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Are you still on the sideline looking to get an investment property? 🙋🏼 Then this is the episode to help you move past your roadblocks and become an investor this year. Host Mike Swenson covers the 6 Step Guide To Buying An Investment Property in 2022.
Join Mike as he dives in with an insider view to the key roadblocks that keep people on the sidelines, walks through identifying your investment objectives, discusses key property specifics for you to consider, offers actionable tips on building your investment team, covers attainable goal setting, and defines how you can jump in to make this YOUR year to become an investor!
1:53 - Step 1: Identifying Roadblocks
12:24 - Step 2: Identify Objectives
17:48 - Step 3: Analyze The Property
21:21 - Step 4: Build Your Team
24:20 - Step 5: Make Your Goal
26:25 - Step 6: Make the Jump
In this episode, hosted by Mike Swenson, we discussed:
01:09 Overview about 6 steps guide for an investment.
01:50 Identifying Roadblocks.
02:39 Talking about pain pleasure quadrant.
03:41 Discussion about opportunity Cost.
12:15 Identify your Objective.
17:39 Analyzing Property Specifics
21:10 Building your Team.
24:12 Make a goal.
29:20 Taking a leap.
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Full transcript here:
Welcome to The REL freedom podcast where we inspire you to pursue your passion to gain time and financial freedom through opportunities in real estate. I'm your host, Mike Swenson. Let's get some real freedom together.
Hello, everybody, and welcome to another episode of The REL freedom podcast.
And you know, as we look back on 2021, we had a lot of great guests, a lot of wisdom shared from people talking about starting small, single family multifamily properties, large scale investments, wholesaling, short term rentals, land development, purchasing land. So there's just been a wide variety of people that have been on this podcast. And that's intentional. The goal is just to give you something where you can say, yeah, that resonates with me, or I really liked that I want to do something more with that. So today, our episode is a six step guide to buying investment property in 2022.
What are we going to cover here today are six steps that we've identified for you are, number one, identify roadblocks, and we'll we'll dig into more detail here. Number two, identify your objectives, what you're looking to do, number three, zeroing in on the property, getting those properties specifics, figured out. Number four, building your team so that you have other people leveraging their time, their experience, their skills and abilities to help you. So you don't have to go at it alone. Number five, make your goal set that specific goal. And then number six, ultimately, make the leap. So those are the six steps that we've identified for you for getting your first investment property here in 2022.
So let's dig in and start with number one, identify roadblocks. So for a lot of you, there's there's reasons why you haven't done it, right. And whether it's aggressive roadblocks, passive roadblocks, life just gets busy, you wake up and you're three years down the road. For some of us, we felt like we've been in that COVID bubble for a while. And you're just waiting for everything to be done. So you can get back to life as normal. And you've just kind of allowed things to slip. For a lot of you that's that's probably the reason is it just hasn't been established as a priority for you yet. Otherwise, you would have leaned in and done it. And so step number one is just write out what those roadblocks are, what's preventing you from doing that, one of the things that we talk about on our real estate team is we've got the pain pleasure quadrant, so what you do is you just take out a piece of paper, draw a line down the middle, vertically, right, and then you draw a line down the middle horizontally, so you've got four quadrants.
So on the top, what you're gonna do is you're gonna write present on the left hand side, and then on the right hand side, you're gonna write future, and then going down on the the left hand side of your page, your top half is going to be positive, and then your bottom half is going to be negative. So you've got four different quadrants, here, we've got present and future, we've got positive and negative. And for a lot of you, what's what's probably holding you back right now is that top left quadrant, everything's good enough, you know, there's no real reason to make the jump for a lot of you investment properties or something you want to do to build wealth in the future that might be 20 years down the road, and you just think I can put that off, you know, the the present positive is good enough for me. And I'm just going to continue doing what I'm doing.
And so what I really want to focus on here is thinking about what's that opportunity cost of waiting for you. And the thing is, is you don't tangibly see that because you don't know what your life could look like, once you do acquire some investment property. So So just as an example, here, let's say that you had purchased an investment property last year, and let's say the purchase price was something average around $300,000. Well, you know, in some markets, kind of here in the Minneapolis, St. Paul area 8% is a very solid percentage of appreciation. So if you had purchased a property one year ago today at $300,000, and you saw 8% appreciation, well, guess what that property is now worth $24,000 more. So by waiting, you've essentially now cost yourself $24,000. If we look into the future, five years, if that property continued to appreciate for 8% for your for five years, in five years, that property is going to be worth about $440,800.
So that's $140,800 that appreciation will have grown in the past five years. So it let's just say you've had a year maybe two years, maybe three years where you haven't made that leap yet. You're costing yourself, let's just say ballpark $25,000 a year by waiting and the benefits in addition to that, right, we know there's other benefits for holding an investment property, it's you get some cash flow, you're paying down your principal, right, your tenants are paying down that for you, you've got some tax advantages that you can take advantage of. So all those things, in addition to the appreciation is a big deal. So just kind of think about that for a second, you know, each year is costing you, on average, $25,000, by not moving forward with this. And so that's where we talk about kind of the, the positive present here.
And what I want to talk about is the positive future in that quadrant is you can experience that, that gain in your investment portfolio by making the leap this year, which is why we want to get into this. So So then when you look at you know, kind of the the negative present, here's you don't have that investment portfolio, it's always sitting in the back of your mind, I want to get started, I want to get started, I want to get started. And so you have to go to that positive future quadrant, which says, here's, here's me having time and financial freedom. And and I think for a lot of people that use vision boards, or different things like that, to help them think about the future. That's where this exercise is really powerful, because it's going to show what is that positive future? What's that life going to look like when I do have that investment portfolio, when I do have that time and financial freedom, when I do have the ability to choose what I want to do when I want to do it and not have to have the financial implications of those decisions be so prominent.
That's where that freedom comes in the real freedom that we're talking about here, real estate leverage freedom on this podcast. So I would encourage you just take some time and think about those quadrants. Right now, obviously, you've probably got some some positive present here, which is happening, which is why you haven't taken the steps to be able to make that investment in the past. And so look at the positive future, write out what that looks like, if you want to have a vision board, write that out, what's my life gonna be like when I've made that first investment, or that first investment has turned into to two or three, or maybe even more, if you've got some bigger goals. In addition to that, then you're gonna find some roadblocks, right? I don't have enough money saved up right now, I don't have a lender that I'm working with, I don't really know what to do to find a good property. And so write those out. And just like we have the good old fashioned pros and cons list, write out what it is that that's holding you back.
And you can go through each of those roadblocks and find ways to eliminate that. And the answer for some of you that are listening to this, Hey, reach out to Mike, I can I can help you here. Even if you're in a state where you know, I'm not licensed as an agent, I work with investors, I work with investors in lots of states across the United States, I have other agents that I work with, there's other lenders that I work with, we have some really great lender partnerships, and they're licensed in multiple states. And so it's possible that the same lender that that we work with here in Minnesota, is licensed in the state that you're in and can help you out. And, and the cool thing is is the lender partnerships that we have our investment focus lenders, and so I can introduce those people to you. So there's a lot of things if you're wondering, like, I don't know who to talk to, I always want to let you guys know, as my listeners that I'm here to help you and I can be a good resource for you.
So if I don't have enough money, right, I don't have enough money saved up for a down payment. I've challenged people to not let that be the reason why you don't get started. Because a lot of there's a lot of people out there that don't use their own money for investments, they find Investment Partners, I work with a lot of investors who would be happy to invest in other states, other investment opportunities if the deal was good enough. And so don't let that sit in your head of I don't have enough money saved up. And that's why I'm not investing. If you find a good deal, the money is going to show up. And so I challenge that limiting belief a little bit, I will be able to find the money if I find a good enough opportunity, instead of saying well I need to save up for the next 235 years. So so write that one down. And if you're if you're if that's what's holding you back, reach out to me I can put you in touch with some people that have money wouldn't be willing to invest for the right investment.
You know, one of the things that that changed for me personally is you know, I had been in a W two job for a long time and choosing to start this team and go off on my own and start my own real estate company. They're gonna want to see those those financials and for a lot of people it's two years so talking with people they can help you show a plan of here's what I need to show financially to get a loan. And then like I said, when you when you find a good deal, the money is out there. So don't let those limiting beliefs stop you from reaching your freedom goals that you have. So no lender Talk to me, I can introduce you to some great lenders. Too risky, right? That's another reason why so many people don't get started. It's just too risky. You know, I could get that late night plumbing call, I could get, you know, the the notice that my tenants can't pay. Maybe they trashed the place, right?
We've all heard those bad stories of things that have gone wrong with rental properties. And I would just challenge on that. Think about the once again, the positive future. Here's what if you found a great tenant? What if that tenant paid on time? What if they're very communicative, they took care of their property, we just sold a townhouse here, just closed on it this week. And I had the same tenant for seven years. And so we had some great tenants that paid on time, I think in the 10 years that we had that property, there was maybe one time where somebody said, Hey, I can only pay a portion of the rent right now. I'll pay the rest what I get paid in five days, that's that's all that I remember, in 10 years, I think there was one circumstance where a tenant was late on their payment for four or five days, otherwise, everything was on time. They took great care of the property.
And so instead of letting that the negative guide your decision of what if something could go wrong? What if something went right? And you had a great tenant? Right? You know, there's Yes, there are bad things that can happen. You know, you can have a property manager that you hire that takes care of that, that call at 2am have the the toilet leak, that typically doesn't happen. But it's the it's the thing that we always hear about. So I think it's helpful write down those things, what's stopping you? And then go back and say, How can I overcome these objections? And what can I do to kind of eliminate that as a reason of why I don't get started, and then mentally, that's just going to help you feel comfortable moving forward. Alright. And then we talked about the opportunity cost of waiting. And I think that's something that a lot of people don't understand is you have to pursue today with a sense of urgency. A lot of people want that hockey stick growth, where you know, year two, year three, year four, I experienced tremendous growth, you can't get there unless you get started. And so I just want to encourage you guys, today is the day this year is the year that you're going to get started doing that. So take some time, think about those things, identify those roadblocks.
Alright, number two, we've got for our guide of six steps to buy an investment property in 2022. Number two is identify your objectives, what do I want to get out of this investment opportunity? For a lot of people, it's some sort of cash flow, right? Cash flow is going to help you build consistent income that's coming in, to be able to purchase more investment properties. And what I see from a lot of people getting started is, yeah, that cash flow is really helpful. And I think for some people, they sell themselves short on an investment, they think, Well, if I can just break even on cash flow, the appreciation is going to help me out. And the investors that we work with, there's a few of them that are focused on, I want cash flow to be able to help build my portfolio. And so don't just settle for the no cash flow game of I'm going to allow the equity to build my wealth, because there's some great investments out there where you can find some great cash flow. You know, a lot of the the duplexes that we find for people have between four and 750, maybe even $800 a month in cash flow.
So that's, you know, two to $400 per door that people are making on those properties. And, you know, depending on the property as well, we've seen some, you know, some three and four unit properties, we typically work with people under four units, but we do have some larger opportunities out there. But there's some that that can experience over $1,000 a month in cash flow. And if you're interested in the short term rental game, I'd love to talk with you guys more about that there's people that are making 1000 2000 $3,000 a month on properties in cash flow, because they picked a great investment. So put together what is that cash flow objective? And how can you hold firm to that and find that cash flow that you want to as appreciation? You know, objectives identify kind of what appreciation Are you looking for, for some people, they're willing to sacrifice some appreciation to gain some cash flow, right? Because if I can have $1,000 coming in a month that I can now turn to another property that's going to maybe help me grow faster, instead of $100 a door or $150 a door and I just don't have enough cash flow to grow.
You're banking on the appreciation so so talk with somebody about that kind of find that happy medium, put a number to it, right? Like I said, 8% appreciation on a $300,000 property is $24,000 this year that you can appreciate so so look at those neighborhoods, it's obviously different dependent on the market, you're in the neighborhood that you're in, but put together a goal of maybe what you're looking for for appreciation number three here for identifying objectives is put together some milestones, you know, whether it's I'm going to meet with a lender this day and talk to them about what options are out there, or I'm going to start analyzing properties by this date, I'm going to analyze X number of properties per week or per month, that's going to be what helps you get started is kind of getting in the game. So set some of those milestones, you know, obviously, analyzing properties is the best way to get started.
That's how I got started, you know, as a, as a realtor helping investors is just looking at properties. And now it's to the point where I can pretty much look at a property and within a minute, or less than a minute I can can decide whether or not it's going to be a good potential investment to pursue further or not. And the way that you get comfortable with that is by looking at property. So you know, we've got a little deal tracker that we use to help identify some numbers and kind of see what's that projected cash flow, going to be analyzing properties and looking at the financial opportunity out there is the best way to really feel comfortable with these properties, and ultimately probably going to be what's going to help you jump forward, when you find that right deal. So set some milestones in place, make it real and tangible.
And then kind of the last thing to hear and I on your objectives have has some sort of exit plan, you know, is this something where you're going to buy and hold for some properties, they might need some money to be put into them in the short term. And then there's going to be some bigger things that are going to come up later, the first rental property that we had, we had fixed up, repainted, the inside repainted the outside, probably if we held it within the next three or four years, we were going to need some of the some major expenses, you know, a new roof, new siding, some new concrete, some big money. And so we had said, Okay, we're gonna hold this property for a couple of years, rent it out, and then sell before some of those major expenses come due. So, so think about those exit plans. I remember meeting with an investor earlier this year, and there was a property where it had a pretty significant cement slab or a blacktop for parking.
And they said, you know, we're you're probably looking at $30,000, in, let's say, maybe five years that we're going to have to pay for that new parking pad. And so when we ran the numbers of Okay, what if we, you know, how much would we have to save per month to be ready for that $50,000 Or, you know, $25,000, parking pad replacement and a few years and they said, You know what, this investments just not worth it. So look at some of those, maybe some of those big ticket items, and sometimes they sneak up on you, right? You can't plan for him. But if you if you look at that, that'll help you to devise an exit strategy here of am I going to hold on to this for the next five years? 10 years, 20 years? Or is this going to be a great, you know, three year four year option, and then we turn and we find something else?
So alright, so number three here for our six step guide to buying investment property. We've got property specifics, analyze that property, right? What type of property Am I looking for? And we've covered this in previous episodes. I did an investor guide a while ago, so so we're gonna run through these pretty quickly. But you know, is it a single family? Is that a multifamily? Is that a duplex? Is it a triplex? Or four Plex? Is it more than that? Is that a short term rental? Right, we've talked about short term rentals a little bit, that's a whole nother animal that I think is a great opportunity for some people. So what's the type of property? What's the location, um, if I'm just getting started, you know, I got started with picking a property that was literally on my way home from work each day. So if there's I was going to self manage it, if there was something that came up, I was never going to be out of my way to go to that property. Because it was two blocks off of my route. When I drove to and from work, that was a decision that I made safe for me.
For some people, they don't care about that. That's not a big deal. But I wanted something convenient. So So think about the location, I still say some of the best deals that we find are kind of outside of that Metro core, maybe the small midsize towns that are out there, there's some really good deals out there because the prices haven't gone up as they do in the metro area. And yet the rents are still pretty solid. So finding that sweet spot is is important. Is it currently rented? Are you going to try to find some new tenants? Or are you just going to go want something that's already there, the tenants are already in place. Some people want an opportunity, maybe where I can add some value, I can maybe raise the rents. For some people. It's like, hey, if I know that, for the next 12 months, there's already tenants in place. That's something that I don't have to worry about. That's awesome. And if they've already been there long enough, they might have a great rental history showing that they can pay on time.
So if you're looking to kind of sneak your toe in the water, maybe finding somebody that's already has a property that already has tents and places good, then you don't have to worry about finding those tenants. If you want to take that on. That's fine. Otherwise, property managers can help you with that, too. You don't have to go at this all by yourself. If it isn't currently rented or if it needs to have tenants, you're going to have to come up with a lease. So do you have a good lease in place? Do you have an attorney that you can talk to or a great template where you can find a lease to be able to use that what's going to be your credit terior for choosing tenants, you know credit score's income, that sort of thing. So those are things to think about, or can a property manager help you with that? What kind of money? Are you going to need to put in for updates? Do you want something that's turnkey? Hey, it's my first property, I don't want all these things that could possibly go wrong, I want something that's nice and cleaned and ready to go and has tenants in place, that might be something good.
Or you may see an opportunity of pumping a little bit of money in being able to raise those rents. But it's going to take some time, right? It's, it's, it might take a couple of weeks, it might take a couple months, depending on the size of the project to get that property ready to rent out. So think about that, how much money you're gonna need? And is house hacking an option? Depending on where you're at in life? Can I live in that place? If I bought a four Plex, can I live in one of the units rent three of those units out and have them pay for my mortgage? For some people, seasonal life, hey, I'm just not there. But if you want that financial freedom, you might have to make a sacrifice in the short term. So So think about that. Those are kind of some of the biggies in terms of property specifics. Like I said, we've covered those in past episodes. But if you want to talk about those more, always feel free to reach out to me.
Number four, we have is build your team, you do not have to go at this alone, you have great people in your corner, what is my team consist of, it usually consists of a great lender, a great real estate agent to help you find something and a great property manager to help you manage that moving forward, you may not need all three of those right away. But but in terms of a lender, we always talked, we already talked about the importance of having a great lender and a lender that seasoned and investment properties, they're going to have some products that maybe traditional lenders won't have some of those big box lenders, that kind of rubber stamp whether you're going to get approved for this or not so, so finding a good lender is important. The property manager piece, some people choose to take that on themselves. But a great property manager can really leverage your time, you don't have to take on the hassle of finding a new tenant managing the property, what if something goes wrong? How do I know? You know, a good painter?
How do I know somebody to install a new toilet? How do I know somebody what let's just say we have some H fac issues, those property managers are going to have great relationships with other vendors that they can leverage to help you out. So yes, there's a cost to it. And yet, at the same time, a great property manager can be worth their weight in gold, in hassle that you don't have to take on yourself. If I'm buying the property next door, maybe I'm okay without a property manager, because I'm right next door, and I can help them out. So think about that. And then in terms of a real estate agent, you know, I obviously I'm biased, right? I'm a real estate agent. But at the same time when you have a an agent that is well versed in investment properties, and that's what our focuses, they can help leverage your time, right? Instead of you spending an hour looking at a property, I might be able to tell you, like I said in a minute, hey, let's just pass on this one.
This one's not as great of an opportunities, other ones that I've seen, you know, what if what if you think there's something out there, that's a great opportunity, you know, really, that's in the bottom 20% of opportunities that I see that our investors use. That's why having an agent that's well seasoned and investment properties is well worth it, because that's our job every day, we're searching the market, I go on the MLS every day, and look for great investment properties for my investors in areas all across the state. So I know of good deals, I can help you with that. And if you let me know your criteria, I'm going to be on the hunt for you, right like I I tell people a lot that I'm your matchmaker, I'm the person where if this is the focus of the type of investment property I want, I'm going to keep that in mind. And when something comes across my desk that fits that I'm going to let you know. And so you don't have to be scouring every day, you can let me help you do that as well. And that's where a lot of great investment focused agents across the United States are helpful for you. Because we can help you out. That's the importance of building your team. You don't have to do it alone. And you actually can get further faster when you have great people surrounding you to be able to find those investments. So that is number four.
Number five, make a goal. Right. I will have an investment property purchased and close by June 1 of 2022. Right? We have to have specifics when we're setting those goals, right. A lot of you know SMART goals, right? We want it to be specific, measurable, attainable, relevant, and time based. So very specific, I will have a duplex purchased in the state of Minnesota, closed by June 1 of 2022. Right? That's very specific, because it's specific. It's measurable, right? I've either done it or I haven't done it attainable, right? Is that something that's reasonable? Maybe if the goal was I'm going to have 30 properties and I haven't bought anything yet that might not be reasonable. So because Start with one relevant, right? does it align with your future goals and objectives. If you're looking for future time and financial freedom, this can help provide that that's going to be a relevant goal for you. Because it's going to fit.
If I say I want to buy an investment property in Maine, and I have no desire ever to go to Maine. And it's not in an area that I know anything about, I don't know anybody, I just pick something that might not be relevant, right. But for most of you, this has been something on your mind and on your heart for a long time, it's going to help you with your financial future. So it's probably relevant. And then time based, right? By June 1 By September 30. What is that time going to be? Because it's going to force you to maybe stretch a little bit, right, if I have that time to it, I'm going to have to work a little harder in the beginning, versus just saying I'll get a rental property, when I get a rental property, put a time deadline to that, and then ultimately tell somebody about it. Right?
When it's out in the open, it's a lot easier, because other people know they can help hold you accountable, cheer you on along the way, and make sure that you hit that goal. So So write it down, tell somebody tell as many people as you want to, that's going to be the deal that helps you achieve success in that area. And then number six step for buying an investment property and 2020 to make the jump. It's so exciting. There's there's a lot of good stuff that can happen. And step into the good that can happen from this, this is the year make the jump pick that property, you're going to learn by doing. And I think this is the thing that a lot of times people don't realize is I can't improve at something until I've actually started it. And so well, it's great to pick the perfect property, you want everything to go right, there's gonna be a lot of stuff that's outside of your control. And you're not going to know until you get into it.
You know, if you're a process person like me, you can put together a guide, right, open up a spreadsheet, open up a Word document, whatever that is, and document the process, document your expenses, if you realize how we should have actually done this, instead of this, you know, write that stuff down. So you can go back and learn from that. And the thing that I always tell people is treat this like an education, right? I spent however many 1000s of dollars on college, you know, whatever I college I chose or a trade school, or online courses, you know, I bought whatever investment guide that was out there, you're planning to spend some money, so treat your purchase, like an education. Because if my ultimate goal is to have five properties, 10 properties, 20 properties, you got to get that first one underway. And that first one is probably an education to help your other 1819 get better and better and better. You know, somebody
that I like that that is pretty well respected in the investment space says, you know, kind of the baseball analogy, not every property has to be a homerun, because homeruns are really hard to come by you might find a homerun, you might not understand you have a home run until you've been in it a while. But singles and doubles are really good. You're gonna need some singles and doubles in your investment portfolio. So don't focus on your first one being a home run, focus on a good single and a double. And I think that's a lot of the properties that we help people to find is a good double, you know, if I hit a double every time, I'm hitting some batters in, right, I'm getting on base. And so think about it as that education, what can I do to find a good single and a double for my first opportunity, it's going to help me learn, it's going to help me grow so that the next time I can hit a double or a triple or a homerun, but you you won't really know what a homerun looks like probably until you're in the game a little bit more.
So give yourself a little bit of grace with that. But ultimately, you learn by doing so, like I said, document that process, make sure then that property number two goes better than property number one, and then treat that first property like an education. So hopefully that was helpful. Just to recap here six step guide here for buying an investment property in 2022. Number one, identify your roadblocks. Number two, identify your objectives. Number three, talking about property specifics, honing in on what does that look like? Number four, focus on building your team. Number five, make a goal and then tell somebody about that goal.
And number six, make the leap this year. So hopefully that was helpful for you. I'm always here as a resource. It's been fun interviewing people over these last couple of years in the podcast because it's helped me to learn what other people are doing. And so I really truly want to help you hit your financial goals and so feel free to reach out to me if you ever have any questions, you can shoot me a message. I'm on Facebook, send me an email, you know, give me a call. The great thing about real estate agents is we can be found we're out there. We're not a secret agent. Feel free to reach out if you have any questions. Otherwise, thanks so much for listening. I hope you got some great information from this and let's go make 2022 the year that you start and you get that first investment property and really start building your, your financial future, so you have that time and financial freedom that we're searching for. So, thanks so much for tuning in you so much for listening to this podcast. It's been a blast. I love doing it. I love presenting good guests, and we're going to continue to do that. Thanks