Real Estate Investing With AI: How to Spot Markets Before Everyone Else

Buddy Rushing (00:00)
What about real estate around Austin? What about real estate around? How many people is it going to take to build this gargantuan fab? A lot. They’re going to need to live somewhere. They’re going to get paid well. So what if you buy real estate around and rent it out for the next five years to the people that are building TeraFab? There you go.

Dylan Silver (00:03)
Yeah.

Yeah, yeah.

Buddy Rushing (00:19)
That’s for free for your audience.

Dylan Silver (01:53)
Hey folks, welcome back to the show. Today’s guest, Buddy Rushing, is a Marine veteran, real estate investor, and founder of White Feather Investments and White Feather AI. He focuses on helping entrepreneurs, veterans, and first responders build real financial freedom through real estate, AI, and disciplined execution. His approach is straightforward. Build systems, stay consistent, and create long-term income. His mission is to help people create generational impact by giving them the tools, mindset, and network to actually win.

Thanks for taking the time today, buddy.

Buddy Rushing (02:25)
Absolutely, my pleasure. Good intro. That was nice and concise.

Dylan Silver (02:28)
Now, we talk, yeah,

when we talk about AI, everyone seems to be talking about it, but implementing it can be overwhelming. We were talking in the green room a lot of times, especially if people don’t come from a tech background and they’re relationally driven as a real estate operator, investor, agent. They’re just not sure what the first step to take is. What advice would you have for those folks?

Buddy Rushing (02:54)
I mean, we don’t, let me frame it by saying this. For people that think you need to be technical, understand something. The most underemployed cohort in America right now is recent college graduates. Recent college graduates are taking longer to get jobs than any other single demographic of people. There was a recent study that was put out that computer science majors,

have an 18 % job placement rate as opposed to an 80 % job placement rate two years ago. 18%. So what is happening is that your entry level technical people are being completely outsourced to AI. And so one, there’s implications for that for college students and we can talk about that and I’m happy to. And the four year college system just in general. But the…

The takeaway from that is that you don’t need to be technical. You were just saying before that, you you can vibe code your way and the AI can actually debug things for you and you don’t need, I am not a technical guy. I learned what an API call was from my AI. Didn’t even know what it was.

I have built websites, I’ve built businesses, I’ve built structure and dashboards and firewalls and cloud flare tunnels and all of this stuff. I didn’t even know what any of that stuff meant when I was doing it. It didn’t need to. You don’t like, I’m not a technical guy. There are places for the highly technical people, but there’s fewer of them than ever before because now they can manage teams of AI agents. So for those of you that, okay.

Dylan Silver (04:31)
And one of the things too that I

think gets lost in this conversation is the barriers to knowledge are fewer and fewer. I mean, you mentioned not having a technical background, but having built so much. If you get stuck, it’s not like you have to search down some forum or find someone who may have lots of certifications and experience. You can interact to educate and self-educate yourself while you’re trying to build something for your business.

Buddy Rushing (05:48)
In my opinion, it is the best form of education that exists because experiential learning has long since been proven to be the best way to learn, meaning you learn by doing. And before, you would never be able to do that, but now you have an agent that can do it, help you with it. And so to answer the question, if you have no idea even what a frontier lab or a large language model is, and you’re like, what are you talking about? I’ve heard of chat GPT, that’s it. And I’ve played around with it a little bit.

Don’t worry. You’re in the group of probably 80 % of the people that are out there. Like there’s the average person is not the average person will tell you they’re using AI but what they mean is they’re using chat GPT to ask questions like instead of Google like that. That’s that’s what they mean most of them and and that’s totally fine. What I would recommend is that you start asking deeper and more inquisitive questions any question that you have. Let’s start with this.

Dylan Silver (06:35)
Yeah.

Buddy Rushing (06:47)
open up your chat GPT browser and say, how do I best use AI? And then see what it says. And then when it says, you could use it for this and this and this, be like, well, I’m not interested in those things. I’m a 18 year old freshman in college. I don’t know anything. I don’t know what I want to do when I grow up. I don’t have a job. I don’t have any skills. This is by the way, me, I’m describing myself when I was an 18 year old. What do I do? How do I use AI?

and just start talking to it. And it will, promise you, the conversation will be rewarding and you’ll come out on the other end more informed.

Dylan Silver (07:22)
One of the things we were talking about in the green room, which I hadn’t heard anyone in AI or outside of AI talk about is you can keep yourself essentially focused, locked in, a positive ⁓ feedback loop when you’re trying to do something challenging, whether that’s writing a book, whether that’s building a website, whether that’s prospecting and diving into a CRM. Can we talk about that a little?

Buddy Rushing (07:50)
Yeah, one of the biggest, you’ll have to excuse me, have like a cough. One of the biggest differences that AI, especially agentic AI, which we can talk about later, but one of the biggest differences that it offers is, in my mind, the ability to truly enjoy

what it is that you’re doing in the process. Okay, so in the previous, like before Google, if you wanted to know something, you would ask your dad or you would go to the local library and you’d search and you’d find a book on the subject. You’d read the book on the subject and then you’d learn something, which is fine, but it’s really slow. And a lot of times that barrier to entry is too high for the average person because it’s boring, right? And it takes a long time or whatever. Then along comes Google and it changed the way that we access information. But

If you’re trying to really dive deep into a topic and really have, you know, a rich discourse, you can’t do that with Google. It returns pages and mostly their ads and, know, and then you dive into this and then it’s clickbait and then all this other stuff, right? So where do we get that? Well, we would get that from humans. So Dylan and I would have a conversation and Dylan would have this knowledge that I don’t have and I’d have this knowledge he doesn’t have and we would enjoy the conversation.

Now fast forward to AI, and if you train it and prompt it properly, you can have the richest, most intellectually satisfying conversations you’ve ever had in your life. I’ll give you an example of this. I was like, you know, of all of the things that AI can answer for us, there’s one question throughout the history of humanity that everyone’s been asking and…

in many, many ways is the most important question of any you could ask in the history of humanity. And that is, of course, why are we here? ⁓ And I was like, well, if any, let’s see what AI says. And Dylan, here’s the premise I started from. I said, OK.

I want you to optimize this conversation for probabilistic truth, meaning no one actually knows why we’re here definitively a hundred percent. No one does. So I want to get to what is the most probable truth. What based off of statistics and probability take all world religions into account. Take all ⁓ viewpoints, worldviews, agnosticism, atheism, like whatever, right?

Take all philosophers throughout history into account and what they’ve said. And then take all books that have ever been written from the Quran to Bible to whatever, right? To self-help books, to Tony Robbins, to like everything, anything throughout history that you can find online that is pointed toward trying to answer the question of why we’re here. Synthesize it together and then let’s have a conversation and give me what is most probably true, right?

Dylan Silver (11:23)
Yeah.

Buddy Rushing (11:32)
And I’m not going to spoil it for you guys, but I had a three hour conversation based off that premise to talk about. Okay, so why are there so many different religions in the world that say different things? Boom, boom, boom, boom, boom. Very intellectually satisfying answer. my God, such a good answer, right? Okay, then what happens when we die? What’s most likely to happen when you die? Boom, boom, boom, boom, Super satisfying. And it was a three hour conversation, so I’m not going to go into it here.

But it was unbelievably satisfying. And I have, I personally, just as an educated person, have long since asked many, humans the answer to these questions and have always felt myself not fully satisfied with the answer. And I’ve asked tons of different humans, right? And so for the first time in my life, AI,

specially trained and prompted AI has given me a more intellectually satisfying response to that massive question than I’ve ever had before. Isn’t that wild?

Dylan Silver (12:33)
Wow.

You know, as I’m listening to this, what strikes me is that

people can get specific information. You could ask it a question, hey, where can I find the best place to invest in real estate in the sunbelt based on market rents and appreciation over a three to five year period. But then you could also effectively have it train you to think differently. You’re asking broad, even a theological question, why are we here? And,

enabling you to have an open mind and engage in like a multi-hour dialogue. Now I can imagine applying that to so many things and as a realtor I’m thinking about like, okay, let’s take a look at everything that I’m doing in my business. How can I be overall more productive overall, you know, maybe doing some things that are moving the needle. Not everyone is doing it and

effectively have it triage everything that I’m doing rather than just asking it specific pointed questions.

Buddy Rushing (13:49)
For sure. the practical applications are virtually endless. I was having a conversation with Maverick, my AI, like eight months ago. And I was like, so I have this real estate investment business and we help veterans and first responders and their families build financial freedom. But I’m crazy about AI. AI is changing the world. Where’s the intersection of real estate and AI? And he was like, well, you should probably look at where they’re building infrastructure projects to support AI.

Dylan Silver (14:14)
Yeah.

Buddy Rushing (14:19)
You know what the largest infrastructure project of that time to support AI is?

the Hyperion data center that Metta was building in North Louisiana. So I looked at that and I said, okay, it’s a four million square foot data center, a $30 billion construction project in an area where the median household income is $53,000, where the median home price is 170,000. Median home price in America is 430,000. So that means that even if the real estate in that area doubles in value because of this data center, it still isn’t at the average or the median home price in

which means it’s got way room to grow. So what do we do? Why don’t we go in there and we buy houses, rent them out to the people that are building the data center,

Dylan Silver (14:56)
Hmm.

Buddy Rushing (15:44)
and hold them while the path of progress grows around them. And so six months later, we own 20 properties, we’re renting them out, they’re cash flowing anywhere from 8 to 25 percent cash on cash return, and they’re appreciating like crazy. And we’re on track to buy a hundred this year.

So that’s an example of a path of progress play. And by the way, there in Texas, did you see that Elon announced the Tera Fab? And do know where the Tera Fab’s going? Austin, Austin, Texas. So the Tera Fab is his answer to the chip shortage in the world. So just very briefly, and this is really important to understand this logistics chain. From the top level,

Dylan Silver (16:09)
Yeah.

How not? have to go look this up now. Yeah.

Buddy Rushing (16:30)
The president of United States has said that it is a national security imperative to beat China to artificial general intelligence, which means that our AI race is something we have to win. Okay. So what, what that means from a practical perspective is your

legal hurdles, your legislation, any of that kind of stuff from the top down is not going to be impinged. It’s going to be actually removed, right? Red tape and legislation can be removed. So it’s gonna be easier for these frontier labs like Google and Metta and companies like that to build the infrastructure. That’s huge because if the government is restricting, it’s like flying cars. The reason we don’t have flying cars everywhere right now is not because of the technology.

It’s because of the FAA, right? And so, and I’m not saying it’s a bad thing. I’m just saying it is, it exists. So now you’ve got the president saying, you know, ⁓ all bets are off. We got to beat China at AGI. So then you’ve got these frontier labs that have pledged over a trillion dollars of infrastructure development in the next year to build these data centers.

The data centers rely on chips. That’s why Nvidia is a $5 trillion company because they make the chips, the GPUs that the data centers run on, which supports the AI. 70 % of the world’s chips are made by a company called TSMC, Taiwan Superconductor Manufacturing Company, Taiwan. So this 70 % of the world’s chips, which the AI depends on, comes out of Taiwan. Do you know of Taiwan’s history with China?

Dylan Silver (18:07)
Yeah, I mean, right now they’re, yeah.

Buddy Rushing (18:08)
Most people do.

Yeah, China has wanted Taiwan back into the homeland for a century. It’s considered the massive shame and China, if China were to forcibly take Taiwan and take over TSMC, they would throttle the world’s ability to get chips and effectively secure a win in the AI arms race. Now there would be backlash.

Dylan Silver (18:14)
Right.

Buddy Rushing (18:33)
There would be, it would probably be a World War III scenario. So China doesn’t want to do that, but they could. So Elon Musk, back to the Tera Fab, is building, he announced plans to build a fabrication company, it’s called a Fab, a fabrication building, ⁓ to create five times the amount of chips that are produced right now in the world, over the course of the next five years. So.

Other than the geopolitical and strategic ramifications of that, which are interesting but probably not for real estate investors to care about too much.

What about real estate around Austin? What about real estate around? How many people is it going to take to build this gargantuan fab? A lot. They’re going to need to live somewhere. They’re going to get paid well. So what if you buy real estate around and rent it out for the next five years to the people that are building TeraFab? There you go.

Dylan Silver (19:11)
Yeah.

Yeah, yeah.

Buddy Rushing (19:27)
That’s for free for your audience.

Dylan Silver (19:29)
That’s a trend that I think we’re seeing more of. But there’s also some level of how much do I need to know about AI in order to invest in these areas. But I think if you just look at it at the perspective of jobs, there’s going to be people needed in order to build these, just like they needed with the Gigafactory, just like you mentioned at the place in Louisiana. You’re going to have net migration positively into these areas, whether you understand what’s going on with AI or not.

you can look at that and say, that’s a win for me as an investor.

Buddy Rushing (20:02)
Yeah, exactly. 100%. Yeah. Me, I know a lot of the ancillary geopolitical stuff and everything like that, just because it’s interesting to me. I don’t need to know it. You can say, it’s going to take 8,000 people, three years, to build this data center.

The population in Wachita Parish is, or in Richland Parish is 18,000 people, which means that there’s gonna be an increase of roughly 50 % of the population for three years. Where are they gonna stay?

Dylan Silver (20:33)
50%. Yeah.

Buddy Rushing (20:37)
So they’re going to eat, they’re going to go out to dinner, they’re going to buy clothes at the local store, they’re going to drive, they’re going to use the local auto shops. Basic stuff. You pump in a 50 % population increase in what happens in the area. Economic growth. Rents go up, home prices go up. And so that’s all you need to really understand.

Dylan Silver (20:57)
That’s right.

In order

to make the next move. And I think especially when folks are looking at, where do I invest? Where do I get started? You know, I’m hearing so many different things. Do I get started as a lender? Do I do fix and flip? You do I buy and hold short term rentals buying near data centers or buying near areas where ⁓ artificial intelligence and tech are merging? You know, chip production. This could be another huge area for people to look into. We are coming up on time here.

buddy, any new projects that you’re working on, and then as well, what’s the best way for folks to reach out to you?

Buddy Rushing (21:40)
⁓ Yeah, I mean there’s new, it’s every day. The biggest one we’re doing right now is integrating OpenClaw across all of our top people. mean it’s, there’s, Jensen Wang actually said it best, the CEO of NVIDIA, he was like, OpenClaw is the most important software that humanity has ever developed.

So it is it was released five weeks ago. Most people have never heard of it and those that are using it ⁓ Revolutionizing it so think of chatGPT like the smartest assistant that you’ve ever had But sleeps at his desk until you ask him to do something, right?

You ask it a question, it wakes up, gives you the most brilliant answer you’ve ever seen, and it goes back to sleep. Now imagine that that assistant is now awake, alive, proactively crawling through your business, proactively working, can code, can design websites, can ⁓ search through your email inbox and tell you what emails you need to respond to, can have its own email address and speak back and forth to your customers. Really, guy’s the limit. But…

Open Claw is also potentially very dangerous because it is that powerful. And so, and there’s also potentially some security concerns that you have to deal with. So I say all that to say, I want to say publicly, I would not recommend the average person just go download Open Claw and just go to town because there are security issues and there are ⁓ some dangers with it. Have somebody help you do it.

Right? Because if you do it correctly, you’ve got a Ferrari. If you don’t do it correctly, you know, it could be really dangerous. But that’s what we’re doing. And that’s where integrating OpenClaw across a lot of our businesses. ⁓

Shoot man, we’ve got the skool community, White Feather AI skool community. ⁓ So you heard of Alex Hormozi’s skool S-K-O-O-L. So on that skool community, if you look at White Feather AI, ⁓ you’ll see that we have a community that’s, I mean, it’s for everybody. If somebody is like, I don’t even know how to use ChatGPT. We’ve got a seven day little sprint, 10 minutes a day. You just watch little videos and it’ll teach you how to prompt and how to set your LLM up and everything. And then we’ve got all the way up to the VIP tier, which is like a mastermind.

Dylan Silver (23:32)
Yeah.

Buddy Rushing (23:55)
So that’s honestly that’s a great place for people to start is because it doesn’t matter if you’ve never even opened chatGPT before. You could start from just pure scratch.

Dylan Silver (24:07)
Buddy, thank you so much for joining us today. Thanks for your time.