KGCI: Real Estate on Air - Lisa Copeland, Real Estate Market Expert

Episode Date: July 8, 2025

Hello, hello, everyone. Awesome. We're here. Another episode of hacks, tips, and tricks for real estate agents. I've got my lovely co-host. I say that every week, but I just love it. My lovely co-host is the downtown guru of Raleigh, North Carolina. But really, she works all of North Carolina.

She does deals in Wilmington. you're getting your license in South Carolina too, right? And then I'm Hallie McCrory, team lead for, it was Hallie's homes before, now Empower Real Estate Group as of today. We just went through some rebranding, some more of that to come. And today we've got my, or actually both of our mentors, Lisa Copeland on. She is, I mean, if you all don't know her, she is just an absolute powerhouse. I found her online when I was first looking into joining EXP Realty,

was looking at Tarek's team after I got a message from him and, you know, just was doing my research and found Lisa. And I'm like, who is this? Who is this lady? Like, oh my goodness. So she's been in the mortgage industry with her husband for what, almost 25 years now. She was this powerhouse woman in the automotive industry. You still are.

You still do a lot of consulting for them, I know. And she was the number one dealership in sales for Fiat, Fiat and Alfa Romero in the whole world. So, I mean, and that's just like the tip of the iceberg. Like she has all these crazy credentials, crazy awards that she's won. I mean, and on top of that, Lisa just has a true heart of gold. like she truly cares about other people and I don't know I just feel like we're both on the same page all three of us really I mean I feel like our why is and why we're doing this is to really help people build that generational wealth and I learn all of that I mean almost everything through Lisa is in grant Cardone's investing club she's literally a host for a TV show about real estate

like I said she's had 25 years in the mortgage industry she's She's my go-to for, you know, when we talk about real estate investments, what's going on in the market, what is treasury yields, bond yields, you know, that kind of verbiage. She's my go-to for that. So, lo and behold, after all my crazy introduction, this is Lisa Copeland. Hey. Thanks for having me, girls. I know that I'm following, I think was Sharon Lecter here last week? Week before. That was week before, yes. Good. I hate having to follow Sharon Lecter. hard act to follow.

I love that woman. I know. She's amazing. I think all of us have to have mentors. And she's somebody who's my mentor in the financial world, you know. On the mortgage side and stuff, yeah, I've got 25 years experience and running businesses. I ran car dealerships for years and owned them. So, you know, but that piece of it.

But when it really comes down to learning how to invest your money and how to build generational wealth through passive income, through cash flow, I've got two mentors. I've got Sharon Lecter and Grant Cardone. And both of them, yeah. That's in the business. Both of them are very dear personal friends of mine. So, you know, it's not like they coach me. They really don't.

They're my friends. And so I'm able to draw on, you know, their massive experience. And yeah, anyways, but that being said. And I say that to say because people say, oh, you've got this resume. Your old is dirt. Like, surely you don't have mentors anymore. And I'm like, but I do. You know.

And the people that are your. mentors, you know, when you're looking for a mentor, it may not even be somebody that you meet ever in your life. It may be somebody you follow, right? You may follow their advice. You may follow what they do and whatever. So, you know, just, for someone to call someone a mentor or a coach doesn't mean that you have to, you have to know them personally. And, you know, and people that you want to aspire to be and look up to, you know, you want to, if you're looking for a mentor in any business, you know, you want to have somebody that's more successful than you are. there's a lot of fake coaches out there girls there's a lot of people out there selling services

and so it makes me well you guys know what it does to me I'm like that person's a fraud that person's never done anything I know who that person is you're way more successful than they are right so you know it's like buyer beware when it comes to who you're going to follow and who you're going to listen to absolutely it's like the same you are what the sum of the five people you surround or the people you're million percent yeah they used to my kids like they used to like well Why are you so worried about who our friends are, like, because that is who you will become. Right. So whether you know it or not.

That's right. That's right. Love it. Okay. So, guys, I wanted Lisa to come on. She's been, I mean, just with everything going on in the economy right now. And then on top of that, we've got these bank failures. And like I said, Lisa is an investor herself.

She mentors investors. She has literally the best in the business. mentoring her. So I wanted her to come on and talk about, you know, where she puts maybe her investments and then also how, what the market right now looks like for us going into the future because these bank failures are actually, those are actually going to be bringing interest rates down. Correct me if I'm wrong. Well, you would think they would. But, you know, the Fed three days or a week later raised the prime by a quarter of a point. So, you know, this guy, Powell, he's out of control. You know, but you also, you also have an administration that that can't manage, you know,

a piece of bubblegum. So, you know, where the former president did such a good job is that he was able to manage the Fed. And, uh, and this administration's not managing the Fed. And so let me, let me just tell you a little bit about what inflation is. Okay. I think it all starts with inflation, because that's what we hear. Oh, you have to raise rates because of inflation, inflation, inflation. And you ask the average person on the street, do you know what inflation is? And they're like, no, I just know it's why they're raising interest rates. So let me just give you an example. And it's a pretty poignant one.

So when I go out and I speak and I'm always looking for data. So I went to a dot-org website about inflation stats. And let me give you a pretty sobering stat. And by city. In Phoenix, Arizona's got the highest inflation in the country. And what does that mean? That means that the price of their goods since 2020 and 2023 have gone up, okay, 19.5% on average across the board. So that would be looking at cars and insurance and food and the grocery store and gas and da-da-da-da-da.

So maybe food's up 30%. Gas is up 10%. Cars are up 4% whatever. And then, you know, so they average that out. So what that means to the average person is, is that Phoenix is the most expensive city in the country to live in. And why do we call it inflation? And I will tell you, and then you take that to the other side, San Francisco is the lowest with only 3.68% inflation. So technically, San Francisco is not in an inflationary market because what inflation means is it is when the cost of goods, the cost of living exceeds more than you earn in the bank.

So right now, the average interest rate on a savings account is 4%. Right? You want to tie it up for six months, nine months and get four and a half, almost pushing five percent. But four percent if you're just Joe Blow going to the bank and putting money into a savings account. So if your money is sitting in the bank, if that $100 is sitting in the bank and it's only earning four percent, but you live, so, right, but you live in Phoenix, Arizona. And on average, your cost of living has gone up 19 percent. That's inflation. That 15 percent gap. That means you are you are overspending your dollar, right?

Like you are going backwards 15% a year. Your expenses have risen with really nothing to show for it. Zero to show for it, right? Except for a government that can't control it. That's what that gets down to. So in fact, we were going to Trump rally in Texas. And I was talking to her about it. And she was talking to me about her money.

And I said, you need to get every dime you can out of the bank. Why are the banks going to fail? I'm like, no, it's not about bank failures. It's about, it's about the fact that your, your money is sitting there and it's devaluing. So I want to say the rate where we live of inflation is about 11%. 9 to 11% if I remember right. So that means, that means we're going backwards. So if that money sits in the bank, costs continue to rise and, and our money is not keeping up with how costs are rising.

So we're going in the hole. So if you look at real estate, why is real estate? estate a good investment. Well, number one is that it'll outrun the rate of inflation. Right. In around the country, the average appreciation on a home is 5%. But in our markets, in my market, it's about 12%. Right. So I can outrun inflation by putting it in real estate. Right. I can also keep the bank from shutting down. I can keep people from capturing my money. I mean, I can do a lot of things if my money is sitting over here in this asset versus just sitting in a bank. When it sits in a bank, they're in control.

When it sits in a hard asset, right? When it sits in real estate, you're in control. As long as you make your payments and you pay your taxes, it's yours. Right. Nobody's going to take it from you. And all of us is, and I assume, Hallie, and Casey, the audience is real estate professionals, typically, right? Right. Yeah.

I mean, guys, we need to be telling our clients that. Like, if clients are working with the right real estate professionals, we know how to sniff out the deals. I'm already sniffing. out deals for my people, you know? And it's crashing. It's just, it's adjusting back to what I would say is a pre-COVID because we know, I mean, for those of you who don't know why the housing market went up so much during COVID wasn't the fact that they appreciated that fact. It was the fact that the new home builders quit building. Right. They had to quit building. They couldn't have people on the job sites. We had supply chain management problems. So now all of a sudden, 40% of the new home sector,

of the home sector, which is typically first-time home buyers, by the way, because they're less expensive, typically the new home neighborhoods. They were now having to get pushed into the resale market. So you had a little bit less inventory because people were scared. You lost all of your new homes. You had people wanting to get the heck out of highly dense areas and blue states where they're getting locked down for the rest of their lives. So they wanted to get out of there. And we see that now with San Francisco's numbers. Yeah, yeah. Texas. Florida states like that everybody's living in California right now I feel like yeah because people are looking for sanity right yeah and so and so it was just the perfect storm oh and then on top of

that too like the lowest interest rates for three yeah yeah so it was free money free money which I can't tell you how many videos I did telling people free money and the people that didn't listen to me and they're like oh god I should have listened to you yeah yeah yeah and that's that's what you would say like the money was on sale then. Money was on sale. But the asset wasn't on sale. Now it's opposite. The assets on sale because all these,

we're seeing all these price drops. Well, depends on the week, seems like, but the money's not on sale. But at least something's on sale. Right, exactly. And I'll tell you,

in the long run, we're better off getting the asset on sale, right? Because two years will come and go very quickly and the interest rates will come back down. Maybe touch on that a little bit more. more. Why it's good to have the asset on sale? Because you know, you always want to, you know, money's made. I used to tell this when I was in the car business and I say it in real estate, money's made at acquisition. So even when we were out acquiring used cars for our used car lot,

we were a new car dealer, but we had used cars. And I used to tell the managers, like, we will make the money at what you can buy the car for. All the rest of it, you have the carrying costs, what it takes, costs us to rehab the car, all of that. The money's made when you acquire it. And it's the same in real estate. You know, if you pay too much, you know, it isn't that you're going to get buried, but it's like you've, you've paid the future appreciation on it. And that's how I had to justify it to people back in 2020, 2020, 2021, like, you know, yes, we're paying 50,000 over, but you want to move. So you're, you know, you're, you're paying future appreciation on that property. Okay. But if you can, if you can get that, if you can get

that asset at the lowest price, you know, it'll have nothing to do but go up. The cost of funds, You know, the thing about paying more for your money is that the money is at least tax deductible. So you get 40% of that back. So I know even though it's like, oh, paying 6% interest or 5.5, I think my husband said he's locking deals at now. Yeah. So even at 5.5, you know, you're going to get, I mean, you're really, your effective interest rates probably only about 3.5. For those of us in a 30, 40% tax bracket. So it's, but you still own this asset for less money.

Yeah. So when you own it for less money, then when you go to. sell it, you know, that money's yours, that spread is yours. So you always want to, it's always better if the asset's on sale. You're always better off if you can acquire at a lower price and pay a higher rate. Because what happened is as soon as interest rates start to go up, excuse me, start to go down, house prices will go up. That's just how it goes. You know, rates go up, house prices go down. Rates go down, house prices go up. So now is the sweet spot. It is the time to make those acquisitions. Yeah, because I think, well, I don't know, I don't have a crystal ball and obviously you know better, but I think it will, it seems like it will end up leveling out a little bit. And I've heard talks of us being in the fours down the line. Yeah. Yeah. I mean, you know, I mean, I say, you know, we're one election, one catastrophe, one war away from interest rates dropping again.

One failure. Yeah, one bank failure, you know. So. Yeah. One virus. One something. thing. Yeah, yeah, one virus. Thank you. I mean, that you have to lower than anything. Yeah. So typically, so like I guess it was like two weeks ago now. The bank failures were kind of going on. And then I saw that National Association

of Realtors came out and posted that typically when something like this happens, investors put their money into the bonds, correct? Right. Right. And the treasury yields go down. Right. And that typically means that interest rates will be lowered as well.

Yeah. And it happened for about a week. And then it just, it kind of went back again. So I don't know. So again, I mean, that's nothing we can control. But what we can control is going out and finding great pieces of real estate, great assets. Yeah. I just thought it was interesting to know that it seemed like they were saying and that you've said a good marker normally of knowing when interest rates are about to.

go down is looking at that treasury or yeah treasury you yeah yeah treasury bonds i mean i mean mortgage rates are based on the mortgage back securities and treasuries yeah so so they're they're not they're not tied to prime rate right okay but you know it's so interesting i'm i'm looking at buying a building right now and um so i go to the bank because i don't do you know we don't do commercial lending the banker's like yeah the rate's going to be seven and a half i'm like oh yeah like mortgage rates are only five and a half. She's like, yeah, but we're not tied to treasuries. We're tied to the prime. I'm like, God, that makes me hate pal even more. She's like, I know, I was afraid to tell you. I knew that you'd get fired up about it. Oh, my God. So what other investments should we, I mean,

even us as realtors and then when we're, you know, talking to potential investors or people who are already investing. What are you looking at typically like stuff closer to you, maybe stuff farther? Yeah, you know, it's, it's, you know, I mean, Grant's going to disagree with me a little bit on this one, but like, you know, he was telling me, you know, I should look at stuff maybe in Nashville or in Florida. And I'm just like, I, you know, I need to be able to see my real estate. Like, that's a mental thing for me. So, you know, I don't know that that's the most sound advice, but my advice to myself is, is it needs to be 50 miles from me. Yeah.

I need to be able to go check on it. I need to be able to go look at it. I need to understand the market. But understand this, that just because something's a good deal, it may not be a good deal. Because it really does. Number one is location. Number one is location. And then number two is what is the deal.

Number three is, what is the debt? How are you going to secure the debt? And then number four is, you know, what is the equity? And the equity is the down payment. And that's what's pretty cool. I think that's what people don't realize is that you can crowd fund your equity. You know, and equity, and when I say your equity, that's your down payment. You can crowd fund that.

So let's just say, you know, this building I'm looking at is it's a million dollars. And I need to put $200,000 down on it. You know, I could go to four people, you know, and say, hey, you know, how about $50,000 a piece? I will carry the debt. That's my part of this partnership. And you guys carry the equity. All right. Or, yeah.

equity, which is the down payment. So then, you know, you could take that asset and then you could form an LLC. And, you know, and so you can, you can literally go into a deal, ladies and gents, with no money down if you learn how to properly crowd fund the equity. So someone just asked, what is crowd fund? Oh, crowd fund. That's good. You know, go to your people.

Go to your friends. Go to your family, you know. Literally funding from the crowd around you. Mm-hmm. I mean, I guess. And there's like, oh, yeah, so they said, I got it. But like even Tariq and Grant do that with their, I guess, are they reeds? They're not reeds.

But TARC and Grant deal with the SEC. So they are able to publicly crowd fund, meaning, you know, go to the public, to the general public. What I'm talking about is just your friends and family. Your friends and family. Because the minute that you go to the public, you have to have accreditation, accredited investors and things like that. So, but just to get into the game, right? You know, the other thing that I'm finding, there's another deal that I'm looking at. It's 10 million and it's 17 buildings.

And it's, it's, no, I'm lying. It's $4 million. No, $6 million. The seller will carry, I'm sorry, four, I've got, I'm looking at three or four deals right now. I know. It's $6 million. The seller's owned it a long time. So I go to him and I say, how much of the debt will you carry?

He's an older gentleman. And I know he's owned it 50 years. He says, he says, I'll finance four million. it for you. I'm like, okay, boom, done. So like in my mind, I got that on the shelf. Yeah. And he'll do it at 5%. The banks at 7.5, right? So you always want to go to people and go, hey, you know, or go to the sellers. Hey, are you willing to do some financing for me? I mean, the only thing that you say is no, right? So I got four million from him at 5%. That's great. So now I'm going to crowd fund. I'm going to go to some investors that I know. I have to

personally know them to make it where I don't have to play with the SEC. So now I'm going to them and I'm going to my real estate club with grant because I officially know all these people. Yeah. And I'm going to put out the debt, excuse me, the equity at $2 million. So I'm going to secure the debt at the $4 million. I will carry the $4 million in debt. I'm fine with that. And then I'm going to raise the $2 million in that group and with people that I know.

And then, you know, depending on how much they put in. But because I'm carrying the debt, I will be the general partner. right okay which actually puts me in a in a superior position to the limited partners who are just putting in the equity so there's a lot of different ways to do it i mean i've learned how to do this from grant um and it's it's a lot of fun like like you know you just i just want everyone to know that now's the time to get into real estate because you also want to avoid paying taxes right and so just like on my on that million dollar building I'm going to do. You know, I'm going to be able to write off. I already got the depreciation schedule from my CPA. I think it's 80,000 the first five years, directly off of my

income. That is just the depreciation. That is not the interest I'm going to pay on the building. That's not the expenses to the building. But I get that depreciation up front. So that's why commercial is also really good, because if you want to legally not pay taxes, it's depreciation from buildings, from investment properties. Love it. I'm definitely really interested in the commercial side too, especially with like offices.

I don't know, at least just here in San Angelo, there's always our economy it's pretty padded. And so we always have new businesses here and people always needing office space. That's where

my interest lies, I guess. I mean, I mean, I play in it all the time. I mean, you're all Adamsdale. So it's just. Yeah. But it's good, right? I mean.

The new bar, like, she's in that, like. But again, at the end of the day, weekend. At the end of the day, I mean, even if those businesses don't make money, they make money because you're not paying taxes. Right. Yeah, it's a beautiful thing. Guys, there's no other way on planet Earth unless you win the lottery or, you know, you've got family money. But, you know, 99.9.9. of people on planet earth that is not the scenario the only way to build true wealth and um and and

pay less income tax is through real estate end of story end of story end of story period yeah i mean look at we've talked about this look at like other wealthy person in the world it's all built through or a lot of it is built through real estate i mean you look at all the billionaires on on and the planet and 80 to 90% of them, their wealth, I mean, Donald Trump, I mean, you look at a lot of them, their wealth was in real estate. I always think of Michael Dell in Austin too, just like when people say like, oh, Michael Dell owns that, that, all that land. I'm like, yeah. It's like John Kane here in Raleigh. He's got a lockdown. Yeah, because they're smart. They understand. Like, they're not making any more dirt.

Yeah. Building right here with the birds on it. Cain. Smokey Hollow. I mean, just everything around me. Yeah. And I think especially in this day and age with how popular the short-term rentals are getting to. And we've got like really good property management company. So if you did want to do something like Grant said in a Nashville or a Scottsdale,

like there's people. Yeah. Yeah. And again, I mean, those are really great markets for sure. They're just not for me personally. That's all. Yeah. Yeah.

Well, and that's like me. I'm someone who travels a lot. I'm always going places with my girlfriends and stuff. And we've talked about, you know, some of the places that we like to visit. And we're like, what if we just got an Airbnb there, went in it together? I mean, we could crown fund it together, like you said. And, I mean, we could go whenever we want it, essentially, and just, you know, have that time blocked out. And then it's paying for itself and more.

with the short-term rentals on Airbnb and VRBO. Yeah, I mean, that's the crazy part, y'all. Like, I just, I have so many friends. I've got the same friend I was talking to the other day, she was telling me, she's like, you know, we decided to rent out our lake house. Yeah, so she's really excited about it. Yeah.

And I have to, so like for me personally, I don't, you know, I like Airbnb. I mean, I think it's a good investment. For me, I don't like Airbnb, right? I think it's a lot of maintenance. And in fact, when we were coming back from that rally in Waco, you know, she's getting calls because the air conditioner I was just like, I wouldn't do that.

Like to me, there isn't enough money in it for that. So you have to pick your poison, right? You've got to pick what it is you want to do. Like I want, you know, I like storage. I'm looking at a storage deal. I'm kind of getting into these commercial condos now where you rent offices because they're not crazy. Yeah, they're not crazy expensive to acquire. And, you know, they cash flow really nicely.

You know, I already said storage. multi-family. Like the thing I would tell everyone not to get to go with really is single-door stuff. You know, I mean, you know, especially in my market. So $500,000 here will buy a single door in Austin, but it'll buy two doors here. Well, the two doors, you know, I mean, it's almost double the income, right? So the more doors, the more cash flow. Yeah.

So, you know, I mean, try to buy when you're buying, when you're looking at residential, try to buy as many doors as you can buy. Yeah. And now I'm always looking at stuff. I was going to visit my mom today and I saw this apartment complex and it was probably about 100 doors. I wrote down the name of it. I'm like, I'm going to find out who owns it. Yeah. I'm going to see if, I'm going to see if if they'd sell it. It's perfect. It's like in a great location. Chances are they, they won't, but they might. You never. It's going to like on the line too and keep your information. Yeah. We've been there. Things have happened. Yeah. I mean, that's why Adam does. He secures these long, long,

long-term leases, gets first ride of refusal on all these buildings. And then he's supposed to send them out and pays the rent and then makes money off of them. So smart. And I mean, he's got the car dealership, the paint body shop, the mechanic. I mean, he's got, everybody's like, how do you do it? Well, we got people. Yeah. Like most of like Halcyon, it runs itself like a cruise ship now.

The new one pretty much is already taking off running like a cruise ship. That's so great, Casey. Yeah. but that's the only way so then when bad things happen right that's how we survived all this you survive because that's where the money they are rant through COVID when a lot of people couldn't I know we have I mean obviously not obviously but most of our investments are in real estate but we've got you know some stuff in the stock market and I'm just get it out I know I just I want to get in a house.

And we do like flipping. We usually do two of those a year. And you do what? Flipping homes. We do two a year. We love doing that. That's quick money. So we're able to take that money and invest it into these long.

Yeah, absolutely. But the moral of the story is it's all real estate. It's all real estate. It's literally you get to pick and choose which fits your lifestyle best. Like we have construction people where we are and like, you know, I've got a good cleaning lady. So Airbnb works or.

Yeah, exactly. You know, it just depends on what fits your lifestyle. We need to make like a real estate investment quiz. Yeah. And then tells you what you what you should invest in. Yeah. That would be a good idea. You just have to be careful like giving too much advice as realtors, right?

I mean, you know. And my rule of thumb for people is if it's not something I would do myself, I don't recommend it. Yeah. That's fair. Mm-hmm. I want you to tell us about speaking of investing. your new women's investing program as well. Yeah, Women Wire, Inc.

Women Winning in Real Estate, Incorporated. But hopefully we're putting together an investment fund. So I'm super excited about that. Is this the commercial girl? Yeah, Pam, good one. Yeah, she's amazing. But anyways, and so, and so, you know, and then, you know, and then it would start falling into some SEC regulations.

We're looking to partner with somebody that is already doing it. Yeah. And setting up this fund for Women Wire Inc. And because a lot of women, like, I think everybody should be in real estate, but not everybody wants to be in real estate. Like, you don't want to property manage it. You don't really want to own the entire asset. But you want to get the returns of being a real estate investor.

You want to get the depreciation schedule of being a real estate investor. You want to get the safety net of being a real estate investor, right? Right. Yeah. So, yeah. So we have that coming too. So super excited. We're going to go on a road tour.

and, you know, just really talk to women about. And the big thing is to really is if, you know, you're out there, you know, if women especially, that's who I'll talk about in this segment. But, you know, there's a $1 million investment wealth gap between men and women of the same age, same caliber, same income, same education. And why? Because guys will throw it on the line. And, you know, sometimes you win, sometimes you lose.

Women hold their money in cash, right? They're scared investors. And this is an 80-20 rule, so don't blow me up. But it's true. So, you know, and so taking the 401ks, taking the IRAs and converting those tools and those vehicles into self-directed IRAs, then at that point, you can self-direct where that money goes and you can put it all into real estate. So there's a really exciting things that I've spent a lot of time, not only doing it myself,

but just really learning it and talking to experts on it so that I'd be really well-versed. Yeah, love it. Yes. I'm excited about that fun too because I feel like a lot of girls like in my age like 30 or high, you know, high 20s, low 30s are like really thinking about this. Like we've bought our, we've bought our first house for the most like a lot of people have bought or a lot of people my age have bought their first house. And now they're looking into getting into like they're on their feet to get into investing but don't know where to start necessarily. I feel like this would be a good start. But then also like, and then just teaching them the power of converting their IRAs

and converting their 401Ks into self-directed because then that money can be used to pay cash. It can be used for earnest money. It can be used for option money. It can be used for whatever you want to, real estate related. So like if you have money in a 401K, it can only go to certain things because if you take it out, it's. Yeah. Yeah, you're actually penalized for. taking it out. But if you convert it to a self-directed IRA, then you know, you don't,

you don't have a penalty for taking the money out. Because what happens is, is the asset, which is the house that you're buying, becomes the investment for you, right? And so, and so someday when you sell it, that money has to get, it's routed back into that account. But you can continue to roll that money as long as it stays a self-directed IRA. Does that make sense? Yes, because I think I think you can use your 401k as a down payment on your primary property, but I don't think $10,000. Okay. You can't do it for like earnest or anything though. Well, I think you can, but it's up to $10,000 and then if you take out more than that, then you get penalized. Okay. Yeah. So, you know, it's your money. Yeah. Right. And last thing you want your money tied to,

ladies and gentlemen is to anything that you don't have control over. You don't have control over. I mean, the banks have proven us to us just of late that, you know, there's very few businesses that are too big to fail. Yeah. Unfortunately, right? So if you can self-direct, redirect that money into an asset that you can control, then, you know, you're on track to start building generational wealth.

Okay. So we need self-directed. IRAs. IRAs. Man. So much, so much. I know it is, but it's like, oh my gosh. Why does nobody teach us this in school?

It's so sad. I know. I don't know. It should be a thing in school. It should. Well, you know, I don't know if Sharon Lecter told you, but I just did a big woman's summit with her. And, you know, she's the head of financial literacy for Arizona.

Right. And so her initiative is always, been to bring financial literacy into the schools. Because like we teach kids, God knows what horrible things, but we're not teaching them how to balance their checkbook, how to, you know,

I mean, all the tenets of financial literacy, right, budgeting and all of that. So it's critical. I mean, yeah, and Sharon's got a really good game she created.

It's a board game. And it's called, um, cash flow quadrant maybe. That's what it's called. But she has the game for kids. And about five years ago, she sent out a ton of them to my kids. And then, and then we took them up to the school, like where my daughter was things.

She could kids how to do or how to have financial literacy. Like it's down to everything like, how do you manage your, how do you manage your allowance? You know, take out 10% for charity and you take out, you know, 10% for this and, you know, this and this and this. And so anyways, I think that's the best thing. we can do for our kids. And I think the best thing we can do is show them what we're doing all the time. Both of my kids are real estate investors because they saw me do it all these years. So they're both, you know, just always looking at deals, always looking at deals.

You know, always wanting to know what's going on. Yeah. Right? Because they know that that's the way to get away from the man, right? That big corporate work job is cash flow. Well, and they have, I mean, this is also stuff that you've talked about recently too, but they have like a generational interest in what you're investing in too. Yeah, because when I die, it's theirs.

Yeah. I tell them that all the time. I'm like, hey, mommy, mommy just bought another building. They're like, yay. Mommy just bought another building. Yeah, they're all excited. I'm like, I'm not planning to go anywhere for a while. But yeah, what I do, it sure.

So, yeah. Yeah. And that's one of the things I talked about on Sharon's deal the other day is that, you know, this whole lioness, not a lamb, you know, as women, I don't know if there's, I'm sure there's men on here too, but as women, I'll just speak to this, but that we need to be lionesses. The lioness in the jungle is really the queen in the jungle. It's not the lion. The lioness sleeps 20 hours a day, and he defends the pride. The lioness is the one who hunts. She gets the food. She raises the cubs. She does all of that. Well, that's what we need to be, right?

We need to be a lioness. I mean, so it's a lioness, not a lamb, because lambs get slaughtered. and so many people are sitting on the sideline right now because they're paralyzed in fear. They're like, oh, God, the world's coming to an end. Oh, God, the, the, the, I'm just like, get up, right? Get up. You're going to get slaughtered if you don't get into the mindset that you're going to start playing offense and defense. Like, it really goes both ways. Yeah.

And you have to defend what you've got, but you've also got to not be afraid to run that ball down the field. Right. And make some investments. And especially if you're in real estate, like if you're out selling real estate to other people, then you ought to be good enough. and believe in yourself enough to make your own investments. And if you can't do that, you're in the wrong business. Yeah.

Agreed. When I bought my first one last May, I was A proud that I bought it. And second, there was no question about it. I had told all these people what a great investment was. Nobody wanted to jump on it. So I was like, you know what? I'll be able to buy. I have my two years done.

So, yeah, love it. See, but wasn't that, I mean, like, didn't you feel like a lioness when that was I felt proud. I mean, I came from that teacher background. That's what my whole book I'm working on that should come out in April, just struggling paycheck to paycheck and still working seven days a week and not getting anywhere. And knowing that I can't go any higher than this because the man's controlling my money, he controls what I'm making, no matter how hard I work, this is as much. Yeah, that's my daughter.

She was a teacher for six years, a special ed teacher. And as much as she loved the kids and she loved the job, she was like, this is stupid. I can't work for $45,000. I can't live on $45,000 a year. Yeah, I think mine was less than that. And then they give us a pay raise, which put us in a different tax bracket, which I had to pay more taxes.

So I ended up making less than before the race. So it's like, this is the most. Yeah. But it made me who I am today. I felt I wouldn't take those years back pretty much. Exactly. And it gives me the drive now that I don't want to go back to that. Yeah.

So I just want to just encourage all of you, Like if you're out and you're hustling, you're selling real estate, you need to be looking for deals for yourself every day. And then you need to figure out, you know, I mean, you need to get your credit in shape, right? But then you need to figure out. Like you don't have to do these deals by yourself. You need to go to your friends who work at Dell computer and at IBM and wherever else and just say, hey, I know you got a 401K.

Why don't you do this deal with me? You can do self-directed. You bring in the equity, I'll do the debt. Or maybe both of you do the debt together, whatever that looks like. But you've got to get in the game. Yeah. I love that. I'm going to, yeah, I think this self-directed, especially for people my age where they don't, it's, I think Sharon Lector, well, not everyone my age is like this, but there's, she says we have a lot of Henry's.

High earners, not yet rich. Ooh. Not rich. Not rich yet. Henry's. Oh, I'm going to steal that. I'm writing that one down. Yes.

And, um, I feel like the way to get around. that is to do it together with other with other people that you can obviously people you want to invest i can find a property who wants to invest with me let's go to lincoln or figure eight figure eight yes let's do this no that's really good the henry um you know i mean i've always heard dink double income no kids you know yeah yeah but not a henry see we all learn something here look here we go crowdfunded let's do this yeah i'll actually have the vehicle by the end of next week so Okay, there you go. Yay.

That we can put it in. Well, I'm just, I think, I think even now that we're talking about how women are afraid to invest their money into things more so than men, for the most part, I think that's also going to be. And part of it is because women are more cautious, right? Afraid might be kind of a stretch, but they're just more cautious. They're like, no, I want my money where I can see it. Like, you know, Sarah, Jessica Parker used to say, in my closet. I want my money where I can see it, right? Like I want to see in my bank account.

I want to know if something happens that I can go get money. I can go get money. And if you take all your money, you divert it to real estate. It's a little trickier to go get your money. But you can also borrow against that real estate. You can leverage that real estate to get more money than you'll ever have just sitting in the bank. Right. Yeah.

Well, what I was saying is I feel like it's just going to be a trend for, you know, millennials and Gen Z as Gen Z gets older. I mean, I just, the way that we've grown up and the lack of, you know, knowledge growing up in school. And I think the lack, I think it's just going to be even more so with parents to kids. Hopefully not. But I think that will be a trend in future years. And I think this is going to be, you know, the more we can talk about it and the more we make talking about money less taboo. Right. we can combat this.

Right. I mean, people, like, people are like, they're almost ashamed to talk about money. They're ashamed to talk about what they make. They're ashamed to talk about what they own. I don't think especially women because we've always been taught that it's not good manners. Either. Never ever go to the dinner table and talk about politics, religion, or money.

Well, that is what's wrong with this country. That's why so many people are screwed up. Because their mom and dad do not tell them what's right and wrong in America. We got this mess. There's ways to have, even if you don't agree, and stuff, there's ways to have constructive conversations and not be ugly and learn from one, like learn perspectives and put yourself in other people's shoes.

Not that you have to agree with it, but it's good. But I think as parents, we need to take the lead. Like my kids growing up, they knew where we stood on everything. Yeah. Politically, our religion, all of that, right? And it was like, this is who we are as a family now. And hopefully my goal was by the time I sent them to college that they didn't get destroyed. And, but, you know, but I think that, I don't know, I mean, I think that people try to give kids too much freedom.

And it's a mistake, right? Like, we've got to guide these kids in the ways of the world. And we've got to tell them from our experience, what makes sense, what who our family is, what our family stands for, what, you know. And again, every family is different. So I'm not saying your family's got to stand for what my family stands for. But I just know that I need to raise my kids with what our family beliefs are and our and our values. value system, are, you know, monetarily, everything, everything to teach them how to. And I think that's where my dad did a really good job is that, you know, like my dad was an

entrepreneur and he made me, and he did very well, but he made me work for everything. I worked for everything. I do. And I think that's wrong with a lot of this. They don't feel like they have to work. No, they're just entitled. It's like, ugh, here. They deserve more.

Yeah. Yeah, totally. So now we've totally gone off of real estate. I know, but it still, it still plays in. I feel like. Yeah. Values and working for something and understand. Well, and I think it's also conversations we have as real estate agents with our clients, too.

Yeah. Or if you don't, you're going to at some point. Yeah. No, it's critical. So, yeah, I think that, I think we're at a real impasse right now. And I think that we have to get really smart. And you got to find who you trust and you got to work with people you trust and you have and you have to do your own research. Like I won't even watch the news anymore.

I read the news on Reuters. So I read the news on Reuters on Twitter because the Reuters feed is what all the news stations are picking up to put their bias on it. So I read Reuters. Then I put my own bias on it. Right. I'm good with that because it's mine. Right. Yes.

So somebody asked me another day about something that happened in Raleigh and they were like, did you not see it on? I don't have time to watch the news. So, and I read all you need to do, Casey, is just go to Twitter to Reuters. Yeah. And that's, there's your newsfeed of what's going on. I get to read it and it's making my brain work. And it's kind of funny too. We're all in, well, I mean, I'm in St. Angelo, but I'm breaking into the Dallas market.

You're in the Austin market, Lisa. And Casey's in Raleigh. We're all in these like crazy market. right now too where there still is low inventory. There's still multiple offers happening. Like Newburn where I was today, who would ever thought? Every house we made offers on multiple offers. The other day, they had 25 offers on one house. We ended up winning, but I mean, it still. I haven't lived in Newark a long time, but I would have never guessed that for Newbern. I would have never, all these people coming from New Jersey, that's where there's concerts from,

Washington State, all these coming from other places. Yeah, getting the hell out. Yeah, and I think that we'd be remiss if we didn't finish up with the fact that the greatest passive income in the world is EXP Realty. And so if you're watching this and you're not with EXP Reality, you know, and I've got a six-figure income just from my organization. So whether I sold a house or not, right? So that's more, and it isn't necessarily money you make in your sleep, which is why they call it.

It's not, they don't call it passive income. They call it. No, I'm not allowed to call it that. So I'm going to get in trouble. But it's not passive income because passive income is money you make in your sleep. So when you have an organization or a downline, like, you know, you've got to work with them and train them and help them and talk to them and answer questions. So it's not passive, but it starts with an R. I'm just, oh.

Residual income. It isn't residual. Oh, so much. I mean, it's residual, sort of, but it's not. Because residual means that it would be the same every month. Anyways, it's, oh, I'd have to text Elena Cardone because she and I got, we, we were told what we had to call it. I'll just leave it at that. I mean, I can't think of it right now.

You and Elena getting in trouble? Never. Never. Never. And so we always want to say the right thing. But I'm just saying, like, you know, it's, it's leveraged income. That's what it's called. leveraged income, right? And so why is it leveraged? Because we're leveraging. I'm leveraging the work of Hallie and Casey and everybody in my team. I get a little bit of a lot, right? And so again, you need to have multiple buckets. And I'm sure Sharon talked about this, multiple streams of income, right? So you should have a bucket that's real estate, that's passive income. You should have some sort of leveraged income where you know, where you're getting a little bit off of a lot of people within your business, right? You should have your everyday income.

right, which is your ordinary income. That's when you're out working for the man, you know. And, you know, and then, you know, you've got your entrepreneur income, right? Which is we're entrepreneurs as realtor. So, you know, there's just a lot of ways, but you need several different so that if one of those boats gets rocked, your other boats are clicking along. Yes. Right?

Yeah. Lots of balls in the air. Yeah. Lots of balls. I mean, and that's just, I feel like one of the, like the whole collab, I think having us all be stockholders. in the company. Yes, that's obviously great. That's another, you know, stream of income. But it makes us, it's kind of like that saying all tides, wait, what does how does it go?

Oh, all boats rise or all tides, I don't know. All tide rise the boat. I don't know. Anyways, it's just, it's all collaboration and helping each other because the better Casey does, the better Lisa does, the better our company does, and that therefore the better my stock does. And I don't even think about it like that. I think it's also a cultural, like a cultural aspect, too, of just what makes EXP, EXP. Randy, did a good explanation.

Residual income is the money that continues to flow after initial investment of time and resources has been completed. Examples of residual income include artist royalties, rental income, interest income, and dividend payments. Yeah, I would agree with that. Love it. Also, Angela, this will be recorded so you can go back and watch. It'll be like once this, it'll be posted on our page wherever you're watching it.

You can go back and watch at any point. So, yay for all the notes you'll take. Yeah, yeah, take notes, take notes, buy real estate. Yep, Randy said including downline income. Yeah, except that, I will tell you, EXP has absolutely said we cannot call it residual income. It is leveraged income. That is the SEC approved term, not residual, not passive.

Interesting. I learned something tonight. Yeah. You know, right? A lot tonight. That one I need to hold on to. Yeah, that one's important. So we stay in compliance.

Thank you for getting in trouble. So now we don't have to. That's Lisa for you. Yeah. I just say it. If you guys have not figured it out from the beginning of this, I say it like it is. It makes me want to be friends with all of your friends. Oh, thank you.

I've got good friends. Yes. I've got good friends. But you know, you guys are my friends too. And so we're all in this together. I just want to tell people like, get that money out of the bank. Yeah.

Don't trust the government. Buy real estate. I mean, we're all going to go to Tarek's flipping summit. Yeah, flipping someone at the end of April. Yeah. And then it's Mary and Remine,

all from selling sunset. And then Pace Morby, is his wife doing it too or just him? I don't know. But his wife's in my organization at EXB. Yeah. Yeah. That's going to be in Scott still at the end of April, Casey. Okay.

Yeah, Casey, you ought to come. We're all going. I know. I need to see you all. Yeah. So come with us. I know. Maybe we could get Haas to go.

Hoss called me today. I was busy. So I didn't answer the phone. So I guess I owe him a phone call after this. He's having me. I have an agent to sign on and Destin the 30A autumn. And I want you to meet her, Lisa, like I told you. Okay.

I'm going to do that. I've sent her all your links and stuff. I'm like, you can. Yeah, that's another. If you're interested in our team. Yeah, because, I mean, we do have that website spinning up and we've got courses we're doing. And so, you know, that's my passion is to help women. And of course, the guy, it's the same advice for the men.

But I just feel like, you know, women need this advice. Women need to kick them in the butt a little bit. get kicked in the bottle of it. So I'm a good, I'm a good coach for that. Lisa, thank you for coming on. You're such a wealth of knowledge. I just, I value your opinion so much. I love you guys. Love it. All right. Bye, guys. Be great.

Bye. Bye. Bye.