How Alan McGeever Turns Distressed Homes Into Million-Dollar Real Estate Deals

Mike Hambright (00:01.134)
Hey everybody, welcome back to the show. Today I’m here with my buddy, Alan McGeever. We’re gonna be talking about big rehabs, taking on huge projects, multi-million dollar deals, massive transformations, and how you can do all that too. So, Alan, great to have you here, Yeah.

Alan (00:14.769)
Awesome. Thanks Mike, I appreciate getting on that.

Mike Hambright (00:17.472)
I’ve seen some of your videos and some of your work. It’s amazing. I know that, you know, that’s one of the, I’ve told you that I’ve rehabbed hundreds of houses, but we do more of like cosmetic updates. So we try to keep it simple as much as possible. And I’ve done some burnouts and stuff like that too, but the type of stuff you’re doing and the level of houses you’re doing is, is really impressive. And I think a lot of people want to do that. They’re just afraid.

Alan (00:39.475)
Right, right. Well, thanks for having me on here. I’m delighted to kind of share with you kind what I’m doing at the moment. And like you said, we take on a lot of the bigger projects, more high end kind of towards that luxury side, but also, you know, super beat up homes, ones that’s really distress bad.

You know, they can’t, they’re completely inhabitable. And you know, a lot of those projects, other investors are afraid to take on. They’re afraid to take them on. They don’t know how deep down the rabbit hole they’re going to get when they peel back the onion and find out that the home needs, you know, a completely new plumbing system, completely new wiring system. So that’s kind of the projects we tend to take on. The more distressed it is, the better. I love those. And also the

bigger higher end projects as well because they are more riskier. There is bigger numbers involved in terms of the purchase, leverage, carrying costs, which are monthly interests. you know, it allows us to kind of produce an amazing product when finished. And it comes…

Mike Hambright (01:46.594)
Yeah. Yeah. And more and more potential reward, right? More more opportunity for profits. And I think that’s organ. Yeah.

Alan (01:52.797)
There’s more upside as well. There’s more upside. You get a better deal on the front end.

but you need to execute on it as well. And there is some of that unknown in there that a lot of people tend to shy away from. I don’t, I like it, I love that. And I guess my advantage is I am the contractor. There’s a lot of other investors who rely on their contractor. You know, obviously being a contractor, save on those costs, you know? So that’s kind of my advantage. And because I have a home remodeling company for clients, I’m doing it every day anyway.

Mike Hambright (02:10.146)
Right.

Alan (02:27.989)
The clients are paying me to completely transform their home. So it doesn’t scare me as much. I’m seeing it every day. There’s not much I haven’t seen. So I can take those on and you know, I have an amazing team. So we get to execute on those and get the returns on the back end.

Mike Hambright (02:40.11)
Yep, yep.

Mike Hambright (02:47.31)
Yep. And that’s what we’re going talk about today is for folks that maybe don’t have that.

type of contractor, or maybe those that might be listening that are a contractor and they’ve always wanted to get into the real estate side or do more of their own deals. like, how do you make that make sense? And hopefully we can eliminate some of the fears of doing big deals like this today from some of the insights you’re gonna share. Hey, before we start though, tell us a little bit about how your background, what your background is, because you didn’t come out of the womb doing this. So tell us a little bit about your backstory.

Alan (03:15.515)
No, lived, I actually, I’m from Ireland, obviously, right? So I lived there for 25 years and grew up there, went to college there, done all

And then I moved to New York at 25. So it’s in New York for a while, worked on some high rises there in construction. Then went back to London actually and spent a year on some high rises there in Chelsea area in some of the nicer high rises developments that was there. Then I moved to San Francisco where I spent some time there as well, working in construction. And then I eventually moved down 11 years ago this year to San Diego, fell in love with the place and I embarked on a new career. I said, I need to take off the tool belt.

and slip on a suit and become a real estate agent. Let’s do some office work instead. So I went ahead and got my real estate license after about a year of being here. Then I started selling homes. It was difficult, a lot harder than I expected, but climbed the ladder with that and helped buyers and sellers buy and sell their homes and learned all the ins and outs of buying and selling. And then after a couple of years of doing that, I realized it was a huge opportunity in the remodeling space.

Mike Hambright (04:13.869)
Yeah.

Alan (04:28.437)
I was working for other developers and I was standing in their homes on the open houses that they had flipped and you know, I said to myself, you know, there’s a lot more need for this in San Diego. There’s 40,000 real estate agents, but there’s not that many contractors. So then I went ahead and got my contractor’s license. Within a couple of years of that as well. Set up a company doing home remodeling and built a team out.

And then from there, it’s kind of, that’s all I’ve been doing in remodeling homes for clients. And then I diverted into purchasing the properties and actually developing those. So kind of pivoted, but along the way, I’m still a real estate agent with Compass and a part of a team there. And I still help people here and there buy and sell properties, not so much, but more for myself. So I list properties, some of my own properties when I need to, and I’ll also purchase when I can. for example, some of my

own homes that I want to buy and hold as rentals, I’ll always represent myself on the agent side so I get that commission on the front end as well. So it’s very handy being a contractor plus a real estate agent. I get to keep everything in-house, as to say.

Mike Hambright (05:40.877)
Yeah.

Yeah, yeah. And you pulled on those skills that you had. You built up those skills. You thought you put them on a shelf, but then they came back around,

Alan (05:50.193)
And that’s it, you know, and that’s it. And it’s funny how your life goes and you develop and grow and you find out the things that you actually enjoy doing. And then, you know, if you can make money from those things that you enjoy doing, that’s the perfect scenario, right? So that’s it. And I kind of was able to merge both of those and you get to discover a lot about yourself as well. I discovered that, you know, I don’t want to be set in tiles or hang on drywall, right? But…

I want my team to do that, but I enjoy finding the home and going ahead. And I have actually learned that I’m really good at designing. I love designing. I guess, the creation, the artistic side of me that I actually have a good eye for piecing it together to make it look pretty beautiful.

Mike Hambright (06:40.952)
Yeah, yeah.

One of things that I want to talk about is, I’ll say this, correct me if I’m wrong here, but obviously one of the benefits you have is you’re in a very high dollar per square foot market that allows you to make big moves, right? Because there’s people that are willing, I know you’re rehabbing a $5 million house right now, so in coastal markets, you’re not going to do this in Cincinnati, Ohio, right? But in high dollar markets, there’s an opportunity to go in and make big moves where there’s people that spend a lot of money on houses.

and people that are willing to spend a lot of money on massive transformations, right?

Alan (07:14.738)
Yeah.

Well, that’s it too, because you have to understand the market and then you have to understand…

the certain zip codes and areas within that city of where it warrants the spend. So you’re not going to go and have a budget of half a million in an area where you’re capped out on the resale value. Do you understand the homes that’s around you in that neighborhood? And when you purchase that, this is our budget because we can only sell based on your comps in that neighborhood. So for example, the one you just mentioned that we’re going to be selling on the $5 million mark, there’s homes around me that’s

were 10. So on our purchase, we purchased at 3.2. We know spending a half a million on this, we know on the resale, it’s no problem. With correct execution, we can sell it for that five million because there’s comps in that neighborhood supporting a home of this size, of this square footage, in this location, with this view, can absolutely get that, you know? There’s also a cap on it. We don’t want to go in there and try and spend a million on it.

Mike Hambright (08:20.3)
Yeah, yeah, yep.

Alan (08:24.981)
because inside you’re not going to get that return unless you’re adding square footage. If you’re not adding square footage and it’s just more so maybe cosmetic and layout changes, there’s a of a cap on that as well, but that’s a whole scenario.

Mike Hambright (08:29.965)
Right.

Mike Hambright (08:39.534)
Sure, and you’re typically dealing with houses, I mean, if you have a $5 million house and you’re in $10 million house areas, like they probably have much more square footage, so that gives you the opportunity to add on square footage and arbitrage that kind of your build cost versus the market value cost, right, in some instances. Yeah.

Alan (08:58.259)
Yes, absolutely. So just in this instant, have a pretty big two car garage. It’s longer than a standard one. So we’re able to use a portion of it for, we’re framing out a portion of it. It’s only going to end up being 105 square feet. That’s going to become a laundry room, right? Where you enter the garage and you walk essentially through your laundry room into your kitchen area. So that extra hundred square foot in terms of price per square foot, we can charge more.

Mike Hambright (09:28.598)
Yeah. just to give an example here, so what’s the dollar per square foot roughly on that house when you’re done?

Alan (09:28.879)
We get the charge more quickly. Yeah.

Alan (09:36.211)
The dollar per square foot on that, I don’t have it off the top of my head, but doing the math on it, five million dollars, roughly 3000 square feet. What would be, what that would be, I don’t actually know, can’t math. I think it’s 1.4, 1.3 per square foot.

Mike Hambright (09:54.84)
thousand more than a thousand square foot so

Mike Hambright (10:01.934)
Yeah, so my point is adding 100 square foot, although it doesn’t seem like a lot, that’s worth a couple hundred K, right? And so just plays like that and being able to just arbitrage the build price and living square footage into the market value is an amazing opportunity in high dollar areas.

Alan (10:11.091)
Exactly. Exactly true.

Alan (10:18.279)
Yes.

Alan (10:24.115)
Absolutely, 100 square feet can amount to 100,000 in the dollar amount return, which is massive. For us to do that build out might only cost us 10,000. 15,000, depending on what we need to do. Obviously, if it’s exterior and you need to tie into a roof and do some of those other things, you know, it might cost you 50,000 to do it, but your return could be double of that. So it’s definitely a smart move to do it where you can, if you can do it.

Mike Hambright (10:28.908)
Yeah, easily, Right. Yeah, yeah.

Mike Hambright (10:36.46)
Right. Yeah.

Mike Hambright (10:47.736)
Right.

Mike Hambright (10:52.386)
Yeah, so let’s talk a little bit about, you know, part of making, going into a house and making big changes is…

you contractor and you knows what it’ll take a little bit more so than the average real estate investor I would say and and you you have more risk it’s not it’s more it’s not more risky for you it’s like I mean you understand the risk better than most people would so what I want to talk to a little bit is either the contractor that is doing this for other people that says I should be doing this for myself which is some of what you were doing or to the investor that says my contractor that I work

with is more of a cosmetic contractor and they could never do that. Like how that investor finds bigger deals like that and finds a contractor that has that vision or has that skill set. So let’s talk to those two investors a bit.

Alan (11:46.361)
Yeah and you know it’s very relative because I actually have a contractor, she’s a friend of mine and we work on some jobs together and she keeps asking me about flipping and all that stuff and I say it to her, you’re already doing it for somebody else.

what’s the difference in doing it for yourself? Your returns are much higher and you don’t have to deal with a client every single day on pain choices and tile decisions. So I think it’s just taking that leap of faith for somebody who is a contractor and finding the right bank to support them.

Mike Hambright (12:21.272)
Yeah.

Alan (12:26.771)
Obviously, you’ve got to get the funding and you’ve to the project as well that’s going to work number wise. those two things, a lot of people doesn’t like change, right? I think as we get older, we fear change and we don’t want to, we’re stuck in our ways. And I guess it’s just about backing yourself. You’re the horse if you are the contractor and being able to back yourself and being, hey, I’ve been doing this for X amount of time for other people. Why don’t I try and find a property that works, get talked

into some wholesalers, some real estate agents, to find you some of these distressed properties. And then, you know, find your bank as well that you can connect with. There’s plenty of good guys out there that, you know, will give you the funding to do that. So it’s really about backing yourself as a contractor. Then as an investor, it is about finding the right contractor that is not afraid of doing that. As you said, some contractors just like to go in and do the paint work, floor in tile and that type of stuff. If you’re taking on a bigger project, obviously you need somebody who’s experienced in doing completely

tear-downs, ground-up builds, ADU builds, and that really isn’t scared of anything and has the experience to know once they walk that project with you that they’re able to give you a correct analysis of what it’s going to take.

Price-wise, budget-wise, because that’s very important as well, because that’s going to affect your return, that hugely. You’ve got to know where your budget’s going to lie and that they can keep on budget somewhat. obviously, you know, things run more expensive more times than they don’t. So somebody who’s experienced to say, we may need X, Y, and Z. And getting good reports when you’re purchasing the property as well.

is also going to be going to be a great advantage so you can price out those different components. Hey, how’s our plumbing? How’s our roof? How’s the foundation? Some of those major components in the house is going to give you your dollar amount. So as much homework as you can do before you purchase the property and then having the right contractor there that understands this is the timeline because the timeline is going to affect your return as well. The longer you hold the project, the more it’s going to cost you an interest with that bank. So if he can keep if he understands and he can keep to that

Mike Hambright (14:11.49)
Right.

Alan (14:36.976)
Timeline.

and give you a correct budget and has done projects very similar. You know, it’s always good to pair up with somebody, go and see his work. If you’re an investor and you’re worried, go and see his work. Hey, do you have any projects at the moment? Maybe I could swing by some of the projects and see what you’re doing. And if you walk into a project and you see studs all around you, you know, in terms of all the drywalls ripped off and there’s new wiring, new HVAC system going in, you know this guy, you know, is doing some pretty decent sizable renovations.

So he might be good guy to work with.

Mike Hambright (15:09.014)
Yeah, that is the key because I think a lot of so

This is the thing is like, as you know, a lot of contractors, especially at the, the, you know, don’t want say lower end, but people that are not doing as big of things as you will, will tell you that they can do bigger deals. Like they’re, they, they, I have this kind of joke about contractors. They, never say no. Like you can have a tile guy. You’re like, Hey, can you run electrical wire? Yeah, I could do that. You know, like they’re willing to take on anything. Cause they, they, they’re always looking for the next job. Right. And so I think the investor also has to be careful to not just trust that somebody says they can do it. Like they need to.

see that experience. So how do they find each other?

Alan (15:45.063)
Well, the best way is really a referral, right? So if you are an investor, hopefully you some investor friends or somebody who has done it before, that they can refer you there.

contractor that has done similar work. It’s like, you know, this group, we’re part of Investor Fuel. We’re all, you know, we can refer each other business or contacts we have if we’re in that area, which is great to be part of a community to have that ability to ask for, you know, a referral on whatever it is you need. That’s going to be your best place to start is asking one of your friends or somebody who has hired a contractor and hey, did you like them? You know, what’s his reviews like? Is he online?

and I find them online, you know, getting somebody that you know is a good referral and they were happy with their work. So that’s the best place to start. Obviously, if you don’t have that, you know, joining a group like yours is very, very good as well. And then I guess just doing your homework, it’s like anything. If you are just starting off with Google, for example, and you’re just trying to find a contractor, you know, you want the guy that does have a homepage with reviews on there.

because why would you not have one of those if you’re not on the high line? Everybody wants to promote themselves and as you said, contractors say yes to almost everything. know, being on there, being able to be contactable, you know, maybe they have some social media pages as well and they’re happy to showcase their work. They’re the guys you want to be involved in because the good guys is happy to promote whereas some of the other guys just, you know, you mightn’t see them one day or hear from them.

Mike Hambright (17:00.141)
Right.

Alan (17:25.341)
they’ll never really have anything publicized.

Mike Hambright (17:28.982)
I know a big part of your business too is a referral network with agents, For your retail side of your business. I guess you could always look for, if you’re in a neighborhood and you’re looking at comps and you’re looking at what’s possible is finding some massive renovations and maybe trying to talk to the agent to say, do you know who did this work here, right?

Alan (17:36.188)
Yeah.

Alan (17:49.073)
Yeah, so real estate agents as well.

They’re a great source to leverage. If you have, everybody almost has a real estate buddy or somebody who’s in the real estate game, either listing properties or helping buyers, they’re also pretty well connected because they have to be, they’re in the home environment. And if they’re an experienced real estate agent as well, they should have contacts for contractors because somewhere along the line they need to help their buyer. And they usually are there to make that connection between their buyer and seller and the contractor. Because a lot of the times when you’re selling a home, you have to prepare the

if it needs some work done. there’s always that connection there. So real estate agents are a very good source as well, an experienced one, and they can help you out with maybe finding the right contractor or somebody to work with on a few occasions. Because I get a lot of referrals myself because I’m still in the real estate game. I know a lot of agents. I have friends personally who are agents and they send me a lot of their work. They have clients that like that have just purchased a home and they want to remodel it. So they’ll refer my business and I’ll go in and take it from there once

Mike Hambright (18:23.948)
Right. Yeah.

Mike Hambright (18:38.36)
Right.

Alan (18:51.315)
stay close on the deal I will come in and remodel the home and get them into it pretty much in a timely fashion.

Mike Hambright (18:54.988)
Right, right, How do you get the vision?

How did you maybe tell us a little about how you developed it and then how other investors can too? Because I think, truthfully, I don’t have it. when I, if I ever wanted a nice new home, I would go to a builder just cause they’re gonna show me exactly like what their models are. And if as a real estate investor, I usually confine myself to deal in with the four walls that I have now. And you know, sometimes we might open up a kitchen wall or something like that, but never anything as big as what you’re doing. So how do you get that vision to look at something and say, and I guess how can other investors do it too?

because not every investor walks in and says, you know what, I’m going to turn that dining room into a master bath and I’m going to do this over here and we’re going to add another dining room on this side. Or, know, how do you, how do you get that vision to know not just what’s possible, but what most importantly, like what will actually sell on the back end?

Alan (19:36.467)
surprise.

Alan (19:48.733)
So there’s a number of factors before I actually take a look at even, you know, the finishes. A lot of people are going to think about that. They think about, the stone on your countertop or your cabinetry. You know, that’s how they think you’re envisioning it from the get-go. That’s, I don’t start there. I start with the neighborhood first, the home that’s on that lot, the lot size of the home. How is the bones of the home, first of all?

What does the home look like from a curb appeal standpoint? Yes, I can change it, but if it’s too close to the road, you know, does it have, there’s a couple of key features a home needs to have for me with what I want to do with it. So, you know, anything that’s close to, you know, a busy junction, I’m not going to touch because that’s going to scare off some buyers. I think that has a super small backyard. I think that has a road noise, maybe from a freeway, not touching those things, first of all. So then if I can find the property, it’s in a pretty good location, has some nice curb appeal.

or it has the vision that it can be changed slightly, a facelift I call it. And then I go from there and I take look inside of it. I’m like, OK, how is our layout? We have a home in a good neighborhood. I’ve got some nice homes around it. So this is, you know, not the nicest property on the street, but we can make it nicer than the rest on the street, if not as nice. So I take a look at that first and then I come in and take a look inside of it and see the layout. Layouts are very important. And a lot of people, you’re right, can’t envision

a layout and they’re like my god this house is just this isn’t going to work and so well we can make it work what do need to do you know you’re you have closets extra closet space in the hallway but that backs up to a small master bathroom well we can take out those closets and expand our bathroom because that’s important to people right the homeowners the people that’s paying the money hand over the check they’re going to want a couple of key things they want their master bedroom to be big decent size they all want walk-in closets

The wife loves a walk-in closet and they want their master bathroom to be large as well. It’s their space. That’s where they go to bed every night. That’s where they wake up in the morning and they like that to be larger than obviously the rest of the house. So where we can, we will always amplify or make that as big as we can without taking away from too much of the other home, of the rest of the home, sorry. We’ll also maybe put a slider with its own patio off the master. People love to have a slider and access to the backyard where possible in that. And we also like to make the common space.

Alan (22:14.055)
as well very good open so for example your kitchen living dining area if there’s older homes will have walls and you know different things because they are yeah very closed off so open plan is all is all in now and it makes the home feel bigger so we’ll remove them put in a beam where we can and open that up to have this this nice you know common area where you can host parties people like to host as well and you know do a nice large island there somewhere as well

Mike Hambright (22:23.234)
Right. We’re closed off.

Alan (22:43.925)
Well, you know, you have a lot of families that will be purchasing these homes. So when you’re cooking in the evening or prepping on your island station, people like to see their kids. They like to see their kids, whether they’re playing in the living room area or watching TV or whatever it is. And you’re just all in the one space. And the same when it comes to the backyard, if we can have, you know, a nice slider or a bifolding cantina door that opens up right, opens up a 10 foot one or eight foot, people can see their backyard. So here in San Diego,

it’s beautiful all the time. It creates that indoor outdoor living space and yet again a lot of families purchasing these homes so you’re going to have kids that’s running in and out from the backyard and their parents as well can see them from there and spend a lot you spend as much time outside as you do inside here in San Diego so that’s where we kind of get the vision inside to make that layout work.

And then when it comes down to the finishes, that’s kind of the easy part. You know, what looks beautiful, what really works. You know, it’s always good to jump on Pinterest and see what’s trending right now.

Mike Hambright (23:37.784)
Mm-hmm.

Alan (23:49.145)
know, piece it together, work with a good designer as well. I brought in a good designer on this one that I’m working on, the higher end property. And we come together with both of our visions and we merge them together and we come up with a beautiful product and you know, we piece it together.

Mike Hambright (24:08.162)
Yeah, that’s great. makes something I think the average real estate investor stays away from deals like that because they feel like they’re risky. But the truth is, is even for my business or any any real estate investor, like the average person thinks you’re doing risky things. I think the average real estate investor is like it’s all a calculated risk. Like I’m not, you know, they feel like it’s not that risky at all. Not that nobody ever loses money. But the truth is, mean, I’ve flipped hundreds of houses. I’ve only lost money on a few. They were calculated risks, right? I mean, so once you kind of know what you’re doing, I think whether it’s less

leveling up into your level or any level is, it’s more of a calculated risk and it’s really not that risky.

Alan (24:44.317)
Well, that’s it. And there’s no risk without reward, right? So if you want the reward, you gotta take the risk. Now, luckily for me, I’m the contractor, so I kind of, better myself, I back myself. I need to get this job done. I’m not relying on somebody else to show up. It’s my team showing up.

Mike Hambright (24:47.096)
Right.

Alan (25:01.169)
they have to show up. I’ve my team, I’ve had them for a long time, they’re an amazing team. And it’s not a case of I’m on the phone every day wondering why isn’t this done or why are we falling behind with that? So I guess that’s my advantage, but when it comes down to risk and reward, obviously the bigger risk you take, typically the bigger reward you get, right? That’s kind of how it goes. You’re not gonna take a big risk with a little upside. You kind of make, as you say, it’s a calculated risk. It’s all done on a calculator. If I do this and I execute on this, this should be

Mike Hambright (25:01.698)
Right.

Mike Hambright (25:24.322)
Yeah.

Alan (25:31.055)
being my outcome or if I’m fairly close well we’re still in a really good place if I if we you know end up getting more for the property well then that’s even better again and that happens sometimes you know that’s as much so and that’s even you know a better celebration then at the end so at the end of the day it’s if you back yourself you know and you’re the one showing up it’s down to you if you don’t

Mike Hambright (25:42.264)
Right. Yep.

Mike Hambright (25:57.058)
Yep, you don’t perform. Yeah, Yep.

Alan (25:58.631)
you don’t perform, you know, if you’re not doing it or whatever the case may be, that’s down to you. It’s like anything in life, building any business or working on anything. If you open a coffee shop and you’re not showing up or overlooking your staff, it’s not going to run, right? It’s, you know, so it’s all the same.

Mike Hambright (26:05.356)
Yeah, absolutely.

Mike Hambright (26:15.278)
Yeah, that’s great. That’s great. Go big or go home. So, Alan, if folks want to connect with you, I don’t know if we mentioned this, operate throughout the San Diego market. Yeah, so if folks want to connect with you in any way, whether they’re looking for a big remodel or they’re looking to work with you as an investor, where can they go?

Alan (26:23.763)
All of us in the Eagle County.

Alan (26:33.541)
Yeah, so I have a couple of areas to get in contact with me. I have my online website, CelticKitchensandFlooring.com. You can also find me on Instagram, which is CelticKitchensandFlooring as well. It’s my Instagram tag. And my emails will be on there and my phone numbers will be on there as well for my work phone number.

Mike Hambright (26:55.256)
We’ll put those links down in the show notes here for anybody that’s watching right now. yeah, man.

Alan (26:59.707)
Absolutely, reach out, we’d love to help anybody that wants to get a remodel done themselves personally for their own home or another investor that needs a contractor that’s experienced.

Mike Hambright (27:11.574)
or wants to bring you a deal, right?

Alan (27:13.523)
I always welcome a new deal. If somebody has a deal that they just cannot do, don’t want to do, or they’re a real estate agent and is happy to connect with somebody who wants to purchase, and we can purchase and close really quick within five to seven days, mostly cash. And yeah, if I say I’m going to purchase something, 99 % of the time I’ll purchase that property. So we’re good guys to work with. Thank you. Absolutely. Thank you, Mike. Always a pleasure.

Mike Hambright (27:15.214)
Yeah.

Mike Hambright (27:29.048)
Yeah, awesome.

Mike Hambright (27:36.418)
Yeah, awesome, Well, thanks for sharing with us today. Yeah.

And everybody, thanks for joining us today. think, you know, some of the message here is, is this idea of kind of going big. Like sometimes I think as entrepreneurs, we think too small or we’re confined by the way we’ve always done it. And there’s opportunities out there that are bigger for us. A lot of our markets and my market is one of those two in Dallas. I, I don’t know what the average price per square foot is. And obviously it differs a lot by market, but I know in markets like mine, and there’s a lot of markets like mine, Phoenix, Tampa, all these, the dollar per square foot has gone up significantly, which gives you some opportunity to

Alan (28:06.93)
Yes.

Mike Hambright (28:12.304)
you know, add on or take big bets on yourself more so than we had in these markets in the past. They’re becoming more like the, I don’t want say more like the coastal markets, but the higher dollar per square foot opens up opportunities for you to kind of get creative and add value. So make sure you’re checking out all those opportunities and make sure you get to know Alan a little bit better too. Go check him out on social media. He’s doing some really amazing things. So Alan, thanks again for joining us today. Yep. And everybody we’ll see you the next show. Take care.

Alan (28:36.551)
Thank you, Mike, I appreciate it. I’ll see you soon. Thank you, bye bye.