Delayed Gratification Is Your Key To Financial Freedom With Mike Hambright Of Investor Fuel Mastermind

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Sometimes, being naïve about how things work in a business can be a blessing. While others are running away or cowering in fear, you might just go against the grain and reap massive rewards as a result. That’s exactly what happened to Mike Hambright when he started out in real estate. Mike is a real estate investor for 14 years, podcast host, and founder of Investor Fuel, America’s top mastermind for professional real estate investors. Joining Tim Herriage in this episode, Mike takes us on a tour to his real estate journey, which started in 2008. If you’ve lived long enough to know what 2008 means, you’d know that this guy ran straight into the fire while everyone else was running away from it. But he came out of it even stronger and now has diversified into multifamily, coaching, and a lot of other things. Tune in as he dishes out nugget upon nugget if wisdom that only a smart, seasoned investor, coach, and thought leader like Mike can offer!

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Delayed Gratification Is Your Key To Financial Freedom With Mike Hambright Of Investor Fuel Mastermind

Welcome back to the Uncontested Investing show. I’m Tim Herriage. Thanks for coming back. I’m here with my buddy, Mike Hambright. How are you doing?

I’m excited to be here.

I’m glad you are here. Thanks for being here. Why don’t you tell people who you are and what you do?

First and foremost, I have been a real estate investor for a couple of years but over the years, you start to bolt more things on. First, I became a rental company owner. We are managing rentals and then started getting into coaching. Over time, I founded the Investor Fuel Mastermind, which you have shared there. Over the past years, I have run a data and tech company and lead generation called The Investor Machine. There’s a bunch of stuff in the real estate space. I’ve flipped hundreds of houses here in Dallas. You and I used to be running shoulder to shoulder, maybe competitors that we are all competing on some level. Now, I mostly do large multifamily syndication. It’s a little bit of everything over the last years.

You are an interesting fellow. You are doing probably the best job in the industry on the mastermind with Investor Fuel. I’ve enjoyed being there, not only as a lender but I still run my investment company. I find myself sitting in the presentation like, “We suck,” rather than, “This guy is doing $80,000 a month, and I’m doing $50,000 a year.” We need to fix that. In one of my first segments when I was in the Marine Corps, I used to brief generals. I was an intelligence analyst. They always told us, “You had until the most important thing up front.”

You don’t bury the lead in a briefing because you start getting mortar shells or the general has to get up to go to do something. He needs to know the most important thing. Imagine we’ve got someone reading. Maybe they go to coffee. They don’t get to catch the whole thing. I want you to take two minutes to deliver the bottom line up front. What do you think people need to be thinking about, doing, not doing or focused on? Give general, relevant, actionable advice. Take it away.

Ultimately, folks need to understand that this is a long game. For the first couple of years that I was in business, I was living day-to-day, very transactional. This is a transactional business as a real estate investor. However, when you have the hindsight to be able to look back on the failures, the wins, and everything that’s happened over time, and you could do it over again, it’s good advice to know that you should be in this for the long haul.

In this day and age, everybody wants to pop a pill and lose 50 pounds, and everything is supposed to happen fast. We have immediate gratification when I have an idea for something, and it’s at my doorstep later that day from Amazon. That’s not how the real world works in terms of your career or business. You have to play the long game in terms of being willing to fail. If folks that are reading are just getting into real estate or in any business, that’s not a normal thing.

We think failure is a loss. When you are an entrepreneur and have been in the game for a while, you realize that failure is a stepping stone to success. You have to be willing to fall but you have to be willing to get up. It’s not over until you don’t get up. Play the long game. Think about the end in mind. I posted something on social media about delayed gratification being the key to financial freedom and freedom ultimately. If you wholesale everything and gets that quick buck or rehab it and get that not as quick a buck but more bucks, and you don’t keep them as rentals, at the end of the day, you will be disappointed. Play the long game, think with the end in mind, and make sure you are setting yourself for a long-term legacy.

It’s good advice from a smart guy. Let’s talk about what we are going to talk about. What are some things that you think are interesting happening in the market nowadays?

It’s interesting because there are a bunch of folks that are in the business that they weren’t in here during the last downturn or any other market cycle. This is all they know. I started in 2008, so it was a down cycle, which was never that bad in Dallas. Let’s be honest. There are a lot of people that have practices now that are going to get in trouble like overpaying for houses because they are counting on the appreciation to continue. It might. It’s more about the destruction of the dollar now than it is actual appreciation.

A lot of folks have gone away from their principles in terms of buying right. Always have an element of conservatism in everything that you do. Some people don’t think about, “What will I do differently? How will I change my business if things shift?” One thing that’s for certain is it will shift. We just don’t know when.

Do you think it’s more interest rates? Do you think it’s inflation? Do you think it’s the destruction of the dollar or fiscal policy? What’s Mike Hambright looking at and monitoring?

The truth is, I don’t know. I stay conservative. I’m not an economist. I used to thought I was one and had all these ideas. The reality is I’ve probably just pulled back on that because I don’t know what the answer is but I don’t believe prices are coming down. I don’t think there’s going to be a reset because the dollars will be destroyed, which for somebody that has a bunch of assets, I will be in a good position. That’s what I tell my wife all the time. She’s like, “What are we going to do about this?” We are going to come out on top one way or another just because we think about it. Most people are living paycheck to paycheck and have no idea what’s happening to them now.

I know your history. We didn’t talk about Corporate America from the Northeast.

I grew up in Midwest, near Chicago.

What brought you to Dallas? What puts you into real estate?

The short version is I moved here a long time ago. You and I are getting old. I have been in Texas now for many years. I first came largely because it was January 2nd, 1999. We got 26 inches of snow one day in Chicago, and I had been there my whole life. I was like, “I’m out of here.” That’s the short version of the story. Dallas has grown on me. I moved to Austin for a couple of years. I went to grad school down there, moved to DC for a job for a couple of years, came back, and now no intentions of calling any other place home. I followed the corporate path.

I was the first person in my family to go to college. I went to college and got a Finance degree. I wasn’t real happy with my job and thought, “Is this all there is?” I then moved down here, got a similar job in corporate finance, and ultimately, I thought I needed a more formal education because I was unhappy with where I was at. I went back to grad school and ended up getting a dream job from a corporate standpoint. It was an amazing opportunity but one day, out of nowhere, I got fired because my boss got fired, and I was his guy. I’m part of the package. That’s what happened.

At that point, I then went to another company that was a startup that had been flying high. It was there for about eighteen months, and they filed for bankruptcy. Despite being a Wall Street darling and all that, they weren’t profitable. The writing was on the wall that this company was in trouble. The hay days were over, so we moved back to Texas. At that point, for me, my son was born. At that time, he was two months old. Lindsay had left her job as a consultant. She was making more money than me. We hated it. It was like, “How are we going to move forward here?”

I could go back to Corporate America but there’s this whole, “Three strikes and you are out,” thing. I’ve got two strikes now. It’s this realization I need to take control of my family’s financial destiny. I have always been interested in real estate investing. I went to a couple of Cathy Crowe-League things, a couple of local REIA clubs, and some workshops. I got a little more interested and dove in head first at that point. It was 2008. At the same time, you are pulling back.

I’m diving in and running into the fire. The guy’s like you were running away because you had some wounds to lick but I didn’t know any better. I didn’t have any bad inventory or any skeletons in the closet. Truthfully, I was just naive. I didn’t know what I didn’t know other than I had to make this work because of what had happened to me.

Mike has said, “Control your destiny and financial freedom.” One of the tag lines of Investor Fuel is, “Fuel your business, fuel your life.” Those are all things I want to talk about. That’s one of the things the first time I heard you say something profound, and it hadn’t been that many times. You were talking about getting into the business in 2008. You said, “I was dumb enough to not know what I didn’t know.” You were saying that you were naive. Let’s build on that. I know we have been around on it, so we can’t build on it too much. You got into single-family. Let’s continue there.

At the end of the day, it has been interesting to me like some old dogs here that I’ve seen people come up over the past few years. In our minds, we are thinking about how hard this market has got. It’s not as easy as it used to be. It’s getting hard, and then you see some new buck come up and crush it. It’s a mindset thing. They are right in this market sometimes. It’s like, “Wow.” It was what I had in 2008. I was already backed into a corner and didn’t have any bad habits built up at that point. I didn’t believe anybody telling me that I couldn’t do what I wanted to do. You get a little jaded over time.

Sometimes you start to get a little more conservative because you saw somebody else get wiped out or you are getting older and are worried about your family now or whatever. You start to be a little more conservative over time. At least I have. When a lot of people start, they have no fear. They just run right into that fire like I once did too.

You were thinking about financial freedom and controlling your destiny. This could be very applicable or maybe never again. What was different about your strategy from the people like me that had been doing it a certain way for years? How did you figure that out? You got to be creating the wholetailing thing. How did you develop your strategies?

I always poo-pooed the corporate background after I got out of my own. I was like, “I’m unemployable. I could have circumvented, got into this earlier, and missed all that.” The truth is there were a lot of lessons learned in Corporate America. You had a lot of lessons learned in the military. There are things that, as you get older and drawback on your experiences, help you think through things a little bit more than somebody that doesn’t have that experience. Other people have experiences that they can draw from too.

For me, it took a little while but it was to run it like a business. I first started thinking about all these huge companies. In fact, I talked about this to somebody. I rented a car from Hertz, and it was the worst experience. I’m returning it, and it’s a process. The signings are all screwed up, and I’m like, “This is a multibillion-dollar company, and it looks like a bunch of bozos are running it.” I was thinking to myself, “We beat ourselves up over way less than that. We are not as bad as I thought.”

It’s those lessons learned from seeing what bigger companies do and understanding how they were willing to invest in people, teams, processes, systems, and all those things. We had those insights early on because of where I came from. Lindsay, my wife, came from a different background. She was the best banker on Wall Street, so she had a very different perspective on how to run a business from the financial side than the average person.

I remember being one of the more experienced guys in the room. I have been taking my legs longer than you had. I remember thinking, this guy doesn’t know what he’s doing. He’s keeping all these houses as rentals when the market is collapsing. Now, they are probably worth ten times what we paid for them. I did the same thing when I saw Blackstone buying these houses at auction for more than the bid. All of us are sit-in-our-way people. We are sitting there and making fun of them. How did you resist? What do you think some traits are that helped you go against the grind that way?

The truth is I look back now and wish I had kept hundreds more houses. Who would have known? I will give you a little perspective. We have a house in Northern Garland that has a tax value. I don’t know what the ARV is because we are dealing with Tax Bills now. It’s $350,000. It’s a house I bought for $80,000. We put money into it over the years but it’s crazy if you could go back and keep a lot more of them. For me, what happened early on is I realized that a lot of us get into this business very transactional. It can be a grind.

You start to realize, “I need to keep more of those.” I won’t call it passive because it’s not passive but it is recurring revenue. You have these assets built up that we could probably live off of if we want it to. We choose to keep playing the game and starting new things and all that other stuff. One of the things that I have the benefit of is, early on, even in 2008, I had access to capital. It was a couple of banking relationships wherein banks weren’t really lending to anybody but a couple of banks that weren’t lending to real estate investors at the time.

Through a friend of a friend, somebody knew them and got me in there and some friend and family money. We had enough to do what it was we wanted to do with rehab. I always focused more on the fix and flipping, even back then when the market was down. The truth is we were talking about days on the market and stuff. It’s like, “It’s going up from 7% to 12%.” It’s really nothing. Even back then, in 2008, ‘09, and ‘10, it would be uncommon for us to have a house listed for more than a week without it being under contract because we engineered it to build a better mouse trap.

It was like, “I want to be one of the lower-priced houses at that quality level. I want the quality to be higher than anything else in the market. You just insert yourself next in line. If the house is going to sell in that neighborhood, I’m going to be next as much as we can.” It was always just that. There was a time when I was wholesaling a lot more. Even back then, advertising costs started to go up, which is nothing compared to what it is now for lead gen.

I realized that if I retail more, which I had the capital for, and I had a great contractor at the time, and we have had a long relationship now, I’m making twice as much or more. Rather than double my advertising, why don’t I just switch to a different exit strategy that’s going to allow me to make more money by doing less essentially?

I have been very impressed with your transition into multifamily. You seem to be doing a lot of that. Talk about why you decided to transition to multifamily and how that’s going.

I look at it like this. Probably all entrepreneurs but certainly, as investors, we have an active business and a passive business. It could be your fix and flipping or wholesaling, which is your active business and keeping rentals as your more passive business, which is not really passive but recurring revenue stuff you are building for down the road. It got to a point where I started to get other active businesses. I always wanted to keep rentals. I wanted to build up assets. You got to feed the machine. You got to pay the animosity. You get paid for advertising. You have an office and staff. You have to cover that overhead costs.

I always looked at the wholesaling and rehabbing business as a means to an end of allowing me to keep some of them as rentals but I have to keep the machine going. Every once in a while, we pop one out. In hindsight, I wish I had pulled a lot more out. Over time I started to get more active businesses. I had a coaching business, and then I got my mastermind, and other things that were making money on were enough for us to live on. We live well below our means for the most part. It was like, “I don’t have to do as many transactional things.”

The way to move the needle faster on the passive or the recurring revenue side is to do much bigger deals. That’s how that all came about. In the multifamily space, we have a $41 million deal under contract now. These are properties that often I’m a GP in but for some of the properties, and I might go to at once and never even go again because we have a whole management team in place with rentals. I had a fire in a house in Wilmer of all places.

For me, that’s a long way away. I had to drop down there, drive it, and look at it. I was like, “That’s half a day for me to go do that from where I live.” There was a problem, and I had to deal with it. Even though I have property management, we are still pulled in on taxes. We are still doing the bookkeeping. We are still doing a bunch of stuff even though we have a property management company. Multifamily is a different animal.

It was funny. Jennifer and I were driving around. We drove past this multifamily complex, and I stopped, looked and I go, “We own part of that.” She goes, “What?” I said, “That was one with syndicated, the one that we did with six multifamily. That’s one of them.” I see what you are saying. It is passive. I skipped a phase of your life like data, tech, and training. Let’s be real. You’ve got all this money. You are doing so well. Why coach?

Initially, when I first started coaching, it was because I got a lot of joy out of it in helping people and probably a little bit of ego like, “I can teach people something that’s worked for me.” It makes you feel good. It makes you feel good to help somebody and want my knowledge to share. It turned into like, “We can do deals together.” The next thing you know, I would be coaching people. I’m the sure thing. If they want to sell a deal tomorrow or have a deal that fell through and needs to close tomorrow, I’m the guy. I’m not the guy that’s going to pay you the most but I’m the surest thing you have. I’ve always had a soft spot in my heart for newer coaching and students because I was there once.

I realized the impact I could make. I am never going back now. There are people in Investor Fuel that started as my coaching students doing 100 plus deals a year now in some instances that had never done a single deal when I met them. I coached them, and they got to the level where they could join our mastermind. That’s an amazing feeling. I don’t do a lot of newbie coaching anymore. What happened is we started the mastermind. I realized how much more I enjoyed being around my peers.

For people who are saying, “Does this really work?” This is what I’ve said. With coaching, it’s easier for me to take somebody from 20 deals a year to 50 or 60 and help them with that than it is to get somebody from 0 to 1. There are so many mental things and mindset things. We are competing with their job, and their families telling them, “Don’t do this,” but once they are doing it, they want to scale up, and understand, “I need to learn this. I need to make bigger, better investments. I’m willing to do that,” it’s a whole different animal.

I was reading a stat that I ever once said that the institutions own all the houses. It’s still 85% of the homes that are investment properties, which is less than 45%, are still owned by people that own less than 30%. It’s wide open. I love what you are doing in coaching. I’ve gotten to witness it firsthand. I feel like you have a servant’s heart. When we come back, you are going to get another chance to be a servant. We are going to have the money minute. You get 60 seconds to tell someone out there the only piece of advice they are going to get all month. Think about it.

Imagine there’s either young Mike Hambright going back for a grad degree that hates his job or the Mike who got the second strike and is like, “I don’t want the third.” For investors out there who are chugging along and maybe not getting what they want, imagine this is the only advice they are going to read. This 60-second is the only advice they read. Pour into them, and take it away.

I’m going to share two things. The first is to bet on yourself because, honestly, nobody else is going to. There are a lot of people in life that want somebody to help them out, give them a chance, all these things. Why would somebody else give you a chance if you are not willing to bet on yourself? Whether it’s coaching or mastermind, surround yourself with the right people, go to the right event or whatever it is, and bet on yourself. Be willing to put your time and money into something, even if you have to scrape to find that.

There’s so much knowledge when you get around people that are ahead of you on the learning curve. The second thing is to have an abundance mentality. When I first started my business, I thought everybody was my competition. I didn’t want to share any knowledge with anybody. I didn’t want to tell anybody what I was doing. The truth is, that was a limited mindset. Once I started to share openly what I was doing, the truth was very few people were going to execute it anyway. There were so many good things that came from the abundance mentality of sharing and giving it all away. At the end of the day, you are going to attract more business and opportunities in your life.

I love the abundance mentality. It’s one of those things. It’s gotten me a long way in my career, probably a lot farther than I should have gotten. That’s good stuff. Rapid-fire, which one are you investing in, crypto or the dollar? You got to pick one.

I know nothing about crypto, and I’m not a big fan of the dollar but what else are you going to do now?

Beach or mountain?

I like both, Tim. I prefer the mountains.

This 2022 alone, you are taking the Investor Fuel folks to Colorado, Yellowstone, and Chicago. Your meetings are in Phoenix, Dallas, and Nashville. I told you that we would have a yacht party. We got to be there on an ocean. How important is external data to being a successful real estate investor?

It’s a lot more important now than it was in the past. When we first started, you could advertise the folks with agent equity to direct mail and throw spaghetti at the wall. The margins were so high, and the competition wasn’t nearly as fierce as it is now that you didn’t have to worry about it. Maybe instead of making $40,000, you made $28,000 because your advertising cost was too high, and you were wasteful. Where the market now is, you can’t afford to waste. You can’t afford to not market properly. We’ve built an entire company around the power of having data before anybody else gets it and combining it in a way that tells you a story of who you should market to in the first place. It’s critical.

What about internal data? At your Investor Fuel meetings, I see your members and you pouring into other people’s data and asking other people to talk about their KPIs. How important is it that to be successful that investor understand their internal data?

That’s critical too. You and I didn’t come up that way. We had some reporting, and we were looking at some high-level things. The benefit of all of our masterminds when you share things like that is everybody there acts as your board of advisors. It’s one thing to keep your own reporting and not have anybody hold you accountable. It’s another thing to have to share with your peers. They are going to hold you accountable just as this was your board of advisors, and you are as the CEO.

They are like, “What are you doing? Why does the cost go up there? Why is this happening? You need to cut that off. That’s not working.” What we found is that by having a level of accountability in addition to looking at your KPIs, people almost solve their own problems. They know how to solve their problem before they even share them. The fact that there was accountability there forced them to take a hard look at it.

It’s that accountability and discipline. One of the first things you said was, “Bolt things on.” It was the first time I ever heard this ever from our old friend of ours. He said, “It’s a bolt-on business.” I was like, “Were you buying bolts?” You both did a lot of things on. Some of them I’ve heard you say you should have done earlier. Talk about, as an entrepreneur, resisting the urge to diversify before you get the other business up and running.

If you are small and are doing everything, you have this 24 hours a day. You’ve got limited opportunity and time to do things. I’m guilty of Shiny Object syndrome. There’s stuff that I bolted on that seemed like it was a logical fit or I sold it to my team and my wife that way like, “It’s so obvious that we should do this,” and it’s like, “Why do we ever do that?” Some stuff like a rental business makes sense. We never did property management, not even for one house. I never wanted to be in that space. The mastermind was a logical next step for me after coaching because I got a lot of joy out of it. There are a lot of people that say people can’t do coach. That’s fine.

I’m going to tell you. I’ve seen you in the study. You still get joy out of it. I like to see the joy you get.

The truth is it makes me a better business person. When I have to explain how something gets done or I know that if I’m telling somebody something, they’re going to call me out if I haven’t done it myself or I’m not doing it myself. It forces people to get better. Are there crappy coaches out there? Sure. Are there crappy teachers? Sure.

For the most part, if your heart is in the right place, it’s not all about money. It’s about me getting a lot of joy out of this. It’s forced me to be better at what I do. When I explain something, sometimes I’m like, “Do as I say, not as I do. Here’s what I should be doing.” I then can go back, retool, and make sure that I change how I’m doing it.

I had that experience at multiple events over the years. They are like, “What you need to do is this,” and I’m over here like, “You should do that too.” You talked about moving to Dallas when your son was two months old.

He was born July 10th, and we moved here in February. That was Valentine’s Day. Whatever that is, about 5 or 6 months.

Many people get wrapped up in the business, and the business becomes the whole thing that they are focused on. I love the part where you talk about fueling your life. I see Lindsay is involved in a lot of things. Jake is involved with things. A couple of Memorial Days ago, I ran into you and your family in Austin with my family. We drink not enough. Talk about the importance of work-life balance at all stages of being an entrepreneur.

It’s hard. I would not say that I’m the expert on that. Again, do as I say, not as I do. My wife and I worked in the business. She’s more behind the scenes but has been as involved as I have in almost everything we’ve done up to this point. I’m trying to retire now, which is good but she’s so far ingrained into what we do. She cleans up a lot of my messes. There’s no doubt that I sacrifice time away from my son and things I wish I could go back and change. You just can’t.

Hopefully, there are lessons learned there for him and me along the way. I grew up watching my parents work hard. It was blue-collar jobs, and they were working 2 or 3 jobs to get by. It’s because you can fly around the world, take your family vacations, and do all these things, you hope that they appreciate that someday, and hopefully, they tie it back to all that hard work. Do I have regrets about focusing too much on work because I’m a workaholic? Absolutely, but it’s the fabric of who I am and who I have always been.

My family is looking forward to the Yellowstone Trail. I brought it up to them. They said they would snowmobile with bison like, “This sounds cool.” That’s one of those family-friendly trips that the Fuel fam gets to do. Any parting thoughts or shots?

At the end of the day, real estate has been great for me. It has been great for you. There are a lot of people that try to get in. You want to think about how to build wealth or how to make this a business that can change your life and your family tree. If people are trying to put all the pieces together before they ever get started, you are going to miss out. You don’t know. You just got to get out of the gate and pivot a little bit. You are going to change. The market is going to force you to change. Things are going to change.

You are going to find things that you don’t like to do. You are going to find things that you love to do that you didn’t even know that was a thing when you first started. The important thing is to get out there, always be a good person, always try to help other people, and have an abundance mindset, and the rest will ultimately take care of itself.

You have dropped good gems. Someone out there reading wants to get in touch with you or do business with you. Where do we send them?

We talked a little bit about Investor Fuel. They can learn more about Investor Fuel by going to InvestorFuel.com, which is a mastermind for professional investors. Our data and lead gen company are called The Investor Machine. The website is TheInvestorMachine.com. We are not as big as Facebook yet. We can’t drop the value yet. You can connect with me on Facebook or Instagram.

Also, FlipNerd.com.

We’ve done over 1,500 podcasts now on FlipNerd. In fact, it’s turning more into a podcast network with other hosts and stuff like that as well. We’ve got a lot of amazing content on FlipNerd.com.

I’m a bit of a trader, so I have been on your show 5 or 6 different times for 5 or 6 different companies. Thank you for being here. It’s always good to see you. Thank you for reading. Remember, your network is your net worth. Now, you have been growing both. We will see you next episode.

Important Links

• Mike Hambright
• Investor Fuel Mastermind
• The Investor Machine
• FlipNerd.com
• Instagram – The Mike Hambright
• Facebook – Mike Hambright

About Mike Hambright

Mike is an American real estate entrepreneur. He’s flipped hundreds of houses. His students have flipped thousands, many of which have been able to leave their jobs and achieve financial freedom and take control of their own time. Mike is an owner in 837 rental units, and helps busy professionals invest passively in cash flowing rental properties. Mike is a sought after coach and mentor to those just starting in real estate investing through his FlipNerd Coaching program, and a trusted advisor to the top real estate investors in America through his Investor Fuel Real Estate Mastermind.

Mike is the founder of FlipNerd.com, an authority site for the real estate investing industry with over 1,000 hours of video training content, expert interviews and articles, and the Co-Founder of the Investor Machine, a ‘done for you’ advertising and lead generation system for professional real estate investors.

The following podcast program is furnished by RCN Capital LLC.  The information provided is for general educational purposes only and does not constitute any legal, tax, financial, investment or other professional advice. The views, thoughts, and opinions expressed of any speaker are the speaker’s own opinion and do not represent the views, thoughts, and opinions of RCN Capital LLC.   No information contained in this episode should be construed as financial, investment or legal advice from RCN or any individual, author, host or guest. You should always consult a financial advisor before investing.

• Abundance Mindset
• Investor Fuel
• Mastermind
• Multifamily Real Estate
• Real Estate Coaching
• Real Estate Investing