Antonio Edwards on Subject To, Creative Real Estate Financing & Skip Tracing | DSH #200

Yeah, because now we're in sort of like a semi-recession, right?

With the real estate market, but we are in a recession, they won't admit it, but yeah, the media hasn't said it yet.

But yeah, we're definitely in a recession.

Closing the mortgage stays and just say you're you was the owner.

Yeah, yeah, I take over your loan, Sean.

That 250 loan in place, I got me a 2.8 interest rate.

I like that strategy because you don't have to go through all the BS processing of buying a house.

Welcome back, guys.

Digital Social Hour.

I'm your host, Sean Kelly.

Got a great guest for you guys today, Antonio Edwards.

What's up?

How's it going man?

Man, I'm great man.

Thanks for having me on, bro.

Yeah.

What you been up to lately?

Man, just cranking out deals, changing people's lives,

spending time with my family, bro.

I keep it simple, man, you know?

Yeah.

Still heavy into real estate?

Oh, that's

I eat, live,

breathe, sleep, that whole shit, man.

Real estate is a lifestyle for me.

Nice.

Literally.

Yeah, because now we're in sort of like a semi-recession, right?

With the real estate market, but.

We are in a recession.

They won't admit it, but yeah.

The media hasn't said it yet.

But yeah, we're definitely definitely in a recession.

Yeah.

Yeah.

Have you seen some crazy stuff in the real estate space because of that?

Have I seen some what?

Some like crazy stuff like houses tanking and stuff.

Yeah, yeah.

Well, I live in LA.

I don't invest in LA.

It's a wild, wild west out there, but it's a lot more activity on the market.

People are reducing prices chumps, 50K, 100K, 50K, 200K.

You know, obviously, you know, you know, as people watching this,

interest rates had jumped about a year ago.

Last summer, we went from what, all-time low interest rates to average five to six, which is average overall market interest rates even though people got spoiled in the pandemic yeah and it was like you know people think we are in a high interest rate but when when the interest rates changed last summer more activity start staying on the market more days on the market and you know so now where we're seeing a we're seeing a shift in the market and i i like this market i don't i don't like

you know, markets where there's 20 offers on the table, 25 offers on the table.

I like it where it's just nice and steady.

You can crank out more deals and it weeves out all the extra people.

Everyone and their mother was getting into it during the pandemic.

Man, you had all-time low interest rates mixed with pandemic money.

Yeah.

That money wasn't real.

It wasn't real.

It's fetishiers.

I call it people that were making money in the pandemic that started business that

are not in business now were pandemic preneurs.

You know what I'm saying?

I call them pandemic preneurs.

But you had all-time low interest rates that fictitious government money going around, and bank statement loans to get approved for a home, three-month bank statement loans.

You can fake those.

You can, literally.

So, you can show what, just say 50K, 100K, or quarter million in your bank for three months when you're getting it from the government and get approved for a house that you really couldn't afford prior to the pandemic.

Wow.

So, now that we are, that is over,

like you're seeing a lot more properties on the market.

There's a lot of shadow inventory, aka pre-foreclosures that's about to hit the market.

I would give it about, I'm going to give it to the election, bro.

And it gets worse or better?

It's going to get worse.

Really?

Yes.

Because it's been getting worse for like a year or two now, right?

Yeah, but it's a domino effect.

Right.

Right.

It is, it don't happen overnight like stocks and crypto and shit like that.

Real estate is a gradual thing.

That's why I like real estate because I can see it.

Once you're in it, you can see it.

Right.

You know, I started in the crash in 2009.

So you saw the worst.

Yeah, but I just, I wish I kept my properties then.

So now I'm quit, bro.

I'm going to keep as much properties as I possibly humanly can this go around.

But peep this, though, Sean.

This go around,

there's 3% or below interest rates,

meaning that I can take those over

before they hit the foreclosure, pre-foreclosure.

The people that are behind on their loans, which there's a lot, like I said, shadow inventory.

we're buying property subject to.

It's a play called subject to existing mortgage, where you're basically keeping the loan in place of whatever terms that they got the loan with the bank for.

So just say 2.8 interest rate.

They bought the property in 2021, the heart of the pandemic.

Right.

Monthly payment, just say a 250K loan is, I just throw out a number, just say $1,300 a month, principal interest tax insurance.

I can take over

those terms of that loan.

Wow.

Right.

I get the deed at closing, the mortgage stays and just say you was the owner.

Yeah, yeah.

I take over your loan, Sean.

That 250 loan in place i got me a 2.8 interest rate i like that strategy because you don't have to go through all the bs processing of buying a house about the background checks and all that bro no tax returns no credit check yeah no bank statements asked no w-2s you're just taking over somebody's loan they shout out to today's sponsor hello fresh hello fresh makes whipping up home cooked meals super easy they got 15 minute meals that's less time than it takes to get delivery everything's pre-portioned delivered straight to your door every week for me it's a no-brainer personally We all know it also takes the hassle out of meal time and it can also save you money.

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property was in 2009, my very second deal.

I took that property.

Bro, like, I had a mentor.

You know what I'm saying?

Shout out to Chris Haskins for putting me onto this in 2009.

I was like, who the f, like,

like, how is this legal?

Like, you know what I'm saying?

Like,

why don't we know this as people?

Like, why has this been hidden from us?

Yeah, I've never heard of this.

Like, this is something, you know, the all-American dream, own a house, pick a fence.

Like, we should learn this strategy in school.

Yeah, yeah.

Like, most people don't know what a subject to property is, but I'm telling you, anybody that's watching this, like if you have, you know, credits jacked up, maybe you just don't have the credentials to get approved traditionally with a bank, you can buy property subject to any day, all day.

Wow, that's crazy.

So I'm buying my first house next year.

So where can I see these deals?

Is there like a site or do you have to call someone?

Yeah, yeah.

So there, there's, you know, like any niche, there's like.

different groups and stuff.

This is a whole world online.

Like you can go on certain groups, real estate groups, people posting deals all day.

I literally had Facebook groups?

Yeah, Facebook groups.

Yeah, Facebook groups, forums.

So,

and myself,

you know, myself, I get deals all the time.

So, like, literally yesterday, somebody sent me, I can show you the text in a minute, but somebody sent me a deal in Illinois.

Let me, can I pull it up for you?

Yeah.

Yeah, 2.2 point something interest rate.

And we're in negotiation now.

That's so low compared to 6% now.

Just look at that.

You could just read it.

Just read the receipt.

That's the receipt I got the deal yesterday.

What's the loan in place right there, Sean?

The loan in place, $55,000.

I'm not paying that off.

That's staying in place.

What's the interest rate?

3.62%.

How much?

3.62%.

Right.

So the average interest rate right now in today's market is around 5%, 6%.

Yeah.

I'm getting me a 3.62 interest rate at $55,000 on a loan.

What's the monthly payment on that?

$500.

That's nothing.

Right.

I can get $1,500 a month on that.

Wow.

So you rent this out on like Verbo or Airbnb?

Well,

my buy-in-hole strategies, I don't do traditional renting.

Yeah.

We call it the model we call for the buy and hole model for what I do is called slow flip.

So the slow flip, instead of me buying this property and my exit is to just put little cosmetic repairs, if any, and rent it out to a tenant, I will take this over, right?

And I'm going to owner finance it out.

Where that person going to the house, they are responsible for the repairs.

I live in L.A., bro.

This problem's problem's in Illinois.

I don't want a leaky toilet call.

I'm a lifestyle guy.

I like the cash flow, but

I don't like what comes with being a landlord.

So I found the loophole of I can buy the same properties, get the same cash flow as a landlord, and owner-finance them out and let them deal the repairs.

I started out doing Section 8.

Yeah.

Like my first Section 8 properties in 2010.

Okay.

And this was just like, it was traumatizing.

Too much customer service?

Yeah, like, yeah.

So I started off, I was a one-man band.

Like, the tenant was calling me.

Government, like, paying Section 8, they're paying the check, but they're still calling you for the leaky toilet call, the plumbing call.

And you have to fix it.

Yeah.

So then I got a property management company and I started getting, you know, I got several more Section 8 rentals.

And the property management still counts, hey, you know, we got to get your consent.

We need to fix this issue.

Yeah.

And I'm like, f this, man.

I don't even want to.

I don't like this push that poor dad when he says buy a whole bunch of like, buy and hold properties, you know, rent it out.

And I was, and I, you know, stumbled across this model in 2013, the slow flip play.

Um, my mentor, Scott Jelnick, put me onto this play because he, he went through the finger in the bus bubble.

He was a whole bunch of rentals.

And he was like, man, like, you can buy properties, still get the same cash flow, but you don't have to rent them out.

You can land contract or owner finance them out, and they deal with 100% of repairs you never get a leaky toilet call but i'm still getting the cash flow every every month wait so why would they answer the call if they're not getting money who is they the owner

the previous owner of the house well what do you mean i'm lost on that question so like they're calling the previous owner with problems with the house right no all right so i so just say going back to this illinois property i take over that 55k loan i need an extra strategy right whether i'm gonna flip it sell it or keep it yeah i want to keep this it's a 500 and a $500-ish payment a month.

I want to keep that.

That's cheap.

Right.

3.0% interest rate.

So my exit strategy, instead of me traditionally renting it out, I'm keeping it, but instead of me renting out, being a landlord, fixing it up, doing a little bit of cosmetic repairs, put a tenant in there.

I'm doing nothing, Sean.

Nothing to the property.

I'm going to owner-finance it out

on terms to an owner-occupant.

I don't call those tenants because I'm not renting.

Right.

I'm owner-finance it out to an owner-occupant where they're paying me every month for 30 years.

I'm not a landlord.

I'm my own bank.

Wow.

So instead of me playing the role of a landlord in that case, I'm playing the role of a bank.

I'm putting you on a 30-year note.

You're paying me every month for 30 years.

Still getting the same cash flow as a landlord, but I'm a bank.

You're dealing with the repairs.

That's crazy.

I've never heard of that.

It's all paperwork shift, bro.

So instead of them sign a lease, they sign a land contract.

Changed the whole dynamic of the whole extra strategy.

Wow.

That makes sense?

Yeah, that's nuts.

Crazy.

And what states are you doing this in?

Illinois, obviously.

Illinois,

Missouri, Alabama.

So you like the Virginia and Ohio.

Midwest.

Oh, West.

You see those markets coming up.

Yeah.

Yeah.

And their cash flow is like...

So you have investors that do...

They do a hybrid.

They'll do like a cash flow with appreciation, but it's not a lot of cash flow, but a little bit.

But you're playing the debt game.

and i'll go over over that in a minute and you have markets investors where they buy just straight cash flow properties with very little appreciation and you have investors like in la which i hate this model but it's not a right wrong where they're just playing the appreciation game with negative cash flow so they're just holding it holding it they're making their their their their mortgage is to say 15k a month but their the rents is 125 so they're losing twenty five hundred dollars every single month on purpose because they're banking on appreciation in in five years or three years, it's going to be worth an extra, you know, LA, it'd be an extra $2 million equity.

But what if it goes down?

That part.

So that's why I don't like that model.

Again, it's not a right or wrong.

Yeah.

You know, I'm a cash flow model guy.

I like straight cash flow.

I work my money every month.

Bunches of cash flow every month.

So if I can buy, like literally,

I'm closing on one next Friday, St.

Louis.

Nice.

I'll show you the pictures, bro.

Nice.

Garage, two-bedroom, one bath, ranch.

I'm buying them for

one hundred dollars that's it yeah

yeah i'm gonna get about nine hundred dollars a month 875 to 900 a month you do the cash on cash return on that houses are that cheap out there yeah yeah and these are this is not a hood property this is like c class

it's decent home yeah do you stay away from hood ones um i don't i buy hood ones if they look really nice okay not like wild factor nice but yeah like if they look you know livable nice that something something you and I would live in, like basic grade rehab, I buy them.

Those are gold mines.

Yeah, really.

You got to figure out, I'm not, I'm, I'm not going into these neighborhoods as a landlord, right?

I'm the bank.

So I'm buying these properties and I'm doing land contract.

I'm basically buying it and then I'm selling that own occupant the financing.

So just going back, because we were talking about numbers on the Illinois property, 55K for the loan, right?

Yeah.

I'm going to put somebody in there for like 120K,

but they're paying me $120K plus interest

in monthly payment every single month for 30 years.

Yeah.

That makes sense?

Yes.

You're making your money back super quick.

I mean, super quick, bro.

Because usually real estate takes a while, right?

Well, it can.

Yeah, it depends on your model.

Right.

Now, with this, I'm not, I mean, I'm coming out of pocket closing costs.

That's it?

Plus, is it a wholesaler?

Is it a wholesaler in there?

So it's a small assignment fee.

I believe it's like 10K.

So out of pocket, you're 10K.

10K plus thousand closing costs 11k to keep this 55k loan in place that's insane 11k out of pocket while my monthly payment on this was 508 dollars right i get 1500 a month so you're getting a house for 11k basically yes yeah by keeping the debt in place leveraging leveraging and that's the beauty of real estate bro like yeah man it's game-changing bro you could really scale this too

easy like because there's so many houses so many like i said the pandemic was like we've never seen that much activity in real estate.

Right.

That, that I've seen, at least in my 14 years of doing real estate, I haven't seen that much activity.

It was crazy.

Stuff was going over asking price.

Still, it still is.

Oh, it still is?

Depending on the neighborhood.

Sedona, I was just there.

It's still going over.

But pandemic, every neighborhood had 15 offers.

Man, you had Combs and Watts with nine, 10 offers, highest and best back in the pandemic.

Right.

You know, it was crazy, man.

It was crazy.

But to answer your question, there's a ton of these properties hitting the market right now.

And next year, election plus, it's gonna be ton, like, ton of opportunity.

Wow, for people that's out there literally like looking for a primary residence or looking for investment properties, you can buy these properties, take over people's debt.

Yeah, if you want to do that, play.

That's one of the best ways to buy properties.

I like this model because you don't really need much capital, no, maybe like 50K, honestly, sometimes zero.

Yeah, I mean,

just closing worst case, it's just closing costs.

Right.

A thousand dollars.

A thousand bucks.

Yeah.

That's crazy.

Yeah.

Like, yeah.

But you have to know what you're doing also because you can't just get it and then

you have a liability, technically, right?

Because you take over the loan.

Yeah, there's a liability factor there on the person that is selling the property specific to because the loan is in their name.

So just say that the mortgage was with Chase Bank.

Their name, so they say I was buying the property from you, Sub, too.

Your name is still in the name of Chase Bank Bank as far as the mortgage.

Oh, it's it is?

Yeah, I'm taking over your debt.

Oh, the deed, like it still goes through a title company or whatnot.

The deed gets deeded over to me at closing, but the mortgage stays in your name.

Oh, so there's no personal risk then.

No, so no liability on my side is on your side.

Wow.

Now, if I default, like I've never, I've been buying property subject two since 2009, my second deal.

I never defaulted on anybody's

loan, right?

Yeah, but I have, I know people that have.

they would walk away and they'd be like, well, that's on them.

Like that's their credit.

That makes sense?

Yeah, yeah.

Like it's affecting you, but that's why

you have to be ethical, bro.

Yeah.

You can't go in with a tent like, oh, oh, well, like two years down the line, if I don't want this property, I'm just going to drop it, let it go to foreclosure, and hit your credit.

Yeah.

I don't do that.

Like, I'm going into the deal knowing that it's a deal.

Wow.

Like, I have a couple extra strategies.

That's nuts.

Where can people find these deals?

Like, what would have been the best deals you were able to find?

Like, subject two-wise or just in general?

In general, yeah.

Man, the best deals I find is from auctions, online auctions.

Auctions.

Online auctions.

Now, you can't find subject two deals because these are already for online auctions are already

bank-owned property.

Okay.

So, you got auction.com.

The bank owns the houses.

Yep, and they're selling them on these auction platforms and weeding out the agents.

Because they want to cut out the fees.

Yep.

Smart deals.

But you have to, most auction platforms, you have to put a $2,500 deposit down.

So that weeds out people already.

Right.

Because people probably just bet numbers and they don't even have the money.

Exactly.

So if you, you know, just say

four properties, that's 10K.

Because I can easily bid on four properties a day.

That's 10K.

I throw it on my credit card.

Oh, it's $2,500 per listing?

Per property.

Oh, wow.

Yeah.

That wees out the people that are really serious.

You don't get it back?

Yeah, you get it back.

But if you win and you pull back,

you're done.

That's $2,500 that you lost.

That's how they do it.

Yeah.

So

you got to know your numbers going into that, bro.

So you've been able to get really good deals on those auctions?

Yeah.

Wow.

Never would have thought that.

And like going back to the shadow inventory, there's going to be a lot of pre-foreclosures hitting the market.

There already is, but it's going to be more and more.

So you could take those over sub too, but all of those ones that's not taking over sub too are going to foreclosure and hitting these online auction platform sites.

Wow.

That makes sense?

Yeah.

Are you cold calling people too?

No, I don't cold call no more, man.

Stressful.

Yeah.

I mean, you can have a cold call a team and all that, but I don't, you know, I don't, I don't market for deals.

Right.

They come to you.

Come to me, wholesalers, real estate agents, online auctions.

MLS.

Like MLS, you can find deals all day, sub two, all day.

Sub two's on MLS?

Remember we saying like with these reduced prices?

Yeah.

That means that they probably have a loan on the property.

They're asking obviously over like what they can get for it because they keep reducing it.

No buyers want it.

You can go in and be like, okay, let me, what's the terms of your loan?

Would you accept terms?

And if they say yes, okay, let me see the terms of your loan.

If it's 250K,

2.8 interest rate, you know,

$1,300 a month payment, I'll buy it.

Wow.

Because the properties that's with no equity,

the properties that I buy with no equity, my value is in the cash flow In the interest rate.

That is the value, in the interest rate, if it has no equity.

So if I take over somebody's loan that has no equity, I'm banking on that low interest rate.

You know what I'm saying?

That is my value because there's no equity.

Because if it's a low interest rate, that means I have cash flow to play with every month.

Because I live off cash flow.

That's literally like

that's the name of the game for me.

Like I played the active income game, did a whole

bunch of wholesale deals.

Nothing wrong with that.

It's just a a slippery slope because when you're doing a whole bunch of flips and you don't have no cash flow coming in,

you create a lifestyle based off active income.

Now you got this high-end lifestyle and you hustling, bustling, and you got to go chase a check every month

to support that lifestyle.

But cash flow is coming in, right?

I know that money's coming in every month.

Yeah, you don't have money tied up in houses.

Like most people have a lot tied up, you know?

Days.

All those fix and flips.

You do.

You do.

But I mean, if I'm having money tied up, Sean, I'm using private money, bro.

Right.

It's not your own.

Like we could talk after the set, but you know, just say, well, we'll talk right now.

Just say if I had a problem, hey, Sean,

I know you're successful in your niche, bro.

You know, you're going viral, you know, doing numbers on your show, and you got other side things you're doing.

You're entrepreneurial, natural born entrepreneur.

And I know as an entrepreneur,

like a real entrepreneur wants their money to work for him.

So why are you sitting here like, hey, Sean, I got a property in 30 days.

I'm going to close in 30 days um

would you would you fund 50k of that property and i pay you 12 you do nothing you you secure by real estate um

you're in first position i pay you 12 passively i need it for six months would you say yes 12 a month no 12 annually oh annually yeah annual 12 that's still pretty good yeah you're doing it probably do it yeah probably do it look at that it's better than having money in the bank i mean money's getting less than one percent unless you got i mean with interest you're losing money yeah unless you you got an online.

Inflation.

Yeah.

Yeah.

Inflation's what?

8%, bro?

Something crazy.

7%, 8%.

So you got, you know, a lot of people, you know, out here, you know, how we're taught.

Like, you're taught to have your money in the bank.

Save and retire at 65.

That's terrible advice.

So that's how we're taught in school, bro.

It's stressful to think about.

That's awful, man.

So when did you, you said you started this at 26, right?

Yep.

What were you doing before that?

Were you successful in other industries?

I was into music business.

So music business, I was not successful at all.

Rapping?

Now I was producing.

Okay.

I like a rapper.

I just sound loud.

You give me that vibe.

No, no, no.

I was producing music.

I was also writing songs and shit, but I got some major placements.

But entertainment gaming is wild, bro.

Yeah.

I hear terrible things about it, but I've never been on the inside of it.

Yeah, I mean, I did some major placements with some major artists.

Got peanuts up front.

$1,000 up front for the beat.

To write that beat.

Yeah.

Right, that beat.

Very little royalties.

People making promises that they never keep.

It's a lot of like handshake.

Oh, yeah, we got you, bro.

We'll, you know, you'll be on the next project.

One of those type of deals.

Yeah.

Yeah.

I actually feel sorry for, you know,

well, I feel bad for a lot of music producers today.

Why?

Because of streaming.

When I was in the music business, it wasn't, streaming was like, there was no streaming.

It didn't exist.

Yeah, like streaming is up the producer's game.

Why?

Because there's no money in streaming for a producer.

I mean, you got to have a lot of streams.

So if you get like 100 million streams on a song, I don't know the numbers, like how much exactly, but it.

Okay.

I don't know.

It's nothing.

It's nothing, bro.

They make their money off the live concerts, right?

If your agreement is right, which most producers' agreement is not right,

the artist makes money off the concerts.

Oh, not the producer.

While they're singing or rapping over the producer's beat.

The beat.

wow because there's some big producers that i thought made a lot but maybe there's a few but i mean it's not i mean you know how many producers out here they got like major placements you could count on one hand probably yeah for sure

so you did you tried that you were also a truck driver right truck driver

yeah wow what was that like stressful it was traumatizing bro you serious yeah like man that thing was traumatizing bro working 12 hours a day driving trucks oh man deliver a copy of machines bro i'd go crazy I hate driving for long.

Cleaning buildings like this.

Like,

you did your thing

on your show.

Yeah.

I come in later on and I'm cleaning out the everybody, bro.

Wait, you were cleaning me up.

That was my second job.

Oh,

yeah.

You really were hustling.

Yeah, vacuuming the carpets, getting the trash, cleaning out the shit.

Yeah, yeah.

Yeah.

You were grinding, man.

Grinding, bro.

Single dad, bro.

You know, had my son in high school.

Whoa.

Yeah, senior.

Yeah, early, bro.

So

I had to figure it out.

Yeah.

Like, either I'm going to lay lay down you know be a um deadbeat dad or or just step up to the plate be a great dad make the money make some ends meet but i got tired of that lifestyle so that's when i got introduced got started doing music that didn't work but music instilled the hustle in me okay because i mean music is a hustle like you yeah i mean as a producer and people may know how the entertainment game is like most entertainers know Most entertainers are working hours and hours of the night.

Or just up.

They're just up.

They don't have no like sleep schedule for real overall.

Like traveling and studio.

I mean, I was in the studio, man, like 15, 16, 17 hours a day, banging out beats, artists coming in and out.

That's nuts.

Yeah.

So that is still the hustle in me.

So when I got introduced to the real estate game in 2009 and it crashed, I was like, like,

this is it.

Yeah.

And you mentioned mentors earlier.

How did you find those real estate mentors?

Because people struggle with finding mentorship.

Yeah, that's a fact.

Yeah, mentors is very key, bro.

Mentors.

So I found my first mentor, my real estate mentor, Chris Haskins.

He was just driving in the neighborhood with a Weba Houses truck.

He had a rap on his truck, say Weba Houses.

Stopped him, waved him.

He looked like me.

He was a black guy.

And I was like, you buy houses.

I had just got introduced to the Rich Dad Poor Dad book.

So I was kind of like trying to find a way out of music in a way.

My mom gave me the book, Rich Dad, Poor Dad.

I read it, opened me up to real estate.

And I was like, wow, like.

Wow, like, you know, I can probably do this, but it seems still kind of impossible.

So, you know how like law of attraction is, right?

Yeah.

You start seeing things once you focus on it.

He, he had a truck.

We buy houses.

I stopped him.

I was like, wow, like, I never, honestly, probably because I wasn't looking for it, but I never seen a black guy like that

investor, a black real estate investor, like person to person before until then.

Wow.

Then I was like, wow, you buy houses.

And he was like, yeah.

And he's like, I buy about five houses a month.

I'm like, you know,

that's a lot of houses.

Yeah, sure.

Still is right now.

It still is.

That's $60,000 000 a year that still is a lot yeah even one house a month is a lot yeah um he's like here take my card so literally i hit him up i met him the day or two later at starbucks bro he came with a 40k check slapped right there he's like hey i just came from a closing boom did this without any of my money

i'm like yo that's some wolf wall street i'm like i'm like put me on like just literally like put me on like i'm like i ain't really got no money like that like i'm trying to get get some bread yeah you know and he's like man you remind me i remember you said, you remind me of myself because he came from the music business too.

Oh, yeah.

He's crazy.

Wow.

Yeah.

He did the 50 Cent Wangster record.

Yeah.

So he took his pub deal, got into real estate, used some of that pub deal, and got into real estate, got popping.

But he said, I'm going to take you under my wing.

You're a mind me myself.

At the time, I think he was already five years in it.

So, man, I was so, so, so grateful, so blessed at the time to just be, man, going from property to property.

I mean, I'm learning all types of, bro.

Sub two,

land.

These are like, I don't don't want to confuse people just throwing like different strategies like creative finance and scraps and all these tax loophole real estate strategies that's completely legal i'm like i just because he i'm in the field every day with a five-year-old vet yeah at that time

you know and i'm like i learned a rehab and my second deal was my sub two my second deal that i took over sub two was a rehab i learned all of that so my second deal i learned how to buy property sub two

right how to rehab and how to raise property money all in one deal that's crazy.

My very second day.

And he taught you all that?

Yeah.

And he took a cut or something.

Yeah, he took a cut.

So it was worth it.

Bro, it was priceless.

Even if I made nothing, it was still worth it.

Right.

Because I learned the value that

I still apply to today.

Yeah.

You know what I mean?

Like, I don't,

only time I'm using the bank for money is like, well, only time I have the bank in place for my property is sub to.

Okay.

But I'm still not using them.

I'm just taking over somebody's debts.

Like using

their loan that they have with the bank.

But most of my properties are used with private money sub to or owner financing so why do you do that instead of getting a loan from a bank

why why why would i go to a bank i don't i don't want to get go to the bank and get freaking put on house arrest until the house is closed you know like

so just say you say you want to get a house in las vegas just say if you go to a bank to get a loan they're gonna pull your credit now that's an inquiry that loan's gonna be on your credit for 30 years

actually this 40-year loans out right now too because It could be 30, 40, because it's 40 years because they're trying to offset this high, high interest rate.

So, just say you get a 30-year loan, that's on your credit.

That's your debt-to-income ratio,

right?

But why would you want someone on your credit anyway, like that?

I wouldn't.

They're gonna put tax returns.

Yeah, they're gonna put bank statements.

They're gonna do uh, well, you're not, you're not working, but you say tax returns and bank statements.

And until you close, they don't want you to go buy a car, they don't want you to get, go get another credit card if you need it.

You're like based on house arrest for months until that closed.

Wow, that's crazy.

But why would you want to go to the bank to get a loan anyway even if that wasn't like i don't want to go to bank get a loan yeah like you don't need to no your method sounds way better man you don't need to go to bank to get a loan i'm telling everybody that watching this you don't know i was gonna do that just because i thought that was what everyone did honestly that's how we're taught man and like i said owner financing subject to and private money and you already said that you'll probably fund me a deal for 50k for 12 yeah that's a private money lender you're you're that's that's private money coming to me right like friends family like who just got and you're all you all, you're around all types of like high-net worth individuals.

That's all private money, bro.

Yeah, man, that's sad.

Yeah, what are you working on next, man?

Man, what I'm working on next is uh, I'm working on my private money platform, um,

where I'm basically giving the whole sauce in the game away: how to raise private money, how to find it, how to secure people's money so you can go out here and buy this real estate, bro.

Because real estate is game-changing, yeah, literally, is a game-changer.

Um,

and I hope hope this changed a lot of people's paradigm today about real estate because you know we what I at least what I was taught I thought you need a lot of money and an 850 credit score yeah to get in real estate you can have 560 credit score $5,000 in your name $1,000 in your name and go buy a property and own it that's insane bro this is gonna blow people's minds for sure yeah now if you got $5,000 in your name, I wouldn't go buy a property and own it for cash flow.

I go buy a property with these methods methods I'm talking about and flip it.

Right.

So you can get your capital up.

Yeah.

Play the flip game.

Nice.

I love that, man.

Where can people find you?

Yeah, you can find me on Instagram, Antonio underscore J underscore Edwards.

Antonio underscore the letter J underscore Edwards.

I mean,

YouTube,

YouTube by Antonio Edwards.

If y'all interested in like the slow flip strategy, which is my bread and butter, you can go to slowflipformula.com.

Hell yeah.

I'll put it in the link in the description.

Thanks for coming on, man.

Man, appreciate you, Sean, man.

Thanks, bro.

Absolutely.

Thanks for watching, guys.

I'll see you next time.