Building Unbelievable Financial Freedom Brick by Brick with Jesse Walters

[0:00] welcome back to the rei agent i’m here with jesse walters jesse thanks so much for joining us yeah thank you for having me i appreciate it jesse tell us uh give us like a bird’s eye view of who you are and what you do in the real estate space yeah so uh i’m kind of entrepreneur at heart i’ve been in different industries and started up other businesses things like that uh i met my wife she got into real estate as an agent and uh she got really good at it that was like in starting like 2017 uh and i i watched that career grow while i was doing my own thing and uh 2021 that’s when i started getting into it we started talking about investments things like that and i we bought our first rental property and then i got hooked uh i got my i got licensed in 2022 and uh so i i am an agent but my wife is really the face of all that now i work on the rentals we do flips uh i help other investors buy properties things like that but yeah she is more the uh the agent side of things in that but yeah we kind of tag team it okay cool a real estate family i love it yeah um what what was that first deal like what what were you looking for and what did you find was it uh one that

[1:18] you would do again or did you learn some lessons from the first one yeah it was it was kind of a weird thing it wasn’t planned um you know we kind of had conversations about buying rentals uh you know as her career grew it’s like man real estate’s really kind of where it is like if we’re gonna you know grow into retirement things like that um uh it was yeah it was 2021 when the market was just insane crazy rates were super low yeah and this it was a house just single family home on the market uh listed like 165 or something uh it was a flip house like another guy flipped it it was like turn key i didn’t really have to do much to it and uh we just put we’re like well we have the cash like we literally just put 20 down like it was nothing fancy it was just we made an offer uh and we got a 30-year fix at like a three percent interest rate and uh it’s cash flows like great now you know especially it cash flowed then when we bought it and uh now like as rent keeps going up like it’s just awesome like um i’ve had to do very knock on wood very little maintenance to that property too because

[2:21] it was all recently renovated um i’ve had to do like a little minor maintenance stuff but uh yeah it’s it’s one of our best cash one price we got and uh it’s it’s essentially located in town uh we get a lot of people it’s a it’s a desirable area everything and yeah i don’t know 30-year fix like we’re just gonna let that loan ride out to the very end yeah i wish we could get those again um right yeah but yeah that’s you know i think too many people um and i don’t know what you’re you’re if you if you did a ton of reading and and podcasts and that kind of stuff leading up to that first investment but i think a lot of people don’t just get that first 20 down investment if you know not everybody has the means to do so but like if you do like i think there’s a lot of uh analysis paralysis people trying to be overly complicated with all these different fancy strategies um shiny object syndrome like you know i’m gonna do uh midterm rentals i’m gonna you know rent by the room i’m gonna do assisted living i’m gonna you know that maybe this is the new token for uh the way that is is is the way um

[3:23] and i think that’s backwards i think really like if you could just start you know with i mean maybe not the rental that you have to put 20 down on if you’re also kind of new in your career but maybe something more like a house hack or or just buying a place that you want to rent in the future and just kind of getting that base hit to get you rolling and then kind of getting into the more complicated stuff as you get experience and and more equity more capital etc yeah i agree um yeah it was one thing we did not i did not do any research it was just like one of those things like we saw the mortgage payment and what we could we knew we could rent it for who were like there’s a pretty big gap there i’m like it’s just a good place to put some money and i’m like well we could just yeah so we kind of went into backwards to cover to most investors and so that but i will say after we did that i was like instantly hooked i’m like i want to buy another one but i was like now we don’t have any money though so i gotta figure it out you know we put all our money into that thing and i’m like now we got to keep going and yeah that’s that’s when we started getting creative with

[4:23] you know financing finding fixing books and things like that so at that point were you starting to read the books and listen to all the podcasts and stuff exactly that was the trigger it yeah i went through all that stuff yeah like just constantly on podcasts and audiobooks everything just learning as much as i could yeah absolutely um okay so so now you’ve done flips and all that kind of stuff too are you doing the burr method as well like is it i know for us personally like whenever we come across a property that could be flipped it’s kind of a decision of whether do we do we want to keep this one or do we want to just sell it and offload it is that where you all are at with those as well it is yeah so i i really like to find those ones that need some love like once we can go in and fix up and yeah either we flip it or keep as a rental um kind of depends on every house is circumstantial i can’t like i’ve even changed my mind halfway through the project at times but um yeah typically so now we we bought that first one we had an equity in it because we put 20 down the next two we bought after that were uh

[5:28] ones that needed some love so we you know we would put some sweat and equity in we we built build them up inside so the first three properties we got a decent equity uh from appraised values on them and then we started using that equity to buy more uh you know we we would borrow against it so we could buy a house with no money down and uh after and after we would do the renovations get rents up whatever that project was that we were going to keep it we would get it reappraised and untie the other property from it so we could pull that free up that equity again and rinse repeat do it again yeah and that’s such another reason for just kind of taking base hits before you go for the grand slam i mean like you have so much more opportunity once you have some equity um to to do things like that’s how we got started with flipping is from equity lines yep yeah i i completely agree like having that equity it has catapulted us much further and faster than i thought we could have gone yeah just having that for sure yeah that’s awesome um yeah so so tell me walk me through some more of how you uh you know started

[6:31] building up your portfolio yeah so that was in 2021 2022 we bought the second one another single family home it was a light renovation like 15 20 grand um we did bring some money into that deal on a down payment uh but it was on a construction loan so we financed the whole construction part of it um we bought it roughly like 120 i think and we put yeah 20 grand it’s we had 140 in it it appraised it like 180 when we were done so we were able to pull off go again you know things like that um uh and then the next one we bought was actually a fourplex uh that one we used the equity from our other properties to buy it so no money down but we used our own money to uh do the renovations uh because we had four tenants and we didn’t know when they were leaving or anything so it’s like putting on a construction loan like i have no idea when i’m going to do this renovation because if the tenant stays like it might be a year from now before you do anything so it that was a little bit risky um you know we we had to save up some cash to do that but it totally paid off that was one uh we actually sold it earlier this

[7:37] year uh we’re 10 30 wanting it but uh we came out with over 100 000 our profit on that thing um it’s we we turned all four units got rents up to market rate like it was just a building need a lot of love and it took us about two years to do it i mean it took a while but i mean it was this it was a six-figure flip in a way yeah it was pretty cool but yeah man we don’t have a ton of multi-family especially uh that yeah around my area but i love the idea of being able to just work on one property so you have a you know only 25 vacant and you know if if you’re lucky you know that might the other rents might cover all the expenses while you renovate the one um and then just kind of yeah go around the circle and slowly build the rents up and yeah yeah for sure yeah we we got kind of lucky on that one too and this is like not all tenants left at the same time so we could do one wait a little bit wait you know um and then also we really underestimated what the rents would be uh like when i was underwriting this thing when we bought it i was like because it’s in a small town uh i was like well you know we get 600 bucks you know per unit or something like we’ll end up being like 800

[8:45] and it that just threw the cash flow way through the roof and made the property worth way more money and yeah it so we we had a little bit of luck on our side on that one but it we the the plan was the same for the whole thing you know just get it get rents up get it up to par again you know clean everything up not slumlord it and uh we predate a good place to live for this small town and uh we made some money in the process too so that’s great when you’re looking at a renovating a property and well i guess it’s kind of a three-part question here if you’re looking to renovate a property and you’re looking to resell it do you have a different plan from when you’re looking to you know rent it and what do you do if you’re not sure like how do you make decisions to uh you know and prove the property yeah for sure uh i’m still kind of learning that as we go but i will say like it depends on the price range of the home so like in our area like average price of a house is like in the 300s um i will we buy a lot of homes like under 200 grand you know they’re usually like fixer uppers things like that um and if like the after repair value on them is like under 250 i kind of put it

[9:57] like a rental and a flip kind of in the same category i kind of do rental grade through the whole thing um whether i’m going to keep it or flip it because i’m trying to make an affordable home for someone if we’re going to sell it and if i don’t sell it it’s just a good rental afterwards um above that so we we’ve so we’ve flipped some other homes in the 400s things like that and like we will go i mean we’re you know floor to ceiling tile showers you know glass doors like glass hand reels things like that and you know we’ll put a lot more money into it so if uh there are some that’s bluntly obvious just on price range whether we’re going to flip it or keep it um but uh i will say like there’s also that transition of there were two properties this year they were just three bed two bath homes homes we bought them in the 200s and like they’re probably worth in the 300s when we’re all done like halfway through the project i was like we’re keeping it it was like it’s the perfect rental because they’re not that old either like but like in the 2010s like you know they’re yeah they’re 10 15 year old properties they have a lot of life in them they’re really low maintenance i’m like they’re not

[10:59] going to cash flow that well right now but i was like but we’re going to be so happy we kept these 10 years from now if we keep yeah so like and we already had we probably have 30 40 grand equity in each one of them right now so it’s like even though i’m on eight percent interest rates on these construction loans with them right now i’m just kind of holding out because like eventually either we’ll refinance doing something else or that and the rents will keep going up in our area too so it’s just kind of like a hold my breath on those but like i know they’re good properties and uh fortunately when we were doing the flips on them they were just cosmetic it was just paint floors light fixtures maybe like new sink you know things like that and like it didn’t matter what i put a you know a 500 sink in or a 100 sink in it like i could still rent the thing out you know and so yeah it was uh yeah it was it it worked out pretty well um my banker was he was not annoyed with me but he just had to kind of roll his eyes out and you’re like hey i’m not flipping this now i’m keeping it sorry so like it

[11:53] changed the whole structure of the loan he’s like i got to extend everything now i’m like yeah sorry but i’m keeping it sorry yeah talk to talk to us a little bit about uh the lenders you’ve worked with the banking kind of things you’ve done uh because it it is definitely what you’re talking about is definitely different than uh yeah you’re just your traditional you know 30 year hole to live in or to rent um these are construction type loans sometimes i mean yeah tell us about what you typically do there yeah uh i work solely well not solely anymore but mostly uh all mine are financed through small local bank um they work really really well with me um they’re they’re willing to take on those risks with me and they’ve grown with me too so like uh in the beginning i’d bring them one property you know small 20 30 30 000 renovation um they worked me on that and then i brought them one last year it was 120 000 renovation on that on a 450 000 house and so like they so we kind of stair step together through it and like they were to a point where we trust each other like we can close quickly um they’re willing

[12:56] to risk more on me because they know i’ll finish the job you know things like that and that’s been huge and it’s yeah all construction loans so typically what we’re doing it’s like 15 down um that’s what i what i need to bring to the deal so and nine times out of ten that is the equities i have my other properties um i’m just rolling over as uh collateral so i don’t bring any money to the deal um but also more recently i’ve been using some family friends uh private lenders as uh for the down payment so like there’s some properties i bought for 50 60 grand you know i have to bring like ten thousand dollars to the table like they’ll lend me ten grand yeah it’s a quick flip i you know i pay them 12 grand at the end of it they make a couple thousand dollars and you know we everyone wins it at the thing too but um but it’s still a construction loan with that small local bank at the end of the day because they’re just they’re just funding the down payment um and uh yeah from there it’s uh i we’re getting to a point now where rates are starting to creep down a little bit and i’ve got these properties with some equity in them i’m looking at maybe refinancing them into like some 30-year

[13:59] like dscr loans um get the cash flow up um things like that but we have not done that yet um we’re we’re still kind of planning that out to see where where the market goes and everything but um but these construction loans have been great for me they’re typically they’re adjustable rate mortgages so they’re risky in that sense um but uh i’m typically on five-year arms so like i’ve got five years to figure it out um and typically i’ve i’ve either sold it or um i’m gonna refinance it for that five years is up anyway so yeah yeah no i i love the local bank thing and and like you you whatever you hear or whatever we’re talking about you know is it’s going to be different uh per bank per person you talk to so like you know kind of exploring it might be a good idea to go to maybe an investment investor group meet up to kind of try to figure out where people locally are are getting their financing um and and compare what what programs different places have and and you know banks at different times have different buckets they’re trying to fill so like there could be a local bank that is trying to get more real estate into their portfolio um one one that i had um that worked

[15:11] really well and i wish this was so around was we they they wouldn’t let me i had to buy the property first in cash equity lines um and then they would basically fund everything um they would you know give me you know i i let’s say i bought it for 90 000 and i think i needed like 145 all together to to have this as a a rental so they like basically give me a a check and one time i had actually two back to back where i had it was kind of stressful so i had to like close on one in cash get this money out with the refinance essentially right and then buy the other one in cash so that i could then get the money out and refinance on that one um and and in those situations then i just you know could you know it’s it’s not quite that you’re coming going to the closing table with the check it’s it’s one step kind of removed from that which i’ve also had um but i was able to you know finance the whole thing and it was immediately on a 30-year fix with in an in-house uh loan which is pretty rare um so those those were awesome other ones that i’ve had is where you know if you’re buying at enough of a

[16:20] discount uh the bank is gonna you know a have to be familiar with you and your track record and all that kind of stuff and they usually want you to have a deposit relationship with them so that you have cash in their bank and that they’re you know able to use that to lend to others as well um but they basically look okay you’re buying this house for 90 000 um and it seems very obvious that it’s going to be worth 250 let’s just say um and i we’re not going to give you 80 of that but we’ll give you you know 140 and and then you can with that uh you know renovate as much as you can those are probably bigger numbers than actually exist but yeah they’ll give you so they’re so you go to a closing they’re funding the deal and you’re leaving with a check to do the renovations which is a pretty amazing thing so all to say check with local banks talk to other investors and figure out what local banks are offering i completely agree yeah we when we first got started we were you know with a bigger bank in the area and stuff but like i mean they cannot compete with those small banks because they get pretty aggressive with stuff and they’re also creative they have other ways of doing things that

[17:32] the big banks can’t do and yeah that they’re they’re a huge resource for investors for sure absolutely and i think at the end of the day like a bigger bank is probably going to be looking at this stuff more as like a a risk on their spreadsheet and not really caring as much about the personal relationship and and what you bring to mitigate that risk which obviously your track record they trust you now and they they’ll be like you said more willing to take on risks with you yeah definitely yeah it’s awesome uh so what what are you what are you seeking now what’s your buy box is it any good deal is it multi-family um yeah what do you what is your buy box now yeah this year has been the most active by far between buying holes and flips we’ve purchased 10 this year nice um i’ve also sold three of my properties so like i sold that fourplex i was talking about and i have two other duplexes i’m currently selling right now and we’re 10 31ing all that money um so to answer your question what i’m buying so like part of that 1031 money i’m building a brand new triplex um i can make the numbers work

[18:44] on it and which is pretty cool to see like i we’re building almost at the one percent rule right now um i we’re yeah it’s uh i we’re in this uh smaller town outside of i’m in columbia missouri but um a a small town outside of there it’s a commuter town for columbia um but we the land is cheap and uh we can put it up like the triplex building is going to cost roughly 400 000 to build um but i paid 15 grand for the lot so i went 415 all in uh i will be running this thing out between four and forty five hundred a month between all the units and it’s gonna be brand new construction so that definitely changed my perspective on some stuff i’m like what i can do you know like yeah so like the ones i sold those were all like 1800s built properties like really yeah 150 year old properties so like i’m getting rid of all 150 years of maintenance and putting in a brand new construction yeah um so yeah so my buy box like on things i want to hold now i’m looking at newer stuff i’m getting kind of picky like i will still buy old stuff but it’s typically going to be to flip it or things like that but um i want even i i’m i’m getting to a point where i’m even getting out of the lead-based

[19:51] paint stuff now i like just 1980s and newer like that’s something i want to buy and hold um i’m looking for that so single families multi-families doesn’t matter um i’m i’m if it’s a good location and a rent well that’s that’s kind of where i’m at these days but yeah that makes sense um and i think that’s another beauty like again like somebody might think well i gotta wait for that perfect uh brand new house that’s going to be under market value and i get the one percent rule on uh but but you know those other properties that no longer meet your buy box that you bought and you’re now selling are enabling you to to do these deals so like it’s it’s a it’s a progression i mean you you can also you know look at your portfolio and decide to go like just straight you know larger multi-family uh for for some economies of scale where you can actually like maybe treat it a little bit more like a business and you know have like you know on-site a property manager or whatever i mean there’s a lot of different right avenues you can go but if you don’t get started if you don’t take some swings take some base hits um you’re not gonna be able to do these uh

[20:51] cool things like you’re talking about i agree the the guy i’m selling one of the duplexes to i was talking to him a week ago but i told him i was like like this is an old property it’s built 1800s like i’m not hiding that like it’s old like it’s you’re gonna have maintenance on this thing i was like but like i’m so glad i bought this because it enabled me to build that brand new triplex like like right down the road you know what i mean like if i didn’t buy this old thing first i never would have gotten to that point you know it’s like i’m in and i still recognize that like i’m actually under contract right now for another triplex that’s 70 years old right now so like it it’s it it’s a picture-upper like i’m gonna go in and renovate unit that’s all under rented i’m gonna go do it again like it’s probably taking me a year 18 months to do it i was like but it pays out at the end and i can use that money to put it into what i really want later and like you just have to um it i don’t know kind of get through the crap to get to the good stuff later you know i mean yeah but that’s an awesome place

[21:48] to be um that’s really cool uh so how now both the year are you are you all doing any of the work yourselves did you start off doing any of the work yourselves on these flips or yeah i did uh start that way i was uh i was putting in vanities light fixtures like all that kind of stuff like i was never like super like if you wanted me to do like major plumbing or electrical like that i never did that like i was like i’m already as far enough to know i i’m not the person for that job um but then uh and uh but i even moving forward i was like even putting like bathroom vanity stuff like there was one i put in like it was like my fourth attempt of plumbing this sink up and it kept leaking and i was just like so down with it i called the plumber he had it fixed in 45 minutes i think i paid him like a hundred dollars to do it i’m like all right there’s my lesson learned like and then after that i just started hiring everything out i’m like you can do it faster and better than me like you’re you’re saving me that the money of me trying to do this for the next three hours anyway so like and i’m going to a point

[22:50] now where my time is better spent trying to find other properties rather than having my head underneath the sink you know trying to fix it yeah yeah i think it’s uh it’s there’s a lot of different ways but to go about that but i think you know ultimately when you’re leveraging other people and their their skill sets etc like it’s it’s definitely more efficient for me especially with renting property so i do manage my own um but i kind of drew a line in the sand i was like i don’t want to do the work for them like i don’t want to uh i’ll take the call but i’m going to call somebody to to go unclog the toilet or whatever is needed and it for me that’s mainly like a longevity thing like i have three kids i’ve got you know a wonderful wife and i’ve got an active real estate sales business and i don’t want to also be a plumber or you know also try to figure all these random things out so having the contractors and having the people the go-to people that can help is is so critical for the longevity for me because i think if i was trying to figure everything out this whole time i probably would have stopped at like one and just been done yep yeah i agree with you i believe yeah um cool

[24:01] well how how does the uh the work life i’m not going to say balance i don’t think that’s like the the best way to describe life i think we we should be engrossed in what we’re doing but uh you and your wife are you do you have kids are you are you how do you manage i know real estate sales are also really hectic so how do you all manage uh prioritizing what’s important to you outside of work and real estate yeah it it’s difficult to find that quote-unquote balance you know like we we have a one-year-old at home now um that really changed things for us um it it really showed how big a workaholics my wife and i are we were uh i mean we were working 80 hours a week and we didn’t bat an eye out it was just what we did uh we did for years and uh when the kid came was like we can’t do that anymore like we gotta figure this out and um and it it also came with like i jokingly call it like withdrawals like i would have withdrawals from work i’m like i feel like i need to be working and i’m holding my baby you know it’s like and uh and uh it’s it’s slowly you know getting to a point where like i’m okay to

[25:04] you know what i can just turn this off and go you know be with my kid and and uh because i want to be there you know i want you want to be there for your family and things like that too and uh so it i was definitely being pulled in two different directions for a while just really that first year um of my son’s life for sure and um but it’s uh it’s gotten better um you know i i don’t work weekends really anymore um i just can’t like uh yeah with the kid and uh i it gives me that quality time with them like we you know we we send them a daycare we we do our we try to fit our jobs into that nine eight to five you know sequence but you know in the rest of the industry it really doesn’t work like that but we try to mold it to that as best we can um and uh in the evenings we just we we turn off and you know be with each other as a family and um it’s surprisingly so many people are very receptive of it you know um like i was always worried it was like you know like i’m gonna lose out on this deal like this flip house if i don’t go there tonight and go look at this thing and it’s like and like

[26:05] you know i just started telling these people like they would say yeah i got this house for sale i’m like hey like i’m with my family right now can i come tomorrow at you know x time or like yeah that’s perfectly fine be their family that’s great and uh and it it has not stopped us one bit like we’re working less now but this has been one of the most profitable years we’ve ever had you know it’s pretty crazy but that’s awesome uh i guess a natural follow-up question what you were just saying is uh where do you find your deals yeah um so i do direct mail uh postcards and letters like that i have bought three deals off of mailers this year like that and um the rest have been networking uh and social media uh being a realtor in the area helps big times you’re talking to the realtors all the time um they might know of other sellers things like that i kind of get there before it ever goes on the market um but also my wife is very very good at this and she’s making me get good at it now but social media like facebook instagram um we have gotten a few deals just just posting what you’re doing every day like you know like just taking a video of like your construction site like or like

[27:14] like this project went horribly wrong i just spent an extra twenty thousand dollars on this or something you know just like saying how much i even screwed up on this you know like this is bad but they’re like hey i see you’re invested in real estate you want this house i’m like yeah great yeah let me come see it so yeah it’s been it’s been a lot of that too so uh i i do mailers like i think that is worth the worth the money uh to do it but more of my deals have come from networking and social media for sure this year that’s awesome thanks for those tips um i guess that’s a good transition to asking if you have any golden nuggets to to anybody who’s looking to maybe start investing um especially if you’re starting i get a lot of people locally that will like call or text me and stuff like asking other stuff i was like dude like and a lot of them have cash too like they’ll they’ll come to me and like things like that but even if you don’t have cash i’m like just start looking and like with if it kind of makes sense bring it to me i’ll help you or whatever but like if say this is person that not

[28:15] doesn’t know me like i’m just giving you advice right now but like if it kind of makes sense like i would just if you have that desire and you really want this to be your thing i would just say do it like even if you lose a little bit of money on it like you’re gonna learn so much i was like because i already know as a starting investor you’re analyzing the crap out of it like if the numbers kind of work and you’re really underwriting it well like you’re being conservative the chances are it’s probably gonna work um in i i’ve had jobs where i had a 40 000 renovation on a house it was like my second flip i’ve ever done in my life it’s supposed to be a 40 000 renovation it turned into 90 000 like because i just didn’t know what i didn’t know and like i started ripping the floors and everything was wrong and it was a whole deal i still came out on that deal making 800 bucks i didn’t lose any money i had to make 800 so i was like you know i was like as long as you’re underwriting it like just be super conservative like just you know like if if you think it’s gonna cost you two grand say it’s five grand like just just be ultra ultra conservative with it and if

[29:24] if it somewhat makes sense just do it like you will learn something so much even if it all goes completely wrong and then it will give you so much more confidence to do it again and again and again where you can start it that’s where i see most people is they want to do it they never buy their first property and they just sit in the circle and never get going i’m like i’m like i i’ve gotten to a point where so many people have these conversations i’m like you’re already you already learned everything from the books and podcasts i’m like just go just just act on it and do it i’m like you got to trust yourself a little bit a little bit it’s it at the end of the day it is a risk like i we’re still it doesn’t matter how much experience you have like you are going to risk it um a chance of losing money on it but uh you just have to do it sometimes having a success can make you be uh less cautious and then you’re you take on bigger risks and and don’t analyze quite as well i can see that being being a thing too uh so just yeah i think like my first deal um went i partnered up and it was probably one of the most profitable ones i’ve done um and that’s probably the the wrong way

[30:31] to start yeah i didn’t i didn’t really lose my shirt on anything yet but um you know i think it just set me up to be like well i could do this like this is yeah it’s not it’s not it’s not hard i don’t have to worry about it just let’s just go um but yeah no that’s really good advice and i think i agree with you completely so many people uh don’t actually ever take action on it and it’s fear um and and know that you are looking for the next holy grail of a real estate investing if you’re going to the next you know strategy or whatever uh and know that that’s just the response to like you’re scared to take action um and so like we talked about like you you know take a take a base hit do a one that’s a solid cash flowing rental with 20 down if you can and just kind of start and that’s yeah because yeah go ahead i sorry i didn’t interrupt you uh but no i’ve got a like almost every deal i buy the day after i buy it i walk into these things i’m like what the hell am i doing like i second guess it every time like it’s it’s flip number whatever 24 i’m like i don’t know why i did this why am i doing this to myself you know it’s like it

[31:40] it doesn’t go away it’s like you just have to embrace it yeah for it it’s not until like the the drywall and paint and like the floors are all done that is just being like this place is nice that’s when it’s exciting the the funky smell is gone and yeah hopefully hopefully yeah

[32:00] uh yeah no okay so what about uh any any books like i know we’re just kind of poo-pooing on uh the analysis paralysis and reading and podcasts but if there is a resource or some kind of mindset or whatever book that you’d recommend what would that be henry washington came out of the book um i think it’s the deal maker okay uh i think it’s the deal makers what’s called henry washington wrote it but it’s it’s just like a very good laid out like matter of fact it’s a very short read and it’s just like bullet point after bullet point of like this is what you do like don’t overthink it like go do it and like here go and it just it uh henry has been a really big influence on me and my best investing career uh but he uh he’s just very matter of fact straight to the point and he also like cares for people in the process like you know you’re this is someone’s home you’re buying yeah and like you need you need to respect that and like it’s not like you’re in this to go make money and like try and screw the other person over it’s like let’s get them the most money we can get them to their next place and and move forward and you

[33:01] know like try and help everyone out here but like it in that book he he talks about that and just like a pretty much a game plan of like here’s your marketing plan do this direct mailer campaign here and when you’re going to uh underwrite this and see what the renovations are this is what you look for xyz so i i would recommend that one it’s very short and uh it’s not a story or anything it’s just like here’s a here’s a game plan go for it okay love it that one hasn’t come up yet and i but i am definitely familiar with henry so that’s great um yeah and then if anybody is you know you’re putting yourself out on social media right uh if anybody wants to follow uh you and your journey and all that uh where where could they find you yeah uh instagram uh my handle it’s jesse.v it’s like victor jesse.v.walters uh you’ll find me on there um yeah like i i i post a lot of the fails on there too so like it if you if you’re ever like in a really bad place with one of your flips or something i just come to my page i can show you the all the mistakes i made too so yeah yeah yeah that’s that’s great well hey jesse this has been a lot of fun thank you so much for being on

[34:11] the show yeah thank you for having me it was a blast thank you thanks for listening to the rei agent if you enjoyed this episode hit subscribe to catch new shows every week visit rei agent.com for more content until next time keep building the life you want all content in the show is not investment advice or mental health therapy it is intended for entertainment purposes only