Confronting a Multi-Millionaire Real Estate Investor.

hey everyone me kevin here welcome back

to another episode of confronting people

about their real estate we did graham

stefan's boss we did andre

now it's orion pineda and you've got a

real estate operation can you give me

just like a 30 second overview of how

many employees you have what it is you

guys do and and how many properties

you're dealing with every year yeah so

we have really three main real estate

businesses um this is the fix and flip

business so we've got

60 flips right now here in vegas active

oh so this means like either they're on

the market or you're renovating them or

you're under contract them 60 at a time

how many employees you have to deal with

because you're not doing that at all no

no no i haven't been to most of them but

oh my gosh

wait we got 60 properties under contract

i haven't seen most of them this is

amazing it's the system yeah we have a

team um we have about 10 employees in

that company okay um i have a brokerage

with 150 realtors wow nice and then i

just started a fund called pineda

capital and we just bought a 334 unit

was that the atlanta deal yes

congratulations that flows then yes good

job man congratulations so uh okay so

you've got these three divisions uh

we're gonna see today uh fix and flip

here's sort of number one number two

we'll see a little bit of where vegas

goes in terms of variety uh but now i

want to know of the three that you've

got well you just started the capital

fund

what do you what do you like better

flipping or mentoring and teaching the

agents and running a brokerage uh

definitely not the brokerage okay yeah i

suspected that you know i'm not a i'm

not even a realtor anymore because i

just dude i like investing that's my

thing that's the niche that's funny is

when i got my real estate license one of

the first things i learned is uh you

don't make money selling real estate you

make money buying real estate dude so

that's amazing now it's what's cool

though is your brokerage probably

funnels you deals though oh yeah we sell

everything through the brokerage we

acquire deals we get all the publicity

from the flips so it works out oh that's

amazing okay so tell me what are we

standing in front of here you said this

is different from your flipping business

this is actually for you personally

something you're doing okay tell me

about it so this one actually started as

a flip we found it on the mls

agent brought it to us we bought it for

a million bucks and initially i'm like

okay we'll put 200 grand into it we'll

go sell it for 1.5 nice we're going to

make good money but then you know like

you know taxes are starting to come up

and i'm like you know i think i need to

start keeping some of these bigger ones

because this is a big flip for us yes so

i was like you know what i'm just going

to keep it as a rental and cost

segregated yeah get those right we're

going to get a ton of write-offs with

this perfect and you make content out of

it so you can probably extend some of

your write-offs as well yeah brilliant

absolutely great so uh of

i mean i don't know how much you talk

about on your channel but you personally

are you trying to do more flips are you

trying to do more buy and hold now do

you have buying holds or what do you

prefer so

up to before the funds i had about 30

rentals of my own and then we just

bought that big building nice and i

think now going forward with you know

youtube and education and all these

other income streams i can start keeping

a lot of the deals because before my

only income stream was fix and flip oh

my gosh so it was hard to like try and

keep them like hey i gotta sell these

rolling them yeah

so you're competing with open door

zillow redfin and all of them how do you

pull the margins i mean what's your

usual return on a flip well right now so

historically the last whatever five

seven years yeah our average profit was

around twenty thousand dollars and a

normal house you gotta be good because

you could have one thing go wrong yeah

and that 20's gone well yeah you'd get

some that made 40 some that made zero

okay it averages to 20. but this year

with the market so hot it's been our

best year ever we're over 50 000.

congratulations but it's not i don't

think it's any improvement in skill yeah

it's just the market is just every time

i go to sell i'm like oh my god and i'll

tell you about that the next house we

see what happened oh my gosh i'm excited

to see that okay got it so uh flipping

what about

the clientele out here so do you get

people who live here half the year are

they living year round i don't know

anything about vegas like when i hear

vegas i just think endless land and you

can keep building like how do you keep

value here so

take our good buddy graham for example

we sold him this house that he lives in

now okay and

he's an example of a typical person

who's making great money in cali they're

like why am i living here when i don't

really have to yes so he buys a house

here in vegas lots of cali people are

doing this when are you moving by the

way i know right so

we can sell you a house i got a bunch i

can help you out you have a few realtors

you could refer me to yeah or i'll sell

you one of my own so

you know i think you get a lot of people

moving to vegas for taxes for

affordability all that stuff but i think

the locals here too

vegas is becoming a lot bigger than just

the casino okay it used to be hey

everyone works on the strip yeah that's

not the case anymore oh it's so it's

just expanding to basically being this

mecca where everybody's coming to yeah i

see okay got it well i'm excited to see

how this house so this one you're gonna

keep but i you said airbnb as a

potential yeah how are you gonna airbnb

out here dude you'd be surprised there

are people that are like hey i would

rather live out here i don't want to be

on the strip maybe they're gonna do some

other stuff in vegas like go to mount

charleston or you know we were talking

about atving over here there's a whole

bunch of stuff in henderson um also lake

mead is really close

so i think you're gonna get a different

type yeah for reference we're about what

25 minutes from the strip and when we

got here there were three atvs that

quickly drove by but were larger ones

what do they i don't know gabe do you

know what these things are called the

side by side yeah side by side large

they were having a great time yeah uh

and the weather's great right now oh

it's beautiful it's 75 chilling this is

great let's go take a look inside this

place let's check it out uh

okay so i'm trying to understand if

you've got this really successful

flipping business if you could go back

would you have done the brokerage again

you know

thankfully for me i'm not super involved

in the brokerage so it doesn't take up

much of my time profitable oh yeah okay

i mean for us we're just a high volume

brokerage 100 commission just 500

transaction fee 100 bucks a month okay

so the brokerage is very profitable

because it's just

low cost oh yeah we already have the

building for everything else do they pay

their own eno and yes like that okay so

so it's really for you it's just uh hey

we can mentor you we can give you some

training but you're getting that monthly

passive income essentially for me as the

owner yeah my partner who's the managing

broker yeah he's got a little more

headache than me now how do you how do

you compete with like the exp so we're

also doing this hundred percent and they

get that whole mlm model too yeah well

exp is 80 20

up to a certain point yeah okay and then

but yeah they have mlm and i think exp

is great they actually have approached

us i've talked to the ceo many times and

he's like hey dude it's up to you if you

want to do it i'm like i i like owning

my own company oh to convert your model

basically into yeah it's ah to fold it

in gotcha okay but hey profitable you

don't have to worry about it and that's

what you started with right was the boat

bridge yep okay started out as an agent

in 2010

and would you say flipping is more

profitable oh i was never a good

profitable agent

i might have made a hundred thousand

like in 12 years or i wasn't even an

agent for 12 years but my whole career

as an agent i sucked okay

i'm very fair but but flipping and

investing

yeah that's where i made millions yep

good for you that's awesome okay so uh

what do we have here i mean

this obviously you guys have ripped

everything out of here yeah how long do

you have this thing

so i think we've had this for two months

now and initially we put it on the back

burner because we had so many projects

and get so busy with other flips to

prioritize it yeah i'm like hey this

one's going to take a minute anyway

but we just got started on this we're

demoing it cool thing about this you can

see from there there's a guest house oh

my gosh and that's why i want to keep it

as a rental because you're talking

double income now yeah exactly oh my

gosh yeah tenant doesn't know if you

have duke likes our house for the

guesthouse it doesn't matter no it does

so that's why

you get the multiple levels here yeah

none of that bothers you it does but you

know that's one of the things too where

it's like as a rental yeah people don't

care it doesn't matter no that's a flip

yeah people are gonna be like hey can

you do something about this funky layout

but

i mean there's really not much you can

do it's it's a pretty funky pass so your

thing is just a restore it and then rent

this thing out so a million bucks is

what you bought it for right what do you

think reynold was 200 200k yeah you guys

just rip everything out we're gonna rip

everything out and as you can see when

we get to the backyard the guest house

you know we're gonna spend some money

out there too work to do up there okay

gotcha so this front house was maybe 80

of that or something um yeah 80 to 100

just depends what we do oh my gosh okay

uh well then again it's a million dollar

house so it's an expensive neighborhood

yeah we're going to put higher end

finishes than we do on our typical

entry-level home like you wouldn't spend

this kind of money on a 400 000 house

gotcha no no no our average on like a

400 000 our house we're usually

averaging 30 to 40 30 40 okay yeah okay

vegas is way cheaper than cali yeah okay

you know uh that's uh yeah your median

home prices which you mentioned about

400 000 for you just say 420.

okay so uh if this you're going to uh

then rent out what do you think you can

get so you're gonna be into this for uh

you know 1.2 maybe some holding costs

under one three yeah

so the goal would be refinance it at one

point five hopefully get where's the

financing for 1.5 portfolio line of

credit or something um

there's multiple portfolio lenders we

have um but yeah they'll give 75 to 80

percent ltd so

hopefully they hit these people uh i'll

give you some info thank you um but so

hopefully we won't have any money in the

deal that's the goal

but between the two properties i

actually did a youtube video on my

channel it was like hey

i could flip this i could make you know

six figures sure i could but then you're

paying taxes on short-term capital gains

right you make 200 grand you're giving

100 of that away well and i lose the

cost say that i could take on it yeah

exactly so i'm gonna keep it um as an

airbnb

this would absolutely kill it we're

talking

20 to 30 grand in gross every month

oh my gosh that's incredible yeah so

you've got that um but there's different

regulations so i'm not sure if they're

gonna let me because you have to be a

thousand square feet away from another

one oh my gosh i know there's one that's

900 square feet away from me oh so it's

a land grab

no it really is like if you get the

permit the house becomes more valuable

interesting no do you have to pull

permits for all this that you're doing

here now

yeah yeah yeah okay yeah you try to stay

away from that yeah yeah

everybody wants to well i mean here's

the reality of flipping houses if you

tried to pull a permit on every property

you could not be in the business no

because it would take you a year to do a

renovation well yeah and the margin is

gone the timing is terrible like it just

it doesn't happen no absolutely not so

um okay

what about uh when you i'm gonna try to

tell you what i'm saying

yeah let's check it i'll show you the

outside well let's go look at the

outside yeah uh oh what i wanted to say

for purposes of taxes the cost sake that

we keep talking about if you're going to

be into this for 1.2 1.3 you'll probably

be able to cost sag like 400 000 of this

right which for reference could be like

200 000 of tax savings in your pocket so

if your flipping team is giving you two

hundred thousand dollars a profit now

all of a sudden you're not paying taxes

on any of this essentially 400 000

you're not paying taxes on any of that

it's another

basically 200 grand in your pocket just

by holding this and now you're gonna be

profitable on your airbnb well you think

yeah it's i could have made 200 flipping

it but i pay tax or save 200 by keeping

it and make passive income grow my net

worth it's kind of a no-brainer well and

the more you can control

the more you're just going to be on that

compound interest ride of exactly i mean

you get so outside of your fund 30

rentals yeah is this this is one of the

30 uh well now we'll have over 30. now

you have over 30. how many millions

would you say in total were you 10

million real estate 20 million real

estate dude i was actually talking about

this the other day i think between i

know for sure in flips we have over 20

million out that's your 60 bucks yeah we

have over 20 million do you feel

comfortable mentioning you personally uh

me personally almost none of it only

probably two mil oh of those clips yeah

oh okay of the rentals that you have

like the 30 reps um dude that's a good

question i honestly don't even know

ballpark 10 20 something like that nah

probably over 10 yeah okay so yeah even

if it's 10 million right you get one

percent appreciation year that's 100

grand yeah that's like a salary for for

a coder somewhere you know three percent

appreciation that's like a good salary

for like salesforce you know you're in

cali so i own eight big bear rentals and

um two more under construction but with

those i bought them in the last three to

four years they've doubled oh my gosh

yeah yeah so that's why when we talk

about like two or three percent

appreciation it's like well the last 10

years we've been a little bit more

fortunate yeah

well if you get the right deal you know

well that too so are you generally your

rentals buying them as fixers and then

fixing them up yep because you're not

afraid of doing the work i mean that's

why we're getting a deal there you go

exactly buy below market value what do

you say to people who say today oh there

are no deals to be had out there

dude i mean everyone's getting deals

everywhere it's just like

if you're looking on the mls and zillow

only then yeah you might be like dude

where are all the deals but

connecting with the agents you connect

with the agents the wholesalers go

direct to seller there's a whole bunch

of things you can do nice let's go

inside yeah in case you want the

knowledge that i have in real estate as

well a complete download of my brain for

property management rental renovations

construction real estate investing agent

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programs for all the details linked

below your most successful

direct-to-seller as you say cold call

door knock postcards

we spend about

anywhere from 30 to 60 grand a month on

tv commercials oh whoa so here in vegas

i did one in 2013

here in vegas people recognize me on tv

more than youtube wow but um

i would say roi wise though the best is

cold calling because it's so cheap

you know you buy the data once you have

it you have it and then just rinse and

repeat grant cardone let's go next time

make the calls baby you want 10x the

money make 10 extra calls yeah yeah yeah

okay so i see a lot of like ranch style

properties out here as well yep uh some

horses and everything yeah this is

massive i mean you're what on almost an

acre here yeah this is actually more it

keeps going yep so this is what will

make it valuable for somebody wanting to

rent they're getting a totally different

type of house than vegas right like land

is

in in the normal houses in vegas dude

everything is stacked yeah you come out

here if you want to just kind of live

like you're outside of vegas this is

incredible yeah so this is the

guesthouse what is like a two bedroom

yeah

well no actually right now

it was originally used as

like a work shed

so it's

it's just a empty so i mean is it tech

like can you rent it out does it have to

be permitted as a guest house well the

square footage is already permitted okay

we just got to put up some walls there

you go okay

throwing the plumbing a little bathroom

in the kitchen you're good to go

that's already unlocked and it's open

and nobody's moved in yet okay

wow hold for one second how they're

gonna go about

creating this

yeah so this is uh so do you have

contractors or handy folks or how does

this work we hire gcs um once you get to

the level of flipping 60 at a time we

don't have time to sub

every little thing it's like yo you

handle everything yeah charge us a

premium exactly deal with it and so you

have your contractors know exactly what

your formula is what you want to spend

money on what you don't want to spend

money on yeah that's good because most

people they get started with their first

home remodel their first contractor

they're spending 20 grand on a bathroom

like a dime

you're getting taken for a ride yes yeah

for sure wow but so that's why you have

so much volume you could keep these

contractors busy so you have that

relationship yeah well we know what

things should cost yeah we have the

cheapest pricing on materials we give

them volume they don't have to go look

for work yeah so we're definitely

getting things way cheaper than everyone

that's so critical is is when you get

into real estate is uh the more you do

it the more you understand what things

should cost yeah and somebody again

bathroom 20 grand you're like yeah no

well and if you take for example uh if

we just do an entry level flip and we

pay a contractor 40 grand if we did it

ourselves we could probably do it for 30

to 35

but it's just too much headache sure

now you're taking all the liability if

there's a mistake it's on you

the contractor

and now when you go to sell them you

could say it was all done by a licensed

contractor right so the last thing you

want to do is get into that because if

you're the licensed contractor that

guarantee goes back to you right so one

of the cool things about selling real

estate when you flip it is the houses

are sold as is so it's almost sometimes

feels like that guarantee kind of

extinguishes someone else you know and

i'm sure you've experienced it you know

in repair requests and after you sell

the house

we'll get people sometimes they're like

well you know this is this and i'm like

dude did you want a brand new hat like

this is not a brand new it's not a brand

new house like if you wanted a new house

you could have paid twice as much go buy

new construction somewhere yeah

and then they're buying as is yep

all right so uh okay so this is what

you'll make into the guest house

essentially yeah there's a garage

room over here yeah

so what we'll end up doing here is a

stand-alone house it'll be a two-bedroom

with its own little mini kitchen it's

own living room it'll have two bathrooms

we'll make that one a bathroom um go

flat about or there's already a little

bathroom there we can extend it so

this house by itself will rent for

[Music]

this is great that's awesome okay and so

let's see the rest of my house so let's

get to that completed flip yeah

so how do you source this one so this

one was agent relationship you found it

on the mls

in your brokerage no this guy was

actually outside of my brokerage so are

you afraid of paying someone else a

commission because i hear this crap all

the time people are like oh well i'm

getting my license so i can get my own

deal and save the three percent or two

percent commission yeah well let me say

this actually now that i remember it the

agent who found this ended up coming to

my brokerage um after so oh

now he's in the burger but uh no i work

with agents who don't work for me i work

for agents or work with agents who do

yeah and i don't care i tell everybody

like look if you make six percent i

don't care yeah i just bought a

wholesale deal from an agent for 200 000

wholesale fee okay like i just don't

care he made two hundred dollars i made

200 000 wow but it was a great deal for

a great deal for me like i don't care

what anyone else makes yeah if my

numbers add up if your numbers make

sense do it who cares yeah you don't

have to try to monopolize everything no

dude look those people dude to find a

deal we know it's hard yeah you should

be rewarded you should yeah absolutely

that's that's well said all right so you

got a pool how okay how valuable are

these in vegas because in california in

my area

some people see them as a liability

they're kind of like i don't want to

maintain it but in vegas it feels like

you almost have to have a pool yeah

vegas people definitely value pools um

if you're dealing in this price point

million plus yeah you better have a pool

oh wow yeah okay on entry level they

maybe add 10 20 000 in value sure but up

here like there are people there's

people if this if there was no pool they

buying it so and that's always

interesting to note when people spend

100 grand building a pool you're getting

like 10 20k in value of those 400 000

homes not worth it yeah not worth you

wouldn't add it on a flip average no so

we have a couple other luxury flips

we're doing where we're adding a pool

it's gonna cost us like 60 grand each

pool but these got to be million dollars

yeah they're a million dollar plus

because they're gonna add two 300 000 in

value so why are you getting that

multiplier on the these expensive

properties versus the small ones well i

think the deal itself we got a good deal

because the seller knew they didn't want

to add the pool they didn't want to like

deal with the headache and so

that was the only downfall along with

the renovation of the house too so that

was already discounted in for that right

whereas probably when you're in the more

median neighborhoods you're kind of

constricted by what the other comps are

anyway yeah you would never put a pool

in an entry-level home it will never

make sense perfect unless you're the

homeowner who's over improving

everything yeah

exactly okay perfect so let's continue

on

wow

uh what i mean

you ever get worried that like some of

the stuff you buy and hold it would

become less valuable as they build more

or not really are you just getting

population but to offset that yeah vegas

is getting so many new people that i'm

not worried about it i mean

i've been in real estate since 2010 it's

done nothing but go up and i know like

you talk to everyone else and they're

like oh well just wait for the next yeah

you haven't been through a downturn i'm

like well

i'm not gonna bet that it's happening

anytime soon you know and i think that's

one of the biggest downsides is you

constantly have individuals who say

things like well i'm gonna wait for the

next crash and they never invest and so

they end up waiting 15 20 years then the

crash comes they've built no assets so

they literally have no money to buy the

deals anyway

is somebody like you who's got 30

rentals if there's a market crash you're

going to go fine break the piggy bank

let's refine some of these take money

from here and let's go buy more the more

assets you acquire the more prepped you

are for when there is a crash yep so

this is a funny story i um i did this is

like a pig pen so i did a youtube video

on this house because i was like hey

this house is interesting you know i

think i'm gonna rent it as an airbnb and

so i said this is a little garden that

you know whatever the owner had and

somebody commented and said i lived in

that house that was my parents house

that sold you it and that was actually a

tortoise farm oh my gosh

wow that's incredible yeah so the

tortoise were just having a great time

okay

i'll tell you one thing i might add if i

was flipping it

i would consider putting a two-car

garage right here oh

yeah because

right now the house doesn't have a

garage that's it's only negative because

it got converted

people want their toys in this

neighborhood right so

this is a perfect spot to build a nice

and a garage is not expensive there's

nothing in it now would you permit that

we'd have to permit the garage yeah okay

because you're adding all that new

square footage yeah but that's such a

pain in the butt man how does it take

you to get permits out here it's bad in

cali it's not as bad as cali but it

sucks so i'll give you my

my flip and big bear yeah um that was

gonna be a rental but now is a flip

because we've been waiting two years

to finalize permits did you get reported

yeah yeah that's seriously i got a look

i got reported on one property because

one idiot contractor rana saw at 6 00

a.m on a saturday morning like what an

idiot okay so that

led the building and safety department

to watch my youtube videos

go to all of my other projects yeah so

now i have four in building and safety

and code for stupid things yeah like

kitchen remodel like really so it's so

horrid now that the permit process is so

bad just everywhere oh yeah it's like

dude to build this garage how hard is it

like

i should be able to get a permit in two

weeks you should be able to and build it

it takes me longer to get a permit for a

ceiling fan

all right let's see what else you got

there oh yeah yeah

hey so i got your next youtube studio

over here oh the little shed there dude

it's nice okay better of air

conditioning hey we can add it in yeah

that's true

so how like do you ever do mini splits

down here just full on not fit systems

here everything is pretty much hvac just

duck everywhere

yeah yeah this is i mean this is like a

tough shed or something yeah dude look

at it it's nice oh that's actually not

bad you could definitely film in here

yeah

just some foam for the echo and that's

it you're done this is this is very nice

finished like this yeah i was not

expecting this usually it's just like

the wood studs yeah this is nice yeah

easily add a little ac in there you're

done you're done nice job sitting at

solar or what

yeah it does yeah it does i didn't even

know thanks for pointing that out geez

man you gotta get to the level where you

don't even know what your properties

have that you're buying back to ryan's

level yep so wow

so okay ah wow i mean i'm i'm surprised

that you can pull the revenue you're

going to where it is but i think it

makes sense the more and more you talk

about people with their toy haulers or

or the atvs and what you can do here

and you're also investing in big bear so

you kind of know about that outdoorsy

activity people love it especially with

kova dude they're like oh man i don't

want to

be near people i want to go out in

nature and have fun and yeah that makes

sense yep let's um let's walk through

and then get to the next property all

right but this cool this is super

insightful uh how would okay now i want

to ask about your third business the fun

why not just go around and buy up all

these single families and rent them out

that you guys are flipping you got 60.

you can turn those into your fund right

now and you'd have 60 already right well

the rental rates in vegas aren't great

okay really okay so because we like yeah

i thought the rentals weren't good in

california they're not as bad as cali

but you know like let's just say uh the

median 400 000 house you're gonna see it

after this one um i would guess that

rents for maybe

2 000 yeah okay

it's not great your payment's gonna be

like 1700 on it yeah whatever okay and

so it's like when you can go flip that

and make 30 40 000 it just doesn't

really make sense okay um so that's why

the fund isn't buying single family here

but we're gonna buy

you know in places like georgia where it

makes sense but are you concerned at all

about poverty rate or population decline

in certain areas in georgia um

i mean look there's always pros and cons

to every market sure but that's why

you're getting paid more cash flow yeah

compensated for that yeah so i mean

there's no perfect market where you get

cash flow appreciation you can't hire

do you think you'd uh segment out your

fun to where it's kind of like here's

the high cash flow here's like the

appreciation or

like yeah so one thing that we learned

from our very first race was

people don't really like blind funds no

they want to know what building it is

and so what we've actually had to do is

close the fund after this first deal to

get our final investors in because

they're like look we love this deal but

we don't know what you're gonna buy

after this deal and they really wanted

to be involved at all those levels so

just for transparency a blind fund means

uh in you essentially are able to raise

say five ten million dollars and then

you go shopping for whatever you want

right but it sounds like in real estate

your investors don't like that they they

want to know the address

they want to run their numbers they're

all savvy and so we got a lot we raised

a few million blind right they're like

hey ryan we trust you whatever you want

to buy okay we're with it but all the

guys who are above a million bucks they

wanted to know hey dude what am i

getting into and when we showed them

that deal they said yeah we love that

deal but we don't know what else you're

going to buy in the fund

and so i had to make the choice of like

all right you know what

going forward i'm just going to go

syndication-based yeah where hey we'll

close the deal on this one entity entity

next deal you know exactly what you're

investing in

it or not yeah and i think it's easier

to raise money that way probably and but

see when you do it that way it's gonna

be basically impossible to do single

families

yeah unless you just somebody selling a

big portfolio ah okay okay we've been

we've been sent portfolios in different

spots we're like hey here's a hundred

single family homes

you know it's kind of like an apartment

at that point that's true what do you

say to people who are like oh you start

going out there buying the single

families you just wall street

corporation driving up the rents you see

those people

yeah i mean it's just what's happening

what are you going to do like

the market yeah you're gonna complain

like they see that dude they can get low

interest

housing is going up there's no supply

rents are going up like it's a smart bet

so in other words uh if rather than

complain about it figure out how you

could join and get into real estate yeah

there's nothing to say it's just dude

complain about it or get with it

and then cancel rent

all right let's get something yeah

okay

so

like people actually value fireplaces no

no okay no people don't care no okay

yeah

although it does get colder here yeah in

the winter oh there's a staircase going

somewhere here so this is the um

converted garage oh my god

this is a crazy floorplan yeah okay so

that was you know laundry room

this is where the garage would have led

to

but now

this is

but you know now that we don't have a

garage like i said i think

we may add one down there

i wonder if you could get like just you

even talk about just the tough shed ones

yeah we could definitely

throw

and i don't know that you could really

even tell the difference when you go

into that thing that's nice that was

nice yeah

by the time i do an update there might

be a tough shot out there

you don't need to try to get that

commission every single time and it's

one of the things i learned i will say

though it was very weird i let my

broker's license expire for a few weeks

because i thought i'm just using other

agents anyway right and uh when i

didn't tell folks that i was a realtor

or broker

they they were more reserved that was a

little like weird experience i had yeah

when i call now hey i'm a broker but i

want to write an offer through you

they're very open yeah and it's almost

like once you're licensed within

something to that effect but i'm still

paying the other commissions yep yep i

always let them represent me i'm like yo

any deal you get bring it to me make

double commission you don't even need to

list it nice

so

tell me about the car why the car

so this could be a rental property dude

okay

you know i was never i was a frugal guy

for a long time um then i bought a tesla

last year for the first time and i loved

it and then um you know i've been

switching out cars like every year so i

drove the model x for a year are you

buying or leasing them or what are you

doing i was buying them but um i sold it

for what i paid with just the crazy car

market there you go and then um this is

the first time i've ever bought a sports

car in uh like my life wow i've always

had suvs i mean i love this i i've never

had a car like this with the exception

of the model x yeah and

they're so tempting

i keep telling myself like kevin just

just buy some more stock or buy a rental

or something like that uh

how is it now that you have it dude i

love it you love it i like it i've told

graham this too i'm like dude at some

point you just gotta enjoy life like

that's a good point you know not

everything can be the best roi yeah

that's true not not every

starbucks you buy needs to be an roi

calculation you don't need to roi

everything man once you make enough you

can you can start enjoying some things

so but when you started when in 2010 it

was a grind yeah and you're frugal yeah

i'm frugal i mean i didn't buy the model

x until 2020. oh no

yeah i had become a millionaire and done

all these things and i was still driving

you know a car i paid less than 20 000

for i think when a lot of people start

they think they've got to uh almost

start with some of the fancy cars or the

fancy watches or whatever and and they

haven't really built wealth yet right

they're they're chasing a little bit of

passive income here or there but then

they're also spending that on their

lifestyle yeah it's almost like they're

increasing their lifestyle as they're

getting passive income yeah for for you

what was your priority just getting as

many asses as you could building your

wealth dude that's all i cared about was

just living frugally reinvesting every

dollar not doing any of that and i'll

tell you the only thing that really

changed for me was i mean obviously i

started making more money but with

content things started to change because

you can start seeing like there's an roi

in doing cool things uh yeah good point

you know like buying this car

not only does it make content it

attracts people whatever like it'll pay

for itself if you use it the right way

and you don't want to be a douche with

it and be like oh you know look at me in

my lambo whatever but

like

with content and a following you can

definitely make an roi with nice things

that makes sense so but there's also

that risk that of maybe sending that

misimpression to newer investors right

right or to the folks who are trying to

get up and going and so i think always

it seems like you regularly refer back

to started off frugal yep

10 years of frugality essentially and

these are the fruits of that yep now

there are a lot of folks who are afraid

of working hard i feel like in that

grind

what do you say to folks like that like

maybe if you get a newer agent how does

it work if somebody's just like i you

know i want to put in maybe 20 hours but

i just want to chill and enjoy life you

know you only live once proud right like

how do you respond to that

man

my thoughts on this have changed over

the years because i used to be in the

camp of like yo grind do whatever it

takes like just eat crap until you make

it yeah right

but i've kind of softened my stance of

like hey i do think there's a balance

between working super hard but also

enjoying while you're working like i

don't think you should only work work

work never treat yourself and do that i

think there's definitely a balance but

if you're just starting out you

definitely shouldn't be buying a porsche

you should

you got to find the balance for what

works for you

and if you're not growing every year

with your net worth with your career

then you're probably too unbalanced

you're probably partying and enjoying

too much like you should

you know kind of work harder so either

you're you should be getting that raise

at your job or getting a new career to

bump your your salary into your top line

right yeah we're building your net worth

somehow every year every year you should

be improving in all aspects that's my

thing um but i just don't think that you

should only work i think that's a

mistake what do you say to folks who

you know they uh

they've worked minimum wage uh you know

maybe they've graduated to be a manager

or whatever but but their incomes under

50 60 000 a year what how can they

graduate what is it a different career

they need a skill set what do you say to

those folks

man

i think they definitely need a side

hustle and i mean with youtube and all

these other things

side hustles aren't limitless dude like

real estate

you know

crypto and stock trading and

e-commerce like the list goes on and on

with all the different side hustles

today now should it be a side hustle

that has the potential of like taking

over your primary or uh

just driving uber

you know it really depends what you want

to do i mean for

a lot of people

uh

i wouldn't drive uber but a lot of

people like are doing a couch flipping

side hustle that

like that was my first viral video and i

was telling people how when i wasn't

doing very good at real estate or

nothing i just started flipping couches

you literally mean selling couches yeah

i don't know about it okay so uh long

story short before i started flipping

houses i was flipping couches and i made

8 000 bucks a month doing that what yeah

and so people didn't believe me i was

like dude i mean here's how i did it and

i did a youtube video on it

so i did a youtube video on it and it's

got over 700 000 views right now which

is like my highest viewed video not even

about real estate it's about couches

and

initially people were like oh no you're

lying blah blah blah i'm like dude why

would i lie about this this is so dumb

and so

people started doing it and they're

making killings out there flipping

couches now i see tick tocks about it i

see youtube like it's crazy that like

that side hustle has exploded wow now

how do you balance the tick tock youtube

and all these other things

dude so last year i started my youtube

channel i started tic tac and all that

stuff and initially i was just like i'm

making dude i was like you and youtube i

was like i'm just making three tick

tocks a day

going crazy and it worked out um i think

i've got almost 900 000 followers on

tick tock

and at this point i actually don't even

make tick tocks anymore because

my editors just repurpose all my

podcasts and youtubes and put that on

tick tock yeah do those do well dude

they kill it seriously yeah for the i

haven't made a tick tock in like six

months wow so they just slice it up and

kind of because on tick tock it doesn't

matter how many cuts you have people

just want quick info essentially yeah

like if you just look um

you can just see

these things are getting so many views

have you ever purchased a car at an

auction oh wow yeah just have you ever

house hacked just straight from your

podcast yeah just quick edited oh and i

can see they're they're kind of cutting

together to speed it along a little bit

throw the text on yep uh shane

but so last month on tick tock i got 23

million views wow

how do you uncut up content on cut up

content are you able to monetize this um

tick tock doesn't pay like youtube i

mean the adsense is like a thousand

bucks is it worth it

it's not worth it as just adsense it's

worth it

you know brand building yeah selling my

other stuff okay for sure

got it now so why start a fund is this

is this the next big thing for you uh

why do you want to deal with the stress

of these these

millionaire investors calling you and

and bothering you about these properties

well for one they ain't gonna bother me

don't invest they'll bother uh investor

relations but uh i are yeah

but uh crap i missed her thing no

worries that's my fault i'm asking you

about

getting bothered by your sisters

yeah no worries

this is another area that feels a little

bit kind of like out there

so now why start a fund i mean it's kind

of the natural progression like you flip

enough houses you can only do so much

with your own money um even with rentals

and they're with a social media

following so many people want to you

know protest yeah and it's like i've

been teaching people how to invest

themselves for a long time they don't do

it yeah well some do some yeah but there

are some that are just like dude do it

for me yeah okay and so now it's just

kind of this next step and i mean you

see what the biggest real estate

investors are i mean they're all

syndicating money and doing big deals

and so that's kind of the next fun why

not the biggest though you said the rent

it wasn't good enough like you can't buy

the apartment buildings here right

okay um are you gonna go to florida or

like i mean why atlanta so the way that

we're doing ours is we're looking for

really big deals okay um so we get

economies of scale yeah that one

property yeah um

and then

it's just a matter of we're not like

looking any specific market like we're

only buying in florida we're only buying

we're using my network and all the

people i know to just say hey send us

any and every deal okay and you know

anything that looks good we're gonna do

our due diligence we're gonna look into

the market the deal itself the apartment

and if that lines up we're gonna buy it

so it's not like with this georgia deal

i was not looking in the georgia market

it just came across your desk yep so how

many employees do you have for the fun

so the fund we have six people um and

they're already people in my other

companies

so they're doing what they already do in

my other companies for the fun so like

for acquisitions all we do is acquire

real estate anyway so now it's just hey

i'm also interested in buying deals

outside of it sure we'll buy huge

apartments

so acquisitions just changing that

investor relations we've already got so

many investors with the flips

that you know doing it on a bigger scale

it's not that big of a deal have you

ever felt the urge to just have no

employees

no dude okay

this was actually something that i

thought about with you is like man

because i seen you talk about it before

where you're like dude i i do everything

like i love it

uh you know i'm a one-man show just

crushing it i'm like dude i could never

do that i have to have a team and people

doing stuff because i just don't really

like to work that much

as it helped you like how many hours a

week would you say you were

uh probably at this point

30 oh wow that's impressive yeah okay

and it's and you're running a good

profit yeah

do you ever talk about your numbers

um can you tell us anything yeah i've

done a youtube you heard it here first i

mean yes

i did a youtube video about six months

ago about what i was making on different

businesses can you give us the download

i'll on the house living business this

year we should do i mean it's hard to

say yeah but we'll probably do

three to four million and gross okay

i'll probably net that myself half

wow how are you getting that half

because our margins are so high with

everything we're doing like but this

year's exceptional

well it's still like the business itself

doesn't change because most of my

acquisitions guys are commission based

so the model stays the same like

everybody

is only eaten if we all eat together

okay so one and a half to two from that

yeah uh fund is a ten-year thing yeah uh

and then uh you have the brokerage

yeah the brokerage yep can you talk

about that

so the brokerage the tax company i don't

like to talk about those too much

because i have partners

maybe

with all the other things you do because

you then have youtube and courses and

social media all of this yeah

so

i'll say

i don't know what like the

average is it just depends how you do it

but

i recently had my first ever million

dollar month congratulations oh wow

everything combined everything combined

good for you yeah well congratulations

that's amazing yeah okay very good

insights let's uh let's keep going then

so this is a finish flip this video is

brought to you by my programs on real

estate investing property management and

agent sales link down below with a

coupon code expiring october 29th so

where are we now what is this 420 this

this is listed at 420. okay

but this is a typical house in vegas

this is the median price right around

400 000

so i want to show you because this is

what every flip we do looks like see and

that's smart having a standard for your

rentals that way you're not emotional oh

well this house should have this color

that accent wall forget that crap same

thing every single property that's how

you scale this is nice

this is what every flip looks like

if anyone watches our channel i've kind

of stopped doing before and afters

because it's the same thing every time

like guys you guessed it that's like me

and i love the blue tape for the little

paint shop i do the same thing and i

love this because it looks good but it's

probably like forty dollars doesn't cost

anything it's great

and i think people get sold a bill of

goods when they get into home ownership

often that they have to spend you know a

thousand dollars on a chandelier yeah

and it makes it light like stupid it

doesn't come out and like you know give

you a massage no we didn't do anything

crazy

but

you could just get these uh i mean these

are off the shelf cabinets here yeah

very nice kind of craftsman style you do

the same sort of black contrast i

imagine every time this white quartz is

the same this is what i use exactly the

counter top that i used yeah uh very

nice yeah i mean these do you ever buy

them on amazon

dude whatever's in stock today that's it

right so this these kind of change

because just like dude if it's not in

stock just get a similar one don't order

oh my gosh as soon as you get to custom

order it's yeah it's ridiculous yeah

it's phenomenal yeah same door handles

hinges it's easy enough put the door

closers on them uh people spend a

fortune on appliances but come on man

you can do an appliance package for like

two grand well the other thing quick tip

for anyone flipping typically you don't

need to include a fridge yes

so don't waste money on that if you're

flipping the house good point uh and

then these light fixtures you got up

here these are like the boob light yeah

that's what my wife calls them too yes

they're like 20 bucks dude i don't cost

anything so smart

there's no sense in spending that kind

of money uh

on on

light fixtures most people might notice

they love your floor plan it's clean

it's moving right if somebody really

wants

they're gonna change it themselves

anyways even if you bought a hundred

dollar one they're the type of person

who wants to change it i want my two

hundred dollar board

good point this is a typical bathroom

for us are you actually title yeah did

you usually aim you left the tub

yeah nice that's nice do you ever just

glaze some of the older tiles we do yeah

yeah it just depends on its condition

yeah yeah well some of them you can't

save yeah sure now do you ever go

fiberglass from uh if you had to tear it

out no it depends on the neighbor or

just no no because for us the tile

versus the fiberglass it's maybe like

seven eight hundred bucks more okay and

you have really good tyler yeah you got

the master over here

oh yeah and it's beautiful

you went floor to ceiling on the tile

yeah typically they would do the mosaic

inside of here right not sure why they

didn't but yeah it works better so any

reason you go to the ceiling just your

standard a lot of people stop two feet

under

once again i think sometimes they do

sometimes they don't it really just

depends and honestly once you've got

your system down it's a difference of a

couple hundred bucks probably yeah it's

not a big deal

great

craftsman baseboard same thing

three-bedroom home i mean

you know it's like 1300 square feet easy

this is what people should be starting

with

when they're getting into owning real

estate because it's great and then you

can you can move to the four bedroom and

get another five percent down low yeah

and then move to the five bedroom this

is the most desirable type of home

because it has a two-car garage the

home's a little newer three bedroom you

know the backyard it's not like the

other house we saw but

um the size is really good for las vegas

yeah you got a nice covered patio

everybody's doing the aluminum patios

out here is that just the people don't

want to deal with the rotting wood

anymore which i think is great

so we didn't add this you know yeah no i

figured that but like you haven't dealt

with so many properties out here

everybody's got these aluminum covers

yeah i don't think they're that much

more and they look better

they're much cleaner yeah they last

longer they're not weathering i mean i

think they're great yeah so i think

california's got to pick that up

one thing i'll say too for a quick tip

for everybody is like in vegas we never

do the backyard like whatever it is

we're gonna leave it dirt

and do you bring the rocks in them no

these were already this was here yeah oh

so you would have left this dirt yep if

it didn't have really

well especially in today's market yeah

it doesn't matter they're gonna buy it

it doesn't matter

what are you gonna do like me spending a

thousand bucks on rocks isn't gonna make

any more money so don't do it yeah

simple math yeah

wow well i mean it's perfect and then

the

other little the other thing too that

that's nice about flipping

is that the buyers are going to do their

home inspection yeah we're going to find

a little chick and dooley stuff or

whatever right just credit them a

thousand bucks or with 15 bucks or

whatever and then you move on to the

next project well and the beauty of that

is we always push for a credit because

then it also limits your liability yes

exactly so let them do it and the

reality is they're going to take their

1500 you're going to go again

yeah it wasn't a big

money deal wants to feel like they have

the max possible out of this yeah

they're always going to ask you almost

bunch of that in that front another

quick tip for the viewers is blinds yeah

a lot of people

would put lines but

once again

they don't

expensive homes in vegas you just told

me there's a 25 million dollar home

that's sold down there and they're below

you yeah and there's the strip you're

looking down on all the other suburbs so

you were on this pile of rock i wonder

what possessed you to buy this pile of

rock and how do you even develop on this

rock yeah so

long story short um

i was looking for a place to build a

home so i was looking at raw land all

throughout henderson so you found rock i

found a big rock mountain i was like i

want a strip view it's so beautiful

and this guy had it listed um this whole

development for 10 million

and i was like well can you carve out

just a little bit

and long story short i ended up buying

it for 620 000 the two acres right here

okay and uh yeah i'm gonna build on top

of that thing dude

i don't even want to know how to start

where you're gonna put all these rocks

well they're gonna we can reuse those

rocks as you know barriers and decor and

other things throughout the property so

retaining walls

so they're actually going to be very

valuable for us wow that's incredible so

now you also mentioned that there's

something about tesla homes coming

behind you yep please explain okay so if

we go over here this will give you a

better view of everything i own

you know obviously the peak right here

all the way to

that last light

so if we walk and talk you know that's

about two hour or two acres okay you see

all this other undeveloped land right

here that this is like tens of acres

plus on the back side of it there's even

more land that the same guy owns oh wow

and he's going to develop like 80 homes

in this community and they're going to

be tesla homes um he's partnered with

tesla

every house includes a model three

it's like

it's a crazy development he's gonna sell

each home for probably two to four

million oh wow um they're gonna have

strip views uh they're gonna have this

whole community the only problem for him

is

me

because i'm the only one not in the

community and i'm the biggest like most

just viewable you're the entry point

yeah and i'm gonna have to use his

entrance and everything that

he makes for the community

and you're gonna have an easement for

this uh i'll have easement um so there's

a whole bunch of things that are making

it a crazy development is he trying to

buy you out oh he's tried many times

so you should sell it after he's done

with his community or when he's in

progress well i could flip that lot for

a multi-million dollar profit we're just

right now right and so what are you

gonna build there i mean you said this

is your dream home yeah so i'm gonna be

building

probably a 10 to 12 000 square foot home

okay um a full indoor basketball court

on top of that

uh i've

i've shown some of the drawings on my

channel yeah it's it's insane

i mean that's what are you gonna spend

to build this thing

that's the big question um there's no

limit is what you're saying

you know it's tough what do i want

that's what i'm spending because you're

taking the right office along the way

taking the write-offs and like it's so

unique that you don't want to

like build it and be like man i wish i

did this yeah okay and as we have a pool

okay

we're gonna multiple pools yeah we might

have three who knows oh my gosh well hey

that's that's what you get to do when

you grind and you work hard and you

invest right so one thing i thought that

was interesting that you mentioned is

you don't own any stocks no so tell me

about this

you know i think when you get good at

one thing why try and reinvent the wheel

dude like real estate

got me to where i'm at today there

continues to be even bigger

opportunities in real estate

dude i just can't read the charts like

you all day no like

there's just too much for me that's

awesome but i i see i respect that

because you know what you're good at and

you're just gonna double down on that

yeah good for you that's amazing now uh

what about crypto

so earlier this year i feel bad saying

this but i had a million in crypto and

you know it turned into like two million

when everything was going on all of a

sudden it went under a million when you

know the big crash happened over the

summer yeah and i was like dude

i once again i had the thought i go why

am i invested in this like

i can't control it sure i'm not an

expert in it you can't get it below

market value like real estate yeah like

i don't know if i'm getting a good deal

or not it could go up tomorrow i could

go down yeah and so i was like

why like if i i for sure know i can win

in my own businesses in real estate why

not just put all the money at those

that's what i did i sold and then you

know i would if i would have just held

sure i would have been up a million

again but whatever but hey i respect

that you know just yeah so are you gonna

go back into or are you just like that's

it i i got nipped a little bit whatever

i'm sticking to the real estate dude i

i've said this like i'll probably fomo

back in

respect the honesty yeah i so i ended up

buying a hundred grand of ethereum um

so that's like all i own right now but

there

i don't know dude i think i might get

nfts though but on the business side

where i make them oh because you can

control you can go garyvee yeah i think

that would be fun sell events and things

like that

because i have so many outside things

that we can add value to the nfts so

maybe that

ryan this has been incredible yeah man

uh this is like a deep dive into the

world of writing we haven't even seen

your office for other people this is

just you

you'll have to come back to the office

man

that'll be part two yeah anything else

you want to add that i miss

no dude you hit the nail on the head man

i appreciate it how do people follow you

dude um obviously follow my youtube

channel too um but easiest way is

ryanpineda.com you can see all the

different businesses all my social media

and that's the easiest way thank you so

much man appreciate you dude awesome

thanks so much make sure to subscribe

follow ryan banana and we'll see you

next time