How I’m Flipping 12 Houses (at Once!) All While Traveling
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Today's guest didn't just start. Young SHE started really Young dominic dive into real state at just the age of seventeen, learning by doing, rather than simply studying. And her action oriented approach has paid off.

SHE started with wholesaling in los Angeles, completing an impressive forty plus deals in a year and a half, and then expanded into longer scent flipping in new. And now he manages multiple flips at once, sourcing deals through off market strategies, and uses her age as advantage. Not a hurdle.

She's a powerhouse investor on mission to grow her business even more. You won't want to miss this episode. Welcome back to the real state rooky podcast i'm actually care and i'm here with tony and jay Robinson .

and walk into the podcast where every week, three times a week, we bring you the inspiration, motivation and stories you need to hear, 就可以 art your investing journey。 And today we want to welcome dominic underside to the real .

set worki podcast of dam. Thanks so much for joining us.

Well, let's art of the how long have you been investing in real stay and how many total deals have you done so far?

I got started investing right out of high school. Actually, I jumped into real state. I did a few different things with IT from being an agent, standing only rentals.

And now my main focuses, how's flipping? But i've done over a hundred deals so far. I've started at seventeen and i'm not twenty seven, so almost ten, four years in.

And again, that's been a lot across a lot of different strategies. But as far as the house living stuff goes, currently running twelve housley right now, long distance got some more properties as well. So yeah, happy to dive in more on and any of the strategy that would be a good focus.

There definitely is a lot to unpack there. And so what kind of my first question is, what did you decide to do first? Was that actually doing a you know, a flip? Or did you do rental, a certain rental? What was kind of the beginning of your strategy? And why did you choose that?

So the very first thing that I did in real state was actually being a real state agent. So I guess I was super interested in real state. No, I wanted to do that for a career when I was in high school.

And as soon as I graduated, I was ready to get my real set lichens and start working with under an agent who was really successful in the los Angeles area where I grew up, just to get my feet, where, like, just to learn about sales and contracts and the basics of real state. So that was my very first intrade real state. But I didn't switch over to the investing side until about two years in when I started wholesaling.

And that was my very first investment deal. I whole sailed for about a year and a half in los Angeles and was basically just using that again as another way to really get started, get a bunch of deals under my belt, learn more about the investing side and how investors think and how they analyze deals. And I knew that if I was selling them deals, I would can get that insider look at what they were looking for and how they are running numbers. Um so when I did deals on my own, the whole selling was the first thing I jumped into and IT was about two years later that I jumped into flipping.

So one flow question to that because that sounds like you going to cut your teeth in the deal finding side, which I think is super important because every successful real way investor needs good deals. But you you are teenager when you started this. And I think there are a lot of people with maybe more resources, more life experience, more money to help build this business that still haven't gotten started. So at seventeen, how did you actually find like if you were called that first wholesale deal, how do you actually find out where you door knocking, where you spend and thousands dollars and months on marketing, what what did you do to actually .

find that first day? So a lot of the deals I was finding rose whole selling IT was a really good time in the market too. And I was in L. A, which was a super competitive area where a lot of people were falling houses. So that was definitely to my advantage.

I had a lot of really good buyer contacts that usually when I found a good deal, even if IT was a specific niche, I had buyers looking in different niches, different neighbourhoods. So my buyers list was like a big benefit for me of being able to do a lot of volume. But as hard as the deal of finding, I mean, I did everything from leaving letters on people's doors or sending mail when I saw distress homes.

I wholesale deals of the ml I got, I did like other J V deals with other whole sailors. Um real state agents would bring me deals off Marks just like I was like exhausted all kinds of difference strategy gies to see what was working best. And ultimately, I honestly figured out that I didn't really like wholesaling that much. So I never really stuck in a long enough to like run a super competitive marketing campaign and do a hundred deals year whatever I was like super ready to .

transition into flipping. When you made that transition into flipping, where did you even start? So if you had a rookie investor today who wanted to do the exact same thing, can you kind of lay out that blueprint of your first flip that you did long distance?

yeah. So I think for me, the biggest thing was funding at that time because I was super Young, I did my first, first flip at twenty one, and I bought IT with all of my own cash. So for me, that was like one of the bigger hurdles and IT kind of spread into all the categories that spread into, like, okay, what marketing I going to a do this and because I have to find a place I can afford.

And how am I going to manage if it's not in my backyard? Because los Angeles was super expensive. So IT LED me to start talking about a lot of different questions, but IT all stemmed from the funding because I didn't have a track record.

I was super Young, and I didn't not want to put myself in a position where I might be in debt to somebody hundreds of thousands of dollars. Flip went wrong. Um so I use the whole selling to basically like kick start and fund my flipping venture. So I know not everybody is necessarily in that position as a rockier like just getting started, but I would say IT IT was a good strategy. And I do recommend to get started in real estates some sort of way, whether that be an agent you're making commission or wholesale or a contractor or property manager, whatever that is that you could dip your feeding and kind of get started and actually making some money in industry because then you you just have a Better advantage in all categories between funding contacts, building a team, knowing the market, finding deals. All that self gets easier when you've actually done IT to some degree and you're getting paid to do IT.

So once you've decided you're going to flip, you have the capital. Where did you decide to do your first flip? And how did you analyze a market to do a flipping?

So I had thought about flipping and loss and Angeles because that's where I was whole sAiling and that's where had all my context. But again, back to the funding point, IT just wasn't realistic at the time. I was looking for something where I could be all into the property for about one hundred thousand or less.

Um so I started thinking about a good market out of state and for me, IT IT was less about looking at all the dating statistics of a market to pick the perfect place and more about picking a place where I felt like I had even just a little bit of a competitive advantage in the sense of knowing the area and building a team. Um so my dad and his wife lived in new orleans and that was just like the first place that came to mind. Of all, I should start looking into the new orleans market because at the very least I know someone there that I can go and visit and state easily can tell me about the area, tell me what's worked in neighborhood d to avoid um stuff like that, just the basics. And so that was like the first and only out of state market that I looked into and I just stuck.

Rockies, we want to hit one hundred thousand subscribers on youtube, and we need your help while we take a quick at break. Can you go over to youtube dot com at real ate rookie and make sure your subscribes to the channel? Stay tuned after break for more from dominic.

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our guys, welcome back to the show. We are joined by dominic gander's. So dominica, other than having a connection to someone in that market, was there anything else that you saw in new orleans that that gave you the the confidence to say this actually makes sense to flip in? Or or what's just the the familiarity and the the kind of connection to dad, dad.

wife, the contest was the biggest peace for sure, because I knew the goest. A team. And if I could get any sort of competitive advantage to meeting people on the ground, I was gonna take IT.

But there were a couple other things. Like I said, the Price point was a big one. Um I could buy a single family house with my own capital that I had saved up.

So that was huge. There was a lot of single family suburb type neigh's ods, which I really like to. I didn't want to do condos or town homes or multi family at the time or anything like that. So having a lot of inexpensive subdivisions of single families was another big one that I liked.

Now imagine team building is one of the the focuses that you had going into that market. And I think for anyone doing investing long distance, whether it's flipping wholesaling, long term tal, short term golden, the team as a piece that gives them a lot of concern or maybe build some of that hesitation. So how did you, at what twenty years old this point, maybe go into this unknown market and build the team of contractors, help you build this, the spoken business.

So I think with any piece of like building the investment business, IT doesn't all just come overnight. And there's no like super simple answer I could give you to that because it's I mean, i'm still building a team you know five years later into investing in new violence, like i'm still putting together who are the top players, who are my top team mates and then people that I had to let go that didn't didn't quite live up to the standard.

So it's always an ongoing thing, but just starting out some of the biggest things that helped me were referrals. So even from the beginning, even though I wasn't there, I started to get really involved and connected anyway I could into like meet ups, networking groups and just trying to get involved with other investors on the ground. So I would go in irelands every couple of months just to check in on things.

And i've tried a time at around attending some of the local mediums or just grab in coffee or setting meetings with like other investors who I wanted to connect with. And so I got a lot of uh, referrals from just other investors. Um once I would get one team member, IT would help to sort a spiral into others.

If you get a great real estate agent, they often know other um contractors or title companies or lenders or other people that you can work with other aspects too. So referrals all around. I ve been huge for me. And then yeah just like always being opened to team building. So even though I have a good crew right now, I have several crews, I have several realms, I have several people doing thing to always be willing to meet more people, always putting the word out that you're looking for X, Y, Z, because it's it's when you have a good team that you need to be building those backup. Ss, not when you're stuck with nobody and and desperately searching for somebody.

Appreciate you saying that even in a multiple years lipping that are still building the team because I think for a lot of rookies that are listening that have this idea that that that kind of stops at a certain point, right at the the maintenance of building this business, kind of stop at at a certain point.

But even for me, right, like we, we flip and redo short terminals and long terminals, and we're still kind of tweak and adJusting our team on a very much regular basis. We just hired on a new cleaner for our properties into the sea. We just let goals and maintenance folks that are managing our property for the last couple years and Joshua release when someone else.

So there is always kind of these ebs and flows and in the team build in peace. I appreciate to call that out. Now I just want to get a little bit more clearly on the timing.

Now I know you identify the market because you have the connection. You you were kind of networking talk and other investors and get the sense of who they are using for different things. But did you have a rock solid team in place before you submitted that first offer? No.

I definitely did not have a team before I started submitting offers. Not one hundred percent sure if I recommend men doing in that way, but IT IT all works out for me. But yeah, no, I was just starting to learn the market, figuring out what types of deal finding strategies I was going to start looking at.

Fine, my first deal and I was just started its mitted offers. Um and once I got one, I not just under contract but actually closed on IT IT wasn't until and that I like solidified who was going to do the construction, who was going to be my real ter. All those types of things I had, like talks with different people getting bids are doing different networking but like literally just as I was going, IT was still falling into place.

So by no means that have IT all lined up. And thing was perfect. IT was day by day figuring out new problems as they would come .

up when question down, when the team building peace, if you didn't necessarily have the crew that you were going to use as you are submitting these offers, what steps are you taken to estimate these potential rehab course? How would you know what the ref was going to be on this property if you didn't have a crew that I told you hate?

This is what it's going to be. Yeah, it's a great question. Um I definitely didn't do IT perfect because I was jumping into a new market. So pricing was gonna be different. But I felt like I had ough of an understanding from what I had learned in wholesaling to at least get a decent idea of what a rehab would cost um and I did put a lot of emphasis when I was whole sAiling in connecting a ton with my buyers.

So I would often ask them like if I could stop by their upside that I have a deal that I had sold them like a couple of times throughout the renovation and then see you once it's done and if they can share with me the numbers that they were um coming up with, when they were putting together estimates and then what they actually spent and all that kind of stuff. So I spent a good amount of time doing research type stuff like that when I was whole sAiling to where I felt like I had at least a decent idea of what a renovation would cost. And then once I started actually flipping in new orleans, of course, I got more of A A specific idea of quotes and and estimates that I was gathering from contractors in that market.

Now one of the things you've mentioned, I want to circle back you was you said you have twelve lips going on right now. Uh, you are recording this in the midst of a cross country trip. Uh, in your rv, you're sit down on the beach in in north care oline. If you ve got twelfths going on in in Warren ds, did you have to walk each one of those twelve properties before buying them? Is that typical process.

So I don't personally walk them unless I happen to be in town, you know when a deal is coming up. But um i've been inside of all of them. I I currently go to new ireland every other month to just walk all my jobs, check in with my team, keep a set of my own eyes on things just so that my team also knows that i'm not just forgetting about IT and letting things go IT helps you just keep like that accountability for them. But I don't usually walk them before I buy them. It's usually either my project manager or one of my contractors that will go and do the initial walk through and then just send me a full set of photos and videos.

So let's drill down on that just a bit done. So a part of being a good house flipper is building out your scope over, right? It's it's the detail list of all the things are going to do within this property to get IT from its current condition to the condition that which you'll be able to sell IT for the profit that you're open to get. So if you if you're not seeing these properties beforehand, can you walk us through how you're creating that scope of work remotely?

Yeah, sure. So there's a couple of different things, and i'd say they typically focus more on the major systems of the property that are like my big question Marks for any given deal. So I always want to know the age of the roof, the age of the age vx system. Um if there has been any recent electrical, air plumbing updates, such as if any underground liming work has ever been recently done, if they're recently replaced the electrical panel stuff like that, just some of those bigger ticket items that if I missed those things, we would be like way off on the numbers like ten grand or more on the reno scope. So those are some things that my team kind of knows to be aware of, to either look at themselves or to clearly capture on on video for me to look at myself.

But then a lot of the other stuff you kind of learn as you go and you get more deals under your belt with the same cruise, you you get a really good sense of their pricing, especially when you're buying a lot of houses that are like really close together, which I do typically do. A lot of my flips are like a five minute drive away from each other. And so you're dealing with the same Price point, the same style of home in the same area, so you can use a lot of the same finishes.

Um and the pricing for labor and install is usually really similar to from one project to the next. So a lot of times what all do for more of the finishing type of stuff is just look at some of the quotes we've just received or just on jobs we just completed to get an idea of, okay, what's the going right right now for labor and install on flooring and tile and cabinet ts and all that kind of stuff um and saying with materials, I mean we're using a lot of the same materials across the board. So win a kitchen, you know just cost five thousand for the cabinet ts, it's probably in a cost five thousand again type type of thing. So um so yeah, it's a lot of just like keeping similar scopes and numbers across the board for transparency throughout different projects.

Dump for your contractors. Are you mostly getting a general contractor that already has a crew or you kind of p milling and building out your own crew based on getting your own subs?

So i've always used A G C, and I really recommend this like super, if you're going to do anything at a state because it's just so hard like that's a that's a whole job in itself that does typically require a lot of. Being on the ground and on on site oversight. And so for me to try to do that long distance, I can just tell you, for me, I would be impossible. I could never a coordinate a crew of subs and have to be successful with me, never been there. So i've always used that you see in a highly recommend net for anything long distance.

So on that point down, said the gc is a super important part of you, you being able to do this remote. We what say that I am a first time investor and i'm trying to do exactly what downed in new orleans. What questions should I be asking these different contractors to kind of identify who's a good fit to help me do this remotely that are there any red flags you're looking at ford, but just how can I vet a contract to help me do what you're doing? I think .

communication is the biggest piece for me. That's the biggest one that i've been burned on in the past when i've had bad contractors. That always seem to be the downfall. And like the clear sign that I should have not, but you know, hired this person is the communication.

And that what that looks like for me is like I talk to my contractor like three or four times a day, is just how IT goes because there's always questions about this project or that and what design did you want here? And hey, i'm I just walked this property. Here's what I found. Like there's just so many moving parts all the time.

And so if it's somebody who's really busy, doesn't really have the time a day, already has a fully built out client base and doesn't really need someone like me that's going to be bringing lot of projects, then I don't think it's a good fit like that's just a red flag for me off the top. And this is something I did a lot to when I was just starting out. And I would recommend for anyone who is just getting started and doesn't have a big book of business to bring us like a um I don't know, is something that that would get people to want to work for you.

If you're just starting out, you want to to try to find people that you can grow with and you guys can become loyal to each other. So like the first contractor I hired who did a tony work for me at the beginning was someone who was just starting to do full renovations he had previously been doing like just a kitchen remodel or just a bathroom remodel. And he wanted to do full projects, like manage an entire renovation.

And so we had a benefit to bring to each other, like I was just starting, and I was going to start bringing him lots of deals if this one went well and he wanted that kind of work. So finding people like that, you don't have to find like the most sought after, you know, with all the top reviews and busiest contract in town, that's going to come super highly recommended like that might be a good fit. But typically, they're going to be really hard to reach, hard to communicate with, and they really have a built out book of business.

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Okay, let's jump back into the show.

So when must followed to that? You said, this is someone who is doing kitchen ary models. How did you find this person? Was a through a referral, was IT through a metal like how did you find that person that that was on the cusp of wanting to go from these smaller jobs to the bigger jobs?

Yeah, IT was a referral. Yeah, referral from someone else on the ground to have used them for a kitchen. I think IT was.

And and yeah, we had done a couple of estimates on some jobs that I was looking at. So I started got to a feel for his numbers. And ultimately, we we started to doing some .

runners together. Well, dumb, we've kind of gotten into how you found your market, how you built your team, how you're managing your rehab. Now let's get to the good stuff as to what has your success looked like. Do you have just like a screaming deal that you have completed for one of these clips?

Yeah like to go through kind of all the numbers and stuff. Yeah, yeah. We would love that yeah for sure. So I can give you a couple of examples.

But um a very like standard flip that I would do in new orleans is so when I first got started, I was focusing a lot on the lower and entry level Price point, which I would say is a really good um there was a good choice for me and I would recommend IT for people that are getting started. There's just a lot less risk. There is a bigger buyer pool.

What more people are looking to buy something that's two hundred thousand when it's renovative than five hundred thousand. So my first couple years and I did a tonic deals like that for the most part, my purchase Prices were tibi between fifty and one hundred thousand depending on um how bad the condition of the house was. We were typically putting in between, again, like fifty and one hundred thousand, depending on how bad the house was.

There was a full gut or just kind of a cosmetic one. And then my resale Prices were always two hundred k and under. So that's where I started for several years at all. I was flipping and I was slipped ing houses like blocks away from each other, like I can walk to all my projects. So I just like really needs down in certain neighborhoods, figured out what what design, trains and stuff that people in that Price point we're looking for.

And then over the last couple of years of kind of diversified a little bit and done some deals that are more in the the read of four hundred k Price point on the exit. So a lot of what i'm buying right now looks more like like when we were working on right now. We just bought for one hundred and fifty thousand renovative private, about sixty thousand reale should be between three hundred and three twenty. So that's like a pretty common Price point and like renovation type that i'm working on right now, still doing some of the lower and two hundred k and under stuff. But in the more recent years, i've started holding a lot more that stuff for long term rentals as well.

Well, that's awesome. And I thank you for sharing kind of those numbers with us to get an idea. We just record IT of work. You reply. And one of the questions actually was, you know if i'm making the the fact thousand off the deal, is this a good deal? And IT was you know over four months, we didn't know where the market was or a lot of factors into IT.

But sometimes just having you know another investor share, kind of what their numbers look like can kind of help someone else gage um what kind of a deal they should be looking up. So then continuing on, you said that you had made a piva. You kind of change you into a little bit higher Price point at one point.

How has the market changes in petitio? Is there anything different that you see in the future? Looking into long descent slippers for twenty twenty five.

probably one of the biggest impacts that I felt all of last year. And this year um last year, I still have a lot of two hundred k in under flips, at least towards the beginning of the year. I started making that pivot to higher Price points in early twenty twenty three because I started noticing that when I would go to sell some of these properties um as the market was shifting and interest strates were going up.

And insurance is a huge thing in new orleans as well that makes. Properties really unaffordable for first time home buyers that all of my deals they were going on their contract. We are getting showings, offers and buyers that we're getting to like week three out of four of our esco period.

And then we just fall off the deep pen like couldn't close, couldn't get to the closing table, couldn't get the lender the lenders final approval. Um and so IT became really difficult to sell these houses that we're going to like that really entry level of first time home buyer that just couldn't quite make ends meet with um interesting and insurance hikes. IT was really affecting the ability of those buyers to close.

So that was one of the biggest things that made me shift. And I pulled like five or six um in like q four of last year of those properties that I had in that Price point. I just turned them all into rentals because they just weren't selling and so I started buying more in the like not high end.

You don't want something that doesn't have a big bear pool, but just slightly higher and Price point where were more and like to three hundred, four hundred range on the resale value just to have like slightly more qualified buyers that interest rates don't affect quite as much. Um but I say that with a little hesitation because i'm sure you guys have felt IT to this year like it's almost just getting worse and worse. Um then even like some of the quarters last year where there is just no buyers doesn't matter how well Price your houses or how nice that looks and how you are the best, most affordable option, there's just nobody buying.

And so there is like it's hard to do much with that win. It's it's just a hard market to sell. So that's one of the biggest hurdles right now. I don't think IT really has anything to do with market at Price point or I mean, i've heard this from people across the country that this is just where things are right now and mortgage applications are at all time lows and all this stuff. So that's seventy. The biggest hurdle right now on the flipping side is you've got to just buffer your your holding timelines so much and just expect that it's gonna many, many weeks on market, but not because you've done anything wrong, but is just the way that things are right now.

I think some of that has to do with too is where in an election year and maybe now, you know, since we've recorded this, the election is over with. But you look at historically, people don't make big financial decisions around election time until after the election when they kind of know a little bit more of how you know the country is going to be run and how it's going to impact them financially.

So that definitely could be a large part of IT too, as to why the slow down, why people aren't making offers, why people aren't buying. You know, accepting this past quarter is because they're waiting how in the election to see how that would impact them financially. One question I had, a you were saying that you turned to them into run toles. Can you explain what that means and what that process would be like for somebody else to have that same kind of exit strategy or option flip?

Yeah, I know you guys have talked about this a ton on the podcast, but it's essentially implementing the burr method. So you know if if one ex IT strategy of flipping and selling isn't working a lot of times, when you are in the first time home bier entry level category of Price point, you can also make the birth strategy work. And IT might not work perfectly where you get all of your money out on the refinance.

But majority of IT, if you still have a good margin on a flip, you provide to have a good margin on a rental. So that's what I did basically just took the Price that I was trying to sell those properties for and turning IT into my appraise al value that I was getting on those properties. And so that a brazil number will set to the bank what the property is worth and they can loan up to usually seventy five percent of that number in a cash out refinance.

So I was just pulling all the cash I had invested into the property back out through the cash cash out refinance. Um some of them I had to leave a little bit of my own funds in the deal, but I was celeb to pull majority out. And then just cash float as a long term run, also just renting out the property for like I have a couple where the rentiers like fourteen to fifteen hundred and the mortgage eleven or twelve hundred.

So you still make a couple hundred box a month in cash flow. But again, it's more so the strategy of if it's not selling, you've got alone to pay off, know you've got investor debt to pay back. It's an easy way to just get your money back out of the deal, recycle IT and jump in to something else.

You mentioned loans investors to payback. What kind of dead are you typically using on your flips? Are you go on private money, hard money or or some other .

form of financing? yes. So almost everything. I buy private money exclusively. I've only used hard money once for a iron project that was harder to raise money from one individual from, but for the most part, I mean, my projects are, again, all in between the one fifty and two fifty, for the most part, range between purchase and renovation.

So i'm just raising that capital from individuals that i've either connected with or have reached out to me through social media, hearing me on a podcast, whatever IT is coming to one of my meps like different strategies to where people have just literally reached out and been like, hey, if I have money sitting, how can I get involved? How could we potentially work together um and so i'll just do debt financing so I just set a straight up interest state that they receive on the money that they invest with me and that just goes into, you know, part of the holding costs that I account for front on the deal. Just making sure, like I said before, to increase now about holding time line of how much dad you're going to pay out on this flips because at least for me, it's not like four to five months and anymore, it's like eight to nine.

Two questions before we start to close out here. Damon, the private money peace first, what what kind of terms are you typically getting from your private money landers?

So I usually set IT with twelve months term with no prepayment penalty for twelve percent interests. So one point per months that the money is invested um I don't do any upfront points or fees is just straight up interest state of twelve percent annualized. And again, yeah, that no prepayment penalty has been pretty important for me to implement as well so that I can pay that off. A similar project doesn't take twelve months. And then assuming ing that investor wants to keep their money invested though, we can recycle IT and like hopefully use IT twice in one year or twice every year and a half or whatever IT is to help increase my return on their and do do you make .

any payment ter in the life of blown n itself or is all paid on the back end when you .

sell the food? I've both and I usually leave IT kind more up to the investor's preference if they want one lum summer or monthly payments. But i've one i've done IT both ways.

So last question then on the private money piece. On the first person, the first person that wrote you a check as a private money london, where did you find that person? How did you connect with them? And what did your actual pitch look like on that first transaction?

So the very first person that loved me was someone I met in law s. Angeles when I was working in real state out there, IT was a guy who owns rental properties and loss and Angeles and owned a lot of commercial real. But I literally just started talking him about what I was doing.

And at that point, I had already done maybe five or six projects with fully my own capital in new orleans. So I didn't even try to raise this capital until I had some deals under my belt and a little bit of a track record and proof of concept. Um and so I just started talking about the numbers on those deals. And you know how much someone like him could have gotten if I would have instead paid out of private lenders on those deals.

And yeah, just had like a little deck put together of how my past deals had gone and we just opened up the conversation and IT turns out he was looking for something to be a little bit more passive on and get out of california, a type of investment, something that was a little bit easier and less strings attached with red tape and all of that dealing with the city. So they kind of just like literally checked all the boxes of something he was looking for and um but yeah like IT was super random. And I would totally recommend for people that are in that boat to just talk to anybody and everybody about what you're doing because you just never know who's going to maybe be in the right place at the right time, looking to be that perfect partnership for you, because that that was my experience.

With that, I was like, I was in that boat of man, how am I going to get funding? How am I going to go raise five hundred thousand dollars to start scaling this investment business? And for somebody else, they were in the exact opposite boat of, what am I going to do with this five hundred thousand dollars? So whatever IT is to make a pass of return on IT, you so if you just keep sharing your story IT, that's what i've found. It's always happens naturally .

then what a great story in but Better yet, great as envious as to always talk about what you're doing, tell anyone in every whatever who will listen um about what you're trying to do. And brain and internet once told me to that, like just talking about IT instead, specifically asking someone takes like the competition out of IT to as to, you know, you could always approach IT.

Do you know anyone that's looking to rest in real state instead of do you want to invest in real staying with me some of your money? So I think you gave such amazing advice. So we have one more question for you today as to what advice would you give someone looking to try long distance flipping for the first time? Is there anything common a common pitfall that comes to mind that they should avoid? So best advice and a pitt fall, they should avoid.

So I think it's that you have to get the concept out of your head of long distance investing equals being removed from the ground, from your projects, from your team like E. S. IT is really cool that I am touring around the country in my rv right now and traveling and expLoring and not having to be on the job site every day, but I would never go like more than a month.

Two, like I said, without going there and without even thinking about, like, okay, who can I meet up with? Who can I, you know, talk to and grab coffee with the next time i'm in town? Like that in person connection stuff is so huge. And I think that could be a common misconception that i'm just like fully removed and don't have any sort of connection to what's going on in new orleans.

Um I would highly recommend that if you want to start interesting somewhere, you've got ta go there, go there before you even buy something, drive the streets, figure out the new answer to that that area because there is some in every market where you've got to just you've got to have seen those things first hands so that you're not overlooking things and making mistakes of like running your comments and running your numbers because there's X, Y, Z factor that nobody wants to live here or or whatever that you're just not aware of because you've never been there. So I think between seeing IT and putting eyes on IT, like that's huge, but also that in person connections with people is so huge. It's like how I ve built loyal teams.

It's because we go out to dinner with these people like there they're part of our lives more than just doing business. It's like a relationship that are building with your team and the community and everything. So um anything that has to do with with that, with being there and being present is is probably the most overlooked thing, I think, that people think about with longest investing.

Dam, thank you so much for joining us. We really appreciate you taking the time to join us and to share your story to give a lot of great advice about doing long distance slippin but also being an inspiration to others that this is possible. And even in today's market, i'm as and he is tony. If you want to learn more about damn, we will link your information into the showed tes. Was you guys next time on real state, rocky?