Hey Sherman Ragland, the Real Investor. I’m gonna talk to you about three very simple favorite ways to invest nothing down. Three ways to do it, let’s do this. So look, I know that there’s lots of different strategies. Lots of different ways to do real estate, quote unquote, creatively. But sometimes when we get too creative, we can kind of screw things up. So I want to talk to you about three very simple, very basic, anybody can do this ways to do real estate investing, nothing down. And I’m gonna start with my third least favorite way. So my least favorite way is what’s generally known as bird dogging and quite frankly I don’t consider this, and many people don’t consider this real estate investing at all and bird dogging is basically where you identify an opportunity, you bring it to another investor and you trust that that other investor’s gonna pay you for tipping them off on that information. You have nothing at risk, literally nothing at risk other than of course your own time. Which as time goes on, you realize time is your most precious possession but you have nothing at risk. You don’t put any money up. You just simply identify an opportunity. Maybe get a brother or a cousin, sister. Somebody who wants to sell a piece of real estate or maybe you’re networking with other real estate clubs or you just find an opportunity and you submit that information or share that information with somebody else with the understanding that they’re gonna pay you for providing them information. Now it’s my least favorite for one particular reason. It’s really easy to get, pardon my French, screwed over when you’re a bird dog. Why is that? Because bird dogging is very, very, very, very close to what real estate agents do and real estate agents really don’t like people in their business who aren’t licensed. The same way that doctors don’t like people performing medicine who aren’t members of the Board. Like lawyers don’t like people practicing law who aren’t members of the Bar. Real estate agents don’t like people practicing real estate who don’t have a license and as a result, there are many state laws that prohibit you from doing the kinds of things that bird dogs do which is basically providing information, a service for somebody, without having a real estate license. So in most states in the United States, it is very much illegal to be a bird dog if you don’t have a real estate license and I guess real estate agents are offended by that term bird dog. I am a real estate agent. In fact, I’m a real estate broker and have one of the largest real estate brokerage forms that specializes in working with real estate investors but I don’t get offended by that term because that’s really what it is. A real estate agent is somebody who is a bird dog with a license and if you’re bird dogging without a license, you’re a bird dog without a license. Here’s the deal. If the law, the law where you are doing business says you have to have a license to do the things you’re doing as a bird dog and you don’t have that license, then there’s no court in the land that’s gonna enforce your agreement and so you could very easily find opportunities, share opportunities with the expectation you’re gonna get paid. But when the person doesn’t pay you, you really got nothing to fall back on. Because if you say, “Hey sue me.” You go to court, you’re gonna lose. So it is by far my least favorite way to do real estate investing all right? Now let’s talk about number two. So my second favorite way to do nothing down is what we call wholesaling. And wholesaling is different than bird dogging. A lot of people confuse this but they’re radically different and it’s really important that they’re radically different because you can make money, good money as a wholesaler and not worry about somebody screwing you over versus being a bird dog where it’s very easy for you to do all the work and not get paid. What’s the difference? When you are a wholesaler, you’re actually putting a property under contract and then reassigning or selling the contract or, and the way that I teach it and have been teaching it for almost 20 years, you use an entity that can be assignable. Something like an LLC. And I’ve been teaching this technique for two decades now but basically you put the property under contract. Either a contract that can be assignable or if you have a contract or you’re working in an area like the multiple listing service that you can’t freely assign contracts, you put the property under contract using an LLC and then you assign the LLC. Now because you actually have the contract to own the property, you can assign it and you’re not gonna have any problems like you would as a bird dog. Now here’s the magic, here’s the beauty. When you put a property under contract, you don’t need money. Especially if you’re gonna assign the contract or assign the entity. All you need is what’s called a proof of funds or a POF. And we in fact provide proof of funds through one of our affiliate companies, or I shouldn’t call it an affiliate company. But one of our friendly companies DLR Capital where we will actually provide you and we actually do provide and it’s not just us but you can get it from just about anybody in almost any market. But get what’s called a proof of funds letter from what’s called a hard money lender. And if you have never worked with a hard money lender, make sure that you watch the, a company video where I talk about how to work with a hard money lender and how to maximize and quite frankly, it’s called how to get filthy stinking rich using a hard money lender even if you never borrow a dime. But that’s a subject of another video. Look for the link somewhere up above. But here’s the deal. You can get a letter from a hard money lender that says that they’ll provide you with the funding, all the funding you need to go ahead and close on the deal. Use that letter to put the property under contract and then assign the contract to somebody else. So you never have any money at risk. Well you may have a little bit money at risk but you don’t have to use any of your own money. What would you have at risk? Again, if you’re going after deals in the MLS like I teach in my 21-day course, make sure you look for the link for the 21-day challenge. You would put up something called a proof of funds okay? And you’d have a proof of funds letter and you’d put up something called an earnest money deposit or EMD. That EMD might be at risk and that might 500 to 1000, but if you’ve followed what we teach in the 21-day course, in the 21-day challenge, it’s quite frankly never at risk ’cause I show you how to make sure it’s never at risk. So it’s a great technique for doing deals, nothing down. So what can you expect to see when you’re wholesaling properties? Well in, I’m here in Baltimore, but Baltimore, Washington D.C., that metroplex, that area. We’re typically seeing investors make anywhere from 5000 to $50,000 a deal by simply wholesaling the deal. So you never hire a contractor. You never take any of that kind of a risk. You just simply put it under contract and assign the contract. If you’re going after an off-market deal, where it’s not in the MLS and you’re not hacking the MLS like we teach in the 21-day challenge, in the 21-day course. Then we’ve seen profits as much as 100,000, 110,000, 120,000 to wholesale a property. Again, I’m not talking about fixing and flipping. I’m not talking about hiring a contractor. I’m just simply talking about getting proof of funds from somebody else, not your money but somebody else’s money. Putting the property under contract and assigning the contract. It is by far the simplest and one of my absolute favorite ways to make money using none of your own money and what’s the beauty of it is once you understand what you’re doing once you get started, again you can use something like the 21-day course that we offer. Once you get started and you understand what you’re doing, you’re putting in as little as maybe two or three hours and walking away with five, 10, 15, 20, $30,000. Now again, I’m not guaranteeing that. I’m saying that’s what we have seen from people who have been using our system, the 21-day course and going through the 21-day challenge. We’ve seen that, currently in the marketplace. So my second favorite way for doing deals nothing down is to be a wholesaler. Now my third and absolute favorite way, number three. Because this is what builds longterm wealth, this is what builds legacy wealth is using a combination of specialty real estate lenders and private investors. Sometimes people think it’s either or, it’s not either or. You can use hard money lenders, you can use specialty lenders, you could use commercial lenders, you could use line of credits. And using private investors and that can afford you the opportunity to actually get deals done using none, none of your own money. So rather than sort of like, going into great, great detail. Let me share with you a real quick story. This story of James Paige. He’s one of our folks who just went through the 21-day course and the 21-day challenge and he just used the system to do a nothing down deal where he’s buying, fixing and flipping this house right here over my shoulder. He’s buying, the contractors are out here working today. He’s buying, fixing and flipping a house and he’s using none of his own money. But rather than me telling his story, let him tell his story. Go ahead, listen in as he tells his story. So give us your name, where you from?

– I’m James Paige, from Aberdeen, Maryland.

– [Sherman] And tell us about this deal you got here. This deal here, it’s our first rehab here in Brewers Hill Maryland. Purchase price was 2015. Putting about, about 100,000 worth of rehab and we’re looking to sell for 450,000.

– [Sherman] So houses in this neighborhood, what are they going for right now?

– They’re going from anywhere between 450, even some up to 470. Kind of the median is around 450, 440.

– Nice. Looks like the guys are working at it right now. You got them started right away.

– Yeah, they’re going hard at it. The demo should be done here in a couple days. But yeah, they’re working hard and they’re almost got it wrapped with regards to demo.

– [Sherman] Nice, so how’d you find this deal?

– We found it through MLS. Obviously working with Jesse and we sent out a bunch of offers and our first offer on this one was about 175. And the seller seemed pretty motivated but he ended up agreeing with 215 and we met him at that price. The original price was 225 and we had looked. Previously it was at 240. So we saw he had a little reduction which we were, yeah we were, thought we had a good one here.

– [Sherman] Nice, so you were using basically what? Phase one marketing, get this deal.

– Yes, phase one.

– Hacking the MLS.

– Yep we found this off the MLS. Yeah it was pretty straightforward. Yes sir.

– So how would you say the 21-day challenge or the 21-day course helped you with this?

– So from every aspect of getting this deal, all our knowledge and just know how came from that 21-day course as far as knowing what properties to look for and knowing what price to send for our first offer. How to send out offers. Everything from getting a lender and every step of the process. We didn’t have any idea of how to do any of this before we did the 21-day course.

– So if anybody’s thinking about going through that 21-day challenge, what do you tell them?

– I recommend it to everybody. I know a lot of people have their doubts about these real estate courses. As I did as well. But this is, it’s a 21-day course. It’s almost like a college class almost. So you learn all the ins and outs of the business and it teaches you everything to know to get started in investing.

– [Sherman] So how’d you find out about Real Investors?

– Social media, I saw. I saw a little, it’s a little ad. I think you were on a beach somewhere and I clicked on it and I did a little research and I just ended up going for it. It was the best, I think at the time, it was about 20 bucks. The best $20 I’ve spent.

– [Sherman] Awesome. Well congratulations, very very proud of you and look forward to seeing how it progresses, look forward to seeing how this thing comes out. Any other words of wisdom you’d want to share for anybody who’s thinking about getting started in real estate? Maybe they’re also a little skeptical?

– Yeah I would say, the biggest thing is just get going. Find a mentor or a course that teaches you everything. But I know personally, there was a fear of, is just too much. We didn’t necessarily have any money to put into an extra investment property and so once we got the knowledge, it was just a matter of just putting one foot in front of the other. I think, it’s just a matter of getting started. Once you get started you realize that it’s something that anyone is capable of doing.

– [Sherman] Cool. So you mentioned the fact that you got a private investor in on this deal huh?

– So we used a combination between a hard money lender and a private investor to help cover the down payment cost. So essentially we didn’t come out of pocket for anything.

– Nothing down deal, sweet.

– Yes sir.

– [Sherman] We love those. All right man, well again congratulations. We’re so, so proud of you. Congratulations on being investor of the month and congratulations on getting that first rehab deal under way and soon to be done.

– Thank you.

– Way to go man.

– I appreciate you.

– Proud of you.

– Thank you.

– So again, that’s my third and favorite. Now here’s the beauty of using private investors and traditional lenders. Number one, it’s really, really easy. Number two, anybody can do it and number three, after you’ve done a couple of these, it sets you up for doing bigger and bigger deals because this is the fundamental building block for doing syndications. That’s right, syndications where you’re actually pooling people’s money to go ahead and do bigger deals and if you’ve ever thought about doing an apartment building, if you’ve ever thought about doing a hotel or any kind of a string of row houses. Having a combination of specialty lenders, hard money lenders and private investors is the key that opens the door to create legacy wealth. So Sherman Ragland, the Real Investor. Again, just a real quick tip. My three favorite. Go ahead and look for the links below. I’ve got a couple of webinars, a little bit longer than 10 minutes. But a couple of webinars on specifically how to implement a nothing down BRRRR strategy and you guys know BRRRR stands for Buy, Rehab, Rent, Refinance and Repeat and it’s something that we’ve been teaching people for going on almost 20 years now and I’ve got a couple of quick videos and some updated videos talking about specifically lenders who do provide lending for those kinds of strategies. But that’s exactly what James and his wife and his son were able to do or could do if they decided that they wanted to just go ahead and hang onto this property rather than buying, fixing and flipping. But if buy, fix and flip, you know $50,000 after they pay off the lenders, after they pay off the private investors. It’s a phenomenal, phenomenal strategy for doing deals. Nothing down. If you like what I had to say, please clink the links to like, share and subscribe. But most importantly, if you don’t done so, sign up for that 21-day challenge just like James did and let’s get you started as a Real Investor. Go ahead, click the link, click the link below. Sherman Ragland, Real Investor. Talk soon, bye.

– James Paige. I’m here with my wife and son. We had our first rehab looking to make $50,000 with Real Investors and we get real checks.