Corey Thompson Shares How To Build Wealth Through Mobile Home Parks

Steve Trang: Hey, everybody. Thank you for joining us for today's episode of Real Estate Disruptors. We have Corey Thompson with Roughneck to Real Estate, and he's here to share how he's building wealth through mobile home parks. If this is your first time tuning in, I'm Steve Trang, broker and owner of Stunning Homes Realty, founder of the OfferFast Homes app, the only app you'll need for wholesaling. And I'm on a mission to create 100 millionaires, so please let's connect on Instagram if that's something you want to do.

If you're excited for today's show, please give me a wave, give me a thumbs up. And as a reminder, I do not charge a dime for this show. I don't make any money doing this. So here's all I ask. This is what it costs for you to listen to this show.

If you get value today, please tell a friend. You can share this episode right now, tag a friend below, or tell them your best takeaway from the show later on. That way, we can all grow together. And before I forget, I am speaking in Dallas at We Live nineteenth later on this month. I'd love to meet you all there.

And, please do put my name down when you register so that you get 30% off and some one on one coaching time. And this is a live show, so please post your questions for Corey to answer. You know he's an open book, so fire away.

Corey Thompson: I've got, free tickets to to the We Live that we're giving away.

Steve: That's right. You bought four yesterday. Right?

Corey: I bought I bought four. So we're giving away two in the Wholesaling House Elite Elite Group and we're giving away two in the Roughneck

Steve: Real Estate Group.

Corey: That's awesome. So, anybody that can't afford to go or, you know, done money's a little tight. Whatever. You've already spent your budget for events for this quarter. Go in there and enter into the contest.

All you got to do is tell the real estate community what Max Maxwell has done for you Yeah. On the post and it's people are voting. So, you know, get your friends in there to vote for you. Whatever you want to do, but it's going to be picked by the audience. So

Steve: That's incredible. That's just amazing. Okay. So you ready?

Corey: I'm ready.

Steve: Okay. So what got you into real estate?

Corey: Well, you know, I got laid off. I got laid off from the oil field. We were kind of talking about that before we came on camera. Yeah. I had a I had a good decent job.

Made about $30,000 a month. Worked fourteen days. Got the other fourteen days off. Just kind of had my whole life planned out where I where I could do the math.

Steve: Fourteen days in a row?

Corey: I worked fourteen days in a row twenty four seven, and then I get fourteen days off.

Steve: Wow. That's crazy. That's real intense.

Corey: It's not that intense. They got a trailer house out there you live in. You know? There's a lot of you get you get good at watching TV. You know, we had a report that we had to do every day.

You're in charge of every aspect of the job. So you you know, I was a micromanager and then I was also kind of a boots on the ground guy. I wanted to go out there and be with the guys. I wanted to you know, even though I was supervisor, I wanted to lead from the front and but I was real high strung real high strung. You know, my bosses, always would send me out to the location, and then we we would start getting complaints.

They would get complaints from the drilling contractor, from the directional team. This guy's in my business. I know how to do this. Who's this kid you got out here? Because I would be managing people that were in their forties and fifties, and I was in my mid twenties when I started in that position so they were not happy about that.

Steve: It's a massive bruising to the ego.

Corey: It well it can be but you know for me I I didn't you know I didn't know anything about directional when I got out there so I had to learn it all from the guys that I was supervising which is is interesting because if you have too much ego they're not going to teach you. You know what I mean? So you have to go out there and and and really lay it out and you know and I can still sit here and tell you right now that you know it's it's a compass so you've got you know three sixty degrees we would normally be going in between two seventy and three sixty that would be the direction that we were drilling and every degree out of azimuth so if our target was two seventy and you're at two seventy one for every 100 foot you drill it would move 1.75 feet from the line. We're talking oil field terms here. I hope my roughneck buddies are watching.

Yeah. But anyways, they would give us a window. They would say, well, you can go 50 foot to the right and 50 foot to the left, 20 foot high and 20 foot low. And directional hands would want to paint the line. They want it to be perfect.

And I'm like, guys, we're not gonna take this well to the oil show. We're going to drive it like a drunk driver. We're going to go all the way to the left side the right side of the window, and then we're going to come all the way back to the left. And because when you slid, you would lose time. So we ended up taking wells from thirty days down to seven.

Steve: Wow.

Corey: And it was like, you know, they they had parameters on what the limits were on their equipment. So and we I'll be like, so what's your limit? And they'd be like 600 psi. Like, alright. 600 psi it is.

And they're like, no. No. No. And I'm like, it's got to have a safety factor. Engineers don't send it out without a safety factor.

We're gonna we're gonna stand on it until it breaks. And if it breaks, we'll pull it out and put something else in. But if you're telling me that's the limit because everybody would would wanna kind of milk it. But me, I was I was completely, goal orientated. I wanted to be

Steve: You're ready

Corey: to do

Steve: a job.

Corey: Yeah. And only way I could stand out was if if if we made a lot of hole really fast and didn't hurt anybody. Hurting you could you could drill a hole as fast as you want, but if you hurt somebody, it wouldn't matter for anything. So we did that job, got laid off from it.

Steve: So you were really good at it. Obviously, you moved up the ranks pretty fast.

Corey: I was good enough. So

Steve: What led to the layoff?

Corey: You know, the layoff was all went from a $100 a barrel to 50, which everybody in the whole world loved. Mhmm. But us, we were sitting out there and, you know, Chesapeake if you go look at Chesapeake stock right now, I just remember I was working for Chesapeake at the time and the and the big deal was the stock price. If it stayed above $20, you know, we would everything would be fine. Well, last time I looked at it, it was like $3.

So they're hurting bad. We're, you know Yeah. Hurting bad bad. But we had 21 rigs running. I was still working when we had seven running, and they were talking about doing all the stuff with schedules and stuff like that.

And I was like, guys, I don't you know, it's it's it's at that point, there's so much so much politics and every you gotta look over your back to do anything, And I I just didn't wanna work in that environment. So as my boss, you know, was talking about how he was gonna try to pick and choose, I just threw my name in it. I said, send me home. I'll go to work overseas. That was my plan.

Like, I was like, I'll go to work overseas. I'll find a job over there. I'm young. It pays better. They they're not they're insulated from global oil prices because it's the government running their operation.

So I'll just go to work over there.

Steve: Is this before or after your baby?

Corey: After. Yeah. And that was a big deciding factor. So we you know, I get laid off and felt pretty good for the first couple weeks playing video games with my new daughter. You know what I mean?

She wasn't very big. She was, a little over a year old. And, so we just kinda chill, you know, and we're catching up on lost time. And then it got to where it's like, well, wait a second. Every month, I'm making a $2,000 a month mortgage payment, but I'm not bringing in anything.

Steve: Mhmm.

Corey: I gotta figure something out. And so I was every morning, I would sit down on my couch with my laptop, same laptop I got today that I hadn't upgraded. But I would I would send out resumes, and I wouldn't get any response. Nothing. Just crickets.

And, my buddy, who's now my business partner, Jake, he reached out to me. He's like, hey. I'm going to this networking event to learn about real estate investing. See, Jacob's dad got killed in a car wreck, and there was a life insurance policy. And, you know, he had bought a bunch of stock.

I mean, he'd he'd done everything perfect. You know what I mean? To where when he got killed, his his mom wouldn't have to worry about anything. They have a 140 acres, house, and it was just kind of all there. You know what I mean?

But you start looking at it, you're doing the math, and it's like, you know, his his grandmother, who's still alive now, is in her nineties. Start doing the math. How do I get somebody from 50 to 90 on this much money? And that's that's what we gotta do. You know, that was that was the goal.

And so he he was trying to do it with the stock market. Well, you know how the stock market is. I mean, you're getting a I don't even know how I don't know how the stock market works, but there's a dividend involved. Try to do it with dividends. You're trying to do it with whatever means and

Steve: Yeah.

Corey: And, you know, stuff happens and you lose money. And

Steve: It works great if you have a lot of money.

Corey: That's right. And so it it just got to where it was like how how do we take this money Mhmm. And get his mom through the rest of her life. You know what I mean? And, that was a problem that he was working on.

And he'd been working on it for a year and looking into real estate, listening to bigger pockets, listening, doing all the research. And then he asked me to go to this networking event and went down to a networking event. Our number one hard money lender told us about hard money loans there.

Steve: Yeah.

Corey: And I'm looking at him going, this dude is crazy.

Steve: Still the same guy?

Corey: Still the same guy. I mean, he just he just put, raised $800,000 for our latest purchase. Thanks, Jeff. You know? So, I mean, it, you know, it it just it was one of those things where I'm listening to hard money lending and this guy's talking about it.

And I'm like, there's nobody gonna give me 70% of what a house is worth if I go find it at a discount. I can find them at a discount all day. I mean, what what does it take? You just drive down the street. There's an old, ugly house.

I wanna buy it. Yeah. What What will you give me for it? This much cash. Nobody's gonna loan that money.

But, you know, we we got into it. I mean, we left that networking event, walked out on the front steps there and said, hey. How much money you got? I'll put a 100 on it. How much you got?

I'll put a 100 on it. So we started with our

Steve: 100.

Corey: 100,000. 100,000.

Steve: Thousand.

Corey: Yeah. And so we started out with a couple $100,000. And and, the very next week, went to a real estate auction, went to a Texas Tuesday auction, met another investor. He was like, hey. I'm looking at this house on auction.com.

I'm looking at this other one on the USDA website. It's a gold nugget. If you don't know about that one, the USDA finances house. Mhmm. Do you wanna ride with me?

And I was like, hell yeah. Because I I struck up a conversation with him like this conversation.

Steve: Right.

Corey: Hey. Why are you here? What are you looking at? And, anyways, I didn't know it. But when we went and looked at the houses, there was the one that was on the USDA website was $12,000.

It was on MLS. Been there for, like, four years on MLS. And I walk into it. It's a slab house, little 1,100 square foot, three bedroom, one bath slab house, good siding on the outside, central heat and AC. And the only real problem I could see with it was there was some dead cats in it.

And so I was like

Steve: Small issue.

Corey: House. I get these dead cats out of here. This house is gonna work out alright. And so but trying to tell somebody that in Houston, it's like, you know, my partner, he's working full time job in Houston. I'm like, dude, I'm gonna buy this house.

And he's like, I don't know. We need to check. I'm like I don't care nothing about that. My buddy Brandon, who's also all of our friends, sold his house for 70. I can see it from here.

We'll be able to get 70 for this one. You know? That that was the logic that I used to buy this house.

Steve: Right.

Corey: So we bought it. We put 10 in it. So now we're in it for 23, you know, all of our own money. And, you know, put it I don't remember how I wasn't talking a bunch on Facebook about it, but I was looking for houses on Facebook in the marketplace and stuff. And so I think I'd put pictures up and said, hey.

We're getting ready to sell this house or something along those lines in Facebook marketplace. And this couple and, you know, we're all judging all the time, but they're working at Whataburger and H E B. Like What's that? H E B is a food store. So it's like a bro it's like a grocery store.

I almost said Brookshire's. Y'all really don't if you don't know what H E B is, you don't know what Brookshire's is. So, anyways, we we we're there, and, they come pulling up and get out and look at it. And they look it over, and they're like, hey. Do y'all think y'all could do something about the yard?

And I'm like, what do you mean? Like, it's all dirt. And I'm like, yeah. We'll sod it. And, well, what's your offer?

And they said, well, we'll owner finance it. We got 25,000 down. Mhmm. We had 23 in it. Right.

So I'm like, I don't know what that is, but I know that if I get 25,000, I got my money back. Mhmm. And I need that

Steve: because Right.

Corey: I need that. And then it was, like, we they were what do you want your payment to be? And they said $3.50. And so we that's how we set the interest rate on the loan was to give them the payment that they wanted. So it ended up at eight and a half percent interest, and they had a $3.50 a month payment, taxes, insurance, everything.

And we were all of a sudden real estate investors and had that passive income.

Steve: Right.

Corey: But it was I mean, it was lightning fast. I mean, there was no no hesitation. Like, most people from my partner had done a year's worth of research. So he had a loose idea about the terminology, but no idea about the execution. None whatsoever.

And our very first week, we bought both the houses that that investor that I met at the auction. We bought both of those cash. I got on Craigslist and found another one. And, it was on the tax roll for, like, 97, I think. And we bought it for 47, but that was our entire valuation.

Steve: Yeah.

Corey: The tax roll says it's worth 97. You want 47, I'll pay you that for it. And we flipped that house and made $17,000, but we learned real quick house flipping wasn't wasn't I mean, we didn't learn that quick. We learned that too slow, but house flipping wasn't for us.

Steve: You learned it eventually. So I think the the point though is you you kinda, you know, gloss over a little bit is there's a lot of people that are always collecting information, learning.

Corey: That's right.

Steve: Constant learning. Right? Professional students. And, you know, there's kind of like this thing about YouTube University.

Corey: Right.

Steve: Which I don't think there's anything wrong with YouTube University as long as you're taking action. But, man, if you're expecting to learn everything from just YouTube, it's just not gonna happen.

Corey: Well, somebody said on a status the other day, they said, oh, I don't know this, this, and this about it, you know, about real estate. And once I figure that out, I'll be good to go. I'm gonna start. And I was like, I don't know any of that shit either. So what I mean, what do you what do you I mean, I don't I don't like, you you could know that about a single family resident.

Or, you know, you'll never know everything about it. I mean, best real estate attorney I know got stumped on a deal that we had the other day. It was like he's trying to clear a title for us, and none of them could figure it out. So Right. I mean, you there's always something else to learn.

If you're done learning, you're done living. I mean, you may as well give it up.

Steve: I absolutely. So, what were some of your first struggles or early struggles? So you got those three flips going on. Then what happened after that?

Corey: Well so during this time, I found out who Grant Cardone was. I listened to 10 x rule while we're doing that flip. You know, I Man, this

Steve: is really recent.

Corey: Yeah. Well, it was four years ago. I mean, four years ago almost to the month. Yeah. So yeah.

It is. It's March. So it's four years ago to the month. Right. And, anyways, we we we were in this where it was like okay what like what do we what's our actual goal.

Right? So I didn't even know what a goal was. Listening to Grant Cardone talk about goal setting, and at the same time, you're playing back to history. You know, I've rose through the ranks in the oil field. Great.

The reason why I tapped out and got uninterested is because my goal was too low. I met my goal. My entire goal for the oil field, I met it at 26 years old. I was there.

Steve: Alright.

Corey: And it got boring. And it and it got I mean, I was making $30,000 a month, and it got to where it wasn't even worth it to show up. You know what I mean? Like, to fight the same battles over and over again was disinteresting to me, but I didn't want the next position. I wasn't striving for the next position Mhmm.

Because I didn't want the politics that went with it. I didn't want the headaches that went with it. I didn't want to get fired from my job while I was sitting at home because some guy on a rig somewhere made, you know, made a decision instead of calling me or, you know, called me and gave me bad information, and I made a decision. So it just wasn't appealing to me.

Steve: Yeah.

Corey: So they you know, when you're sitting there doing that and you're, like, trying to figure out what, you know, what what held me back before and where do I want to go, for me, real estate was a stopgap at that point. This is what I'm gonna do until somebody picks up the phone and and hires me on a drilling rig. But until then It was a side hustle. Right. Until then, I've got to make I'm going to make $30,000 a month with it because it's easy.

Right? Making $30,000 a month in real estate, not knowing how to market, not knowing what a deal was or what. I didn't even know what a CMA was at this point, Tom. Didn't know how to pull comps. Didn't know comps were part of the process at all.

Like nothing. We owned three houses and didn't even know what comps were.

Steve: Right.

Corey: Like never even crossed my mind to get a comp at all. Tax roll says it's worth this. My house seems to be worth more than it says it's doing tax roll, entire valuation on a property. Home inspector goes out to that house that we're flipping. He's like, hey.

By the way, the entire attic is burnt out of it. Like, yeah? Yeah. Called the contractor. They gave us a $23,000 bid for repairs.

I'm like, bro, the whole attic's burning. I was like, yeah. I know. It's part of the bid. I was like, thank God.

Manage that flip from two hours away. If that contractor would have been a thief, which we roast pretty regularly in real estate, we'd have been out of business pretty early but he wasn't a thief. He he showed up and worked.

Steve: Mhmm.

Corey: Did exactly what he said he was going to do. Learned a lot about the process in that. But for me, the hang ups on all of that was I had no idea what my goal actually was or how to meet that goal because I wasn't backing into it. I didn't know how to set a goal. Right?

So I want to make $30,000 a month. That's great. Write it down. $30 a month. What what what where does that money come from?

Am I gonna make 5,000 wholesaling? Am I gonna make 30,000 flipping? You know? So I've got a $30,000 a month goal, and I start backing it down. I had no data no data to go off of.

I just knew if I stayed on Facebook and stayed on Craigslist and called a lot of people that, you know, people would eventually wanna sell their house. Donnie Ruffin. You have Donnie in here. Yeah. So Donnie, our fourth house, Donnie's best friend, Prince.

Did Prince come with him or no? Did you meet Prince? No. Not yet. Alright.

So Prince and and Prince never talks about this, which is just funny because it's it's a funny story. So we bought our fourth house our fourth house from Prince. Is it it was his first wholesale deal. So this this was where looking back where you go back and reflect, you're like, what what was the hardest part? The hardest part was we didn't know anything, but we were in constant action.

We meet Prince trying to sell a house on Craigslist. I was on that first owner finance flip when I was making the calls in the backyard. I can tell you exactly where I was. They were they were charging AC, and I'm in the backyard on the phone with Prince. And he I get home at 10:00 that night, and he says, hey.

I got a I got a property in Midlothian, just about hour and a half, two hours north of me. Do you want it? And I was like, how much? He's like, 40,000. I'm like, alright.

I'll go look at it. And I got in my truck right then. I put my daughter, who's, you you know, barely a little over one then. Mhmm. Tommy and her mother were together.

So I'm like, come on. You're leaving too. We're and we're right up there. And Prince is like, no. I got I'm going on a date with my girl.

And I'm like, no. No. No, bro. You're going to show me this house. Come on buy this thing.

And so Prince finally agrees. I'm already halfway there. And he so he comes down. We meet at the house. Well, I'm looking at the inside of this house with cell phone lots.

He's got this jankety contract, you know. And at this point, I at least understood a little bit about contracts and assignments and that the money went to the wholesaler or went to the title company, not the wholesaler because we'd been going to that same networking event that we originally went to. So I was gaining a little bit of knowledge on that side. So we had this deal, and I'm writing a check, you know, to Texas title and this and that. And we're going to leave and the police pull up.

So now the police are there because it's midnight, you know, and we're just we're sitting out looking through this house and deal. I had warrants. So, I mean, I'd 100% had warrants. So Prince, his his the funnier part about this was I look out, and I don't know Prince at this point in time. We don't I mean, we just met.

Mhmm. But he's hanging halfway out the car. And I'm like, what's this guy doing? He's gonna get shot. Like, just stay in the car.

Like, quit moving around. But he's hanging out the car and the police come up and they're not they're not very nice. They're being they're being very rude. And then That's right. Yeah.

Give them all my information. They come back. You got warrants. I'm like, got warrants. I'm gonna go to jail.

That that's no big deal. I've been to jail before. Uh-huh. Like, we're not gonna take you to jail tonight because you got your family, but yada yada yada. And we're like, yeah.

And, like, are y'all sure y'all I'm like, look. I don't know. That guy says he's got a contract for the purchase of the house. We're here to look at it, this and that. Long story short, the numbers on that deal, Prince contracted it for 20.

He was gonna assign it to us for 40. Right? But but I was I was like, dude, that's big. That's you're making just as much as the seller. You should probably double close it.

So we pulled off a double close, and I end up with a house for 40. The our lender, Jeff thanks, Jeff. He he asked for a CMA. So we get him a CMA. We didn't we didn't know what it was.

We called a real estate agent and said, hey. Get us a CMA. She gets us a CMA. The CMA, looking back, is for a $121,000

Steve: Wow.

Corey: For this house that we're buying for 40. Okay? But we didn't know that. We didn't know how to read a CMA, so we didn't know it was a $121,000 house. We thought, you know, because we know how to read it, we thought it was like $7,080,000 dollar house.

Mhmm. So we end up getting bids and realized we can't do anything. So the real estate agent is like, look. Just list it for 85. So we list it for 85, get a cash offer first day.

We make $27,000. But the funny part about that is that we missed. Like, we all missed on that deal. Prince missed. Like, Prince you know, Prince had it contracted for '20.

Mhmm. All he had to do was borrow 20 and list it, and he would have made a lot more money. Mhmm. We missed because we didn't realize it was a $121,000 CMA. Yeah.

You know what I mean? Like, the whole deal was just botched from beginning to end. We made $27,000, and Prince made made 20 off of a miller he sent out. You know what I mean? Right.

That was he was, like, hand writing these letters while he was selling cars. And that's why Donnie got into real estate.

Steve: Oh, really?

Corey: Yeah. So Donnie seen that check, and Donnie said Oh, yeah.

Steve: That's what he mentioned in the last show.

Corey: Yeah. Yeah.

Steve: He showed him a check. He's like, dude, I I gotta do this.

Corey: So so that's how Donnie got in. And then since, you know, that was our contact, me and Donnie started talking. And Mhmm. In that early time, you know, Donnie, what are you doing? I'm doing this.

What are you doing? I'm doing this. Alright. Cool. I'm gonna do that too.

I'm gonna do this too. I'll see you out there. You know what I'm but wasn't necessarily competition. I mean, at time, Donnie was 20. He wouldn't even own a drink.

So he was young, but I was, felt old, you know, but I'll you know, we talk shit all the time. I'm I'm out here slamming signs. Where you at? And but the great thing about Donnie was he I mean, he had that sales skill, so he would turn everybody into a bird dog. Like, if he ran across if if somebody called him off a bandit sign, they're like, hey.

I'm a you know, I sell popcorn. You know, you need any popcorn? He'd be like, no, bro. I don't need no popcorn. Vacant houses in your neighborhood, I'll buy all the popcorn you sell.

Like, you know what I mean? Whatever they called with, he would just flip it on them.

Steve: And that's that was your post the other day.

Corey: Yeah. Oh, yeah. And and, I mean Turn everybody into a bird dog. Turn everybody into a bird dog. And and so it was something that Donnie was good at.

And so, like, the next five deals that Donnie sold were all from a junk hauler. You know, people that clean out houses were junk. They somebody died. They'd be like, hey. Come haul off my mom's stuff.

Hey. But what are y'all gonna do with the house? Like, I don't know. I got a guy that buys him. He'd kick it to Donnie.

And Donnie stacked I mean, Donnie made $200,000 on one of those deals. I mean, it I mean, I don't it was in Plano. That's all I remember about it. But I was like when he he said I was like, no. I was like, Donnie, I want that house.

He's like, wait a second. Why you want it so bad? I'm like, no. Just just quit. Like, you you just said you just said it was a $130,000 house, like, a $3,400,000 house.

You know? Yeah. He's like, no. I think I'm gonna buy this for myself. So I think he bought it for, like, 70 or 80

Steve: Yeah.

Corey: And then turned around and listed it, and boom. It sold in, like, five minutes. So

Steve: So let everyone know. What part of Texas are you in?

Corey: I'm in I'm by Waco. I mean, I'm from Groesbeck, Texas.

Steve: Okay.

Corey: Talent 4,000 people. You know, I grew up in rough conditions. Not not I'm not bad. Like like, I'm not I'm not upset about it. Like, I'm not I don't I don't hold any animosity about it.

But my granddad died when I was 10 years old, And he left my dad $25,000. And my dad took the 25,000 that my granddad left and went and bought a house. It was a double wide on an acre of land. That house, I mean, the floor, you know, brought out, fell through. Like, I mean, we're talking no air conditioner.

No no heat. No floor. Rough conditions. But it's helped shape everything about our investment strategy because, you know, I never felt bad about living in that house and I never was. I never felt inadequate.

Mhmm. You know? Matter of fact, I felt the opposite because, you know, when we'd go to my friend's house, we couldn't do anything. But when my dad was working, we'd have parties at my house and we wouldn't have to clean up. You know what I mean?

So it was like I I look back at it, and all my friends know. I mean, we we turned my car up on its side. Mhmm. Like, we're just outside. Everybody I didn't drink.

I never drink till I turned, like, 23. But we everybody was like, hey. You think we can pick your car up? I'm like, I don't know. Let's try.

We picked it up and turned it up on its side and it just sat out in the front yard on its side for like ten minutes. Right. We all took pictures and then dropped it back down. I mean, that's one of the nights when we were hanging out of my house. I never felt bad about growing up there.

So whenever we get into these, you know, I don't know, hood houses, whatever people call them, like the the the lesser nice areas where

Steve: Less desirable. Sure.

Corey: Yeah. You know, where you buy a house for $10. I look at it through a completely different lens. I'm like, oh, man. Somebody's really gonna feel blessed to live here because, you know, the other options, homelessness.

Other option is paying a landlord 800 a month. If I can buy this for 10,000, sell it for 40, owner finance, It's up to them to do what they want with it. They can make it as nice as they want or they can live in it as is. But I know what it's a blessing to have that $4,045,600 dollar a month monthly payment in a in a market where now I mean, bottom rent in a lot of markets. I mean, what's the bottom rent out here in Phoenix?

Can you live somewhere for 800?

Steve: Can you? Yes.

Corey: Okay.

Steve: So you can live in a you can live in a one bedroom apartment.

Corey: For 800? For 800. That's right. Yeah. And you can't build that rent.

No. I mean, you can't. Right now with the cost of materials, labor, you can't build that.

Steve: No. You can't.

Corey: So, you know, what's what's what's the alternative? The alternative is living humbly, living within your means, and and living buying yourself a owner financed house. I mean, I look at people that undervalue these houses that you can buy for $10.15, $2,030,000 dollars Why is that house not worth it? You cannot build that. You can't.

No matter what condition it is, you can't get it to that condition for those dollars because you can't even acquire the land for that with utilities. But most people will look at that and say, oh, it's not worth anything.

Steve: Yeah.

Corey: The market will tell you otherwise. Like, you buy something like that that's junk, just absolute junk and put it on MLS, I mean, you'll triple your money.

Steve: So how has this, you know, growing up with that condition shaped you in your business?

Corey: Well, it just it you know, one, these are my people. I say that all the time. We we go into a impoverished or broke neighborhood, trailer park. These are my people. I mean, when I was three years old, I was living in a trailer park.

The exact house that I lived in is still there. I asked my dad. Well, I can call him right now and ask him, right, live on the show. How much do we pay for rent when we live there? It was $200 a month.

You know, now it's $700 a month. Mhmm. Exact same mobile home that I lived in when I was three, so 1987 Yeah. Is still being rented today. You know?

But but trailer houses are Same

Steve: exact one.

Corey: Same exact one.

Steve: Thirty years later.

Corey: Thirty years later. But trailer houses are a depreciating asset.

Steve: Alright.

Corey: You can't afford to maintain them. Like, all the gurus will tell you this. You just want to own the dirt. You don't want to own the home. There's a lot of equity in owning the home.

You can force appreciation on the home. In other words, if I buy a trailer park and it's got nine missing trailers, you see people driving around dragging their trailer houses with them, pulling up. Erk. Hey. You got a place for me?

No. I ain't gonna, you know, go to the next trailer park. It just ain't happening. The trailer parks that do that model are also dealerships. So they're selling trailers into their park.

They're owner financing trailers that are sitting in their park. They're dealers. It's a completely different business model. Unless you want to become a mobile home dealer owning the dirt, you can't force appreciation. And in in Texas, I don't know about out here, but in Texas, you're just getting into a whole once you become licensed, it's like anything else.

You just gave the government permission to regulate you. Mhmm. I I can go buy a trailer house and do whatever I want with it because I'm a private individual. I can't sell more than one a year in Texas, but I can buy one and live in it. I can buy one and rent it.

I can set it up. I can tie it down. I can do whatever I want with it and not be regulated. But the moment I become a licensed dealer, now when I set it up, they got to come out and inspect. They got to do this.

They got to do that. You still have to go through all that as a private individual. But if you don't do it right, there's no criminal penalties. Or if you don't do it right as a dealer, now you've just you're criminally neglect because you know about it. We went to all the classes to become dealers and then didn't take the test.

I mean, I took the test. Just didn't get the fingerprints to go through with it because I was like, I don't want this.

Steve: Right.

Corey: Like, I don't you know, it isn't worth it. If I if I buy a trailer house and attach it to this real property, I can sell it. Mhmm. And it doesn't count as selling a mobile home. If I sell it as just a personal property, now I have to become a dealer.

So I'll just attach everything as real property and sell it that way. You know, that was my valuation of it. But, yeah, growing up like that, you know, it helped me it helped shape an investment strategy that isn't you know, a lot of people feel bad. They'll talk bad about a slumlord or something like that, but I see the other side of the coin. I see a people that need this product, need it because that's what they can afford.

And slumlords might not, you know, they might not fix the hot water heater on time. They might you know what I mean? Like, they they're renting on something for $500 a month.

Steve: Right.

Corey: It's hard to hard to fix a lot of hot water heaters like that. But a lot of times, people in that class, when their hot water heater goes out, they'll just fix it themselves. They know the deal. You know what I mean? Mhmm.

Like, it's only only if there's severe damage or something that happens that the landlord would have to step in. So if you could provide that for people, I think it's an opportunity. Now that's not our entire business model. I mean, we

Steve: So let's walk through that. Right? So you you started getting into mobile homes. Mhmm. How long did you do that?

Corey: So we got we operate in swapping shops, the buy, sell, trade groups on Facebook.

Steve: Elaborate for people not in Texas.

Corey: Okay. So they have, like, online garage sales. Facebook Marketplace

Steve: Okay.

Corey: Was actually based off of the online garage sale groups. Facebook seen it happening because you'll, you know, I mean my county's group, there ain't 23,000 people. There's 23,000 people in my county. There's 60,000 people in the buy, sell, trade group for my county because all the people in the surrounding counties get in there too. I mean, you can buy anything in there.

You can buy chicken. Can't buy a gun. They did away with gun sales, but, you know, you can buy anything in there. It's weird, but, you know, it's whatever. So I was buying houses, and I was selling houses, and I was renting houses.

I'd get trailer house leads 20 fourseven.

Steve: Yeah. But

Corey: I didn't have a place to put them because the towns wouldn't let you put them in on a lot. You know, you start looking at putting them out in some pasture somewhere and putting in septic and all this, and the cost just gets out of hand. And so we we didn't know what to do with them. Couple calls us to sell us a lot in a town neighboring town. It's $5 for the lot, but it had you could put two trailer houses on it.

Mhmm. Already had the places had a trailer house in one spot and the other place was vacant, but I put I was like, man, that's great. That's a great purchase. We'll put two mobile homes on it, ones that we get out of the buy, sell, trade groups. We'll rent each mobile home for $700 a month.

We'll have $20,000 in the whole thing because you're just thinking you you don't know all the numbers. You don't realize everything it takes to move a mobile home. You know, when I move a mobile home in the city and get it hooked to utilities, like, moving everything, it's $11. $11,000 to get hooked up, plumbed, skirted, electricity, AC, tied down, everything, $11. That's, you know, that's worst case scenario.

Best case scenario is about $5, but that's Ideal. Ideal. Yeah. Anymore, it's like, oh my god. It's just terrible.

But those that's the spread, but I didn't know that at the time. I'm just thinking I can buy a trailer house for $5, you know, just

Steve: Ballpark.

Corey: Yeah. Like, I'll be in this thing for $20. I'll have $1,400 a month rent coming in. That's a good investment. Well, like a lot of things that we do, we're small, so we don't have employees.

So we buy a bunch of little stuff like that. And then we look up and we're, like, looking at our inventory sheet and it's like, wait a second. What are we going to do with all this stuff that we bought that we haven't paid any attention to? We need money now. Mhmm.

So what can we liquidate off of this list? Well, that that property when that we never put mobile homes on was on the liquidation list, so we started trying to sell it for 15,000. Called a friend of mine, and he's like, yeah. My dad's got a trailer park. Really?

Yeah. You should talk to him about it. So I talked to him about it. We ended up owner financing our first trailer park. Had to pull in two partners, which are our partners today on all of

Steve: our tech companies. And you end up buying something else.

Corey: I ended up buying something else. And we but it was one of those things where you don't you always your limited beliefs hold you back. Mhmm. So if somebody comes to me and says I got a mobile home park for 350,000. Well, I ain't got 350,000.

You know, most people stop there. Mhmm. Boom. Oh, man. That's out of my my price range.

Go back. I don't ever stop there. I call everybody I know and then I ask them who they know that I can call because it you know, if I believe in the project enough now at this point, I didn't understand cap rate. We're back we're back we're back to when I didn't understand CMAs or comps or anything when I was flipping houses. Mhmm.

Now I'm buying multifamily not understanding cap rate even exist, you know. But to me, I'm just looking at it going, alright. He wants he wants 500,000 for it. I got him down to $3.50. Now I've talked him into holding 250 as a note, so I only have to come up with a $100,000 down.

But I got 10 or nine or 10 vacant spaces that I could put mobile homes in. Mhmm. And I'm already collecting $4,500 a month rent, and it's not it's distressed. So if I can get it all the way rented, I'll have $1,213,000 dollars a month. And in my mind, you know, you're just like, oh, 10 trailer houses, 10,000 a piece, a $100,000.

I mean, the whole project for $4.50. Well, we ended up in the whole project for about 500 which wasn't bad. Mhmm. And the bank loaned us 530,000 against it. And I was like, oh, I'm a wizard.

You know? Right. Why did that happen? What was it that created that opportunity? What you know?

So the I had the appraisal. Now I'm looking at it. I'm figuring out cap rate. I'm figuring out debt service coverage ratio. I'm figuring out how the appraiser looks at it.

Not only how the appraiser looks at it, but why he looks at it that way. You know, I'm reading his notes. I'm reading about the demographics that I'm like, who put this together for Limestone County? This is crazy. Yeah.

I'm seeing the the appraisal the the comps that he pulls is subjective. It's commercial appraisal, but it's subjective. Mhmm. He's pulling comps from 200 miles away. Wow.

Is that a comp? You know what I mean? And then he's hedging that comp, so he's he's got a $30,000 space comp over here, but he goes ahead and hedges it by putting a little $11,000 space, park on there too. Mhmm. And, you know, once once you get access to those appraisals, which you, you know, you can I could've ordered another one?

It's just $3 a pop, and you order another one, order another one, but once you get access to that that information, now you're digesting it. You're looking at it, and you're going, this is what it is. That's why we started doing a live mastermind. You know, we got one coming up in San Antonio. Mhmm.

We pull out our appraisals. Like, we teach you from the appraisal. This isn't theory. This I'm gonna tell you, like, when you're there with the appraiser, you can be doom and gloom. Well, these were kinda shitty mobile homes, and now I made them a little better.

Steve: Mhmm.

Corey: Or you can be like, this is gonna be the greatest thing ever. I know for a fact Disneyland is looking at land in Fairfield. This place is gonna blow up big time. Mhmm. Like, there's you know, and you just talk it up.

Like, I'm gonna I'm gonna put in I I got if we can get enough money together, I'm gonna put in a pool. I'm gonna have some, deal I'm gonna have a swim up bar. Like like, you know, but not necessarily on that level. But when when they were out there for that appraisal, that's what I was doing because I was excited about the project. I'm like because we had 23 acres.

So I'm telling them, this front four acres, I'm gonna put storage units on it. No doubt about it. The traffic count out there is 20,000 people a day. We'll put some storage units there. We're gonna have our office in the front.

We're gonna, you know all our people that are in the office are gonna rent storage units. It's not even gonna be a cost. We're not gonna have any cost on running those storage units other than taxes and insurance. Then in the back, the back 11 acres, I'm gonna clear it out. I got my own dozer.

I got my own track. I ain't gonna cost me nothing. I'm gonna just go out there and clear it out, and I'm gonna put it in RV spaces. My uncle's a lice and septic guy. I can do it we can do it in a weekend.

You know? Mhmm. But that was my that was my beliefs. Like, though that's really what I wanted. I still want to do that.

Right now, Steve, you gave me some money. That's where we're going to go to work at right there. So I mean, it's it was really what I believed. It was how I felt. And it was the same passion that pours out on the Internet every day

Steve: Yeah.

Corey: In front of the appraiser, but it shifted that entire appraisal because it I mean, we didn't have the income that he gave us on there. He did it off of they gave us a a we hadn't stabilized it yet. Mhmm. We just went to the bank to see what would happen.

Steve: Right.

Corey: So we we got money loaned to us off of a pro form a because we didn't we had everything leased, but we hadn't collected but one month's rent on the whole place.

Steve: For people that don't know, do you wanna explain them what a pro form a is?

Corey: A pro form a is basically looking into the future. It's crystal ball. So if I buy something in the current stats, I got 10 units that are renting for $500 a piece. But market rents are $900 a piece. So instead of $5,000 a month, the pro form a would reflect $9,000 a month.

The cool thing about commercial real estate is it's based off the income 99% of the time. They do a cost approach, which is what it would cost to build it. They do a sales comparable approach. It's all on the appraisal. They put all three on there.

They do sales sales comparable, which is where they pull comps from 200 miles away to hedge against, you know, what it is, but sales comparable. And then they do, an income approach. Mhmm. And the sales comparable is, you know, hey. What's it what's it selling?

What cap rate is it selling at? You know, is it selling at 11 cap, a 10 cap, a 15 cap? What cap rate? And then the income I

Steve: think we're also gonna explain what the cap rate means to everybody

Corey: else too. Cap rate is your ROI. So if I if I put in a $100,000 and I'm expecting a 10% return after I pay all my bills, not including debt servicing, it's gonna pay me $10,000 a year. Yep. That's a 10 cap.

Steve: Right.

Corey: 20 cap would be it's gonna pay me $20,000 a year. A five cap would be it's gonna pay me $5,000 a year. Y'all rewind that. But, you know, again, knew none of this when I bought my first mobile home park. So It's crazy to me

Steve: that you bought mobile home park. You didn't know any of this. It's nuts.

Corey: None of it. None of it. Knew it when I got that first appraisal. Knew enough about it through listening to stuff like this where I was like, oh, yeah. But didn't understand the like where where the expenses were going to get put on the appraisal.

So on an appraisal, everyone that I look at, the one the number that moves the variable that moves is vacancy loss. Mhmm. So vacancy loss is basically how much rent am I going to lose this year to vacancies slash evictions, all of that. So vacancy and rent loss. That number moves on the appraisal.

Sometimes people put it at 5%, 11%, 20%. Mhmm. You know? I think it's just a number they pull out of thin air.

Steve: Oh, yeah. Probably whatever they they feel comfortable with.

Corey: Well, they want to get the expenses to 40% on every property. If you're if you're running a perfect tight ship and your expenses are 20%, when you get the appraisal, they're going to be 40% magically. And the reason why is because they're hedging. They are hedging in case the bank has to take this product back.

Steve: Alright.

Corey: If they take this asset back, the bank isn't going to run it as we are going to run it as our own child. You know what I mean? We're not going to be hands on. I understand the process. You know what I mean?

But that just helps me with my offer when I'm going to buy it because since I know the process, I can very clearly pull data and show you. Hey. Look. This is a 20 cap property. You know?

I've got the data right here to show you out of the appraisal. It just helps me with my offer. It doesn't it doesn't hold me back from doing the deal. And that's, you know, that's something I could talk about all day is how to move the cap rate.

Steve: So how did you go from that was your first mobile home park, which you weren't trying to buy and then you bought. Mhmm. And now you've got how many?

Corey: 10.

Steve: 10. So how did you go the first one to where you had 10?

Corey: So we borrowed more money than we had in it. And then we're like, can we do that again? And so once you get a track record, just stack a few successes, it becomes easier to find money. Deals also come to you because people reach out to you and say, hey. I got this.

Steve: Right.

Corey: What is it? It? But for us, you know, I can I can name them down? I mean, a broker called us about a deal in Willis, Texas. We had already bought another mobile home park at that point.

We did a little marketing class for free Mhmm. Fired off ringless voice mails and got a mobile home park off of the deal that we did in class. Yeah. So we bought that one for 100,000. It was a 10 unit mobile home park that we felt like we could get to 15,000.

Mhmm. And we still we we got it today. But it and Willis kind of happened at the same time, so we bought two right there together. And they weren't they weren't expensive parks. We're talking about a $100,000 and 275,000 or 250,000.

So 350. We had two more parks. They're both good and bad, you know. And then we we were like, hey. Look.

We went to borrow money against our one in Willis. We ended up with $0 in it because we bought it so deep. Mhmm. Can we keep this going? Can we evaluate them and do it?

Now we we did this and, I mean, we've done it all the way up by Amarillo. If you look at Texas, our two mobile home parks that are furthest apart are 800 miles apart. Wow. We you know, as those opportunities came up, you know, we we took them. So that that one up by Amarillo was a pre foreclosure lead that a guy sent me.

And I thought it I thought it was a way closer town, and I told him I'd go look at it. And I went and looked at We ended up liking it because it was city water, city sewer, individually metered. It's our least favorite part today. It's easy to manage, but they're building a vet school there. And so they came in and built a 500 unit apartment complex, which devastated rents.

Steve: Why?

Corey: Because the vet school. So the vet school isn't open yet. Mhmm. But the the apartment complex for the vet school is there. So the the population hasn't caught up.

So they've they put a bunch of inventory on the market, that that kinda made it hard to rent. You know, we were anticipating getting $800 a month rent. We're getting 7. Overall, I mean, we've got in that park, we've got about 80% of what the park's worth.

Steve: Yeah.

Corey: Most people be like, oh, man. That's great. You know? Because you're gonna go put 20% down on whatever you're gonna buy anyways. For us, we wanna be down around 60%.

But the park's so easy to manage. You don't really think about it, though.

Steve: I mean Josh Hanks wants to know about USDA. You were talking about that earlier?

Corey: USDA website. So the USDA has a foreclosure website. It it's people found it because whenever I first got on it, stuff had been on there for years, years and years and years. But now very rarely do you know, most of it gets bought at auction now, I guess, because it got so hot, but everything got bought off the website. But I don't ever look in Arizona.

Basically, the USDA has a program where in rural communities, you can get these really good loans to build houses. 100%

Steve: financing.

Corey: 100% financing, 2% interest rates, whatever it is. Mhmm. Great great loan products, but they take a lot of stuff back, which is amazing. But they take a lot of stuff back.

Steve: Well, they have to because they're a 100% financing.

Corey: This is true, but I mean, man, like, there's an apartment complex that came up in Cameron, Texas and the reason why they took it back was simply because of their own rent controls. They wouldn't let because they had done that. They couldn't raise rent enough to where the deferred maintenance was killing the guy. I mean, we went and looked at it. It was 64 units and had USDA financing on it.

We were gonna try to buy a sub two. And, he's like, look, You you know, you can buy it. I'll I'll you catch up the mortgage, do whatever you wanna do, but the USDA is not gonna let you raise rent to market rate. So you're gonna you're gonna be in the same boat I'm in. I can't fix anything out there.

I'd love to, but I can't. And so, anyways, that was, you know, that was a a USDA website lead that came up. Now they it it went to the auction. It didn't sell, and then it goes on to the USDA website as a listing. So then you can offer on it.

I can offer on it. You can it's on MLS. And if they accept your offer, it's not like a bid process like the HUD HomeStore. I mean, it's just I make an offer and they decide if they wanna accept or not.

Steve: Yeah.

Corey: You know, at the beginning, I didn't cherish that website enough because I thought I mean, I was one of the only people that knew about it. I was looking at a $7,000 house in Longview and, I looked at it for, like, four months trying to decide if, you know, is $7,000 a good deal for a brick house? Says it's a three two. We'll circle and I looked at it. I mean, every month it was on there, and I kept thinking the same.

It's $7. Is that a deal? Now I know exactly what to do with that house. You buy it for 7. You owner finance it for 30.

Steve: Yeah. $7, you can't lose.

Corey: Yeah. I mean, you could give it to them for no money down. I mean, there's no, like, hey, move in. Fix it. Do whatever you want to do.

Steve: Sonia, Ray wants to know how you found your private private money.

Corey: So private money came from, a bunch of different places. Once we started stacking success, people were just offering us a little bit of money. What could you do with 30,000? What could you do with 40,000? We found out a lot of these people had a lot more money than 30 or 40,000.

As we continue to pay off our loans, refinance, do everything we needed to do, they just kept giving us more money. It came from friends and family. Mhmm. I mean, quite honestly. But, you know, when people ask that, where did it come from?

It came from, you know, twenty years of friendship and bonds and, I mean, it came from that. And then it came from having the skill set to be able to go recognize something, but then also communicate what that something is. Coach Jimbo Fisher for the Texas A and M fighting Aggies, and I was watching his press conference. I'm a fan. And he's talking about living in vision or circumstance.

And I'm like, oh my gosh. It's mind blowing stuff. Because Because I feel like I live my whole life in vision. Mhmm. Most people just live in circumstance.

They they don't never see what something is. You know what I mean? Or or what it can be. They only see what it is. Mhmm.

And I I skipped that stage altogether. You know what I mean? Like, I'm and it's not because I'm optimistic. It's just because what happens if what's my worst case scenario? What what happens to me if this deal goes south?

Do I lose a 100% of the money? No. Do do we all die? Probably not. You know what I mean?

So what what does it mean? If I if I go in on a deal and I lose money, I can make more money. You know what I mean? I can't create that opportunity a second time. I just can't do it.

We're buying 57 units right now for $800,000. You know, when when you're looking at that deal, you know, he's got his books out. He's wrote them down in pencil. Looking at the gross rents, he's carrying, you know, $12,000 a month, which is $200 a door. And you're going, wait a second.

When I was out there, he said so and so was paying $4.75, so and so is paying you know? And I've got the market rent pegged at around $6.50, but I'm I'm just looking. I'm going, where's the rest of the money? So finally just ask him, like, where's the rest of the money? And he's like, oh, if they pay cash, I just take it in my pocket.

Oh, alright. Well, that's good. You know what I mean? Like, because because it you know? But everybody else just they get it on the piece of paper, and they're, like, oh, man.

Yeah. That's no good. Mhmm. Bad deal. Bad deal.

I'm like, no. That's 45,000 square foot of real estate on several acres of land for $17 a square foot.

Steve: I'm hearing basically 13,000 a door.

Corey: That's it. I mean, you you're better at math than I am because you're you did that without a calculator. But you where can you build that?

Steve: You can't get that. I mean, 13,000 a door. Like, you freaking buy it now.

Corey: So so you're in a town that's got 10,000 people in it. Mhmm. Okay? Texas, I mean, whether it's from immigration, whether it's from people moving from other states is growing, which means the big urban areas are displacing people into the smaller communities. People are finding it harder to make a living selling whatever it is they want to sell.

They could be a welder. They could be whatever, but they can't they can't afford their their shop rent anymore in Fort Worth.

Steve: Yeah.

Corey: Because they're getting pushed out. Amazon moved to Fort Worth. Amazon's bringing a lot of jobs. Mom and pop gotta go figure out where to make money. So moving out into these rural areas, these rural communities.

Well, when you move move into a rural community, there's a dynamic that's happening out there that you cannot build replacement housing. You can if you wanna live there, and I can if I wanna live there. But an investor can't go in there and build replacement housing.

Steve: Really?

Corey: You can't rent it for you can't rent it to get any type of return.

Steve: I see.

Corey: So if if market rents from 600 to 800 is where the average is, you can't go build a state built house without some sort of supplement, some sort of government grant or something to make it make money. So why tell me, anybody in the whole world, get jump in the comments section and tell me why I'm messing up by investing in a small town. If they're going to tear down five or 10 houses every year in that town and you can't build the replacement housing, but people are getting pushed there right and left, how how how am I gonna lose money in the long run? And then especially if the mentality is if I if I'm moving to a rural community because I'm working for electric co op or I'm a welder or whatever and I get a job assignment there, am I gonna go out there and buy a house? No.

That's right. So what you know, you're you're you're in a renter's market and and this mentality is the same. I'm gonna rent until I find something better. And then you fall in love with the school district. Then you get a local girl pregnant.

Now you're there. You know what I mean? Like, you're you're done.

Steve: So how did you get from 10 mobile homes or parks, however many you had, to apartments? That's a new seller.

Corey: Development. It not that new. We bought our apartments in in August. But, really, for us, it was just opportunity. You know, vision or circumstance.

Mitzi Diane, wholesaler down and and and, this is the one we're having our mastermind in at the end of the month in March. The mastermind over our first apartment purchase. She just brings this apartment deal, puts it on the Internet, puts it in Roughneck Real Estate, the group. Bang. Boom.

Steve: Posted it in the group.

Corey: Posted it in

Steve: That's how you found it.

Corey: That's how I found it in my group. So so I tagged the big guy. You know? All the big guys in Dallas were calling me up to buy my lunch. Teach you know, I was teaching them ringless voice mail and all this, but they all wanna go eat lunch.

I'm eating lunch and, like, how can we work together? I'm like, dude, I find these things out in these rural communities all the time. I think they're deals, but I need money to do them. You know? Do you want a partner?

Do you know anybody with money? Do you oh, yeah. Let's do it. Very first one that comes up. Very first one that comes up.

We talked about H E B. Do you know what Whataburger is?

Steve: Yes.

Corey: Okay. So H E B is the Whataburger of grocery stores in Groesbeck.

Steve: Okay.

Corey: I mean, not Groesbeck in Texas. So there's a small community that for twenty five minutes, I can be in San Antonio Riverwalk. I'll be standing on the Riverwalk if I leave this community. But it's got a good school district. It's a service community.

It's right outside of San Antonio. San Antonio is one of the fastest growing cities in

Steve: My hair is blowing up.

Corey: The United States. So here I am. I'm looking I get this I mean the picture is right there in front of me. And I'm looking at it and I see the Interstate 35. I see H E B Plus which you know H E B you know any big Walmart doesn't just go build something.

I think it'll I think make money. Right. They have a whole team of people Mhmm. That run it, and then they run it through another team of people. And they run it through another team of people.

Hell, by the time that they finally decide to build demographics that they decide to build off of might not even be true anymore, which what I found out in oilfield towns. Oilfield towns, like, they rise up and they need hotels. Mhmm. And there's a saying when when you start seeing hotels pop up, that means it's about to bust because that there's enough data there for people for the hotels to be like, oh, well, finally we can we can build something. It's like, well by then there's no more oil left.

We're on to the next town. You know what I mean? So so they H E B's built a build there and our apartments have four acres of vacant land right next to H E B. So you see all these shopping centers and stuff that are around Walmart and stuff like that? That's the first thing I visualize is a shopping center with a Starbucks and everything else next to H E B because it's it touches Interstate 35.

I mean, you're right there. You can see our land from Interstate 35 and H E B already did all the work for us. It's there. They're they're they're placing their bet. I want to place my bet along beside them.

Right?

Steve: Yeah. Well, they say one of the best places to invest is if there's a Starbucks in the area. Right. Someone's already done their research.

Corey: That's right. And same way with HEB. So I wanna place my bet beside them. Mhmm. So I I see this land.

And since, you know, I'm friends with Dave and them, like, you know, we always jibber jabber on Dave Hill, the storage guys. I'd think self storage. So I do the research, and there's three self storage facilities in town. All of them are full. All of them are full.

Like, no more. But no visibility. Can't find them online. Can't see them from the street. They have zero visibility.

They're just kind of invisible. One lady is like 98. She's pretty funny. But, you know, so I'm looking at this thing going, yeah. This will work.

But I start trying to get all the big guys involved and they just nope. Nope. Nope. Nope. Nope.

Nope. Nope. Nope. Nope. Nope.

Nope. Nope. Alright. I don't know. You know?

So then we go meet with these attorneys. Like and I'm not wearing sweatpants. They used a little warm outside. But we go meet with these attorneys, and they're you know, we we talk them into doing the deal. Like, we pitch them.

I pitch my ass off. Mhmm. And like, yeah. We'll do it with y'all. Y'all get 20%.

Bring a 100,000. Y'all get 20%. And we're going to take 80%. And I'm like, yep. Let's do it because we can do a bunch of deals with these guys.

We they they see our vision. We can we can go in partnership. But my partners are like, no. You know, we've got 400,000 down. You know, let's just see if we can get our own bank loan on them.

So we're kind of going back and forth. Well, Mitzi comes back, and she's like, hey. These people need to sell, and you gotta close by x number date. And so, you know and I've negotiated a owner finance transaction for 400,000 down. And we're like, well, we got well, you know, we got the down payment.

You know. So it was like, alright. Well, you know, so and I didn't want to do that deal because I didn't want to be broke again. Mhmm. No.

It took us a long time to get that 400,000. And we had it and we had a lot of projects. We're moving mobile homes, buying mobile homes. You know, we're finishing a lot of mobile home parks. And when we put that 400,000 down, all that all that work was gonna stop.

And so we did it. And, you know, it was on a hunch because the only other apartment complex in town was brand new. It was renting two ones for $9.50, and ours were renting for $5,600 a month. Mhmm. So if we could raise rent, we could force force that appreciation again, make it worth more just by adding income.

Steve: Alright.

Corey: When you add income, you don't take on any other expenses. Mhmm. Your water bill doesn't go up because you're making more money.

Steve: Right.

Corey: Your insurance bill doesn't go up because you're making more money. Your taxes your property taxes can go up. We're finding out if it's making more money. But long story short, you you force that appreciation. So we did it.

We bought it in August. Gross rents were 16,000 a month. I think right now we're sitting at somewhere $2,122,000 a month. Once we get everything up to market rate, it's gonna be $2,425,000 a month. And, I mean, you you you know multifamily, you know cap rate, you understand NOI.

None of those expenses changed. We didn't we didn't go out there and put granite in. And you

Steve: doubled the property value.

Corey: We doubled the property value in that short of a time. And that's and that's that's the game. You know, long term, do I wanna own that? I feel like we paid too much for it. Mhmm.

Me personally, because we paid that $400,000 summit, and we want the land. $400,000 assignment. $400,000

Steve: assignment. Nice.

Corey: Yeah. So and and she and and Mitzi negotiated that deal and took her assignment on a note. So we've been paying her 10% interest only on that on we we gave her a 125 of it, I think, and then another 70 a month later. Good for

Steve: her, though. That's awesome.

Corey: Yeah. So, I mean, we she's been getting a check from us every month Yeah. Which is good. I mean, it made us able to do the deal. We're gonna sell just the apartments and keep the land.

Mhmm. And then we're gonna keep the land. We're getting the land, and we're getting a, credit line against the land.

Steve: You can sell the apartments and keep the land?

Corey: The the four acres that's next to HEB.

Steve: Oh, I see. Yeah.

Corey: So we're we're gonna keep that land. Mhmm. Not it's like we get rid of the apartments. You know, we get all of our money back out of them. We keep the land.

It's like a little savings account, but it's also we're gonna put a credit line on it. Mhmm. So we'll be the land should come in at around 700,000 is what it's worth, and we'll be able to borrow up to 70% against that. And, you know, our bank will loan us 70% of it. We'll go buy something.

And then when we get ready to refinance that, they'll just replenish our credit line and we'll be able to roll it over.

Steve: Keep doing it again.

Corey: So that's that's our plan with it. It's pretty interesting.

Steve: So I have to ask, roughneck to real estate. What does that mean?

Corey: Oh, man. It you know, roughneck real estate started out as a group where I could talk to Jeremy Miller, a guy that, you know, followed me on regular Facebook.

Steve: Uh-huh. I was

Corey: sitting in front of a pre foreclosure talking shit on on Facebook Live, speculating that they were going through divorce because they hadn't listed it, and there was equity, and there was all these things going on. Put a note in their mailbox. Daughter gets off the bus on my Facebook live, checks the mailbox. I'm giddy. Look.

She's got my note. She's got my note. Walking into this house, and I make the neighborhood looking for other houses for sale. Get off. And all that note said was, I can stop your foreclosure on my phone number.

I didn't never put my name or anything on there. She searched my phone number, took her to my Facebook. Very first thing is my Facebook live where she watches her daughter get off the bus and me celebrate. And at that moment in time, I knew that I couldn't my sellers were gonna find me, through Facebook. And so my Facebook needed to be just plain Jane.

You know, no Our I never really talked politics on there anyways. But, I mean, it needed it didn't need to be about buying houses and being an entrepreneur and all this. It needed to be funny, entertaining Corey, you know, because when people find you, they wanna they they don't wanna find a business. They wanna find a human.

Steve: A person.

Corey: Right. And so, you know, that that became that. And then, you know, I came out to a conference out here in, in Phoenix, and I was like, you know what? I'll start a Facebook group. So I started my Facebook group and, made it closed, and it just kind of it's kinda grown into something.

Steve: That's why it's closed. I noticed the other day.

Corey: Yeah. It's it's a closed group, so the sellers can't find us. But in, you know, in and of itself, it's got its own personality.

Steve: Yeah.

Corey: You know, I love the people that interact within there, but, you know, we I started shitting on gurus a long time ago, but it didn't get heavy until those, you know, six, seven, 8,000 people in roughneck real estate. And then all of a sudden, gurus started reaching out and being like, what did I ever do to you? And I'm like, I ain't nothing to me. I don't even know who you are. But you know what I mean?

Like Right. Like, I'm not if like, I'm talking about gurus. Like, I'm talking about no hud gurus and, you know, fake

Steve: gurus. I love that. I love that hashtag.

Corey: I'm like I'm like, why are y'all like, like, why are you taking offense to a to a hashtag that doesn't you know, I don't even

Steve: If it doesn't apply to you, they won't don't be offended.

Corey: Don't don't be offended. Like, you know, like, what what does that why does that bother you Mhmm. If you're not if that's not what you are? But I I feel like there's I I feel like there's it it's really tempting. I had somebody offer me a $100,000 to coach them in real estate.

Mhmm. And I had to look at that $100,000 for a long time before I could turn it down, but I I got to thinking about it. I was like, you know, if I take that 100,000, what are their expectations on the other side? I don't do this for money. I could go make money in the oil field.

Mhmm. We talked about this before we got on camera. Yep. It's a security of my daughter that real estate's appealing to me. But then also having a entire group of people, like, we have a office staff right now.

Maybe they're watching. Hi. If you're watching, what's up, Robin? What's up, Whitley? Love y'all.

Love Diane, she's not in office. She's only on Monday and Fridays all part time. But, you know, they're they're sitting there and, you know, if I go find a property, if we go make some money, everybody in that office gets a bonus. Mhmm. You know what I mean?

If if we don't have that, you know, their livelihoods are directly affected. Whitley gets paid bonuses to do leases. You know, she made, like, $1,300 last week. It's what I made last month. It's like, you know, I make I make a bonus when I sell something.

It's a thousand dollars. Other than that, it's $1,300 a month. Now I got American Express that I'll eat something later with. You know what I mean? But the the benefits are there.

It's worth it. But it's not about money for me. For me, you know, when when things you're in real estate and you're looking at that $2,000 a month mortgage. I sell my house. I sell my guns to eat.

I move into an RV. And I'm looking at my lifestyle, and I'm just reviewing everything. And I got a daughter, single dad, you know, everything that's going on with that. It's like, why am I still here? Why am I still in real estate?

Why do I want to go this path versus quitting and going on? But it's like, what happens if I quit today on real estate? What happens to my partner, Jacob? I can see his wife.

Steve: Mhmm.

Corey: What happens to Shane? What happens to our lenders? You know what I mean? So it's you're kind of pot committed.

Steve: It's a lot of people.

Corey: It's a lot of people.

Steve: Depending on you doing well.

Corey: On on us doing well. But it's also like this. Like, you know, the the reason why we were in that situation a couple years ago was because of the margins. Mhmm. I mean, it's hard to scale buying a $5,000 house and selling it for 30 and adding that equity on your books.

When I can take an apartment complex and force a million dollars worth of value in six months, once I develop that skill set, now now I'm out of the poor house indefinitely.

Steve: You know

Corey: what I mean? Like it it it will never approach you again. Once once you source enough private money to where right now I think we got somewhere I think we got access to about 5,000,000. I know it's over 3 and a half million but I don't I don't know exactly. I don't ever look at the scoreboard because it doesn't change the score.

Yeah. But once you have that, now now we don't rely on a wholesale fee. We're doing a deal right now. We're buying it for I mean, we're we're gonna make over $600,000 on a hotel. On a hotel.

Not a hotel. Not a not a not a place you go to stay on vacation, but

Steve: Whole.

Corey: A hotel. You know? But we wouldn't be able to do that without private money.

Steve: So let's talk about that. What is that deal?

Corey: It's a land deal. Mhmm. It's a it's a land deal. It's a bandit sign lead. Guy calls off a bandit sign.

We make our offer. He said we'll take $3.50 for it. We get a CMA, a conservative CMA of 950,000 because we're gonna subdivide it into five properties. So it's a trick we learned. The old grows back house hack.

We've known how to do this forever. I did this with my first property, my personal property, my personal house on 60 acres. If you've seen the video of me burning down a house on the Internet before I closed on it, that that property, I subdivided that property. I think

Steve: I saw you demo something. I didn't see you burn it.

Corey: Oh, I've I've demoed a lot, but I actually burned a house down before I closed on it. So they bought a house on 60 acres. It had a spare house out in the woods. Mhmm. I found the house in the spare woods while I was playing with my equipment out there, clearing.

I'm like, hey. There's a junky house. And so I took the just went to the store, got some gas, poured it in there, threw a Molotov cocktail in there. Couple years later, Emery's mom was there that day. We weren't dating at that time, but she was there and she had videoed it.

Well, I didn't know there was a video, you know. We didn't even hardly talk when she was there. She just ran into me at the gas station. What are you about to do? I'm about to burn down a house.

That's cool. Can I come watch? I was like, I don't care. Come on. So we burned down this house where she you know, we're sitting there.

She's like, you know, I have that that video of you burning down that house. Right? I'm like, no. Let's get it. So we made a marketing video out of it and it wasn't until that moment in time that I realized burning down a house was arson.

I put it on the Internet and it got 80,000 views and 90% of them were people telling me that I just committed arson. I was like, I didn't even own that house. When I burned it down, you know, everybody showed up. The fire department, the police, everybody showed up. They're like, what what are you doing?

I'm like, I'm buying this. Like, you're buying it. And then then like, you know, they had to call the bank. The bank was like, yeah, Corey's buying it. And you know, they're like, oh okay.

You don't care? They just burned that house? Well, I mean I I mean, there's nothing we can do about it now. The house is burnt down. Correct?

I'm like, yeah. So anyways, the the closing went from being like a thirty day traditional close to like a seven day close. And the the bank sent my buddy down, to my work, which was right by signed all the paperwork to close on my first house. That was 02/2012. Yeah.

Way before I got into real estate. But I subdivided that land kind of as a project while I was working in the oil field. I just cleared it all off, built a couple of ponds and, you know, sold some tracks off and did all that. And then we did another property on 32 acres where we subdivided it and sold it. And anyways, I mean, it's just something that we know we can do because we we understand.

You know, buying land is kinda like buying drugs. You buy a kilo of coke, you pay x amount of dollars, you sell it by the gram, you make that much more. You know, that's I learned that listening to rap music. I know that the same way with houses or with the same way with land. You know what I mean?

Like Yeah. Land, you, you buy it big and chop it up and sell it small, you're you're gonna triple the value.

Steve: So what does your organization look like today to run the kind of operation that you do?

Corey: We have four employees. Full four full time employees.

Steve: And what are their responsibilities?

Corey: So Whitley does leasing and evictions Mhmm. 100%. Robin pays all the bills. In other words, you know, like right now, she was texting this morning about a, a billboard we're getting. So, you know, we're texting back and forth about that.

And she does like, Robin Robin does a little bit of everything because that's my business partner's wife, so she's I mean, she's got her hand in everything. And, actually, right now, we had a apartment line bust in the attic for water and just flooded, like, four apartments. So, and we were dealing with that yesterday morning. It's like, how did this happen? You know?

Heck. I don't know. You know? It's like we're so we're gonna be fighting with the insurance company, but she's gonna be spear in that spearheading that fight with the insurance company. And then Diane is bookkeeping.

She like, I don't really know. I mean, I know what Diane does, but I don't know the specifics. You know? She asked me for my receipts all the time. So, like, I don't

Steve: So you don't have, like, an acquisition or disposition?

Corey: We don't well, Jason Witherspoon, as far as for the that other side of the business, which is Jason has become a business partner of ours. We just started our own company together with him. Mhmm. You know, Jason does basically a lot of our acquisitions, but, you know, it's really like, if we get if we produce leads, Jason goes and looks at them. Mhmm.

He reports back. We, you know, kind of good cop, bad cop on the offer. You know? I'm the asshole. Jason's the Nasco.

Steve: Mhmm.

Corey: And so we go back and forth, get our offer accepted. But it's I mean, that's how that's how the business makes a lot of money, but it's the tame side of the business. It's not you know, property we run an entire property management company. We became property managers because

Steve: On your own properties.

Corey: On our own properties because we realized that was the one thing that if we could solve that problem, we could grow as big as we wanna grow if we could manage property. Mhmm. So we built a property management code. It's been the most painful experience of my life.

Steve: You're managing other people's properties now?

Corey: Jacob's becoming a licensed agent, and he's we're actually gonna offer that because it's like this. If Steve wants to do business in Texas, but he doesn't want to do property management, we're not gonna do turnkey anything.

Steve: Mhmm.

Corey: You're gonna come look at it. You're gonna make your evaluation decide what you wanna do. But if you wanna invest in Texas on a lead that we find, then then we'll manage the property for you. It's it's not that hard. You know what I mean?

Steve: Now. What? It's not that hard now, now that you've got your people in there.

Corey: It's remote managing has its own issues.

Steve: Yeah.

Corey: It's it's difficult because contractors are you know, I mean, we went through through three we wouldn't on Canyon, Canyon wouldn't have been as painful if three contractors hadn't stole from us. You know what I mean? But that how are you gonna know that they're gonna steal from you, you know, in the fourth month of their job? Like, it's like, you know, one of them sent me a $1,200 bill for mowing the grass. Like, dude, we didn't ask you to mow one.

$21,200, I would come up there and buy every tenant a lawnmower before I paid $1,200. That $1,200, on an appraisal just shows a big red flag. You know what I mean? Now wait. You aren't paying 200, then you're paying 1,200.

We think you're hiding something in expenses. That $1,200 could could take a $144,000 of value off of the property, you know, essentially. So I was like, I was, you know, I just told him I said, look. You'll get paid for that one. Yeah.

I'm not gonna argue over just not gonna waste a bunch of time arguing about that, but you'll never work for us again. Mhmm. And so we we just parted ways with him. But, you know, that was the that guy was actually his problem was that he would he would he he'd just go out there. He was like, I'll put two roofs on this week.

Why? Like, who asked for roofs? We didn't we didn't nobody we didn't even know that he's like, well, you know, they just they were gonna go bad eventually. Anyways, we're like, no.

Steve: That's not

Corey: that's not how this works.

Steve: Awfully presumptuous. So one cool thing when I was trying to, you know, create come up with the, thumbnail, right, to to promote, you know, I went through all your photos, and every single one's got Emery in there.

Corey: Yeah. She's here today.

Steve: Yeah. She So talk about, like, you know, your your motivation because we we we touched on it earlier, but what is your why?

Corey: You know, putting putting Emory as my why is unfair to Emory. It puts it puts undue expectations on her. You know, my my wife is way bigger, way, way bigger Mhmm. Than Emery. Emery is like, Emery Emery made me wanna be a better person.

Right? So she just, ultimately made me wanna, I don't know, just just live differently. You know? Yeah. Not really, not really a, I can't really put it into words like what Emory actually means from, you know, I mean, anybody that has kids kinda knows what that is, but we've been through a lot.

And and, you know, she she just means a lot to me. But our why is bigger than that. Our why is, you know, Jacob's mom. Our why is, Shane's parents. You know, you just look you watch the people that worked their whole life, and, I mean, they did a great job of saving money.

Mhmm. And now They

Steve: did what they were supposed

Corey: to do. They did what they were supposed to do. And now we are able to go out and and, and be a force in the marketplace and provide them actual passive income to where they get to take my daughter because they they Honey and Poppy, I don't know if they're watching, but, you know, they're a big part of Emery's life. And, you know, Honey took Emery on a Disney cruise for, for her last birthday. But we paid Honey a lot of interest last year Mhmm.

On loans. You know what I mean? And she's a big supporter of us and just helps us do a lot of stuff. So our wise I mean, for me, it's like, you know, if this was about money, there's a lot of other things I could do for easier money. It's not about money.

Like, it's and it's not about legacy. Like, I don't care what you know, I was watching the movie Troy the other day, and, you know, Achilles is worried about his legacy. And, you know, I I'm not worried about that. Like, I'm not I'm not concerned with legacy. I'm not concerned with trinkets.

I'm not concerned with any of that stuff. What matters to me is that core group of people that whenever I was laid off from work gave me an opportunity to work. That's all they did was give me an opportunity to work, and we we took it into something else. We took it to another level, but that goes back into the cream rising to the top and work ethic and everything out, but also never quitting because it would have been easy to quit. I don't know about easy to quit, but it would have been there's a lot of time quitting would have been the the most obvious decision to most people, and I was doubling down.

It's like, you know, we're gonna go harder. But Emory is a big part of it, but, it it goes a lot further a lot further and a lot deeper than that. All of my business partners, even the ones that came on for the first mile on park, And we had a very clear vision about what our expectations are and what we want, and money is money is on there. I mean, it's obviously a driving factor, but it's it's it's about providing those opportunities because our I mean, mean, ultimately, our parents are the ones that believed in us and, you know, invested in us and gave us this opportunity. So, you know, it's it's more about, you know, convincing them, not really convincing them, but, like, hey.

Look. You did great. Now stop working and go hunting. I'm gonna

Steve: take care of you.

Corey: Yeah. Go go you know, we can do it. We got it from here. But and they're and they're slowly realizing that. So

Steve: That's awesome. That's powerful. Is there any last message you want to leave everybody with?

Corey: I don't, you know, I don't really know. I I, you know, vision or circumstance is a big part of my life, but there's there's a I don't know. I mean, you just heard my whole story. I didn't know what I was doing till I was 90% through with most of the deals that we'd done. My big message is don't let people put you in their box.

Mhmm. I put people in my box all the time. You know? They ask me and I'm like, no. I wouldn't do that.

Steve: Right.

Corey: You know? But, you know, I I wouldn't let people put you in their box. Like, you know, if you're out there right now and you want to go find a deal, you got a Driving for Dollars app that's $35 a month. That's an easy decision to make. Make your phone calls.

Fail. You're gonna get hung up on. You're gonna get cussed at. Don't worry about it. Just keep going.

Keep doing it. Stay consistent because that's the only thing that got us here was consistency. And then and and when you get that deal, somebody actually wants to sell, don't let everybody in the world tell you that's not a deal. Let the market tell you that. Put it under contract, introduce it to the marketplace, and take the feedback that you get from that and go back with the investor you trust the most to the seller and see if you can get a deal negotiated with an experienced guy.

Everybody always wants me to teach them something. I'm like great. Where's your deal? Oh I don't have one. Well go find one.

I don't know where. Get the drum for dollars out. I just gave you it. Yeah. Go go get it.

The winner go the hustler wins. Get in the neighborhoods. Find the shitty house. Skip trace the owner. At least come to me with an address.

Right.

Steve: You know

Corey: what I mean? Mhmm. Absolutely. Don't come to me and say, I want I want to learn from you and have, like, not a deal, nothing. You know what I mean?

We're we're talking about this right now on a podcast. We talk about it every day in Roughneck Real Estate. We talk about it on Propello every day. We talk about it all over the place. You know what I mean?

You can find a deal. You're just not looking. Take a different route to work.

Steve: If you want it, you'll find it.

Corey: If you want it, you'll find it. Then once you find the deal, everything else comes easy. Like, you know, I didn't believe that earlier but, you know, it was the easiest money we ever found was the $800,000 for the purchase we're making at the end of month. Mhmm. It was literally a text message.

And and the crazy thing was it there was a first person I should have text message, but he was the last person I text messaged.

Steve: What do you mean?

Corey: Like, I should have asked Jeff for the money first, but I went everywhere else and tried to find it first. Mhmm. And then I was sitting there one day and I was like, you know what? Jeff texted me the other day. He said he had some money to deploy.

I wonder how much? Hey do you have 800,000? Yeah I'd probably raise it. That was it. That was the response.

You know next time I see him, I'm like hey yeah we're doing that. Oh yeah yeah we got that. Yeah. Like and and it was that simple. But, you know, at that same time, like, I remember what it was like trying to find 15,000 and try to, you know, like I mean, I spent I I bought a deal.

I had to borrow $1,100 from my mom to close on it and I was completely flat broke. And I bought that deal and, you know, almost cried in my bed because I left my family in such a situation, spent all of our money on houses. Mhmm. And that was it. And, you know, that was when I made the decision to sell my house.

That was when they made the decision to get out of that prison that was that mortgage payment, which landed me in a RV, but doesn't matter. You know what I mean? To me, like, that sacrifice has spurred the gross, and and it and it set expectations for me. Where now I'm not looking, you know, before I would have I mean, it's like I had to have this house. It was a mental block.

Mhmm. Such a mental hurdle. I had to have it. It's where Emory brought Emory home from the doctor, hospital, everything. You know?

Just such a mental hurdle. But once I released it, it was like, well, now I got a lot of things I can focus on. I'm not trying to make this house payment anymore. You know what I mean?

Steve: Yeah. Absolutely. Alright. So I think that's probably a pretty good spot to end it. So, guys, if you need help at all getting ARVs, closing your deals in the Phoenix market, definitely reach out to me.

If you want a copy of our script or assignment contract, opt in at realestatedisruptors.com. And Corey is speaking tomorrow night at Dave and Buster's. We're starting at 04:30. Food's included, drinks included. So Dave and Buster's tempe at 04:30, and Corey will be speaking at five.

Bring your questions because, I think we're all gonna have a good time tomorrow.

Corey: Man, I'd I'd like I love the live scene. I just love it. I don't. I'm a little bit different there.

Steve: And, again, guys, sign up for WeLive. I want I want to get this as big as we can for Max. And if you like the show, please show this episode right now because a rising tide does lift all boats. If someone wants to get a hold of you, how do they do that?

Corey: Roughneck Real Estate Facebook group. Awesome. I mean, it's the and we're giving away tickets to We Live.

Steve: That's right. So So get in there now, guys.

Corey: Yeah. Get in there and get

Steve: Instructions are in there.

Corey: Yeah. It's it I mean, that's gonna be a good event. Yeah. I mean, I love Max. Like, you know, people ask me about him forever.

When I finally looked into him, I was like, man, I like this guy. I like this guy a lot. So

Steve: Yeah. He's a real genuine dude.

Corey: So yeah. I like him. Steve, thanks for having me on.

Steve: Yeah. Absolutely. Alright. Thank you guys for watching, and thank you. That

Corey: was awesome. Thank you.