Epic Real Estate Investing - Game Over: The U.S. Dollar Can’t Be Saved Now (Off the Record) | 1493

Episode Date: May 31, 2025

In this episode, we discuss the alarming financial situation of the US as it spends more on debt interest than on national defense, and the implications for the US dollar. We outline two possible futures for the dollar – a slow decline or an overnight collapse – and describe strategies for safeguarding and growing wealth during these uncertain times. Key strategies include hedging with gold and Bitcoin, using creative financing to acquire income-producing real estate, and leveraging inflation to reduce debt and increase asset values. The episode emphasizes preparation and strategic positioning to not just survive, but thrive in an economic downturn. BUT BEFORE THAT, hear how Matt bought 55 homes without a bank! Want my exact “Rejection Letter” that closed 55 extra deals? Grab your free copy here: https://3optionloi.com/ About that thing we're doing in Vegas this month: https://intensive2025.com/ Exploit and Escape Strategy: https://drive.google.com/file/d/16EZMfOM_JYXbqs7t3OZ_fGXDqrWo0sdQ/view Learn more about your ad choices. Visit megaphone.fm/adchoices

This is Terio Media. Hey, strap in. It's time for the epic real estate investing show. We'll be your guides as we navigate the housing market, the landscape of creative financing strategies, and everything you need to swap that office chair for a beach chair. If you're looking for some one-on-one help, meet us at rei-aise.com. Let's go, let's go, let's go, let's go, let's go, let's go.

Let's go. You don't need a bank. I bought 55 properties without one. In this letter right here, did it all. Stay with me until the end and I'll give it to you. Now, everyone talks about seller financing. Almost nobody knows how to actually use it right. These six hacks changed my entire game and they'll change yours too.

And it's hack number six that's responsible for those 55 extra deals, even after all of the seller said no. So hack number one, ask for a deferred first payment. When a seller agrees to take payments over time, always ask to delay the first one. Buy yourself some breathing room. It can't hurt to ask. It never does.

Even better, make that first payment kick in after a trigger, like once a tenant's placed or the rehab's complete. You know, during COVID, I bought multiple properties with this move. The first payment didn't start until the eviction moratorium was lifted. Hack number two, balloon payments. Balloon equals leverage. It's not a time bomb. Most new investors, they fear balloons.

But here's the truth. It's easier to manage debt on a good, deal than to find another good deal. Three to five year balloons are very common. Don't pass those up. But even a one-year balloon, it's not a death sentence. If the deal's solid, you've got 12 months to find new financing. That's plenty of time to lock it in and hold onto that asset. Those two hacks alone can flip your whole investing game. Now, let's level up. Most people treat seller financing like a fairy tale. Sounds cool, but no clue how to make it real. I was the same. I'd either overpay or I'd confuse sellers or I'd just flat out scared of them.

away. I'd hear that you can buy houses without a bank, but then freeze when it came time to negotiate it. I mean, I had no script, no plan, just a bunch of awkward silent and a lot of missed deals. If I could go back in time and hand beginner me six seller financing moves, these would be them. Each one is going to get you better terms, more deals, and way less risk. Even if it's your first one. Right. So let's keep going. Hack number three, use interest only for flexibility. This move is gold. Interest only payments keep cash flow high. and monthly pressure is low. And you can escalate interest too over time, like start with 1% for years 1 through 3, then 3% after that. Or you can split it, do 3% now and 3% later,

or even defer entirely for a bit. And if you're worried about not paying down principle, don't. Let the appreciation take care of that. Or keep the loan in place and only pay it off when you sell or refinance. You can build in that contingency. It removes pressure, and it aligns your payoff with your actual profit. Hap number four, add a discount payoff clause. Want to pay off early and save money? You can write that into the agreement. Sellers say yes to it much more often than you'd think.

Even though if it's not in writing, here's the move. Every six months, check in with the seller. Then say something like, Mr. Seller, I've got $100,000 to put into a new deal, or I can send it to you now and settle our $125,000 balance. Interested? That simple pitch works about 70% of the time within three years. And if you need upfront capital to structure a deal, like this, you're going to want to check out loophole lending.com. They offer to $150,000 at

0% interest for 18 months. If you've got a 680 credit score or better, you're probably in. It's one of my favorite tools for creative deals. Now, hack number five, let the seller set the terms first. This is how I win price battles. So if a seller wants $300,000 and I want to pay $200,000, then most people would think we're stuck. So I just say, look, the market might allow me to get closer to your price if you could take some money now and the rest later. How much do you need right now? Then I just wait for them to answer. Once they've answered, they've essentially picked their own down payment.

Then I say, okay, cool, what if I spread the rest over into 300 equal monthly payments? Now, that's usually too long, so they'll counter. Now, when they counter, they've set the terms. And when it's their idea, it moves faster, with much less resistance. Now, about that letter that I promised you, this is hack number six. Use the three-option letter of intent. When a seller says no, leave behind. a letter with three offer options. That's what this is. Then the next day, you can call back and ask,

well, Mr. Seller, which one did you like best? Option one, two, or three. And even if they say none, I'll ask, okay, but which one was closest? And then I'll ask, okay, so how far apart are we? And boom, you're back in negotiating the deal. Now here's the best part. One of my students, Josh Miller, he took this to the extreme. He mailed and emailed over 1,200 of these letters to every seller that ever said no to him, and he closed 55 extra deals from doing it. That's why I now call this letter the rejection letter. And it works. It works like a charm. And if you want this letter, you can grab it for free at three option, LOI.com. Or if you want to go deeper, I've got a private session happening in Vegas this month. The links below. You can get all the details there. Use these six

hacks. They work in practical real-world application, even if you've never done a deal. I mean, And if I'd known just one of them when I started, I'd have closed way more, way sooner. Hope is not a financial strategy. Let's get back to work. They just crossed the line. And whether you realize it or not, the U.S. dollar just got nuked. You won't hear this on CNBC, but the U.S. is now paying more to cover the interest on its debt than it spends on national. defense. That's like maxing out your credit cards, then borrowing more just to make the minimum payment.

It's not just unsustainable. It's a setup because the dollar's already being replaced, not officially, but practically. And if you're still holding cash, saving in a 401k or sitting on the sidelines, you're going to get left behind. So let's start with what they won't say out loud. The U.S. debt just blew past $37 trillion. It's rising by $1 trillion every 100 days. And interest payments alone, they're projected to eat up 30% of the budget by 2035. That's a debt spiral. And when your debt payments outpace your revenue, game over. Moody's just downgraded the U.S. credit outlook from stable to negative, which is code for,

we don't trust you anymore. Foreign buyers are pulling out of U.S. treasuries. The Fed's buying its own debt to keep the system on life support. That's a fake market, and it's cracking. Off the record, they know this. They just can't say it out loud. The dollar isn't dead, but it is bleeding. And every time the Fed prints more money to save it, they're making the problem worse.

That's why billionaires are dumping dollars. Nations are hoarding gold. And the smart money is shifting into real assets that can't be printed. But before we get into what to do about it, let me lay out two possible futures. Scenario 1. The dollar continues its slow-moving decline. Painful, but predictable. You have time to reposition.

If you start now, you're likely going to be just fine. Scenario two, the dollar it collapses overnight. And here's what could trigger that. None of these are far-fetched. First, the loss of reserve status. Bricks breaks away. Nations abandon the dollar. Treasury dumping begins.

Or two, hyperinflation from debt crisis. U.S. debt becomes unserviceable. The Fed prints to avoid default. Game over. Three, geopolitical black swan. War, terrorism. One big shock. And panic spreads instantly.

Four, a banking crisis. A major U.S. bank fails. Derivatives blow up. up. Contagion kicks in. Or five, digital or cyber attack. A coordinated attack freezes systems that halts payments at wipes records. Or six, a mass treasury dump. China or Japan liquidates. Rates spike, fed panics, dollar spirals. Or seven, political meltdown. Maybe we have a coup attempt or civil unrest, sudden loss of global trust. Or eight, oil shop. OPEC ditches the petrol dollar. Game changes overnight. And these aren't theories. Every one of these has happened.

somewhere else. It's just a question of when and if that happens here. Now, imagine this. You wake up tomorrow and you grab your phone to check the news. And the headlines scream, dollar collapsed overnight, economy in chaos. So you rub your eyes and you take a deep breath, but instead of panic, you feel a rush of excitement because you've spent the last several years preparing for exactly this moment. While the world slept, your financial strategy was quietly coming into its own. For years, you've been investing in income-producing real estate, carefully securing each property with fixed-rate long-term mortgages denominated in dollars. As you look around your room, you realize your monthly mortgage payments locked in years ago

have just effectively plummeted. Inflation from the dollar's collapse means you're now repaying those debts with vastly cheaper currency. The real value of your debt just shrank dramatically overnight. Your tenants' rent payments, meanwhile, are surging upward along with. with inflation. Your cash flow is not only safe, it's rapidly multiplying. Your property's values rise as investors scramble for tangible assets, something real, something that won't evaporate like the dollar just did. However, there's a thought that briefly crosses your mind. What if your tenants struggle to keep up with the rapidly rising rents? Without their payments, your cash flow could stall,

leaving you with all of those mortgages to pay. But you're prepared for this too. Your eyes, they drift to your home safe. Inside, a small but potent stash of gold. gold coins, you see them glimmering. With the dollar crash, the perceived value of gold has exploded upwards. Although gold hasn't truly risen, it's merely maintained its stable value relative to the collapsed dollar. Its purchasing power in dollars has surged dramatically. Yesterday, paying off your mortgages might have required a full pound of gold. Today, due to the collapse, you could potentially wipe out all of that debt with just an ounce of gold. Your next moves are clear. You contact your tenants. Reassure them that you're stable and discisealue.

us rent adjustments aligned with the new economic reality. Evaluate your debts. Consider paying down certain mortgages with your significantly more valuable gold. Maybe you pay them all off. Or better yet, leverage your new wealth to acquire even more undervalued properties. And three, leverage your gold stash. Exchange a portion of your gold for undervalued assets or additional properties as opportunities arise amid the initial chaos.

The stuff is going to be on sale. There will be deals. By midday, while neighbors panic, you're calm. secure and empowered. Instead of anxiety, you're filled with gratitude for the thought and preparation you invested in the years prior. You're not just safe. You're thriving. This is the morning you realize your strategy didn't just protect you from disaster. It launched you into unprecedented prosperity. You're not just safe. You're winning. And that's the kind of morning that's only possible if you prepare now. So here's a plan. And it happens to be my plan. It's the same plan used by the welcome

people that I know. It's called the exploit and escape strategy, also known as how to win while the dollar dies. Step one, hedge with gold and Bitcoin. You don't go all in on one basket. You hedge. Gold equals stability, proven for 5,000 years. Bitcoin equals volatility plus an amazing upside. The anti-dollar. You want to allocate 5 to 10% of your portfolio across physical gold. I'm talking coins and bars. And then into cold stored Bitcoin. Get it off the exchanges. And then an option would be gold-backed crypto or ETFs. Remember this. Gold doesn't go up. The dollar goes down. Step two, flip your thinking about debt. You got to transform that because most people, they fear debt. The rich, use it. Bad debt, it buys liabilities. Good debt, buys your cash flow.

They use long-term fixed, low-interest debt to control assets that pay them monthly. Step three, secure cheap debt while you still can. Like right now. Because as trust falls, interest rates rise, banks tighten lending. But right now, you can still get access. And use seller financing, subject to deals, and wraparound mortgages, 0% business cards, tools like loophole lending.com, lock in credit before the system locks you out. Step 4. Buy income-producing real estate. This is where it gets fun.

Real estate gives you rising rents, gives you the privilege or the benefits of leverage. It gives you the tax breaks. And look for small multifamily properties, single-family homes and landlord-friendly markets, creative finance deals. I mean, if it cash flows now, just wait till you. refinance later or watch your debt disappear during a collapse. And step five, inflate your way to wealth. Here's the real cheat code.

Inflation makes your debt cheaper and your assets more valuable. Buy your assets with fixed rate loans. When inflation spikes, you're paying back that loan in weaker dollars while your rent and property value go up. That's how wealth is built quietly. And if the dollar collapses hard and fast, your gold spikes. Your debt essentially disappears. your assets survive. And this is the magic, like in the scenario number one that I walked you through earlier.

What once took a pound of gold to pay off might only take an ounce. That's the exploit and escape strategy. It's what I'm doing. It's what smart money is doing. And it's what I've laid out for you in a free dock below for easy reference. I just summed it all up for you made it easy to access. Now, I know what you're thinking. Isn't this just fear mongering? Fair. But look, I'm not saying the sky is falling tomorrow. I'm saying the roof's been leaking for years. And now we're seeing cracks in the foundation. This is not about fear. It's about preparedness. There's a huge difference between panic and positioning.

And this is positioning. But the dollar is still the strongest currency in the world. You're right, for now. But every dominant currency in history thought the same thing until it wasn't. Power doesn't typically vanish overnight. It erodes slowly. Then collapses fast. Smart money doesn't wait for permission.

It hedges early. Okay, but this strategy only works. if you already have money. Hey, I totally get that. But I'm not talking about buying luxury condos in Manhattan. I'm talking about creative finance, using seller financing, subject to deals, and wraparound mortgages, using all of those to buy income without relying on banks or a big bankroll.

I mean, that's how I got started. That's how most of my clients get started. We don't throw cash at problems. We structure solutions because we know it's never a money problem. It's just an idea problem. You just need some new ideas. Yeah, the goal just sits. there. It doesn't cash flow. Exactly. Gold's not your offense. It's your defense. Think of it like

financial insurance. You hope you never need it, but if you do, you'll be damn glad you have it. Bitcoin, really? It's too volatile. Hey, I totally agree. That's why it's only a slice of the plan. Gold is your bunker. Bitcoin's your moonshock. You don't bet the farm on it. You hold enough to matter if the system resets. This is just another buy real estate pitch. Nope. This isn't about owning granite countertops and praying for appreciation. It's about using inflation, debt, and time as tools to quietly build wealth while others are bleeding value. It's about cash flow, control, and leverage, not hype. You don't need a windfall. You need a strategy. Tools, they're already here. You just have to use them before the rules change. Be smart, be ready. And I'll see you next time.

Take care. And that wraps up the epic show. If you found this episode valuable, who else do you know that might too? There's a really good chance you know someone else who would. And when their name comes to mind, please share it with them and ask them to click the subscribe button when they get here and I'll take great care of them. God loves you and so do I. Health, peace, blessings and success to you. I'm Matt Terrio. Living the dream. Yeah, yeah, we got the cash flow. You didn't know home for us. We got the cash flow. This podcast is a part of the C Suite Radio Network. For more top business podcasts, visit c-sweetradio.com