Epic Real Estate Investing - How Smart Investors Steal 3% Loans (and YOU can, too) | Dani Beit-Or

Episode Date: September 19, 2025

“Busy W-2? You can borrow seller’s old rate instead of today’s.” If you hate 7% payments, borrow the seller’s 3% payment instead. Yes, that’s a thing. We’ll cover where these deals hide, how to lock them, and how to protect your credit while you do it. Connect with our guest today, Dani Beit-Or, at https://simplydoit.net Learn more about your ad choices. Visit megaphone.fm/adchoices

I'm going to show you four levers that you can pull to make these deals pencil even at 7% and why waiting for rates to drop is probably the worst move that you could make. We'll get tactical on team setup, insurance traps, and the simplest way busy pros can go from analysis paralysis to property in escrow in 30 days. This is the epic real estate podcast. Contrarian takes on money, housing, and policy without the guru nonsense. Let's go. Let's go, let's go, let's go.

Let's go. Investor rates are 7.1 to 7.6% right now. Insurance costs are up 119% since 2020. So if your rentals are feeling squeezed, it's not you. It's the math. The rates are up, insurance is up, and rents barely moving. Busy W-2 earners, small landlords, first-time buyers, this is for you. As of today, the national 30-year fixed mortgage rate is 6.61%.

For investors, that's really 7.4%. 1 to 7.6%. Insurance here is the silent killer. Landlord premium has jumped 20% in the last year. Now $2,100 to $4,000 annually for just a single rental. Multifamily operators pay $65 per month. That's up from $30 before the pandemic. And some markets, $150 per unit per month. This is why buy and hold feels so broken right now. But it doesn't have to be. I'm going to show you four levers that you can pull to make these deals. pencil even at 7% and why waiting for rates to drop is probably the worst move that you could make. So, lever one, you got to really rethink cash flow. Yes, you want positive or break even for sure, but cash flow is only one cylinder in the four cylinder engine. You've got cash flow, you've got amortization, you've got the tax benefits, and you've got appreciation. If you focus on one, you stall. If you use all four, you move forward, even at 7%. Level two, you want to squeeze this

lemon systematically. So tiny wins here will stack into survival and maybe even help you thrive a little bit. Property management trimming. So renegotiate the junk fees. Cap the lease up charges. Enforce the service level agreements. And then audit your insurance. This is critical because insurance rose 6.3% in the first quarter of 24, 6.1% in the third quarter, 5.6% and the fourth. and it's still running at 5.3% up in 2025. Primary liability, it's up 10 to 20%. The umbrella liability is up 10 to 15%. So shop around, keep shopping around.

It's starting to soften a little bit. This might be the perfect opportunity for you make some serious adjustments to those expenses, your insurance expenses. Then tax appeals, especially in California, Texas, Florida, Louisiana, and Arkansas, where hikes have been the most brutal with five to 10 doors, saving,

50 to 100 bucks per unit, that could be thousands of dollars every year. That's survival math. But trimming, that's not going to be enough. Here's where the extra $300 to $1,000 a month actually comes from. That comes from lever three, hybridize the income. You see, long-term leases are the base, but midterm stays like your travel nurses, your corporate relocations, your insurance placements, that's the turbocharge to your income. You see, homeowners insurance premiums rose 24% in three years. Fueling. displacement housing demand. So midterm units now command 300 to $1,000 more per door. That flips a dead deal into a keeper. You do that with a few more doors and it's an absolute winner. Now lever four,

beat the rate. Don't argue with it. Here's what I mean. VA loan assumptions. By law, servicers must process them in 45 days. You can legally step into a two to four percent mortgage while others choke on seven. Fees are capped at $386 to $463. And this is a loophole. This is guaranteed. And then there's subject to done right. Sellers loan stays in place. You take ownership and you service the loan. Now, on paper, it looks risky. In practice, with escrow and insurance notices, it's how operators harvest yesterday's cheap debt. And that's kill this myth. The rates aren't dropping. Yeah, the Fed fund rate is going to drop most likely here a couple times, but it's not going to impact the mortgage rates that much because it's already

baked in. Forecasts for the fourth quarter and first quarter of next year still have mortgage rates in the mid-sixes, potentially even higher than today. So if you're waiting, you're falling behind. So here's your 30-day out-of-state plan. All right, week one, look for the right market. Call free property managers and two metros that you like. Ask about the rents. Ask about the delinquency and ask about insurance costs. Arkansas, California, Florida, Louisiana, Texas, all of those are the worst hit. Then look at a week two, you know, look for your deal flow. You to connect with five investor grade brokers. Give them your buybox.

Say you're looking for any house new or building newer than 1978. You're looking for three to two single family homes, three bed, two bath, or small multi units. Below market rents, you're looking for that with light turns. You don't want a bunch of heavy rehab. Then just promise a pass or pursue in 40 hours, meaning give them a quick due diligence period that you'll do. Brokers see they value certainty more than high offers. They want that commission. They want you in and out and they want confirmation.

make sure of it. So week three, mispriced hunt. Look for the properties on the MLS that aren't priced correctly. Filter for bad photos, vading descriptions, or insurance challenges. If you don't have the ability to do that, ask your agent to do it. That's their job. One in five homes in Pacific Palisades is now only insurable under California's fair plan, the insurer of last resort. Most buyers skip them. That's the opportunity. Look closer at those. In week four, capital credibility. Build a one-pager, a nice little one-page promotional sheet. Put an example deal on there. Put your little underwriting checklist on there and your investor protections.

Show them how they are safe and secure by getting involved in this deal. You're not begging for money. You're presenting a system. You're presenting an opportunity. And then zoom out. Rates around 6.5% feels kind of high. But the historical average since 1971 is 7.8%. Wealth has been built in every single rate environment.

And here's the thing. In high-rate markets, tax strategy often big. beats cash flow. If one spouse qualifies as a real estate professional, you can offset high W to income with cost segregation plus bonus depreciation. That's not a loophole. That's the law. So stop chasing the cash flow exclusively. Engineer your total return. We've placed thousands of out-of-state doors. This is the exact playbook that we use. So stop waiting for rates to save you. Engineer your return. And let the four-cylinder engine do what it was designed to do. Give you a return on your investment.

All right, after the break, I'm bringing in someone who's helped buyers place thousands of rentals using these exact levers from midterm hybrids to VA assumptions to subject to done very carefully. We'll get tactical on team setup, insurance traps, and the simplest way busy pros can go from analysis paralysis to property in escrow in 30 days. If you've been grinding for deals and coming up empty, you're not alone. That's why we created a way for frustrated. investors to finally get cash flowing income property without the hassle.

Go to frustrated investor.com. And now, back to the show. All right, please help me welcome to the show, Mr. Danny, Bait, or Danny, welcome to Epic Real Estate Investing. Man, thanks for having me. Much appreciated. Yeah, no, glad to have you here. That's great.

Where are you from? Orange County, California. Oh, really? What part? I am too. Yeah, I know. I'm in Irvine. I think we...

Or are raised in Irvine. One of the local events some years back. I can't remember. I'm not 100% sure and I can't remember when, but I think we did, you know, like briefly. Okay. That was a long time ago. How long have you been there? 10 years, 11 years down here.

And before that, 10 years in the Bay Area and before that in Israel. Very good. Super. I had a couple clients in Israel. Sweet. Tell me, bringing up to speed. What are you doing and what are you focused on in real estate these days? Yeah, mainly, you know, I've been doing real estate for, what is 22, 23 years since

2002 when I was still in a young engineer in Tel Aviv. And for the most part, most of those years was mainly focused on long-term residential rentals, different parts of the country, working with clients, helping them facilitate exactly that, focusing on how to squeeze more out of the lemon, you know, with their rates, with their values going up and the rates are up and the rents are not keeping up as much. It's hard to get that cash flow. So, yeah, we got to be creative a little bit, how to, how to approach those properties in order to squeeze more juice out of that very tight cash flow

to begin with. Got it. So which side of the candle you're attacking that from on the expenses or the income side? Both, actually. I think there's a little bit of insis side. We did some changes or doing changes to the property management and how we manage properties and fees around that. So that helps a little bit.

You know, it's not a lot. You got to tackle it from all sides because each one will contribute a little bit, right? Right. And then we started telling our clients to show them how to reduce expenses on insurance and sometimes on property taxes. Again, you know, those are not huge differences. But, you know, when you have a portfolio of five, ten properties and you squeeze 50 bucks here, 25 bucks here, you know, maybe 100 over there, it adds up over one property over one month.

That really adds up, you know, five, ten properties. That turns out in one year to be thousands of dollars in multiple years, multiple thousands of dollars. You just need to be kind of more on the top of things. or maybe I should say I need to be on the top of things. So my clients actually do that on their end because they're mostly spoiled or lazy. Love them, but I spoil them or they're lazy. And we're also doing trying to buy on the, you know, trying to go into opportunities that are

either V-Alone assumptions or subject to, which are super hard to, but we're trying to do that. We started doing midterm rentals, hybrid rentals that we call them and that helps increasing the, you know, the income. So it's from all sides, right? It's tackling from all ends. You mentioned your client. Who do you help and how do you help them? What's your business?

So most of our clients are couples or individuals, mainly from the West Coast. I mentioned them originally from Israel. I do have a lot of clients from Israel. But most of my clients, the maturity of them are I live on the West Coast, you know, with a very expensive real estate backyard of million-dollar homes or above-million-dollar homes throughout the West Coast. Right. And those guys, you know, like a lot of them are Silicon Valley type of engineers. Some are coming from Seattle, some are coming from San Diego, a lot from the Bay Area, many from the Bay Area.

They are doing well financially in terms of, you know, earning. But, you know, not necessarily have a lot saved or really want to go in to buy, you know, a $1.5 million home in the Bay Area, which is not expensive. Or down here in Orange County and rent it for four, five, six, maybe $7,000. They understand there's different opportunities outside of California. And those are the people, you know, those are the people usually like, okay, I get the finances, I get what kind of the general of what you're doing, Danny. Like, I am very lost.

Like, where should I buy? How do I analyze? Who can I trust? Who will manage? What kind of a mortgage? You know, once someone just think about the idea of going out of state, investing altogether, but especially going out of state, a lot, many more questions come up. And that's where they're saying, wait, wait, I need someone to help me, mentor me, you know,

someone who has the systems and processes in place that I can, you know, the tracks that are already working and there and can kind of walk me through or handhold me while I do it. So those are my clients, people who understand the benefits, just get a little bit lost on how to execute or many of them, analysis paralysis, right? Stock on Zillow website and can pull the trigger. Sure. Well, we've all been there. So are your clients, are they looking to just like place their money? Are they looking to supplement their income? Are they looking to diversify their portfolio? Are they looking to leave their day job? What is their main goal when they come to work with? Yeah. I would say everything is.

said except, you know, technically living the day job is not their, you know, their main goal. Most of my clients are what you would call busy, high earners, individuals. They're not millionaires. Maybe they end up being millionaires from some options or some exit, but most of them do well, but I wouldn't call them, you know, millionaire. They're wealthy, but not millionaires. Usually millionaires, my experience, they're not chasing real estate or they're not chasing residential long-term real estate.

Some do, but for the most part. So they're busy. So they want to sell, you know, they don't want to. spend a lot of time looking for properties or seeing properties. They're looking for the passiveness or passive-ish. They, you know, they're all aware this is not 100% passive, but it does require some involvement and some supervision on their end. But they do want to make sure it's not overtaking their life.

They want to continue raising their kids and travel and then live in the West Coast or, you know, northeast. So those are people with money, lazy, busy, who want to leverage their income, but they're primarily looking either what I hear most is diversify. A lot of it means diversify from the traditional stocks. Many of them are playing in the stocks market, have exposure through their jobs and options. And so that's a big portion.

And many are coming and saying, you know, I need that, I'm looking for that retirement, really retirement vehicle, something that in 10, 15, 20 years from now, I can either retire when I'm 40 if I started early, 50, if I started not too young, and maybe when I get to be 60, and I have all those seven properties, 10 properties, 15, you know, even five, all paid off by that time supporting my lifestyle.

I have other income from other areas, but I need something robust to support my lifestyle. That's the majority of them. They're coming from all those things that you mentioned. Rarely do I hear someone who says, I want to acquit my deradry, so to speak. I do have those, but that's not the common ones. Mostly it's the big individual. Right. So more the investors, not so many of the hustlers.

Exactly. They want me to be the hustler for them. Got it. Which is okay. Sweet. Well, if you're a good hustler, then you can make a lot of money. So that's the part that. Yeah.

The part of people outsource, right? Yeah. So how do you help them, like in that type of person, then that type of investor, how do you help them find their deals? So we have my own team and we also employ agents that we handpick around the country. We vet them. We train them, what to look for, how to analyze, how to, you know, properties, what we like, what we don't like, how to present things.

So it's basically employing a team of. eight local agents on the ground, long-term relationships and my own team that are between the different team members. We're looking at many dozens of properties on a weekly basis. I want to say even well over many dozens, evaluating, filtering, only coming, you know, bringing those who make more financial sense and quality sense. It's not just finances, you know, like the right area, the right condition for us. And those are the one who kind of filtered in versus the one that we filter out. And those are the one we present to our clients or, you know, the buyers. Got it. So working on the West Coast primarily, and that's accurate, right?

Yes. Client base, yes. Client base, right? So, okay, so that might change my question. So the properties are all over the country? I would say somewhere between 8 to 12 different metros, not every metro, but Tennessee, Georgia, Florida, Texas, Okay. Mississippi, Missouri, Kansas, etc. He changes to. Super. So you've got eight local agents. So where's local? That's in Irvine or an Orange County? No, the agency is, let's say, someone in St. Louis.

In each one of the markets? Yes, someone in Kansas City, someone in Florida, in different parts of Florida, different people. So it says they're the ones who actually source the deal. They're the ones who find the deal and bring it to you. Then you decide whether you like it or not. And then I imagine they all need some sort of repairs. Do you have a ground crew in each of those markets? Every market that we work, we utilize in the same way we utilize a local agent.

We utilize a local vetted property management company that we take a long time to vet them. as much as we can. You know, property manager, I'm sure you, the good ones are just ending up to be good. You don't have an excellent, you don't have an amazing. But I'll take good one in this category. And we use, so they usually do the work, the whatever, typically cosmetic work renovation.

We don't do gut jobs. We don't do extensive. I call it maybe extensive cosmetic. Like all, you know, big job would be a roof, all floors, all painting, miscellaneous and a little stuff. That would be extensive, usually. Touchups, paints, maybe some flooring. carpets, you know, stuff like that, $10,000 each after closing.

So the property management companies usually take that role of the contractor or coordinating the work and supervising it. Maybe once in a while we see a bigger job and we may tap into one of the good contractor resources we've developed over the years and utilize them. But that's an, you know, like that's an exception, I would say. We want to keep it simple. Sure. No, simple is best.

Simple and boring. Yeah. Warren Buffett says, best investing is boring investing, right? Yep, that's why I guess we follow the same advice, I mean, Mourn. Yeah, I tried to pitch the TV show, hold that house, and no one I want to take it. It wasn't exciting. I don't think it right here. But is it a TV show you'd watch, is the point, you know?

You know, Favo, with this TV show, it would be so boring. There would be no rating. And, you know, it's just so funny. I had a conversation with new potential clients from the UK, actually. Yesterday and today, we had two conversations. And I told them, you know, ideally, hold. the property forever, refinance, refinance, refinance, don't sell it. If you can, just hang on to it, like forever, the forever idea. And people are like, what? What do you mean? It's interesting because

I mean, I experienced the exact same thing when people get all concerned. You don't want to buy now because the market's going to crash. I was like, well, I'm not going to sell it right now either, right? I'm buying it for the long-term investment. If it goes up or down, you know, that's, it makes me no difference until it is time to sell. So you want to be a little bit careful in that regard if you would need to be liquid. But other than that, it's buy and hold forever, baby. Yeah, you know, it blows my mind. I've been doing it for 20 years. I've helped clients buy, probably around 5,000 rental properties over those, you know, years and crash and everything. And it just blows my mind. Intelligent peoples are so driven by fear instead of taking a more an educational

approach to fear, you know, fear is a word. But if you actually tackle what really beneath that words, word, you know, what is really mean? What are you afraid of specifically? You will change your mindset just by, you know, tackling it differently. And people are just, oh, the market will crash. Okay, hang on a second. What if you buy a million dollar home for 500,000? Is that mean like a bad deal? Because the market is just, you're hedging, right? You're just hedging there. You know, no, fear. Yeah, it's crazy. Yeah, I mean, another perspective is if you look back in history, there was never a bad day to buy real estate. There's never been a bad day. I mean, right at the peak of 2008, you would be doubled, almost triple your position now if you bought it on the

worst day in 2008. Yeah. Quality, long term. That's it. So easy. There's bad days to sell. Not bad days to buy, in my opinion. Yeah, I agree. That's not a common belief. People don't look at it that way. How do your clients typically find you? How do your buyers find you, your investors? Yeah. So, well, 85% is referral from one client to another. You know, that's, I can, you know, pretty much do not a lot and that will just keep the

business running for now. I also do social media, events, once in a while. Sometimes I get invited to speak on a podcast, which always can benefit. Networking. I'm not so strong on networking events, but you've been around long enough to know, remember the real estate investment clubs that are now, some reason, transitioning to a meetup or something like that. So I get invited to speak to those group every once in a while. It is grinding in a good way. You know, I love, I miss the days of more in the room, meet people, you know, like direct engagement, which, you know, used to be a lot of them, such events before COVID, and they're more and more now on the web.

And listen, web is fine, but our webinars, but it's not as as exciting as for me with the personal interaction and the eye contact, you know, I miss that. I wish to be more, more of the old school. I'm old school. Yeah, I miss that. I think it's, I think we need it as a, you know, it's fun to get out of the house, you know, have a conversation, maybe a group conversation. The web doesn't have that.

Well, I think that's like where we first cross past. I mean, that was the only way I knew how to do it was to go to a networking type event. Yeah. And it's a people business. And every house you buy or sell is going to be from or two another person. And talking to people is free. So it's like, why wouldn't you just go where the people are? I haven't since I've been to Vegas.

Right when I got to Vegas about six months later, the pandemic happened. So everything closed down. So I haven't done a lot of investigating. on attending live events here, but that's never the wrong answer, right? I'm getting around people. Cool. So that's how you find the people find you.

That's how you find the deals. And then the ultimate goal is to buy and hold for cash flow forever? For me, absolutely, yes. I've done a lot of flipping. And, you know, after doing many, like, not a lot of flipping, but close to 100 flips, I realize that there's so much hustle, so much trouble. You know, almost every property I flipped,

looking back, what was I thinking? Just I should have held that property. We would have done way more than what I'd done the flip after all the tax aspect and all the hustle of JSCs and stuff like that, you know, just buy nice house, keep it, you know, just that will probably do very well. And I'm not even trying to optimize it to them, you know, to the hill in terms of making the best decision, just a good decision. Got it. So how are you dealing with the higher interest rates and, you know, being able to help your client's cash flow? I mean, we talked a little bit about cutting down expenses

and, but it gets to some point where just the payment is just too high. I deal with it primarily with education. I explain my clients. I say, listen, first of all, let's just say rounding interest $36.5. Right. And they're like, yeah, it's super high. Or it's super high relatively to what? Relatively to the alternative. I mean, relatively to COVID rates, which is 3%. Absolutely. Yeah. Relative to zero. Yeah. So, you know, it's just, first of all, just change the attitude how you think about it. Listen, I'm looking today at the deal that the 260,000 asking, if everything, if we are able, to get it for maybe 250, right? I'm trying to get it for 250. Cash low is $750.

Realistically, after expenses, after vacancy, after mortgage, everything, right? Doesn't make sense to buy this deal? Absolutely, right? Even if I get more than asking, it will still can hold that deal. I mean, the deal makes sense. So first of all, let's look at a deal. Let's not use... I'm very bad at philosophical this, you know, discussion about the economy and the interest rate.

I'm very good with, hey, let's look at this property. First of all, and you know what? Excuse me for saying so. it up a little bit. You may have only $150 realistically in cash flow every month for the next two years, three years, but guess what's going to happen later on? You started 150. I know it's not a lot. Very likely. The house will appreciate. 75. It will already improve your

cash flow by another $100, $150. So here you go. Rent will creep up within two to three years. You will probably be closer to $3.50. You know, maybe if you're 400, maybe, right? No guarantees, no promises. But maybe your house will also appreciate because we are seeing a little bit of a shift in many markets towards buyers' markets. So you get to buy it on below market value because it's been sitting there for some time. So when you explain all those aspects, how you can optimize the cash flow over time slowly and how the opportunity now to buy because of the current market conditions are in the buyer's favor.

And people like, ah, okay, okay, so I can refinance, okay, a little bit. And I can do this. All of a sudden, you can not, you know, other, you. you probably notice that eventually it all, what kind of a story we tell us in our heads, right? If I am able to present a realistic, good story in the sense that it has, it's grounded and the investor says,

okay, so it's not just high interest rate, philosophical reaction, it's refinancing the future, increase rent slowly, get some compensation, compensate the lack of cash flow in equity. Between those three, maybe it's actually a good opportunity, you know, overall. And then we hope that exactly will, materialize. And you know what happens many times? When you do all those good decisions, it can happen or it can

materialize even better than you expected. It's not all going to terrible, right? And by the way, all the long term, even if I'm wrong with my assumption online, maybe it will take five years to get to where I'm saying, or maybe it'll take you four years or five years to refinance to a lower rate. You know, it's okay. It's okay. You're still held your position with the property. You bought well. And that's a great start. And then we're just going to optimize it. And by the way, how? How would you factor everything we just talked about the property and explain to someone, especially a beginner, and when you say, hey, listen, I got an idea for you. What if you buy four properties in the next two years, maybe a year or two?

And because your wife doesn't work or work part-time and you're a high earner, how about we make her a real superfessional and we use some of those passive losses to offset your active income, right? Would that make a big difference in how much you're paying in taxes? Now tell me, now that you understand that idea and constantly, Can you do the ROI of that concept? What is the ROI now, right? I mean, the ROI on something like this, if the setting is there way more than just the 10, 15,

whatever, 5% a year you're going to do with the real estate. That's just the super icing on the top. But it's so hard to show people, especially beginners, it's so hard to have the material, you know, internalize all those benefits or super benefit real estate offers beyond the cash flow. Everybody's the cash flow, the cash flow, the cash flow. I mean, you're absolutely right. I mean, because there is the cash flow and you should buy with positive cash flow, at least break even.

You don't want to carry something negative. It's going to hit a roadblock or a speedblock. But you do have appreciation. You do have the appreciation. You do have all of the tax benefits. Now, even if you're not a business owner, now you are a business owner in the IRS's eyes because you own a property. So you got all those benefits. And then you got the amortization, which I think is the most underrated aspect.

respect of the whole thing is like you've got this investment and you're not buying it. The tenant is buying it for you. Absolutely. Hallelujah. What other investment vehicle offers that to just normal regular average Joe's and Jane's, right? And then, you know, you throw in another little thing like being to come in a real estate professional. That's like the ultimate tax hack. And so there are so many different ways to profit. And people think this is, I've been saying this for a long time. Like this really isn't even a real estate channel. It's a money channel disguised as a real estate channel. Just because the vehicle of real estate allows you to do so many things. Yeah, it's allowed you to do so many things that you would be able to do otherwise. And who cares about the real estate? Just break even on the real estate. You make so many much money and so many other ways. Man, man, I'm talking to himself. I got to tell you, I just this fixation with the cash flow. Don't get me wrong. I want cash flow. I want a lot of cash flow. I want at least break even or some cash flow as a buffer. But boy, let the cash flow go. It's one aspect of a bigger vehicle that can benefit you. Oh, my God, all those things you mentioned.

You know, take a bigger and take a look at everything that is this true. It's not a real estate. It's a financial vehicle. It's so happened to be disguised as a house. Okay, who cares, right? You know, it's amazing. But, oh, my God, so true. Super.

So what's in the future that's got you super excited? You know, I'm just grinding on. I love this, I feel like I'm entering a whole new category with these midterm rentals and the subject to and the VA loan. You know, it's kind of crazy. I've known about those things, especially the subject to in the VA loan assumptions, as long as I've been probably in the States and investor. But I was always, the more knowledgeable you are, the more fearful you are of things, right?

Subject two always freak me out as a super complicated, stay away, tons of risk. And I just decided that I need to tackle this and find a way how to navigate carefully, knowledgeably, you know, cautiously about the subject too. So now it's kind of like, it's kind of funny. For me, it's like a new thing. I know I've known about it for 20 years, but I feel that I'm first of all kind of getting into this category. It's super grinding.

I'm mostly working on how we can be more efficient with finding those qualified properties in those programs because that's a grind. Oh, my God, that's a grind. Yeah, I mean, it's funny that on the surface, there are a bunch of risks with subject to. Yes. I've been doing it for 15 years and I haven't experienced any risk in real life.

Right. Pop paper. They look risky, right? the possibilities and the potential can look risky. But in real life, how it actually plays out, it hasn't been at all. Not at all. It's just been a mode of acquiring. And when you have other people out there that you're competing against for a property

and they're afraid of the subject too, that's like, like just a dream. It's an actual gift. And you know what? When you've done real estate for a long time, even if you have not, but you and I that have been doing it for a long time, I think we know that even if one of those risks materializes, it's not the end of the world. There are ways how to navigate out of those situations. You know, maybe a limit more time or hustle and trouble, maybe cost a limit,

but it's not like a risk where the property with what you owe evaporates, right? No, it's a risk and it's tackable. There's probably multiple ways how you can, you know, handle such a risk. It's going to cost you time, money, you know, maybe to get out of that situation, but not necessarily cause you to lose everything in your life. So that's kind of the, you know, risk is a big word, but let's see how we can mitigate it or really find ways to get out of those situations if they present themselves. Yeah, and that's the big if, right?

But it still is a subject to doesn't mean you're buying a bad deal. And you still have to analyze it. It still has to be a good deal for you just because someone's going to and the mortgage to you. It doesn't mean that it's going to be a bad deal, right? So you still have to analyze it to every other deal. And if you do get into trouble, I mean, worst case is you sell the thing real quick. That's all.

Exactly. That's one of the ways, one of the solutions. And if you can't, then you bought a bad deal. So don't buy a bad deal. subject two doesn't make it a bad deal. You know what? Even out of bad deals, you can get out. First of all, let's just face it.

You know, nobody wants to lose, neither do I. But I have lost money in real estate. But guess what? Usually, I carry it forward to the next deal and I will be able to offset. So even if we get to that point, you know, of things don't worry according to the plan and we lose some money, you know, it's not a loss to lose, you know, it's not complete loss or wash. We will probably be able to utilize it towards other profits.

So even that, you know, the system is in your favor to succeed. The system doesn't want you to fail, like all those tax benefits, all those tools, all those things, there are set up to help you succeed, not set up to help you fail. And even if things don't work out, they're still set up to help you and save you. For example, go back and, you know, do your taxes two years backwards, right? Crazy idea. You can still do that. Should you lose this year?

You go back and you do two years backwards and redo the taxes and here you go. Right. For sure. I think that's a good thing to wrap this up on. Danny, if someone wanted to get in touch with you, what is the best way for them to do that? Well, my best web identity is simply, if you put Simply Do It and Danny or real estate with the word Simply Do It, very likely you will end up on our YouTube channel, Facebook, website, or find myself somewhere in the social media. So easier to remember simply do it than remember remembering bait or my last name.

Got it. Perfect. Well, we'll make sure that's in the show notes. Simplydo it.net. You can go find Danny over there. And then it's been a pleasure, buddy. Let's stay in touch. Sounds terrific. Thanks very much for having me. And say hi to Mr. St. We'll do. Take care.

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