Ethan

@BriceMarich @Michellek4040 I expect you’ll be at many of the events in this house. Cool concept.

New level of tailgating unlocked in Ann Arbor. #Michigan football is different.

@REIMakayla @ReezyResells It’s not specifically a stock market thing Again, risk free rate is 3.5% - you can literally do nothing and have ZERO risk and earn more To your point about what the stock market is missing Does the stock market not go up in value? Do they not pay dividends or capital gains?

It’s apparent you have a hard-on for the stock market and I respect that. The stock market doesn’t have these: appreciation, rent increases which puts even more money in my pocket, tax benefits, principal pay down etc. I make a heck of a lot more doing real estate while having actual assets than I ever did with Amazon.

I bought a house for $100,000 and the bank paid me $30,000 to keep it Not a typo. Not a gimmick. I put $120,000 into a property and pulled $150,000 back out. Kept the house. Kept the tenants. Kept the cash flow. Pocketed $20,000 in tax-free cash on closing day This is the BRRRR method and once you understand it you'll never flip another house again BRRRR: Buy below value Renovate Rent Refinance Repeat Here's exactly what happened on my last BRRRR deal: STEP 1: BUY Found a 3-bedroom in Ohio off-market through a wholesaler. Listed at $115,000. Offered $97,000 cash. Seller accepted because cash can close in 7 days and she needed out fast Purchase price: $97,000 STEP 2: RENOVATE Cosmetic only. No structural, no rewiring, no replumbing. 4-week timeline Paint entire interior (2 coats, neutral greige): $4,200 LVP flooring throughout: $6,800 Kitchen reface (new cabinet faces, hardware, countertops, faucet, sink): $9,400 Both bathrooms (new vanity, toilet, mirror, light fixtures, retile shower): $7,600 New light fixtures throughout: $450 Landscaping and exterior power wash: $1,800 Misc (permits, dumpster, cleaning): $750 Total renovation: $31,000 Total invested: $128,000 STEP 3: RENT Listed on Zillow, Facebook Marketplace, and local Section 8 housing authority. Had 30+ inquiries in 4 days. Section 8 tenant approved at $1,375/month HUD Fair Market Rent in this area: $1,412/month. My tenant got approved at $1,375 which means the government pays $1,375/month directly to my bank account. Tenant pays $0 STEP 4: REFINANCE Waited 3 months (most DSCR lenders require a 3 to 6-month seasoning period after purchase before they'll refinance based on new appraised value) Hired an appraiser. The renovated house appraised at $205,000 Applied for a DSCR loan. Lender doesn't check my income, my W-2, my tax returns, nothing about me. They checked the property: does the rent cover the mortgage Monthly rent: $1,375 Estimated mortgage payment at 75% LTV: $1,050 (PITI) DSCR: 1.31 Approved Loan amount: $153,750 (75% of $205,000 appraised value) Cash back to me after paying off the purchase and renovation: $153,750 - $128,000 = $25,750 Some deals return more, some less. The one before this I pulled $30,000+. The point is I got ALL my money back PLUS profit PLUS I still own the house The ongoing numbers: Monthly rent (government pays): $1,375 Monthly mortgage payment (PITI): $1,050 Monthly cash flow: $325/month before management Annual cash flow: $3,900 Money left in the deal: $0 (refinance covered everything) Cash-on-cash return: infinite (no money in the deal, cash flow is pure return) I own a house that makes me $3,900/year and I have $0 of my own money in it. The bank financed everything. The government pays the rent. I collected $25,750 on refinance day and still own the asset NOW COMPARE THIS TO A FLIP: If I had flipped this same house: Sale price: $205,000 Purchase: $97,000 Renovation: $31,000 Closing costs to sell (agent commission + title + transfer tax): ~$16,400 Holding costs during renovation: ~$3,200 Total costs: $147,600 Flip profit: $57,400 Good flip. $57,400 in 4-5 months. But that's it. The house is gone. The profit is taxed as ordinary income (short-term capital gains). After federal + state tax at ~30%, you keep roughly $40,000 With the BRRRR: Day 1 cash returned: $25,750 (tax-free, it's a loan) Annual cash flow: $3,900/year (every year, forever) Property appreciation at 3%/year: $6,150/year Total year-1 value: $35,800 After 5 years: Cumulative cash flow: $19,500 Appreciation: $30,750 Refinance cash received: $25,750 Total value created: $76,000 After 10 years: Cumulative cash flow: $39,000+ Appreciation: $67,000+ Refinance cash: $25,750 Total: $131,750+ The flip made $40,000 after tax and then it's over. The BRRRR made $131,750+ over 10 years and you still own the house. And the refinance proceeds were tax-free because they're a loan, not income Flipping is a job. You trade time for a paycheck. When you stop flipping, the money stops BRRRR is a money printer. You build it once and it pays you every month whether you're working or not I still do flips for the quick cash. 35 a year. But every dollar of flip profit goes into buying the next BRRRR. The flips fund the empire. The BRRRRs ARE the empire I own 42+ units. Most of them came from this exact sequence. Buy ugly, renovate cheap, rent to Section 8, refinance, pull my money out, do it again The house I bought for $100,000 paid me $30,000 to keep it. And it'll pay me $3,900 every year until I decide to sell it Which I won't. Because why would you sell a money printer

@RealJackPoor Assuming a healthy relationship with your parents? After college and 1-2 years into your career (assuming you have no debt) is a good time to be more independent. Toxic relationship with parents? ASAP.

What age is ideal to leave your parents’ house? Be honest.

@REIMakayla @ReezyResells It’s objectively a bad investment. Run a NPV calculation Risk free rate is 3.5% You’re taking on a boat load of risk for 2.6% Take on some risk, invest in the market and you’ll get 10% Hell, you’re telling me 128k in product to flip on Amazon wouldn’t earn you more in a year?

@NinePoundGames @ReezyResells I have rentals and I flip houses. Not every house makes sense to keep as a rental. If the numbers don’t pencil, I’m not going to keep it. If you knew anything about real estate, you’d know that.

@REIMakayla @ReezyResells You’ve sold them before??? In your own words, why would you sell a money printer??? Somthing must be wrong with the printer I guess. 🤷‍♂️

@NinePoundGames @ReezyResells that’s probably why I sell so many houses here at top dollar 😂

@ReezyResells @REIMakayla the renovation was purely cosmetic. 3.9k or 2.6% “profit” hinges on section 8 renters taking care of the home and nothing breaking down with the bones of the house over that 30 year mortgage or before you sell to the next sucker. Just a game of hot potato for penny’s

@REIMakayla Do you coach people on how to do this? I want to learn

@ReezyResells @REIMakayla “doesn’t have a dime of her money in the house” What about the 128k purchase and reno She’s got a loan for 150k that’s she’s collecting 3.9k annual cash flow from. Let’s pretend nothing breaks and no repairs are needed That’s a 2.6% return Money markets are paying 3.5%+

@ReezyResells @REIMakayla Don’t buy the gimmicks. The bank didn’t pay her a dime. She took out a loan against the house. She’s paying the bank.

@WestCoast_Goodz People LOVE to find something to complain about.

Been on Facebook for a couple weeks now and I swear… compared to Twitter, it’s a whole different species. All I see is prime dumb shit and endless complaining.

@TheGoblinnn @TOMANDERSON4444 Like it or not, the bank paid him $8,500 Which is why he owes income tax on the $8,500… He didn’t pay the banks tax, because the bank wrote it off as a loss (you don’t pay taxes on a loss).

@TOMANDERSON4444 I got $8500 from the bank, used it for what I liked, and 8 years later all I owed was a few grand for 1099 income. They gave me a free loan with negative interest. I know your brain can’t comprehend this lifestyle, that’s okay, make your minimum payments this month slave boy.

I’m a 617 credit score without ever repaying any debts. One of the banks I owed $8500 to just wrote it off this year, so I got a 1099 form in the mail and had to claim that $8500 as income. The bank literally paid me to be delinquent. You slaves to the system could never.

@neppy If you’re already living a poverty/unemployed lifestyle, sure.

$250k invested right is enough to quit the 9-5 for good

@thefavestyle @chesscom With the pieces you have left, you can’t win the game. Since your opponent ran out of time, it’s a draw.

How tf is this a draw, and what tf is draw by timeout vs insufficient material? I need an explanation. My opponent flagged and you’re telling me it’s a draw, I hate this. 🤦‍♂️🤦‍♂️ #chess

@brndxix Being unemployed, sounds like you’ll need that money to pay for bills. Just stick it in a money market account and get the 3.5%

i have 10 grand just sitting in my savings doing nothing, what should i invest it in? (i’m an unemployed college student with the financial knowledge of an ape)

@lawrencekingyo You should give the creature from Jekyll island a read.

Did you know that for 100 years (1800 to 1900) Inflation was basically 0% Because we were on the gold standard They took us off the Gold standard so they could print as much money as they want, make themselves rich and have us fighting to keep up and unable to save Crazy

@MasonLilyxo Arby’s is top tier

Arby’s is so god damn good y’all. I can’t stress it enough. Don’t be afraid of the weird meat

@ReezyResells Swolezy wasn’t on my 2026 bingo card. Great job man.

New level unlocked, yall think im ready for 40? Or should I go straight to 50?

@Michellek4040 @pop_tartlet She has a dependency on it to help her decompress and relax, technically that’s a sign of being an alcoholic.

@pop_tartlet This generation is so cooked

the twisted tea police have arrived for the summer

@Nerdcognito Cool idea, bad execution. Dice basically free fell for 15 feet and took 2 seconds to hit the bottom. 95% of the obstacles are pointless. Make that puppy bounce and roll off everything and take 20 seconds to hit the bottom.

Now THAT is a dice tower! Who wants this in their game room?

@Gregoreeee8148 I’m poor, I can’t buy you a sandwich

I fucking hate blacks