Finding Freedom In Real Estate Investing With Matt Theriault

Jason Hartman uses this Flash Back Friday episode to host entrepreneur, Matt Theriault. They discuss Matt’s journey as an author and success coach. He discusses how people can start over and begin a new life with a new set of goals and objectives to live life to the fullest and create wealth. Matt also discusses his podcast Do Over and how it has impacted other lives.

Jason Hartman 0:00
Welcome to this week’s edition of flashback Friday, your opportunity to get some good review by listening to episodes from the past that Jason is hand picked to help you today in the present, and propel you into the future. Enjoy.

Announcer 0:16
Welcome to creating wealth with Jason Hartman. During this program, Jason is going to tell you some really exciting things that you probably haven’t thought of before and a new slant on investing fresh new approaches to America’s best investment that will enable you to create more wealth and happiness than you ever thought possible. Jason is a genuine self made multi millionaire who not only talks the talk but walks the walk. He’s been a successful investor for 20 years and currently owns properties in 11 states and 17 cities. This program will help you follow in Jason’s footsteps on the road to financial freedom, you really can do it. And now here’s your host, Jason Hartman with the complete solution for real estate investors.

Jason Hartman 1:04
Welcome to the creating wealth show. This is your host, Jason Hartman. This is episode number 407 407. Thank you so much for joining me today. I did a funny thing. Happy Labor Day, by the way, it is a holiday. So I hope you can cut me some slack on this. I recorded an intro for you. And then I realized toward the end of that recording that the microphone was not plugged in. Oh my gosh, I’ve never done that before. Anyway, sorry about that. But I thought the content was pretty good. And I think you’ll want to hear it, you’ll just never be able to get it right the second time. So I’m going to play it. So let’s go to that. Please excuse the sound quality course it’s usually better. This was recorded without the mic being plugged in. So my apologies. But I think it’s good enough to work. Here we go with the commentary part, and then we’ll get to our guest today that I’ll announce in just a moment. Welcome to the creating wealth show. This is your host Jason Hartman and this is episode number 407 407. Thank you so much for joining me Today, and thank you for getting us way up on the charts on iTunes. We recently were number nine, in the business section out of all business podcast on iTunes, we were number nine. So thank you so much for listening. Thank you for your nice reviews. And thank you for referring your friends and family to the podcast. I really appreciate it. So today, my friend Matt is going to join us for something very, very different. I’ve never done this before. It’s kind of an odd podcast, but I think you’ll really enjoy it today. My friend Matt has a another real estate podcast, you know, we were thinking, Well, you know, maybe we should be on each other shows and try this out. And then we got to talking and thought, heck, why record two interviews. We thought we just record one. So nobody’s really interviewing anybody here as the guest today. We’re both guests and host at the same time just having a conversation about how we got started in real estate. You know what we think of real estate and I think, as I recall the other day when we recorded we touched on the subject of robot Ethics and how that affects the economy. And that’s going to be a subject I want to talk to you a lot about in future episodes, because that is going to have major, major impacts. And I’ve talked to you also about how I’m launching a new show. I know I’ve been saying that for a while. I’m a little slow on some of these projects. But it’s called the longevity show. And I’ve been really interested in the economic impact of increasing lifespan and what that means for the housing market, what it means for the broader economy. And also it’s not remember when we talk about lifespan, the lifespan is of course increasing. But what’s more important you can actually considering the concept of lifespan when it comes to retirement age, people’s buying patterns, people’s housing needs and so forth. It’s also the concept of what I call health span. So it’s not just lifespan but health span and we see now people you know, someone posted one of my friends on Facebook today posted a workout video of I think the man Was 91 years old. And you can probably Google this and find it out. Or maybe it’s viral, and it’s showing up in your Facebook feed as well. He was doing all these incredible workouts and I thought, gosh, you know, that guy, I’d have trouble keeping up with him in the gym. It was pretty amazing. And, you know, the point is people are living, healthy, vibrant, longer lives, but it’s not that the lifespan is really 120 or 150 years old yet, of course, it’s never been 150. But I think we’re going to see it get there pretty soon. With all these longevity sciences that I’ve been talking about, as I’ve been recording shows before launch of the longevity show. It’s about health span. And you know, I mean, I don’t know why the retirement age is honestly still 65 I mean, 65 is way too early to retire in my opinion. I could have retired when I sold my last company back in 2005. But who would ever want to retire people do not live very long in retirement. So You got to have a purpose for your life and a mission and something you’re passionate about. Obviously, that’s, that’s going to make it work. You know, that’s one of the things we do here on the creating wealth show and on my other shows is we, we help people get out of their corporate jobs, so they don’t have to be Dilbert living in a cubicle, and they can gain financial freedom through through their investments. And that’s, that’s what we’re all about an interesting thing. There were some rankings floating around and you always see these kind of rankings going around, not the top 10 most expensive housing markets in the US and the top 10 least expensive or I guess maybe want to call that the bottom 10 least expensive housing markets in the US. And with my mom being on the show, just on Friday’s episode, and we talked about how she just rented the house I used to live in when I was a kid in West Los Angeles. And you know, she’s owned that house for many years paid $62,500 for it and by From a guy named Jerry, I remember it well. And now it’s worth about $850,000. And it was rented before 430 I think it was 3300 per month. And this time, she was ecstatic. And I had to burst her bubble. And, you know, she was probably a little mad at me for doing that. But, uh, well, and she was ecstatic that she rented it for $4,000 a month. And I said, Well, you know, the reason you rented it so quick is because you got you really got taken advantage of in that deal. You know, the property should rent for 1% 1%. Remember, life is all about percentages. It’s not really about numbers. It’s about percentages and ratios. And that’s the important thing. So if any of you listening are nationwide apply. I know many of you listening most of you listening are nationwide investors like myself, but if any of you listening happened to have any challenges in renting any of the properties you own, just do this be ecstatic, like my mom and her example, and rent your property for a point five RV your rent to value ratio, and I’m sure you will rent it in a day. In fact, I’m sure it’ll even be better than that people will be lining up around the block to rent that house from you. So here’s an example. Say, for example, you bought a property through my network and say it was in Houston, or Memphis or Atlanta, or Little Rock where we have our upcoming property tour at the end of the end of September here. And I hope you’re joining us for that saying you bought a property for $100,000. And instead of renting it for 1100 dollars, or $1,000 per month, why don’t you just put it on the market for $500 a month, you will rent that property in a New York minute. Okay, boom, it will be rented in no time. You will have many, many applications I’m sure because think about it. Any market in the country that’s pretty much the price of renting a single room. About four or $500 a month is about the cheapest place you can rent one room one bedroom, in somebody’s house with roommates. Okay, so if you rented your house, your hundred thousand dollar property that you purchase through my network at Jason Hartman comm slash properties if you rented it for a point five RV ratio like my mother’s example on Friday’s episode of renting the 850 actually hers is lower than point five $850,000 house for 4000 a month you rent your hundred thousand dollar house for 500 a month you will have no trouble renting. So there is never a problem renting the property. There is only a problem renting it for the expected ratio to rent to value ratio of 1% per month. Let me give you that said let’s talk about a couple of cities because this is a little Very interesting comparison, as I was reading an article on, on Forbes forbes.com. And we’ve had you know, Steve Forbes has been on the show and rich Carl guard with Forbes magazine was recently on the show as well. We’ve had a few different Forbes writers Thomas soul who is awesome, by the way. That’s a really old episode. Folks. I know most of you listening to my back catalogue, that’s what it’s called in the industry, the back catalogue of that the old episodes, but go back. And if you’re not doing that, go back and listen to the old episodes because there’s a lot of great stuff there. Not just the new stuff, but a lot of great old stuff that’s timeless. forbes.com did this great comparison. And yeah, the infographic is entitled homes within reach. How much house can a middle can the middle class afford? So they give the example of three cities San Francisco, the Socialist Republic of San Francisco, Denver, and Atlanta. This is a great comparison. What I’m about to say, so listen up, I think you’ll like this in San Francisco, the median household. Now this is not per person income per capita income. This is per household income, which really makes you see how little people make. It’s really kind of depressing to tell you the truth. But in San Francisco, a high wage city, the median household income, so that’s usually a two person household, okay? It might be dinks dual income, no kids, okay. It might be, you know, married with children, whatever. Okay, so the median household income is $84,129 per month for $440,000. That’s what you can afford. If you make 84,001 29 annually as the median household income, you can afford a $440,000 house so in San Francisco, only 14% of the people can afford to buy a home. Let’s contrast that That was Denver in Atlanta. Now, this is mind boggling how out of sync things are in Denver. The median household earns $62,487 annually. That means that they can afford a $325,000 house and boy in San Francisco for $440,000 you can’t buy anything. You know that. It By the way, the median price home in San Francisco is $1 million.

Jason Hartman 11:30
absurd, totally absurd. in Denver for 340 or 325,000. Partly you can get a very, very nice home. I mean, it’s you know, not a mansion, but it’s a very nice home for $325,000 50% of the people can afford to buy the median price home and Denver. Not bad at all, versus 14% in in the Socialist Republic of San Francisco. Okay, let’s look at Atlanta. Now. It gets even more out of sync. And I know You’re probably, hopefully as I’m talking to you about this, you’re thinking of a good question. And that question is going to be well, Jason, why are you recommending markets that are so affordable? Wouldn’t everybody just buy rather than rent? I’ll get to that in a moment in Atlanta. The median household earns $55,465 annually. That’s the household. Okay. Could be a single person household, by the way, but you know, I think the majority of households are dual incomes. Okay. So the median household in Atlanta just over 55,000. So just to recap San Francisco, I’m going to round off here at 4000 annually, Denver 62,000 annually, Atlanta 55,000. Namely, now if that household earns $55,000 per year, they can afford a $273,000 house in Atlanta for $273,000 you can get a really, really nice So and that means that in Atlanta 72% of the people can afford to buy the median price home. So, you know, I’ve talked a lot about self driving cars and prior episodes and how formerly in real estate or still, but I think it’s fading. And I think this has been downgraded as an important factor in real estate. What are the three most important rules of real estate? location, location, location? Not so much anymore? Because you don’t have to live in these high price cities. You know, look, I lived in a really high price city, I lived in one of the most expensive cities in the country, Newport Beach, California. And I’ll tell you since moving to Arizona, three years ago, I think my quality of life is better, arguably, except in the summer, maybe not. It’s a little hot, but anyway, you know, I think overall my quality of life is much better in a more affordable place. Okay. And look I mean, I could afford to live very well in Newport Beach. I mean, you know, one of my recent homes in Newport Beach was 3300 square feet. I owned it. And, you know, I had another house that was 3100 square feet in Newport coast and and owned that one too. And I just felt like I was always spending so much money in my house, my last house payment living in Orange County, California, okay, behind the orange curtain, as they say, because it’s so different from LA, my last monthly household expense was almost $12,000 per month. I mean, that’s just a waste of money. And that at that point, I had an 1800 square foot house, okay. And so it’s just these prices just get totally out of sync. I mean, they’re just ridiculous. Now, oddly, the markets that are the most affordable many times make the best markets in which to invest because they they are affordable to buy And you can get much better one to value ratios. My mom’s example, the Los Angeles example on the last episode, that example the $850,000 house for 4000 a month. Look, that’s a great deal for the tenant and a terrible deal for the owner for the investor. So in Atlanta, you know, if you owned $100,000 property in Atlanta, you could get 1000 to 1100 dollars per month in income 1% or more per month versus less than half percent. In my mom’s example, it’s all about ratios. It’s not about the amount, it’s about the percentage, it’s about the ratio. I want you to really focus your thinking on ratios and percentages, and you’ll start to notice them everywhere in life. Certainly, you’ve heard of the credo principle, the 8020 rule, right? You will notice that everywhere, you’ll notice it with success, you know, 20% of the people are an 80% of the money in the world, right? That’s been proven over and over, and then walk into your closet or open your closet. And and look in your closet, and I will bet you, you have have 100% of the clothing in your closet. You were 20% of it 80% of the time. I know I do. Okay, so the 8020 rule applies to everything in life. It is an amazing, amazing principle. It even works with clothing. Okay, the 8020 rule, believe it or not think as an investor think about when you think about numbers, don’t think about the gross number. Think about the percentage. I remember when I was taking flying lessons. My flight instructor said you know, we were I remember we were sitting on the runway at john Wayne Airport in Orange County, which is like the hardest, most stressful place to learn to fly because it’s the busiest training your airport in the world. And so I was taking flying lessons there and No wonder I never finished because I was just so nervous. You know you get up in the air and you’re 400 feet off the runway and There’s just air traffic everywhere. And you know, you’re scared of the mid air collision, right? That’s no fun. But if you learn in Orange County, if you’ve learned at john Wayne Airport, you’re going to be pretty good pilot, because everything else is easier than that. Okay? Because there’s a lot of zero traffic and then you know, there are busier airports, certainly Chicago O’Hare and, you know, Hartsfield Jackson in Atlanta or LA x are busier airports, but they don’t do training. They don’t do general aviation at those airports. Okay. This is a an airport that still believe it or not, does general aviation. Anyway, long, you know, I’ve never been accused of being short winded right, folks, I go off on these tangents. So I’m about to wrap up my point here and here’s my point. I was sitting on the runway we were about to take off. We had just done a run up where you test the engines and all that kind of stuff and look at the instruments before you take off. I noticed a big jumbo jet taking off right before us and that always concerns me because whenever you have Big jet landing or taking off, you know, right before you you become really concerned about what’s called wake turbulence, you know, a big plane makes a huge wake and a little light plane, you know that can that can make you crash. So I asked the instructor I said, Hey, you know, could you fly that plane, the, you know, the big jumbo jet, right? And he said, you know, Jason, I could pretty much jump in that cockpit and fly that plane. Because it’s all about ratios. It’s so so that plane has a different speed at which you take off and land. Okay, but it’s all the same principles of aviation apply, you know, maybe the instruments in the buttons and the knobs are in slightly different places too. But he could basically fly any plane is as long as he knew a couple of key factors, the stall speed, the takeoff speed, the landing speed, things like that he could jump in that cockpit and fly the 747 or a Cessna 172 You know, pretty much it’s just a question of ratios, and and the relevance of those numbers. Okay? So that’s what I want you to think about when it comes to investing. It’s not about how much rent you get per month. It’s about what is the rent to value ratio. That is the key. It’s getting down to the wire on the last chances to join us for our little rock property tour, and creating wealth in today’s economy seminar that I will be conducting in Little Rock at the end of the month here at the end of September. And you can register for that at Jason hartman.com. Click on the events section. You know, you got to make your travel plans and get your plane tickets. So register for that ASAP and we will look forward to seeing you there. And let’s get to our guests. Well, today it’s not really a guest. I’m going to call it a co host. Okay, let’s, let’s have here our talk with Matt. So here we go. Alrighty.

Matt Theriault 19:55
Welcome, everybody. Hello, Mr. Jason Hartman.

Jason Hartman 19:58
Hello, Matt. How you doing? doing very well. You know what we’re, you know what we’re doing today we’re going to freak our listeners out because I know I know we have mutual listeners and they don’t know which show they’re listening to right now.

Matt Theriault 20:08
That’s right, because it’s going to appear on both shows.

Jason Hartman 20:10
Yeah, that’s right so far so

Matt Theriault 20:12
we can save you guys a trip depending on what you’re listening to at first, but we decided we want to do something a little different. The podcast world is who we’re talking about the word that we use was incestuous. It’s

Jason Hartman 20:23
a little incestuous is an understatement, man. Right, very incestuous. Yeah.

Matt Theriault 20:27
So everybody’s revealing everybody are interviewing everybody. And we just thought, well, let’s just talk and let’s record it and see what happens. This will

Jason Hartman 20:35
be like that show. I’ve listened to it about two times but it’s called no agenda. And these guys just sit and talk for like two hours. But we promise not to go that long, dear listeners.

Matt Theriault 20:47
Oh, God, we just lost half of them. Yeah,

Matt Theriault 20:48
don’t Don’t hang up

Matt Theriault 20:50
yet. Don’t Don’t turn off your smartphone that we will not subject you to two hours. rambling Not at all. Jason. I’ve known of you for quite a while. I know you’re one of the very first met them first, like significant real estate podcasters. I think we’ve been like one degree of separation for the last several years. And we just got to meet last weekend. I have no idea really what your business is about how you got started and what it is that you do. I just know you’re like this real estate guy. So I don’t know, share with me how you got started.

Jason Hartman 21:17
I grew up kind of poor, lower middle end of the economic spectrum, and I didn’t like it very much. And when I was in 10th grade, I saw an infomercial about real estate investing. And I thought this is the answer. So I went out and bought the book. It was Robert Allen, I bought his book, I read three chapters of it while I was in high school, I put it down, my mom read the rest and got fascinated by the topic. And she started going to all these real estate seminars, and by the time I was 18, I was just about to graduate from high school and my mom says, Hey, Jason, you know, there’s this there’s big real estate seminar in Anaheim by Disneyland. We lived in Long Beach, why don’t you come? You’re the one who got me interested in this and there’ll be all sorts of speakers. You know, it was basically one of weekend pitch fest or you know, starts on Friday night and goes through Sunday evening and I went mad and you’re in high school at the time I was in high school. Yeah, I took I rounded up, you’ll like this. I rounded up nine of my buddies from high school because you know, when you’re that age, you can’t do anything alone, right? So I went to the seminar, and all of them came Friday night and only one was left by Saturday morning, all the rest went to the beach. And that was myself and my friend rich. And then he faded out and I went and I saw every speaker the entire weekend, and I didn’t know what they were talking about, you know, there is like they were talking in a foreign language to me basically, I didn’t know what a point was or APR any of this stuff. And so, yeah, rasca and I got my real estate license just to learn. You know, I remember I was a big Earl Nightingale fan since I was 17 years old. Listen to Earl Nightingale and Denis waitley and Zig Ziglar and Jim Rome that just changed my life. I mean, I wasn’t exactly the best teenager I became a really good person with a success mindset and became a really conscientious like good citizen. You know, I just wanted to learn more about what they were talking about. So I went to real estate school got my license for the $99 century 21 school and started selling real estate while I was going to college. My first year of college I was 19 when I got my license and I had only ever earned I’ve been working since I was 14 years old. I’d only ever earned minimum wage in my whole life. Matt, then by the time I had my first full month in real estate, I made $43,000 gross, gross, you know, I had to split that with my broker. And I thought this is so easy. All I did is I put these little classified ads in the newspaper advertising government repo properties, HUD and VA repos. All the boarded up really disgusting houses in the Inland Empire in Riverside, San Bernardino, California, and I would drive the people around I in my brand new Volkswagen Jetta that I had just purchased and I would sell them these little properties and they bought them and that was the start of my real estate career. And then my investing career started shortly after that. That’s the basics. How about you tell me about how you got started. It was

Matt Theriault 24:02
funny that you’d said Earl Nightingale because that’s was my first introduction to personal development in the entrepreneurship. I didn’t go straight into real estate. I took a different route through the music business, had my own record label with major label distribution and did very well for several years. And then that digital download thing came to just kind of turn the whole thing upside down the whole industry and I was at 34 bagging groceries. Wow. Yeah. One day I was Puff Daddy and then the next day poof, it was gone.

Jason Hartman 24:29
What kind of musician Were you a hip hop music

Matt Theriault 24:31
producer and so I started off making instrumental records for disc jockeys, the kind of DJ that would scratch and use two turntables and and so I was doing that and doing okay selling those out of the trunk of my car and kind of evolved up to having friends from the neighborhood and go ahead and and rap on top of those and started selling those and sold enough at one point caught the attention of EMI and they picked us up and gave us a big fat distribution deal and went from there. Did

Jason Hartman 24:56
you make a ton of money like what is a record deal like take us inside that a little bit

Matt Theriault 25:00
Sure, well,

Jason Hartman 25:00
all of us real estate investors want to know.

Matt Theriault 25:03
Well, you mentioned like, you know, you’d never made more than minimum wage before and then you, you gross $40,000 and write that in a month. So that was a ton of money. And that was a lot of money because at that point, I was driving around from store to store all through Southern California had a route I’d start in Los Angeles and hit Orange County and go down to San Diego, then come back back up north through Riverside and although to San Francisco and back around again, and I’ve probably hit I don’t know 50 record stores in that that rotation and I would get just ecstatic. I came home with like $2,000 from that trip, and I did that trip once a week and when I got the distribution deal, there’s a middle deal there when they guy said I’ll take 500 of that one specific record when I’ve never sold more than two or three at a time to a store. And that person said 500 a day Wow, this is something and I mean my my check was like 3500 bucks or something. Then EMI came back and they said they were going to give me $100,000 for records I hadn’t even made yet. They’re going to give my fans

Jason Hartman 25:58
Wow It is so they can Did you get that advance?

Matt Theriault 26:01
Yes, I did. So 2323 24 years old, I got a check for $100,000. Wow. And that was just like

Jason Hartman 26:09
a bet that didn’t last long. I definitely had my

Matt Theriault 26:11
fun for sure. But I was able to put out records and I kept that going and kept growing for a really long time. That’s how that started. And there’s bagging groceries. And I have a funny story about after about six months of bagging groceries was quite the pity party and feeling sorry for myself and crying on every shoulder that I could find. And there’s no shortages of Pat’s on the back telling me that’s going to be okay. And I think really, Jason, I was just kind of waiting for someone to help me. I was like someone please give me a break. Someone give me a helping hand. It took a while for it to sink in that wow, this is actually my life. You know, it’s up to me, I’ve got to do something, no one else is going to do it. And I think there’s one day in particular, where my store manager noticed that I was sadder than normal. And he had said Matt was wrong. And I basically just told him the whole story I just told you and in much greater detail with more drama, but he said why don’t you come to my office. Let me show you something and he took me up to this office. And he laid out he was he’d been working at the grocery store for 28 years. And he was just two years away from receiving as a pension. And along the way, those 30 years he had acquired a half a dozen apartment buildings. Wow, wow, this is gonna be a great story.

Jason Hartman 27:14
I just,

Matt Theriault 27:15
well, he just kind of laid out like, hey, I’ve got this pension here. And I’ve got my income from these apartment buildings here and I want to retire on you. No one is ever going to hear from me again.

Jason Hartman 27:24
Where was this located? By the way? Where were you? I was bagging groceries at Ralph’s in Manhattan Beach, Manhattan Beach, California, right? Yep.

Matt Theriault 27:30
He’d said some words to me that has stuck with me ever since. A couple phrases. Okay, one thing he said, Man, I started doing this because someone told me that real estate was the final frontier where the average person has a real shot at achieving great wealth

Jason Hartman 27:43
and I believe that is still true. did okay.

Matt Theriault 27:46
At the time I didn’t know I knew I needed to believe in something because I had nothing to believe in. And he said if you want to recreate the lifestyle you had in the music business real estate presents the greatest possibility for you to do that again. He was a wise man right? Yeah.

Matt Theriault 28:00
Yeah, right. Yeah, the evidence. So he’s very believable.

Jason Hartman 28:03
So he was a grocery store manager. This is why there are so many wealthy school teachers and firemen and cops and pilots and flight attendants and people like this because anybody where you’ve got a job where you don’t work extremely long hours, and you do a second thing, you start buying some little houses on the side, usually you’re fixing them up yourself with your own hammer on the weekends or days off. You don’t have to do it that way. That’s sort of the old fashioned method of investing. It works. And it’s sort of noble in a lot of ways. I think there’s a lot of these very unassuming people that have some really nice wealth built up for themselves. And you know, maybe it’s not like they’re a multi multi millionaire or anything, but they’ve got a good mistake. It doesn’t take a real high income. You know what it takes, I think, Matt, it takes starting and then it takes consistency. After that. You got to just keep collecting if the path is 10 houses a year, great if it’s 100 You’re one house every two years, whatever that pace is for you. You just got to start and you got to keep doing it because the cumulative effect is awesome. Look at your store manager, right?

Matt Theriault 29:10
Yeah. Couldn’t agree more. That’s how it worked out for me as well. So I just kind of duplicated what he did. I think I’m to a much greater degree at this point. But when I got started, it was just to do what he did. Hopefully, I didn’t have to work at the grocery store for 30 years. But that night, I grabbed a bottle of wine from the grocery store and went home and just started Googling everything real estate and ran across an aunt that I hadn’t seen in 15 years. And she had been the number one real estate agent for the last 27 years, just two cities over I sent her an email because it just seemed like the right thing to do. And she responded to that in the morning and that afternoon, we met for lunch and I think 48 hours later, I was in real estate school to get my license.

Jason Hartman 29:48
Wow, what years this? That was 2002 when you started, you have email. Yeah. And you had Google. Well, I didn’t have any of that. Right?

Matt Theriault 30:00
See this paper that seminar? Yeah,

Jason Hartman 30:01
no, it was both ways. Yeah.

Matt Theriault 30:03
But you were advertising classified ads in a rather progressive form of doing it Who taught you that?

Jason Hartman 30:10
Well, my mom was doing it. I really got her interested in real estate but she got her license six months before I did. And she started selling government repose at a firm called Americana realty in Bellflower, California. But she would just place these ads and they’d be little ads and the register the pennysaver. And people would call you know, back then you had a phone machine, you don’t have any such thing as voicemail. And I remember my little phone machine, I would come home, I lived at home, I lived with my mom and in Santa Ana at the time, and I would come home and I’d see that little red light blinking and I’d be excited. And then I push the button and says, Oh, you’ve got 38 messages and I was so excited. I would just make all the callbacks and I’d schedule appointments. I’d meet them at the property or meet them at their house or my office and drive them to the property. It was amazing to me Matt here. I was 19 years old and all of these old timer veteran real estate agents at century 21. in Anaheim it was on Beach Boulevard, they would be sitting around the coffee pot. They’d be smoking. Oh my gosh, I hate smoking. So disgusting. And that was when you could smoke indoors. Like literally the office was full of smoke. It was gross. They’d be just sitting around complaining about why the broker owner the office, they wouldn’t buy them notepads to pass out they wouldn’t pay for enough advertising. And I just placed my own little stupid ads. I just spent my own money for them. And I went out and just worked and it was amazing five deals my first month,

Matt Theriault 31:38
or you had just turned 20 That’s amazing. You know,

Jason Hartman 31:41
all you gotta do is work. The money’s out there. The world is an abundant place. I heard

Matt Theriault 31:45
those exact words from a veteran real estate agent right in the beginning so I can do his work. Look at everybody here. He pointed out the people at the water cooler and the coffee pot and it was my first real exposure to if you do what everyone does, you’re going to get what everyone’s Got. It was a good lesson to go against the grain everyone would hold open houses on the weekends I held my open houses Monday through Friday right off the bat. It got me Rookie of the Year in my office and I did a little bit better than next year and then I switched offices and did better than and better than and after four years of that, I was like, Huh, I’m working an awful lot and I had a client that Amy this repeat business over and over again. And I remember there’s one Saturday, the total turning point I’ll never forget it. We had an appointment at 11 o’clock on Saturday. He was coming into sign his docs and I was there all early in the morning getting prepared had a paperwork all laid out across the desk. I was in my suit and tie and he came in probably 20 minutes late and jeans and a T shirt and signed his paperwork and he was off and I was left there to process the paperwork and then go hold one of his houses open and asked like, you know what, if real estate is where the money’s at, I think I’m

Jason Hartman 32:52
sitting on the wrong side of the desk. Very good revelation. Before I got into real estate, my mother had two small businesses. One was a pioneer Chicken franchise and it was in a terrible area of Los Angeles. I kid you not. She was held up at gunpoint pistol whipped when the burglars came in and stole 1200 dollars made her open the safe and they shot the gun into the ceiling and all this stuff. What I realized and my mother realized too, is that when you do something in business, it’s good if you can do something that is a high ticket item, and real estate is a high ticket item. So you have these cash spurts where you can make a lot of money. And by the way, folks, we’re talking about traditional real estate. Now we’re not talking about the investment side of the business, which is kind of different. But you know, in Southern California properties are expensive. You sell some properties there, you’ll make a few bucks on real estate commissions, but you’ll never have the passive income and the investors always really ultimately have the better life because like you said, you realize you were on the wrong side of the transaction. I made a large investment

Matt Theriault 33:53
in my real estate investing education based on what I know now I realized how lucky I was to have found a good educational program first, you know, because I there’s a lot of bad ones out there. Yeah, I’ve heard so many stories of people that go from one program to the next and don’t end up any smarter than they were them before they got started.

Jason Hartman 34:09
And they don’t own any more real estate than they used to either. That’s right.

Matt Theriault 34:13
That’s right. The bookshelf was full, but I didn’t know any better at the time, but I luckily picked a really good one at the beginning. And you know, within 60 days, I had had my first flip done and it took me about eight months before I got my second deal, but then I kind of got the hang of it and they just started to come in consistently and and I learned how to do it with none of my own money, none of my own credit, because after a failed record label and filing bankruptcy and a divorce is like credit was nothing to speak of. And eight months in between my two investment deals and my cash was pretty much depleted. So I had to get creative. I’m ready to get started with no money, no credit and here I am almost 250 units later.

Jason Hartman 34:49
Wow. Yeah, good for you. So 250 units is that in like a holding portfolio that you’re keeping or that you’ve flipped and kept deals by total deals you’ve done or how do you get on and then a lot

Matt Theriault 35:03
more deals in that too. So that’s my, that’s my holding portfolio case. I actually just counted this for last week’s episode I was kind of in a while. So it’s 242. I’m in the process of doing some liquidation and upgrading properties. So I think there’s something to be said for quality over quantity. Yeah, but that’s a mix of multifamily and single families and duplexes and triplexes and all across the Midwest and in the south. After that educational program that’s about the same time I was introduced to the book Rich Dad Poor Dad, and introduced to the concept of passive income. And I heard the expression before but I never ever stopped to think about it or how to create it or what my life would look like with it. I just seemed like something for somebody else that I just kind of got a grasp of it, you know, reduce your expenses and increase your residual income. And once that residual income surpasses the expenses, you are essentially financially free, right?

Jason Hartman 35:50
That’s there. You’re out of the rat race as case Yeah,

Matt Theriault 35:53
that’s it, you know? Exactly. So I was able to do that in about three and a half years. When you look at the statistics 95% of country. Can’t do that in 40 years. Yeah,

Jason Hartman 36:01
I know. It’s, it’s really sad, but we’re trying to solve that problem. And we are

Matt Theriault 36:05
we are so I wasn’t rich or wealthy by any means, but I certainly did not have to report to anybody. So that was a really good feeling. All of a sudden my sleep improved dramatically. I became a much more enjoyable person to be around when you are bagging groceries one year and a few years later, you are playing golf on a Tuesday, people that know you, your family friends associate starts to scratch your head and wonder what’s going on over here. They will they think you’re doing something illegal. They just know that it wasn’t a good situation. The last time they talked to me had a lot of coffee appointments, a lot of lunch appointments, a lot of dinner appointments of people wanting to quote unquote, pick my brain. I heard that expression so often, right? It’s like, Wow, now that I’ve got my portfolio, I can see that there’s a lot of people that would like to learn how to do this. I think I have a unique twist on it, how to do it without using your own money or credit. Let me give it a shot. Here we are with the podcast or your strong running and depending on which day you look as number one, two, or three and the real estate side. It’s all been very, very good.

Jason Hartman 36:56
Let’s talk a little bit about the industry in general because you just talked about the podcast and I just want to share some thoughts with our mutual group of listeners as to you know, the industry, the outlook for the market, that kind of stuff. You got a great story. I’ve got a great story. Everybody’s got a great story as long as they do some things. See, the common element of having a great story is that whoever’s in the story, took some action and actually did something otherwise, there’s no great story.

Matt Theriault 37:22
As far as the industry, you’re talking about. Not the podcasting industry. You’re talking about more like real estate agents, and oh, yeah,

Jason Hartman 37:27
yeah, real estate investment business. You had mentioned the threat of them taking away some of the tax deductions, things like

Matt Theriault 37:34
that. You’re always hearing about you always hearing about the government’s going to change this or take this away or alter this. And I guess, in some respects, that we were impacted pretty significantly with the Dodd Frank act and how we can sell houses to the general population and just so many more loopholes and hoops that you have to jump through right. Not loopholes, but hula hoops. I hear about the interest deductions going away or taking incentives away from you know, real estate and festers and it’s always a concern. And I know you keep up with that more, that’s more of the subject or you talk about more of that stuff than I do.

Jason Hartman 38:06
My take on it is that I don’t worry too much about that stuff. Because everything in life and in economics always has an equalizing factor if they take away the deduction, and they somehow disincentivize ownership of real estate, and really, the interest deduction applies to homeowners more than investors, because the investors, it’s just a p&l, you know, you have your income and your expenses in your expenses will always be deductible. I mean, that’s just like running any business. That would be a completely illogical thing for homeowners. It does matter if the mortgage interest deduction were to go away or to be reduced as it was many years ago. They reduced it, I believe, to 1,100,000 I believe it is. And then there are some tricky things if you refinance and you can’t go above basis or something like I don’t remember but this is not what I’m concerned with. It’s not my area because I’m not selling traditional real estate we both only deal with 100% investors, I think that’s true for you right now.

Matt Theriault 39:03
My clan is 100% investors. Yeah,

Jason Hartman 39:04
same here. If they disincentivize homeownership, hey, that’s fine with me, because that just means the rental market will strengthen. You know, if people don’t want to run out and buy homes, I have long said I think the homeownership rate is too high. I don’t think we should encourage the homeownership rate to be 65 69%. If the government were to get out of the business of encouraging homeownership through tax policy and through government sponsored entities like Fannie Mae, Freddie Mac, if they were to get out of that, I think the homeownership rate would naturally and rightfully fall to about 50%, what’s that other 15% of the population going to do? They’re going to rent and guess who they’re going to rent from you and I and our clients and our listeners, right, true, true. So that’s going to mean upward pressure on rents and these things, folks, they always equalize but here’s the part that kills you. As an investor. It takes time for things to equal When we hit the financial crisis in 2007 2008, you know, depending on which part of the crisis you’re talking about, but when we hit the financial crisis, you know, in many ways that was really great news for a lot of people. The hard part is the two year adjustment period that you’ve got to stay in the game and hold on when you think oh my god, the world is ending, right and the people that can look past that are the ones who always prosper long term. A lot of people are we’ve all been

Matt Theriault 40:26
taught and raised to think that of our house as our primary residence as an investment. No way and it is the probably one of the worst investment that you could possibly put your money into. Yeah, you know, I’ll you agree. Okay. I didn’t know you’re gonna be so quickly. Okay. Yeah, if you put it on paper and just start putting matching investments for investments over time, it’s a loser. at best.

Jason Hartman 40:48
It’s not that bad. I’m not going to call it that bad thing and we’re talking to your own home, the home in which you live look at anything you live in and pay for is an expense it’s a liability. It’s not an asset. The only time you get deceived is when you live in nutty, illogical places like California, New York City or Miami, and maybe the expensive part of Chicago when you live in those places, and every 10 years, you got three years of boom time. I mean, the cycle is almost predictable, because it’s always three out of seven. It seems like a boom years when you’ve got that it looks like an investment because it goes up in value. But that’s just a speculation. You just got lucky. I mean, good. Good for you. I’ve gotten lucky many times. And I’d rather be lucky than good any day of the week, but I can’t count on luck. So I’m going to count on it my old age. I’m getting more conservative. I’m going to count on prudent cash flow investments.

Matt Theriault 41:40
Amen. Amen. You’re right in California that can be a little bit deceiving. How could you say that you know, my primary residence is not a good investment, but it is a timing issue. You’ve got to time it right for that to work out for you. But overall long term, considering the money that you put down considering the interest that you pay, considering the appreciation and how that goes right in alignment with inflation, and then the missed opportunity costs of what you’re doing with that money, extra money that then it’s more expensive to purchase than it is to rent. It’s just like you’re not any better off by the time you got that house paid off. I’ll agree with you there. And you know what else? You know what is a big hidden cost of homeownership and this is home ownership of your own home. The home in which you live

Jason Hartman 42:17
is the amount of time people spend screwing around with a house they live in. I used to always own houses, and I was proud of that. I bragged about it. I thought when I moved out of mom’s house, I moved into a condo at 147 Remington street in Irvine, California. And I bought it and it was $102,000 and I sold it a year later for 160. And I thought I was a genius, right? I was lucky I wasn’t a genius. I did not know that it would happen. I’ve always really pretty much been a homeowner. I can’t believe now that living in Arizona. I’ve been a renter ever since I moved here for three years and I love it. It’s like I spend almost no time managing my surroundings. I don’t worry about stuff that’s broken. I don’t call Deal with repair people. I don’t do any gardening. I don’t argue with a gardener because the flowers died. I used to do all that stuff. It’s such a waste of time. I remember Matt, I used to spend half of my Saturday every weekend at the hardware store, right. I could be learning a new skill. I could have learned brain surgery in that time. Of course.

Matt Theriault 43:18
That’s all you need. Jason Hartman brings on the brains. Exactly. But no, you’re totally right. And then you got property taxes, too. That’s, yeah, that’s a huge East depending where you live. We just moved into a pretty large house in Glendale and amazing view. It’s almost 5000 square feet. Please tell me you’re renting it. Oh, we are renting. Oh, good for you. Yeah. And it’s just an awesome house and I’m there for two years because then I’m going to go to Malibu. The neighbor came over just this weekend. We’re my girlfriend. I were out exercising up front and we just finished and she walked over to introduce ourselves and part of the conversation also are you renting we are renting and we made every decision to are you owning oh my gosh, you poor person.

Jason Hartman 43:56
You own 242 units and yeah, and they’ll shut up right? Quickly. Yeah.

Matt Theriault 44:02
It’s more fun to keep that stuff a secret snobs. Totally, totally. Let’s talk about education because we both got, you know, you went through that education weekend, and you got that Robert Allen program. And then you went to the pitch fest and done all that. You know, for someone wanting to learn how to invest in real estate, what would be your, they said, Jason, I want to I want to do what you do.

Jason Hartman 44:23
Yeah. Where would you tell them to get started, you know, listen to podcasts, because they’re free. It’s a great way to sort of sort out the scammers from the real people to get some education, but also, it’s not just a matter of who’s sort of a scammer and who’s not and who’s racquetball. It’s not just that it’s also what is your investing style. What’s so great about real estate is it’s so creative. There’s so many things you can go into, you can roll up your sleeves and get your hands dirty and really get engaged and be in the I’m going to call it the real estate business which is different than being an investor. I’m going to say that my company at least right now. And you know, we adapt and change things from time to time as every entrepreneurs always tweaking things and offering something new right now what we really cater to is we cater to investors, but you might cater to people that want to be more active and roll up their sleeves and get their hands dirty type people, I think, I know you cater to investors as well. But I think maybe you do that too. Right? We do both

Matt Theriault 45:23
know a good percentage of the people that come through the How to course the Do It Yourself course discover, wow, this is a lot of work. It is. It’s a lot of time it takes a little more effort than I thought. And you know what, I already have a career. I don’t need a second one. So why don’t you just do it for me, right. So that was kind of the natural progression of of how that second half of our business started. Now it’s the biggest part of our business

Jason Hartman 45:44
you can get in the business. If you want another business. If you’re looking for another career pack. There’s all kinds of great active real estate stuff you can do. That will take a lot of time but could earn you higher profits and higher returns, you get rewarded for time and money invested right and anything it just what style of person are you? Are you the guy that wants to be driving around neighborhoods and looking for that, you know, the don’t want our sellers Robert calls it or the ugly houses the home investors franchise calls it or do you want to be at your desk and be mostly focused on your career and dedicate maybe one hour per month per unit that you own. On average, we always like to say it’s about an hour per month on average for each property. So if you’ve got 20 properties, you need to sort of have about 20 hours per month available to manage them and manage the managers of those properties. There’s just different parts of it. You know, there’s all kinds of different areas you can be a buy and hold investor, you can be a flipper, you can be a wholesaler, you can do a million things. But there are so many little tentacles to this business,

Matt Theriault 46:47
where we just met two weeks ago was at our mastermind group and you know, my first time in there, I was like, Wow, there. There’s a lot of so many different ways to make money and you listen to the people in their presentations and what they’re talking about and where they’re challenges are and where their triumphs are. And you’re like, wow, I want to do that. And I mean, I’ve got an established business and I was still like, I didn’t even know you could do that. There’s unlimited ways to make money in this business. So you had a lot of options for sure.

Jason Hartman 47:11
listening to the podcast, you’re gonna learn what type of investor are you? And what I want to say to people is try not to spend a ton of money on education, you know, try to spend on education slowly and prudently because a lot of that nowadays is cheap or free. In the old days. It wasn’t that way. You know, when I got started, we didn’t have the internet, okay. We didn’t have podcasts, you had to buy books and go to seminars and sometimes enroll in really expensive programs and that stuff is still available. Some of it is good and some of it is really, really bad. I can’t tell you the number of people who have been to my seminars and said they come up with like, usually by lunch by the lunch break, they’ll say, you know, I just spend 9000 or 12,000 or 15 $8,000 on this gurus program and, you know, I could have just bought two or three properties instead. And I’m like, yeah, you could have most of the education you get is by doing things. I agree.

Matt Theriault 48:13
He’s got to be active, nothing is going to replace the on the field education. Yeah, no job training, but you got to start you have to get a basic knowledge and like you said, discover what type of investor you are. Because there are all types, as many you know, as many personality types that are go hand in hand with the investor types as well.

Jason Hartman 48:31
Absolutely no question.

Matt Theriault 48:32
I learned how to create my internet business. Now. I’ve got two different internet businesses all 100% for free, basically, from podcasts on my other podcast do over I talked about that like to look for inspiration of what you want to do with your life or what you want to do from this point forward. And podcast is just such a overflowing resource. You have just such awesome information and you get to listen to it on your own time. You get to evaluate on your own time. And it really is and you know, it’s like

Jason Hartman 48:57
Wikipedia. I remember talking to my Mama that Wikipedia when it first started to make a name for itself. And she said, Well, you know, Jason, people just put their own stuff in there and none of that stuff is verified.

Matt Theriault 49:09
But think about it really what

Jason Hartman 49:11
of anything is really verified in the world. What is true, what is true is the collective knowledge of a lot of people. And now everybody listening to this has access to almost everybody else on the planet and their knowledge. And it’s really an incredible time in which to live. I mean, we are living that in an incredible, incredible era. And I tell you right now, as I’m saying that I have goosebumps, because the things that are available to us nowadays are nothing short of amazing in just the next five years, we’re going to be blown away by the kind of technology that comes along. It’s It’s incredible. I know you and I were talking about robotics

Matt Theriault 49:49
and that was one thing that you’re concerned about

Jason Hartman 49:51
concerned or hopeful, I’m not sure which you know, I trying to you know, that’s a good thing to talk about. I keep trying to understand where that’s going. You know Matt every new technology has displaced people and every new technology put people out of work but then eventually and it’s always that adaptation time that couple of years in between that kills people there’s always a lag time that’s why you have to have something in reserve you know a few minutes ago we were talking about houses and how houses for living in them they’re not a very good investment so don’t become a house for when I lived in Orange County. It’s like everybody was house poor there Don’t be house for you can rent that house for a lot less money than you can own it and just own a bunch of investment properties that that make more sense. What do you think’s going to happen with robotics? Well, I

Matt Theriault 50:37
don’t know. I mean, you certainly don’t see any parking attendants around anymore. There’s a hotel. I’m not sure where it is. I think Chicago might have in Vegas. I think Chicago who’s experimenting now with robotic

Jason Hartman 50:49
Butler? Yeah, I saw that. That’s a that’s a loft. Okay. Starwood I believe the W saying the robot delivers things to your room, you know, so you you call the front desk you need a toothbrush or a towel. If the robot brings it to you,

Matt Theriault 51:01
right, right, it’s hard to fathom right now I remember when I was in the music business and the digital download was taking over. I couldn’t even see what was happening. I couldn’t even imagine something like iTunes at the time. That’s kind of how I feel what the robotic question like I don’t know. I’m just I don’t think about it. It’s not my it’s not my, my creative capacity to imagine where we could go with robotics.

Jason Hartman 51:20
I think ultimately, it’s going to increase the quality of life. And it’s certainly going to put a lot of people out of work initially. And this is why education is so important. If someone listening Mike one of the first industries that’s really going to get rolled a bit is the transportation industry because it is a giant industry, cab drivers and Uber drivers and Lyft drivers and truckers and people that move people and stuff around. That’s a giant giant industry worldwide. Think of FedEx ups, if that stuff could be automated by machines and Amazon’s drones that will deliver your packages. That’s a game changer. I’ve talked about this before in the So but I’d like to ask you about it. I think it’s a big game changer for real estate because you know, Matt, the three cardinal rules of real estate they’ve always been what location, location and location? Yeah.

Matt Theriault 52:10
But

Jason Hartman 52:11
I don’t know, I think that’s going to change too, because and I give this example in my show, if you could get in a driverless car and you lived in Scottsdale, Arizona, but you wanted to go to San Diego for the weekend, which is a much more expensive place to live. And you could just go to bed and wake up in San Diego six hours later, and that’s a game changer. Yeah.

Matt Theriault 52:35
Do you do on the way

Jason Hartman 52:36
Yeah, and really would eliminate traffic because if you could drive one foot off the bumper at 85 miles an hour from the car in front of you, which automating automobiles would be possible. If everybody didn’t have to drive it Prime Time Rush Hour would go away. That is a game changer. So high price real estate areas be where because you have a value to destroyer in my opinion coming your way.

Matt Theriault 53:02
Yeah, me offset. You can’t see the ocean from Arizona though Jason, do you have to

Jason Hartman 53:06
if I can just go there every weekend, as long as fuel is cheap, the fuel has got to be cheap, it will still take fuel. I think that’s a factor.

Matt Theriault 53:14
Well, certainly nothing I know anything about So,

Jason Hartman 53:17
but certainly could certainly consider it. And that made a lot of sense. I like the idea of going to bed and waking up somewhere else on my vacation. It’s a pretty neat idea. It only takes about 40 hours to drive across the country from coast to coast. What’s that going to do to the airline industry? If you can bring all your stuff with you jump in a car, bring your dog makes it really simple? Yeah,

Matt Theriault 53:34
definitely. So you don’t want the one question I want to ask you about Jason, when it comes to real estate. You know, we’re both here in the United States. But there’s a lot of activity going on a lot of discussion, a lot of chitter chatter about investing outside of the United States, Americans investing outside of the United States.

Jason Hartman 53:50
Yeah, great question. So I have another show you may not even know about. It’s called the jetsetter show. I

Matt Theriault 53:55
listened to it on the plane on the way home.

Jason Hartman 53:57
Okay, okay, as you were on a jet. Wow. That’s very getting I love

Matt Theriault 54:00
it. Yeah, you, you were a jet setter listening to the to listen to the one on the Puerto Rico that you asked me to listen to?

Jason Hartman 54:05
Yeah. Oh, yeah, that’s really an interesting. Yeah. But I interview these guys about international investing. And I gotta tell you, I just don’t see it. The numbers just so really the US is pretty unique. As far as real estate goes. Our infrastructure is better than most countries rule of law and the fact that we have a multiple listing service and that we have things like Zillow and Trulia, it’s just a lot simpler and more established and the financing is much better here. The construction costs are lower here in most cases. I love the idea of international investing. I’ve definitely checked it out. I’ve traveled to 71 countries, I want to do it myself just for diversification purposes. But I look at these deals and the rent to value ratios are like point five Why would I do that when I can buy properties in business friendly Texas or Georgia and Get 1% per month. It doesn’t work. Right?

Matt Theriault 55:03
What do you think? It seems like you’re injecting an unnecessary element of risk into your investing? Yeah, it is far away. It’s under a different government different currency. I’ve seen too many movies where the government says no, and what are you gonna do about it? Like, they just changed their mind on something and I don’t know if it’s just the movies or it’s how it is out there in the real world. I just like the idea of that I know what the laws and the rules are here. I know how to play by the rules here. I’ve done a lot of work on myself. I’ve got a lot of experience under my belt to know how it works here and then to go into a different foreign land that I have to take either a boat or a plane to it’s an additional element of risk, but it’s a significant element of risk. It’s my

Jason Hartman 55:46
way out of my comfort zone. I would agree with you completely Matt and you know, people are always calling me up and emailing me and pitching me on why don’t we recommend Costa Rica properties or Panama properties or Brazil or lease is a hot one so believes yet I hate police. I’ve been there twice. It’s a belief is so third world you really must be kidding. I mean, just if you think believes is good, the Primo place and believes is called amber grease k go there I’ve been there twice it’s a dump get a clue you’re really just don’t know what you’re talking about if you’re if you’re thinking that’s good. Here’s the thing a lot of people listening to this show now are from other countries. And isn’t it interesting that so much of the world wants to own American real estate? Maybe they know something we don’t. And when people talk about the collapse of America, listen, I do think America is going in the wrong direction. I don’t think it’s as good as it used to be in many ways. all I’ll say is this. It has a long, long way to fall before these other places rival it

Matt Theriault 56:48
Yeah, I’m just being real. You know, probably, you know, we look at our own books, our own clientele and I think we’re approaching 40% or right around a little over 30% of our clientele is from another Country buying American real estate now. That’s telling.

Jason Hartman 57:05
It’s very telling. And we have lots of foreign buyers too. And lots of foreign listeners. They want to get American properties and they can’t get enough of them. They’ll pay cash. They will pay 50% down and get private. They’ll bend over backwards to buy properties here. Earl Nightingale the late great Earl Nightingale we were talking about him earlier. He said maybe the reason the grass looks greener is because it’s getting more care. Yeah, so

Matt Theriault 57:32
I remember that actual cassette. That’s when we listened to a cassette. Yeah, it was I said,

Jason Hartman 57:39
I’ve still got those cassettes I bet they’re worth a bundle of money for me to lead the field is that the only thing I got? I got the whole library of everything he ever made. I bought a library.

Matt Theriault 57:49
We could get together and have a party listening party.

Jason Hartman 57:53
We didn’t have a tape player.

Matt Theriault 57:54
That’s right with that would be the challenge was to buy

Jason Hartman 57:56
one of those somewhere at an antique store. I gotta ask One question before you go, though, man. So I’m always talking on my show, and you know this about inflation and deflation. And you know what’s in the future. I gotta ask you what you think inflation, deflation, or stagflation? Or what do you think

Matt Theriault 58:14
I certainly see the value of the dollar continuing to drop, inflation, inflation, right? And I look at real estate, whether our world goes to hell, or if it has a resurgence, if you’re owning real estate, you’re in a good place both scenarios. So that’s just I try not to predict those things. I try not to try and guess a little out of my mind, and maybe cloud my judgment on what I do next, right. But I kind of look at both scenarios. And, you know, I was talking to a friend and they were over there. And he had a friend from Russia. And he said that when the Russian country collapsed, that the only people that really survived that only made that made it through or people that owned a business within the people that own real estate and so I just kind of look at that if we were going to go down that path or say go down. A lot of people compare what America Doing now to the fall of the Roman Empire and right whatever scenario does play out as long as you’ve got real estate and you’re buying real estate for residual income, you’re buying it with the right way to so it produces an income for yourself. I think you can’t go wrong either way,

Jason Hartman 59:13
I agree with you in the inflationary environment, it’s going to be a home run, you’re just going to score massively, especially with what I call inflation induce debt destruction in a deflationary environment, you’re going to be scraping for yield and there’s not going to be anything that offers any real return except the cash flow on your properties. Your gold is going to be worth nothing, okay, your silver is going to be a terrible deal. All of that stuff is going to suffer stocks will be terrible, but cash flow real estate that the value of that monthly income actually increases in a deflationary environment. And if we have deflation, there’s going to be no incentive for people to buy houses. And that means there’s going to be more renters say no, you know, just see they go

Matt Theriault 59:57
Yeah. And then

Jason Hartman 59:58
I think it’s great either right? editor and real

Matt Theriault 1:00:01
estate doesn’t save you from whatever happens and we got bigger fish to fry.

Jason Hartman 1:00:05
Yeah, nothing’s perfect. I mean, if we have overall societal collapse, you know, guns and food and water, it’s way better. How

Matt Theriault 1:00:12
is this is the creating Epic Wealth investing podcast? I love it a new name Hartman and Jason Terry. Oh, there you go. There you go. All right. So if you’re confused, or you’re listening to your listen to both of us, and you can find this both My name is Matt Theriault at epic real estate investing. And my co host today has been Jason Hartman at the creating wealth show

Jason Hartman 1:00:33
creating wealth show with Jason hartman.com. Yeah, Hey, thanks for

Matt Theriault 1:00:36
that was alright. Jason. All right. Talk to you something.

Matt Theriault 1:00:40
I’ve never really thought of Jason is subversive, but I just found out that’s what Wall Street considers him to be. Really now How is that possible at all? Simple. Wall Street believes that real estate investors are dangerous to their schemes. Because the dirty truth about income property is that it actually works in real life? I know I mean, how many people do you know not including insiders who created wealth with stocks, bonds and mutual funds? those options are for people who only want to pretend they’re getting ahead. Stocks and other non direct traded assets are a losing game for most people. The typical scenario is you make a little you lose a little and spin your wheels for decades. That’s because the corporate crooks running the stock and bond investing game will always see to it that they win. This means unless you’re one of them, you will not win. And unluckily for wall street. Jason has a unique ability to make the everyday person understand investing the way it should be. He shows them a world where anything less than than a 26% annual return is disappointing. Yep. And that’s why Jason offers a one book set on creating wealth that comes with 20 digital download audios. He shows us how we can be excited about these scary times and exploit the incredible offer. Communities this present economy is afforded us. We can pick local markets untouched by the economic downturn, exploit packaged commodities investing, and achieve exceptional returns safely and securely. I like how he teaches you how to protect the equity in your home before it disappears and how to outsource your debt obligations to the government. And this set of advanced strategies for wealth creation is being offered for only $197. To get your creating wealth encyclopedia book one complete with over 20 hours of audio, go to Jason hartman.com forward slash store. If you want to be able to sit back and collect checks every month, just like a banker. Jason’s creating wealth encyclopedia series is for you.

Matt Theriault 1:02:56
This show is produced by the Hartman media company All rights reserved for distribution or publication rights and media interviews, please visit www dot Hartman media.com or email media at Hartman media.com. Nothing on this show should be considered specific personal or professional advice. Please consult an appropriate tax legal real estate or business professional for individualized advice. opinions of guests are their own and the host is acting on behalf of Platinum properties, investor network, Inc. exclusively.

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