Land contracts are something that a lot of investors have heard of, but maybe don’t fully understand. Jason Hartman invites a Meet the Masters speaker, to join him on the Creating Wealth Show to discuss what land contracts are, how they differ from traditional landlord operating processes and even goes in to what to do if it all goes wrong. He’ll be speaking more in-depth at the Meet the Masters event in January, but here’s a taste of what you can expect.
Key Takeaways
06.10 – Guest provides his personal experience and how he started to get involved with land contracts.
09.50 – Land contracts are there to help out those who can’t buy through conventional financing processes.
14.25 – Because of the distinction between owner and deed holder, tenants with land contracts usually have a different mindset which is far more preferable for landlords.
18.25 – Negotiations are currently happening in an attempt to get around an 85% discount on land contracts.
22.05 – There’s always a risk. Here it is: ‘What if the person doesn’t pay?’
27.18 – If getting into this side of investment, it’s vital to know your legal rights and know how to work with the attorneys.
34.26 – Don’t get lulled into a sense of security of thinking it’s risk-free, but there are certain options with fewer risks and more chance of success.
37.00 – Know your land contract buyer and their background before agreeing anything.
38.58 – If you haven’t yet registered for Meet the Masters, time and capacity limits are now running short so be sure to take advantage of a great opportunity and register at www.JasonHartman.com
Tweetables
Always look for win-win deals. You’ll never be able to consistently be successful in win-lose deals.
Transcription:
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:
Welcome to the Creating Wealth Show, this is your host, Jason Hartman and this is episode number 454. This is a good episode, I’m just telling you. I’m going to talk in the intro portion with one of our Meet the Masters speakers who’s flying into Southern California to talk to you about an exciting, creative real estate opportunity and a low management opportunity. It’s really not even management – I’ll call it a loan servicing opportunity where you can still get a very high yield on your investment. I’m telling you, folks, you’ve probably been to a lot of our Meet the Masters events before; I know we have a lot of regulars listening to the show and a lot of people who are thinking about coming. This is going to be the best, most creative, not the same old thing Meet the Masters event we’ve ever done. This is our 16th annual Meet the Masters event so you’re in for a real treat.
Hey Guest, welcome, how are you?
Guest:
I’m great, thank you. How are you doing?
Jason:
Good, it’s good to have you on, and thank you for doing the intro portion of the show with me. I was introduced to you by a good friend of mine, Matt, who I’ve been talking to for quite a while about the possibility of doing business together. He is just, and I’m sure you agree with me since he’s a mutual friend – he is just such a creative, innovative guy in the real estate space. I’m really slow to come around, my regular listeners all know this. I’m like the ultimate skeptic. The older I get, the more cynical and skeptical I get. I’m really slow to come around to some of these more, I’m going to call it ‘creative’ forms of real estate investing.
Guest:
Sure.
Jason:
But this one, I really like. I’m so glad that Matt introduced us and I know you’ve been doing business with Matt for quite a while and you’ve had some good success doing business. We’ll probably have Matt on the show, too, on a future episode. You specialize in something that’s pretty interesting, and it is something I actually learned about as a little kid, when my grandfather, who owned – well, by today’s standards, not a big farm, but for an individual, it was a big farm in upstate New York. He was a farmer and had something just under 400 acres of farm land and he did dairy farming and agricultural and grew all the usual crops that you’d expect in upstate New York. I remember when I was a child, hearing my Mom telling me that he’d sold the farm. I said ‘Oh, wow, how did that work?’ I actually asked quite a bright question as a kid. I guess I was just meant to be in real estate. My Mom explained to me how he sold it, and she said he sold it on a land contract, and I remember saying ‘Mom, what’s that?’
I don’t know how old I was, I might have been 11 or something, I really don’t know, maybe I’ll ask my Mom and she’ll remember. I remember hearing her explain the way a land contract worked, and ever since then I’ve been fascinated by it. I’ve known a lot of people who have, over the years, been in the land contract business – it’s otherwise known as a contract for deed, and the opportunity I want you to just give our listeners a taste of today. You’ll be giving all the details at Meet the Masters in January; maybe we’ll have Matt and his business partner there to talk about how they’ve made a lot of money in this side of the business.
Just talk a little bit about it, if you would. Just start wherever you want and I’ll ask you some questions to clarify for the listeners.
Guest:
Sure, absolutely. It’s definitely a very unique way of doing things. I’ve been in the real estate business for well over 10 years, and I’m like the traditional real estate investor where I’m just buying rental properties or buying foreclosures and hanging onto them as rental properties. I built up a pretty large portfolio, actually, and had a lot of rentals. I thought rentals were the best thing out there, it was great, it was residual income – all of the things that you probably hear every day.
Jason:
I say those things every day, I love rentals, I think they’re great. But there are some other things that are pretty great, too, that aren’t exactly rentals. They’re a twist on the good old rental property side of the business.
Guest:
Exactly. Actually, that’s when my eyes were first opened to land contracts. I was starting out in real estate around 2001 and I ended up buying properties from investors. We just have to keep trying to negotiate to get somebody to do a land contract. At the time, I was a young kid and couldn’t go to a bank. Every bank says ‘Well, you don’t have credit’. That’s good, but it’s bad. I didn’t understand that at the time, being young. I thought ‘That”s good, I don’t have debt’. I came to find out I couldn’t really do business without that. The option was going into land contracts, so I was buying a land contract, I made some money. That’s when I actually launched my real estate business and really took that opportunity.
Jason:
OKay, just before you go on, I want to explain to our listeners what a land contract is. When you sell a property – of course, there are many ways you can sell a property, or many ways you can buy a property; you can be on either side of the transaction, of course. You can pay cash for the property, you can finance the property through a conventional bank, you can have the seller finance the property for you by having them carry a note and trust deed, or a mortgage – that’s known as ‘carrying paper’. In all of those cases that I just explained, when the property is sold and the buyer takes possession of the property – they don’t have to move on, they can take possession as an investor, too. They own it, basically. The deed is transferred to them at the time of closing, maybe 30 days after they agree to the deal.
With a land contract, or what’s also called a contract for deed, that’s a little different. In that case, it’s like a seller financing the property for the buyer, but it’s actually, I would argue, more secure and probably in most cases, though it is State by State as to how these all work. You don’t actually transfer the deed to the buyer until the last payment on that loan is made. It’s really not a loan, it’s a contract. It’s a contract for the deed. Until they make all the payments to pay for that property, the deed is not transferred until the very end.
It gives the seller or the holder of that land contract or contract for deed more power and more leverage because ownership has not yet been transferred. In my eyes, it’s really kind of the best of all worlds for the person who holds that land contract or contract for deed. That’s what my mother had explained to me at a very young age, maybe 11 years old, about the way my grandfather and grandmother sold their farm and moved to another, much smaller, farm that they later retired in and so forth (still in upstate New York). I guess that was one of my very first educations on real estate.
Guest:
You’re exactly correct with that description. One difference, or one thing that is very different from the mortgage side of things is that on a land contract, it’s very common to see a 3, 4 or 5-year loan. Most of the time, it’s not meant for a long-term 20- or 30-year note like you would see from a bank. Really, the goal is to help somebody through that transition period whether it’s a credit fix, or let’s say they haven’t been in their job long enough and can’t quite get approved. It’s those types of things where they can’t establish getting in a property and being there during that transition period. Then the ultimate goal is to pay that off or re-finance it within the period of time of that loan.
Jason:
So like some seller financing, it basically offers a way for people that can’t do conventional financing to get into the property. When you first started out ten years ago as a real estate investor and you didn’t have any credit established, that’s what you did. You bought properties this way, and now you sell properties this way, right?
Guest:
Correct. Absolutely. That’s when I first learned about that, and as time went on, I didn’t think much of it. I ended up going more into the rental business, and at one point had around 80 single-family properties. What really struck me, though, was when I got into an accident and couldn’t work for a while, holed up in bed, I remember thinking ‘I have a wife and kids, if I wasn’t able to go back to work, my rental business would start falling apart’. I knew that if I wasn’t there managing it and being very involved, my wife wouldn’t be able to do it, and therefore the return on our investment would start dwindling because I wouldn’t be there hands-on all the time.
By default, I probably had 4-5 land contracts at the time, and when I started just evaluating my whole business, I had realized that those land contracts were creating roughly double the return on investment as what the same dollar amount investments of the comparable rental was. That’s kind of when the light-bulb went on. I flipped the switch and started going almost full-time into the land contract model because of seeing the amounts.
Jason:
OKay, so what did you do then? Did you sell some of your own properties? How did you switch sides of the table, if you will?
Guest:
Correct. Actually, I started selling off all the rental properties and now I wish I would have hung onto those for a little while longer.
Jason:
There’s an honest answer!
Guest:
Absolutely. I wish I would have. In some of them, I sold on the land contract as a tenant’s lease would expire. Over the course of probably about 3 years, I was able to transition completely then over into the land contract model. I still do some lease options, but my primary focus is land contracts. Some of those things that I saw that helped me to alleviate my time and liability and everything else on the rental side was things as simple as a tenant calling you for a leaky faucet or telling you that the water heater wasn’t working, or anything like that. I noticed that those calls never came from the land contracts and of course they don’t because those people have a home-ownership interest and it’s not the landlord’s responsibility. It’s just a totally different mindset.
Jason:
Right, so that’s one of the things that a lot of investors like about doing lease options or rent-to-own deals on their properties. They get that tenant moving their mindset and it moves them legally, too. It gets them moving their mindset from ‘tenant’ like ‘I’m a renter, I don’t care about the condition of the property, I’m just going to live it up and have parties and destroy it’ to a new concept. I mean how well does everyone treat their rental car, right? Not as well as if they own it. It switches them to the mindset of being an owner, so they actually start fixing up the property. Technically they’re not an owner. Maybe you can explain that. They don’t have the deed, so what are they? They’ve got a contract to get that deed if they fulfill it.
Guest:
That’s a very good question. They are the owner on record with the City Assessors’ Office or the County Records. State to State, this is different. We call it here the Register of Deeds Office. They have titles. They are in ownership, but they do not hold the deed and so therefore it’s a limited ownership, if that makes sense to you.
They can’t go and borrow money against the property, for example, unless they were to refinance and pay you off because you hold the deed. It’s a very limited ownership. They can’t get a line of credit against the property or anything along those lines. As far as a liability stand-point, if they had a dog and it bit somebody, guess who’s getting sued? It’s going to be those people in that property. The landlord is removed from the picture, or the seller is removed from the picture upon that sale. Does that make sense?
Jason:
There’s a lot more detail to this, folks, so we will discuss it, of course, in depth at Meet the Masters. You’ll have a chance to ask lots of questions and so forth. And also, not just to ask questions in terms of when you’re in front of the room, talking to people, but at lunches and at dinner while we’re sharing meals together. That’ll be a good time to talk this through.
Really, the investor, the person listening to this and wanting to invest in something, is getting more into the loan servicing business in a way, than in the landlording business, right?
Guest:
Correct.
Jason:
Let’s talk about the kind of yield they can get, because one of the things that I’ve been negotiating with you for a couple of weeks is a discount on the face-value of these. We have to just mention, and of course, we’re going to go in-depth on this too in the event in just a little more than 3 weeks: it’s the idea of default.
What happens here when.. Can you hear my dog walking around, listeners?
Guest:
I can’t, actually.
Jason:
Okay, so you can’t hear it so probably the listeners can’t either. It’s funny; she doesn’t do that until I start doing an interview. She’ll just lay there and then when I do an interview, she starts walking all around and prancing with her nails on the hard wood floor. I always think the listeners can hear that, but I’m glad you can’t.
Anyway, what was I saying? Loan servicing business. Let’s talk about the yield. Let’s not talk too much more about the mechanics; I want to talk about the yield.
Guest:
Sure.
Jason:
So I’ve been negotiating with you for a couple of weeks, and with Matt as well, our mutual friend, to get our investors a discount off the face-value of these contracts where they can buy them for about 85% of the face-value. If there’s a land contract for, say, $50,000, just to use a nice round number, they’re buying it for 85% of that price, right?
Guest:
Correct.
Jason:
And every deal might be a little different, I’m just saying that’s a guideline. I’m not saying every deal will be exactly 85%, okay. My calculator says that they’re buying that land contract for $42,500. Now, the rate – what is the interest rate you’re generally charging on the land contract to the buyer of the property?
Guest:
The interest rate is never below 9%, unless they have some ridiculous amount of money they’re going to put down on the property, but it is pretty much standard on every contract; it’s going to be between 9-10%.
Jason:
Okay.
Guest:
Really, we never call it 10% – it’s 9 or 9.9%.
Jason:
Okay. So it’s between 9-10% usually, and then there’s the face-value of the land contract, and then there’s the discount. So what is the investor’s yield likely to be if the land contract performs as expected, as is outlined in the contract? Are they getting about 13-14% annually on it?
Guest:
Correct, and that changes a little bit, and that’s going to depend upon whether that buyer cashes it out within 3 years, 4 years, 5 years. I’m not going to say every buyer is going to cash out within their bloom period. There’s buyers I’ve had to work with and I’ve said ‘You know what, you’ve paid on time every time, you’ve applied for a couple of loans you couldn’t quite get. Yeah, let’s keep working on it.’
Jason:
And that was the loan, and when you say they applied for loans, they applied for conventional loans to re-finance the land contract and pay the investor off, right?
Guest:
Yup. So there’s two different ways to look at it, and in average, the return is going to be around 12%. That is not factoring in if that buyer has to re-finance. Then the investor is able to make the spread of what that discount was and what the balance is. The return on investment goes up from there, and that’s going to be based upon a time-frame of when that particular land contract buyer re-finances or pays off that property – if that makes sense.
Jason:
Right. It does. It makes a big difference and the yields can be pretty nice here, right?
Guest:
Yeah, absolutely. I haven’t been able to really find anything to beat it, and that’s the reason why I’ve based my whole business model around this.
Jason:
Well, I’ll tell you what’ll beat it, and we’re going to have some tax experts at Meet the Masters. Of course, we’re going to have CPA Diane Kennedy. One of the things is going to be a question of how is the transaction handled from a tax perspective, because technically, the investor still owns the property until the deed is conveyed.
Guest:
Yup.
Jason:
But the IRS doesn’t necessarily look at it that way, so we’re going to talk about that. I can tell you what’ll beat it; buy-and-hold rental of the property. If the property appreciates in value, the holder of the land contract doesn’t participate in that.
Guest:
It’s absolutely going to vary on area, the appreciation takes on all those types of things.
Jason:
No question, but here’s who this is really for. This is for the investor who wants to get a more passive yield on their property. Nothing is totally passive, listeners, you know my opinion on that. I don’t think a passive investment exists.
Guest:
Right.
Jason:
And you’ve heard me talk about that in the past. I don’t think investing in a mutual fund is passive, I don’t think even investing in the bank is passive because you’ve got to be very attentive to inflation and the value of your money declining. Even that is not passive investment, although most people would say it is.
This is much more passive than being a landlord, probably in most cases. The last thing I want to leave our listeners with is the ugly part of this, and that is what if the person doesn’t pay as outlined in the land contract or the contract for deed? What if they don’t pay? Does the investor get screwed? Do they lose money or might they have some extra profit actually?
Guest:
It’s really going to vary on a case-by-case situation. The process of this – you serve them or you mail them a land contract forfeiture notice. They have 15 days to pay from the date of that letter. If I have someone that hasn’t paid by the 10th, I like to get that out right away. That way, they know you mean business and it’s putting something on their mind to make sure they pay you right away. 15 days goes by and they’ve still not paid.
Jason:
So now we’re at the 25th of the month.
Guest:
Yes, correct. Then at that point, that’s when we turn it over to your attorney. I have plenty of attorneys you could work with on this matter that are experts with it. They’re going to start the process with the court system. Upon giving that to the attorney, my land contracts all state that the buyer is going to pay any type of legal fees, so if they do want to regain it, they’re paying for that. The attorney’s going to give that to the court system to start the process. Within a week, or within 1-3 weeks, they’re going to schedule something where you’re going to be in court, or the attorney’s going to be in court with that person. Whether they show or not is up to them.
Jason:
They may not show up. A lot of times they just walk away, just like a tenant.
Guest:
Correct. It’s a very similar situation as a landlord eviction. The difference is landlord eviction is typically going to have 7-10 days from a court date that they pay or get out. This has 90 days. They have a 90 day redemption period to catch up and pay anything that’s accumulated and all their back-payments.
Jason:
Now that sounds long. People listening to this are going to say ‘Well, that’s just like doing a foreclosure’. That takes a long time too, right? But here’s the thing you’ve got to remember for the investor to remember. This person put $5,000 or maybe even $10,000 down on this deal.
Guest:
Sure.
Jason:
It’s not like a tenant where they just put up one month’s rent of maybe $1000 for a security deposit. They’ve got some real skin in the game. It may not be as much as a conventional bank would want them to put down, but a conventional bank is not going to charge them 9 or 10% interest either. A conventional bank is going to give them title immediately when they buy the property in the loan funds, or it’s going to cause them to get title. Title doesn’t come from the bank, it comes from the seller, but you know what I mean.
So they’ve got some real skin in the game here, so they’re not as likely to just flake out and walk away like a tenant might be, right?
Guest:
You’re absolutely correct on that. The default rate from what I used to experience with tenants vs. land contracts is not even comparable. Most tenants are not going to have $5,000 etc to put down on a property, so somebody that’s been astute and saved that up mean business. They want to own a house and they don’t want to throw that away. They really do fight for the property as far as putting that as a first priority.
Jason:
Okay, so you can kick them out. The question is: How much will those legal costs be to enforce the land contract? You’ve done it before, and you’ve got attorneys you can refer people to. How much does that cost?
Guest:
The contract that I have is a signed contract with a law firm, and it’s itemized. That’s for me and all my clients. Jason, for example, deal with all the parts paid. It’s a flat fee for the different steps of the process. Basically, it’s going to end up being around $450-$650, and that depends on if you do the initial paperwork or if you just want them to handle everything.
Jason:
Yeah. I’d say let them do everything, and that’s cheap! That’s not much money.
Guest:
Nope.
Jason:
It’s less than a foreclosure in the vast majority of places, I would think. That would probably run you quite a bit more than that.
Guest:
Correct.
Jason:
So that’s good. Now, $450-$650 – what happens if you take the property back? This land contract buyer of the property usually moves into the property and they’re fixing it up, right?
Guest:
Correct.
Jason:
They’re doing some improvements, so in addition to their down-payment, they have more skin in the game if they’ve improved the property and fixed it up.
Guest:
Yup, that’s correct, and that is a big difference. I haven’t had to do many forfeitures on these. I used to do a lot of evictions, and I’ll tell you what, I’ve got properties back that would just make me so mad and I just couldn’t believe how somebody could disfigure a property that we had all nice and renovated. The ones that I’ve had to take back, I have not had that experience at all. I have had nobody that’s gone and ripped out the furnace or done anything crazy.
Jason:
How many have you taken back?
Guest:
I’ve, personally, taken back 5, I think, over the years. I’ve done quite a few of these deals now, but I also work with a few other investors, and they’ve each taken a few back. When you talk about hundreds of properties, it’s a much lower percentage than with rentals.
Jason:
Okay, so talk, if you would then, about what happens. Say you’ve taken the property back, it hasn’t been damaged greatly or anything like that, and that’s all good news so far. You did lose some time so you lost maybe 3 payments, which is no fun. No landlord wants to lose 3 months of rent. What happens after that and how might it actually, in some cases, benefit you as the investor, rather than hurt you? Sometimes there’s a blessing in disguise.
Guest:
Absolutely. Every time we’ve had to take a property back, we’ve been able to re-sell it with doing nothing or very little to it, and selling it for at least the price that we were at originally.
Jason:
And it’s funny how you talk, because you say ‘re-sell it’, when most people listening are thinking ‘I’ve got to re-rent it’, ‘I’ve got to make it rent-ready again’, ‘I’ve got to deal with my property manager’. For the investor listening, are they even going to use a property manager? No, right?
Guest:
No, most people do not use a property manager for this. That could be an option, but really all they’re doing is paperwork and tracking and receiving payments, and essentially doing your books for you.
Jason:
And what you could do to make it even easier is you could just have a loan servicing company service the loan, as do I because I have some loans out there that I’ve financed and I’ve been the hard money lender on them. I’ll have a loan servicing company for about $20/month just managing receiving those payments, and they don’t know who I am. No-one can call me or bug me because they have to deal with the loan servicing company. You can do that same thing with a land contract, right?
Guest:
Correct. And there’s a company that I network with – they do a good job at a very reasonable rate, so that is another option. I personally don’t do that, but I have a few clients that do.
Jason:
So you can actually profit re-selling it, right? Tell us about that.
Guest:
Correct. Absolutely. That’s something we’ve done a handful of times where the investment fits into it by the time there’s a down-payment, by the time someone’s made payments, etc. You take that property back and their balance may have been dwindled down a good amount. Being able to re-sell that back at where you originally had it means you’re regaining that extra money, essentially. Many times, we’ve been able to make more money off a deal because that’s happened. I don’t want to say that’s a goal or to try to prey on a buyer – we look at this as a mutual situation that’s good for the buyer, they’re able to get home-ownership, and it’s good for us as an investment. That’s obviously not the goal, but it works.
Jason:
As Stephen Covey says, ‘The deal has to be win-win, or no deal’. You’ll never get very far in life structuring win-lose deals. You’ll get some done, admittedly; everyone can structure win-lose deals and make some money, but they can never seem to do it consistently. That’s we want to do. We want to be in this long game because there’s much more money in the long game than doing predatory lending and that kind of stuff.
Guest:
Correct. I want to give a real quick example. One of my clients, I do some business with, we actually partner out some stuff together. He has a property that sold on land contract a couple of years ago, and it’s a street that has now really been up and coming with new developments. Values have gone up and the land contract buyer on that property was someone we had to start a forfeiture with. He was behind on some payments and based on what we’ve talked about, he was not going to be able to catch up.
We, in the meantime, had another investor that was buying up this whole street. We’d already put a cash deal and purchase agreement together, contingent upon that land contract not being redeemed. If this goes through forfeiture all the way and the property goes back, the property is going to be cashed-out and it’s going to be a very lucrative deal.
That does happen, and again, because you’re in control of the property, it’s hard to lose on it, if that makes sense. I’m not saying, by any means, these are 100% risk free. I don’t think anything in real estate is.
Jason:
Nothing in anything is risk-free, even in the bank you have inflation risk. If you listen to the doom-and-gloomers who say the whole system is going to collapse and the FDIC doesn’t have enough money to pay the insurance claims to the banks, you could lose all your money. Nothing in the world is risk-free. Being alive and investing and being in business is the very definition of risk.
There is risk and things go wrong and things can go funny and sideways and all that kind of stuff, but there are a lot of safeguards, and that’s what I really love about it. Good thoughts and good stuff.
I cannot wait to have you present this in detail with PowerPoint slides and illustrations that will really, really bring this home and help people understand it at our upcoming Meet the Masters event, and we’re going to have Diane Kennedy there to address the tax questions and tax issues that will surely arise when we talk about this. I’ve been slow to come around to some of these more creative things, so I’m very excited to have you present it at our upcoming events. That’ll be great.
Any final words or final thoughts you want to share about this, maybe a question that I didn’t ask? You’re working with investors all the time who are buying these, you’re working with investors all the time who are buying the houses and selling their properties this way. The other thing you’re going to learn at Meet the Masters is that if you have properties you want to sell, this may be a good way to sell them and increase your buyer base and your yield upon sale.
Guest:
Correct. Yeah, I think the one thing I’d like to leave with everyone that we didn’t touch on is that some people, some investors, have heard of land contracts and have heard of some of the risks, and usually when you have heard of something that was risky with it, it’s because it was somebody that didn’t know what they were doing. With land contracts, it’s extremely important to thoroughly evaluate the land contract buyer. That is something we’re very strict on, and there are a lot of people with $5,000 that they can put down on a house, but that we decline.
That’s something that is very important because it makes the whole process easier, and it helps with that longevity by evaluating and getting the right buyer in the property. That’s what’s going to help with that rate of return.
Jason:
Yeah, no question about it. Good stuff. Thanks for joining us and we look forward to having you at Meet the Masters and learning a lot more about this and having some of your customers there who have done it and have made money with it and have been working with you for a while. I’m about 80% sure we’re going to have Matt and Chris there, who’ll talk about it in more detail, but it’s a fascinating discussion and a fascinating opportunity. Thanks for joining us today.
Guest:
Yeah, absolutely. Thank you.
Jason:
Listeners, thanks for listening. We’ll be back on our next episode with Diane Kennedy – sorry, we just got into this discussion too deep, but I really thought you’d want to hear more, so CPA Diane Kennedy will be up on the next episode in just 3 days.
If you want to register for Meet the Masters, go to www.JasonHartman.com, click on the Events page and get your tickets. The room, I think, it about 75% sold out. We’ve done 16 of these, this is the way it always works. A lot of people register at the last minute, so don’t be left out. This room has a hard limit on size because we’re in that beautiful conference center, I call it the mini United Nations room because it’s got stadium seating and big comfy leather chairs. It’s not like you can bring in more chairs; the room is a structured room. It is totally limited, and when we reach capacity, we’re at capacity and that’s it.
OKay, so go to www.JasonHartman.com, click on Events and get your tickets. We look forward to seeing you there and talking to you on the next episode.
Outro A:
I’ve never really thought of Jason as subversive, but I just found out that’s what Wall Street considers him to be.
Outro B:
Really? Well how is that possible at all?
Outro A:
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.
Outro B:
I know. 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.
Outro A:
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.
Outro B:
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.
Outro A:
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 a 26% annual return is disappointing.
Outro B:
Yup, 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 opportunities this present economy has afforded us.
Outro A:
We can pick local markets untouched by the economic downturn, exploit packaged commodities investing and achieve exceptional returns safely and securely.
Outro B:
I like how it teaches you how to protect the equity in your home before it disappears and how to outsource your debt obligations to the government.
Outro A:
And this set of advanced strategies for wealth creation is being offered for only $197.
Outro B:
To get your Creating Wealth Encyclopedia Book One, complete with over 20 hours of audio, go to www.JasonHartman.com/Store.
Outro A:
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.
Outro:
This show is produced by the Hartman Media Company, all rights reserved. For distribution or publication rights and media interviews, please visit www.HartmanMedia.com or email [email protected]. 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 Empowered Investor Network Inc. exclusively.
