Wrap Your Way to Your Freedom Number

John Harcar (00:01.179)
Hey guys, welcome back to the show. I’m John Harcar, your host. I’m here with Peymon Hashimoto. Today we’re going to talk about creative financing and getting into deals with zero or really little out of your pocket. Guys, like the investor feel, we help real estate investors, service providers, and real estate entrepreneurs to 2 to 5X their business by helping them build businesses they’ve always wanted to build that helps them live lives they’ve always wanted to live. So Peyman, welcome to the show.

Peymon Hashimoto (00:28.814)
Thanks man, glad to be here.

John Harcar (00:29.817)
Well, good, good. After our talk a little bit earlier, I’m excited to dive a little bit more into the subject or the subject to the creative financing. That’s always a structure that I’ve liked to go through. And before we do all that, you know, a lot of our folks, you may not, might not know you. So tell them a little bit about yourself and, know, how you got here.

Peymon Hashimoto (00:51.318)
Yeah, I’ll try to make it fast. But I used to be a personal banker at Washington Mutual in 2010. My personal banker friend was going through a short sale. I bought his house. It was a $90,000 condo in California. That’s how I stepped into real estate in 2010. I sold that house for $249. So you can imagine the profit there. And then from there, I was just a long-term investor. I was doing the classic

Pre-approval, 20 % down, find an agent, make an offer, long-term rental, be a landlord. And I just quickly found out that is not truly passive income. All I’m doing is fielding calls on the first, excuses of why rent’s not paid, or just the property manager who just parrots back what the problem is. I’m like, why are they taking 10 %? And I kept trying to save money to get another set of problems.

John Harcar (01:26.875)
Mm-hmm.

John Harcar (01:32.571)
Right.

John Harcar (01:39.579)
Mm-hmm

Peymon Hashimoto (01:46.166)
And I’m just like, this hurts. And everyone’s like, just get past 10 doors, 20 doors. It’ll be better. And then I discovered creative finance.

John Harcar (01:55.247)
There you go. So traditionally, so you got back, you got into the game not too long after the market took a crash, took a dive. And you got into it, just you started with just traditional financing rentals. How did you find out about creative finance?

Peymon Hashimoto (02:09.71)
That’s right. Classic. Yeah.

Peymon Hashimoto (02:15.478)
Yeah, so as I’m struggling, I’m grinding and trying to come up with the next down payment, I developed a list of investors that I email and I say, hey, I found a new rental deal. I think it’s going to get 10 % cash on cash return, which in those days, and again, I don’t know if these days, I don’t do traditional anymore, but sounds great. Someone told me no. And I asked, well, normally, you know, just hear no and you got a couple of yeses and you run with the yeses.

John Harcar (02:32.539)
You

Peymon Hashimoto (02:44.238)
This time I asked why not and that was the best note of my life so far. And then he just described to me creative finance. He’s like, wait, he kept asking me. I, I gave you 20 K you put in 20 K we have 40 K down payment. So 10 % cash on cash return means what in 10 years or so we returned back to normal. I get all my capital back. I’m like, yeah, but listen, there’s appreciation depreciation. There’s all this other stuff. You know, it’s not just about the cash.

He was like, yeah, no, thank you. What are you doing? Why? Why? Is there something you’re doing better? Is there another deal I’m not aware of? So I try to ask more questions. And he just told me about subject to wraps. He gets all his money back within three months or less. And he makes passive income. And there’s no property manager, no repairs. And there’s an equity lock portion. I’m like, wait, so you’re making money now and monthly and later?

John Harcar (03:22.103)
Mm-hmm, sure.

Peymon Hashimoto (03:42.548)
what’s the downside? What’s the catch? Yeah, yeah. I’m like, wait, wait, wait. Normally you have to take a hit like, okay, so don’t make money now, but you’re make money passively, right? Which is the long-term rental and it’s not really truly passive. So anyways, that’s exactly the way I got in.

John Harcar (03:45.455)
Yeah.

John Harcar (03:50.722)
Mm-hmm.

John Harcar (03:57.307)
Now, when you started to do these type of deals, how did you know how to structure them? I mean, did you, did this gentleman teach you at all or did, how did that all come about?

Peymon Hashimoto (04:08.01)
Yeah, literally he name drops something subject to pace morby Go look it up. I just needed to hear what he meant in the concepts and then I started researching Again, I think everyone has that period where they find something new. They watch a whole bunch of youtube videos And then that’s the point is their action taken or that was just a cool educational binge

John Harcar (04:18.223)
Mm-hmm.

Peymon Hashimoto (04:34.198)
And I’m done or I have option paralysis where it’s like, okay, that’s cool. But then this new hot thing, and then I don’t know what I’m going to do. So I watched all the videos. came back to him. I was like, I don’t, is this real? What do you mean? No credit. No. What do mean? I don’t get pre-approved. Like I don’t understand how it works. And he’s like, I have a closing on Friday. Do you want to come and see? And I’m like, well, sure. But what are we experiencing? He’s like, well, you’ll come to the title company and you’ll see the closing.

John Harcar (04:34.553)
Right.

John Harcar (05:02.073)
Right.

Peymon Hashimoto (05:02.43)
I’ve done traditional docs before so I went there and I was like dude this stack of paper is like crazy little than what I’m used to. He’s like yeah so I’m about to go into another deal and I’m like how about this I’ll pay for the other deal I’ll pay for it and just give me my money back I don’t want to return just walk me through what do you mean no credit and he showed me the documents I was a fly on the wall saw the whole process and I was like okay yeah yeah let’s let’s start doing this for real this this can’t be

John Harcar (05:08.379)
Right.

John Harcar (05:16.645)
Mm-hmm.

John Harcar (05:28.483)
Yeah.

Peymon Hashimoto (05:30.988)
This is a cheat code. What do you mean? No agents, no commissions, no banks, no what? What are you talking about?

John Harcar (05:38.659)
Yeah, and you got fortunate to have someone walk you through it live and in person too. And that’s probably huge. But yeah, mean, a lot of people, when you think about it, the whole skeleton of it, you’re like, this, how does, really? That can’t work that way. It can’t be that easy.

Peymon Hashimoto (05:53.198)
Yeah, you know, and it kind of rhymes with to go on a tangent. mean, like, you know, I think you always feel like when you’re an investor, you’re coming up like, the rich know something you don’t know, or they’re just, you know, you don’t know or behind the curtain or whatever. And this really felt like that moment where I’m like, wow, knowledge is like, there is no but there’s no con. Like, I just tell people like, this is what I do. I don’t even know what my credit score is.

John Harcar (06:08.517)
Mm-mm.

Peymon Hashimoto (06:22.254)
Like in the last three years, I haven’t had to use my credit ever. And so it’s like, what do you mean? And I’m like, I’m buying houses all the time. Oh, must be, oh dude, it’s so tough right now. Like, what are you getting? Like seven, 8%, are you buying down your rate? What are you doing? What do you mean buying down? I’m getting like two, three, 4 % mortgages. What do you mean two, 3 % mortgages? Oh, I’m not only just buying them two, three, 4%, but I’m jumping in at year five or year six. Wait, what? And know, it’s like, it gets even better and better. It’s like.

John Harcar (06:22.575)
Yeah.

John Harcar (06:37.423)
Mm-mm.

John Harcar (06:47.299)
Yeah, early.

Peymon Hashimoto (06:51.648)
I can close in seven days. There’s no, I don’t ask my master as I put it, the banks, I don’t have a master looking over me like, the inspection didn’t come right. You didn’t do this. All the shackles are off.

John Harcar (06:57.263)
Yeah. When can I close?

Yeah. Yeah. And I think you mentioned earlier, I think the one thing that you did that a lot of people don’t is, you know, they get the information, they get the thing and they don’t do anything with it. They don’t put forth that effort. And they make those comments like, wow, it must be nice. It’s not hard. As long as you do it and be consistent at it, you’re going to succeed.

Peymon Hashimoto (07:28.864)
Yeah, I mean, yeah, that is right. And sure, there might be things that you try and do the same things and they don’t turn out well, but at least you’re trying something different. And I think I think it’s an Einstein quote, but you’re doing the same thing. And you think something’s going to change. Isn’t that the definition of stupidity or whatever it is? Insanity.

John Harcar (07:45.531)
No, definition of insanity. The same thing over and over again expecting a different result.

Peymon Hashimoto (07:51.406)
And I was like, oh, here I am saving up for the next down payment for the next rental. And I just keep doing this and suddenly at number 10 or 20, you’re telling me things are going to change. Like, why would they? They’re not great now. And all I’m doing is adding to it. And so what’s the worst that happens? I try something new, I get burned. Okay. But, or the other side is I figure out something totally new.

John Harcar (08:02.329)
Right.

John Harcar (08:10.928)
Yeah.

John Harcar (08:14.82)
and you run with it like you have. you can’t really complain on that. So what does your team look like? Are you a one man show? Do you have people doing all the stuff in the background for you?

Peymon Hashimoto (08:25.762)
Yeah, that’s an interesting thing. kind of, so I have some DAs that do just general Facebook scraping, which is just going through Facebook, looking through deals, putting it in my spreadsheet. So little things like that, but I’m big on partnerships and I, as a rule of thumb, I never try to own anything 100%. I try not to like if a deal comes to me direct from seller and I have a chance to like buy it myself and seller finance.

John Harcar (08:45.029)
Go.

Peymon Hashimoto (08:54.666)
subject to wraps, wrap being a seller finance wraparound mortgage do the whole thing myself. I try not to I’m like, okay, wait, wait, wait, who has a better connection to sell the wrap better than me? Or how can I include somebody else? I’m always looking to like, always. So my team is just a team of a network of partners that I have that we’ve already worked together that I’m like, Yep, I know he’s better at that than me. She’s better at that than me.

John Harcar (09:19.8)
Uh-huh.

Peymon Hashimoto (09:23.64)
How do I fit this puzzle to get as many pieces as possible?

John Harcar (09:27.671)
Well, that’s the abundant mindset that a lot of people don’t have because first thought is what? Why give up half of my stuff? And I had that same approach when I went to a virtual market. It’s like, go and beat my head over against the wall to find those buyers when I just go find someone in that market that has those and make my life easier? And you’re doing kind of the same thing. And that’s an awesome way to go.

Peymon Hashimoto (09:32.43)
Mine. I want it all. Yeah, that’s right. That’s right.

John Harcar (09:55.067)
Talk to me about some of your success stories. Like, you how did this change your life? How did it make things easier? What did this whole structure or new process do for you?

Peymon Hashimoto (10:05.774)
Yeah, so it’s like a total different relationship with like rentals and buying a new property. Whereas before it was like, okay, I get to save up, save up, don’t spend that money. Looks nice in your bank account. Down payment. okay, all the money’s gone. But at least you had another rental. But then I have another set of problems. Another person that has an excuse. Now it’s I buy the property.

John Harcar (10:22.363)
Mmm.

Yeah.

Peymon Hashimoto (10:33.076)
inside of three months I get all my capital back plus profit. That’s already good. On top of that, I collect a mortgage check, not a rental check. So there is no capex, no maintenance, no property management, just direct deposit. So now it’s purely, now I can really count on, whereas before I was like, I hit 4,000 passive. It’s not really. You have 10 rentals.

John Harcar (10:44.854)
Peymon Hashimoto (11:01.334)
Law of averages, someone’s gonna be late, someone’s not gonna pay rent. It never hits the exact number that you’re predicting. Now, it’s always hitting that number. And when someone’s late or doesn’t pay, I get excited. It’s a new relationship with late. Now I’m like, ooh, are we foreclosing? Are we taking the property back? Because that’s amazing. They already put 40K down payment, 30K. And when you do it again, now it’s all profit. Now your down payment has no cost.

John Harcar (11:04.717)
Right? No.

Bye.

John Harcar (11:20.695)
huh.

and then you just do it all over again.

Peymon Hashimoto (11:30.976)
Right? Because you already paid back the cost of acquisition. So it can only get better. And so for me, I’m just planting these seeds that can pop. The worst case for me is they sell and I get my equity portion. So if I buy it subject to and the loan is 200K just for easy numbers, and then I sell or finance rapid to somebody after their down payment, let’s say they owe me 240. The difference is 40K.

John Harcar (11:36.898)
Uh-huh.

Peymon Hashimoto (12:00.738)
And that’s just sitting there. If they decide to sell in seven years or whatever, then I get another 40K check. That’s the worst case.

John Harcar (12:02.518)
John Harcar (12:11.461)
have you had a loan called on you?

Peymon Hashimoto (12:14.824)
do on sale clause. No, I am very paranoid about that. So I have read and talked to people that have, and it seems like every story. yeah, I forgot the insurance. Yeah, I didn’t set that up right. I didn’t do this, something. So I’m always like checklist of stuff to like how to handle it, how to prevent it. Yeah.

John Harcar (12:16.079)
Yeah, no.

John Harcar (12:37.519)
Well, let’s talk about that for a minute, because I think that’s a big thing, is when a lot of people, and I know with my experience of when I got into it thinking about, what if that loan’s called, then I might be screwed. So maybe share some of the stuff that you’ve done or steps you take that help.

Peymon Hashimoto (12:54.388)
Yeah, I would say first you have to understand once you understand the separation of ownership and debt because that’s what sub two does. You’re like, what do mean you take ownership? Doesn’t the bank like get crazy? The analogy is when you go buy groceries with your Chase credit card, who owns the groceries you do because you have the receipt that you bought it. It doesn’t matter what the debt is. That doesn’t mean ownership. Then you start realizing the bank is in the game of performing notes.

not in the game of owning real estate. They don’t want to foreclose and resell. They are in, want to lend money and have performing debt. So once you understand that, they’re happy when the debt’s paid. And then you understand they just want their debt properly insured. So when you buy a property, for example, John is the one who bought the property and is the guarantor on the loan. When I do a sub two, I separate that. I own it.

John Harcar (13:34.693)
Yep.

Peymon Hashimoto (13:54.774)
John is still the guarantor and holds the debt on the property. Okay, now if I do insurance and have John’s name removed and just mine, that’s gonna trigger a red flag to the bank. We loaned John the money. John’s not on the insurance. What if there’s a total loss? Who am I cutting the check to? You gotta make sure John is still an insured name on that policy.

John Harcar (13:58.693)
Go

John Harcar (14:22.587)
you

Peymon Hashimoto (14:23.074)
They won’t be weird if it says John and Paimon. Who cares? As long as John’s name’s on there, so you just gotta know what they’re looking for and they’re just trying to protect their downside, as long as you hit those marks, you’re good to go.

John Harcar (14:28.848)
Right.

John Harcar (14:36.635)
Do you leave a policy in their name and create a secondary one with both your names? Or do you? There’s two pol- or two policies. Okay, yeah, yeah. Yep.

Peymon Hashimoto (14:41.236)
No, so the biggest trigger is no insurance or two policies. That’s right. Or incorrect insurance. So only one, not two, and definitely not zero. And so there’s a bit of coordination with the seller there. Just kind of like, hey, okay, I just sent in the new policy to you, Chase. Go ahead and cancel your insurance. Right? And you want to communicate because sometimes if you’re just quiet, they’ll be like, okay, great. I canceled my insurance. You’re like, what?

John Harcar (14:52.591)
Yeah

John Harcar (14:58.265)
Okay.

John Harcar (15:04.293)
Okay.

Peymon Hashimoto (15:10.818)
I didn’t tell you to do that. Why’d you do that? You know, so yeah.

John Harcar (15:12.053)
Mm-hmm. Yeah You got to be very you got to be very communicate communicative with with what your seller when you’re working and that type of stuff So there’s that part. What else what else can can help that? Not being called or the just are those really the two main things

Peymon Hashimoto (15:28.926)
And payment. another tip and trick is in a sub two wrap, for most people, maybe you draw it out as good, I’ll use my hands or whatever, but you have the sub two and normal people hire a servicing company to handle the payment from the wrap buyer. So the person that you sell it to again, pays their money to the title company. That title company distributes the mortgage check and to you.

John Harcar (15:49.868)
Mm-hmm.

John Harcar (15:57.947)
Cool.

Peymon Hashimoto (15:58.082)
That is, I figured out the incorrect way of doing it because if that mortgage underlying debt increases by $40, taxes and insurance go up, whatever, they don’t know that. They’re still cutting the same check. I set it up so that I’m auto paying the sub two mortgage in their portal. That’s exactly right. So I asked for the login, whatever. I set up auto pay so that way, no matter what increases craziness happens,

John Harcar (16:10.137)
Yeah.

John Harcar (16:17.303)
in their portal? Are you using like their in their portal? Okay. Yeah, that’s I’ve done that before. Yeah.

Peymon Hashimoto (16:28.194)
That underlying mortgage is taken care of. And then I just have the servicing company, hey, servicing company, it’s super easy. Just accept payment from them and pay me all of it. That’s it. That’s it. What do you mean? Do we have to cut a check to like the mortgage and then the profit check? No, no, no, don’t do all that. Please don’t. Just do this, please. That’s it.

John Harcar (16:31.483)
awesome.

John Harcar (16:37.051)
Mm.

Easy. Easy peasy.

John Harcar (16:48.023)
Yeah, and that’s always the way I’ve always thought to do it is through their portal, but it makes sense. Some people do it different ways. How many total deals have you done? You’ve been doing this for, I mean, if we said, what, 2009? Something about there, 2010?

Peymon Hashimoto (17:05.518)
Yeah, so traditionally, I’ve been starting since 2010. Creatively, I’ve been doing deals for like two, three years. I’m on deal 16, 17 now. Yep.

John Harcar (17:12.695)
Okay.

Okay. What’s your average deal size if you don’t mind sharing?

Peymon Hashimoto (17:22.398)
So what are we measuring in? we doing like mortgage total value?

John Harcar (17:25.879)
that’s right, because you’re not wholesaling. So I guess that’s really not a number that’s easy to come up to because they’re all so different.

Peymon Hashimoto (17:35.342)
So I hold about 4.2 million in mortgage debt. Typically when I take it over sub two and then I wrap it, I’m making anywhere from two to 12,000 big spread there on down payment profit. That’s the difference between cost of acquisition. We call it entry fee. Wholesalers know this when they’re wholesaling their sub twos. And then that’s the difference between that entry fee and that down payment.

John Harcar (17:39.213)
Awesome.

John Harcar (17:55.245)
Mm-hmm.

Peymon Hashimoto (18:04.234)
seller finance deal. anywhere from there. And monthly payments, man, they can range from like $100 to even $1,200 passive.

So yeah, it’s all over kind of the place.

John Harcar (18:15.515)
And I know we talked about this beforehand, what’s kind of like one of the crazier situations that you’ve run across when you were trying to put a deal together and get something to the finish line?

Peymon Hashimoto (18:27.456)
Yeah, so a thing to know about creative finance or even seller finance when you come from the traditional world, you can name any term you want. Anything. You have to buy me a new car every year. It doesn’t matter how crazy it is. It’s good. You anything you can go right. So crazy story is there’s a deal we’re trying to buy subject to the owner. They have power of attorney over their son. Their son is living in the house.

They just ask, can you relocate? Can you just find a new home? And typically when you’re negotiating this, cause it didn’t come from a wholesaler. So I’m direct to seller negotiating. You’re typically like, you know, you don’t want to just lead with like, okay, does that mean buy you a new house? Like you don’t want to just put that out there and offer it, right? Like, that what you mean? Cause typically people want to sell to buy a new house, but you don’t want to assume, right? And so I’m just like, great. So what does that mean? Can you kind of walk me through what that means? Like,

John Harcar (19:06.808)
Okay

John Harcar (19:13.787)
Right.

Peymon Hashimoto (19:26.094)
transition of finding a new place to live. They’re like, yeah, so like if you’re looking for rentals, I’m like, looking for rentals, great. So we’re not talking about that much money for a down payment for another house, tick mark. So I’m just going through it, going through it. And it sounded too easy to be true. All they wanted in the end was just find my son a new place to live. We’re not talking about put a security deposit down. We’re not talking about pay the first three months of rent. We’re not talking about a buy a new house. I was like, this is slam dunk.

John Harcar (19:46.605)
Easy.

John Harcar (19:55.035)
you

Peymon Hashimoto (19:55.362)
Why? do they need me to do that? And like, maybe power of attorney. Maybe the son is like disabled or something. I don’t know. Right. I don’t know. So I’m doing the walkthrough. I meet the son. He’s a little bit socially awkward. I didn’t think it was weird, but he was kind of weird, but whatever. And then later when we’re applying, I figure out, he’s an ex felon and on the sex offender list. And I’m like, and also

John Harcar (20:01.782)
The spectrum somewhere, yeah.

John Harcar (20:20.144)
jeez. That’s why.

Peymon Hashimoto (20:24.494)
Also, it makes me realize like in real estate, dude, you can meet anyone, be in the house with anybody, you’re touring the house, you don’t even know who, what is gonna happen. In my mind, I was thinking like, dude, if I was a female, all by myself, you know, you don’t know who you’re with. That was like the craziest, I guess, one of the craziest where you’re just, whoa, right, now I see why it’s hard. Yeah.

John Harcar (20:33.879)
This is true.

John Harcar (20:42.734)
Mm-hmm.

John Harcar (20:46.415)
That’s.

that is a different situation. It’d be like a, OK type of situation. What trends do you currently see right now in the industry? mean, a lot of people, let’s talk like texting, for example. How are you generating your leads? What trends are you seeing that you’ll be able to get more motivated sellers?

Peymon Hashimoto (21:12.854)
Yeah, so I normally try to buy from wholesalers. I do have like a automated engine that I have that pulls lists from batch leads, podium jumps in, auto emails, just to like low hanging fruit, easy. But I’m the buyer. I’m not trying to create an automated wholesaling business. It’s not my goal. So normally I just buy from wholesalers.

John Harcar (21:30.555)
Mm-hmm.

John Harcar (21:35.813)
Sure. Sure.

John Harcar (21:40.539)
Okay.

Peymon Hashimoto (21:41.09)
That’s the normal way I like to buy deals from or referrals. When you start doing so many deals, which is why I love subject to, wraps, because you’re always buying and you’re always selling. Right, you’re always, if I was subject to midterm rental, I would have to buy, find private money, make my nest egg to buy the next one. So you have a delay. But with subject to wrap, I’m buying and Yeah, and so then my stock.

John Harcar (21:50.107)
Mm-hmm. Mm-hmm. Yeah.

John Harcar (22:04.163)
Right. Mm-hmm. What’s that to you? You’re turning him.

Peymon Hashimoto (22:10.848)
in wholesalers eyes are always up. Because I’m like, always buy what else you got? I’ll buy that. I’ll buy five deals. I’ll buy six. I don’t care. And so you just build a better relationship. They just keep coming.

John Harcar (22:14.523)
Hmm?

John Harcar (22:22.107)
Is there a goal you’re trying to get to? Is there like a certain amount of houses? Are you trying to build your team? mean, what does 2025 goals look like for you?

Peymon Hashimoto (22:30.51)
Yeah, so that’s a good one. Most people try to focus on outcome. I’ll try to focus on input. But realistically, you obviously have a end goal in mind. So I’ve already hit my freedom number or escape velocity. There’s all these different names. So now I can live for free. Just from my raps paying me. I’m good.

John Harcar (22:49.253)
Congratulations. Yeah.

Peymon Hashimoto (22:58.09)
I’m trying to make enough money now to retire my wife, my mother-in-law, more family members.

John Harcar (23:05.243)
Nice.

And you’re teaching people how to do this now too.

Peymon Hashimoto (23:09.966)
Yeah. And so now that I’m focused and hit a certain success marker, now I’m mentoring, which again, subject to is great. And pace Morby, the leader of the community always says, this is a community, not a mentorship. I’m not selling you a mentorship. I’m just telling you, Hey, this is the playground. Here’s the knowledge. Go do your thing. And so there’s a, there’s a place in that marketplace where some people are like, that’s great.

John Harcar (23:26.799)
Yeah.

Peymon Hashimoto (23:39.71)
I identified, like what Paymon’s talking about that fits my personality type. That’s what I like to do. I like this subject to rap stuff. So do I just teach myself or like, is there somebody that’s already doing this? And so I wish there was something like that out there. So now I’m like, Hey guys, I can mentor you. can teach you how to do this. We can have those hard Congress.

John Harcar (24:02.299)
Maybe help them get to where they’re wanting to get quicker. Awesome.

Peymon Hashimoto (24:06.222)
That’s right. Yeah, I mean, there’s a lot of things I’ve learned of like contracts and the wraps like, oh, you want to structure this late fees, yada, yada, you want to do that this you’re gonna learn from all my mistakes. Right. And so, yeah.

John Harcar (24:20.737)
What advice would you give to someone, I mean, outside of do your mentorship, but what advice would you give to someone that’s wanting to get into real estate investing?

Peymon Hashimoto (24:29.026)
I think the biggest thing is this is the problem in real estate. There’s so many different ways you can make money. So many. And the problem people are always like, but which one’s the best way yada yada. Look inside first. That’s it. Just look at who you are and your personality type. A lot of people say, wholesaling because it’s a new hot thing. Are you good at negotiating? Do you like calling all the time, talking to new people all the time, like being on the phones?

John Harcar (24:58.608)
huh.

Peymon Hashimoto (24:58.708)
If not, that’s not the style of how you want to make money. but I see this guy, he posted his 40k assignment check. Who cares? It’s not the way you want to do it. There’s so many ways. be, yes, be greedy and figure out who you are. I, okay, I want to make money doing nothing. I want to work, set up a process, set up something, and then go to the next thing.

John Harcar (25:04.687)
The shiny objects here.

John Harcar (25:12.133)
Cause they’re all gonna work.

Peymon Hashimoto (25:27.404)
And that thing keeps paying me money forever. Subject to wraps. Buy it, dispo it, set it aside. It keeps sending you a check. People are like, yeah, sure. And just print money. Yeah, that’s what I want. I’m very greedy. And now I identified a strategy that fits that. I thought it was traditional rentals until I found something better. And so for me, I identified the strategy and then now I will grind.

John Harcar (25:30.489)
John Harcar (25:37.262)
I love it.

John Harcar (25:44.154)
Eh.

John Harcar (25:47.439)
Yep.

John Harcar (25:51.706)
Yeah.

Peymon Hashimoto (25:57.514)
at the path that I want to instead of, thought wholesaling was cool. So I developed some skills there. And then now I have to leapfrog to a new strategy because like, that’s what I truly wanted.

John Harcar (26:03.364)
Mm-hmm.

John Harcar (26:07.181)
Well, you found the trap you want to use, and what we always try to do, we’re trying to make a better trap, right? You started with a trap, you made a better trap, and now you can maybe just make a better trap, you know?

Peymon Hashimoto (26:18.362)
That’s right. And you enjoy because too many people say, I want a wholesale to get enough money to get my first deal to what’s your end goal? Yeah. Do your end goal first. If you can highway over people say, but you have 20 grand to buy your first sub two rep. You don’t need it. You can ask a transactional lender. call them Gator lenders. You go to them. They’ll lend you the 20.

John Harcar (26:26.351)
to do a flip. Yeah.

Peymon Hashimoto (26:45.014)
You tell them, hey, when I find my down payment of 30, I’ll give you 24,000 back in three months. I make 4k on lending on 20k. That’s a great return. Yeah. So you don’t need to go all this crazy route of learning how to wholesale wholesale can be great, but I’m just saying for me, I don’t like it. It’s not my personality type. So my biggest advice is learn who you are, then identify what strategy fits you. Not.

John Harcar (26:49.871)
Yeah.

John Harcar (26:56.153)
Ha ha ha ha.

Welcome.

John Harcar (27:05.839)
Yeah.

Peymon Hashimoto (27:14.36)
I have to analyze 19 different ways or 20,000 different ways of making money and then figure out which one’s the best. Best to who?

John Harcar (27:21.598)
That’s incredible advice and especially with the way the internet is now and as we know that shiny object syndrome is you see one person, this guy’s making money, I can do that. And you spread out so thin, you don’t put your focus like you did to build that better trap. And I think that’s what I think is the biggest thing people can take away is, like you said, focus on you. Be true to yourself and build your trap.

Peymon Hashimoto (27:48.782)
Yeah, I mean do I wholesale I do because the deal doesn’t fit what I want and then I wholesale it but you made a 30k assignment. My brain doesn’t go. my gosh. I should start wholesaling my brain goes great. That’s 30k That goes towards my original goal. I got a little distracted made some money Okay, that 30k goes right back in that’s gonna help my end path And that’s another thing about

John Harcar (27:55.493)
Yeah.

John Harcar (28:15.311)
Definitely.

Peymon Hashimoto (28:17.812)
Again, mentoring, whoever you pick, that’s cool. But part of that is someone who keeps you true on your path and not get distracted. It’s just like personal trainers. Everyone knows what to do sometimes. They just need someone to hold them accountable and consistent. So it’s a knowledge plus consistency. Someone just like, Hey, don’t get distracted. Remember when you came to me, you said this was a success. Let’s get there. There’s also a value of partnerships, friends, mentors. Yeah.

John Harcar (28:29.851)
you

John Harcar (28:45.453)
Sure, no, 100%, 100%. And I love everything you shared, man. I mean, and I really think that, you know, especially folks getting into the game, there’s some incredible words to hear and heed. Well, Peymon, thank you for being on our show today. If anybody wants to reach out to you, wants to talk about your mentorship, wants to learn how to do Subject 2 Raps, how do they reach you?

Peymon Hashimoto (29:07.456)
Yeah, so my name is very unique and it’s easy to get a domain name called www.paymonhashimoto.com. Pretty easy. It’s my website. So literally it’s what I’m buying. There’s a link there for wholesalers, my buy box, what I sell, if I’m doing any wraps are on there. Coaching, you can book a call with me. I have two different styles. I’m on an application called Manect. So if you have just like one question.

hyper-focused question. You can ask me, just pay for that. I think it’s like 20 bucks or something. People ask me all the time like, hey, I don’t need the whole mentorship. Just one question at a time, please. There’s that. If I answer your questions, you like my style, we can talk about booking 20 hours. So that website can direct you to all that types of stuff. Or if you just want to partner, you’re like, hey, I don’t.

John Harcar (29:42.427)
Cool.

John Harcar (29:56.431)
didn’t get you where they need to go.

Peymon Hashimoto (30:00.93)
I don’t have anything buy or sell. don’t need a mentorship, but let’s partner up. I’m also kind of doing same things. What can we do together? You can book a calendar call and we can just talk, chat, see where they’re going.

John Harcar (30:10.883)
Yeah, if you want to send me your calendar link, I’ll put it on the show notes so that way folks can be able to, and I think I might have it already, but hey guys, I hope you enjoyed the show today. You know, once again, if you’re new getting into this, I mean, these are definitely words you want to live by and know yourself and get creative. So Paimon, I appreciate you giving, have a great afternoon. Okay. All right guys. Have a good one.

Peymon Hashimoto (30:31.096)
Thanks man, enjoyed this.