"Imagine your net worth going up by 62% just by buying the asset."

 

Are duplexes, triplexes, and fourplexes really "fake" multifamily properties? Al Gordon tackles this controversial topic head-on, exploring why smaller multifamily properties get dismissed by some investors and why that perception might be completely wrong.

 

This episode dives deep into the classification debate surrounding 1-4 unit properties. While some investors dismiss these as "fake multifamily" because they're financed like residential properties rather than commercial ones, Al reveals why this distinction actually creates powerful advantages for everyday investors.

 

What You'll Discover

Why duplexes, triplexes, and fourplexes are classified as residential properties and how this benefits investors

The specific loan programs available for small multifamily that aren't available for larger properties

How a real fourplex deal could generate $4,200 monthly cash flow with 62% equity capture

 

Key Timestamps

03:01 The "fake multifamily" assets Al will discuss today

04:50 How lending guidelines create the residential vs commercial distinction

07:01 Why location matters in how plexes are marketed

11:57 Counter-arguments: Why plexes ARE real multifamily

17:30 Financing advantages of residential classification

23:32 FHA, VA, and conventional loan options for plexes

26:00 Portfolio loan strategies for scaling beyond 10 properties

30:10 Real deal breakdown: Tennessee fourplex with $192,000 equity capture

 

Whether you're a beginning investor looking for your first multifamily property or an experienced investor considering small multifamily assets, this episode breaks down the financing advantages and investment potential that make "fake" multifamily properties surprisingly real opportunities.

 

Al shares a compelling example of a Tennessee fourplex that demonstrates the power of these smaller properties: requiring $308,000 out of pocket while capturing $192,000 in equity and generating $4,200 monthly cash flow for a 16.3% cash-on-cash return.

 

 

Ready to build real wealth through real estate?

Attend our Free Real Estate Class - Perfect for beginners exploring multifamily investing

 

See Real Success Stories

"Trust the process, engage, trust the process, it really works." - Brian B.

 

Brian Brown's real estate story begins with a classic mistake. After listening to Del Walmsley's radio show following a stock market program, he bought two rental properties in late 2017, putting 20% down on each. Then he attended Lifestyles Unlimited's free workshop and had his epiphany: "I realized he was doing it all wrong."

 

That realization changed everything. Brian discovered the difference between hoping for appreciation and strategically capturing equity. Instead of conventional 20% down payments that tie up massive amounts of cash, he learned to find fixer-uppers and systematically build wealth through calculated renovations and refinancing.

 

Today, Brian owns 10 single-family properties and participates in 7 multifamily apartment communities across Texas, Michigan, and Idaho. His portfolio generates $4,000-$5,000 monthly in combined cash flow, representing an 18% return on his invested capital. Most remarkably, during the interview Al helps Brian realize he's essentially achieved real estate retirement—he could quit his job tomorrow if he moved out of expensive California.

 

What You'll Discover:

How Brian transitioned from 20% down payments to capturing $25,000-$30,000 equity per deal

The exact process he uses to complete renovations in 3-5 weeks for maximum efficiency

Why Brian executed a 1031 exchange to transform one underperforming property into three cash-flowing assets

 

Key Timestamps:

01:16 Al reads Brian's bio: discovering Del Walmsley's show after stock radio

03:07 Brian's epiphany at the free workshop about hard money lending systems

04:20 How Brian now looks for fixer-uppers instead of turnkey properties

08:21 Portfolio reveal: 10 single-family homes generating 18% cash-on-cash returns

14:30 Brian's brilliant 1031 exchange strategy that increased cash flow from $100 to $1,200 monthly

27:57 The travel lifestyle real estate investing enables

28:14 Brian realizes he's essentially real estate retired but chooses to keep working

 

Brian's transformation demonstrates why education matters in real estate investing. He went from barely breaking even on appreciation-dependent properties to systematically building wealth through strategic equity capture. His 1031 exchange alone transformed a property generating only $100 monthly cash flow into three properties generating $1,200 monthly—a 12x improvement.

 

When asked what advice he'd give to fellow members, Brian's response was simple: "Just get started. Real estate's really forgiving and even if you buy it wrong, you can manage to make something out of it."

 

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"It's one thing to identify the property. It's the second thing to bring that property to contract where you can purchase it."

 

Can't find distressed properties with serious equity potential? Mike Harrison answers a listener's question about why they're only finding "decent" properties online without the massive equity capture opportunities that build real wealth.

 

The truth? If a property is truly distressed—roof falling in, no flooring, walls down to the studs—it won't be on the MLS. These properties are often uninsurable, ineligible for conventional financing, or considered uninhabitable by mortgage companies. That's exactly what makes them incredible opportunities for cash investors.

 

Mike breaks down multiple strategies for finding these hidden gems, from working with wholesalers to courthouse auctions. He shares real examples from his own investing experience, including deals he's acquired and lessons learned from both successes and expensive mistakes.

 

What You'll Discover:

Why truly distressed properties never make it to MLS and where they actually hide

Multiple proven strategies for finding equity capture deals off-market

How to evaluate wholesaler deals and avoid costly mistakes

 

Key Timestamps:

02:40 Why not every home makes a great rental property

06:44 The quality standards that separate successful investors

11:08 The challenge of bringing distressed properties to contract

16:20 Working with wholesalers and due diligence requirements

25:00 Alternative sources including courthouse auctions

29:10 How investor networks help members find and sell properties

 

The opportunities exist for investors who know where to look and how to evaluate deals properly. While others search online and find nothing, educated investors are systematically building wealth through properties that offer both immediate equity and long-term cash flow.

 

 

Ready to learn where the real deals are hiding?

Attend our Free Financial Freedom Seminar - Learn the strategies Mike uses to find distressed properties

 

See Real Success Stories

Attend a Free Live Case Study Event - Meet investors who found their deals using these exact methods

 

Ready to build real wealth through real estate?

"If one house is great investment, why not 10? 10 rental houses making cashflow, 10 rental house where you've captured a ton of equity."

 

Should you get your real estate license to become an investor? Andy Webb, who didn't get his license until he already owned double-digit rental properties, tackles this common question head-on. The answer might surprise you: it's actually a massive hurdle that could delay your first investment by months or even years.

 

Andy breaks down exactly why getting your license first is a mistake, especially if you're working full-time. In Texas, becoming a realtor requires 180 hours of education just to get started, plus ongoing requirements including another 90 hours of sales apprentice education and 18 hours of continuing education every two years. Add the overhead costs and time commitment, and you're creating an expensive distraction from what really matters—buying that first cash-flowing rental property.

 

But if you shouldn't get licensed, how do you actually find and buy investment properties? Andy reveals multiple proven sources, from leveraging realtors (including the Lifestyles Realty team) to working with wholesalers, using your contractor network, and even direct marketing strategies. The key is understanding which sources work best for busy professionals who need efficient, reliable deal flow.

 

Andy also tackles a controversial question from Texas Realtor magazine: Is homeownership a good investment? With 78% of Texans saying yes and 45% claiming it beats stocks, Andy delivers some uncomfortable truths. Using Robert Kiyosaki's asset vs. liability framework, he explains why your personal home actually costs you money every month—while rental properties put money in your pocket five different ways.

 

What You'll Discover:

Why getting your real estate license first creates unnecessary hurdles including 180 hours of education and ongoing overhead costs

Multiple proven sources for finding investment properties without being licensed, including wholesaler networks and contractor connections

Why your personal home is actually a liability, not an investment—and how rental properties create true monthly cash flow

 

Key Timestamps:

02:33 Why Andy didn't get his realtor license until after owning double-digit rentals

03:47 The 180 hours of education and ongoing costs that burden new investors

08:28 How to leverage other realtors and the Lifestyles Realty team instead of getting licensed

09:50 Finding and working with wholesalers—what they do and how to evaluate them

16:30 Direct marketing strategies: postcards, bandit signs, and door knocking realities

18:30 The shocking Texas data: 78% think homeownership is a great investment

22:30 Five ways rental properties make money vs. your personal home's monthly costs

"When you attend a meetup event, you get knowledge. There was knowledge everywhere in that restaurant last night."

 

Think networking is just small talk? Al Gordon just spent three hours at a Lifestyles Unlimited meetup and discovered something powerful: the right community can transform your entire real estate investing journey. From cautious first-time buyers to seasoned investors managing foundation repairs, every conversation was a masterclass in real estate strategy.

 

In this episode, Al takes you inside an actual investor meetup, sharing real stories from members at every stage of their journey. You'll hear about Randall's leap from single-family to multifamily investing, Joe's transition to real estate retirement, and Jeff and Elizabeth's foundation repair challenge on their latest deal.

 

What You'll Discover

How meetup conversations provide real-time solutions to investment challenges and costly mistake prevention

Why accountability partnerships between investors accelerate deal completion and keep projects on track

The networking strategies that connect you with potential partners, mentors, and deal opportunities nationwide

 

Key Timestamps

00:00 Welcome and Meetup Overview: Al introduces nationwide meetup opportunities and the San Antonio experience

05:45 Member Success Stories: Randall's transition to multifamily, Joe's real estate retirement journey, and ambassador program

15:09 Networking Benefits: Knowledge sharing, accountability partnerships, and foundation repair deal analysis with Jeff and Elizabeth

 

Al reveals how these informal gatherings create opportunities you simply can't get anywhere else. Whether you're analyzing your first deal or managing your tenth rehab, the collective wisdom of experienced investors becomes your competitive advantage.

 

The power isn't just in the knowledge shared—it's in the accountability created. When fellow investors ask "Did you get that job done yet?" it keeps your projects moving forward and your goals on track.

 

 

Ready to build real wealth through real estate?

Attend our Free Real Estate Class - Perfect for beginners and those exploring their options

 

See Real Success Stories

Attend a Free Live Case Study Event - Meet investors like Randall, Joe, and Jeff who've built wealth through community

 

Ready to escape the traditional retirement trap?

"This is why you must build a team. Your team is there to protect you, your team is there to assist you, your team is there to do the things that you need to have your team do."

 

Think you can handle real estate investing all by yourself? Al Gordon has seen too many investors crash and burn trying to be a one-person show. In this episode, he breaks down exactly why going solo is the fastest way to failure and reveals the two critical professionals who can make or break your investing success.

 

Al doesn't just tell you to "build a team" - he gives you the specific questions to ask, the red flags to avoid, and the exact qualifications to look for. From understanding the difference between mortgage brokers and mortgage agents to finding real estate agents who actually speak investor language, this episode is your roadmap to assembling a winning team.

 

What You'll Discover

Why mortgage brokers beat mortgage agents every time and the specific questions that separate the pros from the pretenders

How portfolio loans can reset your "odometer" at 10 properties and let you keep scaling your real estate empire

The networking goldmine that comes with the right real estate agent and why market knowledge beats sales skills

 

Key Timestamps

00:27 Team Building Fundamentals: Why real estate investors who try to do everything alone face disaster, burnout, and failure

02:30 Mortgage Broker Selection Criteria: Essential questions to ask, loan product requirements, and why brokers beat agents for investment properties

15:38 Real Estate Agent Qualification Process: How to find investor-focused agents who understand your strategy, provide market data, and offer networking resources

 

Al shares real examples from his own investing journey, including stories of members who own 58, 235, and even more properties. He reveals how one investor paid for his daughter's entire college education by selling just one property - and still had 234 left in his portfolio.

 

The secret isn't working harder or knowing more - it's surrounding yourself with professionals who bring specialized knowledge, market access, and resources you simply can't get on your own. When your team is doing the heavy lifting, you get your time back and your deals get better.

 

 

Ready to build real wealth through real estate?

Attend our Free Real Estate Class - Perfect for beginners and those exploring their options

 

See Real Success Stories

Attend a Free Live Case Study Event - Meet investors who've

"No job is secure. I've never even thought any job was secure... They could lay you off or the job can go away tomorrow. So I think you should have other streams of income."

 

What happens when a dedicated healthcare professional gets laid off during COVID and realizes no job is truly secure? For occupational therapist Vivian Ezenwa, it became the catalyst for building a real estate portfolio and discovering the power of community.

 

In this Tell Al Tuesday episode, Al Gordon sits down with Vivian to explore her transformation from healthcare worker to real estate investor. Vivian shares how her COVID layoff shifted her mindset from job security to creating multiple income streams, and reveals the unexpected way she discovered Lifestyles Unlimited - through an 84-year-old inline skater named Chuck who'd been quietly retired for years on just one multifamily property.

 

The real value in this conversation comes from Vivian's evolution as a networker. Despite admitting to having a "shy side," she's learned to leverage community connections to solve real problems - from getting practical advice on tenant issues to building confidence through presenting case studies.

 

What You'll Discover

How a COVID layoff changed Vivian's perspective on job security and led her to real estate investing

Why Vivian believes you should get educated before you network (and the dangers of taking advice from the wrong people)

The real-world property management challenge Vivian faced and how networking helped her solve it

 

Key Timestamps

08:38 The COVID Layoff That Changed Everything About Job Security

11:53 How Chuck the 84-Year-Old Skater Introduced Lifestyles Unlimited

16:16 Why Real Estate Education Feels Different Than School

19:43 Networking: From Shy Person to Community Connector

23:44 Why Education Must Come Before Networking

27:21 The Trampoline Problem: Real Property Management in Action

31:32 Overcoming Fear to Present Your First Case Study

 

Whether you're a healthcare professional looking for financial security beyond your job or an investor wanting to master the art of networking, Vivian's story proves that with the right education and community, anyone can build wealth through real estate.

 

 

Ready to start your own real estate journey like Vivian?

Attend our Free Real Estate Class - Learn why real estate beats traditional retirement planning for building wealth

 

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"We make money in the good times and we make money in the bad times. Actually, it's a better time to buy property when it's really bad, but we don't stop buying property."

 

Worried that 7% interest rates have killed real estate investing? Mike Harrison destroys that myth in the first half of this episode, then shifts into something equally important - the 13 lifestyle aspirations that separate wealth builders from dreamers.

 

Mike answers a listener's question about how higher interest rates affect the Lifestyles Unlimited property buying program. His answer? They don't. He breaks down why 6-7% rates are historically normal, shares financial expert Howard Marks' prediction that these rates are here to stay, and explains the three-factor analysis that determines if any property will cash flow.

 

But the real gold comes in the second half where Mike shares 13 powerful aspirations for lifestyle transformation - from thinking like a millionaire to eliminating toxic relationships. These aren't just feel-good tips; they're the mindset shifts that enabled him to buy 11 properties generating $50,000 in annual cash flow while working a demanding corporate job with three kids in sports.

 

What You'll Discover

Why current 6-7% interest rates are normal and how to analyze deals that cash flow at these rates

The exact three-factor property analysis Mike uses (cash flow, equity capture, location)

13 lifestyle aspirations including thinking big, focusing on investing vs. saving, and eliminating luxury consumption

 

Key Timestamps

01:15 Why Real Estate Is the Greatest Wealth Building Vehicle

05:30 How Interest Rates Really Affect Property Analysis

08:45 Howard Marks' Prediction: 6-7% Rates Are the New Normal for a Decade

14:46 Why Deal Flow Is Increasing as Sellers Accept Reality

17:20 Mike's Story: 11 Properties, $50K Cash Flow in 3.5 Years

19:45 Aspiration #1: Think Big - Move from Middle Class to Millionaire Mindset

22:10 Aspiration #2: Focus on Investing Instead of Saving

25:30 Stop Luxury Consumption and Living Among Your Means

28:45 The Power of Reading for Personal Growth

30:15 Eliminate Toxic Relationships and Negative Self-Talk

31:50 Build Multiple Income Streams and Take Extreme Ownership

 

 

Ready to stop letting market conditions control your financial future?

"Your first deal is not going to be perfect, but as long as the numbers work, do it. You'll learn something - I'm almost 10 houses in and I'm still learning." - Tosh

Ever wondered if you could achieve better returns by investing outside major metro areas? While most investors fight over overpriced properties in Dallas proper, Tosh discovered something powerful: tertiary markets like Bonham, Texas offer incredible opportunities for cash flow and appreciation. In this episode, Andy Webb sits down with Tosh, who's building her rental portfolio by focusing on small towns within driving distance of major metros.

What You'll Discover:

• How to achieve 25% cash-on-cash returns in tertiary markets like Bonham, Texas
• Why small town investing offers less competition and better cash flow than major metros
• The exact process for managing renovations and tenants remotely in smaller markets

Key Timestamps:

• 02:46 Meet Tosh: From Family Real Estate Background to Lifestyles Unlimited
• 06:09 The Asbestos Scare: Why Mentorship Matters on Your First Deal
• 10:12 Why Bonham, Texas? Discovering Opportunities in Tertiary Markets
• 16:01 Pros and Cons of Small Town Investing vs. Major Metro Areas
• 21:48 Remote Property Management: Finding and Testing Contractors
• 25:36 Case Study: Turning a $107K Listing into a $62K Purchase
• 28:09 The Numbers: $16K Investment, $45K Equity Gain, $327 Monthly Cash Flow
• 31:38 Remote Leasing Strategy: Facebook, Zillow, and Team Building

Tired of competing with dozens of investors for mediocre deals in overpriced markets? Tosh proves there's a better way. By focusing on growing towns like Bonham - just an hour from Dallas - she's building serious wealth while others struggle with slim margins in the city.

Want to understand how real estate investing actually works?
Attend our Free Real Estate Class - Perfect for beginners and those exploring their options

See Real Success Stories
Attend a Free Live Case Study Event - Learn from investors who've built successful portfolios

Ready to build wealth through real estate?
Join the Financial Freedom Program - Learn proven strategies that work in any market

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Disclaimer: The information and opinions on the Lifestyles Unlimited Real Estate Investor Radio Show are for entertainment purposes only and do not constitute investment advice. Please consult a professional regarding your personal investment needs.