Digital Social Hour - Antonio Edwards on Subject To, Creative Real Estate Financing & Skip Tracing | DSH #200

Episode Date: December 27, 2023

On today's episode of Digital Social Hour, we sit down with Antoino Edwards to talk about buying real estate properties with no money down, how he came across creative financing for real estate & the importance of finding a real estate mentor. APPLY TO BE ON THE PODCAST: https://forms.gle/qXvENTeurx7Xn8Ci9 BUSINESS INQUIRIES/SPONSORS: [e-mail] SPONSORS: HelloFresh: Free breakfast for life at https://www.HelloFresh.com/dshfree with code dshfree Opus Pro: https://www.opus.pro/?via=DSH Deposyt Payment Processing: https://www.deposyt.com/seankelly Digital Social Hour works with participants in sponsored media and stays compliant with Federal Communications Commission (FCC) regulations regarding sponsored media. #ad LISTEN ON: Apple Podcasts: https://podcasts.apple.com/us/podcast/digital-social-hour/id1676846015 Spotify: https://open.spotify.com/show/5Jn7LXarRlI8Hc0GtTn759 Sean Kelly Instagram: https://www.instagram.com/seanmikekelly/ Learn more about your ad choices. Visit megaphone.fm/adchoices Learn more about your ad choices. Visit podcastchoices.com/adchoices

Yeah, because now we're in sort of like a semi-recession, right, with the real estate market, but we are in a recession. They won't admit it, but yeah, the media hasn't said it yet, but yeah, we're definitely in a recession. Closing the mortgage stays and just say you're you as the owner. Yeah, yeah. I take over your loan, Sean. That 250 loan in place, I got me a 2.8 interest rate. I like that strategy because you don't have to go through all the BS processing of buying a house. Welcome back guys, Digital Social Hour. I'm your host, Sean Kelly. Got a great guest for you guys today, Antonio Edwards.

What's up? How's it going, man? Man, I'm great, man. Thanks for having me on, bro. Yeah, what you been up to lately? Man, just cranking out deals, changing people's lives. Spending time with my family, bro. Nice.

I keep it simple, man, you know? Yeah, still heavy into real estate? Oh, that's, I eat, oh i eat live breathe sleep that whole real estate is a lifestyle nice literally yeah because now we're in sort of like a semi-recession right with the real estate market but we are in a recession but they won't admit it but yeah the media hasn't said it yet but yeah we're definitely in a recession yeah yeah have you seen some crazy stuff in the real estate space because of that have i seen some what some like crazy stuff like houses tanking and stuff yeah yeah well i live in la um i don't invest in la wild wild west out there but it's a lot more activity on the market

people are reducing prices chunks 50k 100k right 50k 200k um you know obviously you know you know as people watching this uh interest rates had jumped about a year ago last summer we went from what all-time low interest rates to average five to six which is average overall market interest rates even though people got spoiled in the pandemic yeah and it was like you know people think we're in a high interest rate but when when the interest rates changed last summer more activities start staying on the market more days on the market and you know so now we're seeing a we're seeing a shift in the market and i like this market i don't i don't like you know markets where there's 20 offers on the table 25 offers on the table i like i like it where it's nice and steady you can crank out more deals and itze out all the extra people you know everyone and their mother was

getting into it during the pandemic man you had all-time low interest rates mixed with pandemic money yeah that money wasn't real it wasn't real it's fictitious i call it you know people that were making money in the pandemic that started business that are out that are not in business now we're pandemic preneurs you know what i'm saying? I call them pandemic preneurs. But you had all-time low interest rates, that fictitious government money going around, and bank statement loans to get approved for a home.

Three-month bank statement loans. You can fake those. Literally. So you can show what, just say 50K, 100K, or a quarter million in your bank for three months when you're getting it from the government and get approved for a house

that you really couldn't before prior to the pandemic. Wow. So now that that is over, you're seeing a lot more properties on the market. There's a lot of shadow inventory, a.k.a. pre-foreclosures, that's about to hit the market. I would give it about, I'm going to give it to the election, bro. And it gets worse or better? It's going to hit the market i would give it about i'm gonna give it to the election bro and it gets worse or better it's gonna get worse really yes so it's been getting worse for like a year or two now right yeah but it's a domino effect right right it is it don't

happen overnight like stocks yeah that real estate is a gradual thing that's why i like real estate because i can see it once you're in it you can see it right you know i started in the crash in 2009 so you saw the worst yeah but i just i wish i kept my properties then so now i'm quick bro i'm gonna keep as much properties as i possibly humanly can just go around but peep this though john um this go around there's three percent or below interest rates meaning that I can take those over before they hit the foreclosure, pre-foreclosure. The people that are behind on their loans, which there's a lot,

like I said, shadow inventory, we're buying property subject to. It's a play called subject to existing mortgage, where you're basically keeping the loan in place of whatever terms that they got the loan with the bank for. So just say 2.8 interest rate. They bought the property in 2021, whatever terms that they got the loan with the bank for so just say 2.8 interest rate uh they brought the property in 2021 the heart of the pandemic yeah right monthly payment just say a 250k loan is i just throw out a number just say 1300 a month principal interest tax insurance i can take over that term those terms of that loan wow right i get the deed at closing

the mortgage stays and just say you're you was the owner yeah yeah i take over your loan sean that 250 loan in place i got me a 2.8 interest rate i like that strategy because you don't have to go through all the bs processing of buying a house of like the background checks and all that bro no tax returns no credit check yeah no bank statements ass no w-2s you just take it over somebody's loan they shout out to today's sponsor hello fresh hello fresh makes whipping up home-cooked meals super easy they got 15 minute meals that's less time than it takes to get delivery everything's pre-portioned delivered straight to your door every week for me it's a no-brainer personally

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use code DSH free. He went through all the hoops. Right, right. Three to four months to close up. So you don't even get your credit run? No. You just take it over? My first subject to property was in 2009, my very second deal. I took that property. I had a mentor. You know what I'm saying? Shout out to Chris Haskins for putting me onto this in 2009. I was like,

who the f***? How is this legal? You know what I'm saying? Why don't we know this as people? Why has this been hidden from us? Yeah, I've never heard of this. This is something, the all-American dream,

own a house, pick a fence. We should learn this strategy in us? Yeah, I've never heard of this. Like, this is something, you know, the all-American dream, own a house, pick a fence. Like, we should learn this strategy in school. Yeah, yeah. Like, most people don't know what a subject-to property is. But I'm telling you, anybody who's watching this, like, if you have, you know, credits jacked up, maybe you just don't have the credentials to get approved traditionally with a bank, you can buy a property subject-to any day, all day. Wow, that's crazy.

So I'm buying my first house next year. So where can I see these deals? Is there like a site or do you have to call someone? Yeah, yeah. So there's, you know, like any niche, there's like different groups and stuff. This is a whole world online. Like you can go in certain groups, real estate groups,

people posting deals all day. I literally had- Like Facebook groups? Yeah, Facebook groups. Yeah, Facebook groups uh forums so um and myself yeah you know myself i get deals all the time so like literally yesterday somebody sent i can show you the text in a minute but somebody sent me a deal uh in illinois uh two point uh let me can i pull up for you yeah yeah two point two point something interest rate and uh we're we're in negotiation. That's so low compared to 6% now.

Just look at that. You can just read it. Just read the receipt. That's the receipt I got the deal yesterday. What's the loan in place right there, Sean? The loan in place, $55,000. I'm not paying that off. That's standing in place.

What's the interest rate? 3.62%. How much? 3.62%. Right. So the average interest rate right now in today's market is around 5%, 6%. Yeah. I'm getting me a 3.62%. How much? 3.62. Right. So the average interest rate right now in today's market is around 5, 6%. Yeah. I'm getting me a 3.62 interest rate.

Yeah. At $55,000 loan. What's the monthly payment on that? 500 bucks. That's nothing. Right. I can get $1,500 a month on that. Wow.

So you rent this out on like Vrbo or Airbnb? Well, my buy and hold strategy is I don't do traditional renting. Yeah. We call it, the model we call for the buy and hold model, for what I do, is called slow flip. So the slow flip, instead of me buying this property, and my exit is to just put little cosmetic repairs, if any, and rent it out to a tenant, I will take this over, right?

And I'm going to own or finance it out. Where that person going to the house, they are for repairs i live in la bro this problem's in illinois i don't want to leak your toilet call i like i'm a lifestyle guy like i like the cash flow but i don't like the i don't like what comes with being a landlord right so i found the loophole like i can buy the same properties get the same cash flow as a landlord and owner finance them out, and let them deal with the. I started out doing Section 8. Like my first Section 8 property was in 2010.

And this was just like, it was traumatizing. Too much customer service? Yeah, like, yeah. So I started off, I was a one-man band like there was the tenant was calling me government like paying section eight they're paying the check but they're still calling you for the leaky toilet call the plumbing call and you have to fix it yeah so then i got a property management company and i started getting you know i got several more section eight rentals and the property manager still cons hey you know we

gotta get your consent you need to fix this issue yeah and i'm like this i don't want to i don't i don't like this poor dad when he says buy a whole bunch of like buying whole properties you know rent it out and i was enough you know stumbled across this model in 2013 the slow flip play um my my mentor scott jellinick put me onto this play because he he went through the finger in the bus bubble he whole bunch of rentals he was like man like you could buy properties still get the same cash flow but you don't have to rent them out land contractor owner finance them out and they deal with 100 of repairs you never get a leaky toilet call but i'm still

getting the cash flow every every month wait so why would they answer the call if they're not getting money who is that the owner the previous owner of the house well what do you mean i'm lost on that question like they're calling the previous owner with problems with the house right no all right so i'll so just say going back to this illinois property i take over that 55k loan i need an extra strategy right whether i'm gonna flip it sell it or keep it yeah i want to keep this the 500 and 500 ish payment a month i want to keep that that's cheap right three point something percent interest rate so my exit strategy is steady me traditionally renting it out i'm keeping it but instead of me renting out being a landlord fixing it up doing a little bit of cosmetic repairs, put a tenant in there.

I'm doing nothing, Sean. Nothing to the property. I'm going to owner finance it out. Got it. On terms to an owner occupant. I don't call those tenants because I'm not renting. Right. I'm owner finance it out to an owner occupant where they're paying me every month for 30 years. I'm not a landlord.

I'm my own bank. Wow. So instead of me playing the role of a landlord in that case, I'm playing the role of a bank. I'm putting you on a 30-year note. You're paying me every month for 30 years. Still getting the same cash flow as a landlord, but I'm a bank. You're dealing with the repairs.

That's crazy. I've never heard of this. It's all paperwork shift, bro. So instead of them signing a lease they sign a land contract change the whole dynamic of the whole extra strategy wow that makes sense yeah that's nuts crazy and what states are you doing this in um illinois obviously illinois um missouri alabama so you like the virginia and ohio midwest oh west you see those markets coming up yeah yeah and their cash flow is like Missouri, Alabama, Virginia, and Ohio. Midwest. Oh, Midwest. You see those markets coming up? Yeah.

Yeah. And their cash flow is like, so you have investors that do a hybrid. They'll do like a cash flow with appreciation, but it's not a lot of cash flow, but a little bit. But you're playing the debt game. And I'll go over that in a minute. And you have markets, investors where they buy just straight cash flow properties with very low appreciation. And you have investors like in LA,

which I hate this model, but it's not a right or wrong, where they're just playing the appreciation game with negative cash flow. So they're just holding it. Holding it. Their mortgage is, let's say, 15K a month, but their rent's just 12.5.

So they're losing $2,500 every single month on purpose because they're banking on appreciation in five years or three years it's be worth an extra you know la that'd be an extra two million equity but what if it goes down that part so that's why i don't like that model again it's not a right or wrong yeah you know i'm a cash flow model guy i like straight cash flow. I will money every month So if I can buy like literally, uh, I'm closing on one next Friday, mmm, st. Louis nice. I show you the pictures both nice garage to bear one bath ranch I bought it for

29,000 $100. That's it. Yeah Yeah, I'm gonna get about $900 a month. $875 to $900 a month. You do the cash on cash return on that. Houses are that cheap out there? Yeah. Yeah.

This is not a hood property. This is like C-class, decent home. Yeah. Do you stay away from hood ones? I don't. I buy hood ones if they look really nice. Okay. Not like wow factor nice but yeah like

they look you know livable nice that something you and i would live in like basic grade rehab those are gold mines yeah really you gotta figure i'm not i'm i'm not going into these neighborhoods as a landlord right i'm the bank so i'm buying these properties and i'm doing land contract i'm basically buying it and i'm selling that owner occupant the financing so just going back because i was talking about numbers on the illinois property 55k for the loan right yeah i'm gonna put somebody in there for like 120k but they're paying me 120k plus interest in monthly payment every single month for 30 years yeah that makes sense yeah so you're making your money back super quick i mean super quick because usually real estate takes a

while right well you can yeah it depends it depends on your model right now with this i'm not i mean i'm coming out of pocket closing costs that's it plus is it a wholesale is wholesaling this so it's a small assignment fee i believe it's like uh 10k so out of pocket you're 10k 10k plus thousand close calls 11k to keep this 55k loan in place that's insane 11k out of pocket while my monthly payment on this was 508 dollars yeah i get 1500 a month so you're getting a house for 11K basically. Yes. Yeah. By keeping the debt in place. That's crazy. Leveraging. And that's the beauty

of real estate, bro. Like, man, it's game changing, bro. You could really scale this too. Easy. Because there's so many houses. So many. Like I said,

the pandemic was, like we'd never seen that much activity in real estate. Right. That I've seen, at least in my 14 years of doing real estate,

I haven't seen that much activity. It estate. Right. That I've seen, at least in my 14 years of doing real estate, I haven't seen that much activity. It was crazy. Stuff was going over asking price. Still. It still is. Oh, it still is? Depending on the neighborhood. Sedona, I was just there, is still going over.

But pandemic, every neighborhood had 15 offers. Man, you had homes in Watts. Yeah. With nine, 10 offers, highest and best back in the pandemic. Right. You know? It was crazy, man. It was crazy.

But to answer your question, there's a ton of these properties hitting the market right now. And next year, election plus, it's going to be a ton of opportunities. Wow. For people that's out there literally looking for a primary residence or looking for investment properties, you can buy these properties, take over people's debt.

Yeah. If you want to do that play. That's one of the best ways to buy property i like this model because you don't really don't mean much capital no maybe like 50k honestly sometimes zero yeah i mean it's maybe just close the worst case is just closing costs right thousand bucks yeah that's crazy yeah like yeah but you have to know what you're doing also because you can't just get it and yeah that's crazy yeah like yeah but you have to know what you're doing also because you can't just get it and then that's correct you have a liability technically right um because you take over the loan yeah there's a liability factor there on the person that is selling the property right subject to because the loan is in their name so they say that the

mortgage was with chase bank their name so let's say i was buying the property from you sub two your name is still in the name of chase bank as far as the mortgage oh it's it is yeah i'm taking over your debt oh the d like it still goes through a title company or whatnot the d gets deeded over to me at closing but the mortgage stays in your name oh so there's no personal risk then no so no liability on my side. It's on your side. Wow. Now, if I default,

like I've never, I've been buying probably subject to since 2009, my second deal. I never defaulted on anybody's loan, like loan, right? Yeah. But I know people that have. They'll walk away and they'll be like,

well, that's on them. Like that's their credit. That make sense? Yeah, yeah. Like it's affecting you but that's why you know you have to you have to you know be ethical bro yeah you can't go in with a tip like oh well like two years down the line if i don't want this property i'm just going to drop it let it go to foreclosure and hit your credit yeah i don't do that like i'm going into the deal knowing that it's a deal wow like i have a couple extra strategies that's nuts where can people find these deals like what would have been the best deals you were able to find

like subject to wise or just in general yeah man the best deals i find is from auctions online auctions online auctions now you can't find subject to deals because these are already for online auctions are already um already bank on property okay so you got auction.com the bank owns the houses yep and they're selling them on these auction platforms and weeding out the agents because they want to cut out the fees yep smart deals but you you have to most auction platforms you have to put a 2500 deposit down so that weeds out people already right because people probably just bet numbers and they don't even have the money exactly so if you you know just say uh four properties that's 10k because i can easily bid on four properties a day that's 10k i throw it on my credit card oh it's 2500 per listing per per

property oh wow yeah that weeds out that weeds out the people that are really serious you don't get it back yeah you get it back but if you if you win and you pull back you're done that's 2500 that you lost oh that's how they do it yeah so you got to know you you got to know your numbers going right so you've been able to get really good deals on those auctions yeah wow never would have thought that and like going back to the shadow inventory there's going to be a lot of pre-foreclosures hitting the market. There already is, but it's going to be more and more.

So you could take those over sub two, but all of those ones that's not taking over sub two are going to foreclosure and hitting these online auction platform sites. Wow. That makes sense? Yeah. Are you cold calling people too? No, I don't cold call no more, man. Stressful?

Yeah. I mean, you can have a cold call a team and all that, but I don't market call no more man stressful yeah i mean you can have a cold call a team and all that but i don't you know i don't i don't market for deals right they come to you come to me wholesalers real estate agents online auctions um mls like mls you can find deals all day sub two all day sub twos on mls remember we were saying with these reduced prices? Yeah. That means that they probably have a loan on the property. They're asking, obviously, over what they can get for it because they keep

reducing it. No buyers want it. You can go in and be like, okay, what's the terms of your loan? Would you accept terms? And if they say yes, let me see the terms of your loan. If it's $250K, 2.8 inches rate, $1,300 a month payment, I'll buy it. Because the properties that's with no equity, the properties I buy with no equity,

my value is in the cash flow and the interest rate. That is a value, the interest rate, if it has no equity. So if I take over somebody's loan that has no equity i'm banking on that low interest rate you know what i'm saying yeah that is my value because there's no equity because if if there's a low interest rate that means i have cash flow to play with every month because i live off cash flow that's literally like i that's that's the name of the game for me. I played the active income game, did a whole bunch of wholesale deals. Nothing wrong with that. It's just a slippery slope because when you're doing a whole bunch of flips,

you don't have no cash flow coming in. You create a lifestyle based off active income. Now you got this high-end lifestyle, and you're hustling and bustling, and you got to go chase a check every month to to support that lifestyle the cash flow is coming in right i know that month that money's coming in every month yeah you don't have money tied up in houses like most people have a lot tied up you know they do those fix and flips you do you do but i mean if i'm having money tied up sean i'm i'm using private money bro right it's not your own like we could talk you know after the set but you know just say well we'll talk right now just say if i had a problem hey sean um i know

you're successful in your niche bro you know you're going viral you know doing numbers on your show and you got other side things you're doing your entrepreneur natural natural entrepreneur and i know as an entrepreneur like a real entrepreneur wants their money to work for them. Yeah. So why are you sitting here? I'm like, Hey Sean, I got a property in 30 days.

I'm a close in 30 days. Um, would you, would you fund 50 K of that property? And I pay you 12%. You do nothing. You, you, you secure by real estate.

Um, you're a first position. I pay you 12% passively. I need it for six months. Would you say? four percent a month no twelve percent annually oh annually yeah annual 12 that's still pretty good yeah you don't know i do it yeah probably do it look at that it's better than having money in the bank i mean money's getting less than one percent unless you got i mean with interest you're losing money yeah

unless you got online inflation yeah yeah yeah inflation is what eight percent bro something crazy seven eight percent so you got you know a lot of people you know out here you know how we're taught like we taught to have your money in the bank save and retire at 65. that's terrible advice that's how we're taught in school yeah it's stressful to think about that's awful man so when did you you said you started this at 26, right? Yep. What were you doing before that? Were you successful in other industries? I was into music business.

So music business, I was not successful at all. Rapping? No, I was producing. I like rapping. I just saw that. You gave me that vibe. No, no, no.

Did I be? I was producing music. I was also writing songs and shit, but I got some major placements. But entertainment gaming is wild, bro. Yeah? What's it like? I hear terrible things about it,

but I've never been on the inside of it. Yeah. I mean, I did some major placements with some major artists. Got peanuts up front. $1,000 up front for the beat. To write a beat? Yeah.

Write a beat. write a beat very little royalties uh people making promises that they never keep right it's a lot of like handshakes oh yeah we got you bro we know we'll we'll you know you'll be on the next project one of those type of deals yeah yeah i actually feel sorry for you know well i feel bad for a lot of music producers today why because of streaming when i was in the music business it wasn't streaming was like there was no stream didn't exist yeah like streaming is the producer's game why because there's no money in streaming for a producer like i mean you got to have a lot of streams so if you get like 100 million streams on a song i

don't know the numbers like how much exactly but it but it, I don't know. It's nothing. It's nothing, bro. They make their money off the live concerts, right? If your agreement is right, which most producers' agreement is not right, the artist makes money off the concerts. Oh, not the producer. While they're singing or rapping over the producer's beat. The beat. Wow.

Because there's some big producers that I thought made a lot, but maybe. There's a few. I mean, it's not, I mean, you's not many producers out here that got major placements. You could count it on one hand, probably. Yeah, for sure. So you tried that. You were also a truck driver, right? Truck driver.

Yeah. Wow. What was that like? Stressful. It was traumatizing, bro. You serious? Yeah. Yeah.

Like, man, that thing was traumatizing. Working 12 hours a day driving trucks oh man deliver a copy of machines bro i'd go crazy i hate driving for long cleaning buildings like this like you you know you did your you know did your thing at your on your show yeah i come in later on and i'm cleaning after everybody bro wait you were cleaning too that was my second job oh yeah you really were hust really were hustling. Yeah. Back in the garbage, getting the trash, cleaning the shit up. Yeah. Yeah.

You were grinding, man. Grinding, bro. Single dad, bro. You know, had my son in high school. Whoa. Yeah. Senior. That's early.

Yeah. Early, bro. So I had to figure it out. Yeah. Like either I'm going to lay down, you know, be a deadbeat dad or just step up to the plate, be a great dad make the money makes ends meet but i got tired of that lifestyle so that's when i got introduced got started doing music and then work but music instilled the hustle in me okay because i mean

music is a hustle like you yeah me as a producer and people may know how the entertainment game is like most entertainers you know most entertainers are working hours and hours of the night or just up it's just up you don't have no like sleep schedule for real overall like traveling and studio i mean i was in studio man like 15 16 17 hours a day banging out beats artists coming in and out that's nuts yeah so that is still the hustle in me so when i got introduced to the real estate game in 2009 and the crash, I was like, this is it. Yeah. And you mentioned mentors earlier.

How did you find those real estate mentors? Because people struggle with finding mentorship. Yeah, that's a fact. Mentors is very key, bro. Mentors. So I found my first mentor, my real estate mentor, Chris Haskins. He was just driving in the neighborhood with a We Buy Houses truck. He had a wrap on his truck, said,

"'We buy houses,' stopped him, waved him. He looked like me, he was a black guy. And I was like,, you buy houses?" I had just got introduced to the Rich Dad Poor Dad book. So I was kind of like trying to find a way out of music in a way. My mom gave him the book, Rich Dad Poor Dad. I read it, opened me up to real estate.

And I was like, like wow like you know I can probably do this but it seems still kind of impossible right so you know how like law of attraction is right yeah start seeing things once you focus on it hmm he he had a truck we buy houses I stopped and I was like wow like I never honestly probably cuz I wasn't looking for but I never seen a black guy like that investor a black guy, that investor, a black real estate investor, person to person before until then.

Wow. And I was like, wow, you buy houses? And he was like, yeah. And he was like, I buy about five houses a month. I'm like, you know, that's a lot of houses. Yeah, sure. Still is right now.

It still is. That's six houses a year. That still is a lot, yeah. Even one house a month is a lot. Yeah. He's like, here, take my card. So literally, I hit him up. i met him a day or two later starbucks bro he came with a 40k check slapped right there like hey i just came from a closing boom did this without any of my money

i'm like yo i said wolf wall street i'm like put me on like just literally like put me on like i'm like i ain't really got no money like that. I'm trying to get some bread. And he's like, man, you remind me. I remember he said, you remind me of myself. Because he came from the music business, too. Oh, yeah? It's crazy. Wow.

Yeah, he did the 50 Cent Winston record. It's a record? Yeah. So he took his pub deal, used some of that pub deal, and got into real estate. Got popular. But he said, I'm going to take you under my wing. You remind me of myself. At the time, i think he was already five years in it so man i

was so so so grateful so blessed at the time to just be man going from property to property i mean i'm learning all types of bro sub two land land land car these are like i want to confuse people just throwing like different strategies like creative finance and wraps and all these tax loophole real estate strategies that's completely legal. I'm like, I just, cause he, I'm in the field every day with a five-year-old vet at that time, you know? And I'm like, I learned to rehab it. My second deal was my sub two, my second deal that I took over sub two was a rehab. I learned all of that.

So my second deal, I learned how to buy probably sub two right how to rehab and how to raise private money all in one deal that's crazy i said my very second and he taught you all that yeah and he took a cut or something yeah he took a cut so it was worth it bro it was prices even if i made nothing it was still worth it right because i learned the value that i that is that's i still applied to today yeah Yeah. You know what I mean? Like, I don't, only time I'm using the bank for money is, like, well, only time I have the bank in place for my property is sub two. Okay. But I'm still not using them.

I'm just taking over somebody's debts. Right. Like, using their loan that they have with the bank. But most of my properties are used with private money, sub two, or owner financing. So why do you do that instead of getting a loan from a bank? Why would I go to a bank? I don't want to go to a bank and get put on house arrest until the house is closed.

You know, like, so just say you want to get a house in Las Vegas. Just say if you go to a bank to get a loan, they're going to pull your credit. Now that's an inquiry. That loan's going to be on your credit for 30 years. Actually, this 40-year loan's out right now too. Because it's 40 years because they're trying to offset this high interest rate. So just say you get a 30-year loan, that's on your credit. That's f***ing your debt-to-income ratio.

But why would you want some on your credit anyway like that? I wouldn't. They're going to put tax returns. They're going to put bank statements. They're going to do well you're not you're not working but just say tax returns and bank statements and until you close they don't want you to go buy a car they don't want you to get go get another credit card if you need it you're like based on house arrest for months until that wow that's crazy but why would you want to go to bank to get a loan anyway even if that wasn't like i don't want to go to bank get a loan yeah like you don't need to go to bed get alone yeah like you don't need to

no your method sounds way better man you don't need to go to bank to get along i'm telling everybody that watching this yeah no i was going to do that just because i thought that was what everyone did honestly that's how we're taught man and like i said owner financing subject to private money and you already said that you would probably fund me a deal for 50k for 12 yeah that's a private money lender you're yours that's that's private money coming to me right like friends family like who just got and you're all you all you're around all types of like high net worth individuals oh yeah that's all private money bro yeah man that's sick yeah what are you working on next man man what i'm working on next is uh

i'm working on my private money platform where I'm basically giving the whole sauce in the game away, how to raise private money, how to find it, how to secure people's money so you can go out here and buy this real estate, bro. Because real estate is game changing. Yeah. Literally. It's a game changer. And I hope this changed a lot of people's paradigm today about real estate because you know

without least what I was taught I thought you need a lot of money and eight hundred fifty credit score yeah to get in real estate saying you can have 560 credit score five thousand dollars in your name thousand on your name and go buy a property and own it that's insane bro this is gonna blow people's minds for sure yeah now if you got five thousand dollars your name i wouldn't go buy a property and own it for cash flow i go buy a property with these methods i'm talking about and flip it right so you can get your capital up yeah play the flip game you know nice i love that man where can people find you yeah you can find me on

instagram antonio underscore j underscore edwards antonio underscore the letter J underscore Edwards. YouTube, YouTube by Antonio Edwards. If y'all interested in like the slow flip strategy, which is my bread and butter, you can go to slowflipformula.com. Hell yeah. I'll put it in the link in the description.

Thanks for coming on, man. Man. Appreciate you, Sean, man. Thanks, bro.

Absolutely. Thanks for watching guys. I'll see you next time.