago, actually.

Actually a guy that I had lent to, and it actually went south.

It went bad for a couple months, and I was just getting excuses of why the loan couldn't come back.

And then I did something kind of.

I thought it was pretty smart at the time.

I knew where he lived.

He had actually bought the home for me through one of my rent to own options.

So I knew.

I knew where he lived, and I knew he was doing a whole bunch of renovations there to make this his wife's dream house, tearing out kitchens and all sorts of things.

And I knew she was attached to that house.

And when I was having issues and he wasn't communicating to me about this lien, we went forward and.

Or we went forward and took the defaulted note and got a lien on the property.

And when he still wasn't responding, I told my attorney, hey, send a letter to the house to Mr.

And Mrs.

So, expecting that she would get the mail and open it, and.

Which I'm imagining that's what happened, because within two days, I got a response from him and got a payoff.

So I'm sure she opened that up and saw that I was about to foreclose on their home, that they had put all this money into that, become her dream home.

And.

And it got paid off real quick.

So if anybody's coming into a challenge like that, see how you can get the spouse involved, because they likely don't know what's going on in their significant other's business world and how that might have implications on them.

But.

So.

So anyhow, he circled back to me.

I.

You know, I didn't save that number after that whole issue.

Right.

He was deleted four or five years ago.

I got a text here.

Yeah.

You know, two months ago, hey, you want to buy this property in Massillon?

And it needed quite a bit of work.

And, you know, I was just talking with this.

I get lots of text messages and calls from wholesalers, and.

And I was responding back and forth to this person.

And then, you know, a lot more information came out that said, oh, it seems like this person knows me.

And that's when it came out that, yep, you know, it was him from the past, and he knew I was an investor in these areas.

And, yeah, it was.

It's.

It's a good deal.

It's a big rehab project.

But to get this property for.

What did I get it for?

Yeah, for 30,000.

To get this for 30,000 and put 25 or so into it.

If I put 30, I'll be 60 in with a basically brand new house and renting that at 1250.

So that's the bread and butter of what I love that, you know, 60 anything under 70,000 that's going to rent for 1250 is what I love to do.

So that's that one.

Another one was from a wholesaler that I went back and forth on and honestly it was kind of at the top of my range.

I think I closed on that one for, let me see here, 72 and had to put a little bit more into it than what I had I initially thought.

So I'm going to end up all in around 78, 79 and that one's at 1250 in an Akron suburb.

And then another one was also MLS and went right to list Agent.

I had been following this house and I think it listed originally in the 90s and still it's great street in Akron.

I already own a home three down from it, nice quiet neighborhood.

And this one, I saw them do like a $10,000 price reduction.

I was like, oh, it's getting interesting.

It's, it's time to call this agent.

And when I called this agent up, they said, well, I'm just going to be honest with you.

You know, these sellers already in contract and they're buying their house and then two, three weeks, then they have to sell this to be able to buy that one.

And I said, okay, let's now it's getting good to where it'll make sense, I'm sure.

So got in there, saw it, made a good deal direct with list agent and got that one for.

End up getting that one for 60 and put about 3,000 into it.

And that's going to rent.

That's got somebody at 11:50, then the other one.

That's a good story about, you know, doing what you say you're going to do.

And I was in Florida.

So again I've been doing a lot of traveling since that last update.

A bunch of trips down to Florida with buddies as well as with my family and the girls all over the long two week Christmas break.

And it's while we were in Orlando, we, we went down to our place in St.

Pete and then shot over to Orlando for the break.

I got a text from, from one of my good buddies who's been on the podcast and he said, hey you, this house in Barberton.

And I was like, oh yeah, I mean it looks great now you're a little high.

You know, I mean I could probably make it work there, but I really don't want to and that was great.

He just, you know, he's the same as me, not hiding anything.

He's like, well, I got this under contract.

I think he got under contract maybe 50,000, 46,000 or something.

So he had so much juice on it to wholesale it, and, and he had some people lined up that were going to pay what he was asking, which was the 70,000.

And, you know, one of the folks missed their appointment and, and somebody else, I don't know, he just.

But he said, hey, you know, you want to buy this?

Like, I said, yeah, I'd love to buy it at 65.

And.

And he's like, okay, well, you know, let me get back to you.

And he calls me back.

He's like, all right, you know, let's, let's, let's do the deal.

66.

I'm not even going to show any of these other guys that I know would pay, you know, 69 or 70,000.

And yeah, based off his pictures and our relationship, you know, he wanted to keep doing more with me, and I want to do more with him.

And.

Yep.

So just off his pictures, I sent the wire and closed on that deal.

And next thing you know, a lot of local guys that, that saw the deal because he posted it on his Instagram or Facebook and they're, oh, well, why can't I get that deal?

Why don't you bring that deal to me?

And he said, well, I knew I could take it to Zach and he's going to wire the money without even seeing it, just on my trust, and anybody else is going to BS and this and that.

And so it goes to say, you have to be easy to deal with.

And I had another transaction recently where I sold a property and, you know, I.

Okay, yes.

Missing a closing date.

I know that may not seem like a big deal to someone, but in the.

I don't want to call us advanced investors, but yeah, in people that are doing volume and especially wholesalers, right.

If.

If I didn't close on that deal that I bought off that wholesaler on day, I won't see another deal from him because he's going to have a seller in his ear, yapping at him, wanting to pull the deal that you've been screwing me around and we were supposed to close and, and he's going to be getting mouthfuls about not closing, and it doesn't even matter if it's a day.

He's going to be sick of that, and he's not going to bring a deal to you.

And I just went through A sale to someone.

And yeah, there was a hiccup and they weren't ready, even though, you know, I reminded them of all the things they need to do and set everything up on a platter, but they were too busy this and that and missed closing.

And it wasn't a big deal.

It was kind of getting irritating because I've got a bunch of little projects on my plate and I was leaving to go out of the country the next day.

And that was one that I wanted crossed off, right, because In Ohio here two weeks ago, we were below 30 degrees for like two weeks.

And unfortunately, I had a furnace go down in a vacant property.

And yep, water lines froze.

All the water was froze everywhere.

I got busted pipes and fittings and the shack shower mixer.

And so I hate having empty properties in.

In this type of time frame in this freezing temperatures.

And so, yeah, I wanted to get as many things checked off before I headed out on this great investor trip that maybe we'll get into out of the country.

And so, yeah, it was kind of irritating me that we weren't closing and are we not going to close?

And now I'm going to have this responsibility while I'm gone to have people checking on it.

And it did close, just a day or two, two days late.

But it was one of those things where, yeah.

And I, and I told this person, if, if I was a wholesaler, you would see another deal because there's way too many people out there that will cash and close exactly when they're supposed to, if not earlier.

There's plenty of people that'll do that.

That if you, if you make that mistake of, of not sending in any earnest money or not closing on time.

In the retail market, that may not seem like a big deal, but in the advanced investor space, that person's not going to bring you a deal again if you don't do what the plan was.

So, yeah, so that was that last property.

I just wired it from Florida, came back, you know, went in and yeah, took care of that one.

And then another wholesale deal from a different buddy of mine I came through that closed yesterday.

And that one needs a little bit of work, about three or four weeks of some painting and just different miscellaneous things.

We can get some people there.

And that'll be another great one of, you know, about the same numbers.

These are all, all in around this 70 to 72, 73,000.

And renting it, that one might hit 13, 1350.

It's in a little bit nicer area of Akron, but at a minimum 1250.

So that's what's been going on in that side.

Did sell a property that made sense and we'll talk about that, about why.

So this is a property I've owned for.

I owned it for about eight years and bird all my money back out of it after the initial.

Yeah, it had a little bit of an initial rehab, not a lot, I think maybe 4,000.

So I think I bought that house for like 32, put four into it.

It was all into it for 37.

It appraised for, I don't know, like probably 55 to 60 and so got all my money out of it.

It has had one, two.

It had two renters in those seven to eight years and no money put in during any of that tenure.

So it made great cash flow in that time period.

Probably.

Yeah, probably essentially much as what that house had cost, even though I really didn't have any money left into it by burying all my money out.

But so, so it had another, it had an ugly turn, an eviction ugly turn to where I needed to put probably at the low end probably would have been 15,000, could have been 15 to 20.

And so I looked at it and I thought, okay, well this property in its current condition is worth 70,000 and my loan balance on that is probably 25,000, 25, 30,000.

So let's say I've got 40,000 in equity in it and I need to put another 20.

So I'm going to be essentially 60,000 in equity in this property and cash flowing 550amonth.

And so when I, when I looked at that and you know, I looked at the property, it needed quite a bit of work and I really didn't have anybody available.

Now it's one thing I need to work on from my end is, is strengthening up my contractor base because I neglected it for over two years when I really was just pushing in private equity in the LPs.

So my main guy is mostly retired because he's older and he's got 35 properties of his own just to, you know, passively pay his income and live his passive life.

So he doesn't want to take on big projects and I just haven't, I don't have enough work.

Right.

Because my stuff is mostly all rent to own or passive.

So I don't have a lot of rehab projects to go back to how I was when with full time, you know, reliable guys.

So it's something I need to work on is get some, some guys that I can trust to maybe I Wouldn't have punted this property like I did.

But because I didn't have the guys and I had so many things on my plate and I'm trying to do all these trips, I was just like, okay, what investor wants to take on this project and get me my equity out of it so I can, you know, take it and do it in another project or just lend it out, you know, completely 100% passively at 15%.

And yeah, I had two investors go through and then a third invest ended up biting on it, taking it.

And it's going to make a lot of sense to him once he's all done with that.

It's going to be one of his better performing of his latest purchases in our area because he's buying these turnkey and paying that 110 at 120 for that 12 to 1300amonth in rent and he'll be all done in this one 90 low 90s hitting that 1150 to 1200amonth.

So great return for him compared to what he can buy and so it works for him and it got me my equity out to continue on with other things.

So that was that sale, you know, latest on other things.

Just lots of great trips.

Had a great trip with this MPI group with Dustin and Charles and William on Roger and so all these other MPI folks.

The master passive income group we had a great trip down to.

Started at my place in St.

Pete with some golf in Florida and then went over to Orlando for Pod Fest and similar to fincon.

Lots of good ideas and strategies as well as options to join programs to help you with your, with your delivery, with your content creation, with your sales marketing front end of growing your influence sphere.

But that wasn't, I mean that wasn't the reason I was there was the reason why I was there was for, you know, the discussions with this group about real estate, about leaning forward in life, about.

We did a lot of good stuff on health and fitness because a lot of guys in there, Dustin, Roger, right, all have their own strategies for nutrition, nutrition, health and fitness.

So a lot of stuff from there and did our first cold plunge there and I am hooked.

My cold plunge got delivered here to the house yesterday.

Still waiting on one more thing to get that up and going.

And yes I am, I'm hooked as a cold plunger and and also as a faster.

We talked a lot about fasting in that group and I did my first fast as I came out of it and I made it to 75 hours just on water and Both fasting and cold plunging, they're in the same realm of stressing the body to activate all great things.

Growth hormone, a cleansing of liver and intestines through the purging of all glucose glycogen in your body.

And what happens when you fast and cold plunge similar thing.

Your body thinks it's dying so it's shedding all the garbage.

And, and what I found similarly between the two, you know, I guess actions or the two things is they hard points in the beginning.

So what I found with cold plunging was that first 90 seconds to two minutes pretty miserable and then it melted away at two minutes.

It was, it was freakish how right at that two minute time block it melted away and I wasn't shivering anymore.

And next thing you know it's five, seven minutes and, and I love that how I felt the rest of the day.

And the same thing with the fast was after about that 24 to 36 hours it was easy, it was done.

So yeah like I got hook stayed till that 75 hours and I've now gone out in my Google calendar and booked my three day fast for the next two months because I'm, I'm hooked on it and you know I've got to watch.

I'm not trying to lose weight which isn't a, you know that's a result of the fast but I'm just trying to activate cleanse the body drive growth hormone.

That feeling that you get on that day two, day three is amazing.

So I'm gonna have to up my calories and up intake when I'm not fasting to not losing the weight like I did.

I lost about £7 but I've put most of it back on through heavy, heavy protein, heavy lifting.

But love loved what those two things did.

So I encourage you, you know, if you're, if you're not focused on that nutrition aspect.

I've been in that space, you know, real heavy for about six years but really since I was early 20s on nutrition and exercise.

But now getting into some of these advanced things with the red light therapy, the hydrogen water, the grounding mat, the infrared, now adding cold plunge and, and the fasting to it.

So that was something that came group and a couple other things that, that we're all working on some good like thinking about roadblocks and, and how do we do something brand new and create something.

So that was good.

Came back from there and been gung ho into filling properties, getting projects done and also dealing with yeah I mean the other side of, of the challenges in my life these syndications and these LPs.

So I had a couple more capital calls that I chose not to fund and so saw my my profit equity percent completely reduced.

So what they do in this instance and I don't know if all general partners and syndications dilute you like this, but they dilute your profit share whenever there is profit to share through a refi or a sale.

So you still keep your principal basis as what you put in.

So if you put a hundred thousand dollars into it, they are not diluting your capital contribution.

So when a sale or a refi occurs you will still get your principal back.

Once you've got your principal back now is where you've been diluted in the profit equity share.

So I've seen with that company Now I've seen three investments completely I think like 90, 98% dilute my profit share percent while my capital still remains there.

Was it the right thing to do to not kick in 20, 30% versus doing that and seeing my profit share stay the same Time will tell.

And my thinking was I've been so frustrated with the sponsor now for a couple years communication.

I mean most of their team has turned over.

So that tells me internal issues.

Just the things I've heard from the inside of of renovations and turnarounds.

And I've just seen so many issues on their execution, let alone how predicated their whole business plan was on interest rates that I would be the dumb guy and have no one to blame but myself.

Had I sent them, you know, across these three or four, it was at least another 120,000 to cover the capital calls after already funding $100,000 in capital calls them before.

So to fund a third round of capital calls on the same investments in two years I'd be the dumb guy to be upset at I so I'd be getting upset at myself had I funded those and more issues happen.

So yeah I can sleep better putting my money to work directly with me and with my my close friends than I do sending it to them and hoping that these properties give me a good return on that money.

Who knows when down the road.

So that's going on still other problems with pretty much most of my syndications self storage builds are pretty much a joke with an operator are not even a joke.

They're just not even.

They never even happened which got pieces of dirt after two years after the investments were funded.

So that's a challenging one that we'll see.

Hopefully that wraps up clean and it'll stay off Me talking more publicly about it.

But if it, if it goes very badly, I'll be sure to, to share things.

Because these people, you know, you see this quite often in this, this influencer rocket ship.

Rocket ship, space, the flavor of the month.

The thing that they talk about you know, continually and do webinars and host and all this stuff like, like Amazon E.

Com stores, Walmart stores.

You can, you can line up all the big influencers, whether they were real estate or whatever that were pushing and selling these stores for huge rips and pocketing millions of dollars and then boom, they end and you never hear them talk about it again.

Some of these guys with their business models, whether it was self storage or whether it was development of commercial triple net and all these different things, they loved them, loved them, loved them, raised tons of money and then they've shit the bed with the actual execution or their model was just so completely tied to interest rates that they can't even execute now.

And they don't talk about it, they're talking about other things like building a handyman business instead of, instead of doing what they were supposed to do with all the, you know, millions they raised.

But we'll see.

So still having a lot of pain on that front.

And that's what has me just continuing to, to pile and hit these singles and doubles and in single families.

And then had a great, great investor trip trip.

So following the St.

Peter Orlando one with the MPI group, came home for a week and then headed off to Costa Rica with my boy Jimmy Thorpe.

He's one of my, probably one of the best jeeps that I'm invested with.

And yeah, he's having his, his challenges with his investments, but just a great, honest guy, great host, great hospitality.

I'm in invested in him with a St.

Croix resort in the Chennai Bay, bungalows on the Bay.

And then my other buddies are invested with him in Costa Rica.

Rica, where he has a big Airbnb like 7 beds, 6 bath house and then a nice boutique hotel in the mountains with a great pool, looking into the, you know, great view.

And, and so yeah, we did something there last year and did another thing this year with some investors that are invested there as well as some other investors that aren't.

And yeah, great, great trip, unbelievable food, good discussions, rainforest tours through the, the hanging bridges through the trees and monkeys and snakes and awesome, beautiful parrots, red parrots that were hanging out by his hotel.

And yeah, just a great time and then amazing fishing to cap it off, which is the big thing we did there in that Capos Costa Rica.

And yeah, we ended up catching 24 sailfish in a day.

And it was just, I mean these are 125 to 250 plus pound sailfish.

That, that fight, I mean you're, you're just battling these things for 20, 25 minutes, 30 minutes and it's taken everything out of you and then you get a break for that day.

I mean maybe you get a break for, for 20, 30 minutes as it went through a couple of the other guys on the boat and then you're back up having to battle again if you're not having to battle two and three at the same time like we did and jumping over each other's lines and I mean talk about adrenaline.

And that's what I seek with these things is my wife calls them activities around the world.

And yeah, that's what I'm seeking is the adrenaline, the dopamine with my friends of having good times, times and that, that's what it was when man when three of us were out there at the back of the boat battling on this beautiful 4 million dollar 60 foot Viking and we were just battling these big sails which was such, such a treat.

So that was great.

And yeah.

Got home to find that I have eclipsed a new threshold as I have all these different metrics I look at and I came home to find the big eight and a half by 11 envelopes that I get from the county now since my tax bills are too thick for them to mail in the normal envelopes and when I added them all up, I have now unfortunately eclipsed over $100,000 a year in property taxes on my rentals.

And yeah, that was, I was tough to swallow because particularly I mean it got there.

Yeah, I bought some more properties but I don't have that much more than I used to prior to me selling a bunch to fund the syndications starting in 2019.

But the values and the actual tax rates now or what's a killer.

My Akron properties got a 19% increase in a non appraisal year which still has me kind of stunned at what's going on.

So we had a reappraisal two years ago and that was big increases like more of like a 25%, 30% increase.

This was just a, I guess levies that voted in.

And then Akron, since there's so much malfeasance or they're run so poorly, whatever you want to call it, they have to have the road work put onto your property tax bills because they can't Fund their own road repairs.

So all my properties now have, I think I saw it around like 60 to $90 per property per six month term in road repairs.

So that was one of the things.

And then just, I guess levies and rate increases to where I got about a 19% average increase, which with the new properties I bought has taken me over 100,000 a year now and in property taxes and that's including the insurance policy.

So my Berkshire Hathaway commercial surplus lines policy runs about 15,000 a year, which is, its average is around a little over 300, $325 per property times the 50, 51 properties now.

But yeah, I thought that was a big interesting thing to be now writing six figures in property taxes and insurance.

But so, yeah, two, about two houses worth of cash flow disappeared with that income increase.

So I guess one of the points there is to think of is, you know, your, your income has to always be growing because a little, little swoop like that just made two houses disappear.

You know, at about 500amonth cash flow per house.

Two houses just disappeared with this property tax increase in Akron.

And you know, we're going to continue to see everything go up as it always does now, hopefully some things with inflation change, you know, Right.

That's what Trump's been pushing and we'll see.

Right.

I think certainly some things will come down and as we waste, right, maybe taxes can be lowered in certain areas.

So we'll see how that goes.

But property taxes, insurances are things that are just always going up.

So you gotta, you gotta plan to always be growing and never, you know, that's the scary thing about a lot of folks is they're depending on this 401k IRA nest egg and oh, I can draw down 3%, 4%, whatever it is, per year.

But you know, you gotta be growing that money because your, your taxes, your expenses are always gonna be growing.

So let's see, that was the other thing.

It is Board of Rev.

For those of you that bought properties last year, it is border revision complaint season.

So that is a process where if you purchase the property or you're all in is less than what the appraised value of the property is, which is coming to you in your mail.

Now with all these property tax bills, you can file a border revision complaint.

So you can go to your county website, you know, type in board revision or your, your auditor site should have information on, on it.

But that's a process.

It's very quick, at least here in Ohio to fill out your Information, hey, here's what I bought it for.

You can see it in public record.

I put nothing into it.

Or hey, I put $3,000 into it.

And here's what it's worth.

And here's what you're saying it's worth.

And you'll file that to the board of revision department with your county auditor's office.

And you know, in Ohio it takes about, about two or three months for the zoom meeting to get scheduled.

Zoom here, maybe other places don't do it.

You have to go online.

Online or go in person.

But I don't, I don't even go to them.

I went the first year and I thought it was just a big waste of time.

You know, the, the school board is there representing the county and they're going to say, nope, it's worth this.

And you say, nope, it's worth this.

And well, I mean it comes down to what you bought it for.

Now if you bought it off market, yeah, you, you have some things there where they might challenge that it wasn't a, what do they call it, like a hand to hand sale or something like that.

So they'll say it was, it was off market.

That wasn't a true value.

It wasn't a true expression of.

And you'll see what they say there.

And then if they don't give you the value that you bought it for or that you're all in is with your, with your renovations, then that's when you appeal it.

And in Ohio it's a one minute process to appeal it to the state board of Tax Appeals.

So here, that's down in Columbus.

It's in Hilliard, Hilliard County.

So yeah, I appeal any of the decisions that I get denied from my county board of revision, I will appeal those to the state bta.

And pretty much every time I win at state bta.

So again, I don't go to the hearing for the county.

They can accept or decline.

If they decline, I just appeal it to the state bta.

And that again is a non attended meeting.

You don't attend those meetings.

And then I'll get my value there and I'll get a refund for all property taxes paid while this was going through.

But yeah, that's something you definitely want to do in Ohio, I assume anywhere else three years is a good, I don't know, good expression of value.

So your value is good for three years and then, then basically you have to battle with comps.

So that's where I'm at with the large, large majority of My properties is.

My purchase price has expired.

I am now captured by general comps.

And you can fight that.

I just talked to a buddy of mine who, yeah, he put a bunch of time in.

It did help that his wife is a real estate agent.

So she pulled all the comps and I'm sure kind of hand selected comp comps.

He had his.

He also runs a construction and so I think it might have been his project manager or maybe he did have a third party contractor go through each house and build a list of what would have to happen in that house for it to be considered a market rate comp.

Hey, this kitchen is 30 years old.

Like you need to up to the kitchen.

This roof is 10 years old.

It needs a new roof, the furnace, the hot water tank, the flooring, the paint doors, you know, so he put those lists together to say, hey, you know, I know you say this property you know, should sell is worth 110,000, but those properties selling at 110,000 have all these things done.

And for me to get all those things done is going to cost me $28,000.

And here are my comps and here's the $28,000 rehab budget from the contractor to make it comparable.

And he won.

So he won on all his, I think he is something similar mine 40, 50, 60 properties and got them all reduced.

And so that's, that's another option.

If you have properties that aren't covered by your three year purchase, then you can pull comps, you can get contractor bids and you can go in and you'll definitely need to represent.

You can't just file that stuff and not go speak to it.

But yeah, you'd have to go in and defend that and showcase all those numbers.

So.

Yep, so border revisions complaints can be submitted in Ohio up until end of March.

So check out your own counties, wherever you're at to see when those need to be completed by.

I think another thing I wanted to talk about real quick is you know, these guys saying best time to buy real estate, best time to buy real estate.

And that, right, that's, that's an absolute right when somebody says that.

And I, I hate speaking in absolutes.

And that's why, I don't know, hopefully you guys don't see me talk that much or hear me talk that much about it.

Just, just like, you know, I can't say, oh, everyone should be buying single families or everyone should be buying apartments.

Everyone should be investing in this.

This is, I try to not speak in absolutes because I'M completely turned off when I hear someone that does speak that way.

And, and I, I heard, I heard someone I know talk about, oh, it's the best time to buy real estate.

I thought, no, I mean, how do you know that?

You don't know that.

You can't say it's the best time to buy real estate, right?

And they'll say, well, you know, the best time to buy it was yesterday or it's today, right, 10 years ago or today.

And okay, an easy cop out.

But here's, here's what I will say about real estate.

I can't say it's the best time to buy.

I mean, we might have a 20% reset next year and you're like, oh, I should have waited.

But what, what you can say with buying real estate the right way is it's always a good time, right?

So you, you can buy properties, right?

You can buy turnkey properties here in my backyard that, you know, you're paying 115,4 that are renting for 12, 12.50amonth, right?

So if you look at that cash on cash after property tax, insurance, let's, let's just say you write whether you hold it in cash or debt, that cash on cash holding it all in cash has got to be around 9 or 10%.

And then you're going to get depreciation, so you're going to get tax free money, you're going to get appreciation, you're going to get principal pay down.

So you're going to get a total return in that like 13 to 15%.

So yeah, I mean, is it the best time?

I don't know.

If the market goes down 20%, then no, yeah, you, you made a 15% total return.

But you could have waited, not have any potential headaches of dealing with a tenant or a property manager and bought it at a 20% reduction a year later and been better off.

But we can't count on that drop.

But it could, and that could be the best time.

But what it is now, it's, it's always a good time if you have the right, right understanding and the right process to buy, renovate and turn around and manage real estate to where, yes, you know, it's a good time because I know I can make a 15 total return by owning these properties for a year.

So it's good.

So, but maybe the market drops 25 and then it wasn't the best, you know, it wasn't.

So that's the only thing I kind of thought about when somebody said that and it kind of itched me that way.

No, I, I can't, I can never tell them when it's the best time to buy real estate.

I can tell them as long as you follow good fundamentals, it's always a good time to buy because you can hit these 12 to 15% total returns and you can't do that really many places now unless, unless you have some good lending connections where you can hard money lend at that 12 to 15% and be airtight secured like you can with a piece of real estate that's insured that can't go to zero.

So that was, that was something I thought about there.

That kind of itched me and I wanted to kind of mention that.

But that's, that's about it here.

The next things coming up, filling these properties and then yeah, I mean it's still heavy travel season for me with getting out of Ohio, down to Florida, got a good investor trip hosting at my place for the St.

Pete Grand Prix at the end of February and then some good stuff in March and then heading out with the kids out west and then big, big investor trip following, following that in June, going to Tanzania.

So a lot of cool stuff coming up and yeah, I'll, I'll keep you guys appeased or up in the loop as, as, as I can.

I know it's been a lot of my trying to keep putting more out there.

But yeah, circle back.

I love to hear from you folks.

I will be getting a podcast together with Steve Miller, my buddy Steve Miller who runs Canton Turnkey who's doing wholesaling.

He's got a roofing company and he's also selling turn turnkey properties here in the northeast Ohio markets, particularly Canton, Massillon.

Massillon's where I love and trying to buy more there.

It's a great, great city.

But yeah, we'll get him on and try and keep getting some folks.

But yeah, reach out to me through my website.

Things you want to want me to talk about, things you like, things you don't like.

Love to get some feedback and we'll catch you next time.

But yeah, remember you can always connect then through realzack Zimmer.com and also you, you can text T for the passive life, text 33777 and you'll get my top five strategies to seven figure passive income.

As always, thanks for joining me.

Don't forget to rate and review and share this with anyone you think would benefit and we'll see you next week.