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How To Buy Your First Rental Property (Step by Step)



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what's up you guys it's Graham here so

here's something that everyone wants to

know and that is how do you buy your

first rental property what do you look

for how much money do you need exactly

what do you do how do you know if it's a

good investment how do you smash the

like button which if you guys haven't

already hit the like button make sure to

smash that like button so this video is

really meant to be a step-by-step guide

to buying your first rental property and

then from there you can continue doing

your own research and finding out which

property is right for you so with that

said let's get right into it okay so

we're gonna be starting at the very

beginning and before you even think

about investing in real estate you're

gonna need to do a few things first to

prepare so this is step 0 but obviously

you're gonna need a down payment to

invest in real estate they're typically

at the time I'm making this video right

now which is at the end of 2018 most

lenders want to see about a fifteen to

twenty percent down payment anytime you

buy real estate that means for every

$100,000 you end up buying you're gonna

have to put down between fifteen and

twenty thousand dollars from your own

money now obviously if you're buying

something for yourself as a primary

residence technically you could put down

less technically as little as three to

five percent and you just pay the PMI on

top of that but I generally recommend

putting down a little bit more money

just as a bigger safety net and if

you're investing in real estate

typically lenders are gonna want to see

you put more money down not less and

ultimately how much money you have saved

up or will be saving up is really going

to determine whether or not you will be

investing in real estate and what you

will be buying so obviously if you're

watching this right now and you have

like three thousand dollars saved up

don't expect to go in like buy a two

hundred thousand dollar property

tomorrow it's not going to happen but in

the meantime at least save up learn

these strategies and be able to

implement them as soon as you do have

the money so we're now assuming you're

either in the process of saving for a

down payment or you already have the

down payment step number one is that

unless you're buying the property

outright in cash which I have a feeling

is very few of you you're gonna need to

get a loan on the property and in order

to do so you're gonna have to work on

your credit score that means if your

credit score is like five fifty and you

only have two credit cards that have

both late payments on them and maybe a

few counts and collections chances are

you got to take care of that first

before you even think about investing in

real estate now ideally anytime you go

and get a mortgage you'll want a credit

score above seven hundred

preferably above 740 and ideally you

want to be above 760 the thing is to get

the best rates in a mortgage you're

gonna want to have above a 740 credit

score above this is the rate that

lenders really give you the best rates

possible now under that you're seen as a

riskier borrower and because of that

they charge you more interest and

because of that that just means less

money in your pocket at the end of every

month so this means you're gonna want to

have credit to begin with and have a few

active lines of credit that you've

always paid off on time nothing lates

nothing in collections and preferably

your score is above a 740 and if that

doesn't happen you're really gonna need

to take care of that first by making

sure that everything is paid off in full

that you have no accounts and

collections that if you have late

payments you either can dispute that you

try to get those removed there's a whole

bunch of videos on YouTube about how to

clean up your credit score it's really

not that hard don't go and pay someone

to do this you can do it yourself very

easily just you YouTube all of this

you'll learn a lot just YouTube it and

if you don't have any credit to begin

with whatsoever I have like seven videos

already about how you can get started

building your credit I will just link to

those in the description or I'll just

make like a top post you know what

that's I'll do a top post on it so

you'll see it down below so step number

two I'm now assuming that you have

decent credit and have somewhat of a

down payment or you're saving for it you

will need to have your tax returns in

order now anytime a lender looks at your

tax returns and tries to give you a loan

especially if you're self-employed like

me they're gonna look at the last two

years of your tax returns and take the

average between those two years this

means that if you're number one you made

$50,000 your number - you made $100,000

the average of that is $75,000 and that

is the amount that they will give you a

loan on in addition to that they usually

want to see anywhere between two months

and six months of your bank statements

proof of employment proof of income

proof of any other liabilities or assets

that you have make sure you have all of

these in order because they will be

asking for it now it's really important

that if you're planning to invest in

real estate that you don't just deduct

everything from your tax returns to

avoid paying taxes on it now in the past

have been pretty aggressive about

deducting as many expenses as possible

against my income

but when lenders go and look at your tax

returns they see the much lower amount

that you're reporting that you make

after all of your expenses and they loan

you just based off the much smaller

amount so that means if you think you're

all cool because you make $100,000 a

year but you write-off $80,000 of that

as an expense to lower your tax bill

good luck getting a loan on that now

prior to getting a property I'll usually

go a little bit lighter on my expenses

so that way I end up paying more taxes

but on the flip side I can qualify for a

larger loan which is more important

because I'm showing more income so it's

very important that you make sure to

take care of this and anticipate this in

advance so step number 3 is talk to a

lender before you do anything otherwise

I promise you this is what's going to

happen you're going to go out start

looking at properties and like the first

place you see is going to be absolutely

perfect then you're gonna go to the

lender and find out that that place is

over your price range and you can't

afford it and you're gonna be

heartbroken but then everything else you

see you're going to compare it to the

place that you missed out on that you

couldn't afford and it's just not going

to be a good experience you're not gonna

have a good time so instead here's what

you're going to do you're going to go to

a lender first give them all your

paperwork your tax returns your bank

statements or everything don't have them

run your credit score instead tell them

what your credit score is that way they

won't have to run it and won't ding your

credit you're not gonna have a hard

inquiry on your credit report don't do

any of that if you have no idea what

your credit is I highly recommend you

run it on creditkarma.com it's

absolutely free I wish they were

sponsoring this video Credit Karma if

you guys are watching please sponsor me

because I'm giving you a ton of free

promotion here for real the credit card

was great I use it myself

creditkarma.com you could sign up for

free in like 5 minutes

it'll tell you approximately what your

credit score is just tell lenders

whatever that score is and they'll be

able to punch in all the numbers and

tell you roughly what you would be able

to qualify for now this is so important

you do this for a few reasons number one

you know from the lender exactly what

you could afford so that way you don't

waste anyone's time or your time seeing

something that's just out of your price

range number two if you see something

you do really like you've saved a lot of

time because you already have all the

information in with the lender and

they're pretty much ready to go just

pending them running your credit know

trust me when I say this because this is

like over ten years of experience now at

this point it happens all the time

do you find a spot that's worth buying

chances are 10 other people want it just

as much as you do so it's so important

that you can hit the ground running have

all your paperwork ready when it comes

to investing in real estate timing is

key and the quicker you can act on

something generally speaking the better

the deal you're gonna get so once you've

got that out of the way you've spoken

with the lender you figure out exactly

what you can qualify for start looking

at all the properties on the market this

should really be the fun part look at

everything you possibly can within your

price range and then bump it up about

15% just so you're able to see

properties that are a little bit more

expensive to compare them to the ones

that you're looking at now when it comes

to this the more properties you see the

better when it comes to me buying real

estate I see absolutely everything on

the market I will see 25 to 60 places

everything in the entire area so that

way when I see the right one I know it

immediately and once you start seeing

more than like 20-25 homes you're gonna

know exactly why something is priced the

way it is what upgrades are reasonable

what upgrades are not reasonable for the

area how well something is priced if

it's in good condition you're gonna have

a really good understanding once you see

more than like 20 homes or so know until

you've seen a lot of homes in the market

you could end up seeing the perfect deal

but just not recognize it because you

have nothing else to compare it to

now some people at this point might

recommend looking out-of-state if you

live in an area that's very expensive or

just doesn't cash flow so this might be

a good option depending on your

circumstance ideally for me I like

buying properties where I get to see

what's going on day today I know where

people are moving I know where the

trends are I know where investment money

is going I can see how the area is

changing firsthand and because of that I

feel like I have an advantage over

someone else who doesn't see those

things day-to-day now usually when

buying out of state it's gonna be a lot

harder to notice some of these subtle

trends unless you have someone you

really trust or can rely on or a really

good realtor but even then you take a

risk relying on someone else without

fully understanding the deal yourself

and listen I'm not saying it can't be

done because there are many very

successful real estate investors that

invest out of state I'm just saying it

carries its own risks associated with

that and you really need to understand

exactly what you're buying and investing

in now when it comes to me I don't

invest in properties on the really low

end I don't invest in properties on the

really high end for me I go for the

median price range if anything like if

the median is like this whole range here

I usually like to go like lower middle

if that makes sense just below like the

average price in the area now for me

this means I can target the biggest

buyer pool possible know just because

I'm like lower middle it means there's

usually a little bit more room for

upside potential for me to fix it up and

increase the price and also when it

comes to renting out the property it's

just more affordable and generally I'm

gonna find a lot more tenants who want

to live there and also one more thing

and I'll call this like step four and a

half what type of property should you

look for now for me I tend not to look

at any condos because they find that

there's not a lot of room for upside you

can't add square footage there's usually

only so much you can do to it and you're

at the mercy of the HOA and not to

mention the HOA fees usually just eat

into your profits now for that reason I

usually like single-family residences or

duplexes triplexes or for plexes which

means two to four units now the reason I

like doing this is because you get to

qualify for conventional financing which

is a lot easier to get the commercial

financing once you go over five units

that means you usually get a lower

interest rates and better interest rate

terms and better mortgage terms and not

only that but when it comes time to sell

if you ever decide to sell in the future

you're not only appealing to investors

but you can also appeal to owner users

so step number five is that you need to

determine what the cash flow is and the

reality of it is that usually like 95 to

98 percent of properties suck

they don't cash flow they're gonna lose

money and they're not a good deal to buy

it's also a very true reality that

everything makes a good investment if

you buy it for the right price so it's

very important to understand what these

numbers are and what to look for know if

you're ever looking at a property or an

area and you have no idea what it's

going to rent for usually what I like to

do is look it up on Craigslist calm if

you're in Canada it's usually Kijiji

calm to be able to find what similar

places are asking for rent you can also

use websites like Zillow Trulia Redfin

look at the area find out what other

properties are renting for and then you

can face that on the property that

you're looking at but anyway going back

to this in order to understand cash flow

you're gonna first need to understand

exactly

but the ownership costs are of the

property the first thing to consider is

how much money are you putting down you

then need to consider what your mortgage

is going to be and then you need to

consider what your interest rate is

going to be in the loan terms which I

hope is going to be a thirty-year

fixed-rate mortgage once you know these

things you can plug it in a mortgage

calculator for me I like to use the

website to mortgage calculator dot-org

that's pretty much the one I use for

everything so feel free to use the same

one as well so as you can see on a four

hundred thousand dollar property

assuming you put 20% down your monthly

payment would be seventeen hundred and

seventeen dollars per month from there

you're going to need to calculate what

your state's property taxes are if

you're here in California it's about 1.2

percent of the purchase price which on

four hundred thousand is going to be

four hundred dollars every single month

from there you'll have insurance and for

me my properties they're usually between

a hundred to one hundred and fifty

dollars a month in insurance so we'll

tack that on I recommend speaking with

your insurance agents just to find out a

ballpark number and you can go and use

that to use these calculations now from

there you're gonna have a lot of other

random expenses that come up it could be

a gardener random fixes pest control

whatever it might be maybe you pay for

pool maintenance or whatever you'll have

a few other expenses to tack on in

addition to this I'll usually just throw

in like a $200 a month buffer on that

and then you're gonna have vacancy every

now and then your tenants are gonna move

out and you're gonna have some vacancy

and have to fix it up so I'll just hack

on another 150 dollars a month on

average for that this means that on a

four hundred thousand dollar property

probably on average it's going to cost

you about twenty six hundred dollars

every single month that also means in

order to make the property cash flow

you're gonna have to make more money

than that in rent so let's just say for

the sake of this example your four

hundred dollar property is going to be

renting for thirty two hundred dollars

every single month that means that you

should see about an eight hundred dollar

per month cash flow on an $80,000

downpayment investment which works out

to be a twelve percent cash on cash

return now also in addition to the eight

hundred dollars a month that you're

getting you're also paying down the loan

in the form of principal this means in

the first year you're getting an

additional forty seven hundred dollars

in equity in the property and that

brings your total first-year return on

an eighty thousand dollar investment to

fourteen thousand three hundred dollars

and how that's broken down remember is

$800 a month which works out to be 9600

dollars of first year in cash flow plus

47 hundred dollars in equity by paying

down the loan that works out to be

nearly an 18 percent return on your 80

thousand dollar investment and for

anyone just starting I never ever

recommend buying a property that doesn't

cash flow or at the very least

worst-case scenario

breakeven because the last thing he

wants is to be out of pocket to own a

property plus all the hassle that comes

across event plus all the management you

never want to do that make sure the very

least it breaks even very least I mean

that's just like that should be your

worst case scenario is it breaks even

and the tenant just pays off your

mortgage for you worst case ideally you

need to make some cash flow on top of

this if you're just starting the more

cash flow of the better now when it

comes to finding a property that cash

flows it's often like finding a needle

in a haystack especially here in Los

Angeles I have seen probably over a

hundred two hundred properties total in

the last year and maybe only a handful

of those actually cash flows so it's so

important to have patience and to really

stick with the numbers and know what

makes sense to buy and what doesn't make

sense to buy and just avoid that and

remember that every property will cash

flow at the right price so don't be

afraid sometimes to make reasonably low

offers at a price point where it will

cash flow and if the owner says no to

that that's fine but every property will

cash flow just depending on what price

you buy it for now step number six is

look for properties that need minor

cosmetic renovations this is what I do

anytime I end up buying something and

this is where I see all the upside

ideally you want a home where all the

unsexy hidden stuff is redone like roof

foundation plumbing electrical all the

things you don't see but when you walk

into the home it just cosmetically looks

a little old maybe it's stuck in the 70s

or 80s and maybe there's like 90s carpet

everywhere but everything else like

functionality-wise is perfect things

like old kitchens old bathrooms old

floors old paints peeling paint or

landscape things like this are really

easy to fix in a relatively short amount

of time for not usually a ton of money

I've seen so many places where if you

spend $30,000 fixing it up you could

increase the cash flow by six hundred

dollars every single month that

is a tremendous ROI on your money and

when you're just starting out doing all

of this chances are you're not going to

know which upgrades to do or what's

common for the area or how much

something is going to cost but trust me

the more you end up seeing the better

you're gonna get an understanding I need

to do these specific renovations and

this will get me the best ROI now from

there I recommend going and Yelp and

finding good contractors to get bids

with how much something is going to cost

to renovate or remodel I recommend

usually getting three bids just look on

Yelp for people with like more than four

stars read the reviews no not every

contractor is going to be perfect but I

highly recommend the reviews will tell

you if these people are like even decent

or not and make sure when you meet with

these contractors to ask them as many

questions as you possibly can don't

think any question is stupid ask them

their opinions on things asked how they

would recommend doing something again

the more opinions you get and the more

knowledge you get by meeting with people

the better off you're going to be and by

the way just expect this to happen

because 100 percent will happen every

single time for me it happens every

renovation you do is going to cost

twenty percent more than you think it

will and will take twenty percent longer

than you think it will just trust me on

this so just budget accordingly if they

give you a bit of like $20,000 expect

it's probably gonna be $24,000 if they

tell you it's gonna be done in a month

expect it'll probably be done in like a

month and a half every single time

always turns out this way without

exception don't expect anything to be

done exactly on time for exactly the

price it's rare it's also really

important that if you're renovating this

place to then rent out to attendants you

make it as renter proof as possible

which means don't do really nice scratch

Bowl hardwood floors do laminate don't

do really expensive countertops that

could crack or break or stain do like a

very durable countertop or like maybe

one of those imitation looking stone

countertops I've noticed that generally

tile floors are pretty much

indestructible depending on the area you

may want to do tile instead of laminate

it really just depends on the area but

tile is one of those things that like

you can't mess up

I also recommend avoiding carpet at all

cost because it will get filthy and

you're gonna have to replace it after

every single tenant and that really adds

up over the long run and also don't do

anything too expensive because trust me

if it can possibly break a tenant will

find a way to break it I have no idea

how they always break these things but

if it's breakable just trust me it's

gonna break now the last little thing I

want to mention here

that I avoid certain properties in

certain locations and the first one to

keep in mind is that you cannot change

location I don't like buying anything

that's like right next to a freeway

where you just hear the freeway noise I

don't like buying anything on a busy

street I don't like buying anything if

there are two streetlights on the either

end because that means that cars usually

pass through if there's ever any traffic

it's just any sort of street busyness is

usually not good I also like to make

sure the property I get does not back up

to a huge apartment building or huge

like commercial building right behind it

like a big parking lot or stuff like

that all of those things tend to bring

down the value this just means that

usually in the future it's gonna be a

much harder sell there's gonna be less

resale value there and there's gonna be

less upside than if it didn't have those

things now step number seven assuming

you found the perfect place you've

talked to the lender you get your credit

in order your tax returns assuming all

of that is really good you can start

making offers on properties no just

expect that on every offer you make is

going to work out and listen I'll be

honest with you guys but like I lose out

on a lot of offers because I will offer

a lower price at a price where it makes

sense for me to buy it because the

numbers work and if it goes any higher

than that it just doesn't make sense for

me to buy and it won't buy it I don't

get emotional about it I don't take

anything personally I literally just

look at the numbers and at certain

prices things just make sense to buy so

I will buy it and I highly recommend

when you're doing this to work with a

very competent realtor they will know

all the ins and outs of the contract

they will know the best strategies to

negotiate depending on this specific

deal they're gonna be able to help you

out tremendously if they are a good real

estate agent likewise working with a bad

real estate agent will make your life a

living hell they will lose your deals

they will be impossible to reach they

will not know what they're doing it's

gonna cost you a lot of money if you end

up working with a bad real estate agent

so in order to find a good real estate

agent definitely interview them ideally

use word of mouth is one of my favorite

ways to meet different real estate

agents and that's how I end up getting a

lot of my clients but also find out how

quickly they respond back to you if you

send them a text do they respond

immediately or did they get back to you

the next day if you try calling them

does it take you hours to be able to

reach them or do they pick up on the

second ring always I honestly see so

many Realtors just take days to get back

to people and I want

they're like how the do these people

stay in business it just doesn't make

sense to me but more importantly when it

comes time to make an offer don't get

caught up in the excitement of writing

an offer and like competing against all

these people and trying to like win and

by doing so you end up overpaying for

the property but also don't be stubborn

enough to miss out on the perfect deal

just because you don't want to come up

like you know a few thousand dollars or

whatever it might be if in a perfect

place usually it's worth it to pay a

fair price to get the right deals and

try to get a steal of a deal for the

wrong place I will definitely pay more

for quality peace of mind and ease of

transaction and I will usually pay a

little bit more for a nicer area than

going to a lower end area to save some

money and dealing with riskier problem

prone tenants now step number eight is

I'm assuming in step number seven you've

had a lot of frustration getting offers

accepted you want to pull your hair out

maybe you have a few gray hairs coming

in I'm assuming now you've got a deal

under contract this is your time to do

your inspections on the property and

make sure it's in decent condition or if

it's not you know exactly what's wrong

with it now when it comes to doing this

inspect as many things as you possibly

can and probably like do the roof the

electrical the plumbing if there's any

mold the foundation the sewer line if

it's on a septic tank just you can do

radon gas for all I care I mean I don't

care what you do just do as many

inspections as you possibly can

then from those inspections find out how

much it's going to cost to fix these

issues now keep in mind every single

property even the ones in amazing

condition will have issues it could be a

brand new perfect construction and a

guarantee inspections will always

uncover something now it's important

that when you find these issues tally up

how much it's going to cost and then ask

the seller for a credit or a price

reduction to compensate you for these

issues always ask even if they say we're

not giving a single dollar it's as is

they always say they always say that by

the way they always in as is no credit

but just ask for something and like

literally you have no risk just by

asking worst-case they say no and you

know that's fine you could decide then

but always ask because most of the time

your sellers will give you something I

usually see inspections as the second

round of negotiation because even though

you were able to get your offer accepted

now you did your inspections and this is

your chance to bring down the price a

little bit more if you're the buyer now

step number nine is that during the

escrow process you're gonna have to

understand exactly what the

right now I have a very detailed video

of this so I don't make this video like

just 20 minutes long and step number 9

so anyway I will link to that in the

description but generally speaking

you're gonna have escrow cost you're

gonna have closing cost lender fees

different miscellaneous fees a lot of

things like this usually on average it's

about 1% of whatever the purchase price

is of your property this means on a four

hundred thousand dollar property chances

are it's gonna be around four thousand

dollars for all of those fees that's in

addition to your purchase price but like

I said I will just put a link to the

whole video in the description so

basically just click the link in the

description for like a continuation on

the section I spent forever on that

video so anyway check that out know step

number ten and this is also some of the

fun part is renovated now if you bought

a property that doesn't need any

renovations just go and skip this part

now usually when I start a project I

started as soon as possible as like the

day I closed escrow so I avoid having

any down time on the property so I can

get it rented out sooner now like I

mentioned earlier most of my contractors

I found through word of mouth or on Yelp

and they have been fantastic now the one

thing when it comes to renovating a

property is that you always need to be

on site preferably every single day I

don't care if it's a minor renovation if

you're doing a bathroom a kitchen during

the whole place I don't care if you're

spending five grand or fifty million

dollars it doesn't matter you're really

gonna want to be at the property every

single day to supervise because I

promise you things will not go as plans

and they promise you things will come up

and I promise you they will do something

wrong and if you weren't there you would

notice these things one of the

advantages to of being on the site every

single day at least in the morning or

showing up like random times is that you

get to make sure the project is going to

stay on time a lot of times I've shown

up to projects at like 2:00 in the

afternoon and no one's there or there's

like one person working when there

should have been like five or six and

then you have to call the contractor be

like where is everybody why aren't they

here and they move them around draw up

sites so the contractor will over book

and then move them to whoever complains

the most and whoever's job is most

important they generally move those

people there so like unless you're there

every single day and you have to tell

them like gotta finish gotta finish

gotta finish got to stay on track it's

just gonna drag on so now step number

eleven is assuming all the renovations

are done now you get to rent out the

property and this should also be the fun

part of finishing up this whole process

now the number one thing you need to do

when renting at a property

take really good pictures so many

landlords like I mentioned earlier don't

do this they sit around with their

iPhone they just take like really

pictures of like the bathroom that are

all like blurry and on it like no wonder

they can't get top dollar for the place

I highly recommend you pay for

professional pictures that are gonna

make your property look amazing I don't

care if you're renting it out for like

six hundred bucks a month or ten grand a

month get really good pictures also make

sure that if anyone contacts you to show

it that you respond back to them

immediately because usually when these

renters are looking they're in the

moment they want to see it right then in

there and they're all excited about it

if it ends up taking you a few days to

get back to these people usually they

would have just found something else

you don't want to miss out on this and

especially if you're trying to rent it

out for top dollar just it's so easy

just pick up your phone and get back to

people and be able to show it as soon as

they want to see it now as far as

advertising it online I personally like

to use Craigslist apartments comm Zillow

Trulia red fin and then I'd list it

myself as an agent on the MLS and it's

indicates to everything else I put it on

as many web sites as possible because

you really have no idea where someone's

gonna be looking and you don't want to

just isolate all the other websites

because you like just using Craigslist

for instance so you use them all and

also when it comes to tenant screening I

have another video on that so again this

whole section doesn't be like 20 minutes

so I'm just gonna link to that again in

the description just use that video for

like tenant screening and all this sort

of stuff and so I can skip past all

about here just check out the video in

the description all right so finally

step number 12 and this is where it gets

really good is that now you get to start

scaling up over time I highly recommend

you keep the rental property the

property you bought for about a year to

eighteen months or so get accustomed to

it

get some good renters in there

understand what you're doing and then

start saving up for another down payment

to go and do this again at this point

it's pretty much just rinse and repeat

and the more deals you do the better

you're gonna get at this the better

you're gonna get at picking renovations

the better you're gonna get at finding

the good deals so your first one is

usually going to be a learning

experience and then from there you're

just gonna get better and better and

better and better now this definitely is

not going to turn into a multi-million

dollar empire overnight that's

unrealistic but I think it's absolutely

achievable over the next decade to maybe

fifteen years or so you can absolutely

achieve that just imagine if you end up

buying a duplex every other year

that's all you got to do is just buy a

duplex every other year rent it out make

sure it's cash flow positive go and do

that two years later go and do that two

years later within ten years you're

gonna have ten units five duplexes

they're all gonna be cash flowing all

paying for themselves and after 30 years

all of those are gonna be paid off

imagine having five places all paid off

after 30 years that are all cash flowing

that is gonna be a hell of a good

retirement and that is just a 10-year

strategy that you can implement

basically like now just start getting

this process done now and that way over

the next ten years you'll build

everything up let it run for the

following 20 years have them paid off

and you're gonna be sitting back on so

much cash you're not going to know what

to do with it so hopefully you will end

up buying a Lamborghini so you'll

probably have to comment comment what

color your Lamborghini is going to be

down below when you get all these places

cash flowing firstly for me it would be

Verdi typica you know is always been my

favorite Lambo color since I was like 14

years old so anyway with that said you

guys thank you so much for watching if

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