The Deal-Killing Red Flag That Unlocks Financial Freedom with Jeff Emalaba

The Real Estate Investing Club

Join an active community of RE investors here: https://linktr.ee/gabepetersen  🚩 What if the biggest threat to your real estate portfolio isn't the market, it's a deal you never should have signed? This week on The Real Estate Investing Club, Gabe Petersen sits down with Jeff Emalaba, a 25-year risk mitigation expert turned multifamily and commercial retail investor, and founder of the AI platform Invest Fusion. Jeff exposes the due diligence mistakes that quietly drain buyers of thousands, and the red flags most investors never learn to spot until it's too late. If you care about real estate investing, financial freedom, or building wealth the smart way, this episode is required listening. 🏠💰  WHO IS JEFF EMALABA Jeff spent years analyzing financial markets on CNBC Africa before discovering real estate. With a background in risk mitigation, he brought a numbers-first mindset into multifamily and commercial retail investing, and that edge eventually led him to build Invest Fusion, an AI-powered platform designed to uncover hidden risk before buyers ever sign a purchase agreement. 📊  THE $11,175 DUE DILIGENCE DISASTER Jeff walks through the North Carolina duplex deal that changed everything. After paying a non-refundable due diligence fee, earnest money, inspection, and appraisal, he lost over eleven thousand dollars when an inspector uncovered foundation issues, structural damage, and undisclosed electrical problems. The seller refused a refund, and the property quietly reappeared on Zillow weeks later. It's a cautionary tale every real estate investor needs before their next walkthrough. ⚠️  WHY 40,000 REAL ESTATE DEALS COLLAPSE EVERY MONTH Jeff cites data showing tens of thousands of deals fall apart nationwide each month, often because buyers lack the tools to spot red flags before going under contract. Gabe and Jeff debate whether the real problem is bad deals or bad due diligence, and unpack how investors can protect their capital. 📉  EARNEST MONEY VS NON-REFUNDABLE FEES One of the most valuable lessons in the episode. Gabe breaks down why earnest money should remain one hundred percent refundable during your due diligence period, how to structure a contract that protects your funds, and why non-refundable fees can be a warning sign in real estate negotiations. 🔑  #RealEstateInvesting #DueDiligence #CommercialRealEstate #FinancialFreedom #MultifamilyInvesting  Want to learn more about our guest? Connect here: https://www.canva.com/design/DAGwoS81OZ8/DvFvFPg0Ceg7Q5Yf6rLTrA/edit?utm_content=DAGwoS81OZ8&utm_campaign=designshare&utm_medium=link2&utm_source=sharebutton  Want to learn more about the REI Club Podcast, how to invest with Gabe at Kaizen, or join our community of active real estate investors on Skool? Visit the podcast website at https://www.therealestateinvestingclub.com or click here: https://linktr.ee/gabepetersen

Transcript

00:04all right welcome back to another episode of the real estate investing club i hope you guys are

00:11having a great day great week wherever you are and whatever day it is for you as always it is

00:17friday on the podcast so we're bringing that good friday energy to you and today is going to be a

00:22good day we have jeff emalaba on the show i totally nailed that last name i always just

00:27butchered yes you did i think i got this one we got jeff with us on the show he does

00:32multi-family

00:33commercial retail he also has created an ai called invest fusion we can go into that later but

00:38a lot to go into here jeff i'm excited to jump into this thanks for hopping on absolutely i'm

00:44excited to be here and for our viewers who's listening in or you're watching wherever you're

00:48tuning in from please go leave gabe here a five-star review on any platform you're watching

00:53this man i've done mine and i want you guys to do this man let me say this game uh

00:57a lot of work

00:58goes behind the scene i really appreciate what you do i've acknowledged that you know a lot of

01:01people don't really understand what goes behind the scene in putting things like this together

01:04please guys if you get anything of value please go show some love to my friend gabe here and let's

01:09get this party going awesome man well i appreciate that um jeff i told you before we got on the

01:14show

01:15we always like to start with stories we like to hear how people got to where they are i'm sure

01:19you

01:19got a good story so why don't you take us to the beginning of your journey in real estate and

01:23just

01:23tell us how you got here yeah that's a very very good question thanks for thanks for having me once

01:28again so my journey in real estate started years ago over 25 plus years ago i was just living i

01:34used

01:34to be the guy who analyzes financial markets on tv cnbc africa to be precise um and i have a

01:40background

01:40in risk risk mitigation risk transference so i understand risk in terms of economic economic numbers

01:45i was leaving the studio and then on traffic i saw this book on real estate i was curious you

01:49know

01:50so i bought the book a young kid who's just under 20s or in his teens bought the book started

01:54reading

01:55i've been an entrepreneur all my life so having a business and understanding how things work so

02:00i wanted to grow wealth i wanted to show part of wealth and i said okay let me buy this

02:05book let's

02:05start reading and see what happens so i began to read and consume and then i understood it made sense

02:10real estate is one of the top human needs the top three human needs and requirements so i went in

02:17took a deep dive i said okay how do i get what's the right part i need a mentor so

02:21i found me a mentor

02:22who's been doing real estate for years and his struggles resonated with me and said i said i said i

02:28said to

02:29myself jeff this is the part you need to go through however you know it wasn't a smooth journey people

02:35think it's going to be a smooth journey and so after learning from my mentor he told me jeff go

02:41get your license as as an agent so i went ahead i got my license here in north carolina and

02:46then i said

02:47okay let me start my investment so some years ago this is what i did i'm focused more like you

02:52said

02:52in multifamily so i saw this duplex in valdez north carolina to be precise and myself my friend and

02:59agents we went into the property we did our walkthrough you know we did our walkthrough everything

03:04checked out on paper they do look solid you know everything was okay but when i you know when we

03:10went ahead we said i asked questions and the seller said everything is okay there's no problem everything

03:16was good so we went on that contract i paid my non-refundable due diligence fee i paid five thousand

03:21dollars for my ddf i paid five thousand dollars for my ns money deposit i paid for inspection six

03:26hundred and twenty five dollars and then i paid for appraisal over seven hundred dollars in total

03:31over eleven thousand one hundred and seventy five dollars was already at play at the d level now

03:37during the inspection period the inspector came back to me and told me jeff one word he said run so

03:43if

03:43you're listening to this right now pay very close attention he said jeff run i said what do you mean

03:47run he said everything is wrong with this property from foundation issues say it has structural damage

03:56he said there's more than new do under the crawl space and there's roofing issues plus they had

04:01electrical wirings that the seller fails to disclose i said to myself so what do i do he said jeff

04:06that's

04:07the only alternative so i went behind him because i didn't believe what he said i went behind him i

04:12called him a general contractor i said okay come in look at this deal look at this property tell me

04:15what you think i can do to turn this around the general contractor went in looked at the property did

04:21his own this don't find this and came back the same thing jeff run he said unless you have over

04:26eighty five thousand dollars to spend on this there was no point moving forward and then back and forth

04:32with the seller they refused to refund i call in the lawyers three hundred and twenty five dollars an hour

04:36just to get things going the reality on the ground then was at the end of the day the seller

04:41refused to

04:42refund my funds when i reported them to the north carolina realtor association they took down that property

04:48three weeks later they released it on zillow without disclosing material fact and then it

04:53hits me the problem wasn't me the problem was the tools that real estate investors are using

04:59and that's why i can say with all confidence and certainty every real estate investor in this

05:05country is blind blind because the tools they use at a disposal never reveal undercurrents at the deal

05:12level undercurrents or what i mean by red flags at the deal level and that is where we are today

05:17and that's why i said to myself if there is a problem in real estate if there is a loophole

05:21that

05:21buyers are not are not having access to if it's happening to buyers if it's happening to me with

05:27all my years of experience in this market how do i turn that around and that's how we came to

05:32where we

05:32are to build a platform that can go into any deal in the u.s and uncover hidden risk uncover

05:37foundation issues uncover structural damage before you go into contract before you go on before you sign

05:43that dotted lines so because buyers sign dotted lines money is already at risk at the deal level

05:49like i told you my background i'm i'm into risk mitigation and risk transfer so i understand how

05:54risk can be managed because the easy way to lose money in real estate is to lose all the funds

06:00you are

06:00thinking if you imagine making a an 11,175 mistake and repeating it three or four times in a year

06:07and that's the issue we've seen the data never lies and gabe i'm going to be very blunt with you

06:14the data we've seen showed that over 40 000 deals collapse every single month in the u.s every single

06:22month so you see buyers going to deals they back out of deals when they discover major red flags like

06:28the foundation issues we mentioned structural damage more than you doing under the crawl space and so

06:33my story began from that environment so i understood the pain points i understood the risk it refined me

06:40so what happened eventually may 25 i'm gonna jump in real quick there because um i feel like i hear

06:46what

06:46you're saying and and there's definitely risk involved it does um the picture you're painting

06:51though it's it i feel like uh the message people will receive is that every time you go into a

06:57deal

06:57you're going to be losing money in the dd um in your contract everybody you guys should have a

07:02100 refundable earnest money clause your earnest money should be refundable during your due diligence

07:08period there is not that you don't necessarily need to be losing money in the inspection um unless

07:14you're hiring you will if if you walk the property yourself and you have maybe your contractor go with

07:20you you guys will be able to catch 90 of the issues um once you start paying for professionals to

07:26come out there that's when you start to have hard costs that can't be recouped but your earnest money

07:31is not one of those hard costs um that is you know the due diligence period is a period through

07:36which you should be uncovering these issues and um it's it is a hundred percent refundable it's not

07:42it you know you mentioned that you lost eleven thousand dollars on this on this deal because they

07:47didn't it sounds like they didn't give you earnest money back but um if it's just hold earnest money

07:52in escrow with the title and escrow company they and your contract clearly states that you have

07:57100 your earnest money is 100 refundable during the due diligence period then they really have no

08:02legal recourse to that money until you sign off on you know you sign off that the property is

08:08acceptable to you if you haven't signed off then you do have access to that earnest money and is not

08:13lost until the duty period period expires again i'm not a lawyer and i and you guys don't i i

08:19need to

08:20make sure that you understand i'm not giving legal advice but this is my experience and it's what i

08:25know to be true in real estate when you're doing dd um your earnest money is not at it's not

08:31at risk

08:31until you've you've gone through the period or you've written off that you you waive all um dd dd uh

08:38due diligence um inspections so yeah so so true so let me let me clarify that point now by the

08:47time

08:48you're putting your ns money deposit down you've also paid your non-refundable due diligence fee there's

08:52there's a reason why it's cold i never pay and people say non-refundable due diligence fee that is

08:58not that is not standard um if somebody requires that i do something non-refundable that's that's a

09:03red flag for me immediately um and i will most likely not be getting into contract with them

09:09and so if you guys are also negotiating out there in commercial deals and somebody says i want ten

09:14thousand dollars whatever it is non-refundable um that is a good indication that you should not be

09:20moving forward with that deal unless it is a very unless it is a value-add deal and the mistakes

09:29are obvious like there's just you know it's a value-add deal there's a lot that needs to be

09:33improved and it's very obvious from from the outset that there are huge mistakes with this deal that

09:39you're you know you're going into it eyes wide open and they want non-refundable because they want

09:43to make sure that you actually are aware of these issues and you you know you're going to close um

09:49that's understandable but don't put non-refundable down non-refundable is not something that you guys

09:54should be doing yeah incidentally in in north carolina for example is is required and just to

10:01get just to get this point also clear required in north carolina yeah it's required a non-refundable

10:05deposit down yes and just to get this point clear the ns money deposit i i have a hard time

10:14believing

10:14that because i get into contract in states across the united states and i've never i've never gone

10:21into contract in a state where it required a non-refundable deposit so at what period do you

10:27at what period you go into investment because we have to understand the cycles in the markets

10:30so now we're entering the buyers markets and in the buyers market buyers have the they have the

10:35options to make you know to actually say hey you know what i don't want to do this but in

10:40a seller's

10:40market there are so many contracts they they sit on contract on deals that people are putting in

10:46funds they're actually going above asking price so at that level the seller has all the wherewithal

10:51within them to make decisions at this you know at that level now let's so let's i know it's possible

10:56for people to avoid the non-refundable due diligence fee but the ns money deposit has a period and so

11:03in

11:03my case in my case let's be very clear in my case the this inspector had some family issues that

11:10went into the 45 days period and so when that period elapsed the date elapsed was what triggered

11:17that issue with getting the funds back so there are life happens we know that life happens the point is

11:22at what level do you protect yourself at the deal level so the answer there is um if something is

11:29happening that requires an extension of the due diligence period you sign a i'm going to an

11:34addendum to the contract that extends the due diligence exactly all of that actions for it um but

11:39all of that came into play but because of the negligence of the agent so the several things that's why

11:44i

11:44say life happens yeah the negligence of the agent i told them i said listen if we're going to

11:49go beyond the the if we're going to go beyond the ns money uh the ns period i need something

11:55signed

11:55that protects my funds so negligence can this that's why we said life happens the bottom line is at this

12:01at this point in time buyers don't get protection at the deal level and that's why i said how do

12:06i

12:06protect myself before leaving my home before even going to drive around save me time save me money

12:11going to see these deals and then look okay going like you said you say you go with a contractor

12:16you go

12:16with someone who's an expert to do your walkthrough now not everyone will have that you know have that

12:21kind of individual at their disposal which is a good thing to do but however calling an inspector you

12:27have to go into contracts to go and get those done and that's why we run into those issues and

12:31i'm not

12:31the only one like i said before the data is there if redfin says 40 000 deals collapse based on

12:38structure and foundation issues is the data is there so buyers are bleeding you know however let's go

12:44pushing back on your premise that um people are losing money just because of inspections um if

12:52you're if you are if you understand how to do due diligence and you understand how to um how to

13:00get into contract how to write your contracts you there is very very very little risk of losing money

13:08in the due diligence period unless there is something that is i mean obviously you can lose

13:15money but if you get it under contract at the right price and you're and you're generally aware of the

13:20condition of the property you should be able to stand by that price um and i'm maybe i'm

13:28misunderstanding but i feel like that the the perspective that you're um that you're putting

13:32forth is that you know most people are getting in contract and losing money on deals because of

13:37um because of all these undisclosed issues but as an investor you're generally entering properties

13:44that have issues and so you should be aware i mean most most most money is made on deals that

13:50are

13:50repositions they're made on deals that are that are you know fix and flips that that need to be

13:55that have work that need to be done um and so as an investor you should be expecting issues and

14:01that

14:01is um i i guess i'm pushing back on the on the idea that that ever people are walking into

14:09deals

14:10without being aware and and you know without without knowledge of issues being present and that is

14:17that is your job as an investor is that that is correct and that's why in the in the seller's

14:23disclosure document the document that is signed by the seller that's what they call nro no

14:27representation what does that mean it means if the seller is aware that there's something

14:31wrong with that property they don't have to disclose that to you it's you the buyer that has to go

14:36and

14:36find out like you said you have to go and find out those those information yourself now is every

14:41buyer in the market right now are they are they savvy enough to know what those issues are the answer

14:47is no and so will every buyer lose money on any deal no i've bought properties right now

14:53that i was i'll explain to you i bought properties that not only did you find a deal score we

15:00also

15:00could know what the previous appraisal on that property was so you want to look at the appraise

15:06reports so the the platform is able to do all of that well appraise reports aren't so appraise

15:12an appraisal is just an opinion of value it's not exactly exactly it's just like the seller's asking

15:18price is an opinion of value your offer price is an opinion of value there is no definitive

15:23value for anything any real estate there's nothing that is definitive it's all negotiable

15:29um and so i i okay um so i i do i understand you do want to talk a little

15:34bit about the platform i do

15:36want to go into more of your story um and the deals that you've gone into so let's uh you

15:42mentioned you

15:42do small multi-family um and you do commercial retail let's talk about commercial retail that's uh this

15:48is something that i is new experience to me i um you know people who listen to the podcast know

15:53that i recently bought a strip club of all things and i'm turning it into another um you know a

16:00retail

16:00center so we shut the strip club down we bought it shut it down now we're turning it into something

16:05else it is my first experience with retail i've never done this before generally we buy mobile home

16:10parks rv parks self-storage facilities um and it's been a lot of fun it's been kind of eye-opening

16:15to go

16:15through the process the leasing process with brokers um which is something new in my experience and uh

16:21and i've i like the asset class so far um so tell me about your experience why did you choose

16:27to jump

16:27into commercial retail so commercial retail is where the big box is um if you want to really grow wealth

16:34in real estate um like i said i now now i understand your own asset class so that makes sense

16:40to me

16:40so if you're looking at if before now your asset class is into uh like you said you know mobile

16:45homes and all of that yeah that's a different level what i do like i said i'm more in the

16:49multifamily space and in commercial so the game is different now for commercial my play is looking at

16:55what is this small local mom and pop shop that's not going to go away tomorrow um in several instances

17:01we've had losses there's a deal we bought in dallas texas and it was a single tenant which is the

17:09the first red flag was a single tenant it was a government tenant second red flag and then

17:14the lease that is signed by government tenants allow them they can get up and move away from

17:19the property and so during you know during the entire phase um what what was it well you said it

17:25was a commercial retail and it was a government tenant who is the agency was running it so they i

17:32mean

17:32for the for benefit i will not disclose that that agency um that was renting the property but was a

17:38government tenant now what happened was when they had issues with their contract they were forced

17:43to leave that property so we had a single tenant who had left the property now we bought something

17:48at over 25 million dollars and we are forced not to we could not re-tenant it we could not

17:53put it up

17:53i mean to put it up for sale took a while and so we took a haircut of over five

17:57million dollars

17:57just to go and sell that property and that flagged it for me that flagged a major issue single tenant

18:05properties and government tenants and that became an eye-opener for me that's interesting we've had

18:10a number of um commercial retail investors on the show and they um i mean single tenant is something

18:16that a lot of people you know don't enjoy because if you lose somebody if you lose one tenant that's

18:21a hundred percent i mean you go from a hundred percent occupancy to zero however um government

18:26tenancies government tenants generally are viewed favorably um because it is you know it's a stable

18:32tenant it obviously there's trillions of dollars backing them and so they're they're not going to

18:37go bankrupt um why why is it that you don't uh you don't view government tenants favorably

18:45so there is a blueprint we follow right now and that blueprint is what has given us success over

18:50the years number one is this you don't want to have so if irrespective of my tenants i don't care

18:55right now if they're government tenants or wherever whoever they are my focus right now would be

19:00what is the percentage of square footage do they occupy in my space take for example i have you

19:06know let's say for example i have over in a property i'm looking at right now to close a deal

19:09i have one tenant that occupies more than 25 of the square footage or more than 25 of that of

19:14that

19:14space that's a red flag for me why because that tenant occupies a huge chunk of my profit potential

19:21in the long term and so i have to understand what that's you know that tenants you know paying

19:27history looks like so for me i want something within 20 or less across the board that gives me

19:33some some buffer room in case something happens with that tenant and they get up and leave and so

19:39that's very important uh when we look at that again you're looking at multi-tenant retail so a multi-tenant

19:45yes a multi-tenant property is the ideal scenario plus no single tenant occupying more than 20 that's

19:52number two number three you're looking at what is the location of that property compare that to the

19:57house to the average household income so you want to understand where that property is located

20:01so i'm sorry i so i was asking why why not government um so yeah it doesn't matter if it's

20:08government not governments national tenants regional tenants it doesn't really matter

20:12what matters right now is what is what do they occupy how much of space do they occupy because if

20:19you

20:19say if you tell me this if you say for example i have a starbucks starbucks you know is a

20:22single

20:22tenant now starbucks has already have their layer and then so if they decide to leave

20:27generally even if they are the only tenant they're going to be exactly the single tenant i'm coming to

20:32your property so exactly so and in in most scenarios i want a multi-tenant property i you know irrespective

20:39of who that tenant is it's about the numbers it's about what does the numbers show to me is are

20:44they

20:45profitable you know compared to that for their five-year financial history do i see a growth

20:50trajectory you see what i'm saying so that's what i'm looking for once i have all of that in play

20:55then i can go ahead and say okay this deal is what me pursuing and there's a lot of other

21:00points to

21:00look at when you're looking at deals again you're looking at the income in that area you're looking

21:04like within within a one mile five three mile five mile radius what is that's you know what what

21:09does the number tell me as an investor so once i look at all of that it gives me that

21:14you know

21:14that confidence to go ahead and pursue that deal most importantly like you mentioned the flip you know

21:19the people buy the fix the flip you have to understand that for us with our focus is purely

21:25vanilla my goal when i go into a deal i'm not going to spend a huge amount of funds just

21:32trying to

21:32replace things that i should not be dealing with like roofing issues major issues my goal is where

21:39big issues are big opportunities and so if you do have a big issue that is an opportunity to make

21:45a sizable return because you are taking on that risk and so that's why properties are discounted

21:51that have issues is because they have you know they have issues so let me shock you let me shock

21:56you right now big issues are big risk yes that's what that's the simple palace people think big

22:00issues are not big uh are not big risk there's a reason why they call them big ticket items and

22:06there's a reason why investors go into those deals they go in and they spend a lot of money try

22:10to fix

22:10it you're dealing with a lot of things you're dealing with contractors you're dealing with

22:13headaches you're dealing with a lot of issues the point is they are distressed sellers your goal

22:19in the market is to find it's like trying to buy a rose royce i want to find the an

22:24ideal rose

22:25royce where the seller is under pressure to sell then i can negotiate then i can get in the car

22:30works

22:31the car functions very well but instead of me paying 350 000 for the same rose royce i can get

22:36it

22:36at 40 below replacement cost or below asking price that's my goal my goal is to find buyers i mean

22:42sellers who are distressed who are who have mismanaged their property not going to find

22:47something broken down because i mean my goal is to go and fix it i'm not in the business to

22:51fix

22:51to fix it my that's why i have to do the plan we are in the business of fixing that's

22:55what we do

22:56well so yes but to fix vanilla issues but vanilla is where the money is those vanilla issues painting

23:04flooring our landscape that's my that's my goal that's what i said to myself so when i talk about

23:09the platform it's not just a platform that is designed to go and help you find um because

23:14i find foundation issues are structural damage for commercial property is a it puts rocket fuel

23:19in your investing it tracks like you said the valuation so your loan officer wants to give you

23:24a loan they will ask you to go and do the appraisal reports understood as you know the appraisal report

23:29i'm sorry we we have run the clock down i just took a peek we're past 20 minutes um so

23:33i do need to push

23:34us on to the quick question round um it'll be a quick one so uh we start with education it

23:40um it

23:41could be any form could be a book you've read movie you've seen um conference you've been to anything

23:45like that i just need two recommendations one for general life wisdom and then one for real estate

23:51general wisdom i'll go with brian tracy goals excellent book for real estate i'll go there for

23:56real estate i'll go with the contrarian playbook okay yeah brian tracy he uh i think he was one of

24:01the

24:01first guys zig ziglar and brian tracy were the guys back in college or something and i just i

24:07would listen to their audience um they're pretty good all right next question goes back to your

24:11younger self let's go back to the jeff who is just getting started so many years ago go back to

24:16him

24:16look him in the eye give him one piece of advice moving forward listen to your mentor and do exactly

24:23what he tells you to do i like that i would uh even add to that get a mentor because

24:28so many people

24:29go get one myself myself included i got started in real estate and i did not um i did not

24:35get a

24:36a mentor from the outset and i wish i did because you could uh bypass so many issues uh if

24:41you're

24:41just working alongside somebody who's already done it um moves us to the next question this is about

24:47the u.s it is a big place there is a lot of opportunity out there give me the single

24:51metro you're

24:52most excited about investing in today dallas texas dallas texas the tried and true i got two uh two

25:00properties out there and i'm looking for more but man it is an expensive expensive market it is it's hard

25:06to find really discounted deals out there that's why i told you that's why it's a good deal that's

25:11why i told you use the platform all right next question is about finding deals it all starts with

25:17getting in contact with the seller and generating finding good or getting in contact with the seller

25:21and pending the purchase agreement i forgot my own line how what is your favorite way to generate leads

25:26and find new deals so right now i've i've automated the process uh i mean my background right now i

25:34love

25:34i love things done speedily and effectively so right now like i said before finding the right deals

25:39finding discounted deals that are 40 or 50 percent below replacement cost below asking price

25:44all of that is done in 60 seconds using the platform so the platform does all of that for me

25:49and make it much easier so i save time i save energy i stop driving i can tell you gabe

25:54i drove two hours

25:55to go and see a commercial property all the ways down in north carolina getting there to realize that

26:01they have a lien on the property that the seller failed to disclose in loop net so i drove down

26:05two

26:05hours drove back two hours all of that i don't need to do all of that anymore there's a reason

26:10why we are

26:11in the age of technology with technology i can make it more effective for me to find the right deal

26:17dollars anywhere in the u.s i can find the right deal see the valuation on that property look at

26:22the

26:23issues look at the red flags like you said i'm not in the business to buy something heavily that has

26:27a

26:27lot of huge problems to go and fix i'm looking for buyers sellers who are distressed sellers who have

26:33good deals and then i can go in and close those deals all right that brings us to the very

26:37last

26:38question this is for the listeners you've given us a lot to think about i'm sure people want to

26:42reach out get in contact with you this is a two-parter where can they find you and then what

26:45can they expect when they reach out so this is what this is what i can expect this is what

26:49i'm going

26:49to do for you on your team right now gabe now if you're listening to this right now and you

26:54know

26:54you are looking at deals like gabe have said looking at deals right now and the deal looks solid

26:57but at the back of your mind you're wondering i might be seeing something then this will be for you

27:01but if you already bought a deal before and you know things didn't go as the way you planned

27:06then you know why i'm doing this now i'm going to give you guys two things that's usually reserved

27:10inside of invest fusion and this is for gabe and his team the first thing i'm going to give to

27:14you

27:14today is a red flag is the deal killing red flag cheat sheet and it's the same cheat sheet i

27:20wish i

27:20knew before i lost money in my first real estate deal it's one page and it's ready for your next

27:24walkthrough the second thing i'm going to give to you guys is the 60 second verdict blueprint

27:29is the same framework inside of invest fusion i used to close my deals the deals i close the

27:35duplex i close in north carolina that had over 21 000 of built-in equity now that is ready for

27:42you

27:42to to capture so imagine what changes if you can get your hands on these two things one you stop

27:47playing defense with your money and start playing offense now to now that you're still listening to

27:51this is what you're going to do right now go to investing.investfusion.co this is the exclusive

27:57for the listeners of this podcast again it's investing.investfusion.co go and grab the

28:04cheat sheet go and grab the blueprint use use it in your next walkthrough to find your next deal

28:09and then i will see you on the other side i will put that link in the show notes so

28:14if y'all want

28:14to reach out to jeff all you got to do is click the little more in the description it'll pull

28:18down

28:18that full description and in there you can find his links all right man that wraps it up thank you

28:25very much for hopping on the show thank you gabe thanks for having me i appreciate it absolutely

28:29for everybody who's with us today thank you guys for showing up you are the reason we do this so

28:34if you

28:34guys have any questions reach out to me gabe with real estate investing club.com if you guys want to

28:38support the show just leave us a comment review anything like that other than that i hope you

28:42guys have a great week keep rocking real estate and i look forward to seeing you on the next episode

28:48you

28:49you

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