Real Estate Investing with Coach Carson

⭐ Get my coaching & community to achieve financial freedom →

https://go.coachcarson.com/rpm-511-pod

⚒️Get my best investor tools for FREE →

https://go.coachcarson.com/toolkit-pod-511

▶️Next Episode: How I Analyze ANY Real Estate Market in 15 Minutes for FREE!

• Apple: https://podcasts.apple.com/us/podcast/367-how-i-analyze-any-real-estate-market-in-15-minutes/id1448707654?i=1000674687445

• Spotify: https://open.spotify.com/episode/2rQNX4X3zq9xHRz1UH8urX?si=4F9VtK1bRLqnA1v3nvDxqQ

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🎙️ Episode #511 - Brian Waters owns 20+ rentals across the country, many in markets he's never visited. He shares lessons from turnkey rentals to BRRRR deals, and why you don't need 50 properties to achieve financial freedom.

🎬 Topics Covered:

• (0:00) - 20 Rentals, 2,000 Miles Away
• (0:48) - Why Invest Out of State?
• (3:30) - How to Pick Your Market
• (5:00) - Brian's Market-Buying Rules
• (10:20) - How to Invest From Anywhere
• (14:57) - How to Find a Great Property Manager
• (20:39) - How One Deal Led to Multiple Markets
• (24:27) - Why Real Estate Is a Team Sport
• (28:45) - Brian's Investing Playbook
• (32:17) - BRRRR: How Brian Scaled His Rentals
• (38:29) - Do the Numbers Actually Work?
• (45:44) - Brian's Biggest Investing Lessons
• (52:34) - What's Next for Brian?
• (55:54) - Analyze Any Market in 15 Minutes

📄 Show Notes:

https://www.coachcarson.com/20longdistancerentals/

🔗 Connect with Brian Waters:

• Instagram: https://www.instagram.com/mr.brian.waters/

• Facebook: https://www.facebook.com/mr.brian.waters

• TikTok: https://www.tiktok.com/@mr.brian.waters

• Website: https://www.rentalpropplaybook.com/

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ADDITIONAL RESOURCES:

💵 Need Investor-Friendly Financing?

This is who I trust:

https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine

⭐ Get my coaching & community to achieve financial freedom → https://www.coachcarson.com/rpm-pod-510

⚒️Get my FREE Where Should You Invest Cheat Sheet → https://go.coachcarson.com/wheretoinvest-cheatsheet-510

▶️ Next Episode: How to Become Financially Free with 5 Small & Simple Rentals

• Apple: https://podcasts.apple.com/us/podcast/357-how-to-become-financially-free-with-5-small-simple/id1448707654?i=1000665864424

• Spotify: https://open.spotify.com/episode/336CUBMafiXziE1NfdMh8O?si=MX98eU8FQD-bWo5hIcFfZg

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• (0:00) - How to Pick the Right Market
• (1:05) - The Rent-to-Price Ratio Explained
• (3:35) - Use ChatGPT to Test Your Market
• (6:21) - Get Coach's Cheat Sheet
• (7:00) - Do the Numbers Work in High-Cost Markets?
• (12:55) - How to Negotiate Seller Financing
• (18:01) - Do the Numbers Work in Low-Cost Markets?
• (24:07) - The 3-Step Market Analysis
• (24:37) - How Much Can You Handle?
• (27:21) - What Do You Need Your Money to Do?
• (32:14) - Do You Believe in Your Market?
• (36:54) - How to Become Financially Free with 5 Small & Simple Rentals

🎙️ Episode #510 - Can't find good deals locally? Here's how to decide whether investing out of state is the right move.

📄 Show Notes: https://www.coachcarson.com/investoutofstate/

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ADDITIONAL RESOURCES:

💵 Need Investor-Friendly Financing?

This is who I trust:

https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine

📋 Free Rental Systems Assessment:

https://www.coachcarson.com/30daytest-pod-509

⭐ Already own rentals? Turn them into income you can live on:

https://www.coachcarson.com/rpm-pod-509

▶️Next Episode: 21 Commonly Forgotten Maintenance Tasks for Rental Properties

• Apple: https://podcasts.apple.com/us/podcast/280-21-commonly-forgotten-maintenance-tasks-for-rental/id1448707654?i=1000601812353

• Spotify: https://open.spotify.com/episode/4vZFFyNH1sbRZWfTwLTtIn?si=HJIsi6juTXKJKI5lhx-ScA

Additional Resource: Want help with the books and monthly numbers behind these systems? Wesley Portegies and PurelyREI: https://purelyrei.com/coachcarson?utm_source=podcast&utm_medium=shownotes&utm_campaign=ep509

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🎬 Topics Covered:

• (00:00) - Could Your Rentals Survive 30 Days Without You?
• (01:23) - The Rent Increase Trap Every Landlord Falls Into
• (04:57) - The 5 Systems That Make Your Rental Business Run Itself
• (09:03) - How to Screen Tenants So Good You Never Have to Worry Again
• (16:47) - What's Your Plan When a Tenant Stops Paying Rent?
• (24:25) - Preventative Maintenance: Fix It Before It Breaks the Bank
• (33:01) - Can You Find Any Lease Document in Under 10 Minutes?
• (43:40) - The KPI Dashboard Every Landlord Needs
• (53:39) - Score Yourself: Free Rental Systems Assessment Tool
• (57:17) - 21 Commonly Forgotten Maintenance Tasks For Rental Properties

🎙️ Episode #509 – Could your rental business survive if you disappeared for 30 days? Wesley Portegies and I break down five systems landlords need to build a rental business that can run without them.

📄 Show Notes: https://www.coachcarson.com/5landlordsystems/

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ADDITIONAL RESOURCES:

💵 Need Investor-Friendly Financing?

This is who I trust:

https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine

☎️ Get my FREE 4 Pillars Off-Market Seller Script: https://www.coachcarson.com/sellerscript

📱 Find off-market deals with DealMachine + get my Off-Market Deal Finder mini-course FREE: https://www.coachcarson.com/90daydeal

Plus: 50 bonus mailers + VIP live DealMachine training!

▶️ Next Episode: How to Analyze a Rental Property in 2026

• Apple: https://podcasts.apple.com/us/podcast/462-is-this-rental-actually-a-good-deal-most/id1448707654?i=1000739104213

• Spotify: https://open.spotify.com/episode/0M8GeXbwjiMxovR4zEnOep?si=W6BhMlXvSYmVw3XPORLy5g

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Episode Notes:

🎬 Topics Covered:

• (00:00) - If I had 90 days to find a deal, I'd start here
• (00:51) - The mistake that makes finding a good deal almost impossible
• (04:33) - How much time can you actually give this?
• (07:01) - The buy box that makes better deals easier to find
• (12:12) - What a real-world buy box actually looks like
• (14:40) - Can AI tell you if your buy box makes sense?
• (20:55) - Get your money and team ready before the deal appears
• (23:19) - Should you hunt on-market or go off-market?
• (28:28) - Why driving for dollars still finds overlooked deals
• (30:41) - How to build a hyper-targeted seller list
• (35:32) - How to reach owners who aren't even trying to sell
• (39:34) - The 4-part conversation that gets sellers talking
• (45:18) - How to make offers sellers will actually consider
• (49:45) - Why 20 offers can change everything
• (54:30) - How to Analyze a Rental Property in 2026

🎙️ Episode #508 – If I had to find a real estate deal in the next 90 days, here's exactly what I'd do. Matt Kamp and I break down the step-by-step playbook for finding and buying a deal.

📄 Show Notes: https://www.coachcarson.com/1deal90days/

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Additional Resources:

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/90daydeal

💵 Need Investor-Friendly Financing? This is who I trust → https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant-yt

🏠 TurboTenant – Streamline Your Property Management for Free:

https://www.coachcarson.com/turbotenant-pod

⭐ Get my coaching & community to achieve financial freedom →

https://www.coachcarson.com/rpm-pod-507

⚒️Get my best investor tools for FREE →

https://www.coachcarson.com/LLchecklists-507-pod

▶️Next Episode: This is my Ideal Rental Property (size, materials used, buy box)

https://www.youtube.com/watch?v=r5C_Lvw5aWw

• Apple: https://podcasts.apple.com/us/podcast/305-this-is-my-ideal-rental-property-size-materials/id1448707654?i=1000625110649

• Spotify: https://open.spotify.com/episode/2xKiNn692ccdWEXNOXHPGN?si=6Luc2QdDTuGOyBFNhMd7Xg

🎬 Topics Covered:

• (0:00) - How I Manage 96 Rentals in 2 Hours
• (1:21) - The Real Estate Learning Curve
• (3:44) - Entering the Harvester Phase
• (5:50) - The 3 Keys to Less Management
• (6:22) - Which Rentals Take the Most Time?
• (8:50) - Build Your Dream Team
• (13:13) - Why Tenants Are Part of Your Team
• (14:16) - The Time-for-Money Tradeoff
• (15:32) - Build Systems That Save Time
• (16:37) - The Software That Runs My Rentals
• (19:55) - Put Your Documents on Autopilot
• (20:51) - Create Rental Property SOPs
• (22:04) - The Power of Pruning Your Portfolio
• (22:56) - Find Your Best & Worst Rentals
• (25:30) - The Mindset Behind Freedom
• (28:02) - Why Real Estate Investors Need Community
• (28:59) - This is my Ideal Rental Property

🎙️ Episode #507 - Real estate isn't passive at first, but it can become passive enough. Here's how I got 96 rentals down to 2 hours a week.

📄 Show Notes: https://www.coachcarson.com/96rentals/

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ADDITIONAL RESOURCES

💵 Need Investor-Friendly Financing?

This is who I trust → https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant-yt

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine-YT

⭐ Get my coaching & community to achieve financial freedom →

https://www.coachcarson.com/rpm-pod-506

⚒️Get your FREE Rental Retirement Worksheet →

https://www.coachcarson.com/rentalretirementworksheet-pod

▶️Next Episode: How to Pay Off Rental Debt in 5 Years (A Case Study)

• Apple: https://podcasts.apple.com/us/podcast/301-how-to-pay-off-rental-debt-in-5-years-a-case-study/id1448707654?i=1000622121019

• Spotify: https://open.spotify.com/episode/2v1WindLEVllCLDuSBkszA?si=bPbM-mqbT7Ww0dGqTyHcGg

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🎬 Topics Covered:

• (0:00) - From Building Wealth to Using It
• (0:58) - How Dawn Got Started
• (4:35) - The Builder-to-Harvester Mindset Shift
• (9:35) - Why Stepping Away Is So Hard
• (21:54) - What Happens When You Slow Down?
• (24:29) - Making Older Investments Work for You
• (28:07) - The Power of Owner Financing
• (33:07) - When Should You Pay Off Debt?
• (41:26) - How Much Cash Should You Keep?
• (45:04) - Who Are You Without Work?
• (53:44) - What Does It Mean to Be a Steward?
• (55:54) - Connect With Dawn
• (56:34) - How to Pay Off Your Rental Debt

🎙️ Episode #506 - Building wealth is one thing. Figuring out what to do when you have enough is another. Dawn Matze and I talk about turning real estate into cash flow, simplifying your portfolio, and finding purpose beyond the next deal.

📄 Show Notes: https://www.coachcarson.com/enoughrealestate/

🔗 Connect with Dawn:

• Instagram: https://www.instagram.com/womanbuilderdawn/

• Book - Nailed It!: https://amzn.to/3SWAUqg

• Website: https://womanbuilder.com/

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ADDITIONAL RESOURCES

💵 Need Investor-Friendly Financing?

This is who I trust → https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant-yt

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine-YT

⭐ Get my coaching & community to achieve financial freedom →

https://www.coachcarson.com/rpm-pod-505

⚒️Get my best investor tools for FREE →

https://www.coachcarson.com/toolkit-pod-505

▶️Next Episode: How to Make Rentals Cash Flow With 8% Mortgages

• Apple: https://podcasts.apple.com/us/podcast/316-how-to-make-rentals-cash-flow-with-8-mortgages/id1448707654?i=1000633829403
• Spotify: https://open.spotify.com/episode/1mFOaAb4MmTQrRt30oGMFF?si=lFdvfEoYSyaLq5AG8SGKtA

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🎬 Topics Covered:

• (0:00) - How John Schaub is buying real estate in today's market
• (5:50) - The old fashion investing plan that still works today
• (9:30) - How to find sellers who actually want to make a deal
• (14:35) - How to landlord when the market feels uncertain
• (22:37) - 10 houses or 1 multifamily: Which wins?
• (28:49) - Think you started too late? John disagrees.
• (34:29) - When holding a rental stops making sense
• (36:36) - When paying off your rentals is the smarter move
• (44:54) - How much money should you actually lend?
• (48:39) - The risks real estate investors shouldn't ignore
• (52:46) - Where to learn more from John
• (53:30) - Want help building your rental plan?
• (53:50) - How to make rentals cash flow with 8% mortgages

🎙️ Episode #505 - Think you started investing too late? John Schaub has been buying real estate since 1972 and says you may have more time than you think. We talk about creative financing, today's market, and how to build wealth at any age.

📄 Show Notes: https://www.coachcarson.com/toolatetoinvest/

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ADDITIONAL RESOURCES

💵 Need Investor-Friendly Financing?

This is who I trust → https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant-yt

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine-YT

⭐ Get my coaching & community to achieve financial freedom →

https://www.coachcarson.com/toolkit-pod-504

⚒️Get my best investor tools for FREE →

https://www.coachcarson.com/toolkit-pod-504

▶️Next Episode: Why 8 Rentals Beat 21 (For Real Life Freedom)

• Apple: https://podcasts.apple.com/us/podcast/473-why-8-rentals-beat-21-for-real-life-freedom/id1448707654?i=1000747741468

• Spotify: https://open.spotify.com/episode/5grA2tQHfkHNk0atP58Klh?si=bcyvAFfqTFWy5CgCMtU01w

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🎬 Topics Covered:

• (00:00) - Why she's selling her best rentals
• (00:48) - From 14 units to fewer & better
• (03:34) - The CapEx trap nobody talks about
• (07:41) - More properties ≠ more freedom
• (13:59) - 100 units is a scam
• (22:49) - How $12K turned into a cash-flowing empire
• (27:59) - The moment she knew it was time to sell
• (35:43) - 1031 exchange: trading up to a $1.16M fourplex
• (45:39) - The CapEx strategy that changes everything
• (55:29) - You need to look ahead or get left behind

🎙️ Episode #504 - Emily built a successful rental portfolio, then started selling. I sit down with her to unpack why she's choosing fewer, higher-quality properties, and why less might actually mean more freedom.

📄 Show Notes: https://www.coachcarson.com/3millionrentalportfolio/

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ADDITIONAL RESOURCES

💵 Need Investor-Friendly Financing?

This is who I trust → https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant-yt

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine-YT

⭐Apply to Join RPM and attend the live sessions: https://www.coachcarson.com/rpm-pod-503b

-------------------------- Topics Covered:

• 00:00 I asked my brother how he'd sue me
• 00:21 A new Coach's Corner format (and how to send feedback)
• 00:56 Why I've avoided talking about liability
• 02:01 23 years, and the lawsuit I've never seen
• 03:26 Risk #1: Loans with a date attached
• 04:34 What a balloon note actually is
• 05:09 The 2008 story: a $1M property sold for $600K
• 06:39 The fine print that lets a bank call your loan early
• 08:30 Risk #2: Remodels beyond your experience level
• 10:47 Start simple (and my own over-budget projects)
• 11:33 Risk #3: Bad locations that look great on a spreadsheet
• 13:00 So does liability actually matter?
• 14:13 Liability September inside RPM
• 14:48 Session 1: How my brother would build a case against me
• 18:00 Session 2: An attorney who owns rentals and teaches the law
• 18:50 Session 3: What liability insurance really covers
• 19:18 How to join us before September 10th
• 20:40 Send me your liability story

🎙️ Episode #503b –

Recently I asked my brother how he'd sue me. He's a lawyer, and no, we're not fighting. I wanted him to war-game my defenses as a landlord.

But before I get to that, I want to share something I've noticed in 23 years of investing.

I have never once watched an investor go out of business because a tenant sued them. Not one time. And yet that's the risk most of us spend real money and real worry protecting ourselves against.

What I have seen, over and over, are three other things. Financing with a date attached to it. Remodel projects beyond an investor's experience level. And bad locations that look great on a spreadsheet and grind you down until you quit.

In this Coach's Corner episode I walk through all three, including a friend who lost a decade of equity in 2008 because of a balloon note, and a few of my own deals that went over budget.

Then I get into what I don't know. Because a tenant really can fall down your stairs. I just have never seen honest numbers on how often it happens or what it costs, only sales pitches. So this month I'm bringing in three people who can give straight answers.

Liability September inside Rental Property Mastery: Sept 10 with my brother Andrew, a South Carolina attorney who has worked injury cases from both sides and now represents the people bringing them. Sept 17 with a practicing attorney who owns rentals and teaches real estate law at Clemson. Later in the month with Steadily on what a landlord liability policy actually covers.

If you already own at least one rental and want to be in the room, apply at coachcarson.com/rpm-pod-503b. Applying isn't committing. The next step is a short call with Joe to see whether it's a fit.

Got a liability story of your own, good or bad? Email me at [email protected]. I'm collecting them. And this is a newer, audio-only format, so I'd love to know whether you want more of these. Email me or tag me @coachchadcarson on Instagram or Facebook.

⭐ Get my coaching & community to achieve financial freedom:

https://www.coachcarson.com/rpm-pod-503

⚒️Get my best investor tools for FREE:

https://www.coachcarson.com/toolkit-pod-503

▶️ Next Episode: STOP Following This Real Estate Advice!

• Apple: https://podcasts.apple.com/us/podcast/482-stop-following-this-real-estate-advice/id1448707654?i=1000759507880

• Spotify: https://open.spotify.com/episode/6p5jRVzn6vDOMBDXXnIcS9?si=ndyoTGixQQmJV2Gjm5tTKQ

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🎬 Topics Covered:

• (0:00) - Why Landlords Don't Get Paid
• (1:04) - How an Insurance Claim Actually Works
• (3:27) - The Proof You Need to Get Paid
• (7:00) - Your Records Could Save You
• (10:55) - Can You Trust Your Property Manager?
• (13:25) - Prepare Your Tenants Before Disaster
• (16:45) - Why You Can't Wait to Fix Damage
• (18:50) - When DIY Can Cost You Coverage
• (22:08) - Why Your First Insurance Check Isn't Final
• (27:52) - The #1 Supplement Mistake
• (29:24) - Do You Have the Right Policy?
• (31:22) - Is Your Whole Portfolio Protected?
• (33:29) - The Coverage You Didn't Know You Needed
• (35:00) - Why Landlords Choose Steadily
• (37:04) - Don't Stop Your Due Diligence
• (39:36) - Stop Following This Real Estate Advice

🎙️ Episode #503 – Two landlords can have the exact same damage and get completely different outcomes. I sat down with CJ Long to explain why, and the five things landlords can do to stay on the right side of an insurance claim.

📄 Show Notes:

https://www.coachcarson.com/unpaidlandlords/

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Additional Resources:

💵 Need Investor-Friendly Financing?

This is who I trust → https://www.coachcarson.com/bryan

🏠 TurboTenant – Streamline Your Property Management for Free: https://www.coachcarson.com/turbotenant

📱 DealMachine – Software to help you buy more real estate deals: https://www.coachcarson.com/dealmachine