Bank-Owned Properties, Foreclosures and the Opportunity in Today's Real Estate Market.

🏠 FORECLOSURES & BANK-OWNED PROPERTIES BOOT CAMP

My Foreclosures & Bank-Owned Properties Boot Camp takes place:

📅 Friday, September 25 through Sunday, September 27 📍 Deerfield Beach, Florida

🔥 Only a few seats remain for September 25–27. We are almost sold out.

👇Register and grab your seat before we are sold out:

www.BankOwnedPropertiesBootCamp.com

📞 (561) 948-2127 to Book Your Ticket Now

When I first started my real estate training company back in October of 2008, we were in the middle of the Financial Crisis.

At the time, I was teaching people how to buy REOs directly from banks and how to wholesale and flip those properties. We were heavily focused on short sales, foreclosures, pre-foreclosures and bank-owned properties.

I even wrote a book called Wholesaling Bank Owned Properties, which outlined the concept of wholesaling and flipping bank owned properties, foreclosures and short sales.

That environment during the prior financial crisis in the years 2008 and 2009 played a major role in how my real estate education company got started.

And I believe understanding bank-owned properties, foreclosures and distressed real estate is becoming increasingly important again.

I watch the MLS every day.

I study inventory and pricing.

I'm seeing more short sales.

I'm seeing more foreclosures and pre-foreclosures when I download my lists.

And I'm seeing more people experiencing economic pressure. I see this everywhere. Restaurants are closing down, businesses are closing down.

That is why I believe investors need to understand how to invest in a down market like the one we are in right now - and the way to do that is by focusing on bank owned properties, foreclosures, pre-foreclosures and short sales.

I Have Seen This Movie Before 🎥

During the previous housing downturn, there were homes in Port St. Lucie that had previously been worth approximately $225,000 that were listed as bank owned properties on the MLS for $50,000. Yes - listed at 25% of their prior value just two years earlier.

I purchased nine houses in one month in May 2009 for approximately $35,000 to $37,000 per house.

Today, those houses are worth approximately $350,000.

What was interesting back then was that when those houses had previously been selling for over $200,000, there was a frenzy, people were buying them like crazy. Everyone thought that real estate was the best investment ever.

I had a friend who was an architect at a company making over $250,000 a year who wanted to quit his profession to focus on buying and flipping houses. That was the peak. That is when everyone bought. Right at the top of the market when prices were highest.

More recently we had a top in July of 2022. And just like last time, this was the most houses ever purchased (right at the top) which is proof positive that history is repeating itself and why I believe we are headed down.

In the financial crisis of 2008, when banks were giving houses away at 25% of their prior value, when they were available for $40,000 or $50,000, people were afraid to buy. Why is that?

That's human psychology. There have been many books written on this subject.

People are often eager to buy when prices are rising because they think they will keep rising. And people are afraid to buy when prices are falling because they think they will continue falling.

Ask yourself this question. Which of these two markets are we in right now? The rising prices market or the falling prices market?

Because understanding this is how opportunities for you as an investor can be created.

I've been investing in real estate for more than two decades. I've personally purchased and flipped over 1,500 single-family home deals, and collectively my students and I have been involved in thousands more.

I teach what I actually do. I teach you exactly the way that I do.

The Real Estate Investing Rubik's Cube

At my real estate training events, I keep two things on my table at the front of the room. You can see these in many photos from my events. What are they?

A stack of cash and a Rubik's Cube.

The cash represents understanding money, financing, private lenders and what I call the "velocity of money".

The Rubik's Cube represents everything else—all of the different pieces you need to understand in order to put the concept of investing in distressed real estate together. There are 54 squares on a Rubik's cube. It's a puzzle and you have to put it together. Buying real estate at 50 cents on the dollar is no different.

For a new investor, one of the hardest parts is simply not knowing what you are looking for. You operate with vague terms like "I am looking for a house to flip", or "let me know if you see any good deals". This is newbie talk.

New students may say:

"Lex, I want to buy a bank-owned property."

My first question is:

Where?

What neighborhood?

What ZIP code?

What price range?

What kind of property?

Are you buying rentals?

Are you fixing and flipping?

Are you looking for an Airbnb?

Suddenly, something that sounded simple has a lot more components.

You need to understand things like:

Your target market Comparable sales After Repair Value (ARV) Repair estimates Maximum Offer Price Financing and private lenders Foreclosures and pre-foreclosures Short sales listed on the MLS Bank-owned homes Online auction sites Exit strategies (renting or selling)

Each one is another piece of the Rubik's Cube.

A Rubik's Cube has 54 pieces. The list above contains only 11. But if you dig deeper, you will see that each one has many layers to it.

For example, the first one—your target market—is directly related to your goal and your vision.

If your goal is to own 10 free-and-clear Section 8 rentals, then what you are looking for is completely different from another investor whose goal is to fix and flip houses or buy Airbnbs. You are looking in different target markets for different types of houses.

So, you first have to clearly identify and establish your goal, and that goal is related to your vision.

Once you have established that—which is often the hardest part—you have to drill down deeper and learn your target market. That means understanding ZIP codes and their boundaries, subdivisions, and the different neighborhoods within your target market.

These are all pieces of the puzzle. Just like a Rubik's Cube, they have to come together. You have to solve the puzzle.

Then you need to understand pricing.

What are investors paying to buy houses in this neighborhood? How much are they spending to fix them up? What are they selling them for? Who are these investors? What price per square foot are they paying? Who are the private lenders funding their purchases? Which crews are they using to fix up their properties? What are they selling those properties for? What is the dollar value, and how much is that per square foot?

In other words, you need to dig deeper and understand these things for all the pieces of the puzzle to work together. In my training I call this concept "drilling down".

Once you understand how those pieces all fit together, real estate investing and buying a house for 50 cents on the dollar starts to make a lot more sense.

And that all circles back to foreclosures and bank owned properties. You need to understand how the foreclosure process works, and how a pre-foreclosure turns into a foreclosure which turns into a foreclosure auction and ultimately a bank owned property.

This is how the pieces of the puzzle fit together.

Understanding the Foreclosure Process

If you want to invest in distressed real estate, if you want to buy houses for 50 cents on the dollar, you also need to understand how a property actually becomes bank-owned. There is a process that is made up of four stages.

There are four primary stages to foreclosure:

1. Pre-Foreclosure

The homeowner begins missing mortgage payments. They are anywhere from 30 days late to 120 days late.

This can create an opportunity for an investor to contact the homeowner and potentially purchase the property before the foreclosure progresses further.

2. Foreclosure

Once the foreclosure process begins, the homeowner may attempt to work with the lender, pursue a loan modification, work with a foreclosure attorney or sell the property before the foreclosure is completed.

In Florida, which is a judicial foreclosure state, the legal process where the bank sues the owner is called a Lis Pendens. Lis Pendens is latin for " lawsuit pending," which serves as an official public notice filed in county records. This clouds the title to the property prohibiting the owner from selling the property.

3. Foreclosure Auction

If the foreclosure isn't resolved, the property can eventually reach the foreclosure auction where the property is sold off at auction to the highest bidder.

Today, much of that process is online.

Investors need to understand title searches, liens and the risks associated with purchasing at the auction because you may buy a property that has liens attached to the property. This is why I do NOT recommend my students to buy properties at the foreclosure auction. Rather wait until the property goes back to the bank and is an REO.

4. REO — Real Estate Owned By the Bank

If an investor does not purchase the property at the foreclosure auction, the lender can end up taking the property back.

It then becomes an REO, which stands for Real Estate Owned.

In other words, it becomes a bank-owned property.

And that's where things become especially interesting for investors like you.

Why Banks Want to Sell REOs

Banks are not in the business of owning houses.

They aren't landlords.

They aren't fix-and-flip investors.

They're in the business of lending money.

Once they take a property back, they generally want to sell it as soon as possible.

The property may be listed on the MLS or placed on an online auction platform.

Some bank-owned properties appear on websites like Hubzu and Auction.com

But investors need to understand that the opening bid isn't necessarily the price the bank will accept. They have a reserve price (just like Ebay).

A house might show an opening bid of $45,000.

That doesn't necessarily mean you're buying it for $45,000.

The bank could have a reserve price of $119,000.

That is why you need to understand the process.

You need to know the After Repair Value (ARV) or what you could sell the house for after you have fixed it up.

You need to understand repairs and how much it would cost to repair the house. This means understanding both material costs and labor costs.

You need to know your Maximum Offer Price. The most you are willing to pay.

And you need to understand how the particular auction platform works.

Again, it all comes back to putting the pieces of the Rubik's Cube together.

Find People Who Have to Sell (not who want to sell)

Whether your goal is to wholesale properties, fix and flip them, keep them as rentals or turn them into Airbnbs, you first need to find the deal.

One of the most important lessons my mentor taught me was:

Buy from people who have to sell, not people who want to sell.

There is a huge difference.

A motivated seller may be in foreclosure.

They may have lost their job.

They may be overwhelmed with credit card debt or medical bills.

There may have been a death, disability, divorce, fire, flood or hurricane.

The important distinction is that they're dealing with a situation that creates a genuine need to sell. They are facing financial difficulty. They are what we call "motivated sellers". They have to sell.

Those are the situations real estate investors need to learn how to identify.

Learn How to Buy Bank-Owned Properties in Deerfield Beach Florida

This is exactly what I will be teaching at my upcoming Foreclosures & Bank-Owned Properties Boot Camp.

📅 Friday, September 25 through Sunday, September 27 📍 Deerfield Beach, Florida

🔥 Only a few seats remain for September 25–27. We are almost sold out.

👇Register and grab your seat before we are sold out:

www.BankOwnedPropertiesBootCamp.com

📞 (561) 948-2127

At the Boot Camp, I'll be teaching how the foreclosure and REO process works, including how to find and analyze:

Bank-owned properties HUD homes Fannie Mae properties Freddie Mac properties Short sales listed on the MLS Foreclosures and Pre-foreclosures How To Bid on Online auction sites

I'll also show you how I analyze these properties, estimate their value, calculate offers and how to submit offers to the bank that will get accepted.

For investors who want to experience my training before committing to my complete $7,500 Real Estate Training Program, I make a very limited number of $997 Preview Tickets available before each Boot Camp.

We typically limit these to just three Preview Tickets per Boot Camp.

Your $997 Preview Ticket allows you AND your spouse, significant other, or business partner to attend the entire three-day Bank-Owned Properties Boot Camp with me.

That means you will spend Friday, Saturday, and Sunday in the room with me as I personally teach you the strategies, systems, and techniques we use for finding and buying foreclosures, short sales, and bank-owned properties.

Instead of committing $7,500 to the complete training program upfront, you can attend this entire three-day Boot Camp for just $997—and bring someone with you at no additional charge.

Think of it as a three-day preview of my complete real estate training program. While you learn about buying and bidding on pre-foreclosures, foreclosures, short sales and bank owned properties.

You get to experience the training, meet me and my team, see exactly how I teach, ask questions, and decide for yourself whether my complete training program is the right fit for you. I may even offer you a deal on the price of my entire training program at the boot camp!

I only teach at eight Boot Camps per year, and only a few Preview Tickets are made available for each boot camp.

So if you have been thinking about learning how to invest in real estate, but you are not ready to commit to the complete $7,500 real estate program, this is a rare opportunity to experience the training firsthand for just $997.

There are only a few seats left for this boot camp and we are almost at capacity. Most of the tickets for the event are already accounted for by my coaching students that are in my training program.

Real estate markets change.

Opportunities change.

But the principles remain the same:

Learn how to identify motivated sellers.

Find people who have to sell.

Understand what the property is really worth.

Know your numbers and how much to offer.

Have the private lenders available when the right deal appears.

That is how you put the pieces of the real estate investing Rubik's Cube together.

There are going to be many opportunities to make millions of dollars.

We are actively buying now.

Right now we are buying houses at 50 cents on the dollar or less!

I made millions of dollars during the last foreclosure crisis, and so did many of my students. We will make millions of dollars in this next financial crisis too. It is happening NOW.

If you want to learn how to buy Bank-Owned Properties, Foreclosures and Short Sales, come spend three days with me and learn how the process works.

🏠 FORECLOSURES & BANK-OWNED PROPERTIES BOOT CAMP

My Foreclosures & Bank-Owned Properties Boot Camp takes place:

📅 Friday, September 25 through Sunday, September 27 📍 Deerfield Beach, Florida

🔥 Only a few seats remain for September 25–27. We are almost sold out.

👇Register and grab your seat before we are sold out:

www.BankOwnedPropertiesBootCamp.com

📞 (561) 948-2127

What's Working in Today's Real Estate Market (2026)

By Lex Levinrad

Do you want to learn how to wholesale real estate, buy rentals and fix and flip houses? On the Investing in Real Estate Podcast, I share practical strategies to help investors like you get started investing in real estate. The goal is to help you move one step closer to achieving financial freedom through real estate.

I have been investing in real estate buying and selling houses for over 23 years. I have personally purchased and flipped over 1,500 single family homes. Together with students in our Partnership Program, more than 4,500 deals have been completed. I want to share with you the experience that I have from buying and selling over $500 million dollars of real estate over the past 23 years.

I will show you a real-world perspective shaped by multiple market cycles including the boom years of 2003 to 2008 (when real estate prices doubled). This was followed by the Financial and Housing Crisis of 2008 which led to the collapse of Bear Stearns, Lehman Brothers,Indymac Bank and Washington Mutual. I started my real estate training program in October 2008, as the foreclosure crisis began and started buying bank owned properties in 2009. That same year we were taking students on bus trips to visit bank owned homes and teaching them how to buy and bid on bank owned homes. There were so many deals that out of necessity we were forced to flip many of them because we could not keep them all. Banks were literally giving them away.

After that, we had the recovery and the boom and rapid rise that followed in real estate prices from 2009 to 2020 where prices doubled. And then we had the covid effect, where free money, and low interest rates created a frenzy for investors and prices doubled again. Now, I focus on teaching my students what has happened from 2022 to 2026, and where we are right now in the real estate cycle. As a real estate investor you need to understand this in order to position yourself accordingly to be ready to buy in the next foreclosure crisis (which is rapidly evolving).

Today's podcast focuses on what is working in the current market environment in 2026 and what strategies real estate investors like you should be wary of and should approach with caution. This applies to you regardless of whether you are brand new to real estate or are an experienced investor managing multiple properties.

My Journey From Stocks to Real Estate

My journey into investing in real estate began with uncertainty and zero knowledge. From 1989 to the early 2000s, I was employed as a stock broker and financial advisor (money manager). I made almost a million dollars a year as a top producer for a company that ironically cleared through Bear Stearns (which collapsed in 2008). After the Nasdaq Stock Market crash of 2000, I began questioning whether I wanted my financial future tied entirely to external market forces like the stock market going down and crashing (like it did in 2000). At the time my wife did not work and we had a one year old child. It was very unsettling and destabilizing to watch how quickly the stock market could collapse and ruin your life the way it did.

Around that time in mid 2000, I saw an infomercial on late night TV by a guy named Carlton Sheets. He had a program called "No Money Down" and the infomercial introduced the idea of buying property with little money down. The concept resonated with me, especially after losing my stock brokerage business and searching for a new direction. Carlton Sheets was based in Florida and in his program he spoke about how you could buy 3 bedroom houses in Stuart Florida for $45,000.

At the time, I was living in Los Angeles, where homes cost $450,000 to $500,000. The idea of purchasing rental properties in Florida for 1/10th of that price made buying rental properties in Florida seem far more attainable. I also liked the fact that there were no State Income Taxes in Florida while in California I was paying over 11%.

After discussing it with my wife, we decided to go on a trip to Florida on Memorial Day weekend in May 2003. We loved what we saw and that weekend we made the decision to leave California and move to Boca Raton, Florida. We immediately listed our home in Los Angeles for sale and received multiple offers within 24 hours of listing our home. We sold our house and relocated to Florida. The goal was to pursue a new beginning for my family and to focus on a new career in real estate.

The initial plan was simple: buy ten rental properties, own them free and clear and then retire. Looking back, that goal was naive, but it was a starting point. As we purchased more rentals, the goal expanded from ten properties to twenty, then to fifty, and then to 100.

Learning the Business from the Ground Up

My first year in real estate was essentially an apprenticeship. I worked under my mentor Ben and his partner Alan. I learned how and why motivated sellers sell properties below market value. At first, many aspects of the business didn't make sense. Why would someone sell a $200,000 house for $100,000? Why would someone borrow money at high interest rates like 12% instead of going to a bank to get a mortgage?

Over time, I realized that life circumstances create opportunity in real estate. People lose their jobs and unfortunately go into foreclosure. Homeowners have their properties damaged by hurricanes, or they face financial hardship from illness or disability. Many of these sellers simply want to sell quickly without dealing with repairs or listing their home on the MLS. And that is where the opportunity for us as real estate investors is created.

My first deal came from a simple classified ad that read, "We buy houses for cash." A seller whose rental properties were damaged by Hurricane Frances responded. My mentor Ben purchased the properties, and I earned a finder's fee of $17,000. That moment transformed real estate from an idea into a reality. It was the proof of concept that I needed. I had just made $17,000 as a deal finder from a $185 classified ad. And Ben had added $100,000 in equity to his portfolio.

I realized that it was possible to create a lot of wealth by buying houses from motivated sellers. And being that one hour from where I lived a level 4 Hurricane had just made landfall in St Lucie County there were literally thousands of motivated sellers. They were not difficult to spot. They all had blue tarps on their roofs that were given to them by FEMA who declared the area a disaster zone. This is what created the opportunity for me to buy homes from motivated sellers.

Many new investors struggle at this stage. They hear about opportunities but question whether it's real or achievable. That skepticism is normal — until the first deal proves otherwise. The key is not to quit before you do that first deal.

The Mindset Difference: Action vs. Analysis Paralysis

One of the biggest differences between successful investors and those who never get started is the ability to take action. Many people become stuck in analysis paralysis, waiting until they fully understand every detail before moving forward. Done is always better than perfect. The key is to get started instead of staying stuck in analysis paralysis. Many new students stay stuck paralyzed with fear forever. They are waiting for everything to make sense. Don't be that person. Learn and then take action with the knowledge and information that you have learned.

In my experience training over 7,500 students, the individuals who succeed are those that are willing to take calculated action. They understand that learning continues through experience, not just education. But they are willing to take action. This is very important.

Persistence is equally important. Early in my career, I spent 6 months driving foreclosure leads, knocking on doors, and facing rejection. I purchased zero houses during my first 6 months but I did not quit. Most people would have quit long before results appeared. Real estate rewards consistency and resilience. Imagine if I had quit before making that $17,000 fee as a deal finder. Unfortunately this is what most new real estate investors do (they quit).

The Power of Real Estate as a Wealth-Building Tool

After the stock market crash, in the year 2000, a major turning point in my thinking came after reading the book Rich Dad Poor Dad. Despite having a finance degree and having years of experience as a stockbroker, ,and reading thousands of books on investing, that book Rich Dad Poor Dad fundamentally changed how I viewed money, income and wealth creation. It changed how I thought about money and how to make money. More importantly it showed me how to invest in real estate.

The concept is simple: acquire assets that produce income. In real estate, this often means purchasing a property, renting it out, allowing tenants to pay down the mortgage, and benefiting from appreciation and rent increases over time.

Over the long term, rents tend to rise while loan balances decrease. Eventually, the property becomes debt-free, producing cash flow for life. Multiply that across multiple properties, and the results can be substantial. For example ten properties that each pay you $4,000 a month in rent is $40,000 a month in income. This is not that difficult to attain.

This approach of buying rental properties is more accessible to most people than traditional investing because lenders are willing to finance real estate purchases, something they would never do with stocks or bonds or mutual funds.

Understanding the BRRRR Strategy

One of the most effective strategies in real estate investing for creating wealth is known as the BRRRR method which stands for Buy, Repair, Rent and Refinance.

• Buy a property at a discount way below market value

• Repair or renovate it to make it rent ready

• Rent it to a tenant to create income and cash flow

• Refinance the property based on the new appraisal

• Repeat the process with your next rental

The key is purchasing the property at a significant discount to market value - ideally 50 cents on the dollar or less. The only way you will be able to buy a property that cheap is if you are buying from a motivated seller who is delinquent on their property taxes, has a damaged property, or is in foreclosure. Usually properties that sell for 50 cents on the dollar have financial distress and also have damage.

A distressed property will require significant repairs that prevent a traditional buyer from purchasing it with a conventional mortgage. As an example, if a house has a damaged roof, then the house cannot be insured. Without insurance it is not possible to get a conventional

Mortgage. The only lender that will lend on a damaged property is a hard money lender or a private lender. Private lenders will not lend more than 65 percent of ARV less repairs.

Example:

House is worth 200k (ARV)

65% of ARV is $130k

Repair Estimate is 30k

In this scenario, the lender will lend 65% of ARV (130k) less the 30k repair estimate which would be a loan amount of 100k. So ideally an investor should be paying no more than 100k for this 200k ARV house. This works out to be exactly 50 cents on the dollar.

Deeply discounted deals from motivated sellers require a cash only purchase. Because investors borrow this cash from private lenders at high interest rates like 12%, they will need to pay a much lower purchase price in order to make a profit. Then they can renovate the property and rent it to a tenant. Once that has been completed they can refinance the loan into a conventional mortgage based on its improved value on the appraisal.

The strategy depends on three critical skills:

1. Finding discounted properties from motivated sellers.

2. Understanding how to borrow money from private lenders

3. Knowing how to estimate repairs, labor and material costs

What's Changing in Today's Market

Real estate markets evolve, and your investing strategies must evolve with them. You cannot act the same way in a declining market as you can in an appreciating market. While there are more opportunities to buy at discounted prices you also need to be more cautious.

Strategies I Would Avoid Or Approach Carefully

Fix-and-flip projects carry increased risk when prices are softening like they are now. If property values decline during your renovation, your profits can disappear quickly. Fix and flips only make sense when properties are purchased at very significant discounts. You will need to buy much deeper than you would in a regular market where prices are appreciating. You should build in a margin of safety of at least 10% based on the sold comps. You should also pay attention to listings on the MLS which may reflect pricing better than sold comps from 3 or 6 months ago. In a declining market, it is better to look at what is active on the MLS than what sold 6 months ago.

Another advantage of lower priced properties is that the lower the price of the property, the less risk that you will be in a situation where you cannot sell it. Your interest payments will be lower and your taxes and insurance will be lower. Affordably priced properties can be rented to a tenant and will usually cash flow if they are purchased at the right price. This can be a great plan B if your fix and flip will not sell at the price that you want.

Strategies That Are Working

Long-term rental properties purchased using the BRRR method remain one of the strongest strategies, particularly affordable housing in stable markets. Buying lower-priced properties, renovating them cheaply and efficiently, and then renting them out to Section 8 tenants is a strategy that works well in today's market. Prices are down and rents are up for Section 8.

As foreclosures, short sales and bank-owned properties increase and are listed on the MLS, there will be more opportunities for you to buy properties at significant discounts. Investors who prepare for this as the market transitions will benefit the most. That is why you should be attending the Foreclosures, Short Sales and Bank Owned Properties Boot Camp which is coming up in a few days (Feb 20 to Feb 22 in Deerfield Beach FL).

The Importance of Patience and Perspective

One of the greatest lessons from decades in investing is the importance of stepping back and viewing the bigger picture. Many investors make decisions based on recent market trends rather than long-term fundamentals.

When prices rise rapidly, fear of missing out (fomo) drives buying. When prices fall, fear and panic set in. Successful investors do the opposite — they buy when opportunities increase and competition decreases and they sell when the market is overheated like it was in 2022. That is what I did. Learn from someone who picked the bottom in 2009 and the top in 2022. When I say "now is the time to buy" you better be paying attention because millions of dollars will be made buying the next dip.

Patience, discipline, and a long-term outlook consistently outperform emotional decision-making. The biggest mistake you can make as a new investor (especially if you are a coaching student) is to be in a rush to buy. I see this all the time. I paid money for coaching, six months have gone by and I have to buy something. No you don't. You can wait patiently for opportunities that make sense to arise. Because they will. Just last month the banks took back 40,000 properties. These are all going to be coming on the market. Do not be in a rush to buy, instead patiently wait for the opportunities to come to you.

Becoming a Complete Real Estate Investor

True success in real estate comes from understanding multiple strategies rather than relying on just one. A complete investor knows how to:

• Buy and hold rental properties

• Fix and flip when conditions are favorable

• Wholesale and flip properties for fast cash when appropriate

• Evaluate multiple exit strategies for every deal

The goal is not to rely on one tactic, but to develop a skill set that allows flexibility in any market environment. The way you do this is by investing in your real estate training and education and becoming a complete real estate investor.

Final Thoughts

Real estate investing continues to offer one of the most accessible and easiest paths to building long-term wealth and financial freedom for you and your family. The BRRR strategy is not overly complex, but to understand it you will be required to spend time and money investing in your education and training. In addition to education, you will also need persistence, be willing to never quit or give up,be consistent and be willing to take action.

In today's market, focus on buying affordable single family homes at huge discounts. Focus on long-term rentals that can be purchased using the BRRR Method. Be patient and wait for opportunities to emerge. Investors who develop strong fundamentals now position themselves to benefit as market cycles shift.

The fundamentals you need to focus on learning now are:

1. The foreclosure process and how it works in your State

2. Marketing to pre-foreclosures and foreclosures

3. Short sales and putting together a short sale package

4. Buying bank owned properties that are listed on the MLS

5. Bidding on online auction sites like Hubzu.com and Auction.com

6. Buying HUD Homes, Fannie Mae Homes and Freddie Mac homes.

The above list is where all of the action and opportunities will be over the next two years. Invest in your education now so that you can prepare yourself to position and prosper for the foreclosure surge and the bank owned properties that are coming. Financial freedom in real estate is not achieved overnight. But if you buy good properties at 50 cents on the dollar and you hold them for the long term, within 10 years you can be a multi millionaire. Even better, learning how to do this correctly becomes a repeatable and sustainable process.

What is Working In Today's Real Estate Market Podcast Transcript

Hello everyone, and welcome to the Investing in Real Estate Show. I'm your host, Lex Levinrad. In today's episode, I want to discuss two important topics: first, whether we are heading into a new foreclosure crisis, and second, what strategies are currently working for real estate investors in today's market.

Let's begin by discussing the overall state of the market and whether we are moving toward a foreclosure crisis. There are several ways to look at this. If you compare today's data to the peak levels seen in 2008—particularly foreclosure numbers and MLS inventory—you could argue that the market is still in relatively good shape. That assessment would be accurate. However, when you examine year-over-year trends, a different picture emerges. Foreclosures have increased significantly, bank-owned properties are up year over year, and MLS inventory has risen substantially.

For example, in our local South Florida MLS, there were approximately 15,000 properties for sale in 2022. That number doubled to 30,000 in 2023, increased again to about 45,000 in 2024, and has now reached nearly 60,000 listings. While these numbers are not yet comparable to the levels seen during the 2008–2009 crisis, the market has clearly shifted. We are now in a buyer's market, and sellers are facing increased challenges.

There are, of course, exceptions. Certain luxury markets—particularly waterfront properties or ultra-high-end neighborhoods such as Lighthouse Point or Boca Raton—remain relatively unaffected. High-net-worth buyers are generally less sensitive to interest rates and economic fluctuations. However, affordability remains a major issue for the average household, especially in South Florida, where median home prices are often beyond what the typical U.S. income can comfortably support.

When you look beyond South Florida and examine markets across the Midwest and other regions of the country, affordability pressures become even more apparent. Florida, in particular, tends to behave as a boom-and-bust market, unlike more stable markets such as Cleveland, where price swings are typically less dramatic. Markets such as Austin, parts of Nevada, Arizona, and Florida have experienced sharper corrections, especially in areas like Southwest Florida, including Cape Coral and Naples.

Currently, the situation is widely described as a housing crisis rather than a financial crisis. However, it is possible that financial impacts could increase over time if mortgage defaults and foreclosures continue to rise. Banks may respond by tightening lending standards, particularly institutions that originated large volumes of loans at peak prices or that hold depreciated bond portfolios.

From my perspective, what I am seeing on the ground—particularly in what I refer to as "middle America" markets—is a growing shift toward affordability-driven investing. My focus has historically been on affordable markets within Florida and other regions where housing costs align more closely with rental demand and average incomes.

Early in my career, while living in Boca Raton, I began purchasing properties further north in areas like Port St. Lucie, where homes were significantly less expensive. As prices increased there, I moved further north again into markets such as Fort Pierce, where properties were even more affordable. These purchases generated strong cash flow despite being located in lower-income neighborhoods, because acquisition prices were low relative to rental income.

Today, I see similar opportunities emerging again in certain markets. Investors should pay attention to areas experiencing population growth while still maintaining affordability. For example, parts of Brevard County have seen strong growth and are attracting investor interest as prices in previously affordable areas have risen.

In recent months, we have completed several transactions that illustrate current opportunities. In one case, a distressed property listed on the MLS for $100,000 eventually sold after a lot of negotiation for $50,000. Without making any improvements, we relisted the property and sold it for $70,000. In another case, a tax-delinquent property was acquired for $110,000 and resold shortly thereafter for $145,000. Opportunities to buy properties and flip them for a profit exist when you buy at the right price.

This leads us to the question of what strategies are working in today's market. The Buy, Repair, Rent, Refinance strategy (BRRR) continues to perform well, particularly if you focus on lower priced affordable housing. Investors benefit from a clear exit strategy because rental demand remains strong, rents are up significantly and financing options such as DSCR loans allow investors to qualify based on rental income rather than personal income.

With rents remaining elevated since the pandemic, affordable rental properties—especially those eligible for programs such as Section 8—can produce strong cash flow when acquired at the right price. The key is to buy them at the right price. This is what I teach my students how to do in my training program. The Buy, Repair, Rent, Refinance strategy remains a very viable strategy in today's market. It is the easiest way I know to become a millionaire.

Wholesaling can still work, but it has become more competitive and more tricky. There are also increased risks when you market the property online. Increased exposure through investor platforms like Investor Lift and Investor Base and posting on Facebook Groups can lead to situations where buyers attempt to "go around you" by going directly to the seller. I think what works better in this market is to close on the property and then relist it for sale on the MLS. You get a much wider audience and you can make a higher profit. When you list on the MLS, your exposure to buyers and your reach are significantly greater. In many cases, we have found that we can make a lot more money with this approach. On your next deal try closing and then relisting on the MLS (instead of wholesaling). You will get better results. This is another strategy that works well in today's market.

I would be very cautious in this market with higher-priced fix-and-flips. In fact, I would be cautious with fix and flips in general. If you are going to buy fix and flips you must buy them right and you cannot overpay in this market. In today's environment, exit strategies must be clearly defined like for example if you buy a property can you have sufficient equity and rent it out and be positive cash flow if you cannot flip it for the price that you want? I would also be very wary of buying properties based on comparable sales from several months ago. Prices are going down and I would pay more attention to current listings on the MLS than what sold 3 or 6 months ago. You can see price cuts daily on the MLS. Buyers now have more options, and price reductions are becoming more common. You must build this into your ARV and establish a safety margin to protect yourself.

One of the more common mistakes that I see is when investors are forced to convert failed flips into rentals. They become "reluctant landlords." They never wanted to have tenants or own a rental property. This is never a good scenario. Build strong safety margins into your underwriting and focus on current active listings on the MLS rather than relying solely on past comparable sales. In a declining market, assume that comparable sales are too high and build in a safety margin (be conservative).

As for whether we are heading toward another financial crisis similar to 2008, I do not believe the circumstances are identical. Lending standards today are far stricter than they were during the era of no-income, no-asset loans. However, I do see growing denial among sellers who still believe their homes are worth peak-market prices like what they were worth in 2022 or 2023. As listings sit on the MLS longer and price reductions become more common, prices are coming down. And they are coming down in some areas surprisingly fast. Some homeowners may face difficult financial decisions and decide to walk away from upside down properties with negative equity, especially if they or their spouse lose their job. As the economy weakens and layoffs increase this is a more and more likely scenario. That part is very similar to the prior financial crisis. And if that gets worse then we could have a financial crisis on our hands.

In my opinion, we are already experiencing a housing crisis. Whether this evolves into a broader financial crisis remains uncertain (for now). What is important for investors to understand is that a declining market does not mean that you should not be buying real estate because prices are going down. In fact, it's the exact opposite. Opportunities increase because there are more opportunities to buy properties at good prices. And this is especially the case if you focus on affordable properties with strong rental demand - like Section 8.

Do not interpret market caution as a reason to stop investing altogether. Instead, adjust your buying strategies accordingly and get more conservative. Focus on lower-priced properties with strong cash flow, and use conservative assumptions for ARV. If prices continue to decline further, which I am sure they will, then opportunities for you to buy at even better prices may materialize. However that does not mean you should not buy a good cash flowing property at a discount today if you see on. Prices may improve and get even better for patient and disciplined investors.

Real estate has always rewarded long-term thinking. Buying cautiously and holding quality properties with stable tenants and long term fixed-rate financing will create significant wealth for you and your family over time. As markets stabilize and recover, investors that buy at the bottom or close to the bottom will benefit from both appreciation and increased cash flow. But the biggest benefit by far comes from the increase in your net worth. As the properties double in value and double again you will become wealthy. Remember, don't wait to buy real estate, instead, buy real estate and wait.

Thank you for listening. I appreciate your continued support, and I look forward to sharing more episodes with you soon. Make it a great day, and I will see you on the next podcast.

🎙️ The Investing in Real Estate Show

Sellers Are Capitulating Hosted by Lex Levinrad

Hey everyone, and welcome to the Investing in Real Estate Show. I'm your host, Lex Levinrad, and on today's episode, I want to talk about what's happening right now in the real estate market — because things are changing very rapidly. For the first time in a while, we're beginning to see signs of capitulation.

Now, capitulation is a term that comes from the stock market. It describes the point when investors give up — when stocks have been falling and people finally throw in the towel and start selling. We're starting to see that same kind of behavior in certain areas of the real estate market today, and I expect we'll see even more of it in the months ahead.

Year-over-year, foreclosures are up 17%, bank-owned properties are up 34%, and there's a noticeable increase in short sales, pre-foreclosures, and REO listings on the MLS. Many of my students are now finding deals on auction sites like Auction.com and Hubzu.com, and I believe that trend will continue throughout the next year or two.

So, the big question is: Where are we in the cycle, and where might the market bottom out?

Historically, the real estate cycle runs about 18 years — roughly 13 to 14 years up, followed by 4 to 5 years down. If we peaked around July 2022, then that would suggest a bottom sometime between mid-2026 and mid-2027.

Now, real estate is hyper-local. Condos behave differently from single-family homes, and markets like South Florida don't move the same as the Midwest. Condos in South Florida, for example, have been hit hard — partly due to the unresolved Surfside law, with only about half of buildings having completed inspections.

That's why, in our training programs, we focus primarily on single-family homes.

It's also important to understand that not all single-family markets are the same. The $350,000–$400,000 "median" home that a typical family buys is a completely different product from a $150,000 starter home — and both are worlds apart from the $5 million waterfront properties here in Deerfield Beach. The luxury market remains relatively resilient because those homes are scarce, and many are purchased with cash by wealthy buyers.

But that's not the market I teach or invest in. My focus is middle America — the average family earning $70,000–$80,000 a year, buying a modest 3-bedroom, 2-bath home. For that family, affordability is the key issue.

At today's prices and rates, that household can typically afford around $2,000 to $2,100 per month, including taxes and insurance. The challenge is that, with 11 rate hikes since 2022, those numbers often don't make sense for buyers — it's often cheaper to rent than to buy.

For affordability to return, home prices and interest rates both need to drop by about 20%.

Now, the economy itself is in a strange place — a mix of stagnation and inflation. We've got gold, silver, and stocks rising while more Americans are falling behind on car payments, credit cards, and mortgages. It's a divided economy — the haves and the have-nots.

The wealthier segment owns assets like real estate, stocks, and Bitcoin. But 75–80% of Americans fall into the lower or middle-income bracket, and they're feeling the squeeze: higher rents, higher food prices, higher everything — without matching wage growth.

We're also seeing record levels of credit card and auto loan defaults, and foreclosures are climbing. Many people are struggling to keep up with mortgage payments, and businesses — including trucking companies — are shutting down at record rates.

Given that, I believe the Federal Reserve will have little choice but to cut rates soon, even if inflation remains a concern.

Now, let's talk about what this means for real estate investors.

Some markets — particularly in the Midwest — remain relatively steady. They don't see huge gains, but they also don't experience massive losses. In contrast, "boom and bust" states like Florida and Texas swing more dramatically in both directions.

For example, in markets like Austin, Texas or Phoenix, Arizona, we've seen homes that sold for $420,000 just three years ago now selling for around $240,000 — nearly half the price. In parts of Florida, such as Cape Coral, prices and rents have both fallen, while insurance and property taxes have risen — squeezing investor returns.

So, what works right now?

The answer is simple: focus on affordability. Forget the luxury market, forget high-priced areas, and concentrate on properties with an ARV (After Repair Value) of $300,000 or less.

If you can buy at 60 cents on the dollar, that means targeting homes you can purchase for around $180,000 that are worth about $300,000 fixed up. That's where my students are finding success.

For example, one of my students recently bought a home for $105,000 in a market where comps were $220,000, and another paid $107,000 in that same market.

We're not seeing deals like that materialize yet in hot markets such as Miami, but they exist within an hour or two of Miami. If you want to be successful, focus on affordability.

When evaluating deals, I always tell my students to run the numbers carefully — use a mortgage calculator like the one on Bankrate.com and compare monthly payments including taxes and insurance versus what it would cost to rent that same home. Also, for rentals, check Section 8 fair market rents on HUD's website to estimate cash flow.

Right now, the Buy, Repair, Rent, Refinance strategy works extremely well. You can buy deeply discounted properties, fix them up, rent them out, and hold them as rentals with positive cash flow. Then you can refinance to pull your cash back out, and do it again!

We'll be covering this in depth at our upcoming Inner Circle Coaching event this weekend, where I am teaching my students both long-term rentals and short-term Airbnbs.

Now, some of you may be wondering: where are these deeply discounted properties? How are you finding properties at such low prices?

The answer is motivated sellers. Our deals come from distressed sellers — people behind on property taxes or in foreclosure, or owners who inherited homes they can't maintain. Some properties are in terrible condition — drug houses, hoarder homes, or abandoned rentals. They need full rehab, which scares off many other buyers, but that's exactly where the opportunity lies for us as investors.

We're also seeing a rise in short sales, where homeowners owe more than their house is worth. When they realize they can't sell for what they owe, and that they will not get anything from the sale of their house they often walk away — and that's where investors can negotiate with banks for big discounts.

As an investor, your job is to identify affordable, high-demand rental markets — typically where ARVs are under $300,000 — and where you can buy at 50–60 cents on the dollar.

In South Florida, that usually means driving an hour or two north or west from Miami Dade and Broward County to find the right price points where houses are more affordable.

We're seeing the early stages of capitulation — landlords giving up, foreclosures rising, and more motivated sellers entering the market. Over the next 12–18 months, I expect those opportunities to grow significantly. There will be many opportunities to make money.

If you're new to investing, now is the time to educate yourself, get trained, and learn how to identify, evaluate, and buy the right properties. This window of opportunity will not be open forever and you need to take advantage of it.

In my training programs, we teach students how to calculate ARV, estimate repairs, calculate their offer price, calculate cash flow, and use private lenders and hard money to fund deals.

Our strategy which is the Buy Repair Rent Refinance Strategy is simple:

✅ Buy below market value at 50 to 60 cents on the dollar ✅ Repair the property using money from private lenders ✅ Rent the property to a tenant for positive cash flow ✅ Refinance and pay off the private lender - and then do it again

The Goal is Financial freedom.

Ten rentals owned free and clear within 15 years means you'll never need to work again. Ten rentals at $5,000 per month in rent can provide you with a $50,000 monthly cash flow for life. And this is indexed for inflation meaning every year you can raise rents, and over time your properties increase in value.

This is one of the easiest ways that I know to create wealth. I've seen countless students of mine become millionaires by following this plan. Many of my students now earn six and seven figures annually from their rental portfolios.

So, if you're ready to change your financial future, I invite you to join me at one of my upcoming real estate training events (boot camps). Learn how to buy bank-owned properties, how to buy foreclosures and short sales and how to bid on online auction sites and buy properties for 50 cents on the dollar. Learn how to use private lenders to fund your deals and how to use other people's money to build wealth through real estate.

You can download a free copy of my book, Wholesaling Bank-Owned Properties, at lexlevinrad.com/getyourcopy.

I hope to see you soon at one of my live real estate training events.

Thanks for listening to The Investing in Real Estate Show. To learn more about my real estate training program, boot camps and coaching visit lexlevinrad.com.

If you would like to schedule a call to speak to one of our Student Support Managers book a free strategy session at lexlevinrad.com/bookacall

TRANSCRIPT:

Hey everyone, welcome to the Investing in Real Estate Show. This is your host, Lex Levinrad. In today's episode, I want to talk about the changing real estate market. And I've got to tell you—things are changing quickly.

I had a Boot Camp event a couple of weeks back, the Buying Rentals and Building Wealth Boot Camp.

We were showcasing some case studies, and one of our students, Manny and Haley, had acquired a property for just $105,000 in Palm Bay. They decided to wholesale and flip that property.

I was actually the buyer—I ended up purchasing that property for $110,000. Now, what's interesting is when I went to look at the property and the surrounding neighborhood, I saw three houses listed for sale on Realtor.com. One was listed at $270,000, another at $275,000, and another at $330,000.

I looked at the ARV. They told me they thought the ARV was around $210,000 to $220,000. That's probably accurate. Let's say $220,000. At my previous Boot Camp, I even pulled this up on the screen and showed everyone how they found the house—by using Driving for Dollars and direct mail. Ironically, this house actually hit two lists: it was both on a tax-delinquent list and a Driving for Dollars list.

Originally, they offered around $125,000 to $130,000, but they negotiated down to $105,000 and the seller accepted. Then they just turned around and flipped that house to me.

So when I hear people saying things like, "You can't find deals right now," or "Fixing and flipping is dead," or "Rentals are dead"—I've got to push back. If you're only looking at surface-level information (what you see on social media or in an article), you'll never dig deep enough to see what's really going on.

I actually made a public Facebook post about this about a week ago. I talked about how many investors were buying at the bottom of the market in 2009, when I was buying in Miami. Back then, there were about 300 investors active. Fast forward to the peak of 2022, and according to Redfin data, there were 4,400 investor buyers.

The numbers correlate inversely: when the market was cheapest, the fewest people wanted to buy. When the market was the most expensive, the most people wanted to buy. On the surface that makes no sense, but if you study history, it makes perfect sense.

Back when I worked on the trading floor in Chicago, one of the required books was Extraordinary Popular Delusions and the Madness of Crowds. It explains why people buy the most at the top and why no one wants to buy at the bottom.

Think about it: Tesla stock at $200, then $300, then $400, then $500, and people say, "Man, I should have bought it." By the time it's at $800 or $900, they finally jump in—and then it crashes back down to $300 or $400. Same story with Bitcoin. Same story with real estate in 2006–2007, when people were lining up all night in Boynton Beach to buy houses.

Why? Because people felt they couldn't go wrong—it had worked in the past. That's the fallacy: investing by looking in the rearview mirror. "It worked last year, so it'll work this year." But markets ebb and flow.

For example, rental properties are normally priced when they sell at about 100 times monthly rent. At 200–250 times rent, they're overpriced. At 50 times rent, they're underpriced.

At the peak of 2022–2023, many deals were selling at 250 times rent—clearly overpriced. During the 2008 financial crisis, we were buying at 30 times rent. We bought houses in Port St. Lucie—three-bed, two-bath homes—for $36,000 or $37,000 that had previously sold for $200,000, and they rented for $975 a month. That's instant cash flow. So why wasn't everyone buying then? And yet, when those same houses went back up to $325,000 or $350,000, then everybody wanted to buy.

That's human psychology.

Fast forward to today: I've seen these cycles over 23 years in real estate. We just turned the corner from a seller's market into a buyer's market. Inventory is up, prices are down, and sellers are slashing prices. Yet investors are fleeing. Why? Because they're listening to the noise instead of the numbers.

At my Foreclosures Boot Camp in February 2022, there were only 15,000 houses listed on our local MLS. By February 2023, that doubled to 30,000. By 2024, it was 45,000. Today, it's close to 70,000. Inventory has quadrupled in just a few years.

At the same time, prices have fallen 15–20% on average, and in some markets like Miami or Kissimmee, as much as 25–30%. That's a massive pullback. Yet most people still think real estate is "fine." They don't realize investors stopped buying in 2022—the hedge funds, Zillow, Opendoor, all the iBuyers—they pulled back first.

The average mom-and-pop investor only started to realize in 2024 and 2025 that prices weren't going up anymore. That's why right now, this is a better environment to buy than it was a year or two ago. Deals at 60 cents on the dollar are increasing. But only the real buyers—the ones who understand value—are still in the game.

If you rely on social media or the news, you'll end up buying at the top and selling at the bottom. If you study cycles, you'll know when to buy.

We're in 2025 now. The market peaked in 2022. The average real estate cycle is 18 years: about 14 up and 4 down. We're about three years into the down cycle, and I believe it's going to get worse before it gets better. Expect more foreclosures, short sales, and bank-owned properties.

If you want to build wealth, this is the time to sharpen your sword. Learn. Educate yourself. If you buy at the right time, fix and rent houses, and hold long-term, you will become a multimillionaire in real estate.

That's all I have for you today.

I've got a Fix and Flip Boot Camp coming up, so I'll be focusing on that. I just wanted to get this podcast out and give you an update on the market. Lots of changes, lots of opportunities. Start marketing to motivated sellers, learn how to buy houses at a discount, and I look forward to seeing you at my next training event.

Until next time, I'll see you on the next podcast.

TRANSCRIPT

Hi everyone, welcome to the Investing in Real Estate Show. This is your host, Lex Levinrad. On today's episode, I want to talk to you about the opportunities in today's market with rental properties. We have a very unique set of circumstances that have led us to where we are now.

The first thing we saw was the absolutely crazy increase in prices that happened after COVID, from 2020 to 2022. There was a huge jump—most areas increased at least 50%. In some areas, prices went up as much as 70%, 80%, even 100%.

With this huge price increase, it became nearly impossible to find cash flow. It just didn't exist. But there was another thing that happened after COVID—a direct result of COVID—and that was the inflation effect.

The government pumped a lot of money into the economy with EIDL loans and PPP loans, and people were flush with cash. This is one of the reasons prices went up so much. And it wasn't just real estate—everything went up. Even the prices of Rolex watches increased. There was simply too much money floating around in the system.

The net result of that was inflation, which we were all aware of. Suddenly, rents were going up, along with the price of food, gas, and everything else. The concept of rents going up is very important. Regular market rents increased quite a bit.

Looking at my own rentals, for example, a property that rented for $1,300 went to $1,475, then the following year to $1,550, and the next year to $1,675. That's a significant increase.

I have a HUD Fair Market Rent tool on my website at www.lexlevinrad.com/hud. You can use it to see fair market rents. You simply select your state and city, and then you can view all the ZIP codes in that city. For example, if you're in Florida, you could choose Broward County, then Fort Lauderdale, and then view the rents HUD pays for a three-bedroom in each ZIP code.

This tool works nationwide. One thing to note is that the number you see is the maximum amount, including utilities. If HUD lists the maximum at $2,100, my experience is that actual Section 8 rents end up around $1,900. I generally deduct $200–$250 from the HUD number to get a realistic rent amount.

Before buying a property, I recommend calling the housing authority in the area. If you're thinking about renting a property with Section 8 in Deerfield Beach, Florida, for example, call the Deerfield Beach Housing Authority and say, "I'm a landlord with a three-bedroom, two-bathroom rental. What rent could I get for Section 8?" Even better, visit them in person. Many times, they have flyers or TV monitors showing current rental listings.

You must first understand what you can get for rent because cash flow is your top priority when buying rental properties.

Many people in real estate have heard the phrase "location, location, location." I think this is often misleading. You can buy in the best location in the world—even Beverly Hills—but if you overpay or it doesn't have cash flow, you'll lose money.

Yes, location is important, but if you had to choose between a great location with a bad return or a less desirable location with a strong return, I would choose the strong return. For example, I lived in Boca Raton, Florida, for 20 years. It's an upscale, highly desirable area. If you're buying for appreciation potential, that makes sense. But if you're buying rentals, you're not living in the property—your tenant is.

When you buy rentals, what matters most is how much rent you can get and whether it will cash flow.

Cash flow is rule number one. If you're starting out, Section 8 is a good place to begin. I'm not saying you'll stay there forever—eventually, you may want to own rentals in higher-quality neighborhoods with higher-quality tenants—but when starting, cash flow is key.

Areas with low prices and high rents give the best returns. A great place to start is by checking Section 8 rent amounts with the HUD tool at www.lexlevinrad.com/hud.

You enter your state, city, and ZIP code to see what HUD will pay for a three- or four-bedroom. That's tool number one. Tool number two is price.

We currently have an unusual set of circumstances making rentals an especially good opportunity. First, real estate prices peaked in 2022. In Florida—especially the condo market—prices have since dropped significantly. In some areas, I've seen 30% declines from the peak.

Some markets, like Boca Raton, are holding strong, but others—Palm Bay, Kissimmee, and similar—have dropped more. It's not just Florida. Markets like Houston, Las Vegas, and Phoenix have cooled considerably.

The second factor is how much rent you are getting. Section 8 rents are set by the government, and because of inflation, HUD's rent amounts have increased dramatically. Properties renting for $1,500 two years ago may now rent for $2,000.

This means that while prices have come down, rents have gone up, creating cash flow opportunities.

For example, in Florida, a $200,000 ARV (after-repair value) house might rent for $2,000 on Section 8. That meets the "1% rule"—rent is 1% of purchase price. Traditionally, the rule of thumb was not to pay more than 100 times monthly rent.

If you buy at full retail price, put 25% down, and get a conventional mortgage, you might have cash flow. But I teach my students not to buy retail. Instead, I teach the Buy, Repair, Rent, Refinance (BRRR) method—buy at a discount, fix it up, rent it out, and refinance.

We typically buy at 50–60 cents on the dollar. For a $200,000 ARV house, that means paying around $100,000–$110,000. This is possible if you find motivated sellers—people in foreclosure, probate, tax delinquency, bad tenants, fire or flood damage, etc.

Once repaired and rented, you refinance at 75% of appraised value. If it appraises at $200,000, the bank will lend $150,000. If you bought and renovated for $150,000 total, you get your money back. If it appraises higher, you may even pull cash out.

The challenge for new investors is finding these discounted deals. That's why I focus on teaching motivated seller marketing.

If you don't have the cash to buy and repair, there are creative ways to raise it—private lenders, partners, 401(k) loans, home equity lines, even credit cards for materials. I often lend my coaching students money for their first deal if it's a good one.

Your mindset is key. Many people think they can't do it because they don't have the cash. But with the right deal, money is not the problem—finding the deal is.

Now is a rare opportunity: prices are down, rents are up, and foreclosures, short sales, and bank-owned properties are increasing. With the BRRR method, you can buy with little or no money down, create equity, and generate monthly cash flow.

We have the Buying Rentals and Building Wealth Boot Camp coming up next weekend. To learn more visit https://www.lexlevinrad.com/buying-rentals-building-wealth-boot-camp/

We have 3 preview tickets left for the Buying Rentals and Building Wealth Boot Camp.

To grab one of those tickets call my office now at (561) 948-2127

On today's podcast episode I talk about how to make more money.

I talk to some students at my real estate training events who are looking for ways to increase their income. Not everyone is interested in waiting years to build wealth and equity with rental properties. Some people are looking to make more money now. And that is what today's podcast episode is about.

Many new real estate investors are attracted to real estate investing and specifically wholesaling and flipping houses, because they are looking for an easy way to make more money. But I have noticed that these people who are looking to make more money usually have either a spending issue or an income issue.

People that are looking for more income usually have a few things in common. They have too much credit card debt, may have student loans, have too many expenses, and not enough income to cover all of those expenses. The net result is a struggle to pay the bills every month. What we call the "rat race". How do you get out of that struggle of living paycheck to paycheck?

For some it's a spending issue where they simply spend too much money relative to their income. For other's it's an income issue where they simply need to learn how to make more money. For most people it's a combination of both too much spending and not enough income.

And what is surprising is that I see this even with people who have relatively high incomes of $150,000 or more. People tend to increase their expenses as they increase their income. And that is what keeps them stuck in the rat race. Keeping up with the Joneses, buying new cars and nicer houses to impress your neighbors is a poverty cycle that will keep you broke forever.

So how does one learn how to make more money? Is the answer to get a better job? Or is it to switch jobs or even get a second job?

The answer lies with none of these. Instead what is needed in order to make more income is to gain specialized knowledge. A person working at a fast food restaurant does not have specialized knowledge and that is why they make $13 an hour. Anyone could do their job. Few want to. They have no specialized knowledge.

The more specialized knowledge you have, the more money you will make. You need to learn specialized skills. A good example of a specialized skill is learning how to be a property scout or deal locator. We call these people "real estate bird dogs" in the industry. If I paid you $5,000 or $10,000 for every house that you found for me, then how many houses would you need to find per month to exceed the income from your job? The answer is not many at all. If you knew how to find houses you would have a specialized skill that could make you a lot more money than what you are currently making.

If you become good at locating wholesale real estate deals at discounted prices, then getting paid to find these deals by an investor like me will make you a lot of money. Learning how to flip these deals to other investors for a profit is a specialized skill called "wholesaling" which can make you a lot more money than what you are getting paid at your job. It's a specialized skill. And it's a skill that you can learn. I teach this skill at the Wholesaling Real Estate Boot Camp. Learning how to buy foreclosures and bank owned properties is a specialized skill too. I teach this at the Foreclosures and Bank Owned Properties Boot Camp.

Even learning how to buy rental properties at a discount and how to employ the Buy, Repair, Rent and Refinance Method is a specialized skill. I teach my students how to do this at the Buying Rentals and Building Wealth Boot Camp. These specialized skills will make you a lot of money because most people do not possess this knowledge.

Regardless of your real estate investing strategy, whether you want to buy and rent, fix and flip, or wholesale and flip you need to know how to find deals. The more deals you can find, the more money you will make. And that skill set of knowing how to find deals is very valuable.

Doctors and dentists, and other busy professionals that want to buy rental properties don't have time to search for and locate deals. They want someone to bring deals to them. That is why wholesalers get paid so much to locate deals. The skill set of learning how to locate deals is a skill set that you can learn. I have taught over 7,000 students these skill sets at my real estate training events.

Learn how to buy foreclosures and bank owned properties at the Foreclosures and Bank Owned Properties Boot Camp. Learn how to be a deal finder and get paid to find deals with my Real Estate Bird Dog and Partnership Program. Learn how to find wholesale deals at the Wholesaling Real Estate Boot Camp. Learn how to fix and flip houses at the Fixing and Flipping Houses Boot Camp. Learn how to buy rental properties and build wealth at the Buying Rentals and Building Wealth Boot Camp. These are all specialized skills that can be learned.

If you learn these specialized skills you will have specialized knowledge, and you will make more money, increase your income and increase your net worth.

If you want to learn more about my real estate training programs, boot camps and coaching call my office at (561) 948-2127 and speak to one of my Student Support Managers.

On today's podcast episode I talk about the Buy, Repair, Rent and Refinance strategy commonly referred to as the BRRR Method. This is one of my favorite real estate strategies and one of the easiest ways that I know to create long term wealth with real estate.

The Buy, Repair, Rent and Refinance Strategy was the method that I used to make my first million dollars in real estate. It has helped me, and many of my students become multi millionaires.

Ironically, out of all the real estate investing strategies that there are, it's the easiest strategy to employ for a beginner and requires the least amount of effort.

The BRRR Method consists of four components

• BUY
• REPAIR
• RENT
• REFINANCE

BUY

The first step is to find a rental property that would work using the BRRR Method. Your goal is to find a property that you can buy, repair, rent and refinance where all of the costs of the purchase and renovation of the property are covered. Once you locate a property, you purchase it using a loan from a private lender. I teach my students how to get private lender loans at my real estate training events.

REPAIR

The second step is to repair and renovate the property. We call this stage the "rehab" stage. Before you can rent the house to a tenant, you will need to make the property rent ready. How much work is required to make the property rent ready depends on the property. Some houses only need a new coat of paint and fresh carpets. Others require more renovation like updating the flooring, the kitchen, and the bathrooms. Some houses require major renovation like new roofs, central air conditioning, plumbing or electrical work.

In some cases you may be able to buy a property that is already rented (with a tenant in place). In this scenario you can skip the repairs because the house is already rented and does not need to be repaired. However, usually, for the BRRR Method to work, you would need to buy the property at a substantial discount to market value. And that means that most of the time the property would require repairs.

RENT

The third step is to rent the property. You will need to have a tenant in place in order to be able to refinance your mortgage. The bank will want to see the amount of rent that the tenant is paying, and will want to verify this by getting a copy of the lease, and also by confirming that the rent is being deposited into your bank account. You would typically collect the first month's rent, last month's rent and a security deposit from the tenant when renting out the house.

REFINANCE

The fourth step is to refinance the mortgage to a lower interest rate fixed mortgage. In order to refinance the mortgage the bank will require an appraisal. For investment properties, banks will typically lend 75% of the appraisal value. A house that appraises for $200,000 would be able to get a mortgage for $150,000. The goal with the refinance is to get enough money from the bank in the refinance to pay off the private lender and to cover the purchase price and the repairs plus all closing costs and other fees like points, interest, and insurance. Done correctly, (like in the example I used in this podcast episode) you can buy a house with no money down using the BRRR Method.

EXAMPLE

On the podcast episode I spoke about a house that could be purchased for a purchase Price $80,000. Assume you could get a private lender loan from someone like me for $70,000. If this property required repairs of $30,000 and fees and points and closings costs were $10,000 then your total cost to purchase and repair this property would be $120,000.

After the house was repaired, let's say you rented it to a tenant for $2,000 which is the going market rate. Now that the house is rented, your goal would be to refinance the mortgage so your mortgage broker orders and appraisal and the house appraises for $200,000. The bank is willing to lend you 75% of the appraisal amount which is $150,000. I recommend the 15 year fixed rate mortgage so that your house is paid off in 15 years (or less if you pay a little extra each month).

You have to pay back the private lender loan of $70,000. You also want to pay yourself back the cost of the repairs ($30,000) plus the cost of the fees and points and closing costs from when you purchased the house ($10,000). In some cases you may have used Home Depot cards to pay for materials and you may have paid your contractor with a credit card.

HERE IS THE BREAKDOWN

Purchase Price $80,000

Private Lender Loan $70,000

Fees and Points $10,000

Total Cost $90,000

Repairs $30,000

Total Cost Including Repairs $120,000

Your Cash Out of Pocket (or credit cards used or a combination of both) would be the $10,000 down payment, plus $10,000 in closing costs, points, fees and insurance plus the $30,000 in repairs. The total cash out of pocket would be $50,000. This could be borrowed from a relative or friend or it could be a combination of credit cards, savings and Home Depot cards.

APPRAISAL

Appraisal $200,000

Bank Loan: $150,000

Pay off Private Lender $70,000 (you are left with $80,000)

Pay yourself back the $10,000 down payment

Pay yourself back for the repairs $30,000 (or pay off the Home Depot Card)

Pay yourself back for the fees, points, closing costs and insurance $10,000

Refinance Fees $5,000

Cash left over $25,000

EQUITY

At this point you would have a house that is appraised at $200,000 with a mortgage of $150,000. Your equity would be $50,000. You also have the cash left over from the refinance which is $25,000. You would have increased your net worth by $75,000 by buying this property.

HOLD THE PROPERTY UNTIL THE MORTGAGE IS PAID OFF

Assuming that the value of the house doubles in 15 years, and the rent doubles in 15 years then you would own a $400,000 house free and clear (with no mortgage) and you would have $4,000 per month in rent coming in (in 15 years). This is how you become wealthy. If your goal was to have $20,000 per month coming in, then all you would need to have is 5 of these houses.

What makes this such a powerful strategy is that you are not limited and can buy as many houses as you want. As long as they fit the formula, you can buy unlimited real estate. So in the example above if you borrowed the $50k from a combination of your savings, a relative and credit cards then when you refinance you would have that money back and would be able to do it again and again and again. And if you get 15 year mortgages, then no matter what happens in those 15 years, your mortgage will get paid off and you will own the property free and clear. And if you pay a few hundred dollars extra each month you can have your mortgage paid off in as little as 10 years.

CREATING WEALTH AND FINANCIAL FREEDOM

The BRR Method is the easiest way to create wealth and financial freedom. This is the easy way to get wealthy but it does require patience. And it works, as so many of my students can tell you!

If you want to learn how to get started with the BRRR Method I encourage you to attend the Buying Rentals and Building Wealth Boot Camp where I teach the BRRR Method.

You can find out more information about that boot camp at this link: https://www.lexlevinrad.com/buying-rentals-building-wealth-boot-camp/

If you want to increase your returns by 3 to 5 times and pay off your mortgage quicker, then you can rent the properties to short term tenants using the Airbnb platform instead of long term tenants. We teach this Airbnb method at our Airbnb and Short Term Rentals Boot Camp.

If you want to learn more about my real estate training program, and more about our upcoming events, boot camps and my coaching program visit www.lexlevinrad.com or call my office and speak to one of our Student Support Managers at (561) 948-2127.

On today's podcast episode I talk about how to buy houses in 2025 and what to look out for as an investor when buying in today's market.

The past 3 years have been an interesting time for real estate investors - especially in Florida. We have seen interest rates move up from a low of 2.65% in 2022 to above 7% by October 2023. This rapid increase in interest rates which was orchestrated by the Fed to reduce inflation had a very sobering effect on the real estate market.

Prices peaked around July 2022 and have been on a gradual decline ever since. Over the past year, the market has shifted from a seller's market where it was easy to sell, to a buyer's market where buyers can be very selective. Sellers have been slashing prices on properties listed on the MLS and inventory has been rapidly increasing in many areas. In some areas like Southwest Florida, in some cities the number of listings on the MLS has quadrupled over the past few years.

Some of the notable changes that have occured over the past few years are:

1. Hedge Funds, Private Equity Funds and iBuyers stopped buying houses.
2. These same hedge funds and private equity funds are now selling houses.
3. Builders have had to slash prices and provide incentives to lure buyers in.
4. Higher interest rates and prices means less buyers can qualify for a mortgage.
5. Banks and mortgage lenders are becoming much more cautious on lending.

So how have these changes affected real estate investors who are wholesaling and flipping houses, fixing and flipping houses, and buying rentals and Airbnb's?

The first major change is you have to be very weary of sold comps (comparable sales). A house that sold 3 months ago may have gone under contract 5 months ago, and prices may have been ten percent higher. If you are planning on fixing and flipping and it usually takes you four to six months from purchase to sale, it may now take you longer to sell, and you may have to decrease the asking price. During that longer holding period, you will have additional interest payments. You may also be looking at an additional ten percent decline in pricing by the time the house sells.

For investors that are fixing and flipping, they have a situation where prices are coming down and they may continue to come down. I recommend that you build in a profit margin of 10% from sold comps, and then add an additional 10% for potential price declines. This is a very conservative assumption, but it will help you stay profitable and out of trouble. It will also make you reject almost all deals that are presented to you. In this market you will need to buy at deep discounts.

Keep an eye on home builders and the pricing of new homes because that is also putting downward pressure on comparable sales. If a brand new 1,800 square foot home that was built in 2025 is selling for $380,000 then why would someone pay $350,000 for your 1989 house that you fixed up which is only 1,200 square feet? Don't only look at sold comps because if you do you will over estimate the ARV and what the house could be sold for. Always pay attention to the home builders because their pricing puts a ceiling on comparable sales. If you are watching the builders, then you will know when they are slashing prices and you will be able to adjust your comparable sales and ARV accordingly.

In today's market it is more important to look instead at current listings on the MLS than comparble sales. Pay attention to how long homes have been listed (days on market) and how much sellers are slashing their asking prices. Sold comps may tell you a house is worth $350,000, but if there are 3 houses listed for sale at $320,000 then ask yourself if you called the realtor and made an offer would the seller accept $310,000 or $300,000?. If the answer is yes, then the ARV today is $300,000 (not $350,000). And yes that is a shocking price decline. But it's also reality. If you are fixing and flipping, if today's ARV is $300,000 what will it be in six months?

I recommend that you consider reducing your ARV estimate by an additional 10% to account for potential additional price declines and you run your offer price off of those numbers. If you are fixing and flipping be very conservative and buy at deep discounts! This means you probably will need to reject most deals that are presented to you. You won't find a great deal from a wholesaler who is marking up their price by $50,000 or $100,000. Also watch out for ARV estimates from wholesalers (they are probably too high).

If you are wholesaling, consider that your cash buyer investors are the fixers and flippers described above. If they are buying deep, you will need to get houses under contract at deeper discounts in order to be able to flip them to those buyers for a profit. If you are buying at 60 cents on the dollar, you will not have a problem flipping houses. The days of paying 80% of ARV and flipping a house for 90% of ARV are over. Wholesalers will have less cash buyers to flip houses to because their cash buyers are more conservative now. If you are wholesaling, learn how to buy at deeper discounts and get better at estimating rehab costs and ARV.

For investors that are landlords buying rental properties, the game is a little easier. Since your time horizon is long term, you don't have to worry about short term price declines over the next year or two. If your goal is to buy rental properties and get 15 year fixed rate mortgages then what happens over the next year or two is irrelevant. Think longer term and focus on properties that cash flow where you can employ the Buy, Repair, Rent, and Refinance method.

Your goal should be to buy as many rentals as possible with no money down using the BRRR Method. Any price declines over the next year or two will be your opportunity to buy more houses at better prices and deeper discounts. Make sure you only buy properties that cash flow by at least $500 per month and you will do well in this market. At some point, prices will bottom and start going back up. When that day comes, the investor that purchased the most rental properties wins. The more rental properties that you can buy before the market bottoms and turns back up the better. Your net worth and your financial future depend on it. If you want to become a millionaire focus on buying ten rental properties and holding them long term. If you want to learn how to build wealth with rental properties, I strongly recommend that you join my real estate training program and attend the Buying Rentals and Building Wealth Boot Camp. At this boot camp, I teach my students how to buy houses with no money down, using the Buy, Repair, Rent, Refinance Strategy. This strategy has made myself and many of my students millionaires. It can do the same for you.

I also recommend that you learn how to to employ this BRRR method with Airbnb short term rentals as an exit strategy instead of only focusing on long term rentals. Instead of Buy, Repair, Rent, Refinance you can Buy, Repair, Airbnb and Refinance. I teach my students how to do this at the Airbnb and Short Term Rentals Boot Camp and is part of my real estate training program . Many of my students have transitioned from being landlords with long term rentals to Airbnb. The cash flow is 3 to 5 times higher and I have students that are making $130,000 a year from just one Airbnb. One of my students made $ $100,000 last month on Airbnb. If you want financial freedom, learning how to buy rentals and how to build wealth long term with the buy, repair, rent refinance strategy is a game change. If you employ buy, repair rent, refinance together with Airbnb you will create your financial freedom much faster. One last note. You may think that based on what you just read (and heard) that you should "hold off" on buying real estate and wait for prices to come down. That is not the case. Many of my students are finding great deals right now that cash flow like crazy. I purchased 4 houses last week. We are in buying mode and any price dips will result in us buying even more aggresively. Buy anything that makes sense and that cash flows. Just remember to buy at a deep discount!

On today's podcast episode, I talk about bidding on online auction sites, and buying bank owned properties and foreclosures.

In order to understand buying foreclosures and bidding on bank owned properties on online auction sites, it's important that you understand the foreclosure process and how it works. I will be covering this in detail at the Foreclosures and Bank Owned Properties Boot Camp next weekend. You can learn more about the Foreclosures and Bank Owned Properties Boot Camp at the link below:

https://www.lexlevinrad.com/foreclosures-bank-owned-properties-boot-camp/

There are 4 stages to foreclosure:

• Pre-Foreclosure

• Foreclosure

• Foreclosure Auction

• Bank Owned Property

Pre-Foreclosure

In the pre-foreclosure stage, the homeowner is late on their mortgage payments. They can be 30 days, 60 days, 90 days or 120 days late. According to the Dodd Frank Act, banks cannot pursue a foreclosure lawsuit until a homeowner is 120 days late so any homeowner who is late up to 120 days (or until the bank initiates a foreclosure lawsuit) is considered in pre-foreclosure. You can market to these homeowners by accessing

30 60 90 day late mortgage lists from data providers and marketing to these homeowners before they go into foreclosure.

Foreclosure

After the bank has initiated a foreclosure lawsuit (known as "Lis Pendens" in Judicial States like Florida), the homeowner is now in foreclosure. Foreclosure is public record and you can get access to this data by using data providers like Propstream (you can get a free 7 day trial at https://www.lexlevinrad.com/propstream/)

Many real estate investors download the foreclosure list and market to homeowners in foreclosure by mailing postcards and letters. Investors can purchase these properties before the foreclosure auction directly from the homeowner. On new foreclosure filings, a foreclosure auction date has not yet been scheduled, but after a few months, a foreclosure auction date may have already been set. It's very important to understand this and to know if there is a foreclosure auction date and what that date is. Any investor can buy the property for cash directly from the homeowner up to theoretically the day of the foreclosure auction. In reality if you were using a title company and you were going to do a lien search, you would want to close at least a few days before the foreclosure auction which means you would need to sign a contract with the homeowner no later than 3 weeks before the foreclosure auction date.

Foreclosure Auction

Investors can register to bid on the property at the foreclosure auction which is held online by the County Clerk in most counties. I do not recommend buying at the foreclosure auction since you are not guaranteed to receive free and clear title and the property may have liens and building violations attached to it.

At the foreclosure auction, the property is sold to the highest bidder. The bank will have a representative who is usually an attorney who will bid up to or very close to the amount of the original mortgage that was owed by the homeowner. This is done to protect the bank's interest for the amount of the money owed. In the event that the bank is the highest bidder (because other investors don't want to bid that high), then the property will go back to the bank. At this point the mortgage is wiped out and the bank now owns the property and it becomes a bank owned property.

Bank Owned Property (REO)

Once the property goes back to the bank it becomes a bank owned property or REO (which stands for real estate owned by the bank). The goal of the bank is to get rid of this property as fast as possible. They do this by only selling to cash investors. They do not allow mortgages because the bank wants a quick sale and does not want to wait to see if the house will appraise or if the buyer can get approved. The bank only accepts cash offers and requires all offers to have a proof of funds letter showing that the buyer has the funds available to purchase the property. We provide a proof of funds letter to all students that are in our real estate training program.

The ideal buyer for a bank is an investor that will pay cash and waive all contingencies including inspections. Why is this ideal for the bank? Because the buyer cannot back out. There are no appraisals, surveys, inspections or requirements to be approved for a mortgage, so for the bank this type of offer is the one that is most likely to close and sell fast for cash (which is what the bank wants).

Once the bank owns the property, they assign an asset manager in their loss mitigation department to oversee the sale of the property. This asset manager hires a few local real estate agents and requests a BPO which is a broker's price opinion on what the property should be listed for and what the current value of the property is.

The asset manager then chooses one of these agents to be the listing agent and list the property on the MLS. Investors can see these bank owned properties on the MLS and make an offer to purchase the property by contacting the listing agent.

Online Auction Sites

In some cases, the bank chooses to use an online auction site like www.hubzu.com, www.auction.com or www.xome.com to sell the property. While the property is still listed on the MLS, all buyers are required to bid online using the online auction platform that the bank chooses (instead of contacting the listing agent). This information about what auction platforms is being used is readily available in the comments section of the MLS Listing and can even be visible on www.realtor.com and www.zillow.com

Anyone can go to these online auction sites and register to bid. The key thing to understand is that the price on the MLS may be the starting bid price and not the price that the bank is willing to accept. On all online auctions there is a "reserve price" which is the minimum price that the bank is willing to sell the property for. If a property does not sell or does not meet the reserve price then it is listed again until it is sold.

In order to bid on online auction sites you will be required to register. Part of the registration process is for them to verify your identity and for them to require you to provide a credit card for the bid deposit. If you bid on a property and you are the winning bidder, the auction site will deduct the amount of the auction deposit from your credit card. This amount will only be refunded to you if you close on the property.

If you do not sign the purchase contract or if you choose not to buy the property you will lose the bid deposit. Each site has different bid deposits and the bid deposits change often. Most of the properties listed on online auction sites have a bid deposit of around 3% to 5% of the purchase price. Each online auction specifically states the required bid deposit in the listing. Make sure you pay attention to that before you bid.

Proof of Funds Letter

You will also be required to upload a proof of funds letter to show the bank that you have the funds available to purchase the property for cash. If you have a bank account statement with the funds readily available use that. If you don't then you can use a proof of funds letter. We provide all of our students in our training program with a proof of funds letter for them to bid on online auctions and bank owned properties.

Government Sponsored Entities (GSE's)

Another set of online auction sites are Government Entity Sites like HUD, Fannie Mae and Freddie Mac. You can see HUD Homes on www.hudhomestore.com. Fannie Mae Homes are listed on www.homepath.com, and Freddie Mac Homes are listed on www.homesteps.com although Freddie Mac currently has a partnership with www.auction.com where the Freddie Mac properties are listed on their platform instead.

Learn How To Buy Foreclosures and Bank Owned Properties

Foreclosures are skyrocketing. 1 in every 247 homes in Florida had a foreclosure filing in 2024. There are millions of homeowners that are in pre-foreclosure and foreclosure. There will be many opportunities to buy properties at huge discounts from homeowners that are in some stage of the foreclosure process.

Foreclosures that are sold at the foreclosure auction will become bank owned properties. Learning how to buy and bid on these bank owned properties on the MLS and on bank owned property websites will be critically important in 2025. If you are looking to buy your first rental or fix and flip or if you are looking to wholesale and flip your first house then you need to learn how to buy bank owned properties.

Understanding how to bid on government entity websites like HUD, Fannie Mae and Freddie Mac will open up your options to buy more properties at a discount. Some bank owned properties sell for as low as 50 cents on the dollar (or less).

If you want to get started buying foreclosures and bank owned properties, make sure you register to attend the Foreclosures and Bank Owned Properties Boot Camp which is coming up next weekend. There are only a few seats left. If you want to attend, call my office at (561) 948-2127.