7 Strategies for Real Estate Investing: Expert Insights Revealed

Dylan Silver (00:00.908)
Hey folks, welcome back to the show. I’m your host, Dylan Silver, and today on the show we have James Hale, Jack of all trades out of Houston, Texas, fellow Texan James, welcome to the show.

James (00:14.585)
Thanks.

Dylan Silver (00:16.046)
James, we were talking before hopping on here, both being in Texas, about getting into the real estate space. How did you get into the real estate space? Was it in your blood? Was it a leap of faith? Walk us through that.

James (00:29.633)
I was actually born at an open house. I’m just kidding. No, wasn’t. But no, so I got into the real estate space years ago, decades ago. I’m still old when I say that. what happened is I got out of college. It was the middle of the last Great Recession, the 08, 09 crash. And I just couldn’t find a job. Man, I am this young, hardworking, intelligent young man who is saying, hey, I got

Dylan Silver (00:32.97)
Ha ha.

James (00:59.547)
I just got my degree. was promised a job. That’s what they told me when I got it, right? And I paid for it. And I couldn’t find anything. So I just got swept up in the insurance industry, right? Writing home autos commercial to PNC insurance industry. And so I was going out getting referrals from realtors and lenders and everything. And I kept getting, I’ll never forget there was a guy that was based out of California. And he sent me his fourth house to insure, right? And at this time,

Dylan Silver (01:04.088)
Yeah.

James (01:29.369)
These guys are buying properties out in Katy, Texas that cite unseen for like $40,000, $50,000, $70,000 a piece. And the realtors, as they were giving me this guy’s contact information, were laughing at them because they thought they were stupid. They never took a look at the house. They just bought it. Or they took a look at pictures and that’s it. They never looked at the house.

Now those houses are worth $300,000, right? You you fast forward today. But I was on the phone with the guy, and I’m ensuring this is the fourth house for him for his investment. And I said, hey.

What’s with this rental thing? They don’t teach us in college. I just graduated like six, nine months ago, right? And it was just one of those very blunt, very, hey, what, what, this is the fourth one I’m insuring. Like, tell me about this, right? And he told me on the ballot, I went through the numbers myself and I was like,

this is genius. As a poor kid that grew up on the silver spoon, I grew up on the Taco Bell spork, I’m looking at this and I’m like, this is genius. mean, you buy the house, you get a mortgage, it raises an appreciation, they pay the mortgage off and you get like a monthly paycheck. I’m like, this is genius. So as soon as I got, I had two years under my belt as a contractor, a business owner, right? And they were able to

I was able to get a loan from the bank. I bought a few houses myself type thing. And so that’s when I started my real estate journey.

Dylan Silver (03:07.662)
Okay, so you’re mid 20s or early 20s at this time. We’re talking like 23, 24, 25, and you’re your first couple homes.

James (03:13.08)
I was like 24, 25 on my first two homes, yeah.

Dylan Silver (03:18.272)
Okay, so Houston, Texas, still in Houston at that point?

James (03:22.742)
Yeah, use the surrounding areas like Katie and stuff like that.

Dylan Silver (03:25.59)
Okay, so okay, I know Houston is very, very big and I lived in San Antonio, Houston was even bigger than that, but I’m thinking about connecting the dots here. So you’re getting your first two properties and you must be on cloud nine because you’re like, I’ve done this, I’ve got my job, I’ve got two rental properties, this is great, proof of concept. What’s the next steps like from there? You got your two rental properties, are you thinking I’m gonna add a bunch more to the portfolio or are you thinking, let me see how this goes?

James (03:52.697)
Well, at that time, so this is where I kind of devaved from the normal path. I was actually looking to go and live overseas, right? And I bought locally because I trusted my realtor. didn’t buy in Austin, which I’m kicking myself in the rear now.

Granted, my house is double in value, but in Austin, it probably would have tripled or quadrupled. But I was actually looking to go live overseas. so I didn’t want to get to China, actually. yeah. Huh? Hola? What’s your name now? Huh?

Dylan Silver (04:15.575)
Yeah.

Dylan Silver (04:20.994)
Which country?

No way. Ni hao ma. Ni hao ma. I think that means hello in Mandarin. I don’t know. I think that means hello in Mandarin. I don’t know. I said ni hao ma. I don’t know if… Ni hao ma?

James (04:34.744)
Say one more time. Yeah, yeah, that’s hello. It literally means you good? So yeah.

Dylan Silver (04:39.118)
Ha ha ha!

Dylan Silver (04:43.414)
okay so so considering moving abroad you ended up staying or did you go live there for a time period

James (04:53.512)
So went back and forth so I’ll get into a little bit of but I was gonna go be a missionary right now if you’re the Chinese government watching I’m never gonna it again please let me back in your country because the Chinese people are actually wonderful like it is is a wonderful place the food is amazing and it’s all just like fresh made and just just made daily you know you have like daily trips to the market and everything but the Chinese people in China itself are absolutely amazing so can’t speak highly enough of that

to visit. so I didn’t want to get too big for my britches if that makes sense, right? So I bought two, three of them before I had started pursuing that. And that was enough to where I said, hey, I did 15 year loans. like, hey, I want to pay. I was like, I hate debt. know, debt is not my friend. want to pay these things off as quick as I could. And I said, hey, I’m always on the back of my line. I’m like, hey, what if my tenants don’t pay? Right. I said, can fold it with this and that, you know, type thing for months till I get someone

Dylan Silver (05:29.165)
Yeah.

Dylan Silver (05:49.133)
Yeah.

James (05:53.099)
back in there, et cetera, et cetera. And I still had my insurance agency that was really just going, really doing really, really well, let’s put it that way, right? And so sadly enough, a lot of those plans didn’t work itself through, I’ll say the heartbreak story for later. But so I came back and I think it was 2016 or 2017 or something like that.

and said, I’m just going to make a boatload of money and got swept up into a marketing thing with an investor’s network.

At the time, like three or four thousand people in every major Texas city. Now they probably have three times that give or take. But what they did is they trained you in more than two ways to buy or sell a house, right? Or to buy a house, right? Because if you were the realtor, they’re like cash credit. That’s it. Right. There’s actually about 12 ways to do it in Texas. And those will apply to other states. Right. Just honestly, just call the title company and see. But the bigger ones are, you know, things like owner

finances, fixing, flipping, was it?

owner financing subject to, yeah, which is in a sense owner finance, but different doing loans. You can do swaps. You can do all sorts of stuff. Wholesaling was the one I was thinking, but yeah, a lot of ways to buy and sell a house. Right. And so they gave me a lot of tools and kind of opened up a bit of the world of flipping. Right. And this was big. This was, this was before

Dylan Silver (07:04.28)
subject to.

Dylan Silver (07:29.23)
Who was this? Was this- this was a mentor?

James (07:31.947)
Yeah, yeah, it was a program that you paid for that you got in and it was good because not only did you pay for the education, but they did a monthly meet and greet at Texas City, right? So you it wasn’t just education. That’s it. But you literally bought into a network, right? And this is

Dylan Silver (07:35.022)
Okay.

Dylan Silver (07:49.784)
Wow, this is great, yeah.

James (07:51.129)
Yeah, it’s a wonderful idea. And they’ve been doing great, amazing stuff. So it’s kind of like the education got you in, and the network keeps you in, right? Because you had all your partners, everybody you needed there. So I did that. I started doing fix and flips, wholesales, wraps.

I did the BRRRR strategy before it was a thing, right? I was just like, yeah, this doesn’t make sense. I mean, got bought, rehab, rented, refi’d, did all that type thing before it was a thing. And so, yeah. And then you keep going or what?

Dylan Silver (08:29.55)
Well, yeah, so I typically love to hear these stories about scaling, but your story is unique in a sense because you had two rental properties from the beginning, but you kept those effectively there. You didn’t sell them, right?

James (08:39.426)
you

James (08:44.48)
No, didn’t sell them at all. Well, I sold them in 2022.

Dylan Silver (08:45.922)
You kept those there.

Okay, so you held them for years, you know, and many people would have been would have been tempted to sell. I can’t tell you, James, how many people that I’ve spoken to who they sell their first deals almost immediately for profit and then look back and we’re like, wow, how much would I have made if I had held it, you know, till till today? That’s the biggest regret that I get from people is selling their first couple of properties like as soon as they get them. So kudos to you for for not doing that. But.

James (08:53.656)
of my particular idea.

Dylan Silver (09:19.31)
you experience going abroad, you come back and you start to get back into real estate and you start to get back into really networking in the real estate capacity, which I’ve said on previous podcasts is probably the most important thing. It’s one A or one B compared to, and I’ve said this on other podcasts, this kind of entrepreneurial neuroplasticity that people have to have in order to be a successful real estate operator.

And so what I’ve seen is people can adapt and adjust based on the market, go from one strategy, wholesale, to short term, maybe to midterm, rentals I’m talking about. I’ve seen people go from that to note buying, hard money lending. And you would think that all that would be several lifetimes worth, but people can seem to be able to do it in like 15 years in the real estate space. And so here you are demonstrating that as well.

At this point in time, are you still doing insurance as well?

James (10:21.526)
Yeah, I mean, I am about two years away from grandfathering my license, so I’m in it for the long haul.

Dylan Silver (10:30.434)
Okay.

James (10:32.088)
which is hopefully another light, another renewal or two type thing. yeah, mean, and in any interest, it’s one of those things that is parallel and it’s very consistent and actually kind of goes in my store, what I’m doing now, but you’re right. So if you’re new to the game or if you’re been at it for a while and things are just getting like sticky and things aren’t working as well, know.

Dylan Silver (10:37.166)
Yeah.

James (10:53.728)
you feel free to try the things, right? Like I had my few properties and I joined this group. And what I tell new members of the group is like, just try everything and you’ll figure out what your niche is, what you like, what you don’t, because all these make money, right?

Dylan Silver (11:05.932)
Yeah. Yep.

James (11:08.706)
we’re here to We want to do better for ourselves, better for our family, better for others. We want to be a go-giver, as the book is called. And you have to be able to give and go and do those things, right? So all these things are going to make money, right? They’re going to have varying levels of risk. And so you can pick, and you can major in minor or say, I’m majoring in this. if the deal comes through and this looks better, I’ll just switch over to do this. Like a good example with your

If you sold your first property, don’t feel bad. There’s always more to buy. Number one. Okay. But my thing is all about weighing the costs and what I mean. So one of my first deals that we did was lending, right? I just partnered with another guy and we lent on it and it turned out great because the guy kept renewing because they had a, this is the only time inspectors, city inspectors come in, come in handy, right? The city inspector kept delaying him. So he had to renew the loan. And so we kept making points and

Dylan Silver (12:08.59)
Mmm.

James (12:10.426)
interest on it. And he walked out making money in the end because he got such a good deal. Yeah, so everyone made good money. But I was lending with another person. And this is actually in the Dallas DFW area. And she was in our network and everything. She was a little new, but she was a realtor. So she knew some stuff. She bought this house. And since she was a realtor, they were like, OK, before we rehab it, let’s just throw it online right now. Just see. Let’s see.

Dylan Silver (12:14.594)
Everyone was happy.

James (12:37.208)
Three weeks later, I get an email from the title company saying, hey, we need this because the product’s been sold. I’m like, holy cow, that was great. I mean, my partner’s going have it because we made like few thousand dollars in three weeks, right?

Dylan Silver (12:52.718)
So this was arbitrage. So you took an off-market property, bought it, and then put it on the MLS and made money just from MLS exposure.

James (13:03.736)
Yeah, some people call it wholesaling. So in other words, you buy it in cash. You can’t put it on the MLS without purchasing it. I’m not an attorney, but that’s typically the rules. And then once you buy it in cash, before you do anything, you just throw it on MLS to see if someone can give you an offer that’s worth it. And I was lending on this, so I wasn’t the actual person doing it. But she talked to me. I was talking to her because she was new to the program and new. And she was like, we would have made like $60,000 or $70,000 on it.

Dylan Silver (13:06.345)
huh.

James (13:33.643)
If we would have like you rehabbed or whatever and I’m like girl She’s only numbers like she made about 40 grand in three weeks If she would have rehabbed it that would have been three to six months before she would have sold it, right? Plus there’s the risk of hey, you might have might not make as much right so much girl Host no tale of selling three weeks. Take your 40 grand rinse lather rinse repeat, right? So my point with that story is it all turned It depends what you do with the deal right how creative you are

And what it is in that scenario, if she was just going to make $15,000 on it, but she can make $6,000 or $70,000 if she flipped it, I’d be like, it’d probably be worth flipping. If she’s making 2 thirds of them out just in three weeks just by signing some paperwork and not having to swing a hammer or hire someone, do that. Go and use your time to hunt for more deals, right? Because it’s not about just finding your one or two deals. If you’re going to do this, you need to do that every month, right?

Dylan Silver (14:21.57)
Yep. Do that.

Dylan Silver (14:31.918)
Let’s dive in there, James. So you have now multiple strategies, hard money lending, finding the deals yourself, you have your rental properties. Was there one preferred method at this point in time for you? Or are you agnostic as far as where the deals are coming from?

James (14:52.45)
Currently or we’re talking about a few years before?

Dylan Silver (14:54.368)
at that point, at that point with this lady, because you mentioned hard money lender on that deal.

James (14:58.648)
Yeah, well at that time, I think it was 2019 and I kind of saw the economy in a little shaky. So we were just doing hard money because what we could do is we could lower our risk, right? If pick the deals, you know what saying? If it was too risky, it’s like, ah, not going to do it, right? If it’s a really good one, okay, we’ll give you a really good deal. You we just want to keep our money working in circulation. And so at that time I had stopped flipping and

Dylan Silver (15:11.149)
Yep.

James (15:28.602)
stop doing buying holds because people are paying astronomical prices. Like I would go to a wholesale open house and someone would bid like, I do my numbers and everything and someone would bid like 50 % more of the actual profit they were gonna make, right? So if like, hey, after we have, you’re gonna make 10 % or whatever, they bumped their numbers up to five. And I’m like, that’s a little too risky for me, right? And in my opinion, you saw the state of the economy

Dylan Silver (15:53.358)
Yeah.

James (15:58.475)
because in 2020 we all know what happened. And if you had a business that was in the ocean or on the air, you were literally going bankrupt unless you had a bailout. I remember I was negotiating with someone here in Houston about a beautiful property, downtown Montrose.

James (16:21.312)
Everybody stopped calling. was following up, just doing my normal follow ups, which you got to do. And everyone, said, hey, man, have you heard back from anybody else? Just start asking all those crazy questions this time, because this is the middle of COVID, right? And he’s like, no, phone is dead. So I was like, all right, I’m going to let this die out a little more, because he wasn’t budging on his price. was like, all right, I’m going to hold.

you know, and get a better deal in the future type thing. Sign in now, but yeah.

Dylan Silver (16:49.208)
Yeah.

So you have hard money lending going into COVID. So you really saw that. What were the signs? You predicted, did you see COVID happening? And you were like, well, OK. Or did you see it before then?

James (17:03.874)
Gosh, I wish. But no, it was really cool. just listen to people on YouTube on this whole thing, right? People like Dmartino Booth.

People that are, listen to the people that are smarter than you. They’ve got like an egg head. If they’ve got this, if you look at them and they’ve got this glasses and shaved and they’ve got this haircut that just screams finance, just listen to them, see what they have to say, right? And people were talking about the economy was starting to overheat and such. And I kind of seen that and then, you know, I’m listening to them and I kind of seen that in my own because when I first started, you know,

and that’d be like one of five or seven offers, right? These foreclosures or people that were motivated to buy, right? And then it got up to like, I’m one of 15 or 20, okay? And then it got, I’m one of 50. Who do you think you’re gonna win? Or we had there’s a saying from my group, you don’t wanna compete with stupid and win.

Fair enough, right? If there’s four or nine other offers in there, you might win it. if you know, if you everybody’s gonna gonna be tempted to push their numbers up, which what that doesn’t really say means, hey, I’m gonna take more risk, right? That’s what it is. Because you make the money when you buy. And so everyone’s

Dylan Silver (18:09.122)
Hmm. Yeah.

James (18:28.216)
lowering the risk tolerance or raising the riskiness of the deal. And you just start to say, man, these aren’t really the traditional numbers. This isn’t the 70 % ARV minus repair. Now it’s 85%. And I’m like, what the heck? is not, you know, kept like, if you look at rentals today, what might get into this is you look at Kawasaki, like one of the godfathers of real estate investing, right? And his 1 % rule, throw it out the window. Cause you, cause the numbers don’t work.

Dylan Silver (18:38.05)
that I was saying, yeah, what do we do?

Yeah.

James (18:58.17)
Right? So people justify it by, oh, you just need to make monthly, like, I just need to make $300 a month. That’s it. Like, that’s $3,300 a year. That won’t cover flooring once they move out.

Dylan Silver (19:14.158)
Yep. You know what I mean?

James (19:14.74)
Okay, I mean, yeah, exactly. So I was looking at that and I was looking at what I was doing and I was like, man, this is getting really crap. Other competitors are making bad decisions that are winning deals, right? And so I said, hey, I’m just gonna like, you can do two things. Well, three things, right? One, you can market a ton more and you can just do more volume and just get the same piece of business, but put more into marketing and trying to find deals, right?

Dylan Silver (19:24.373)
I see. Yeah.

James (19:44.587)
Number two, you can be risky with them. You can say, I’m to push my numbers up. I’ll do 85 % of ARV minus repairs, maybe 90 % because I’m going buy and hold it or whatever. And real estate always goes up, whatever. Whatever you want to say. Or number three, you can just step out or find something else to do to make money and just wait for the market to come back down to reality. Those are your three options. least those are what, in my eyes.

Dylan Silver (20:08.45)
Yeah.

Dylan Silver (20:13.198)
Which one of those did hard money fall into?

James (20:16.18)
It fell into the third category in a way because kind of like a first and third category because I could pivot and switch things, still in real estate, still using the knowledge of the rehabs and everything because you got to check these people’s numbers because, know, and then, but I could cherry pick the deals, right? And they’re still compete, there’s still competition.

That time, you’re like, hey, deal, I don’t think the deal’s good enough. They’re doing the work. I’m just signing paperwork and doing the deal and getting the points. And I’m not making, am I making as much as a flip? No. But my risk is lower, and I’m preserving my capital at this time, right? While still making money. So it’s kind of a mix of the third and the first.

Dylan Silver (20:58.72)
It’s really a win-win. I’ve seen so many flippers go from being flippers to note buyers, hard money lenders, specifically now, which leads us to today. Catching us up to speed here, James, you go from 2019, COVID, 2020, know, lots of COVID. San Antonio, Texas was actually ground zero for COVID. So was there at the time. I want to say it was North Park Mall. They brought a cruise line of some kind. Somehow the people there

James (21:19.085)
Really?

Dylan Silver (21:27.916)
to San Antonio and it broke out of the military base. And then I believe it was North Park Mall, the one with the boot. People got COVID. So at that point, there was like a public freak out of some kind and they thought like they could disinfect the COVID from North Park Mall. And then it just spread from there throughout the rest of the country. People don’t even know that that happened, but I was there, it was crazy. So I digress here though. So going through COVID to today,

James (21:49.698)
Yeah.

Dylan Silver (21:57.26)
What’s the strategy like today and is it still hard money first?

James (22:03.128)
Great question. So I’m going to go through my story again, but in a different way. So I own an insurance agency. I am insuring houses in 2000 and 2012 through all these investors that are just buying Sidenstein. They’re buying houses in Katy, Texas for $50,000 to $70,000, sometimes $80,000 without even looking at them, putting a tenant in them type thing. And so they’re buying 2008. And I do this on purpose, this little lull.

2008, 2012, 2020, end of 2020, early 2021, I remember one of my employees calling me and saying, hey.

There’s a lot of people canceling like you should call them and stuff. So was like, okay cool And so I called called a few of right? And again, I’ve got a bunch of investors that are there that I’m insuring properties with okay They don’t know each other. They’ve never met each other. All they know is me Okay, and again, these people are spread out everywhere in Texas. I’ve got some account in Canada. They just own property in Texas and I call them up and say hey man, is it like hey heard you canceled?

I just want to double check is it is it the price is the service? What’s you know? What’s why why’d you cancel your insurance policy and he goes they go? I don’t know like you guys are great. We love you and your employees. You’re awesome The price is great. We just sold the property so we literally just don’t need insurance on anymore, and I’m like okay, okay, okay You get like 20 30 calls like that

And you start to like light bulbs start to go off in your head. It’s like insider trading, right? To where people that bought at the bottom of the housing market, the last housing market, in 2000, 2012, are now selling in 2020, 2021, give or take, right? It’s like insider information, OK? And at that time, so there’s that. And I never used one point, right? There’s that. And in my own personal life, I’ve got.

James (24:06.904)
five long-term rentals and like 15 or under Airbnb’s because one of my favorites in 2018 was actually Airbnb and doing like arbitrage and some other things, right? And so I’ve got like five long-term rentals and about five or 15, excuse me, give or take Airbnb’s and I’m getting, and I’m looking at those and I’m like, hey, if people stop paying, especially with rentals and stuff, this is gonna hurt.

Dylan Silver (24:12.526)
Okay.

Dylan Silver (24:32.771)
What happens?

James (24:36.632)
Like I’m doing the numbers, if everybody stops paying, I’m going to be like up to here financially. So I’m looking at my books and I’m thinking, okay, I’m just going to sell a few to be, also one thing is the government said if you cry COVID, you don’t have to pay. So there’s a little bit of incentive. So all those things matched together. said, I’m just going to sell a property or two just to make myself feel comfortable. Make sense?

And so I did that and I said, am going to put this money? Right. Because again, these things have doubled in value. I literally have people throwing offers like 10, 20 % over listing at me. And the issue really was, can you close? And so there’s some, took some cash offers to get it, get it gone. And again, this is right before the feds started to raise rates. Okay. I got them.

I think the first one I sold was in summer of 2021 because I had to call my tenants and say, hey, I’m looking at selling. Would you mind, you don’t renew or sorry, your contract just come up in six months. So you got to kind of make that deal with the tenants. Luckily I had one that said, hey, we want to buy. We’re just talking about it. So we made a deal to cut their contract early. They bought another house. I got it free and so I sold it. But my point is I had all this money and I’m like, I didn’t understand the stock market at the time.

I didn’t want to reinvest it back in real estate because I’m thinking, hey, this real estate might be overheating a bit, right? I didn’t want to keep it in the banks. And so I was just kind of like looking around and I was like, hey, oil’s at $35, $40 a barrel. And I’m from Houston, Texas, right? I remember when it was at $140 a barrel. So I started looking for investments like that, found some people that I will never work with again, found some people that I’ll work with every chance I can again. If you think real estate

Dylan Silver (26:17.794)
Mmm.

James (26:27.744)
hard with wholesalers and they’re trying to rip you off, just wait till you get into the oil and gas world, right? It is worse. I guarantee you it is much worse. bigger problem, bigger. Anyway, but my point is I found some people that I love to work with, put some money into a deal, and I was looking at

Dylan Silver (26:36.738)
Bigger problems, bigger deals.

James (26:52.632)
How much did that deal yield versus how much the house that I sold, right? And it was a little bit above just on par. But the perk is it had no liability. It had no downside, right? There was no tenant that wouldn’t pay. There wasn’t a roof to fix. I don’t get a call or an email on Sunday night at 6 PM because they always wait till Sunday at 6 PM to tell you the toilet’s not working, even though they could have told you Thursday type thing.

Dylan Silver (27:03.213)
Yeah.

James (27:21.176)
I didn’t get any that, I don’t have any liabilities, and so it’s just pure cash flow. And I’m like, okay, this is actually pretty good, right? And then I get a check for double it, and I’m like, oh, this is kind of cool. And then I get a check for 8 % of my initial investment, right, in one month. So if I put 100 grand into it, I got eight grand in one month. And then you follow it out, it did 40%. So if I put 100 grand into it, I made 40 grand that year on that one deal.

And it’s still producing now. In three years, I think I’ve made 80 % of my money back, or take, and it’s still producing.

Dylan Silver (27:58.936)
So now you’re looking at oil and gases is the future for you?

James (28:04.586)
It’s currently where I’ve got a lot of my funding, right? Keep an eye on it, but right now it’s one of those two where it’s it’s going strong. And I like it because one, I know over time the yield is there. Number two, it’s liability free, right?

It is, it is, there is nothing like it’s mineral rights. So there’s nothing, you’re not, no one’s going to burn. No one’s going to steal them. I don’t have to redo anything. They just sit and produce as, as, as long as oil and gas is being pumped out. I don’t put new.

Dylan Silver (28:37.934)
We have to have you back on. We are coming up on time here though. I do want to have you back on to talk about mineral rights, specifically in Texas. Oil and gas, right? Because this is so huge here. Believe it not, you’re the first person I’ve had, you would think, right? The first person that I’ve had who’s talked about going from real estate as a single family investor, long-term rental Airbnb, hard money lending, and to…

oil and gas. So now I’m adding that James to kind of the career path because I before it was networking, wholesaling, fix and flipping short term rental, know, long term rentals in there, and then hard money lending and then commercial to do to me that was but now I’m going to throw in oil and gas because this is so true. But yeah, we are coming up on time here, James, where can folks go to get ahold of you?

James (29:30.206)
can, shoot me an email. my investing email is James at, and then JTH. So like James, home buyer, JTH and then B U Y E R.com.

Dylan Silver (29:43.618)
James, thank you so much for coming on, for giving us 30 minutes of your time and great value there. And thanks for coming on.

James (29:50.999)
Yeah, can’t wait to be back on, more stories, in the end, just, hey, go experiment, figure things out. And in this current environment, I would say, caution is your friend. So I’ll see you next time. Bye, buddy.

Dylan Silver (30:01.739)
Amen to that. Thanks, James.