Wholesale Apartments Just Like Houses

Steve Trang: Everybody. Thank you for joining us for today's episode of real estate disruptors. So we have Javier Inaho with billion dollar border mastermind. He flew in from North Raleigh, North Carolina to talk about how he went from 32¢ in his bank account. To over 690 doors.

If this is your first time tuning in, I'm Steve Trang sales trainer for some of the top wholesalers in the country, and I'm on a mission to create 100 millionaires. One question I do get all the time is how do I become one of the 100 millionaires? The information on this podcast alone is enough for you to become millionaire in the next five to seven years. All you need to do is just take consistent action, and you will become one. When you hear a nugget, please type it into the comment section.

And after the show, identify your single biggest takeaway. If you could just focus on that after the next seven days, I promise you, you will become a millionaire. If you get value out of the show, please tag her from below or share this episode right now. That way, we can all grow together. And this is a live show, so please ask your questions for Javier to answer.

You ready?

Javier Inaho: I am ready.

Steve: Alright. Awesome. So first question is, what got you into real estate?

Javier: Alright. Well, coming into real estate, I have a really good friend of mine. He's a chiropractor. And he called me up one time and said, hey. I have this event I wanna take you to.

And I said, sure. And it was one of those three day kinda seminars. You come in for free, and then you pay for the upsell. And I think we ended up paying, in, like, 35 k. Like, super hard sell, and, we split it, you know, and and that's how we started.

Steve: Back to the room.

Javier: Yeah. Like, am I ever gonna get up, go sign, you know, sign the back, and, like, for me, I don't really need all that motivation. Right? I'm like I'm like, I didn't wanna do it, to be honest with you. But he's like, hey.

I'm gonna do it without you. And I said, well, if you're gonna get ripped off, I'll just get ripped off with you. That was my thought process. We'll just we'll split it fifty fifty.

Steve: Good friend.

Javier: Yeah. Yeah. And, and that's pretty much it. That's how I got started. But I knew that at some point, I wanted to do real estate.

Right? And I'm just glad that he was able to he dragged me out there.

Steve: Alright. So, this is a good friend of yours. Yes. Is he still in real estate or the chiropractor?

Javier: Yeah. He's, so he actually has t s stage four cancer. He's right before we did this. And, the doctor told him, hey, you got two weeks to live, get your stuff in order. And, you know, I don't know.

It's been, like, eight years later. He's been cancer free, but him and I started out together, and now he's he's, doing his chiropractic, and he's running the books, and he's doing we started together, in real estate. And, he's doing a little bit, but he's focusing on his practice.

Steve: So eight years ago. So this is back in 2013.

Javier: 2014.

Steve: 2014. So About

Javier: seven years ago.

Steve: So you, you get dragged. So you didn't pay anything to go to the seminar.

Javier: No. He actually paid the $300, whatever it was, to go.

Steve: And then you get, he got upsold. You joined him. Yep. Split it. It was 35 k.

Yep. And then you're immediately doing deals?

Javier: Yeah. So you had, like, online course. You can do it live or online and, like, I just wanna do it online. I wanna do it quickly. So halfway through, like, our beginners course, we found a property on the MLS that the lady dropped it, a big, good amount, then we came even even lower.

And we got our first property under contract and before we were done with our first module. Right? So Awesome.

Steve: Yeah. How did you find that deal?

Javier: On the MLS. I think And And

Steve: So you're just call me the MLS. Yep.

Javier: It was 2014. So You

Steve: call me the MLS. You guys call the agent directly. You have an agent helping you.

Javier: Yeah. We had an agent. So we saw the price drop, and then we call the agent. We told agent, hey. Call the agent.

Let him know what's going on. Ask some questions. And We came in, like, $20 less than whatever she dropped the

Steve: price. Close on it. Yep. Regular financing, cash. How did you close it?

Javier: Yeah. So for me, it's been six, seven years, so it's still fresh in my mind. I didn't know anything. Like, where do I get insurance? What's the HUD?

What's what's inspection? Like, I didn't know anything. Like, attorney, I didn't know anything. Where do I find money? Right?

So first thing I do, I Google money for real estate, man. I got all these scammers, like, oh my gosh. Like, send me a thousand dollars and we'll give you a term sheet. And, like, we spent so much money just, like, trying to figure out You're

Steve: buying term sheets.

Javier: Well, yeah. I mean, you know, or they wanted money upfront. Right? We didn't know any better.

Steve: Right.

Javier: And, long story short, we ended up getting a hard money loan. And then we didn't have enough money, so he'd swipe his credit card on my machine, and I swipe mine on his at the same location, at the same time, the same amount, don't do that. With the same processor, don't do that. Because that'll put a red flag. So Yeah.

Long story short, those accounts got closed. But but we got enough money for the down payment for the hard money loan.

Steve: So you got your business. He's got he's got his business. Yeah. And then you guys are buying from each other. Yeah.

What was your business?

Javier: I have a service company. It's a locksmith company. That's what I've done is that since I was a kid.

Steve: So he bought Yeah. Some amount. How much?

Javier: We we had to come up with, like, $35,000.

Steve: Okay. So you guys swiped

Javier: $3,540,000. Yeah.

Steve: 35,000. So 17,000 worth of Yep. Locksmith services. Yeah. And he swiped.

And you saw 17,000 in chiropractor services.

Javier: That's right.

Steve: I love it.

Javier: It was legit. Like, you know, we just gonna be paid, you know, at some point. Right. And And he paid at some point. It was legit, but yeah.

Yeah. Don't do that.

Steve: Alright. So you guys do that. So, you close on that deal. And then what was it was a flip wholesale? What did

Javier: you do? Yeah. Yeah. It was a flip. And, you know, just brand new flip.

Like, hey. $20 rehab turned to, like, you know, 40. Mhmm. Doubled. Hey.

Eight week rehab turned to, like, three months, you know, four months. But, you know, we we made money, right? We didn't make a lot, but it was it was good. We went in there. We we rehab it over rehabbed.

Right? We didn't need to we could have just probably done paint, carpet, and maybe some new countertops, something super simple. But we pretty much spent $40 in a pretty nice house, actually, already.

Steve: Okay. So you made, like, 20?

Javier: Yeah. A little bit under 20. Yeah.

Steve: Alright. And then you sold it to someone?

Javier: Yeah. So so, when I went to the closing table, there was this really pretty girl there. Yeah. And her husband was not very good looking. Like, twice as twice her age, you know, just not very good looking.

I'm like, wow. He must be a really nice guy because it's not an expensive house. Yeah. He doesn't have money. Anyway, so kinda find out later on that she was, an adult film actress.

Mhmm. So I can I can tell you the story if you like?

Steve: I mean, I think that will keep the people paying attention.

Javier: Alright. Cool. Alright. So, we sold the house, and when I was reading the contract, it said refrigerator conveys. I'm like, what the hell is convey mean?

I was in the army. So convey convoy, it means, like, get the hell out, like, move. Let's go. So I thought it meant take it with me. Right?

So I took the fridge with me. And then when they close, of course, they just like, hey. Where's my fridge? It conveys conveys, by the way, for you guys out there, it means stays. Like, it stays with the property.

So we gotta take the fridge back. So I was taking my boy with me. He was, like, 19 at the time. He's, he's adopted. He's from he's from Belarus.

He's Russian. His English is not it's pretty good now. So we take the fridge back. They put it in. She's talking to a carpet person because she didn't like the carpet.

And the guy, that he rehab with. Yeah. We were, he didn't like that carpet. She was just a plain, you know, tan color. She wanted a different color.

Okay. So when the guy leaves, leaves, she gets a cigarette, starts smoking, and,

Steve: In the house. Yeah.

Javier: In the house. I'm like, that's weird. But anyways, yeah, super British. You know, she's wearing a sundress. Don't tell me what color it was.

Flowers and and and yellow. And my wife, my wife's watching this. I'm in trouble. Alright. Anyways, so she smokes up, smoking a cigarette, and she looks at me.

She says, once you charge me $5,000 to replace the carpet downstairs, you think that's a lot? Yes. That's a lot. And then she smokes a cigarette, and she goes, that's a lot of dick I have to suck. That's what she said.

Like, literally, I was like, did she just say that to me? And then my my boy was behind her, and his English is not the best. So he's that's like a double take. Like, did did he just hear that? Right?

You know, like and I'm sitting there, and I didn't know any better. Like, I didn't know what to say. I always have this thing. I I I would say, like, it doesn't matter what you tell me. I always say, oh, I'm so happy.

We deal with that situation quite often. Right? Build rapport. Right? Or I'm so I'm I'm sorry to hear that we deal with that situation so often.

That's, like, the only time I've never been able to use that line. Right? And I said, what do you guys do for your retirement? I was trying to raise money. You know?

I didn't know what to say. Mhmm. Anyway, so she kinda went into the details of of, what she did. And, so that's why I find out she was a porn star.

Steve: Got it. Alright. So you close that deal.

Javier: Yep. You

Steve: make a good amount of money. What was your next deal like?

Javier: Alright. The next deal so we we started going, doing the MLS. At the same time, we started going to auction. 2014, so there's still a lot of good I mean, there's some deals now, but there was a lot of good deals in the auction. Mhmm.

So we started going to auction, and we started going to MLS. Like, I really never started any kind of marketing until maybe, like, three no. Like, two years into it, into into real estate, give or take. But it was just auction or MLS. So we set up, like, a a radius search, and every time a property would drop at a certain point, like, a big price drop, we go ahead and make an offer.

Or if we knew that area sold for $200,000 was the selling price, and we ever if we saw anything that was, like, under, like, a 140 listed in that little circle Mhmm. We get an alert. Mhmm. We basically know, like, hey. That's it might be a deal.

Like, it's so antiquated, but it worked very well. I

Steve: mean Right.

Javier: You know, that's how we did it. That's how

Steve: we started. Science. Yeah. So alright. So you're doing these deals.

Your partner still with your

Javier: your friend? Yep. We did we did, you know, a few deals together. Yep.

Steve: You're doing everything fifty fifty. Did you guys shut down your businesses? Did you

Javier: Oh, yeah. For sure. Like, after, like, my first flip, I'm like, go full time. You know what I guess? So, I

Steve: mean, burn the ships.

Javier: Yeah. For sure.

Steve: I'm all in. Yeah. Alright. So you're doing this full time? Yeah.

So then what was it like, like, the next twelve

Javier: months then? Yeah. So it was it was great. I mean, I really enjoyed it, finding all these properties, and it give me more, more freedom to go. And I had to raise money from people right, telling everybody, hey, I'm buying real estate.

I'm buying real estate. And it was break some money. So after I after my first year, I was like, man, we if I wanna make a lot of money, we I gotta do a lot. Like, I really need to do a lot of, a lot of flips because just transactional. Right?

So after the first year, say, hey. Look. I told my partner, hey. I wanna do, like, a whole bunch. And he, you know, he was just he just he was he just survived stage four cancer.

Like, nah. Like, you know, it's not like what I wanna do. Right.

Steve: That's not his thing. Yeah. And,

Javier: which is fine. We no. It was not. We went our separate routes just just fine.

Steve: So You guys parted ways. You continue doing it. Yep. At this point, because you had signed up for some expensive education. Yeah.

How much did the education help?

Javier: You know? I would I'm gonna say that, you know, some education is better than others. Right? But at the end of the day, the foundation is usually the same. Right?

You know, like, you gotta take some action. Right? Somebody can tell you exactly what to do, but if you never do it, even if even if half of it is correct. Right? You're never gonna get there.

So it's crazy how people pay for something, and then never actually take action. Right? And then they blame whoever that teacher was or that company was for for their their lack of success. Right? So in my opinion, it was it was decent.

Right? It wasn't like I wouldn't say it, man. It was amazing, But it it was enough for me to be dangerous and go out there and learn on my own and and be able to get some deals.

Steve: Got it. Alright. So what was then like, you you shut down your business. You're doing this. It sounds like you're having success.

Yep. What was I mean, your business was good at this point. Yep. But then something changed.

Javier: Yeah. So, you know, cash is king. Right? Cash flow. Cash flow.

It was all about cash flow. Getting a lot of properties on the contract, going longer on rehabs. Some properties even closed or fell out of contract. Right? So everything started, you know, shrinking down.

Like, you know, over leveraged, put it that way. Right? I started getting over leveraged, started getting cash poor around around two around year two, year two and a half.

Steve: Yep. Yeah. And that's kind of the one of the scary things Yep. That, you know, flipping versus wholesale. Right?

Flipping, there's definitely more money in flipping. Yep. But it's a lot more cash intensive as well. Yeah. And even that managing it, it can it wouldn't be hard to overextend.

Javier: Yeah. For sure.

Steve: And I think, Chris actually was on the show last week and he he ran into that. He had 10 properties. I think he was saying something like 6,000,000, you know, outstanding or something along those lines. And now he's stuck. That's the situation you were in?

Javier: Yeah. Pretty much.

Steve: Yeah. Okay. So how did you let's talk about how you got into that situation, and then let's talk about how you got out of that situation.

Javier: Yeah. So just not really managing my cash flow. That's what it came down to.

Steve: Right?

Javier: And saying, hey. Not really adding enough, of a contingency on my rehabs or even a contingency not just on money, but on time. Mhmm. Right? Because I just had a couple that contractors didn't come back on time or something happened, and they started pushing all of them back.

Especially as I was using kind of the same ones. One guy disappeared, and it it holds everybody else back. Yeah. Right? The the electrician can't come to fix whatever and, you know, shoot rod guy can't No.

You can't. Can't do anything. Yeah. So we had that situation. So he just got, you know, I was still buying properties and then I'm, like, running out of money to rehab them.

Right? Because I was doing so many and none of them were getting finished. I was just putting money in five, six different slots, but nothing was giving me any money back.

Steve: How many properties were you working at that time?

Javier: I would say I was probably working on four or five at a time. Okay.

Steve: And so at that time, you have five properties that you were working on, that you you had owned and they're not under contract. They weren't like, listen to MLS. You were actively working on them.

Javier: Yeah. Actually, I actually had bought them at rehab and yeah. So you

Steve: got the down payment, earnest money, utilities, labor, materials. Yep. Money's going out. Yeah. Paying that monthly, mortgage

Javier: at Oh, yeah. The hard money. 12% interest,

Steve: you

Javier: know, stuff like that.

Steve: Yeah. Alright. So what was the bottom of that? Yeah.

Javier: So it was around 2016, around the Christmas time. Mhmm. And, you know, one one property didn't close. One one, like, went out of contract. And I'm like, you know, like, holy crap.

Like, I got bills to pay. And we're coming back from Texas. It was New Year's two thousand seventeen. And I look at my account, I had 32¢ in there. I'm looking at, like, I gotta pay my rent, you know?

So I had actually went to I looked at my kids to where we're driving home, and I said, hey, I need your Christmas money. I took the Christmas money, and I put it in the ATM so I could pay my rent. And, that I've never cried in real estate. I came I almost cried that night.

Steve: You didn't cry that night?

Javier: No. I I I wanted to cry. Like, I wanna cry. It's just nothing would come out. Like, like, and it was it was a it was a sleepless night.

I beat myself up. I kept thinking to myself, did I fail? I let people down. You know, I'm gonna allow people money. You know, it was like, you know, I felt like, you know, just felt like I was was falling apart.

And that lasted for a couple hours, and I'm like, okay, man. Like, I'm I'm not the kind of person. I said, come on. You know, get yourself up. Stop feeling sorry for yourself.

Let's go. Right?

Steve: Yeah. But I I think it's also good, you know, kind of, tale of caution. Right? Like, how important it is to manage your financing? So how many properties?

You said five properties. Like, how much were you out? How much did you owe? Not hard money, but did you owe private money too?

Javier: Yeah. Private money. Yeah. Pretty much all of it.

Steve: Yeah. All of it. How much did you owe on all of it?

Javier: So usually it was, like, 20% down. Right? So it was, like, 200, 250 k, give or take. Right? If if each house was around $200,000, had four or five, yeah, I had about 200 k out.

Like, 200 k out.

Steve: 200 k out outstanding. And you got monthly expenses as well? Monthly expenses. Yeah. And then you had two kids?

Javier: Yeah. At home, I had three kids. Yeah.

Steve: Three kids. How many kids do you have to ask for Christmas money?

Javier: All three of them.

Steve: All three of them. Yeah. And then what was your wife saying?

Javier: She was sitting on the side. She was just quiet. She was pretty supportive all the time. I mean, she didn't say anything. You know?

So

Steve: It tested her resolve, though. Oh,

Javier: for sure. Yeah. I mean, she's she's put up with me for a long for a lot of things. Twenty twenty twenty three years, Steve. Twenty three years.

So she was quiet. She was like, you know, she knew that, like, you know, she, you know, she wasn't gonna punch me below the belt. Right? I was already down, and she was such a good, you know, support at that time.

Steve: That's awesome.

Javier: She didn't mention nothing. She just business as usual.

Steve: You know? Awesome. Yeah. So what were the lessons you learned from that?

Javier: Oh, manage the cash. Right? Partner. Right? Maybe don't try to do everything on your own.

So I could have partnered with somebody else. Like, hey, guys. Let's, I don't have enough cash. Like, or, you know, I'm I don't wanna be strapped. How about we do this deal together?

Right? Maybe somebody else does it. I I get a small piece. Or that's when I actually started to wholesale to make some quick money. Like, I started I don't know if I started backwards, but I started flipping.

And then I started wholesaling. Right? Yeah. And then I was buying off the MLS in that auction, so maybe I was paying a little bit more as well. So I I hadn't started doing anything off market yet.

Right.

Steve: And then how did you get yourself out of it?

Javier: So, like, two days later, right, somebody calls one of the properties. Hey. We're gonna offer. We're gonna close it. We can close in two weeks.

Like, somebody somebody else is buying another property, like, in a seller, a buyer, and they something happened. They didn't close on it and they were moving and they had to buy something quick and they had cash and they closed in a property like in two two two weeks, two and a half weeks. Mhmm. One of the properties that I had for sale. So I was like, oh my gosh.

That was like a such a I can still feel it right now. Like, it was just like all this, pressure lifted off my shoulders.

Steve: Clouds parting. Yeah.

Javier: It was just like Uncomfortable. Just gave me enough, like, enough breathing room to kinda just continue the rest.

Steve: Okay. Yeah. Did you change anything after that?

Javier: Or Oh, yeah. Oh, yeah. For sure. Yeah. I'm like, okay.

I'm not buying nothing. I'm fixing one. I said, I'm taking this money, and and I'm fixing the easiest one that I can sell. Like, that was it. And I got the money.

I fixed that one. I ain't care about the other ones. I'm still paying money out. It's okay. But I just fix finished this one, put it for sale, continue with the other one, and got some money.

That's the way I got myself. I got myself out of it that way.

Steve: Okay. So you didn't buy anymore to flip?

Javier: Well, I didn't say I didn't say I didn't buy anymore, but, yeah, I I I put some under contract for sure. I just gave myself a little bit more time. Got it. You know, like, hey. I'm gonna buy these and I make sure that I had enough time to where I wouldn't close on them until I knew these few were were were closed.

Right? You still have to have that pipeline. Mhmm. I still had had that pipeline, but I didn't actually buy anymore, but I I put some under contract for sure. Got it.

Steve: Alright. So then at some point, you're talking about scaling your business Yep. Further. So this wasn't enough trauma.

Javier: Yeah. Enough trauma. Enough brain damage.

Steve: I was not in a brain damage. He decided to go even bigger. Yeah. Yeah. How big did you get?

Javier: So I tell people that I'm I'm 24 years old, but I look like I'm 42 because I used to flip houses. But I thought, well, no. The wrong way. I did it the wrong way. So let me let me let me add that.

Right. I just grinded it out. Didn't really have any process or system. Right. I just did it by myself.

A solopreneur. Right. So I just said, I want to scale. So I need to bring some help, you know, be like a project manager. And I wanted to get better deals.

So I started doing this marketing, just direct mail. Right? Doing direct mail. Leads will come in and I call and close them, and then we get a lot of now we start picking and choosing the ones that I wanted. Like, oh, this is a nice deal.

This is a nice deal. And I started wholesaling the rest. Yeah. So that's how I kinda scaled my business. Okay.

It was a lot safer and a lot smoother.

Steve: Alright. And then you did that until, at some point, though, you made a decision to pivot. Yep. Yep. What was your business like when you decided to pivot and what caused you to pivot?

Javier: Yeah. So it was February, and I was flipping about 50 properties a year. I was wholesaling a whole bunch, and I really wanted to scale. I mean, I was, flipping in Dallas, wholesaling in Dallas, Austin, Tampa, and Raleigh, where I'm from. Right?

Steve: National Flipper.

Javier: Yeah. So and and I'm like, man, I wanna really, like, take it. I wanna really and I'm sitting there at his mastermind. That's actually when I met you.

Steve: Mhmm.

Javier: And, had a guy some guys from Charlotte flipping 200 properties a year, and I'm seeing everybody talking about their business, and I'm sitting there, and, I felt like I was in a scale to unhappiness. I don't know that You know, I just maybe I just didn't enjoy flipping that much. Right? Maybe I didn't have the right systems. I was doing well by that time.

But I said, okay. You know what? I don't think I'm gonna enjoy this number one. And number two, they were talking about their teams, and I said, I gotta everybody in my team is a nice person. They've helped me to do a lot, but I have to even upgrade my team.

Mhmm.

Steve: So I'm

Javier: probably gonna start all over again. And, I said, that's the night that I read my first book ever that night. Yeah. That night, I read my first book. And that book that I read and changed changed the way I thought.

So you know what? Screw this. I'm not going to do single family. I'm gonna just sell all my properties. I'm gonna let my staff go.

I'm gonna bring a new staff and I'm gonna buy apartments.

Steve: What was that book?

Javier: It was, Mikey and the Dragons by Choco Willocks. I forget the guy's name. The Navy Star. Willocks? Yeah.

That guy that guy. Mikey and the Dragons. Yeah. It's it's it's my kind of book. It's about twenty minute read.

Mhmm. It has a lot of pictures and big thick letters. Right? It takes about twenty minutes now. It's on YouTube.

If I would have known it would have been on YouTube, I would have listened to it. I would never read it. But I read that book and it was big story. I mean, just big pictures. This the king dies and the son, 10 years old, needs to fight the dragons.

And the king tells the kid the little kid is scared because he thinks the dragons are big. And he finds a letter from his dad saying, hey. The the the dragons aren't as big as you think they are. But he's still scared. He still goes fights him.

Right? And when he actually goes to fight the dragons, he's really scared the dragons were this big. They weren't really that big. They were just being in your mind. So that for me, that was like pivoting.

Right? Like, to buying mobile home park or buying an apartment building. That was a dragon to me. Right? Like, it is to a lot of single family guys.

They seem like a dragon. Like, I talked to a whole bunch of them. They're like, I wanna do it at some point, but they don't know what's they see it as a dragon, and they're not as big as you think they are. But not what really got me from that book is on the way back, the everybody from the town was cheering him on because he defeated the dragons. And he's telling everybody, hey.

From the mountain top. Right? The dragons are this small. Don't be afraid. Don't be afraid.

Nobody paid attention. Right? Like, you're sitting here right now. You can tell a thousand people, hey. You can do this.

You can do it. And I just heard you on your intro. Consistency. Like, super simple steps. Yeah.

It just most people are just gonna it's gonna blow their mind. Like Right. You have the really small few. Right? A really small few that are actually gonna feel that and actually and actually fulfill it.

Right? And do those actual steps. Anyway, so that's the story of me pivoting from single family to multifamily.

Steve: So the inspiration or the lesson from there was Yep. Apartments is not gonna be as difficult.

Javier: Correct.

Steve: Just go for it.

Javier: Yep.

Steve: So and I'm asking this question because when you first mentioned that, I was thinking maybe, upgrading the team won't be as challenging as as as you thought to think it might be.

Javier: You know what? I thought about that, but I said, one thing that I changed a lot in here the last couple years is I'm not afraid to hire anybody who's smarter than me Mhmm. Who has better education, who speaks better than me, who looks better than me. It's not very hard to do that. See, it's not very hard.

Right? So, I say, you know, I I say I'm okay with that. Right? My ego, I don't, you know, we all have an ego, but I say I'm okay with that. I'd rather have somebody a lot better than me to help me.

If I'm the best guy in my company, I know how to do everything. I don't want I don't want that.

Steve: Yeah. I'm with you. I get that.

Javier: Yeah. So but, yeah, it wasn't that much of my staff. It was more, you know, conquering the next real estate goals that I had.

Steve: Okay. So when when was this exactly?

Javier: That was September 2019.

Steve: Okay. So '19 towards '19, you you went back and told everyone Yep. Were shifting. You've gotta go. Like, did you retain anybody?

Javier: Not really. We just kinda started letting go slowly, right, and getting rid of our properties.

Steve: Okay. Yep. And then you made a conscious decision to start acquiring apartments. Yep. When did you acquire your first?

Javier: So I didn't know how I was going to do it. I had no idea. But I said, I'm going to buy the first one by the end of the year. Right. And my wife asked me when I told her, like, Honey, I'm quitting.

She looked at me. She's like, it was it didn't surprise her, which is kinda strange. Right? I I didn't see a surprise in her face. She just she not just

Steve: she's used to it.

Javier: She's used to it. And, she all she said was, honey, how much time do you need? That's what she told me. I don't know any better. I said two years.

I should say, like, five, but I said two. And she's like, okay. And that was it. That was like the whole conversation. But I said, I'm gonna buy an apartment building by the end of of the year.

It's super easy, Steve. Step number one is you gotta believe you can do it. Right? Step number two is you gotta network with people that are doing that. Right?

And step number three is take some action. Super easy. So that's exactly what I did. Right? I believe that I can do it.

I started networking with people that are buying apartment buildings, and I started taking action. And sure enough, by December 3, I bought my first apartment building.

Steve: That's amazing. So tell us about it.

Javier: Yeah. It's a 63 unit in Charleston, South Carolina. Good friends of mine, head under contract, and I said, hey. What can I do to be part of this deal? Like, I'll I'll shovel shit if I have to.

Right? I mean, I'll do whatever it takes. You know, I was flipping 50 properties a year. Right? So I was making decent change.

Right? I didn't care what I had to do to be part of this deal. And they're like, hey. That was the first big purchase. Hey.

How about you raise help us raise some money, do some due diligence, maybe a little bit of the construction. I said, I'll do it. You had to raise $1,200,000. So I said, I can do that. Like, I used to have three to five from private investors when I was flipping 50 properties.

And I overpromised and underdelivered. I got punched in the face. Bam. Right? I raised 200 k.

200 k out of the 1.2 or 1.3. And from people that weren't even had never even gave me money in the past. It was two brand new investors. Because I realized right away, I had the wrong avatar as my investor.

Steve: Yeah.

Javier: I had flippers like guys who wanted a flippers fun flippers, not fun for two, three, four, five years. Yeah. They leave their money. So that's another pivot I had to make pretty quickly.

Steve: Right. Okay. So part of it and closing your first one. Yep. And then what was it like after that?

Javier: Yeah. So after I did that, I said, you know what? This is not that hard. Right? Like, I'm not a super detailed kind of guy.

I said, okay. Great. Let me bring somebody in who's really detailed. I can handle all the diligence and all this paperwork to get an apartment building closed. There's, like, a hundred, two hundred items that we gotta go through, which that's definitely not me.

I'll be very unhappy if I have to do that. Mhmm. So I went ahead and brought in, somebody to help me do the asset management. I brought in my staff. And it's I started telling everybody from top of the mountains, hey.

I'm buying apartment buildings. I'm buying apartment buildings. Actually, even before I buy my first one, I tell everybody all the time. If if I if I would sit here and if I come on your show once a month, and I say I have a third nipple, right, I'll be Javier with a third nipple. Like, yeah.

Yeah. Javier. Yeah. The guy with the third nipple. Right?

So you tell people what you're doing. Hey. I'm flipping houses. I'm buying apartments. I'm buying, you know, I'm doing real estate, whatever it is you're doing.

You tell everybody and their mother that you're doing that. Right? So anyway, so after December, I started doing that. Right? I started telling everyone I'm buying apartment buildings.

I was already acquiring off market properties before, single family, so I kinda tweaked it a little bit to start, you know, acquiring some apartments. And, and and that was it. You know? I mean, we start we started getting some good really good deal flow.

Steve: So just preaching from the or or screaming from the mountaintops. Yep. And you have one person you hired Yep. To do the asset management. And that's how you went from basically Yeah.

Shuttering one business Yeah. To get into 690 doors.

Javier: Yeah. So Brandon Brandon, the COO, asset manager, and I probably did. I don't know. I might have done, like, a week of actual calls and sales calls, like, a week. I brought him in.

I said, here you go. You you gotta do everything for me right now. And then after we got our first property on a on, close, and he got one on a really good deal in North Carolina, a really good deal. And then I went ahead and hired an acquisitions person. So I had, like, two really important people in my staff because I don't like to do I'm super lazy, and that's why I work so hard.

And, I don't wanna do any detail, and I don't wanna do sales.

Steve: Yeah.

Javier: So I I I outsource that right away. So somebody asked me, can can you help me underwrite an apartment building? I could probably I can. Just give me, like, half an hour so I can refresh my memory because I haven't done it in a year and a half, but I have my staff that are really good at it. So I just make sure I brought in the key people in a players.

Right? Had to be a players right off the bat, and I could knew a lot more than I did. So I can go ahead and go find a deal flow and go raise money. Right? Got it.

I just that was pretty much my steps.

Steve: Alright. So, what does your business look like today? What's Javier responsible for? What does your team look like today?

Javier: Well, I feel like, we're we're doing fairly well. Right? We got 690 units. You know, it's valuation about $50,000,000. Right?

But I'm still involved in a lot of parts of my business because my CEO is doing my asset management. As soon as he moves over, hopefully, in the next sixty days, and he jumps over to COO, and that'll be awesome. But I have cold callers. I have six or seven cold callers. I have, my director of acquisition.

He does all the underwriting, and he helps close the deals. I have two closers. All they do is close. They have two follow-up people, that all they do is follow-up on the closers' leads. I just hired a junior acquisition.

He does this position, and he helps my director of acquisition. I have my and then I have a marketing team. Right? I have my my executive assistant and, like, five people on the marketing team that like, for social media, you know, IT, things like that. So it's about twenty twenty two of us right now.

Steve: Got it. Yep. And, one thing I always wonder. Right? Because I see this.

You got Tim Bratz. Right? Yep. Someone well known in the in the multi company space. And, you know, we were talking about Ryan Pineda earlier.

He's he's getting into that space. So what I always wonder is how is it possible that someone that's not doing apartments Yeah. Can co call apartment owners and buy them. And I and I ask this question because I'm in the traditional real estate residential side, and I not, I didn't test the waters, but I know people on the commercial real estate side. You got the Marcus and Millichap.

You got the, Colliers International. These are other, like, major commercial, they're not brokerages, but they're commercial real estate entities.

Javier: Yeah. Yeah.

Steve: Firms. There you go. And their job is to cold call

Javier: Yeah.

Steve: And harass apartment owners to get listings.

Javier: For twenty, thirty, forty years, generate they pass it generations sometimes. A dad pass it to their son. Yes.

Steve: So how are you getting a deal when is these other guys their responsibility? Like, that is their only job is to call owners.

Javier: So think about this. Right? How many times have you guys called a single family house Mhmm. And that owner says, I get this call all the time, like all the time. But you know what?

You close it. You happen to close it. Exact same thing. We call these people and they're like, Oh, I get calls all the time from your broker. You know, are you are you?

What firm are you from? Right. Because they get that phone call all the time. You just got to be consistent. At some point, they'll be like, you know what?

Yes. Let let's have a conversation. I like you. Let's have a conversation. And that's basically really it.

It's just being consistent. It's just being consistent because somebody's gonna call them. Somebody's gonna get that listing, or or somebody's gonna buy them. So why not you? Why not me?

Right? So that's what we did. Like, we have one in North Carolina. George, my CO, he called her, and and she like she's like, I get this call all the time, but you know what? You sound like a nice young man.

Let's have a conversation. Long story short, 72 units. We bought it for 1,300,000.0. We've had it for a year. We put in it for about $2.02 $2.2.1, and it's worth, like, 4.8.

Steve: Yeah.

Javier: Right? That's one year. Right? And we probably haven't spent, you know, of my time, maybe forty or eighty hours for of a year trying to stabilize that apartment building. And it was just from a phone call, and she's got a lot of phone calls in the past.

So, yeah, just gotta be consistent.

Steve: So you mentioned stabilizing. So let's talk a little bit about that. What does it look like? You buy this property. Gotta be a little bit of distress.

Javier: It could be. It depends what your strategy is. Right? So you got people that buy, like you have the big funds that buy, like, a class, beautiful luxury because you have billions. So they if they make 3% on a billion dollars, that's pretty good.

Yeah. If you got a million, I'm making 3%. It's not a lot of money. Okay? So, you you know, what what are you gonna go what are you gonna go after?

You know, the a class or b class was kinda, like, nice as well. Are you gonna go c class, which goes a little more distressed. Right? And you look to more rehab. It depends what your strategy is.

So what I do is I go over the distressed. Right? I wanna be all in for, like, $60.65 cents on a dollar. If it's worth 10,000,000, I wanna be all in for $77,000,000. Right?

That's the goal. And for it to take me less than two years to get it all stabilized, like, you know, bought it, rehab, leased out, and turned, like, in two years. Right? That's the goal. But at the same time, I'll buy some prettier properties, like a b property.

Maybe not as a big discount, making a little bit of money and like some cash flow to have cash flow now. Mhmm. On this c c properties, you might not have cash flow for a year, six months or eighteen months because they're they're in the negative because you're trying to flip them. Right. Even if it's making money, you still got your money, put it back in it because you wanna turn it quick.

Mhmm. So you can do a little bit of both. You can have, like, your, like, certain portfolio that brings you a lot of cash, like to see properties, and you can buy some some b properties or even nicer at a really high cap rate like in Phoenix. Right? In case the market changes, you know, you don't lose your shirt if the market changes because you still have these other properties that made you a lot of money.

Yeah. So that's kinda my strategy, but everybody has an investor personality. Right? What what is your personality?

Steve: So there's one that you're stabilizing. Is your intent to keep it or eventually flip it?

Javier: Yeah. So we'll probably end up keeping it. It's in a small town, but if it says worth $5,000,000, the bank will give us back 70% of that. So they'll give us back 3.5. We're gonna be in it for 2.1, say two point two.

There's, like, over a million dollars in cash out proceeds. Mhmm. The problem we're gonna have is the banks gonna be like, man, I don't wanna give you a million dollar proceeds on this small property. Right? They might say no.

They might say, hey. Well, we give you half 1,000,000. That's okay. But then we're only, like, at 65 or 60% LTV. I mean, that's a really nice cash flow.

Steve: Right.

Javier: Right. So, ideally, I don't wanna be a apartment flipper. Right? Because a lot of people buy an apartment for three years and they they have to sell it to make the returns. You're flipping an apartment building.

That's what that's what it is. Mhmm. If you can buy it and then refinance out and keep it for the rest of your life because basically, like, a burn method. Right? The burn method?

Steve: Right. Exactly.

Javier: I think those are the best ones.

Steve: Gotcha. Alright. And then, last question I have is you're in a hall of fame?

Javier: Yeah. The Rich Dad Poor Dad Hall of Fame. That's where I got my training. And, What

Steve: is that?

Javier: So in 2018, I got a I got a email or phone call. I don't recall, but he said, hey. We've seen your success, and we wanna nominate you for the hall of fame.

Steve: Mhmm.

Javier: And I had to fill out all these forms and send them in. And sure enough, they said, hey. You've been nominated. And then I was out in Vegas in, October 2018, and there was about 5,000 students a year. And there's only, like, five or seven to pick every year, and I was one of those seven.

And at that event, I met Tim Bratz before he started doing his coaching. He is the one that planted in my head to buy an apartment building in that event.

Steve: Oh, that's awesome. I knew I didn't know he was a hall of famer as well. Yeah. And then you're wearing a shirt.

Javier: Oh, yes.

Steve: What is the team millionaire challenge about?

Javier: Team millionaire challenge, started last week. Good friend of mine.

Steve: Week.

Javier: Yeah. Last week.

Steve: Okay.

Javier: So it's, a good friend of mine, Tim Mai and Robert Allen. He's the author of a one minute one minute millionaire. He's written a lot of real estate books. They said, hey. Look.

We wanna bring you some teens to buy apartment buildings. Right? Let let's see who can mentor them. And they thought about me, and I was super honored. I'm like, okay.

Great. I'll do it. Yeah. And, so they all came to my office for two weeks. I trained them up, and now we're, like, cold calling.

We're sending text messages. We're calling brokers. We're calling sellers. And we got 19 of them from all walks of life from people couple of kids showed up with no laptops.

Steve: Mhmm. Right?

Javier: To a couple of kids that their parents are worth tens and tens of millions of dollars. Okay? So we put them in three different groups, and their job is now for the next twelve months. They're gonna run their business just like you and I run our business, weekly calls, KPIs. You know?

Your what what are your are you hitting your numbers? You're gonna have their internal meetings, and then we'll have a meeting altogether. And they're gonna take for the next year. They're gonna go out and source deals, make analyze them and make offers. For the first ninety days, we're gonna review all the offers.

After ninety days, I don't even wanna see them. They they can send them on their own, and they're gonna get some property under contract. And then I'll come in. If it's a big property, I need help. I'll bring in another partner, and we'll buy them.

And they'll get a piece of the pie for bringing a deal. And if they wanna raise capital, they can raise capital. We'll teach them how to raise capital. Everything. At 16 years old, imagine that.

Yeah. But we're just saying, what were you doing at 16 or 17? Right?

Steve: Video games.

Javier: I was

Steve: really good at NBA Jam.

Javier: NBA Jam. I was playing a Tic Mobile. What else I'm playing? I was playing, Contra, Shinobi. I don't know.

Anyways, there's some some old, some old video games. Yeah. So I'm I'm very excited because, one of the youngest ones there is my daughter. She's 16. And I've really never pushed real estate on my kids.

In a way, they have a little resentment to real estate because that's the business that took the data away. Mhmm. Like, the my greatest sacrifice was my family's time. It wasn't even mine. It was their time.

Steve: Right.

Javier: I was growing building my business. And, so I really never pushed it, and she decided to do it on her own. So for me, that was a big deal. And her team just made an offer yesterday for $9,000,000. I was so happy.

Right? They didn't even ask me. They just made the offer. Like, that's super cool.

Steve: That's awesome. Alright. So let's pretend I decide. Right? Yep.

You know, my team don't listen to this part. So let's just say I decide, you know what? Scrap everything. I'm starting all over. I wanted to get into multifamily.

Yeah. So what is what would you advice would you give me starting from scratch?

Javier: Starting from scratch. Right? So, you already fired everybody. Let everybody go or maybe put somebody else to take over your business. Right?

Yeah. If somebody took maybe you didn't fire everybody. Somebody came in, but you're doing such a good job that it's easy to put somebody in to run the whole business. Yeah. For me, it was not wasn't gonna work that way.

So you already believe you can do it. Right? And number two, you gotta hang out with people who are buying apartment buildings. Right? If you're hanging out with flippers and wholesalers, you know, come on.

We've all heard this. Right? Who the five people you hang around with the most? Right. Right?

Yeah. So if you hang out with flippers, wholesalers, you're gonna be a flipper wholesaler. Right? So both hang out with people that are buying apartment buildings or are buying warehouses or or if you wanna be an influencer, go hang out with influencers. Right?

That's what you're gonna be. Right? And then number three, just take some action. Right? Yeah.

Now that I'm networking, what do I need to do? Like, what's my reach? Oh, you know what? I can raise capital. I have a huge following.

I'm gonna buy apartment buildings. I'm gonna raise money. Right? Or, I'm great at finding deals. Right?

Or I have a high net worth. I'm just gonna sign deals. Right? Or my team's great operations. I'm gonna I'm gonna operate the building.

Yeah. So you just a couple there's a lot of different things you can do. Like, you don't have to do all of them.

Steve: You have this thing, like, with houses, like, you pull a list.

Javier: Yeah. They're just Exactly.

Steve: What what list are you pulling?

Javier: You can go with, like, a list source, so you can go anywhere. Right? And you can get, just apartments. Right? And you in apartments, usually, you have a five, seven, ten year loans.

So you might have a thirty year am, but a five year balloon. Right? So, you gotta it'll tell you when the loan is due. So you wanna, like, call call the ones that the loan is due, like, in twelve months because they either got a refinance or they got to sell. Right?

Those are, like, the the good ones. And then you say, like, hey, you know, which are the older ones? Right? Sixties, seventies, eighties, probably most likely to sell because they're older. And if you can find the age of the owners or the partners, because now sometimes it's the LLC, you got to find the LLC members.

Steve: And

Javier: if they're a lot older, then most likely they're also willing to sell. Just like you stack your list for houses, you can stack your list for apartments and then you can go from like 20 units, 50 units, 100 units. The sweet spot really is 20 to 80 for like most end of investors because the big guys aren't aren't going after those right there. They're all under, you know, $10,000,000, 5,000,000 on or below. You know, we start going over, like, $10,000,000, $15,000,000, $20,000,000.

You're fighting against, like, money from others other countries, and they'll want more. They want less return. Yeah. So they're gonna pay more than you.

Steve: They're willing to pay more. They're willing to overpay.

Javier: So just like anything. Right? But it's not a it's not a big it's not a big transition. It's just just knowing exactly, like, you know, the little details. What do I do here, here, here, and here?

Steve: You're just tweaking your systems. Yeah.

Javier: And you try to analyze it now. It's a it's a little different now. Right? Just yeah.

Steve: So for me, we transitioned from, a residential team, and then we built out, like, a wholesaling team.

Javier: Okay.

Steve: So sounds like you just kinda took your wholesaling flipping team.

Javier: Yeah.

Steve: Just tweaked it a little bit Yeah. And it became an apartment That's right. As, acquisition team. Yeah.

Javier: Yeah. And you can wholesale apartments too. It's a lot harder than single family. Yeah. But you get some nice fees, $203.04, $4,500,000.

Oh, yeah.

Steve: I heard these I've heard these multiple six figure assignments.

Javier: Seven figures. I mean, super close seven figures sometimes. So you can get

Steve: Yeah. So, I guess those will pay some bills.

Javier: Yeah. Yeah. Definitely pay some bills for sure.

Steve: Alright. So let's see. Let's look at the questions here. Some creative stuff. So, Cesar Rios on Facebook wants to know, how do you manage out of state flips?

Because you're flipping nationwide. How did you

Javier: Oh, yeah. Very badly. Very badly. So, you gotta make sure you partner with the right people. Right?

So I I had one one a couple of markets, I only have the right partners there. So we just wanna align perfectly. So if I was to do it again, I wanna make sure whoever my partner there was would have some skin in the game. Right? And I would I would partner just because

Steve: So not someone that's, like, an employee per se.

Javier: I will not do that. It's just too challenging. It's it's challenging enough to do it, locally with employees.

Steve: Yeah. So Okay. Clippy Remo wants to know on Facebook, where did you find your closes at where do you find your closes at? He's having some challenges with his callers right now.

Javier: Yeah. It's it's it's super challenging, right, trying to get some good people to do sales. So I like an easy button. Like, for me, I like easy if you give me an easy button, super cool. If I can outsource everything if I can outsource arguing with my wife, I would outsource arguing with my wife.

Right? Super easy. At the end, the guy's gotta say, I'm sorry, honey. I love you. Order some flowers.

That's it. Super easy. But, anyways, so I, you know, I used to try to hire my own. I'm just not a good hire. Yeah.

Steve: Well, it's good as your vision. Yeah.

Javier: I I And you love people. Yeah. So I I go through a third party, like, HR company that'll just put the ad out, headhunt for me, and you gotta pay them. I mean, you know, I gotta pay them.

Steve: Is there someone that you use?

Javier: Yes. I do.

Steve: Yes. Who's that?

Javier: His name is Scott Hannes. Hopefully, Scott, if I was okay if I'd use your name. Yeah. It's, you know, h, Fortitude, HR Solutions. Yeah.

Steve: Yeah. I think he was, I I I think I met him through Legacy.

Javier: Yeah.

Steve: Yeah. Yeah. And then, for me personally, if I could outsource anything, it's working out. But

Javier: Oh, oh, that would be awesome. We get an embedded machine where you lay there and it works you out.

Steve: They have those things where it kinda twitches. I don't know how well that works. Yeah. Alright. So Pete Hernandez wants to know, how quick do you set up an LLC before doing your first wholesale or flip?

I'm I'm excited I'm excited to hear your your answers to this.

Javier: I mean, even when I used to get a property under contract, sometimes I didn't even create I get an an LLC I didn't even own yet, but you can just go online in any state in for, like, a $102,100 bucks, fill it out. You have to fill out the paperwork. You know, they'll have videos how to do it. So, you know, that's right there. Just a fill it out.

It's $200 to get yourself a a wholesaling LLC so you don't, you know, you don't you don't get in trouble. We do the same thing with apartments. Every apartment, you buy it with a different LLC.

Steve: So my team doesn't love me at the moment. Right?

Javier: Okay.

Steve: So we're closing on a property in two days Okay. In Oklahoma. Okay. And we create an LLC for actually each house.

Javier: Oh, okay. Right?

Steve: And so they're like, we can't have an LLC because we we name each LLC under the after the house. Right? And then, you know, the holding company is in Wyoming, whatever. Anyway, long story short, the contractor property that I wanna keep so I tell the team, hey. I wanna keep this one.

I was like, okay. Great. So was the LLC? He's like, I don't know. And we just say the address.

I was like, okay. We're that's the LLC. So the wholesaling team is dealing with the the holdings team, and they're going back and forth. And I'm sure they're just, like, mumbling under their breath. You know?

Javier: But Yeah. Hey. That's what we do. That's what we do. Right?

Like, sometimes my staff's like, before you put any on social media, if you're gonna have an event, you're gonna do anything, please let us know because we get bombarded with questions. And the last one that I did was over Memorial Day weekend. Like, I didn't think about it. I'm like, yeah. May 28.

Why not? Mhmm. Anyways, but, yeah, I I understand what you mean.

Steve: My first event, I did that. Yeah. Yeah. It was a Memorial Day weekend. And I was like, man, I have so many people that sell it.

I would come.

Javier: But it's a weekend. But

Steve: it's Memorial Day weekend.

Javier: I know. Right? But we don't think about those details.

Steve: We don't. We don't. So Eric Richener wants to know, are you funding or partnering on any apartments in other markets?

Javier: Yeah. So I have seven seven buildings in seven different states.

Steve: Okay.

Javier: So, yeah, I'll buy I'll buy anywhere and and for sure, yeah, I'll partner with folks.

Steve: So if someone wanted to bring a deal to you, how would that work?

Javier: Yeah. Just, just follow me, find me on on, you have you have my contact information here on the show notes.

Steve: Mhmm.

Javier: And, you'll be able to find me on social media, email me, and I'll connect you with my director of acquisition. We have, like, a cool form. We can put your information in and you put in the deal, and it submits it, and it has your it has, like, your time stamp so it knows it's yours. Yeah. And, actually, even on that form, we have an Excel calculator and a video showing you how to analyze the property even before you send it to us if if you wanna do it on your own.

Steve: That's awesome. Yep. Josh Alter on Newsy wants to know, how do you go about finding your a players for your multifamily business, specifically acquisition underwriter?

Javier: Yeah. So when I went to find my, the my acquit my underwriter and my acquisition director, I had to make sure they had a little bit of knowledge because it's just so hard, especially for me. I didn't really know much. I was just starting, though, which is easier for me.

Steve: You're finding people with more experience than you.

Javier: Yes. You know? So, again, my friend Scott Hannes found me this young, sharp guy who was wanting to get a promotion, but COVID hit. And they said, hey. You're not gonna get a promotion no more to be acquisition because we're stopped.

We're not gonna hire because of COVID. And somehow, my buddy Scott got a hold of him and convinced him to come work for a part of our team. So Yeah. That's why I found him. I I like easy buttons, my friend.

I love easy buttons.

Steve: Yeah. No. That makes sense. And I'm a very big fan of that as well. Josh h wants to know what markets are you buying apartments in?

Javier: I'll buy an apartment pretty much any market. Like, I'm actually buying a mobile home park in New York. I never thought I'd say that, but I got such a good New York. Yeah. I know.

Right? It's like, I never thought I'd see that. I say that. But, it's it's it's pretty it's a really it's a really good deal. It's a good purchase price, and the owner's carrying, like, 30%, so even better.

Yeah. You can do some oh, you can do some creative stuff too with commercial real estate. Super creative. And the tax benefits are insane. But, really, it's gotta be a good purchase price.

Right? Either good purchase price or really good market. We just got, like, our checklist. You know, good market. Maybe a 100,000 or more.

And, if it's not cash flowing, it has to be at a discount. Like, we have to be all in at 65%. If it's cash flowing, as long as we get somewhat somewhat of a discount, 85% all all in, we're fine. So but, yeah, I buy them I'll buy all over the country.

Steve: Got it. And you were saying there were some creative options. Yeah. What are the creative options?

Javier: Like, with the, sellers?

Steve: Well, you're talking about, like, when you're doing commercial, you get to do more you get to be more creative on the deal.

Javier: Oh, yeah. You can get more creative even when you go raise capital. Right? So say, you need to raise a million dollars and you're buying I'll give you an example. I'm buying the mobile home park for 5,500,000.0.

In the first year, I'll be able to deduct over $2,000,000 in taxes.

Steve: Mhmm.

Javier: So if I have an investor who has a really high tax bill liability and his tax structure allows him to write off any kind of depreciation, he can lend me a million dollars, and I can give him a million dollars of depreciation. I'm just saying the number. And let me see, save himself 3 to 400 k in his taxes. He just made, like, 40% on his money. If I hold his money for two years, he's making, like, 20% on his money per year just on that aspect.

Right? But he also has a little bit of ownership in the bill in the building, and I might give him some interest and some cash flow. It's really good the way raise money. It's actually a lot easier to raise money for commercial properties, I think.

Steve: It is. Interesting.

Javier: Yeah. It is. It is really, really interesting. So

Steve: Alright. And then, on YouTube wants to know how much cash flow are you getting per how much cash flow are you getting on all those units every month?

Javier: Sure. So we have five that are heavy value add. So all the cash flow goes back into those apartments. Once those apartments are stabilized and refinance is gonna be about 40 k just on those five. Mhmm.

Right? We have two right now. They're pretty much stabilized, and we're getting somewhere around, I don't know, 15,000, something like that. I don't know. Don't quote me on that.

I wish George my CEO was here.

Steve: So now

Javier: he's the one that knows.

Steve: After all expenses are paid, including property management, servicing the lease, the maintenance, all that.

Javier: Yeah. Easily, you get about 15,000 per, per apartment building. Yeah. All this also depends how much you own of the build of the of the complex. Because when you buy an apartment building, you buy as as a team.

So if you own a 5%, you might keep 5% of the cash flow. Mhmm. If you own 30%, you own 30% of the cash flow. Right? Or however you structure your deal.

It also depends on the on on the apartment complex. But but in general, yeah, it's gonna it's gonna bring in around 12 to $15,000 per apartment building.

Steve: Got it. Alright. Luis Garcia wants to know, question for Javi. What's the one thing that Steve can improve on the channel? It's a very interesting question.

You're gonna

Javier: On this one? Yeah. Let's see. I was trying to look cooler than him. I was telling him before the show.

And Sean looked like he was wearing black. I'm wearing black. I said, I'm not gonna it it ain't gonna work for me. You know? But, I I think maybe get some more commercial guys on here.

Right? I don't know. You know, I get some more guys that,

Steve: I've been trying to get Tim forever. Tim's too damn busy.

Javier: He's busy. Yeah. I get some guys in buying self storage or warehouse, you know?

Steve: We got Fernando Andrlucci coming on.

Javier: Okay. Fernando. Yeah. My good friend, Fernando. Yeah.

Steve: Yeah. So we got working on it.

Javier: Yeah. Yeah. Right. It'd be a little you know, that way everybody can, you know, open their Fernando's

Steve: one of those guys. They wanna come out during COVID.

Javier: Oh, look at that. So, yeah, give your audience a a shiny object syndrome. No. Yeah.

Steve: Well, we were talking about that. We also have those challenges

Javier: as well. We all do for sure.

Steve: Anthony Canelo wants to know if you can have dinner with anyone dead or alive, who would it be?

Javier: I can have dinner with anybody dead or alive, and who would it be? Interesting. Alexander the Great.

Steve: Interesting. Yeah. That is interesting. So what about Alexander the Great?

Javier: I don't know all these stories. Right? I mean, he conquered the known world and he was like, what, 28, 25. Right? I just wanna see his his thought process.

Right? I guarantee he was a a 120% visionary. Like, he was just like, let's go. Let's figure it out. Let's burn the ships.

Right? Like, we're taking this castle. This is how we're taking it. We we either die or we ain't going home because we have no ships. Alright.

Right? That's a true visionary for me.

Steve: It is.

Javier: I would say Alexander the Great.

Steve: That's interesting.

Javier: And he is from Macedonia, by the way. He was not Greece. Greek. He was Macedonian. Mhmm.

And

Steve: he wants to know, he's in DFW area. He's trying to learn his market. Any advice for someone trying to learn this business in the DFW area? If if his apartment if it's apartments, well, it doesn't matter. Even if it's real estate in general, go find

Javier: some local meetups. Dallas is has an abundance of awesome people and awesome meetups. Just go on meetup.com, ask around, and you'll find some multifamily meetups, real estate meetups. There's an abundance in Dallas for sure. And,

Steve: Luis, follow-up question is how is commercial value if it's not based on comps?

Javier: It's a business. So commercial, property is actually a business. It's got real estate, and it has a business. Mhmm. So the the more income, the less expenses, the more it's worth.

It's actually that simple.

Steve: Yeah. Gotcha. And, Luis, yeah, we did have Chris Kron, slated, but he has something come up. So Okay. We are trying to, reschedule it.

But if you know Chris Kron, let him know that we're still waiting for him.

Javier: I'll send him a message.

Steve: Alright. Cool. Let's see. Coming back to Facebook. How do you spell Scott's last name?

This is for Clippy Rima.

Javier: Oh, Hannis, h a n I s.

Steve: There you go. So Vincent Blair wants to know, do you plan on moving into other types of assets such as storage, industrial hotels?

Javier: So I do have a mobile home park right now, and I've been super close to finding some self storage. I just when I go to a new asset, I need to get a stupid good deal. Because if I totally screw it up, I still wanna make money. Yeah. So I've been so close and so many, and I pretty soon, I'll say in the next ninety days, I own some self storage for sure.

Got it.

Steve: And then, yeah. So Toby says it's a great show. What else? Yeah.

Javier: Toby.

Steve: So Eric Richner, follow-up question on Facebook. If someone brought you a deal to partner on, would you be willing to impart some of that apartment wizardry knowledge?

Javier: Yes. So that's exactly what, you know, that's what I recommend. Right? Like, somebody says, hey. Look.

How do I get started? If you can't stand alone, if you can raise money, well, cannot just only raise money, but help raise capital for it or fund a deal properly, or or, help with construction. You know, if somebody brings a project, right, the biggest thing you can do, whoever you partner with, is ask them, hey. Can I see how the sausage is made? Like, what can I do?

Right? Because that's that's what honestly, that's gold. Like, I would bring you like, if I wanna do, you know, hospitality. Right? And you knew you were the expert.

Like, I bring you a deal. I wouldn't want anything. I just wanna learn. I'd be like, Steve, let me learn everything how you do this whole process.

Steve: And just in the room while you're working.

Javier: Yeah. Let me just let me serve you water. Let me massage your feet. I massage your feet, man. You know?

Let me let let me do that. Let me learn. And in all my personality, I don't wanna do all the details. I just put a team together. They have to do it.

Right? But that's just me. And everybody has their own way of doing things. But, but, you know, Steve, you're such a good guy. You'd be like, hey.

You get some equity. You get some acquisition fee for bringing the project. Right? And that's what most people would do. Alright.

They give you some money and some equity.

Steve: So you mentioned earlier raising capital Yep. And you had to switch your mindset and switch avatars. Yes. So what was that pivot when you're switching to raise private money?

Javier: Yeah. Just hanging out with different people. Right? So you will say, hey. How do I raise money?

What what what are you hanging out? Who are you talking to? Yeah. I mean, I love, you know, I love my, you know, my friends. Everybody be like, you know, at some point, if I need to raise $5,000,000, like, my friends don't have it.

Mhmm. You know? So you gotta be get yourself out there, go to conferences, connect with people, you know, associations, networking events, and just start building your network before you need anything, before you need money. Right? You start building that network and tell them you have that third nipple.

Right? Hey. I have a third nipple. You know? Anyway Alright.

Steve: Petitlaney wants to know, she has 17 years old that wants to invest in real estate. She's very driven. Is the team program still open? If so, how does she get involved?

Javier: Awesome. I will, it's awesome to have a driven 17 year old, first of all. And, so this season one is closed, but we are gonna open up a season two. And, we kinda put it together, like, in thirty days, like, pretty quickly. Mhmm.

So just as time is going on, we're gonna put the website together and, like, some opt in forms. People can follow along as we're going through this process. And when we open registration again, it'll it'll definitely be open. But for this one, it's already closed. Yeah.

I'm sorry.

Steve: Yeah. Have an anticipation when the next one's gonna be open?

Javier: Oh, not yet. Hopefully, hopefully, we'll know in the next thirty days.

Steve: Gotcha. Oh, there you go. I okay. I already just asked the same question.

Javier: Yep. And, hopefully, we're gonna use some of our teams now to be kind of mentors as well, come back and help out. So it's gonna be pretty cool.

Steve: That is awesome.

Javier: And and and we're documenting everything, by the way. So we got video. We're gonna create a whole documentary on it. It's gonna be pretty cool.

Steve: That is cool. Cesar, follow-up question. How do you wholesale an apartment? Do you contract at a high cap rate and sell a lower cap rate?

Javier: It just depends. Right? Where's the money to be made on the apartment building? The biggest thing about selling an apartment building is who's your buyer, to be honest with you. If you're like a brand new buyer so hard because you haven't you're not you're not proven, kinda sucks because you're not proven.

Unless you come in hard with some money or or something. Right? You gotta make sure you vet your buyer. They they've been able to close in the past. Maybe they own something close by.

That's really more important than, like, the price. Mhmm. After you after you know you have a good buyer, right, then you gotta see how how that apartment is gonna make them money. Gotcha.

Steve: So you wanna make sure that they've either closed on something Yep. Or they're close by. Those are two of your most important things in finding the buyer.

Javier: Yep. And how do you evaluate an apartment building? You know, it's just you can always use the 1% rule. Right? If it's grossing $5,000, you know, it's worth 500 k.

Right? You know, it's good if you pay 500 k for it, then you should be okay. Just rule of thumb, but just big picture. Right? Just just a ten second overview of the property.

Steve: That wouldn't work right in in Phoenix.

Javier: Oh, yeah. Yeah. I don't know. Would you get a five thousand dollar gross for 500 k? Probably not in Phoenix.

Steve: Yeah. I mean, if

Javier: I get a what do you get here like a The last

Steve: time I was looking, it was like, low fours.

Javier: Oh my gosh. Forecast. Yeah. That's insane. So if we find this apartment building in, like, forty minutes from, Kansas City, and, it was a living unit, grossing, like, $4,800.

We got on a contract for a 160 k in a nice area in a nice area.

Steve: That works all day.

Javier: Yeah. Like, holy smokes. That's a great deal. Like, I'm like, I don't have a mind. I'm like, no.

I'm I'm trying to buy, like, a 100 plus. Mhmm. So I sold it to a buddy of mine for, like, 300,000 to wholesale it. Yeah. He's still gonna make he's gonna make a few 100,000 on it.

Steve: Yeah. I think that's someone, like, something where even though I'm not in apartments. Yeah. I probably would have said yes to that deal.

Javier: Yeah. It's it's it's it was like, man, I considered it. Trust me. Trust me. I'm like, man, that's a good deal.

I can buy to make half $1,000,000, but not

Steve: Alright. So, your quest wants to know how do you find wholesale apartment deals?

Javier: The same way you find, single family. Right? You get your list. You can call them. You can email them.

You can

Steve: Well, I think he's talking about, like, how do you find the people that are sourcing that would wholesale it?

Javier: Oh, that we're wholesaling it. Mhmm. Just join some some Facebook groups that, that do multifamily. Right? Yeah.

I mean, I have a v I have a buyer's list. I mean, anybody on the show notes, you guys find me on social media, and I have a buyer's list. We send out we get about, I don't know, at least two a week under contract. So we make, like, a a last numbers that I got, we did, we underwrote 76 properties. We made, like, 35 offers in one week.

Right? And we got four contracts. These are apartment buildings. These are houses. I'm talking apartment buildings.

Okay? Some people don't do that in houses a year. Right. Some people don't do this a year in apartments. So we got a pretty good flow going, and we get a pretty good deal flow.

Steve: Yeah. And then Eric Richter has got a guy who's in Atlanta, wants to buy all the real estate in a nearby area. So definitely need to Oh,

Javier: Atlanta. I just gotta get

Steve: in touch with you.

Javier: Texas morning. We had, like, 400 units under contract, and the seller don't wanna sell them no more.

Steve: Oh, what happened?

Javier: Yeah. One of the kids don't wanna sell. So I I gotta go figure out that fire after here. Let's see if we can convince them to somehow leave them in a deal or do something.

Steve: Luis Garcia wants to know, are there any VAs on your team? Yes.

Javier: I'll pretty much, have, everybody's virtual, except for my videographer. He's local. My director of acquisition is local, and my COO is local. Like, live in Raleigh. Well, actually, my COO has been in Mexico for the last six months, and he's not coming back.

I said, George, are you coming back? He's like, I think I'm staying. So he's been visiting family, and, he might he might not come back.

Steve: And Antonio Canelo wants to know, besides Alexander, who is your biggest hero? Who's my biggest hero? Present company excluded.

Javier: Present company excluded. Okay. Thank you. Thank you, Tony, for making that a little bit harder for me. I would say my biggest hero I don't know.

That's a question that actually I never even thought about before. Man, my biggest hero. I don't know. I I don't I have to really think about that one, Steve. I I, you know, I I would you know, I tell you what, as far as my I started my hero go, I would say my mom.

Right? She was a single mom. My parents got divorced and I was little, and she just worked all her all her life. She passed away, like, eight years ago when she was 55 years old. And my lifelong goal was to take care of her when she got old.

So she she she's definitely my hero. Yeah. She's definitely my hero.

Steve: And we get that, a lot Yeah.

Javier: From a

Steve: lot of people. So, I mean, that makes total sense. Yeah. So some of these questions don't make as much sense. What is your monthly overhead?

Javier: Monthly overhead is about 30 k.

Steve: Okay. And that includes marketing and pointless and all other stuff. Yep. What CRM were you using?

Javier: Actually, I was using Podio. I was using Podio, and Podio is like his 1989 Ford pickup truck. You know? It just it gets you there, man. Like, it's not sexy.

My heart you gotta roll the window down. You know? Uh-huh. It's not sexy, but it'll get you there. And, actually, I just switched it out the last couple of weeks to, you know, our Stephanie.

Steve: Stephanie. Yeah.

Javier: Yeah. Stephanie with, yeah, with, Salesforce. Yeah. Yep. So I'm I'm gonna we're doing all the transition right now just because I like pretty pictures and, like, numbers and bars and stuff.

Yeah. I'm easily amused.

Steve: I am too. I am too. When you when we go next door, you're gonna see our dashboard. We always have it up and running in in the office Okay.

Javier: Where all

Steve: the sales guys will see. So you'll you'll see that. Yeah.

Javier: So Salesforce, to ask answer the question. Salesforce.

Steve: What is your why?

Javier: Oh, my why. Oh, this is a great question. It's money, houses.

Steve: Now it's not money.

Javier: Oh, let me let me finish it. It's money. It's houses, women, it's cars. So let me let me back up. How many now is am I the only honest one that said that before here?

Alright. So I say money because you're gonna have money to leave a good legacy, leave a, you know, something for your family. Right? How's this? I need a nice place to live.

Nice place for my family to live. Right? Women, well, you know, I got my my my my wife and my daughter. I got two women in my life. And cars, I need to have a safe car for them to drive in.

Right? I don't want to get be broken down side of the road, or have an accident, and not have, you know, and have a good car. So, yeah, money, houses, women, and cars. That's my why.

Steve: The only reason why I don't say money is because money does not get you out of bed.

Javier: Oh, right.

Steve: Yeah. Right? And money gets you money is good initially. And, obviously, you put in a different context. But a lot of people, we get into this business for more money, and you get into it.

And once you get the certain amount of money, it's like money. Yeah. If that was if that was your motivation, you would stop.

Javier: Yeah. Yeah. For sure. Yeah. And and, so my wife asked me all the time.

She was she knows that she like, you're probably a little bit selfish. I go, yeah. I'm a little bit selfish. Like, yeah. Making money buying an apartment building is is amazing.

But for me, my biggest, like, what I I like to challenge, like, I'm like, I see this. I'm like, oh, I bought this apartment building. Oh, that's great. And then I forget about it, and I'm off to work the next day. Mhmm.

Right? It's just it's just another day at work.

Steve: Right.

Javier: You know, it's just it's just a challenge. Right?

Steve: It's the adventure. It's the adventure for sure. About collecting.

Javier: If you happen to make money and all this stuff in the back end, that's even better. Right? It's just a bonus. Exactly.

Steve: So then what is your biggest struggle right now?

Javier: My biggest struggle is, getting myself out of the business. My COO is doing asset management, so he's not really doing COO. Mhmm. Or so I'm the COO. So that's dangerous.

Like, I was asking tell my marketing team, this is all jacked up. What's going on in my assistant? Text me privately. It's all messed up because you're in charge. I'm like, oh, shoot.

I'm like, dang. That that hit me. Like, it hit me. Like, you know, I was like, yeah. She was right.

Isn't it's all jacked up because I was in charge. I didn't give clear instructions. I just just spilled it out. Right? Hey.

Get this done. And nobody really knew what to do. Anyway, so, yeah, my greatest challenge right now is finding somebody to replace my COO as the asset manager. You gotta you gotta have, like, a a a plus person there. Mhmm.

Steve: And then

Javier: he'll move over and and manage pretty much my whole company. That's my biggest struggle right now.

Steve: Yep. And that thing about screwing it up, I mean, definitely. I'm in that boat too. Awesome. How many hours are you working in your business on average?

Javier: She put us my wife that. Yeah. She passed my wife.

Steve: She'd be more honest?

Javier: She'd probably be more often. She'd probably say sixty. I would say I would say fifty. Forty to fifty hours. Yeah.

I I I enjoy it. So and I'm still in building mode, and we've I build once one side of, you know, one arm of the business. Right? And everybody and I put somebody who runs it perfect. And then I'm out there building another side.

Right? Like, I first build my my my assets. Right? I wanted to buy a whole bunch of stuff, and now I'm really working on my marketing side. Right?

Like, I know I got my marketing team. I'm doing all that. So now I'm I'm in charge of that until that rolls on its own, and then we see what else I do after that. You know? So Well,

Steve: I'm only smiling right now because you're, when I walked in, you were staring at our accountability

Javier: chart. Yes.

Steve: And you're looking it's like, okay. Like, these are all the different businesses the state has. Yeah. Yeah. So, again, mutual struggles.

Javier: Yeah. Exactly.

Steve: So then how do you stay motivated, when you face adversity?

Javier: Yeah. You know, so I have a weird thing about motivation. Like, I think motivation is overrated. I think you should be have a purpose. Right?

Because sometimes I don't feel motivated to go to work. Like, oh, I'm just tired, but I have a purpose. I I want to accomplish something. So for me, purpose will trump motivation all the time. So just make sure that purpose is still, you know, it's still meaningful for you, right?

Like, you know, everything that I'm sacrificing to get there, right? Is that worth it? Right? So then that's kind of my motivation, right? Is

Steve: my purpose. Yeah. And then what is your superpower?

Javier: My superpower, I would say, is finding off market properties. I would say that's my superpower. And I like connecting. I like networking, so

Steve: I can totally see the network.

Javier: I love networking, too. Yeah. My my my step is saying networking, and then I would go to, finding off market property.

Steve: Well, not you. I'm not questioning that.

Javier: I know. I know. But just thinking about it. It's really easy to picture

Steve: you. I

Javier: like I like I like finding a good deal. I love it. Like, I love it. I just don't wanna do anything. I wanna find it.

You negotiate it. You close it. You stabilize it. You know? Like, you do everything.

I just wanna find a deal.

Steve: This is kinda I I remember a while ago. Right? Like, when I was smaller, it was just me and my wife who were doing the flips. And she would talk about what's going on with this, how much are we making? And I was like, I don't care.

Yeah. And she's like, how can you not care? It's like, the poker example is getting the sellers out of the contract. That's like me shoving the chips in the middle. Right?

Like, that's the exciting part. After that, like, everything else is whatever happens happens. Yeah.

Javier: Yeah. And I see the money in the bank is in the bank. Right? Yeah. But I definitely like networking.

I like this. Like, I'm really enjoying this. Yeah. Coming out here in Phoenix and meeting with you is awesome.

Steve: Awesome. What is the greatest lesson you have learned?

Javier: The greatest lesson I've learned is, just don't quit. Right? The harder you work, the luckier you get. So, you know, just don't quit. Right?

Mhmm. I mean, it's the biggest thing. Just the price is too high to quit. I always think about that. If quitting ever crosses my mind, I always say the price is too high to quit.

Steve: Can you elaborate on what that means?

Javier: Yeah. I mean, the price that you'll pay for quitting, right? Like what you can accomplish, right? You can change not even your family's life, but other people's life. Mhmm.

Right? Like my staff. Right? My staff is gonna be changed, like, forever. Right?

Right. And the people that your partners you bring on, you're gonna change their lives forever. Right? Maybe if you coach. Right?

People in the mastermind, their lives are gonna be changed forever because you decided not to quit. And you decided to keep going forward, and you end you ended up getting to a spot where you're just part of an authority. Right? Like, you've you've touched a lot of people. You've come you you've changed a lot of people's lives.

Right? So if, say, you would have quit at some point and you never had this, I would never be here. Yeah. Right? So the price is too great to quit.

Steve: Yeah. Because everyone's paying the price.

Javier: Everybody's paying the price. Right? And and and everybody has somewhere to get to. And once you get there, I mean, you can just change so many people's lives.

Steve: Yeah. So That's awesome. What is your favorite, best, or most interesting failure?

Javier: The most interesting failure? Mhmm. Oh, jeez. And I got a whole bunch of those. Oh my gosh.

It's I don't know. I would probably say and it's, failure. It's probably partnering on with the wrong people, partnering up with the wrong people. Right? Not not bad people.

Mhmm. Or well, actually, I was gonna say wrong. I I let let me not do that because everybody I've ever partnered with is not a bad person who's been wrong. Just saying that Fits. Yes.

Setting the expectations. Right? Like, setting the expectations. Like, if you happen to partner with somebody, you don't know what to expect. Right?

Because it's a brand new venture. So be like, hey. Hey, Steve. We're partnering on making water bottles. Okay.

Hey. Look. In ninety days, let's sit down again and let's talk about this. Right? Because we don't know what we don't know.

So in ninety days, we sit down again and be like, okay. Let's see what we're in charge of here and how we're doing everything because at that point, we'll know, like, man, you're doing a lot of work. I ain't doing nothing. Mhmm. Right?

So that's probably my biggest mistake is not setting expectations and kinda like a follow-up meeting, like, every thirty days, ninety days to revisit those expectations and to ask you, Steve, what do you what do you see me as a partner Mhmm. Doing? Then you tell me, and then I tell you what I see myself doing. And then I do the opposite. Let me tell you what I see you doing as a partner, and then you tell me what you think you should be doing.

Mhmm. And then I say you come into an agreement, and maybe you move forward for ninety two more days or you call you call it quits. Right? It's just good communication.

Steve: That's great. I haven't heard that before, but I can see how that would be incredibly powerful

Javier: Yeah.

Steve: In any kind of partnership.

Javier: Yep.

Steve: Sergio Trio wants to know, with the experience you've got right now, if you had to start over and you had a thousand dollars in your pocket, what would you do?

Javier: I try to get on Steve Trends, podcast, a thousand dollars flat. I was just telling him, it cost me a thousand dollars to fly here. Right? Like, I don't care if I would have paid it. No.

So anyways, you can't do that. That'd be ideal. I would actually get my thousand bucks and, give myself a list. Right? Pull myself a list, my local area, and I would start calling.

Right? Start calling, you know, for a thousand dollars, you can get a big list. And I would just call with my cell phone and and try to get a deal. That's what I would do.

Steve: And then wants to know what car do you drive?

Javier: What car do I drive?

Steve: It's not a Ford, 2009, or was it 1990? What was that truck you said earlier?

Javier: Oh, the '89 Ford pickup truck?

Steve: Yeah.

Javier: So it's your story. I'll tell you a true story. I'm a member of this car club. They have exotic cars. And when I went to when I went to, to join, like, enter the interview, I was driving a classic, which is my 19 year old's, like, 2006 Chevy Cobalt.

Yeah. Just crashed the back of the trunk. He turned it to the right, and it made a clack, clack, clack, clack sound. And, like, I forgot where my car was. I think my wife was out of town, and one of the cars was in the shop.

I don't remember. So I took his car to for this interview. As I'm pulling in, I make a right to put the parking lot. There's a man in there and and a on a on a phone outside, and you can hear the car just clacking. Clack clack clack clack clack.

And I go to the bags. Nobody sees me. Right? I'm getting out for this piece of crap car. And, sorry anybody has a 2006, Chevy Cobalt.

Anyways, so I'm walking in and the gentleman opens on the phone, opens the door, lets me in, and I asked the guy in the reception. I said, hey. I'm here to see the owner. I'm here to interview to be a member of the car club. So, okay.

He'll be with you. Sit down. I sit down. Sure enough, the guy comes in and I shake his hand. It was a guy who opened the door for me.

He was outside. So anyways, yeah. I have a Chevy Cobalt. Well, I had a Chevy Cobalt. Yeah.

But, we have a nice Mercedes. We have a Aston Martin. We have, you know, some nice cars.

Steve: But Yeah. Yeah. And I think I got a a friend who has a who's in a car club. Yeah. So he's asking me to join.

So I've been meaning to Yeah. It's cool. To go check out one of those cars. Yeah.

Javier: The one the one that I'm a part of, the owner of, Ubisoft is a member of Fortnite for you guys out there.

Steve: Yeah. Super cool. Amazing. So when you think about a message, you wanna leave the listeners with while I make a couple of quick announcements?

Javier: Sure.

Steve: Guys, if you got value today, please like, subscribe, share, comment. It helps us because it helps the algorithm get us to more people. Yeah. We have our two day workshop coming up on August. If your business is not where you want it to be, check it out.

Just go to disruptors.com/workshop. We got Brent Bowers coming out next week, and he's gonna talk about how to I mean, they're just killing it with land. So, if you're interested in land, check out next week's episode with Brent Bowers. Last thoughts you wanna leave the listeners with?

Javier: Wherever you are in your real estate career, if you're starting out or even if you're already flipping and you wanna do something else, like, say, you wanna get into commercial apartments or whatever it is, it's got to do three things like I mentioned earlier, right? Number one, you got to believe, right? If you don't see yourself there, you're never going to be. You're never going to get there. Number two, go network, right?

Go network, right? Three kinds of people out there. The ones you gotta get rid of right away is all your loser friends, people who are toxic. Just get rid of them. The second kind is the one you wanna spend less time with.

They usually have your same last name. Okay? And then you have people you wanna hang out with more the most. Right? People who are have the same drive as you, same goals, and same visions.

Right? So go network. Right? Number three, take some action. Honestly, if whatever you wanna do in life, if it's real estate, if it's whatever it is, you can just find those those those three things, and that'll get you in the right, direction.

I know everybody has questions like, how do you analyze them? How do you get money? Like all that? You know what? It comes with it.

But without those three, you're never going to get there.

Steve: Yeah. So you had to fix your belief system.

Javier: Exactly.

Steve: Fix your network. Yep. And then go do it.

Javier: And then go do it. And then everything else, you know, it'll come along as as as you get a project and you start learning the process.

Steve: Yeah. That's that's Those

Javier: are the details.

Steve: Great. That's great. And someone wanted to get ahold of you. And we're gonna post the link here, but Yep. I see here.

Javier: Yeah. Habinojo.com. The website's on there. And, I'll see a funny story. So you guys will see my I don't know what picture I have up there.

Maybe they changed it already. When I did my picture, I I didn't have a shirt, so I was using my pajama shirt. But the website is fairly new, so be patient with us. It'll be updated soon. But, yeah, javierinojo.com or on, Facebook, Javierinojo or Instagram, Javierinojo dot junior because I am a junior.

You guys can follow me there and, you know, I got a whole bunch of content for you guys. It's like Steve says on the YouTube channel, a lot of stuff you can just learn from here. You can do it on your own.

Steve: So Cool. Cool. Alright. Thank you so much. Appreciate it.

It was fun.

Javier: So much. Thank you. Thank you. Thank you

Steve: guys for watching.