Hello investors! I wanted to share with you a podcast I was recently on, the Massive Passive Cash Flow Podcast, hosted by Gary Wilson, CEO of Global Investor Agent. I have created and managed two prior close-ended mortgage funds in 2018 and 2020. I personally designed and developed underwriting criteria for private loans secured to single-family residences, which has allowed me to keep my default rate under 3.00% of all loans made. I have processed and underwritten over 150+ loans and deployed over $30,000,000 in loans secured to single-family real estate since 2014. Strategic partnerships and creative deal structures have allowed me to create and share joint ventures with my partner investors, as well as keep a low leveraged 2nd lien position. Through my dedication to low-risk, high-return investment loans, my capital partners have enjoyed annual returns between 7.50% to 10.75%, averaging out over nine years of lending.

I am the creator and developer of a first-of-its-kind Private Lending course, which takes capital investors with no knowledge of private lending, to being able to make their first low-risk, secured real estate loan, within a matter of days. This has allowed capital investors to utilize their retirement accounts and other capital accounts to make secured investment loans while also providing more lending opportunities for myself and my capital partners.

What you will learn:

• Who is Edwin D Epperson III?

• How did he get into real estate investing?

• How I learned how to find the deals and how to vet that deal so that capital investors can mitigate risks and then shift those risks to the borrower.

• Lending is all about shifting risk.

• What is the difference between multifamily and commercial?

• What is Blue Bay Fund, and what makes the Blue Bay Fund different?

I trust you will find the interview Gary Wilson from the Global Investor Agent conducted with me. If you don’t mind, find the podcast on Apple Podcasts, give it a like, and subscribe to his channel!

Podcast Transcript

Hey there! Welcome back to the Massive Passive Cashflow Podcast with your host, Gary Wilson. We've got a fantastic guest today, Edwin Epperson, and I want to thank you all for your continued support and engagement. We really appreciate your reviews and comments and your reaching out to us via email and phone calls. Remember, you can always visit globalinvestoragent.com to find a certified investor agent near you. We're thrilled to have Edwin on the show today, and we're diving into some great conversations.

Edwin has a remarkable background, having served in the US Army as a Green Beret and transitioning into private lending. His journey is truly inspiring, and we're excited to hear more about it. Edwin, it's amazing that you're in the Tampa, St. Pete area, which is thriving at the moment. The real estate market is incredibly interesting these days, and I'm sure we'll have a lot to discuss about that. But before we jump into that, I'd love to hear more about your journey from your military service to private lending. It's truly an incredible transition.

Your story is truly engaging, and there's so much to learn from your experiences. I'm particularly interested in your favorite strategies for finding properties to attract funding. Finding a good deal is key, and I'd be thrilled to hear more about your approach in this regard.

Gary, I know that many of the listeners are real estate agents. We don't go out and actually buy the property. When I say find the property, it boils down to the relationship that we have with either real estate investors or real estate agents. As far as finding the property, it's really finding the deal. For me, the agreement is the paper aspect - who needs a loan and then diving into what that loan will be collateralized against, whether it meets my requirements and underwriting. You know, does the borrower have the experience, is there a good team in place, is there a plan to get it from point A to point B, what's the exit strategy, what are the known risks, and how can we mitigate them? So, regarding finding deals, I skipped buying real estate and went into lending on real estate. Regarding finding the deals, I rely on either the real estate investors going out there and finding deals or agents. When I'm analyzing a loan request and looking at the property, the best type of loan requests coming in with the best deals are typically done off-market. So, it's somebody who's going out there, and they are finding the deal off-market. I know that for some real estate agents, there are many different strategies for finding deals that are no longer on the market. There's what is it called "expired listings" and things like that. I'm not familiar with those strategies.

Really, you're providing the funding part of the deal, but as far as the actual underlying asset, you're relying on the investors and the agents out there who know how to do this and work with the investor. So, when you're looking at the properties and analyzing them from the financial perspective, are you looking at properties that people are flipping or are keeping for rentals? Are you looking at the rental income, or is it both? As far as the underlying asset, does it matter? How much does it matter, and is one class better than others? That's a loaded question; I'll try to be succinct in my response.

From the lending perspective, I am looking at what reduces the risk to mine and my capital investors' risk profile as much as possible. So you've got different asset types, you've got different geographical locations, you have different what we call "exit strategy," but it's what is the ultimate goal of this loan request, like what is going to be the ultimate way that we're going to get paid back. Historically, and I think for any of the investors that are especially agents or real estate investors that are in the multifamily space, I would say specifically multifamily, definitely on the commercial side, but there has been such a massive flocking to the multifamily sector within the last, I would say five years or so, and the need is there, the need for housing as well as affordable housing is there, but I think that the area is oversaturated. So, as I'm looking at making a loan, what has the most, what is the best way to reduce risk? We offer short-term loans to investors because we only lend to investors, and I don't lend to owner-occupiers. So, if somebody's looking to buy a property and they need a loan to live in the property, I won't step into that space primarily because the federal government and the state governments have all placed a lot of regulation and oversight on that. I don't like to be under government regulation; it doesn't make any sense, and they bog the process down. So, I stay unlicensed; I'm not a licensed broker or a licensed lender, and I don't have an NMLS number. There are a few states, there’s actually, of the 50 states in the Union, there's 42 that don't require a license as long as you're staying on the investment side, so that's the space that I play in. Especially here in Florida, that's feasible. So, when I'm looking at a loan, how do I reduce my risk, and what is the best way to reduce risk, especially in an unknown market or a market that has a lot of volatility or is even softening?

You are pretty good in some areas, short-term loans; therefore, the assets have to be turned over quickly. Refinance strategies are not a good strategy right now because a lot, which we will find in the multifamily space multifamily commercial, is typically when a repositioning happens in the multifamily commercial. It's a five to seven-window. Then it's called a reposition. Whatever this strategy, they add value, improve the property, and increase triple net lease tenants. The plan is to refinance multifamily commercial investors that entered the space even two and a half years ago; they were running their numbers. Based on these numbers, we can refinance at two and a half, 3%, maybe three and a half.

Well, come the spring of 2021, that all went out the window, and now we have multifamily and commercial properties where the investors had entered those projects with the expectation to be able to refinance at these really low rates, and that all determined the risk profile. Well, those rates have doubled, if not tripled, in some cases. That risk profile just got blown out of the water. So all that, Gary, my focus has been short-term loans. Quick in and out for the borrowers and single family is, it will always hold the candle to that, because you can move a single family property much faster than you can move a 200-unit apartment building, or a, you know, 30,000 square foot commercial property.

Yeah amen. I know what I was when I was going to portfolio. It's funny because I started with multifamily, and hold, you know, multifamily, and I started flipping, and this was the early 2000s when I began flipping, so that market was perfect. You know, until the big recession, numbers ...  and I, my last flip, was closed on July 30th, 2007. That was my last because I watched the stock market go up and down, and now, okay, this thing's about ready to tumble. Sure enough, the stock market was tanking by the end of August. Within three months, one-third of the mortgage brokers left the business. You were just gone! Wow! You know? And then, within a few years, half the agents left the company, too. But, in any case, back to what I was saying. I started thinking I should keep some single-family homes because if I ever want to liquidate, cash out, refi, or whatever, it will be way more accessible with the single-family homes. So, I always kept about 20 to 22 single-family homes in my portfolio. But I could sometimes buy them strategically in an area I knew would go through gentrification. The reason I knew that I would always check in with the local government officials and find out where when we're getting the grants where's where are the government grants going to, which parts of the city are they looking to put in, you know, street lamps and new sidewalks and stuff like that, you know? And I would buy those areas and rent them for a while. And then when those areas started turning, that's when I would remodel them again and flip them, you know, and go buy an enormous apartment building, so, plus ... thank you for picking that out too, because you can sell a single-family home so much easier than selling a duplex Triplex or fourplex. You know? You can't sell those properties, but the audience is far smaller. Yeah, I like that you're doing that for your short turnaround. Because that dramatically reduces risk numbers, the focus should primarily be on single-family homes because there will always be a market for them. There will always be a market for single-family homes, you know? So, now granted, there are government programs and policies geared towards more, you know, multifamily development like low housing things like that. But I think that's more a reflection of the economy, inflation, and immigration, and all those factors spell the significant shortage in housing. While we have plenty of single-family homes, we don't have enough income property, so that's how they solve that. You watch; programs will incentivize builders and developers to build those. But there's always going to be a catch! We'll give you great packages to build these low-income multifamily housing, but we'll ensure you follow our rules. Some say things like, "We're going to guarantee rent!" However, you can't decline somebody for financial reasons, which is why we decline people, right? You know so, in any case. Sorry to go on a tangent there so far. You're on the right track. It's where you're engaged in, in your market. It's easy to stay and have you figure out the pulse and keep in touch with things.  So let's ... do you have any loan programs? I understand you have a Blue Fund. Is that what it is? Blue Bay Fund is that…?

Yeah, Blue Bay Fund.

Okay, tell us about that. Is that still open, or do you have another one? Like when that one, if that, if that closes, will you create another one? Tell us a little bit about that part of the business. What does that look like to the investors and consumers out there?

Absolutely, so, and thank you for that; the Blue Bay Fund I is a Reg D 506c filing on file with the SEC. We have non-registered offerings, which means that we can raise capital from the general public, but they, the investors, have to be accredited investors. I'm sure most of your audience knows what an accredited investor is. It's either/or. They either have to have made $200,000 the previous year, and they're expected to make $200,000 next year, or the second metric is a net worth of $1 million less their primary residence. So, that would be a qualifying factor. These are the two primary ways that somebody can be an accredited investor. There are other metrics and other ways, and if somebody has questions about that and if they would qualify, I’m happy to jump on a phone call and discuss that with them. The fund raises capital, and we raise capital from accredited investors to specifically invest in debt and equity in the real estate space. Our model probably looks a lot like some of these: Cadre; you've got, what's it ... Peer Street was one that went belly up, interestingly enough. But these models, where somebody invests in the fund, and then they can go into a portal and choose their investments, that’s what makes the Blue Bay Fund different. Number one, we're hyper-focused on one primary state or region, which is going to be Florida. As well as our loans, our debt, which are loans, and our equity, which are syndications or joint venture partnerships, they're all going to be in the Florida market and primarily in and around your major metropolitan areas. We focus very heavily on single-family residences; affordable single-family is going to be key. The goal is that as we raise, my initial raise amount will be 10 million. We can adjust that up to 25 million with a simple filing with the SEC, but my initial goal is to get to that 10 million mark. Then, we will be able to start offering debt loans to commercial and multifamily, as well as equity. It's interesting; I say that because, earlier, I was talking about the best way to reduce risk is not to step in that space, but I do believe in the next two to three years, maybe five at the max, we're going to be presented with an incredible opportunity to acquire multifamily. Performing multifamily and commercial because of the structure that a lot of these investors went into just two and a half years ago, and now the market has completely changed for the refinance. I'm banking that there are going to be a lot of loans that default because the investors will literally be upside down. They will be in worse terms by refinancing at today's rate for that, you know, 50,000-square-foot, three-story commercial building than they were back in 2021. So yeah, that's where we're at. We are actively raising capital; we have a website where potential investors and capital investors could go. Then, of course, once they're in the fund, they get to handpick either the debt or the equity investments that they want to choose to invest in.

Well, what's interesting? about that is, like typically, you know, raising Capital private lending is a debt business you know you're y you know, people get a percentage return on their money, but the downside in equity, so for those who are familiar with that if could give an example like for me, for example, we've done stuff like that in the early days. So, some partners we would form basically use an LLC to form a partnership. and some participant’s investors were strictly passive. They got a return 10% return on the money. While others, you know, bigger investors, we actually did give them a share of the equity, a portion of the value of the building whenever we sold, that they would get that, plus the return. You know, is that what you kind of if you describe that little bit like how you're doing it?

Yeah, it’s interesting. So, on the debt side, it's going to be debt.  We make a loan to an investor. Again, I'm putting my capital and personal capital into that loan. we're making the loan, so we're originating is what it's called, so we originate the loan. it is now a performing asset. The borrower pays us interest every month. Once that happens, we list that debt deal as a loan on our platform. and then an investor can fractionally invest. so that's the other thing that I wanted to bring, which is the power of the community to the real estate investing space. if any of your, you know, listeners have ever invested in private mortgages, and there's … you know, it's not too often you're, especially here in Florida. you're not going to find a private mortgage request, whether from an investor or a homeowner, for less than $100,000. it's just going to be hard to find that type of loan. So, investors wanting to enter the private lending space must have some capital. And you know the general metric for investing is to spread your risk out and diversify, and you should have no more than 10% into any one investment. So, you should technically have ten different investment categories across different spectrums. So, 10%, so if you've got a, you know, if you're investing $100,000 into a mortgage or a loan. That means you should have access to a million dollars, but that's typically not what happens. somebody has $100,000, they've gone to a class, or they met a real estate investor at a local REI Club. The investor said, "Hey, this is what we're doing”, and then they loaned that entire $100,000. If that investor stops paying or doesn't perform, that entire $100,000 investment will not be performing. In our model, an investor could invest $100,000 into the fund. that capital investor then makes the decision. I want to invest $10,000 here, I want to invest $20,000 here, I want to invest 50 there. So, they have the ability to spread that $100,000 up. being in one, underneath one roof. now, how do the equity and debt work? well, the debt works as a debt, and the equity would work in the case that it, again, is asset-based. So, let's focus on single-family because that's really where I believe the risk is just really reduced. So, in the case where we did, we did; you mentioned Gary, you mentioned a single-family deal on our website that we did here in Tampa. it's called, it's at 107 West Warren. what we did with that was we actually placed debt on the property. So, I made a loan for the first position on that property. the loan was maybe $140,000, and I don't have the numbers in front of me; it was about $140,000. the ARV was projected to be around $375- $400,000. so we placed the loan for the purchase and a portion of the renovation. So, I had investors that were risk averse; they didn't want to take big risks, wanted nice stable returns, and wanted to be in a secure first lean position. So, we put them in a first lien position, and then I offered the real estate investor equity. Say … listen, I have other investors who are riskier; they have a greater risk appetite, and they're willing to take the risk for the returns. So, we turned around and funded the equity that the first position required. So, the first position required 20% down on the purchase. I think the first position in this deal was six months of Interest reserves to give the first position lender, which are all my investors in debt. to give them that comfort, hey, you've got your guaranteed six months of interest payment. So, the equity investors provided 20% down, six months of interest, and the remaining amount for the renovation. So, all in all, I think it was $75,000 that we raised on the equity. The way this worked out was that it actually went longer than we expected. It was supposed to be a 12-month loan. It went on for 16 months, and he sold the property at the end of the 16 months. He actually sold it for a lot more than we had planned. I think he ended up selling it for almost $575,000. This was right when Tampa was taking off, and we had just estimated the ARV valuation a year and eight sixteen months prior, and we were at $375- $400,000. the deal made sense, even at those numbers. So the way it worked was when we exited, we had promised a, I can't say promised, we had structured the equity deal so that they would get 20% return on their investment for being on the equity side. When he sold the property, they got 20% plus my investors who were on the equity side, and they got their $75,000 back. Now, they did not earn anything the entire time, so for the 16 months, they were not getting monthly payments or anything like that. They all got paid back in the end. However, the first position lender, or the investors in that first position loan, did get interest payments. After that first six months of interest ran out, what we did based on our equity joint venture with the borrowers was how much we carried. The equity investors, or actually my company, carried the equity or that interest payment to the first position along with the borrower. I actually had agreed with the borrower; it was a 40/60 split. We took 40%, and he kept 60%. So, on the monthly interest that picked up from month 12 through month 16, he was paying 60% of the monthly interest; I was paying for the other 40%. Equity investors simply get a flat return for their investment, so they don't get to participate as a percentage of the equity. But they had me as a buffer. that made sure that I say, the loan went longer than six months, I was making sure that the first position was taken care of. Then, on the back end, they got 20% regardless of how much I had left over from my 40% of the equity. So that's sort of an idea on how the single-family space would work.

Within the fund?

Okay, well, that's interesting. So, based on the way you’re, the structure set up strategically, and the equity partner and lender partner, they are two different people. like it's not, it's not designed to have like one person would be could be both. they could, but that's the beauty of the fund. Because of how this works, as far as the tax reporting goes, everybody gets a K1 at the end of the year, and they get a K1 for their overall portfolio performance. Well, when somebody's on the platform, let's say this 107 West Warren was, and it's a closed-out deal now. It's done, but let's say it was an offering. It was in an offering investment, so it would work to see 107 West Warren as a debt offering and then see 107 West Warren as an equity offering. then the investor could log in, and they could say, oh well, the debt offering is requesting $140,000; I want to take that, and by the way, Gary, it's really fast. I allow investors, once they're on the platform and they're an investor in the fund, to take their minimum of $50,000 so they can take their $50,000 and invest that $50,000 in $1,000 increments in any deal. They can achieve diversification. because the commitment amounts are so small, they can take that $50,000 and literally break it down into $1,000 investments. So they can look at that fractional ….

Yeah, that's the fractional aspect of the fund.

So, they look at that debt and say, okay, of that $100 - $150,000, maybe they just wanted $1,000. I'll take a slice of that $150,000 debt, but the equity, I like those returns. I'm willing to take the risk. Okay, I'll take $50,000 of the equity, and so now, as the deals perform, they're making on their $1,000 investment. They were making either 8.75% annually or 9% annually on that deal. so every month, they were getting a pro-rata share of that 9% or 8.75% every month. Then they're not earning anything on their $50,000 investment, but when it pays off, they will make 20% on that $50,000, right? it's all underneath one roof.

Yeah, I mean, I love the concept. I've only seen that one other time, and it was just purely fractional ownership with equity share, which wasn't, and there was no other lending component or any other component. I like what you guys are doing. For you listening, if this is, you want to pay attention to this, because if you're an investor where you're busy, you're a dentist, you're running a couple of practices, and you want to be in real estate. Still, you just don't have the time, so this is an excellent way to participate, right? You can have fraction ownership, and you can be an equity partner. You can be a lender too. So your risk is dramatically reduced because of those factors and the fact that they're focused on single-family homes, as well as multifamily homes. Are you going to stay in the small range of multifamily?

Yeah, oh man, you hit the nail on the head! Yes, when I look at when we do, I mean we're already strategizing what it will look like in Q2 and Q3 of next year. Still, when we open multifamily on the debt side, we're probably going to stay; I'm going to be extremely conservative, like our loan value is going to be 50%, which will be a requirement. We will probably have few opportunities to lend on multifamily or commercial because I see where the market's going. If we're going to make a loan and must take that property back, I want to be in the best equitable position for my investors and the company as much as possible—very low loan to values. But when we do start getting into the multifamily space, I'm looking at 25 to 50 units or less. It's going to be within that range. very small, a repositioning of, let's say, you know, a hotel or a motel into an apartment or like a condominium-type complex. Those conversions will be attractive, and that's really going to be where, as far as the multifamily space, something that’s less exposed to risk.

Yeah, well, you’re right. Plus, when you stick with it, there are a few thresholds. and, of course, anything five units and above is considered commercial. Even though I live there, it's kind of considered commercial. You must get used to it, but there's a breaking point around 20 units, like 9 - 19 below; there's a certain inventory level. Then 20 to 49 units, and then 50 above, there's fewer of those. if you're 50 or 49 and below, you'll have much more to pick from.

They're a lot more sensible deals, and I've owned some properties you, it's big, you know, the biggest one was 90 units. I wasn't really considered competitive with people buying 3, 4, or 500 units. they left me alone, you know? It's competitive out there, and yet the people are buying the four-plexes and below, you know? I used, that's where I used to be. but there weren't competitors for me. so it was just fewer people, and getting those deals was easier. I know we're going to get short on time here, but when it comes to the multifamily, are you still going to do the short-term loans, or have you thought about long-term loans? I mean, what's your thought there? So that's an excellent question, and simply by nature the property is more than just, you know, up to four units. if they're going to reposition a property, let's say it's a 15-unit, you know, motel, and they're going to do a conversion into apartments, well, that's just, I mean, it's simply going to take time. For any of your investors, especially the agents representing investors, one of the metrics we use to determine how quickly they can get the renovation done is that every $1,000 of work should take you one calendar day. Now that's a good GC team. Based on whether you're trying to save money and get the best deal, I would say. You can be at $750 to $600 per day in renovation costs. If you're going to accomplish something, a $100,000 renovation project should take you; if you've got a really good contractor, it should take about 100 days to complete. Now that's 100 business days to complete, so you're at well over three months, almost four months. that's a great metric when you're looking at a 15-unit renovation. Now, depending on the scope of that renovation or reposition, you're at six months plus, and that's if everything is flying along, right? It's the repositioning aspect; when we do debt on multifamily or commercial, I'm probably looking at a minimum of 3 years to 5 years of balloon payments. That's another reason I must be on a very low loan to value absolutely. Why? Because we 3 to five years, the window is a lot of time for many things to happen, whether good or bad. We want to ensure that we are in an equitable position; how much, we call it equity cushion in the lending industry, does that borrower have? We want to ensure they have enough to absorb and still have skin in the game. If the project doesn't go as well as it's supposed to, which almost inevitably happens on every project, we want them, the borrower, to really stay and get dug in. They're in the trenches for the long haul. Why? because they've got a lot of equity still in place. So yeah, when we get on the debt side, it'll be a three to five-year window. but they will be bridging loans, and the expectation would be to refinance out later.

Gotcha. Okay, well, I'm going to introduce you to someone.  I know we have to wrap this up; we're getting, we're going past, and it always tells us 30 minutes, but we never make 30 minutes.  Her name's Betty Kappa, and she's an awesome agent in Tampa, okay? She knows the market well and has been there forever. I mean, her son's a really highly regarded architect in the area. she's, she just, she's, I mean, she'd be a great part. I'm letting her know that you and I have spoken, okay? Have you guys connected with each other? she's awesome! So, if there are other agents out there, I'm sorry. I just, you know, I know you're great, but Betty's spectacular! it's Kappa K.A.P.P.A. for those listening. You're a customer, an investor, you know, I know, you're always looking for the good ones. She's one of the good ones, you know? So, in any case, I really appreciate you doing this, man; I keep thinking, I've got so many questions. I know we got to wrap this up, but the only thing I, you know, discuss is that I would like to put this out there for the multifamily. if you're holding them, it could be three to five years. I've always, I haven't done this myself, but I've seen it done. You got the potential to be an equity partner and a lender on these deals, but we've also seen where, and I don't know how they structured it, but even, maybe it's just the equity partners could also get a portion of the profit. In other words, the rent comes in on the rental. You've got income, you got expense, you got a net profit, and that operating income. some of the operators would share that with some of their bigger investors. is that something you've looked at, seen, or thought of or?

Yeah, so great question. What is called a syndication in the industry? when you've got a general partner or a sponsor, and they're going to buy, let's say, a 20-unit apartment building, and they're going to reposition it. put new, renovate it, and then turn around and sell it. their exit strategy is a five-year exit strategy, maybe four-year. Well, what they'll do in most cases, for the apartment, they'll go line up institutional financing, bridge loans. so they'll go to a bank, go to some lender that's got money from Wall Street, and you know they'll put a 3 to five-year bridge loan in first position. Now, that means that first position lender probably requires 20 to 30% down on the purchase. That first position lender may or may not finance any of the renovations. What, that sponsor, that GP, the general partner, must do is they have to go out and raise capital. They do this through syndication, typically a 506b or 506c non-registered offering on file with the SEC. So now they can go out there and raise capital for this down payment, as well as the renovation cost and operating expenses for that period or until it's performing, right? So that's where you have a syndication. It’s called equity. If investors invest in syndication, they are not investing in debt but in equity.  What we will have on our platform for investors will always be the debt component. Investors can invest in debt, which means they're in a secured first position. I love the educational aspect of private lending. I could talk for hours on why, for those who are risk averse, investing in position loans, low loan to value, is an excellent way to preserve and grow your family's generational wealth. but it won't give you the double-digit, sexy returns, right? So, for those looking for equity, that's where that syndication component comes in. In syndications, on our website, you'll find my pitch deck. So when I started launching the pitch deck and presenting it to investors, on our pitch deck, the third example that I gave for a deal that could have been found on our platform for syndication was that we were offering cash flow. The equity investors were earning cash flow from the rental income of that multifamily, and then, on the exit, there was an exit split. The, my company Blue Bay Fund, had negotiated … okay, we're going to get this much on the equity on the back end. Typically, it's between 60 and 80% of the equity on the back end. Then, my investors and I might keep 10% for the company. My investors would maybe make 50 to 70% of the equity on the back end. but that deal, in my presentation, for a four-year hold, the internal rate of return, no excuse me, I'm sorry, the five-year hold for the internal rate of return was 100%. the investors, in five years, would have made back 100% of whatever they invested in.  

Yeah, well, that's awesome. Again, this is something I want to emphasize: if you're listening here, I know you're in your car that you don't want to write this down. Listen to it again later or go to the show notes to get all this information. But what I'm getting out of here is this: you always have the choice: you can either be doing your own investing or going out. First, first, you have to identify the deals, analyze them, negotiate them, and buy them. Then you have to manage them. See, getting a rental property is just half of the business. the other half is managing it for profit. it's like, and it's not as easy as it sounds. I've been doing this for a lot of years, guys, so you have an option here, like working with Edwin to participate in investing. Get these wonderful returns, but you're not getting any phone calls or dealing with any of this stuff. You know, your job is to get the check out of the mailbox and go to the bank! That's your job, and I'm telling you the difference between what you'll get from doing it this way and what you'll get from doing it on your own is not enough to justify all the gray hair and headaches. You can see my gray hair for those of you watching the video! It's growing because of all those years of doing it the old, hard way, right? So we didn't start doing this till the last recession. what Ed was doing, and I'm telling you, life was a lot easier, okay, so keep that in mind, keep your sanity, and be happy with your family. travel with these amazing returns without having that direct contact. you know, with tenants, and all the contractors, and all that stuff. that has to happen. So, any case, I think I made my point there.

I appreciate that

Yeah, and guys, so I was hoping you could write this down. Edwin does have a, it's called the Blue Bay Fund, Blue Bay Fund one, and you can find it online: BlueBayFund.com. you can check out some deals there, and Edwin, you actually teach this stuff too right, is that right?

I am in the final stages of launching a private lending educational course because some people are, you know, strapping them up by the bootstraps. they want to do it. So, putting together a course it's going to be almost a ten-module course on how to become a private lender. It took me four years to figure out basically everything, and I am still learning nine years later. All of that information is packaged in a succinct A to Z, with no sizzle; I mean, there's going to be a little sizzle, right? you've got to make it look appetizing, but it's going to be pack full of meat, it will be a pack full of meat. When you finish that course, you will be able to confidently talk to attorneys, title agents, escrow agents, and real estate investors, and they will think that you are, wow, you've been in the industry! When I first began talking, I had investors and agents coming. How long have you been doing this? Have you been doing it for a few months? There's no way you could be doing this a few months! My goal is to present that to investors.

Yeah, well, I love it. So, well, I appreciate you taking so much time to share this with us. I know, I know, you're a busy guy. Man, and you just gave a lot of gold nuggets in a short period of time. so we appreciate it. that one in, you know, for everybody listening, we appreciate you too. Hey, if you could leave a good review for this one, you just can't get this kind of education in high school or at university. You know this: what everyone just gave you could be worth millions of dollars. Sorry, now I'm getting the dry throat. but for everybody listening, yeah, definitely leave a review. go visit BlueBayFund.com, and on there, you can, you know, you know, I will probably get in contact with them when I'm sure there's contact information there. Check it out, and if you have the inkling to learn more about this, keep an eye out for his training program coming out. The last thing you do before you leave the internet is go visit  globalinvestoragent.com and find yourself a certified investor agent who knows how to identify, analyze, and negotiate on and off-market deals. For us investors, and if you're an RE Agent, man, I'm telling you, I wish I could grab you by the shoulders and shake you and tell you this is the time you check it out. Find out how to make this part of your model. Now, particularly for you, the real estate agent, don't wait. This is not a wait-and-see kind of economy. This is a rare kind of economy. You must prepare for what's coming because it is coming. let me tell you, man. Yeah, you know, you are just hearing someone talking about it. we all know it. we see what's happening in the commercial world, and those who are prepared will get all the goodies. you won't just survive; you will thrive in the oncoming market shift. It is not anything to be scared about. It is not time to panic; it's time to prepare. You know, so remember, properties never disappear. They just change hands. Your job as an agent is to figure out how to be part of that transaction. Okay, that's what we teach you how to do. So, in any case, enjoy the rest of the day. God bless you and your families, and we will see you on the next massive passive cash podcast. thanks for listening to this episode of massive passive cash flow