Was hanging out with a friend at his neighborhood pool in an exclusive neighborhood. Some of his neighbors invited us to their table. 40s with young kids. Worked for Tesla before. But they all had one thing in common. Recently worked for an electric bus company they were given stock in. It failed but they all sold before the company went bankrupt. One of them regret not selling much earlier as it was half or so of the peak. The number was still large. So even though that company failed. Plenty of people got rich in the process. This stuff happens all the time.

The local planning commission has a much more direct effect on my life than Elon musk being a billionaire or trillionaire or whatever. Business partners that I have whether it be debt partners or equity partners in real estate transactions have a far greater outsized effect on me than somebody I've never met who likes shooting rockets into space.

All this social security talk all the sudden. They will never not pay it. It will just buy less and less and less over time. It's supposed to be inflation adjusted. It's not. Create your own social security. There's nothing like a good note secured by a real estate to provide income. How do you get one of those for yourself? #retwit #realestate #Socialsecurity #realestateenotes

Need to refinance? How would you like a low interest only payment with a 10-15 year final payment? $200k up to $10m. Increase your cash flow today. #refinance #realestate #realestateinvesting

Same town, different area: Do houses just go up in value over time? Kinda. 1st one in the north main Greenville sc area. 2nd one not far away but in a worse area. The first had approximately 7% growth in value from 2001 to 2026. The second one had approximately 5.27% growth over time. However the first went up $951,000 The second one went up $122,500, $90k short of the 7% growth of the other home. The rate of return difference wasn't huge. But the total raw dollars which you can spend in the real world difference was massive. Sometimes IRR and all that doesn't matter. Your IRR of $1 turning into $2 in a month is far better than $1m into $1.2m in a year. But $1 vs $200,000 is very different in the real world.

Refinance a better way: Was contacted by an owner of a mini storage. $3.3-3.5m value $2.1m debt $218k NOI They will sell it to someone in a 1031 for their debt. So you get to own it for 60-70 cents on the dollar. The current owner will lease option it back and give you a NNN income. So you get safety and income. They get to take out the bank. Between the two of you this property is now free and clear. And you can make offers with it to exchange into an even better position. #realestate #retwit #realestateinvesting

Get Rich slow: There once was a guy who had an IRA with a little bit of money in it. It was a Roth IRA and he was in his early-50s. He didn't want to put debt leverage in his IRA due to the taxes it causes. So he came up with a plan to buy properties cheap. Then seller finance them for more. And then sell off the front end of the payments to recoup the cash. It went like this. Purchase a home (tertiary market) for $50,000 fix it a little maybe $5k. Seller finance it for $109,000 with $10,000 down $1100/mo 15y term. He then sold off enough of the payments to recoup the $45,000 to an investor that wanted to make 12%. That was about 53 payments. So he doesn't receive anything for 53 months and then he starts getting 1100 a month in his Roth IRA. He did this about 20 times. And by the time He was 59 and 1/2 and could take out the Roth IRA money he had many of them already paying and more coming soon. Wouldn't it be nice to have more than $20,000 a month coming in tax-free for the next 10 years? #retwit #realestate #realestateinvesting

Exchange in order to finance, another exchange in order to pay off, exchange within that exchange to make the deal work: Young agent working with investor friend of the family. Young investor finds a bunch of junk single wides and double wides on their own land. Tells the investor this is a good deal just buy it for $600,000. The rents brought in about $17,000 a month but there was tons of expenses and they probably were only netting $7,000 a month or less. And they had tons of management problems. So the young man convinces the investor that they need to owner finance all the homes to the people living there or someone else. The young man gets fees or commissions for placing all these tenants into notes by collecting their down payments. Now the $17,000 a month is a net figure instead of with expenses. However the notes pay down to nothing in 30 years. The Young investor goes to a weird exchange meeting. Some guy convinces him that he can sell his whole portfolio for 1.3 million if he goes into a piece of land with his portfolio. The land will be developed into boat and RV storage. The land will be leased back at 2500 a month year one, 5,000 a month year two, $7,500 a month year three, and then bought back for cash at 1.3 million. The Young investor says we can give you most of the portfolio representing $14,000 a month and net income. They both agree. The investor gives the young man one of the notes worth 103,000 paying $900 a month for making this deal. A couple years ago by and the storage facility is built and running. Almost time to buy it back. The guy that convinced him to go in to the deal says hey I don't have the 1.3 million right now. I might have it at the 3-year mark but I might not. But what I do have right now is $470,000 of cash and five homes worth about $1 million. Is there any reason you wouldn't take that now versus waiting to see if I have the 1.3 million later? The young man thinks about it and agrees. The exchange meeting guy doesn't actually have the homes He just knows about them. And he knows he can get them by giving a note against something else he owns. But he has to free and clear the thing that he owns. And he needs about $700,000 for that. The exchange guy knows about someone that has a 1.8 million 1031 exchange and they need somewhere to go. He makes a deal with them to go into the land under the storage facility. With a lease and a buyback option. So the exchange guy has one closing We are the 1031 people by the land from the investor and young man. But they don't catch the cash. They get the cash they were promised $470,000 and they get the five homes. The rest of the cash goes towards paying off the property where the note would be secured to purchase the five homes. And since the young man made such a good deal for the investor he gives him another home worth about $200,000. So the 1031 buyer gets what they want with a buyback. Safety and return. The young man has now gotten a $103,000 note and a $200,000 house for his efforts. The investor keeps four $200,000 houses and $470,000 in cash. The exchanger guy got his RV and boat storage funded without putting any money in. Then he received money on the second transaction for the difference in paying off his property in order to give a note for the houses. And the $470,000. So he actually put some cash in his pocket. And he's got good long-term financing essentially from the 1031 person on his RV and boat storage. P. S. The young man didn't keep the $103,000 mortgage paying $900 a month. He traded it to the exchanger guy for a Lamborghini that the exchanger guy happened to get as a down payment on a house. #realestateexchange #creativefinance #1031exchange #simultaneousexchange #retwit #realestate

Rich people real estate stuff: Let's say you've done very well but not well enough to buy a house on the beach. You go look at a house that's out of your price range. It's 5 million. You only have 2 million dollars. You ask the seller why they were selling. Business is down and they can't make the payment on their vacation home anymore. Got to sell it. You offer them $2 million dollars to pay off the debt and give you a life estate to the beach home. You are 65 years old. You may have a long way to go or not. But either way they get the property back when you are gone. Or their heirs do. You get to live as if you had a $5 million dollar house on the beach for only $2 million dollars. #realestate #realestateinvesting #livedifferent

Can you buy a 150,000 house for $38,000? And not just stealing it from somebody that doesn't know what they're doing. Let's say they are 80 years old and they have an old mortgage that cost them $650 a month. But the balance is only $38,000. You purchased the property from them and give them a life estate to the property. You get a good deal sometime in the future. They get to pay off their mortgage and live in the property just as they were. #retwit #realestate #realestateinvesting

The developers homestead: You are a developer and make a lot of money splitting up lots and maybe even building homes on them. You find a large piece of land that you would like to live on. Pick out the best piece for yourself. Start developing the rest and selling off lots or building homes and selling lots and homes together. All your cost comes out as you sell through until you get to your homestead. You end up with a free and clear larger home on a larger piece of land than the rest of the neighborhood. You also didn't make a profit. It's all stuck in the inventory that is your home. #realestate #retwit #realestatedevelopment

Just made an offer. Owner has a 4-plex in California. Selling at a 3 cap $2.25m. It's free and clear. He doesn't want management anymore. And it's got no offers in 3 months on the market. I love 3 caps when I'm exchanging. Offered for him to exchange into a 100k sf warehouse. We master lease nnn back at slightly higher than what he makes now and have a 15y right to buy back at $2.25m. #retwit #realestate claude.ai/artifacts/b952f761…

Seeking retail strip center, warehouse, storage facility, $5 million up to $10 million. Prefer value add of some type. Not totally vacant. #retwit #realestate

We have 44 "flip" deals in our pipeline. No banks involved. Need more money. Who has something for sale...since we need more more money?

1031 basics I find myself repeating: No, you can't just reinvest your net proceeds or your capital gain into the replacement property. You must also replace any debt relinquished, but it doesn't have to be with more debt, it can be with cash, because it's actual a VALUE equation and equity debt = value. Also, trying to leverage to the max during your 1031 timeline is possible, but gets complicated. Oh, you want some cash out from the sale too? You mind paying those taxes? Why not just close your 1031 and refinance the property after close? You get cash out tax free and your maximum leverage. This doesn't have to be complicated.

The X AI bots have become so good at identifying what should go in the “For You” tab that half of the good posters left because @Elon thinks that AI is better at picking content than someone clicking the follow button Now we have slop AI ragebait & videos with close captioning instead of breaking news & educational content Great job paying the users! The algo was 20X better before paying the users You’re incentivizing slop