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Zero Money Needed Investing with Marco Kozlowski

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It may sound impossible, but we can start a real estate investment even without shedding a single cent. Marco Kozlowski, the number one expert on real estate investing, shares his knowledge on virtual investing, specifically on multifamily and small multifamily apartment buildings. With zero money needed, Marco teaches how we can get our first to five multi-unit complexes and get cash flowing from the day we start. He also talks about finding deals through their marketing method on internet-based advertising. In this episode, discover how you can grow your business from zero to more figures.

Watch the episode here:

I’m talking to Marco Kozlowski. We’re going to be talking about virtual investing, but specifically in small multifamily apartment buildings. He’s going to talk to us about how to get your first three to five multi-unit complex with none of your own money and cashflowing from the day you start. He’s going to talk how to do that. How are you doing, Marco?

I’m fabulous. How are you?

I’m doing good. Give us a little background. Who are you, where you’ve been and what have you been doing to get here?

I’ve been in real estate since 1999. I used to be a concert pianist. That’s my background. I got married when I was eighteen and had four kids at 24. I do things quickly. I was a stay-at-home dad actually. We were having huge financial problems. As you know, I was a musician so I didn’t make very much money. I made $5,000 a year Canadian because I’m from Canada. $5,000 a year Canadian is like $20 American. It’s terrible. I’m not making a lot of money. As you know, when you’re having financial problems, the number one cause of divorces is marriage.

The second is the financial problems of course. I actually got custody of the kids and I had a choice. My background is music and I could always be away and never see the kids or if could find something else that would actually allow me to stay home and be the dad that I wanted it to be. That was real estate. I actually saw an infomercial, bought the product and went bananas on how to do creative real estate and never looked back. I started with houses. From houses, I went into small apartments. From apartments, I went on to bigger apartments, then it went to hotels, storage units and now assisted living facilities and a whole bunch of other things that I have in my portfolio. The big idea, since I was Canadian and I don’t have any credit and I have no Social, is I basically use other people’s money to buy everything or existing financing that was there to buy everything. That’s all I’ve been doing for the last several years.

OPM, what a wonderful concept.

You give someone a great return and in exchange, you make a great return as well. I’m actually in the sandwich business. I get the money at this and the property makes me that. I make the spread. Then what we do is refinance it at a lower rate after five years or actually within one year at a 5% interest over 30 years. I go from a 10% interest rate because I get the money quickly to 5%. My return has become quite interesting, plus when we refinance, we pull out money tax-free. I pulled out hundreds of thousands for a couple of deals. I pulled out over seven figures on one transaction, which is always a nice thing. Of course it’s always tax-free, so we can take that money and recycle it into something else.

It’s at least tax-deferred anyways. When you say tax-free, at some point you have to pay a tax though at some major event.

Only if I sell but if I sell, I can 1031 it anyway.

The name of the game is postpone, postpone, postpone.

Until death do us part, and then when I die, my kids will get those assets since they’re in trust anyway, or entities that will pass onto my kids. That will be a tax recurrence anyway and that capital gain, that depreciation will die with me and then they’ll have to deal with it.

That’s all my wife, if we can’t live off of $50,000, $80,000, $100,000 a month, then go shoot yourself. I don’t know.

The more business you are in, the more you learn how to manage what you are marketing for.CLICK TO TWEET

Something like that, yeah.

The first thing started out as houses.

I started flipping houses as everyone else does. Actually, I went from houses to luxury property because there were a lot of people when I first started. I started in early 2000s and everyone was into small houses and I didn’t like the competition. From there, I went to luxury because no one was doing luxury property. I mastered how to tie up the property, auction them, basically control the property without actually buying it and then doing an auction to sell it off for a top dollar. We’d make the spread and then do that over and over again. I taught that for a while. The challenge with that is it was very complicated, there are a lot of moving parts and it’s very difficult to get results unless you’re on top of it.

Generally, people don’t have a lot of time to put into real estate investing. I was doing this full-time and if you didn’t have it full-time or got it right away, it was difficult to see results. When the crash happened, obviously I lost hundreds of houses and I was going through my second divorce at that time. I lost everything. I actually was homeless. I had two apartment buildings that actually went up in value while the crash happened because people lost their homes. They needed to rent somewhere, rents went up and if rents go up, the value goes up because it’s based on income. Value is based on income, not on necessarily anything else.

I know that dynamic all too well because I seller finance properties. I base my OFV or the Owner Finance Value on the rents. During the middle of the recession, the price of my owner finance house for sale was going up because I back into a rental formula. I figured out what the rents are and I backed into it to find a price. I’m actually selling my houses on a cap rate like you would for apartments or storages. When the rents are going up in the middle of the recession because no one can buy, then of course my owner finance price was going up. I have the only sales price going up in houses in the whole state or nation probably. My bankers refused to understand it until they could not deny it anymore. I kept turning the paperwork and saying, “I bought this house X amount of years ago. They went into foreclosure because of the recession. I got it back. Now I’m selling it for way more than I was before.” At some point though, you want to minimize the moving parts and so you started buying bigger complexes where you get more doors at one time, right?

Yeah. We do about 1,500 doors a year is where we’re at right now. It’s pretty consistent at 30% off of retail. I don’t buy anything retail ever. I might buy below wholesale actually. That’s the only way to buy anything, at least in my world. The way we do that is by finding people that are very motivated that need to sell quickly. The reason we need to buy it at least 3% off is I don’t want to use any of my own money and I only use asset-based lenders. If you don’t know what an asset-based lender is, I know you do, but if you’re reading this and you have no idea what that is, it’s a lender that will lend purely on the value of the property, not on the purchase price.

The value of a commercial asset generally is based on the income. If you have a property that makes $300,000 of gross, that’s all the money that’s coming in from the year. We keep around half so that’s about $150,000 of net income and at $150,000 of net income per year, the value of that would be about $1.5 million. You just add a zero. It’s about ten times whatever the income is. Different properties have different values. If you’re in Chicago, it’s going to be worth a lot more than ten times. If you’re in New York, it’s a lot more than ten times. If you’re in Toad Suck Ferry, Arkansas, it’s at least ten times the value. That’s the baseline that we use, which is whatever the net is times ten, that’s the value. The bank will lend us around 70% of $1.5 million, which is about $1,050,000.

As long as we buy it for under $1,050,000, we can actually use none of our own money. I’ve specialized a way of knowing where the money is because that’s important when you’re buying and number two is how do we find properties that are well below 30% off, that are not in ghetto areas, that are not in war zones where my daughter can go get the rent at 11:00 PM and still feel safe because that’s the litmus test for me. That’s not going to need work every single day and it’s going to be as hands-off as possible because we use third-party management anyway. I don’t ever manage property that goes bananas because we do 1,500 a year and I’ve been doing this for now ten years. If you do the math, we’re doing pretty well. A) How do we get access to the cash? B) How do we find properties that are well below 30% off? You’re buying as many assets as you want.

If you think about life with your money, you’re putting limited. If you think about life with other people’s money, it’s unlimited. Also asset-based lenders, they don’t care about your credit either, do they?

No. I’m Canadian, so they’ll care about credit. They’ll care about your credit. If you’re reading this, if you got your three cars repossessed yesterday, you’re about to file bankruptcy, it doesn’t even matter because they’re lending the asset, the money. They’re lending you money. You don’t matter at all. You don’t matter at them.

“We’re hoping you don’t pay, because I’d rather get the assets.”

That’s exactly right.

REIS 320 | Zero Money Needed Investing

Zero Money Needed Investing: A well-educated real estate investor doesn’t need to use money for marketing.

 

In this hot time, this hot economy where they’re selling storage facilities and they’re selling mobile home parks and selling apartment complexes at 4% cap rates, how are you finding deals that fit this MO?

It’s a numbers game. We do a lot of marketing and by the way, all the marketing we do is free. I don’t believe in spending any money other than education. I think if someone is well-educated and they learn something, they don’t need to use money anymore or they could maximize their profits very quickly by getting it back quickly. Everything is done through an online platform or online process where we make a ton of offers. In fact, we probably make 100 offers an hour. The offers we make are all verbal or through email and they’re not official necessarily offers. Every offer we make has to have a no attached on the response. If we make an offer and they say yes, we offer too much. A lot of people when they first get into real estate or they’re in real estate, they want to make an offer that gets accepted. The problem with that is if you make an offer that’s accepted, you could have gotten it for less. The name of the game is to buy it as cheaply as possible and you can’t get it cheap if they say yes.

How do you overcome that? Do you have a due diligence period and then you go find out all the contracts?

That’s correct. It’s like a shark. We bite onto it with a contract that allows us to have very little or no money upfront, has a good due diligence period and during that period we can figure out exactly what’s wrong with it, what’s right with it. If we don’t like it, we spit it back. If we do like it, then we have the real earnest money deposit that goes down, so we can actually go towards closing.

You’d take them off the market though, especially on their minds, they’re off the market. You’re not doing all this due diligence while they’re shopping you around?

That’s correct. We’re in control at all times because I can’t tell you how many times we put the property under contract and they’re shopping at somebody else. Our due diligence time ends and then they sell it to somebody else for more. Our agreements actually don’t even let them put it on the market. They can’t even sell it to someone else until they’ve given us everything that we’ve asked for. We’re continuously in a contract. That contract is costing me tens of thousands of dollars over time in mistakes, actually millions of dollars if I count the mistakes. Every time that we make a mistake, we keep adding into the agreement. It’s a very robust agreement.

We’re looking for people that have generally the five Ds. First is Divorce. Someone’s getting divorced and they want to sell it quickly. They’re Displaced. They’re going from Chicago and they’re moving down to Florida and they want to sell the property quickly. They have a Disease, which is number one, actually. The number one cause of bankruptcy in this country is medical problems, which is very sad. We’re closing on a hotel. It’s a very sad story. The guy has cancer, he’s dying. This is probably the last month he’s alive on the planet. He has a hotel. His kids don’t want it. It was on the market for about $1.5 million and we got it for $500,000. We actually made an offer that was substantially higher than that. He said, “I don’t want to haggle. If you give me $500,000 and close this week, I want to close out my affairs and be done and you can take it for $500,000.” This thing, he had it in the market. It already had a discount. This thing makes $200,000 a year. If you’re buying something that’s net, by the way, if you have $500,000 asset that makes $200,000 every single year, it’s 40%.

You’re done in two and a half years.

That’s actually quite common. Baby Boomers have all these assets that their kids don’t want it. Their kids maybe are on drugs or they are not interested in real estate or they don’t want to pass on the torch and they just don’t want it. They drive to work.

This might be a great time to buy businesses and probably real estate-based businesses, but any kind of business because right now the Millennials don’t want to be tied to anything. Their fathers and their parents have built these businesses that may even be two or three or four generations old and the kids these days aren’t into it at all. They’ve got to do something with these assets because they’re getting up and it’s their time to enjoy the victory of their spoils. I think it might be a wonderful time to buy businesses and real estate-based businesses are even better because they’re a little easier to figure out because you’ve got the value in it in an appraisable, tangible asset.

People ask me, how do you buy so many houses? It’s all relative. Somewhere across the street, there’s a guy who can wipe his ass with the amount of houses I buy. Somewhere across the street is the guy that can wallpaper his house with my money. There are a lot of people that would like to be in my position or your position. That being said, I’m on pace to buy about 120 houses this year. I’ll owner finance about 80 of them. People ask me, “How do you do it?” I say, “You’ve got to learn marketing.” It doesn’t matter what business. You’re in the marketing business. That’s the business you’re in first and foremost. You learn how to manage what you’re marketing for. You have to overwhelm the system. When you tell me, “I’m making 100 offers an hour,” you overwhelm the system. I could see where you could find that very thin slice of pie when you’re putting out that much effort.

It’s a machine that’s going out and we’re only buying 1,500 units a year so we’re cherry-picking. It’s a funnel. You have all these offers here. Everyone’s going to say no. You have a couple that says maybe, and those are the ones that we’re going to keep working. The fortune is in the follow-up because as you know, just because they say no today doesn’t mean they’re going to say no tomorrow or the next day or the next week or the next month or the next year.

You can either work for a living and work for money or you can have other people’s money work for you.CLICK TO TWEET

How long have you been tracking this guy that you’re buying the $500,000-property?

We started dancing, I’d say the fall of 2018 is when we started communicating. We’re closing in the fall of 2019. It’s been a good year since we actually started this process. It’s normal. It’s not a get-rich quick. At the same time, we’re buying it now. We’re using obviously none of our own money to buy it. We’re buying it for $500,000 but we’re actually getting $800,000. We’re pulling $300,000 at closing. We’re going to rehab the place so it looks good maybe and improve some key features of the property. There’s a liquor license that’s never been used. There’s a bar that’s never been used, so we’re going to capture on that. There are ski-mobile trails all over the place. It’s very close to Big Mountain. It’s in New York, in the Adirondack and it’s got 9.8 acres.

His kids don’t want anything to do with it.

I don’t want to be crude, but the guy said, “If I give it to my kids, they’re going to sell it for even cheaper and they’re going to go to Vegas and they’ll be hookers and blow. I don’t want to participate in that. I would rather know that I’m going to give them whatever I know that they can have. I don’t want them to squander it. I don’t want them to run it into the ground. I want to give it to someone that knows what they’re doing.” Here we are and that is extremely common. In the apartment space, are we going to pick up a 300-unit apartment building that is in prime location and an A-class? No, we’re not going to buy that at 30% off. In fact, they’re selling that for more than it’s worth. We’re never going to buy one of those. Have we bought some of those? Absolutely. Have they been off-market? Absolutely.

In fact, 90% of the properties that we buy are off-market, meaning that we bought a property from someone that knows somebody else. Money knows money. If you take care of someone that is going through a hard time and you treat them compassionately with respect and you do what you say you’re going to do in the timeline that you promise, they’re going to know some other person who says they’re selling six of their assets so you could take care of them. They know we’re not retail buyers. We’re never going to be your highest cash offer, but work’s going to be cash. It’s going to be quick. In exchange for that, we need a discount. If you’re okay with the haircut on your side and cash on our side, we’re going to get along fine. People exactly know how to communicate in those ways. We’re not trying to take advantage of anyone. We’re not trying to overpower anyone. We’re not being crazy or arrogant. We’re just looking to buy the right property at the right price because in real estate, you make money on the buy. You never make money on the sell.

I’m going around town saying the same thing, “I’ve got a little jingle in my pocket and we’re ready to write a check. Would you be interested in an offer?” That’s all you’re doing. You find somebody who raises their hand. How much do you spend a month on this advertising?

Zero.

How do you do that?

It’s all internet-based. It’s all people that are already advertising for property or people that we’ve already bought properties from that are contacting us. It’s not a secret. I teach this stuff. This is how my model works. I have two basic arms. I have the acquisition arm and I have the education arm. The education arm feeds the acquisition arm. If someone comes and wants to learn how to do this, it’s actually forbidden for you to spend a dollar of your own money on marketing or buying an asset of any kind. You’re not allowed to use your own money ever. It’s forbidden for you to use your own money.

If you’re out there thinking, “I don’t have any money so I can’t get in the real estate game,” we shot that plan all the hell. We can’t say that anymore.

Everyone has an excuse. If you don’t have the time, if you’re watching Netflix, you have time for real estate. If you’re watching movies, you have time for real estate. If you’re on Facebook for more than ten minutes a day, you have time for real estate. In fact, anyone that takes my program, I start with a very simple website where people advertise in their properties all the time, some for sale by owner sites where it’s very easy to make an offer online. You say the right words at the right time. If they’re structured properly like you actually sound like a real buyer, not like someone that just came out of the seminar but sound like a real buyer, that’s what I teach people to be, buyers. If you buy it right, you’re going to get there.

If you communicate right, you’re going to buy it right and you’re going to be able to make the right amount money. The money’s available because you bought it right because if you don’t make a payment, they’re taking it back. They’d rather have the property anyway then lend out the money at 10%. They make way more by taking the property back than they would be lending you the money anyway. Our process is to buy, get the property up to improve it in some way so we can increase the income and then refinance, pull out more cash than we borrowed. You have some tax-free capital. I say tax-free, it is tax-deferred but it’s tax-free. It’s not a taxable event because it’s borrowed money for now and then you can go ahead and buy more with that and you keep recycling over and over again.

REIS 320 | Zero Money Needed Investing

Zero Money Needed Investing: If you communicate right, you’re going to buy it right and you’re going to be able to make the right amount money.

 

You teach this and for someone who’s hitting the numbers that you’re hitting, there’s no doubt that you know what you’re doing. I’m talking to the audience right now. If this is what turns you on and you’ve been looking for a program with zero money and play in a bigger arena, I say bigger, you’ve still got your smaller hits. I think the first thing you want to do is teach them how to buy their first three to four to five-unit complex, which is not going to be a multi-million-dollar complex.

Three to five first, then from three to five, I see what their work ethic is because everyone wants to buy a huge hotel that makes $500,000 a year, kick up their feet and retire. That takes a certain amount of work ethic. We’re not going to teach people those skills until I see that you’ve actually closed a three to five using none of your own money. In fact, that’s the guarantee. Anyone that comes to any of my classes at first, they’re very small classes. There are 20 to 30 people per class and that includes you bringing up to four guests that are family. I want you to bring your wife, your spouse, your kids, your girlfriend. Don’t bring your girlfriend and your spouse, it will get weird. Bring your family so you can get involved as a family. I’ll show you exactly how to do it. I’ll give you some marketing material before you would attend so you can actually see that it works. We have a first-day unconditional money-back guarantee. If you don’t like it on the first day, no problem. Here’s your money back. I don’t want to take anyone’s money that doesn’t want to learn this thing. If it’s not for you, that’s okay with me.

I’m not twisting anybody’s arm to come over. If you want and we seem like we’re the right fit, go ahead. If we seem like the right fit, then let’s do it. I’m not hard closing anybody because the last thing I want to do is try to work with someone who doesn’t want to be there or change their mind or whatever. I’d rather not.

You have two choices. You can work for a living, work for money or you can have other people’s money work for you, which is all I do. No one’s going to give you money to do a deal unless it’s a good deal. It starts with the great deal that you have to find that takes a little work and effort and it’s harder at first because it’s a new set of skills. You think you have to do this, but you have to do that. It’s a little counterintuitive because it’s not just about making little offers, it’s how you make the little offers where you’re not hurting their feelings or them feeling insulted or feel you’re on the bottom feeder.

It’s in the tiny details of how you talk to people. You’re going to pay for this education no matter what. You’re either going to pay the street or you’re going to pay in lack of success or you’re going to pay someone who’s already been there. It’s a lot less anxiety to get in the room with someone who’s already doing what you wish you could do on the level that you wish you could do it. It’s a lot easier. You’ve got a giveaway for the audience.

It’s pretty cool and you’re going to love it.

What have you got?

How about a marketing plan on how you can start marketing for some of these small deals?

We’re going to send everybody to REInvestorSummit.com/zeromoneyneeded. You’re going to go over to that link. Tell us what your giveaway is there, Marco.

It’s going to be a marketing plan basically, exactly what I said, how to find these three to five units using none of your own money, how to actually see that they’re there, how to communicate with them and see how easy it is to actually acquire. Once you do have them on the hook, you’re going to need some help. As I was saying earlier, for anyone that does attend a class, we actually have a whole support team and my entire support team are students of mine, followers of mine that have had a job, quit their jobs because their passive income surpasses their actual income and have over $5 million in assets. That’s at least $500,000 a year of passive income. You can’t work as a mentor for me unless you have that. These are the people that are actually helping you to close your first deal.

It’s students helping students basically. Then one day, if that’s something that you want to do, you can ascend and help us out as well. I’ve built a community of people that are helping each other because there are tons of opportunity out there. I don’t believe in competition. There are only colleagues. The more people in a network, the better because one person might be getting a hotel that they can’t handle, that someone else can and we share deals and that’s how we all get rich together. The more people in the network, the better it is. It’s forbidden to use your own money to do any of this. There is an investment in the class. It’s not a large one, but it has to hurt a little because if you don’t pay, you don’t pay attention. We want serious people there and it’s risk-free. If you try it and you don’t like it, here it is. At least you tried it. I’d rather you try something and not like it that never do it and you’d never get results because you’d be surprised at how simple this can be. It’s not easy, but it is simple. I want to say that.

Don’t be one of those people that you go out there and you mess up on your first couple of deals and then you walk away from a career that could have been a multimillion-dollar career for you. You just didn’t get the right help soon enough and so you missed out on the whole career because of a few bad terms. Go to REInvestorSummit.com/zeromoneyneeded and pick up your free marketing plan from Marco Kozlowski. We can talk about this stuff forever. You and I could probably talk about the ins and outs of this business for a solid week before we could even sit down to eat.

If you think about life with your money, you’re limited. If you think about life with other people’s money, it’s unlimited.CLICK TO TWEET

I’d be hungry though. I didn’t get this big by accident.

What’s the average size complex that you’re buying these days?

Personally, I don’t do anything that’s under 100 units.

You’ve gotten to that level and that makes sense. What’s the average that people are buying when they’re starting out in their first year or year-and-a-half?

Everyone gets a three to five-unit within generally 90 days of them attending training or within the training. Either before the training, during the training or after the training within 90 days, everyone gets three to five using their own money. Generally, it’s twentyish units. They go to a 50-ish unit and then we go into hotels. What I like about hotels is no one teaches it out there and I only teach it to us again, those that have the right work ethic. The beauty of a hotel is it makes $300,000, $400,000, $500,000, $600,000, even $1 million a year. We’re looking at one right now that makes $1,005,000 a year net that we can pick up for around $7 million.

I am going to guess that you’ve got hotel management companies. I don’t see you managing the hotel.

I’m the investor. I say that loosely because I’m using other people’s money. I’m only the engineer. I’m the one that puts everything together in order to make it work. I’m basically conducting. That’s all I’m doing. You’re taking your money over here, there are these management companies over here, the sellers are over here. I’m putting everything together, sitting in my office right here. In fact, if I was in jail right now and these were four bars, I had access to the internet and the laptop, I could do this business.

I like to tell people when you’re talking about raising private money or finding money, they all think it’s about them. I said, “It’s not about you. It’s about the deal. What’s the collateral? Where is their protection? Charles Manson should have been able to raise this money. It didn’t matter how many murders he committed. It didn’t matter. They were either going to get paid or they’re going to get this asset. They actually do a lot better if they get the asset.” It’s a crude way to put it, but it was exactly true.

Most of my clients are actually in and out of the country because I am Canadian and for a while, I taught Canadians how to do business in the US because it is different. You can’t have an LLC as a Canadian because you’re double taxed. There are different things that most Canadians don’t know when they invest. I spent a lot of time teaching Canadians and then I went to Australia, then I went to Europe. I didn’t teach in the US a lot until recently. I’m teaching people in the US how to do that. I live in Florida so it’s a lot easier for me to travel to Austin than it is for me to travel to Japan.

Although Japan is fabulous and I can teach Japanese people or people from Hong Kong or Singapore or Australia how to invest in the US because they can get the money just like you can. They can find deals just like you can. In fact, we closed the deal in San Antonio, Texas and it’s prime location in San Antonio. The guy actually owned a jewelry store, bought a hotel and didn’t know how to run it. Basically, we made them an offer that he said no to. We went back and forth for almost seven months and that nets, we took over his debt on that one. I don’t know if you’re familiar with taking over debt.

Subject-to?

REIS 320 | Zero Money Needed Investing

The Millionaire Next Door: The Surprising Secrets of America’s Wealthy

It’s like subject-to, you can’t do it in commercial because there’s some protection over four units, but it’s a rap deal. The net after the debt service, the property itself that was underutilized makes $300,000 a year net. We gave them $500,000 to walk. That guy got $2 million down and he walked away with $500,000. He actually lost $1.5 million, but if you look on our cash-on-cash return, if we give the guy $500,000, it’s 30% occupied in a prime location. We’re going to double that revenue easily so that thing should make $1 million.

I’m in San Antonio, Texas. That’s where I live.

I didn’t know that. I’ll send you the details of that and take a look at it. We’re going to get our money back in a year and a half on.

San Antonio is a great town.

It’s one of the fastest-growing cities in the US, top five. It’s a beautiful city.

I’ve been here since 1973 and we’re starting to get a little bit of that traffic in, but it’s the biggest small town in the world. It’s 1.7 million, going on 2 million population. It’s truly a great place to be and the cheapest properties on the planet. Very few states or cities have the price ranges that we have. You can buy a lot for your money down here in Texas. Go to REInvestorSummit.com/zeromoneyneeded. Get your free marketing plan and then talk to Marco. Over there, there will be a chance to get a free consultation from him or some way to connect with him. You can talk about what his other program entails, how much it is, all that stuff. Get a handle on it. Call him. You’ve got nothing to lose and see if it’s for you. Nothing ventured, nothing gained. Is there anything you’d like to say to the readers out there before we park? Let’s say we’ve got some people trying to change their lives and make a new start. What do you say to them?

Just start and say yes. You don’t need a lot of time. You don’t need any money and you don’t need any credit. It doesn’t matter where you live in the country. In fact, it’s better if you don’t live in the area. That person that bought this property in San Antonio lives in Hong Kong, so you can’t get further than San Antonio than Hong Kong. Someone from Hong Kong can buy something in San Antonio using none of their own money. There’s no credit. They don’t have it either from Hong Kong. All they did is learn how. If you’re open to learning how and putting in some elbow grease, it’s going to be some effort. It’s going to be work. It’s not get-rich quick.

Most of my followers within three to five years retire and never have to work again. It’s not next day. It’s not next week, not next year, but I’d rather retire in the next three to five years with a few hundred units. In fact, I’d like to do this math, if you don’t mind, the average profit per property per unit is around $200 a unit. If you want to make $10,000 a month, how many units do you need? That’s 50. You’re only 50 units away, 50 doors away from retirement, if you want to make $10,000 a month.

It’s not too much to ask from one of the greatest infrastructures on the planet, the United States of America. Come on, give me a break.

That’s 225 units and that can be done very easily. I know when I was a broke musician, I thought I could do anything with $10,000 a month. That won’t last long, not if you want a decent lifestyle. Most are at $20,000 a month. That’s 100 units and we can get you to 100 within a year-and-a-half to two years if you put it in the efforts. You’re only a year-and-a-half away from a good sizable portfolio using none of your own money, none of your credit, no risk. You just have to put in the time and the effort and invest in yourself. I highly recommend you bring your family and even your kids. I have some twelve, thirteen, fourteen-year-old kids that are doing this, obviously with their parents’ support, but it doesn’t matter how old you are. What I love about kids is they don’t question. They just do it like it’s homework. They can do anything. I want you to go back to that in your life where you could do anything. I don’t care what situation you’re in, whether you’re in a bad relationship. The person that helped buy the San Antonio one actually was in a terrible relationship and she invested in that so she could get out of it.

This sounds like a perfect opportunity also for a handicapped person, someone who can’t get out and about. I’m saying that if you know someone that’s handicapped or someone who can’t get out about, they’ve got a lot of physical limitations. Maybe this is a thing you can do that doesn’t matter.

If you want to donate more to your church, mosque, synagogue, whatever you believe in, you can do one for yourself, do one for the charity that you want to donate to. Wouldn’t it be cool if you could give $1 million a year to charity? Do ten units for you, ten units for your charity. Twenty units for you, twenty units for charity. There are so many things that you can do and you can buy things in the name of your favorite charity. People do that all the time. There are so many options to make more money, not by putting in more labor. It was Labor Day not too long ago. I don’t believe in Labor Day because Labor Day is hard work. Use your mind. These people need to have a high return. These people need to get to sell. You put those two people together, you sandwich yourself in between and have fun. Have more fun in your life. Forget stress. You don’t need stress. Financial stress is because of the actions that you take now. If you look in your bank account now and you don’t like what you see, it’s because of the actions you’ve taken in the past. Change your behavior, change your bank account. That’s what I’m going to help you do.

When you change your behavior, you change your bank account.CLICK TO TWEET

One of the other things I like about this strategy is that once you make a good deal, it’s a good deal for life and it’s forever or for as long as you want to keep it. There are strategies in the real estate business where you do it and you get paid and then you’ve got to do it over again or you don’t get paid anymore. You need to pay attention to the strategies that you pay attention to. This is one that I would pay attention to because you want to look for strategies that when you do something right once, it pays you forever. They keep stacking up and they don’t go away. The income in a normal world will keep appreciating. You’re making more and more as time goes on in the appreciation of your properties.

It’s a good strategy, Marco. I’m glad that you came on. I think you’re going be hearing from some people here. We do about 17,000, 18,000 downloads a month. I didn’t know this, but it’s like The Millionaire Next Door. I had no idea where I was, but that puts you in the top 7% of the world of downloads. It’s like one of those things where the people that are doing the millions, it drops off fast. The other thing is these readers are very targeted and your subject should be hitting them right between the eyes. I can’t say enough, this is one of those strategies I pay attention to because when you do something right, it will pay you forever or until you decide to sell it. This is Mitch Stephen with the Real Estate Investor Summit. I want you to go over to REInvestorSummit.com/zeromoneyneeded and get your free marketing plan from Marco Kozlowski. Marco, thanks for being on.

It’s a pleasure. You’re awesome. Thank you for having me. Thanks for reading. I appreciate it.

Do you have a podcast, Marco?

I don’t. I need to start one.

Call me about it if you ever want to. I learned a few things about this thing.

Yes, and if you want to come to my events, I have events that are in Orlando and Vegas. If you ever want to come, you’d be my guest on the house.

I might take you up on that especially in Orlando. Thanks for stopping by to get you some Marco Kozlowski and learn about how to generate some great income and forever income with zero money of your own. We’re out of here. See you next time. Bye.

 

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