Indianapolis Market, Property Management Best Practices & Tenant Screening With Jeff Cronrod

Jason uses this Flash Back Friday show from Episode 964, originally published in February 2018 to talk about the Indianapolis Market. He discusses the ins and outs of the market with investment counselor Adam. Later on the show he interviews Jeff Cronrod. They talk about best practices for property management and tenant screening.

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 0:15

Welcome to the creating wealth show with Jason Hartman. You’re about to learn a new slant on investing some exciting techniques and fresh new approaches to the world’s most historically proven asset class that will enable you to create more wealth and freedom than you ever thought possible. Jason is a genuine self made multi millionaire who’s actually been there and done it. He’s a successful investor, lender, developer and entrepreneur who’s owned properties in 11 states had hundreds of tenants and been involved in thousands of real estate transactions. This program will help you follow in Jason’s footsteps on the road to your financial independence day. You really can do it on now. Here’s your host Jason Hartman with the complete solution for real estate investors.

Jason Hartman 1:06

Welcome to the creating wealth show, Episode Number 964 964. Thank you so much for joining me here on Thursday. Yes, this is one of those extra episodes. We’re doing for this week. Some weeks we only do three some we do five, but certainly you can count on every Monday, Wednesday and Friday, like clockwork. Hey, speaking of clocks, did you hear about this big clock that runs off the thermal Earth and Jeff Bezos is involved or something and it it’s to inspire, I guess, I don’t know. I gotta see this thing. I haven’t looked it up. I just heard it on the news update. But I guess it’s like 500 feet high or something. It’s some giant, ginormous clock. It’s to encourage long term thinking. That’s the point. And, you know, I agree. I think that’s very good. You know, too many people in life. They’re playing the show. short game, when they should be playing the long game, the long game is so much more fulfilling. It’s so much more profitable. And frankly, I think it’s also more ethical. I don’t know that might sound kind of odd, but I just think there’s a greater degree of character or ethics in the ideology of playing the long game for playing for the long term. So hope you all agree and feel that way. And that’s why we invest the way we do. Speaking of investing the way we do, we’ve got some good interviews coming up, interviewed Jim pop lava this morning, and we’ll probably put his show up next week. It was really good. I’ll tell you that. You know, I used to listen to his podcast, when I started my podcast when I started podcasting, you know, 14 years ago when nobody knew what a podcast was. He has a show called the financial sense news hour. You know, it’s called I mean, he’s a stock market guy. He’s a wall street guy. So I’m not a fan of Wall Street, obviously, obviously, it’s the modern version of organized crime. Why would I be the fan of that? But you know, he’s just got a lot of great insights. I really like his work. So he will be coming up on the show. I’m kind of surprised I didn’t get him on sooner. But hey, did that interview this morning, you’ll have it tuned on your device, whatever device you choose. So we’re going to do the second half of Jeff conrod today, but before we do that, I want to give you a short little market profile. Our awesome producer, Adam has been getting more and more involved in the show. If you were at meet the Masters, you may have met Adam, it’s great guy. He was on the show before lives in Austin. He is taking a more active role. I like this. I like people who are pro active. He’s been buying a bunch of properties building his own portfolio. He just told me yesterday he’s buying another one from our network. So I think That’s pretty awesome, of course. And he decided to go and interview a few of our local market specialist and do these sort of quickie interviews. They’re just a few minutes long. So unlike when I do it, you know, you hear it from the same perspective. You’re probably bored with me by now. You hear it from the same perspective. So here’s another perspective. And he doesn’t blabber as much as I do. You know, I have that long winded kind of tendency. Anyway, we’ll play that here in just a moment. But first, I want to tell you two things in the crazy world of crypto currencies. Now, I started another podcast. Yes, I need another podcast like I need a hole in my head, right, called the crypto cast. So if you’re into crypto currencies, I’ve interviewed like every major player in the crypto space I think, Well, not quite. It’s a figure of speech obviously, because there’s so many out there. There’s like 25 zillion new Icos every week. its initial coin offerings. So it’s obviously getting ridiculous. And this is what I told you folks. I hate to say I told you so. Because I didn’t tell you so yet, I can’t take credit yet. But I’m going to be saying that in the future, just wait, just wait. I’ll be right. I don’t want to say I’m always right. But I’m right, a fair amount of the time. You gotta admit that. Okay, so 21 million bitcoins supply is limited via money, they can print it forever, blah, blah, blah. Yes, I’ve heard it all before and so have you, but they keep making new crypto currencies that That, my friends, is the problem. It’s worse than fiat money. There’s no central bank to control it. You know, this is there were these coins. I can’t remember what they call these. It was like around the time of the civil You know, I’m a big student of monetary history and history in general. I like the subject a lot. And for the feminist in the audience, we will call it her story, not his story. It’s her story because it really is his and her story. You know, I like to, I like to razz you, don’t I? Yes, I do. I do. I admit it, keeps you listening, or makes you hit the device and throw it out the window, because you’re just sick of hearing me Rouse you. Okay? They have these coins. I think they called them like grievance coins or something like that. And everybody was printing their own money, you know, around the Civil War. And in other times in our in American history. I mean, certainly in world history. There’s lots more examples of this, but just in in US history, it wasn’t always all about the dollar. You know, we’ve discussed some of this stuff on prior episodes, and we’ll discuss it again. We need to hear Monetary historian on the show that would be kind of interesting, but hey, we really want to talk about real estate investing. So we’ve got a market profile and we’re going to talk about some best practices in property management with part two of Jeff Crone rod, but first, but first to cryptocurrency stories that caught my eye. Number one, Poland, you know, Poland, right? The part of the land of the supermodels over there in Eastern Europe. Yes, Poland’s central bank paid youtubers to slander cryptocurrencies.

Jason Hartman 7:39

Now, I hate to say I told you so, right. I told you this would happen not exactly this, but the concept. I was exactly right. Okay. The concept is that governments and central banks, they view cryptocurrencies is their competitor for their primary product, which is They’re fiat currency. So if it’s the dollar or the Euro, or whatever it is the pound sterling doesn’t matter. You know, the yen, cryptocurrencies are their biggest competition, and they are not going to sit by idly and let them take over the world and displace their fiat currency. Okay, guess what the crypto folks don’t have a standing army, that government and central banking folks, they do. So watch out. Now speaking of governments, the other very interesting story and by the way, a Polish youtuber with around 1 million subscribers he was paid $30,000 by the Central Bank of Poland, okay, in collaboration with a Polish government to slam cryptocurrencies. It’s like, Oh my god, how interesting is that? Okay, and then the second one really does involve a failing social Government on the other side of the world Well, not quite but almost good old Venezuela yet another example in the dustbin of history of the disaster known as socialism and the disaster of its ugly Big Brother known as communism. Venezuela, raised 730 $5 million to launch an oil backed Petro cryptocurrency.

Jason Hartman 9:31

Now, hey, that might be the best thing Venezuela’s done in a while. Okay. I give him some serious credit for that actually. You know, I would not trust the Venezuelan Government to run a petrol backed cryptocurrency or pretty much anything else for that matter. But hey, someone paid me $30,000 to say that. Just kidding. That was the Polish youtubers story. Boy, it’s just it doesn’t get any better than this. You can’t write fiction this good folks. This is pretty much. It’s an amazing time to be alive. This is interesting, interesting stuff, for sure. And we’ll see how it all shakes out. You know, one of the best reasons to be healthy and stick around and live a while is to just see how it all turns out. That’s, that’s for sure. Well, hey, let’s go to this quick little market profile, just a mini one. And then I’ll be back and then we’ll get to Jeff crown rod Part Two and talk about management.

Adam 10:40

What makes them the attractive for investors?

Specialist 10:42

Well, the biggest thing I would say that makes Indianapolis attractive is going to be the affordability. Cost of living here is low housing prices are inexpensive compared to the rest of the country. And that makes it attractive for not only people who live here but also for investors.

Adam 10:58

What’s the average price point for properties that you’re offering, the properties

Specialist 11:01

that we find are what I’m going to call a sweet spot for Indianapolis is going to be homes price between 70 and about $120,000.

Adam 11:09

What industry is support the local economy? And what is the typical tenant profile that you have

Specialist 11:14

the industries or companies here, we’re actually pretty diverse. Indianapolis is not dependent on any one particular type of industry. For instance, we are geographically within about 75% of the population of the United States. So that makes Indianapolis very attractive for companies that need to distribute goods and services across the country. For instance, Amazon has to headquarters here, FedEx has a hub here. So to be able to distribute merchandise or materials, whatever it may be. It’s about a one day’s drive to 70% of population.

Adam 11:52

So what’s the typical pennant profile that you’re saying?

Specialist 11:55

middle management type people blue collar jobs are plentiful here. For those that want to work, what we want to do is remain in that sweet spot. If there’s a combined household income of guys, let’s say each person makes 30,000 a year, so combined household income of 60,000 a year, that makes a good tenant profile for an investor. And that’s why we like those 70 $220,000 price point homes.

Adam 12:20

And are there any economic developments currently happening in the city? And if so, how do you see those impacting the rental market?

Specialist 12:27

Well, a lot of those have already happened. For instance, we have got every professional sports team imaginable is in Indianapolis, we have professional football, baseball, basketball, soccer, the NCAA headquarters is here. But I would tell you that right now that the big announcement for Indianapolis and it’s still somewhat premature, but we’ve been narrowed down as one of the remaining cities that could receive the second headquarters for Amazon’s called HQ to is what it’s being named. And there’s a possibility that Indianapolis may receive that that would result in 50,000 jobs and huge impact on the housing economy.

Adam 13:07

Are there any specific neighborhoods investors should avoid or focus on? Like, are there any areas that the numbers may look good or really bad on paper, but the circumstances make them the opposite and real life?

Specialist 13:19

Absolutely. Indianapolis is definitely a city where it can be some areas of city or block by block. So for instance, if there’s been some redevelopment in the city may be a spent as much as 1015 $20 million for redevelopment in a particular area. If you go outside that redevelopment area by a few blocks, it could potentially be a war zone. So it’s really important to have a local representation, someone that’s familiar with the city and what’s going on,

Adam 13:49

what sort of inventory Do you have currently and in general, kind of your new construction, your rehab turnkeys What’s your inventory now and what’s your typical inventory

Specialist 13:58

we probably have at any one time. between 10 and 12, I will tell you that that’s tight. As I’m sure Adam, you’re talking to other people around the country, the real estate business is good. There’s a lot of do it yourself channels out there. So there’s plenty of local investors trying to buy and renovate homes. Most of those however, trying to flip our model obviously is different. We’re looking at buying whole long term strategies, which are Israel true wealth accumulation. The other stuff, may or may not accumulate wealth. But you know, our inventory levels are in that 10 to 12 range on a regular basis,

Adam 14:34

and of the 10 to 12. What’s the breakdown of new construction and rehab turnkey,

Specialist 14:39

we do not find that it makes sense to do new construction, our market, it’s actually cheaper to buy than it is to build.

Adam 14:47

So what sort of renovations are you doing before offering properties to investors?

Specialist 14:50

We’re going to do whatever is necessary and what I mean by that is it’s not unusual for us to be replacing all of the windows are typical home age wise. Is anywhere could be as old as 100 years, most of them were buying or probably built in the 50s to 70s. Sometimes the 80s some of those, the energy efficiency is not there, and we’re doing things to improve the energy efficiency for the tenant. And obviously that preserves the tenant base for the owners. Were updating wiring, always updating kitchens and bathrooms.

Adam 15:23

Moving on to the property management side, how many doors does your property management company currently have?

Specialist 15:28

We’re about 150 doors right now. So we’re not huge. But growing, we’re adding about between eight and $10 a month,

Adam 15:35

what’s your usual vacancy rate? And what is your practice on rent increases? We’re about 95% occupied.

Specialist 15:39

So as far as rent increases, India is not necessarily a market will do a marginal increase of maybe two to 3% annually. So one of the things that I like to do and to attract tenants is offer a two year lease. What we find is once we get someone in for that two year period, they’re staying longer. There’s Three and four and five years and that’s that’s really good for the owners.

Adam 16:03

Now, is your maintenance done in house? Or do you contract it out? And do you mark it up or have a service charge for managing maintenance and repairs?

Specialist 16:10

We do both depending on the nature of what’s needed. We have in house maintenance techs that are on staff However, if it’s something that’s a little more, for instance, we do not sewer lines are something that we generally outsource to a qualified plumber to make happen.

Adam 16:24

And do you require a maintenance deposit from investors,

Specialist 16:27

usually what we do is we asked the owners to put on deposit I believe it’s $500. And then they give us permission. And this is all part of our management agreement. So it is generally negotiated before we ever take on a new owner and work with them. But we want permission to take care of emergencies up to about $300. Anything in excess of that we’re going to reach out talk to them and get their permission to make the needed repairs. But for emergency things we obviously we need to take care of those things right away.

Adam 16:58

there anything that I haven’t that you want to mention about the indie market or, you know, your construction company or anything like that.

Specialist 17:05

Indianapolis has been a destination for investors for a long time, we’ve seen that. And I think that’s going to continue. One of the things that I’m noticing is our tenant base, they’re a little more educated, they’re smarter, and they’re requiring and looking for better class of inventory. So to have homes that are a little bit nicer, what that means is higher rents. So the good news is we’re moving in a positive direction as far as rents are concerned. And I think that makes Indianapolis a very attractive part of that studio or colleges that are so close in around Indianapolis, along with all the things that make Indianapolis a good place to raise a family and that’s what employers are looking for companies like sales forces recently relocated headquarters here and they brought a lot of good jobs and believe or not, a lot of high tech jobs are moving Indianapolis.

Jason Hartman 18:03

Okay, hope you enjoyed that brief little market profile. And we have many other markets, of course. So check in at Jason Hartman calm or check with your investment counselor. And hey, I did a webinar today for our partner for our Silicon Valley event, San Jose March 3, and there were 52 people on that webinar. We’re going to have a rush of ticket sales here. So get your tickets. Yes, there’s urgency. Buy your tickets for San Jose. Plus, you know, the price goes up as the room fills up, you know, it’s kind of like an airline. It’s logical. Make sense? So it’s only 247 as I record this, but it will be 297 before you know it. This is an inexpensive event. It’s Jay Chou live Jason Hartman University live and we only do this once a year. There may be a time in the future where we do it twice here, but this year, we’ve only got it slated once. And so it is coming up March 3, I hope you’ll join us for the very practical hands on roll up your sleeves side of real estate investing, where we build a model real estate portfolio of nationwide properties. We analyze, discuss self management versus professional management, what property investment acquisition checklist, all kinds of great stuff. So join me Saturday, March 3, we’ll see you there. And let’s get to part two of the Jeff crown ride. Oh, by the way, Jason Hartman calm or Jason Hartman to register for that event. Here’s Jeff.

Jason Hartman 19:56

Let’s just talk about some general best practices. I mean, you’ve been doing A long, long time, you’ve got a wealth of experience, you’ve seen everything. Tell us a little bit about some best practices in the property management world, whether they be single family, homeowners or small apartment owners. What would you say is some of the keys

Jeff Cronrod 20:16

touched on it briefly a few seconds ago, and I said for me, and I’ve lectured on this for years. Again, it’s really about doing 10 screen and doing it properly. It frustrates me when I see property managers, rental agents and owners rush not use common sense. And we have seen it all. And so the bottom line is, you have to be somewhat intuitive and somewhat skeptical, and you have to view every applicant thoroughly and review them thoroughly. We have sometimes a manager might then commission and he’s told if you don’t get this unit rented by certain date or if you get it rented by a certain date, you get a bonus for that. And so they look the other way, or owners who are just desperate because the units been empty longtime they need to cash. These are huge mistakes. You’ve got to do really Good 10 it is good 10 screening, you have no problems going down the road, you good tenants, that’s

Jason Hartman 21:05

definitely true. I couldn’t agree with you more. This is how you reduce your number of eviction problems or tenant problems. Tell us about the specifics of how you do good tenant screening, or how you make sure your manager has done good tenant screening. You know, we teach people how to self manage from a distance, never thought you could possibly do that. But it actually is very possible, especially nowadays with technology. But most of our clients have property managers, so, you know, their goods and bads of both ways. If you have a good property manager, they’re worth their weight in gold. If you have a bad one, I say give self management a try. You can always change your mind Five minutes later, if you don’t like it, you know, there’s no shortage of managers that will be happy to take your account. What are some of the ways you can do good tenant screening or make sure your manager does that?

Jeff Cronrod 21:51

I think there’s some basic things you have to do and again, running a credit report running a criminal background report writing eviction report, Fraud Report. All these reports are Available online, both from my company as well as others are helpful tools. But that’s not the end all. And that’s part of the problem. People run these reports, and they get a thumbs up or thumbs down or a red light or green light and they don’t go any further. So some of the things they ought to do is we always advise, don’t don’t call the prior landlord, although some do, because I hate to say it, but landlords lie. And they

Jason Hartman 22:24

In other words, they may want to get rid of that tenant.

Jeff Cronrod 22:27

Exactly. They’ll say, Oh, he’s a great tenant. He doesn’t cause any ruckus. He doesn’t abuse the place. He pays his rent on time. Because he wants that guy out. Yeah, right. But if you ask the applicant for copies of canceled checks and or receipts for the last few months, and let’s see if they are on time, that would be I think, eating the documentation to verify that it’s that it’s real. You don’t take a applicants word for a job. So see the paychecks ups or a tax returns they’re willing to give it to you always get a copy of a driver’s license, make sure the picture matches. I can’t tell you how. How many times we’ve had people literally ask for a driver’s license. And the picture is somebody 40 years older than the person applying with stolen identity is worse. It’s a junior senior situation might have a young person is messed up his credit is a Joe Smith, Jr. and he uses his dad’s social security number. And they pull the report and it shows the guy with his 70. But the guy in front of me is only 25. Rental, they still rent to them. And so a lot of that is just, they’re not thinking or they’re they’re highly motivated. Just put anybody in that they can allow these things, red flags,

Jason Hartman 23:34

this is like being in business, right? Avoid the dead. We’ve all done it. Every entrepreneurs done this, avoid the desperate hire, you know, fix up your property and market your property well enough. So you have choices so you don’t have to go with the first lousy tenant that walks in the door. You know, out of choice comes power, and you can do proper screening and you’re not desperate and all of that. So

Jeff Cronrod 23:58

yeah, desperation is a big problem. And we’ve had so many red flags, we could talk for hours and somebody pulls up with all their furniture in the back of the truck and they offer you cash. That’s red flag.

Jason Hartman 24:07

Yeah, yeah. So even worse, when some of their furniture is laboratory equipment for the meth lab that they’ve got going. And then they’re saying they’re not going to give you percentage rent on the method sales. That’s doesn’t that suck. I’m Jackie course. So talk to us more about the different reports that are available. Since you’ve been in that business or are in that business. Drill down deeper onto these reports. Everybody knows there’s a credit report, a criminal background check. unlawful detainer which means have they been evicted before? You can check for those things, but I think you mentioned a couple others

Jeff Cronrod 24:42

there are eviction landlord tenant or eviction reports that will show someone has been evicted, which is more important probably than criminal. Yeah. Right. Right. We always encourage people to get an eviction criminal and credit at least. We also have a bank sift report which shows you their bank right As well as the teletrac report also gives you their history in dealing with banks or if banks have closed accounts because to make bounced checks, those sorts of things are important. Obviously, what you really want to focus on is their character. A lot of people’s check social network sites to see what kind of person is right Africanist and then the way they deal with their finances, and how many late accounts they have, and if banks have have shut down and they if they bounced checks, and so on. The other thing to really watch out for I would always recommend is a social security search and or a fraud check, essentially, the kind of one of the same, you want to be sure that you’re dealing with the right person. There’s lots lots of fraud out there. And they’re also sex offender checks, this terrorist searches available. There’s a little more out there but we certainly would recommend those as well.

Jason Hartman 25:46

How do you do all these checks like the sift chapter for even heard of the sift check? I mean, you can check on the watch list. I mean, do you just have to subscribe to a background checking service if you want to do them yourself if you’re self managing or Does your service do all this? And how much does it all cost for all these reports,

Jeff Cronrod 26:04

both 10 Lord and a way, American Apartment Association, both of them offer all of these. And the cost vary depending upon the volume. We do volume discounting on both sides. But compared to the losses that you might have and having a bad tenant, it’s pennies, you’re never going to spend more than 40 or $50 tops. And that would include manual verifications of employment. And we do employment checks in employment verification for HR departments will do blood tests and drug screenings for them as well. So we’re pretty far reaching. Right? So again, if you’re hiring a resident manager, that’s a job not a resident, and you might want to do drug testing on someone like yeah, you can do that as well. Yeah.

Jason Hartman 26:44

I don’t think you can do that on your tenants, though.

Jeff Cronrod 26:45

No, no, but on the resident manager.

Jason Hartman 26:48

Yeah, I do. I do. Right. If you got a resident manager in a small apartment or something. I do want to say one thing, folks, be a little careful with some of this stuff. You know, you got to always be mindful of the fair housing laws. And make sure that none of your screening becomes discriminatory. Okay? So be careful of that. But I’m looking at your site now. And for example, the most popular blue package that’s $39 is credit report, credit score, previous address tenant history, Tella. Check verification, eviction depend, you know, on a specific state a state by state basis, nationwide criminal sex offender terrorist. It says federal search. I don’t know what that means. Is that a social security?

Jeff Cronrod 27:28

No, that’s a different database of federal crimes.

Jason Hartman 27:31

Okay. Oh, white collar cyber crimes against children murder. Okay. Yeah. Okay. Well, we have we don’t want any of this stuff. Yeah. And then the lease guarantee analyzer is also included in that and that’s going to, you know, give you the opportunity or give your tenant the opportunity, if you want to do the contract that we talked about as well the lease county thing, and then the gold package, which is 10 bucks more includes social security number fraud, that’s what it adds to that list. So interesting. Okay, good, good. What else you want people to know in terms of best practices? And let’s wrap it up. Maybe one more thing,

Jeff Cronrod 28:07

you touched on the word discrimination, which is a hot button that everyone has to be super cautious of. And I’d like to believe that everyone can just use common sense and no, no, we don’t discriminate. But both of our sites and a lot of our competitors also offer algorithm that essentially is a colorblind, religion, blind, gender blind, and analyze all this information for you and will give you a we use a red light or green light. That way you’re not accused of discriminating against someone. You’re saying, Well, look, the computer told me not to rent to you. Right. Of course, the issue with that is that you still have to go deeper. We still have to do some of the things we just talked about. But discrimination is a big problem. We see a lot.

Jason Hartman 28:47

Yeah, good stuff. We’ve talked about all the pitfalls today, but I think we should mention something in closing to cheer everybody up. Income property is the most historically proven asset class in the entire world. There is simply no better investment than income property. Of course, you’ve owned a lot of it over the years. Do you want to speak to that for a moment?

Jeff Cronrod 29:08

I’m a believer, I’ve had over 4000 rental units over the years. And it may be the last vestige where a small owner can compete next to a big one. Yeah, you know, you can’t you can’t open up a local stationery store anymore, because those are all big boxes and stuff. And this is it’s an incredible business. It’s a great way to make money. It’s a great way to to get appreciation long term and get good cash flow if you if you measure right, I think that the one caveat is it’s not a passive investment,

Jason Hartman 29:36

right? Yeah, No, there isn’t. And I would, I would argue that there is no such thing as a passive investment and I’ve discussed that in depth on many prior shows, so I won’t do it here but you got to pay attention to it like anything in life. You know, if you want to be good at stock investing, and you know that you know, I mean Wall Street is the modern version of organized crime, but you better be learning you better be constantly researching and learning and following All the news and reading all the newsletters and you’re still gonna get you know burn probably. But yeah income properties great some multi dimensional asset class it’s awesome. So Jeff, thank you for joining us give out your website

Jeff Cronrod 30:11

they can visit American apartment Owners Association at a Oh a calm or for Tenant Screening then go to tennis Alert All one word tendler calm

Jason Hartman 30:21

and by the way on the tenant screening thing to be able to do these checks oneself Do you need to have someone like visit your house and make sure you have a locking file cabinet and take a picture of your desk and all that kind of stuff or is that this is really outsource screening I believe right or no,

Jeff Cronrod 30:38

we offer both. We can certainly underwrite larger clients generally, which you’ve just described, we call underwriting and we do underwrite them. We do have someone visit either the house their office, make sure they have a shredder and a locked file cabinet and so on. But it is not a requirement. We do have products with the tenant gets invited to pull their own report and that’s faster. It’s easier. It’s a little More expensive, but usually the tenant will pay for it. So we encourage both way it really depends how many units you have and how frequently you

Jason Hartman 31:06

Yeah, my, my mom has her own. And she told me about how they came over and, you know, took a picture of her paper shredder and her locking file cabinet and you know, that kind of stuff. So she runs the reports she can do it right from her iPhone, and she just loves it. She just says incredibly convenient. So good stuff. Well, Jeff, thank you so much for joining us. I appreciate it and give your mom our website. We’d love her business. I certainly know she may already be a customer. I’m not sure where she doesn’t. Hey, happy investing to you. Thanks a lot. Thank you. Hey, I hope you’ll join me in San Jose on March 3, as we host our Jason Hartman University event. Now this event is for the real practical, hands on interactive education on income property investing, where you will learn how to actually do the math, how to evaluate the deals, we will go in depth into this subject of How to analyze a real estate deal. And once we do that, we’ll talk about how to build a portfolio, how to properly structure a portfolio, how to diversify it, how to sequence your mortgage financing. And it is a fun event. We do some gamification. You’ll meet a lot of people because you’ll be working with the people in the class, and it’s a one day event. You can check it out at Jason Hartman University. com. Jason Hartman University com. We’ve been doing this event for about three or four years, and people absolutely love it. We’ve done it in San Diego and Salt Lake City. Now we’re doing it in San Jose. We’ve done it other places as well. I just can’t remember where offhand but it’s a great event. And we tried to do it about once a year. I asked her we did it in Oklahoma City. This time we will be in San Jose Silicon Valley on March 3. Jason Hartman University calm Jason Hartman University com. Get your tickets today and we’ll look forward to seeing you in summer Calm Valley on March 3.

Jason Hartman 33:06

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