 All right. So I just got through interviewing Grant. We did an hour and a half, and this is my first time interviewing him, really spending some time with him one-on-one. And I gotta admit, it was a good experience. He's legit. It was cool. I have a whole new, not that I didn't have great respect for him before, but now that we've actually spent some time together, I have a whole new respect and perspective of who he is, what he's about, the whole nine yards. I did confront him on home ownership. You guys know that he talks about, you know, buying a house is the worst investment ever. Talk to him about the lawsuit, it's him being sued by investors into his investment funds and everything else. What else did we talk about? We talked about the real estate market, state of the economy, sales, you know, a little bit of his background and the story. It was a great interview. Had a lot of fun and I know you're going to enjoy it. So I'm just going to get right into it and let me know in the comments what you think. Last piece of advice to the real estate agents. Okay. Good to see you, buddy. You too, man. How you doing? Good. I'm doing good. You in South Florida? Yeah. Yeah. Nice. Yeah. I just got back from Vegas. I did a smoke at EXP con. Oh, good. Good. How was that? It was good. Yeah. It was a really, really good one and called a little bug. My voice is a little off, but next week I'll be in my head first. Yeah, sore throat, headache. Yeah. So you're going to get the thing that's going around everywhere. Yeah. Yeah. It's been like two weeks. My voice has been shy. This is the best. I've sounded actually in a couple of days, but y'all be in Miami next week and successful. What's that? You got a great, you got a very nice masculine, good voice. I'll be in Miami next week speaking to a bunch of agents. So I'm supposed to get up with Ryan. So maybe if you're down there, I'll see you. Okay. Yeah. What day are you coming down? You know, I'm flying in Wednesday. So I'll be there Wednesday, Thursday, Friday, Saturday, go back Sunday. Okay. I think we leave Thursday. I'm going to look at some stuff in Chicago. We got into contract. So Chicago, Chicago, downtown. Yeah. That place is a mess. Oh, not downtown. Yeah, we went there. I don't know how about a couple of months ago, we'd never been there before. It's rough. This is rough. Okay. Yeah. Who's your audience, Ricky? Real estate agents. Okay. Yep. I first saw you on Audible actually 2011, the beginning of my, you know, self-development journey. I ran into the 10X role. Bro. Okay. Completely just rewired myself, but I was going to ask you, bro, like right there, just right there, that how'd you come up with that? Cause 10X is now a movement. Yeah. We're in a 10X health shirt. Yeah. Like what was the, which I've looked into 10X health. I'm doing it. It's, it's, that's phenomenal. So, but what is, Hey, Ricky, we have 10X health, 10X insurance, 10X law. I mean, the whole thing just like the 10X growth conference, we put 10X on all our buildings, 10X living now. What else do we have this 10X, 10X forms and ranches. What happened was, after 2008, I tried to, I wrote a, a seller be sold and I wrote the closed survival guide to, to really try to infiltrate and widen my message to salespeople and sales organizations. Cause I was dependent upon one vertical. Mm hmm. And so I realized, you know, as a result of that contraction that was, you know, terrible recession that happened and affected so many families that I was dependent upon one vertical. Which was what? It was automotive. So nobody in real estate even knew me. Nobody in real estate knew me. Nobody in network marketing knew me. Nobody in insurance, healthcare, finance, nobody knew me except as one automotive vertical, which I, which I'd done very well in, right? You mean, you mean back then you, what you're saying is back then you were in like teaching car salespeople how to sell better. Yeah, I was working with the manufacturers like I was working on Mercedes, Lexus to talk about how they can make their sales processes more effective. How did you get those deals? You went straight to, yeah, we went to the, you know, I had a name at that time. So they were reaching out to me because I had this very forward idea about transparency. This is before, this is before like, you couldn't get any information. The consumer couldn't get any information from the car dealer. There was no internet. Really, you couldn't go find out what your car was worth. And I was telling people since 2000, like you need to give people transparency. You need to give them the information before they ask for the information. Real buyers want to know what the price is before they look at something. They don't want you to build value. This is very important for your real estate agents too. They don't want the whole dog and pony show, build value, show me four bedrooms and then tell me what the price is. Like, I can't really assess value in my mind. I don't assess real value until I know how much money is associated with the donation, the food, you know, the house, the car, whatever, the restaurant, whatever it is, right? So anyway, I was telling car car manufacturers this and I became very well-known for this, what was called information assisted selling was transparency and it was initiating price sensitive issues. This is very relevant today to for a real estate agent. What does that mean? You're like sharing basically what the cars worth as you're showing the car to a buyer. I would be sharing payments, price, down payments, interest rates, all the price sensitive stuff, the things that people are most concerned about. If it was a house. Hey guys, welcome to your new home. I already have a package for you on payments, down payments, options, price. I know how low they'll go. I can give you cons. I'm going to show you why this is a great deal. But before we do all that, do you want to start? Do you want to see the inside of the house or the outside? What's most important to you? So I'm trying to I'm trying to basically. The concept is when you go to Thanksgiving buffet, you go to Thanksgiving and there's the big, you know, the whole table's got food on it. You're not really hungry anymore. You know, but if they hide all the food and you smell it, but you can't see it, you're starving. But once you feed somebody, then they don't care. They're like, oh, as long as you're going to give me everything I need to know, now I need to decide what color, how it's going to be equipped. Is this the right kitchen? The right view, whatever. So anyway, I was doing that 2008 comes. I had 20,000 clients, 10,000, 20,000 prospective prospective qualified clients and 2008 comes within three months. I had less than maybe 3,000 that could do business with me if they wanted to and they weren't spending money either. So anyway, I wrote those books, the first sales books to broaden my message. This will be important for you when you transition from real estate and you will. When you, when I, when I wanted to broaden my message so that I could start talking to the Margin Stanley's, the Ashley furniture's, the Wells Fargo's of the world. And when I was done with that, I started looking at what I did wrong because we almost went bankrupt in 2010 because I mean, it was close enough. It was close enough to say, Hey, I was terrified. Right. And I sat down for three days and just said, Hey, what did I do wrong here? I did something wrong. What did I do wrong? I didn't participate in all the loans. I didn't participate in 100% Margages. I didn't just point you weren't in real estate yet, right? Buying real estate. I owned, I owned at that time. I owned 600 units. I just sold 2,200 units in Tucson right before the crash. Wow. Did you do? Was that just a strike of law? Or did you kind of feel something? No, it was, it was, you know, it was, it was, I think I'd like to take credit for it being a smart thing. If it was luck, I've been lucky a bunch of times. So I basically down for downsized the portfolio from 2,200 units down to 600 units in a strip center. And when 2008 hit really, really the whole all the damage was 2009. It wasn't immediate. The shopping center cash flow and the apartments in San Diego cash flow every single month. In fact, the rents picked up in 2010. So that was a genius move for me, but I couldn't liquidate. I couldn't get any of my money. So the money in my business in the consulting business and the speaking business was slaughtered. So I sat down for three days and said, okay, this is never going to happen to me again. This is 2010. This is only 12 years ago. I'm worth at that time. I'm worth I don't know a couple million bucks, but I'm thinking we're going to it's all going to go away. And I sat down and figured out what I did wrong. Dude, I'm on TV and I'm listening. I'm watching my TVs in my office and I'm writing. What did I do wrong? What everything just a complete list of everything I screwed up on and I keep hearing in the background too big to fail too big to fail too big to fail too big to fail. At the same time, my banks call to me saying, hey, you have $50 million in loans. We're calling them all while while the banks calling me for $50 million in loans. Goldman Sachs is bailing out Warren Buffet and Goldman Sachs and Wall Street are bailing out forward. And I keep hearing too big to fail too big to fail too big to fail. I'm like, I'm too small. I'm a little nobody with 50 million in debt and the bank's going to call my debt. The other thing I learned right there. Sorry to go on a long rant here, but you brought me back into this moment of drama. And the other thing I learned is if you owe 50 million to the bank, you got a problem. Yeah. The people that owed five billion. No problem at all. We'll work it out with you. So I had this massive discovery. I'm like, I need to go 10 times bigger than I am. And that became the 10x rule. I actually wrote that book about orders of magnitude, multiplying behaviors, never being one vertical. If you're in one vertical, you should be in 10. If you have 3,000 customers, you probably need 30,000. Whatever the multiplier is, right? If you think it's going to take one sales call, it's probably going to take 10, maybe 100. That's the expectation, right? Wow. So you had 50 million in debt. What was the assets worth that were under the? Well, they were worth more than 50 million. But you know, when they want you to liquidate. Yeah, if they want to call it in liquidate in a recession. Yeah, there's no way to liquidate. You know, I mean, what's going on in real estate right now? If you want to call your debt, if the assets worth more than the debt, then why wouldn't they just want to restructure a deal with you? Because I had cash. So if you, this is the other thing I learned. You do not want to keep money around. The people that don't have money got restructured. The people that had, the people that didn't have money got restructured. The people that had money had to pay down their loans. Ah, because they know you have money and they want the money. They're liquid, dude. My loans were never late. They said it was a technical default. They said, you're in technical default. I said, well, I've never been late. I make all my payments. I've never missed a payment. They said, our DCRs, the debt coverage ratio, because all debt coverage ratios dropped. And, but the other thing, the thing, the technical default was because my net worth had changed. Well, goddamn, the whole world's net worth changed. So it was called a technical default. And the other thing is the bank that I owed the 50 million to failed before they called my loan. That bank failed San Diego National Bank. It's all in records. And one of the reasons I love real estate is all the stuff I say, people can go back and look at it. Like it's, there's a record on everything in real estate. That's the beautiful thing. Like this isn't Bitcoin or NFTs. It's, there's a trackable property address, deeds, titles, et cetera. And the, the San Diego National Bank failed where I had all the loans, a new bank was given money by the federal government, $500 million to bail out San Diego National really to buy the bank and steal it from this other guy. Yeah. And given funding. So the new bank came in and said, Hey, we want to take, we want to clean up all our loans. The problem everybody out there, they can't do that in one weekend. So that took about 18 months for them to clean that loan up and it gave me time to restructure the loan with another bank. Yeah. Yeah, that makes sense. So the 10 X. So you lit that that you, you owed 50. You realized too big to fail. You need to be 10 times bigger. And then you just came up with 10 X and wrote this book out of that. Dude, I wrote, I wrote the 10 X rule. I don't have, I don't have 10 X rule. You're first. No, no, that was my fourth or fifth. So it would sell and be sold and I wrote it. Dude, I wrote it as a therapy session. Like I wrote that book so fast. It was like, Oh my God, orders of magnitude. You got a magnum. You need more customers. You know, it's a very simple dollar, right? Say again, that's your best seller. No, my best seller. My best sellers aren't books. My best sellers are the webinars about your books though. The 10 X rule probably it's probably sold more copies. Yeah. Yeah. Um, how long did it take you to write it? I probably wrote that book in three weeks. Wow. Yeah. But that was a lot longer than seller be sold. I wrote the seller be sold in three days. Yeah. And, uh, you were just like throwing up. You just had all this going on with what was happening. You just had to get it on paper. I could hear it in your voice because I listened to the audible. Yeah. Yeah. We did the audible. Okay. So the audible, what I do is I write a book and then we release it. We get feedback on it. 10 months later, I did the audible portion because now I know what I left out, like when you go, when you write a book in three weeks, you're going to leave a lot of, a lot of stuff out. Yeah. Yeah. These are not books that I'm writing. These are books that I'm, I'm writing this and playing with the information, right? Cause if you go back and listen to the 10 X rule, listen to the things that I said I would do next every single one of them. Hey, the next time this happens, I'll have $500 million worth of debt. I have $2 billion worth of debt today. Okay. I said, I'll go from 600 units to 6,000. We have 12,000 units. I 20 X everything. Yeah. And so, um, I won't be in one vertical. I'll be in 10. Okay. We're probably in 80 or 90 different verticals today. We have 11 companies. I had one company back then we have 11 and we're adding six more. I'm not, I know this sounds like I'm bragging and everything, but I'm just like spit balling with you. If you're a real estate agent looking to up your game and you want to go get 30 more listings. I'm going to put a link below of the replay of my 30 listing challenge and all I can say is that once you see it, you can't unsee it. That, that is. I'm living the 10 X rule. I wasn't in the health business. No, there's no doubt. There's no doubt. I, um, and then when did you start actually creating content for social media? Because after I read the 10 X rule, then I probably saw you on YouTube. I don't know. A year later, come to find out you had been on social media for a while. When did you start, you know, you were very early in that game, right? 2012. I wasn't early. Well, well, well, earlier than a lot of people. Well, I mean, Vaynerchuk, Vaynerchuk was there five or six years ago. Vaynerchuk basically invented social media. So my first, I think my first post was 11 or 12. Yeah. So what, so did you see Vaynerchuk or what, what prompted you to do that and start creating? The 10 X rule did. I didn't have an audience, bro. Yeah. So, you know, you know, they say, Hey, man, when the, when the, when the student is ready, the teacher will appear. I write, I come up with this concept. I have to 10 X my business. I'm worth a couple of million dollars at the time and I'm scared. This is why I tell people like, like being a, you know, having a million, a couple of million dollars is not what you might think it is. It's, it's a scary moment because you know, you don't know how to get it bigger because you hadn't done that yet. You just did two million. You put a couple of million bucks. I got a family. I got, you know, you want you starting to want new things when you have a little bit of money. I got family coming. I got two kids now. I'm trying to expand my business. I'm scared. The contraction happens. Now I go backwards, right? So when I say 10 X, I got a 10 X and then I'm like, how do not nobody knows me. I can't go door to door the way I have for the last 20 years and then swear to you two days within two days, a guy shows up in my office said, you need to get a Facebook account. I said, Facebook, I'm about to go bankrupt. What you talking about Facebook for? And it was to me, it was like it was completely stupid. And then I remembered, Hey, bro, you need to 10 X. You need to look at every avenue possible. You cannot be closed minded right now about new ideas. This is what Facebook wasn't even a thing yet. Yeah. And start, I personally started the Facebook account. I started a personal page, which was a mistake because you don't want a personal page. You want a fan page. You want to visit the page that can expand up. There's, I think we got seven million people on a Facebook page now. Hmm. And then as, as technologies came out, I started playing with them and learning to use them. I didn't have video. I didn't have bloggers or video guys running around documenting anything. I didn't know what I was doing. I had no clue. There was no editing, no lights, no podcast. Did you film it yourself in the beginning? Dude, 100%. I still do it today. Like I remember because I remember a video you were standing in front of a camera. I'm, I'm gonna show you. I still do these today. Okay. Watch this. Watch this right here. Because this has allowed me to become a, this is allowed the actual, actual practice, practice, the practitioner has allowed me to become a marketer to learn marketing for myself, not delegate to somebody else. Watch this. Nobody's seen this, including my office. Let me see if I can turn this around real quick. Nobody's seen this in the world. You're going to love this. Okay. Let me see if you can see it. Hey, hey, hey, hey, hey, hey, what you doing here? You're wasting time, energy and resources and creativity. Grant Cardone here. I have something I want to give you right there. Get out of here right now. Go right there. Let's get your money right. Let's get your future right. Let's go create something. Okay. I'll see you. So I did that. That's going to be dropped on porn sites. Do what? I'm going to run ads on porn sites. That, that is going to interrupt somebody going to a porn site. I'll be like, dude, what are you going there? That is the most traffided sites in the world. Damn. You know, they're Jewish, Israeli, like people of faith go to porn sites. They don't want to be there. Damn. They don't want to be there. And I'm going to interrupt that guy and say, don't waste your energy here. Dude, what are you looking for here? Get out of here and go hit this link. So I'm just sharing that with you and that'll be controversial and people will be like, oh, what are you doing there? No, no, what are you doing there? I'm advertising there. Wow. So they are. Yeah, you can advertise. Wow. And every boom. Okay. So the point is, the point is right. I am so committed. And then the lead, but the leads you get from that, you know, you know where they came from. You can't look. People do people do dumb stuff every day. I don't have in my life. Yeah, they're watching Fox News. Not much better CNN. Not much better. What do you what do you think about what's going on right now over there in Israel? Well, I think it's terrible. Yeah. I think it's terrible. I will say though, because I have been I'm a person that has been attacked. Okay. I'm not comparing the problems that Israel and Palestine have to my problems. But if you hit me, I'm going to handle the situation. And I promise you I'm coming back 10 times harder than you hit me. I just went. I just went through this three years of a lawsuit class action lawsuit. I've had the real deal New Republic, Huffington Post, bunch of podcasters, people that called themselves my friends and YouTubers trash me for two and a half years with he's a fraud. He's a scam. He's a con artist. He he he he. Well, they're just doing it for likes and clicks. Yeah. Well, let me tell you something. It came out Friday. Grant Cardone's been exonerated. No fraud, no misrepresentation, no claims, no false claims, no financial harm three years. They they've looked through every little, you know, the courts have looked at everything. Complete exoneration. Okay. Was it somebody that was just mad at you? Or was it somebody was somebody that was just mad at you? Or did they really think you did something wrong? What was it? No, they're just trying to hold me hostage trying to get money from a guy that's got money. Okay. One person out of 14,000 investors that invested $5,000 twice tried to try to hold me hostage and I spent a million dollars fighting it. I want everything. And now I'm going to go after real deal, new Republic, Huffington Post, I'm naming them scum magazines, trying to tear and disparage and cause damage to people's reputation, their brands, their families and their business. And I'm going to hit them back like Israel hit Hamas. And people should. I can't blame you. I got to tell you, man, you come you come after my family, my brand, my name, anything that I value my church. I'm coming back after you so hard. So because I don't want other people doing in the future. Yeah. At least I want them to think about it twice. You have it. I thought I think that's all you said. You haven't been sued that many times, huh? I've been sued three times in 35 years. Crazy. It's nuts. Crazy good. Yeah. Crazy good. I mean, and in this world we live in. Yeah. You're like a, uh, I remember a video a long time ago on if you remember. I'm sure you remember this. You were having dinner. Hey, by the way, let me just say we won all three. We won all three suits. Yeah. I have been audited four times by the IRS. I won all four hours. So a lot of people do the SEC is coming after grand and all this stuff and I've seen all that. Yeah, the SEC has the SEC. The beautiful thing about being public and being, uh, we've raised, you know, a $1 billion over the internet and bought I don't know a couple of billion dollars for the real estate. The SEC knows every fun I do. I have to go through the SEC to get it. Yeah. Yeah. So the moment you go through the SEC for approval or admission, they're going to know what you're doing like they have everything. True story hour for the SEC. I see guys rather than you guys worried about what a guy like me does, why don't I just put you on my account and you can have open access 24 seven to my checking accounts. So you can see where all the money goes because I'm not even though I'm noisy, I'm noisy. I'm loud. I'm boisterous. I make big claims. I like that doesn't mean that's how I run my business. Okay. And I think that they think. Like a lawyer and ambulance chaser. Oh dude, we're going to be able to catch this guy doing something. No, you're never going to catch me doing anything wrong because I don't do anything wrong and I have great financial discipline when money comes in, it goes to one place. I don't touch it. I know I'm being looked at. And I would never ever mismanage or you know, comical funds. That's why a lot of real estate syndicators go out of business because they co-mingle their assets or they crossed and they should. Yeah. Yeah. Big no, no. Well, speaking of like being loud and everything. I mean, when I post, I'm going to have, I'm going to interview grants, you know, half the people are like, hell, yeah, we love him. Right. Another half are like, don't interview him. Don't give him a platform. This that the other is kind of like a, you've got this super polarizing. That's a must. Right. Like, you know, half the people hate Trump. You feel like that's a must to have that polarizing image? Well, I'm not. That wasn't never. Did you do that on purpose? Huh? Do you feel like it's a must and did you do it on purpose? No, I didn't do it on purpose. I didn't. I didn't do it on purpose. I did it because I'm honest. And I'm like, why, why, why would I be a politician when I'm not a politician? If you ask me what color I like, I'm best. I'm going to tell. I'm not going to like tell. I'm going to tell you what color I like the best. If you ask me if buying a home is a good investment, even if you, if it's a real estate convention, I'm going to be like, no, it ain't a good investment. So sell the houses. Don't don't get high on your own supply. So sell the house, collect the commission, take the commission and go buy real estate, the cash flows because homes don't cash flow. So and I've got real estate agents watching. So let's, let's dig, let's dig into that. I know you own a house, right? I own two homes. Right. You own two homes, three homes. Don't buy a house. Make it make sense. Dude, they're bad deals. They're bad deals. I, I, you know, most people do not make as much money as they claim they made on the home. It's like the guy being in Vegas playing blackjack for three hours. He gets in the elevator going to his room. How'd you do? Oh man, I broke even. Now you didn't break even bro. You wasted three hours down there. Okay. That's the same thing with a house. Oh my God, we made a hundred grand. Yeah. You, you left out the property taxes. You forgot the interest you paid. Okay. You forgot that you had a 200 grand tied up that could have been earning 12 or 15% a year. But you're not calculating all the costs. Now do some people make money in homes? Yes. I made, I had a house in LA. I had a house in La Jolla I made. I had a house, one house in La Jolla I broke even on, which means I lost money. Okay. I broke even. I bought it for 850. I sold it for like 860. Got caught in the market or what happened? Yeah, it was a shit market. I bought the house across the street, bought it for three million and made six million dollars on it. I'm not counting though the interest, my money was tied up, the maintenance, the landscaping, all the stuff I did. I'm not even adding that. So it was a six million dollar gross. Now I got to pay taxes on that. I moved to the next house. I put, I basically did a 1031. Okay. A tricky Ricky. I do a 1031 on a single family home. I pulled it off. I'm beyond the audience now. So I got away with it and it was legitimate. It was actually scrutinized. I bought a house in Los Angeles and I made what I make on that house. I'm not saying you can't make money on a house. Yeah, both of these, both of these, by the way, were trophy assets in irreplaceable locations. The LA house I sell to the Waltons for I think 17, 18 million. I made, I don't know. I hadn't like what I make on that house. I made seven, eight million dollars on that house. I'm still saying, man, these are terrible investments. Well, any investment can be terrible. I think what you're saying is, is you might make money, you might not just like, you know, a lot of other investments, but they're better investments out there. That's right. Yeah. Because let me tell you about the better investment. I took the money I made from the Los Angeles house. This is 2012. I have to, I'm redoing my whole life. I'm like, man, I bought two homes. I had one small business. I had no social presence. I'm in one vertical. And I'm like, I've done something wrong here. I had most of my assets. Most of my capital was tied up in homes. I said, Elena, we're going to sell the house in LA. Our family was there. Our friends were there. So we're going to do the most painful thing we can do. We're selling the house in LA. I'm going to get the, I had 11 million dollars of equity in that house, 12 million dollars of equity. I'm going to take the 12 million dollars of equity and I'm going to buy an apartment complex in Florida. We are going to go rent where we live. And we're going to move out of the state of California. We moved to Miami. I rented an office. I rented a house. I used the 12 million to buy a thousand units in Florida. Those thousand units, I have never paid a penny to own those units. They have cash flowed every month for 12 years now. You got your initial investment back. You're saying already got 12 million dollars back four times. I got my 12 million back plus 38 million non-taxable event. I still own the asset. The asset pays me one million dollars every single year. I own it cash flow, free cash flow and the asset. That asset today is worth, uh, I paid 58 million. It's worth probably closer to 225 million dollars. Show me one home that has ever done that Bitcoin can't do that. I'm with you. I'm with you that there could be better investment asking for the whole story rather than just like Grant, Grant says, never buy a house. You know, well, I mean, I think I read between the lines of what you're saying and there are better investments out there, uh, you know, than a home. So for the, for just to clear, just to end that part of it renting, right? You're saying renting better than buying. You're still throwing, you know, your rent out the window every month. You know, what do you say? I don't, I don't see it as, I don't see it as throwing rent. I don't see it as wasting money, right? I see it as a place to live. I'm paying for a place to live. And, um, I don't see it as a waste of money, any more than groceries or a car, a car, a car is a waste of money based on that. Yeah. Based on what realtors say, I should go buy the car dealership. You know, as a, as a builder. You mean as in like be the builder or be the, be the broker. What do you mean by that? No, I'm saying people say, Oh, you got to live someplace. Okay. You got to drive a car too. Doesn't mean you go buy the car dealership. You know, you need healthcare. You need a hospital to go to. Doesn't mean you're going to go by the hospital. Like, yeah, you get in, you get out. I think maybe some people want a place that they know they're going to be at for a while. You know, they don't want the fear of being kicked out. They sell the property, rent, continuing to go up, etc. Dude, if you pay your rent and you keep paying the increases, then nobody going to kick you out. Keep it real. Okay. Keep it real. Like I own 12,000 units. We don't kick people out. You know, you have to make it clear. You've bought homes. You've lived in homes. You've bought. You've made money with homes. You've used that money to buy other better investment than homes through that process. You realize that might not be the best place to put my money. I know Ryan. I interviewed him. You know, he, he is a dog. He'll never buy a home. He'll never buy a house. Okay. I don't think Ryan would buy a house if he had all the money I have because he doesn't want the responsibility. That's the other thing that people don't talk about. You lost your mobility. You signed a 30 year contract. People would not sign a 30 year contract where they work. Hmm. Okay. If you get a jail term, do you want it to be 30 years or 10 months? Right. But that's what a house is, dude. You're locked up right now. We're in the market where you really don't want to be locked up in a house right now. Yeah. A lot of people are. They're sitting on 3% rates. Yeah. And they can't move it. But I got buddies that they got a 3% and they're like, man, I wish I didn't have this house right now and I can't get rid of it because the 2.8 every asset becomes a liability. The low interest rate. Why don't they sell it and rent? Because they shouldn't because because the low rate, they should rent it. What they should do is rent it. And rent. Yeah. They should get income. Like I got a buddy. He's got a place here. His payments 12 grand a month. I said, bro, you can rent this house for 40,000. Okay. HOA property taxes. You'll still net about 15,000 bucks a month. You should rent the place to somebody else and go rent another place and use the 15,000 to reduce the rent at the next joint. And get all the write offs from the first place. So the market right now, I want to dig into that because, you know, we're getting, we're getting into it here. You know, we got 25 more minutes or so, but I want to, I want to really get into the market. You know, there's the commercial side. There's the apartment complex side. There's the, you know, the office, you know, crash that we're, you know, seeing coming. You got the residential market where prices are still hitting all time highs. You know, inventory, you know, basically at all time lows and all this and that. What's your take on the entire market right now? And what are you looking at in terms of taking advantage of it? It's amazing, man. It's going to be amazing times. You know, there was a guy that said it was one of the Rothschilds that said, I think it was Nathan Rothschild that said, Hey, when there's blood in the streets by even when it's your own blood. Hmm. So there's going to be tremendous amounts of damage done. Uh, Jerome Powell, an extension of Anthony Fauci. I've said for three weeks now that interest rates would breach 8%. They breached yesterday. This is going to be Anthony Powell, Jerome Powell, Jerome Powell, sorry. You're getting them mixed up. Yeah. Well, they're the same people, bro. Uh huh. Yeah, both of them had a goal of shutting this country down. Hmm. And you know, Jerome Powell, I know your audience is going to disagree with me. They're like, Oh my God, he's trying to control inflation. Raising interest rates has never controlled inflation ever in the history of mankind. You're going to go back to Paul Voker. The argument's going to be all Paul Voker controlled inflation. He caused two major recessions. It took 11 years. To actually get inflation down. Okay. And he caused two recessions along the way, terrible recessions. If it takes you 11 years to solve a problem, you didn't solve the problem. What's the answer to controlling inflation? Well, inflation is caused because you printed money, released the money, and then the stupid people spent the money. Inflation is not caused by simply printing money. Hmm. Okay. By the way, inflation is actually good for people that own assets. Right. Out of control inflation is not good, but I would rather have inflation and deflation and we will have deflation in this country for longer periods of time than we have inflation. I want the price of my homes or my assets going up, not down and not flat. So right now the average, you know, Jerome Powell will create for a guy that owns a bunch of rental property. He is a dream come true. He is my best friend right now. He will create more renters in this country than any other time in the history of our country for 225 years. We will become a renter nation because the average person can no longer afford a $4,500 mortgage can't afford a hundred thousand dollar down payment. And so if they can't do that, what are they going to do? They're going to rent. Yeah. So office is going to get hammered, but at some point office will be a steal. It will be a great purchase. People should be looking at it. I said this during COVID about retail when retail was like, oh my God, nobody's ever going to go to a store again. Retail will be a great investment. Retail is actually the best performing real estate class in America today on a cash flow basis. Multifamily will go through a big dip here for the next 18 months because loans are coming due only because the loans are coming due by the way. And then in 2025 rents in this country are going to go like this. Anybody that owns apartments in 2025 to 2032 is going to get so rich. It's going to be freaking it'll be it'll be unbelievable. Hmm. The single family residential home. If you have a great location and a new asset and it's done, you're always going to make money in it all this old all the old stuff. Not only will we four million homes short in this country, but the old stuff. Nobody wants the old stuff older home, the 1960 house in Tampa. Uh-huh. Nobody wants to move into that house too. Yeah, they want new construction. They want new goodies. I want new air condition, a new pool. I want new glass doors and windows. I don't want the old stuff. I don't want my mama's house. I want a new house with new technology. Yeah, not only we four million short in this country, we're probably another 40 million short of desirable product. Hmm. Mm hmm. And we have zero affordable. Yeah, it's ridiculous. Do you do you think we're going to go through this massive recession with foreclosures and unemployment and things like that? I don't think we go through it. This is not the housing crash of 2008. Yeah. I've said since the very beginning of this, there will be no housing crash in America. I mean, even if we did run towards foreclosures, I'll just do what they did in COVID, right? Do a moratorium on foreclosures. It won't be a foreclosure. Yeah. Yeah. There's two, 90% of the loans are under 5%. I think 50% of them are under 4% and like 40% of them are under 3%. There's no, there'll be no foreclosures in America in this cycle. Anymore than there always has been. So the dip in apartment complexes, all right? So loans are coming due, right? But rents are still really high and vacancy is still very high. We don't like to say rents are really high because I don't think rents are high. Yeah. I think if you go to Singapore, UK, you go to Sydney, Australia, you're gonna be like, these rents aren't high. Our average rent in our portfolio is about 2,000 bucks. Did Ryan show you that Paragon deal we're doing? I'm buying a brand new deal in Chicago, 500 units. The rents are 2,600 bucks and you would move your family in there tomorrow. Concierge service, swimming pools, a 91 walk score. The average rent in that building is $2,628, brand new building, glass and steel across from Grant Park. It's 500. So I'm paying 150. I mean, how big are the actual units? Like how many square foot? 760 unit square feet. 700 square feet. Going for 2,600 bucks. Wow. Wow. That's small. And 150 million to build that building today would would cost probably 600, 300 million bucks. You're developing it. It's already developed. Yeah. Oh, you didn't build it. Oh, no, I don't build anything. Okay. Okay. You're buying it existing. Wow. That's a small unit. I don't think it's small for Chicago downtown 91 walk score. It's what people. What do you live? I'm in Gulf Shores, Alabama. Yeah, bro. Yeah. But you see, you're like, I gotta have a yard. I need some mosquitoes, my damn ankles. I need, I want to be able to have some pecan trees. You ever been here? I know. I know Alabama, man. You ever been to Gulf Shores though? Yes. Yeah. That's where I grew up. That's where that's where I live. We own a thousand units down there. Yeah. And fair hope. Yeah. Well, I think we got 400 units of fair hope and then we got a bunch of stuff in the panhandle. Okay. Um, no, so, so that this, but I'm interested in this dip, right? Like how, how much of a dip do you really feel like we're going to see? You're looking at the numbers. You know what interest rates are now compared to what the loans that are coming do is, you know what? You got a good idea of what the rent, the cash flow is, how bad do you think it's going to get hit? Gonna be some of these deals. Gonna be the greatest single 10, 20, 30, 40. In apartments. Yeah. Apartment complexes. No, it won't, I don't think it hits 30. 10. Because there's so much money sitting there waiting to purchase income producing assets. Yeah. The real opportunity right now is not the price. It's that nobody else can. It's that you get a chance. Regular people would actually get a chance to buy this stuff. And the reason that is. Now, I mean, the price will be an opportunity. But the real up like this deal in Chicago. If this was a year ago, I would have to pay $280 million to buy this. I'm paying 150. Now that pay another 80%. And I wouldn't get it because Goldman Sachs or J.P. Margaret would not only am I getting a lower price, but I actually get this to buy the asset because the institutions can't purchase anything right now. And that is the real benefit. They can't come to the table because they they have a bunch of problems across all the platforms. Let me see if I can hear you this right now. See if I can show you this. Now, maybe I can't show you. I've never used this stream. Let's see if you go if you go down to present. Do you see present at the bottom? Yeah, yeah, I do see present. Yeah, there you go. I got so many slides open, man. Enter a screen. See this. Let's see. I don't see anything yet. So say no. Let's see. When you present, you go to share screen and then at the bottom, we'll say share. Once you've picked, you have to pick the window or pick the same screen. Yeah, I don't want to see your tips again. Share the screen. Window. Hey, real quick, I'd love it if you joined my text community. So you can be updated on all these great interviews and events and training sessions and just motivational quotes that I send out every single week. You can do that by texting me at 251-312-8844 or I'll just put a link in the description with entire screen. Oh, there it is in the bottom share. Let's see. There we go. Got it. Look at that. That's apartments, bro. That's not wow. I'm paying 300,000 a door. If I was to build that today, it would cost 600 grand a door. Is it two bedroom and the 700 square feet 50% or one bedrooms and studios and the other 48% or two bedrooms. It'll make it'll make the investor 5.5% in year one. And if these rents go up $1,000 in the next seven years, which I think they will and they're 3600 bucks. The building, the building makes about $75 million. And you're getting it for 150? Yeah. Have you already raised for it? Is it already, is that round over? I'll close this deal in the next 30 days. We'll close this deal with all cash. No debt. And you're taking the, you built, you, you raised specifically for that building or you have a fund? Yeah, we have a fund. We have a fund that's open and my investors trust me. I tell them what I'm looking at. Once a month we do a Zoom call. I'm like, these are the deals I'm looking at. It's a private Zoom call and we're in the marketplace. I looked at, I probably bid on 80 deals to get this one deal, 80, 80. Tell everybody really quickly, like the whole just the quick version of what you do with this, right? Like say, say some people are watching that want to invest in this building. Okay. Um, give everybody just a quick rundown on how that, what that looks like. Yeah. So, uh, this is a 10 year hold. We could sell it before them, but typically it's 10 years with discretion to go another 10 years. You're a passive investor in the property. Um, you have no say so. I'm running control on it. We manage it. We buy it. We fund it. I actually fund it with my money and then I open it up to the marketplace at the same price that I bought it at. Um, in this case, we will not use debt. We'll pay cash. We don't let any institution invest alongside of us. We do this with every day. The Ricky crew family, Grant Cardone family, my nieces, my grant and my, you know, my people that are connected to me, my partners, investors, family members, friends and followers on life. This has never been done before at this scale. Um, we put our name on it. It'll probably, this will be Paragon, which means excellence, uh, by Cardone Capital. Uh, we'll get a lift. Uh, we think we get a tenant lift because of the brand 10 X and Cardone Capital get actually an audience lift. We allow the people that live there to invest alongside of us and, uh, we cash flow the property. We distribute to our investors every single month. We sent, we'll send $5 million out this year this month. I'm sorry, not this year. This month, last month we sent out 4.5 million, 4.4 the month before that 4.3. Like we'll send out, you know, close to $60 million in distributions this year. The goal on this property is three to four, maybe five years from now. We'll refinance it or finance it and return half the capital to our investors and still on the property. Once interest rates go down. Yeah. What's the cap rate at 150? Five and a half. Hmm. On today's rents. So it's got you kind of getting like, uh, like 10 X lift. It's kind of like the Trump lift back in the day. Yeah, that's right. How's that feel? Well, I'm what feels good is the plan. The plan is to do this. We're 12,000 units. The next time you and I talk, I'll be at, um, the next time we do a podcast, I'll be at 25,000. And in, in, in five years, we'll be at probably close to a hundred thousand units and be one of the largest multifamily owners in the country. Who is the largest right now? Uh, there's three guys. MAAs, uh, one of the big guys, uh, Jonathan, um, margin group, uh, you got a bunch of guys out there and you got, um, Camden, they probably own 78,000 units, but all these guys use institutional money. They use pension funds, sovereign funds. And nobody's ever done what I've done, which is hey, you take as little as 5,000 bucks. Yeah, we're going to probably increase that. That's, that's who we got the lawsuit from. But the people that I wanted to help the most end up being the, you know, the biggest pain in the ass. And that's, that's the people that need that. Really. I mean, that's who needs passive income. The beautiful thing about real estate agents is typically a real estate agent. If they're spending 150 hours of real estate, you qualify as a professional real estate agent. Yup. And all the passive income that I send back to you and the depreciation that we send, you can write off against your other income. Yeah, we, we share all the depreciation Ricky with our investors. I get the same passive income return you get. Uh, our fees are only 1%, which is less than most of the institutions that managed trillions of dollars, by the way, I handpicked the deal manage the deal, find, uh, negotiate the deal, negotiate the funding. Like I worked my ass off on these deals. I'm a freaking animal. Everybody knows I'm a beast. I'm like, I'm like, I'm your partner that's fighting for you, you know, and we squeeze these properties for everything we can to cash flow to our, to our investors. Cause the goal for me is we have 13,000 investors. I want 100,000 130,000 investors and I want to send out, you know, 10s of millions of dollars every month, because there's nothing that makes more, uh, loyal fans than a check every month. Yeah, they're like money. Give me the money, bro. So I want to get into a couple of things before we end. Number one, I want to talk about 10x health, but also I want to go back to the 10x rule book and you said that's kind of how you transition from car automotive business to more general to the masses and stuff. Um, talk a little bit more about that because I am in, I'm like a top three real estate agent influencer. There's Ryan Sirhan. There's Tom Ferry. There's me. Yeah. Um, and I'm just the king of the agents, right? And I've thought about transitioning into more general stuff. Cause what I do works for everything. Of course it works. You know, you just got to, you know, you have to, you have to know you have to have confidence in yourself to slide over. Some people talk about the riches are in the niches. No, they're not the riches. I mean, real wealth is on the super highway. It's only controlling both lanes, the ditch, the village roads, the airports, the bus stations, again, everything. Amazon is not a niche business. Hmm. So, so that's how you did it though. You, you, you were like, I'm going to write a book and this is going to be, it wasn't about the book. The book was my own therapeutic session about what I had to do to scale. So how did you train? How did you transition from one vertical to a more broad audience? Well, if I start giving you too much advice, I'm going to have to charge you for this session. But if I were you, what I would do is immediately slide over and start talking to more than agents. What's, what's consistent with the real estate insurance? Everything, honestly, anything. Doctors, dentists, chiropractors. How do you build a business? How do you scale a business? How do you tell a story? Like, you know, I would just talk, start talking to more than real estate agents. Yeah. Because most of your audience, no offense to the real estate agent will not be a real estate agent by the time the game is over. Yeah. They're going to end up being something else. I mean, they'll go and try multi-level marketing. They could end up being a coach for me. They could end up whatever. Like, you know, you got to slide over. You got to just start talking a little less about three bedrooms or four bedrooms, the product itself and start talking about, you know, what it takes to build a business and to be successful. That's what I talk about, but it's more so how to build a business as an agent. Yeah. It's just, you know, the more gigs you take from EXP or remax or whoever it is, the more you're going to get typecast into being the real estate guy or one trick pony. Yeah. So, bro, the other thing I would tell you is this, the best thing that one of the best things I ever did in my career was quit speaking to on stages. Hmm. For hire. Hmm. Yeah. What, what, uh, because then you got to do what they want you to do. Talk about what they want you to talk about, etc. You mean? Yeah, Ricky, man. Come talk to our agents, Ricky, and you're like, oh, this is cool. It's not really cool. It's not even a business. It's basically when you're a performer. Yeah. You know, it's cool. It's good and everything. People say, oh, man, that was great. That was awesome. But that's not a business. Hmm. You know, we in the last 12 years, I went from being a speaker and a consultant to rarely speaking and almost never consulting. You feel like there's a bigger opportunity for eyeballs just online? No, I think you've got to build a business around Ricky. Yeah. That's scalable, excitable. You know, the other thing is when I remember the first department building I ever bought was in 2000, late 90s. And I was so proud because the bank wanted to give me a loan. And I said, well, let me, let me show you my financials of my little company. And he's like, we don't need to see your financials. I said, what do you mean? He's like, we know, we know who you are. We know what you're doing. You got a little consulting company. Make a couple million bucks a year. You got a good credit score, but we don't need your financials because we're going to make the loan based on the 48 units, not based on your personal financial statement. I was like, God, you guys don't even value my financial statement. And that's when I realized I wasn't a business. I was a, I was a, I was a one trick pony. I was being paid for a talent and a skill. And that's cool, but everybody, even if you're Tom Brady, dude sooner or later, they're not going to pay you anymore. Yeah. EXP is not going to bring you back again. Yeah. They already had you. They used you. They had you and they're going to replace it. Mm hmm. 10x health. How, how well, how, how good do you feel right now? Cause you look much better than you did five years ago. Why you got to make, why you got to talk about how I used to look. I saw the Dana video, all that stuff. I've been researching Gary. Yeah. It's amazing stuff, man. Well, yeah, look, Gary's our spokesman, but this is more than about Gary Breckup. Yeah. Um, this is about your health and, and you know, given people an alternative to the healthcare, the broken healthcare that we have in this country. And all they're doing is medicating people and everybody knows it now. If the people keep participating in the bad foods, not knowing what you're eating, what you're feeding your kids. The Skittles and the Cheerios and the enriched breads. Like we don't even know what we're putting in our body. I mean, people talk about misrepresentation. You ought to look at the food companies and pick warmup. So people are trying to take a pill to fix themselves. That's not what's going to fix you. Okay. There's no testosterone, HGH, or no medications that is going to get you that right there. You get that, that requires you to go to a gym and actually pull a bar in addition to that. There's things that people need to give themselves to get themselves in a direction of 10x help. Like I'm going to 10x my health. You have to make that commitment first. You know, and then, and then what we do is we provide first of all a genetic test to find out what foods you can actually consume and what foods you can't to we then provide you with supplements and a plan for 90 days, just give us 90 days. Give us 10 weeks. Give us 10 weeks. That's all Dana said. I said, Dana, give us 10 weeks. He said, bro, I can do anything for 10 weeks. And it got it got him on track weight loss got him in great shape. He didn't want the abs he has now. He just wanted to feel better. Yeah, I couldn't bend over dude. He couldn't tie his shoes. And he said all this by the way. So I'm not I'm not disclosing any private information, but we've done this for a lot of extremely like I could start listening off names. Every name I would give you every person listening right now would know these people. So we bought the company did I bought the company because of what it did for me and my family. Yeah, what it did for my kids was phenomenal. My kids were my little girl Sabrina had dark circles under her eyes because there was a couple of foods that she could not process her genetics different than mine, by the way, even though she's my kid could not process some things that we had in our in our pantry. Wow. Yeah, and then there's the you know, there's the other stuff that we do that that it's a little more cutting edge around pain, joints, injuries. For VIP people that want to really like there's some other technology stuff that we do both inside and outside the country that's really really very advanced and cutting edge. Yeah. No, I've researched a lot. It's it's some cutting edge stuff. So you got insurance, health, real estate, education. Like, well, are you done? Are you are you still at? Are you what are you going to do next? The only thing done in me is my lap the last four letters of my name. So I'm not done. Dude, I'm just getting started, bro. This is this party just started. This is early innings. You know, the goal is and I always make always made my goals public. And some people don't like me because of that because they're like, oh my God, you always bragging about what you want to do. Okay, but when I make it public, I have to hold myself accountable and I like the connection. I like people hearing me say I'm going to fill a stadium up with 34,000 people and I've never done it before and I have no clue how I'm going to do it. But we're going to build. I'm going to build the largest real estate portfolio in America. It is controlled by everyday people. It's never been done before. We're going to we're going to we're going to raise we've raised a billion dollars. We're going to raise $10 billion in cash. I will become a bank. And I will compete with the J.P. Margans and a Margans Stanley to the world. $10 billion doesn't get me there. So I got to get way bigger than that. In my final days on this planet, no one will ever know me as a salesperson or a marketer. In a hundred years from now, that that will just be legend. You know, I started it will not be the ongoing what Cardone is as a company. So we expect to go public with some stuff this year or not this year. But next year will will the goal is to raise another $10 billion for small business owners. From the public markets using crowdfunding technology rather than using Wall Street where people are held hostage and taking advantage of. So that front will also go on while we continue to ramp up the real estate. Yeah. So what so what are you going to be known as not a marketer, not a salesperson, but I'll be known as a banker, a banker. Yeah, there'll be a banker, the bank, the bank of Cardone, the bank of Cardone. It'll be a financial institution. We'll have financial services insurance healthcare. But this is just nobody believes it, right? Because, you know, when nobody would have believed what 10 years ago, what you got now, it was all just a dream. You know, but you know, you just keep applying hard work to the dream, getting good people around you collaborate with people like yourself to get a bigger audience and have a bigger voice. And along while you do that, it's like turning the lights on at your house and down in the Gulf Coast, man, you turn your lights on at night. Mosquitoes are coming. The bugs are coming. And in the real world, when you get successful, the haters are coming. Mmm. Yeah, I've noticed that when I hit 100K on YouTube, the freaks really come out. You haven't seen nothing yet. I was having, I had a dinner with Tom Cruise one night and I said, Tom, my wife says to Tom, Tom Grant's got a lot of haters and Tom Cruise starts laughing his ass off. He laughed nonstop for probably 45 seconds. And I was like, Elena, stop it. Okay. The number of haters I have compared to him is nothing. What he's been through in comparison is nothing. And what he's been through compared to what Jesus went through is nothing. All great movements have haters. By the way, for anything to be great, for anything to end up great, you had to have haters along the way. Yeah. So how do you block that out? Because most people won't even start creating content because they see the hate that you get and Tom Cruise gets on their post and they're like, I don't want to know part of that. Yeah. This is why our parents just told us, you know, hey, avoid the line of light. You've seen it, not heard. Don't get too much attention because they didn't, they didn't want to, they didn't want to, this is why rich people, by the way, don't share anything because they don't want the heat. Hmm. They keep themselves and the problem with that is because the rich people, the super rich keep to themselves, they also don't share the strategies and the secrets and the investments and the hacks that would help so many people. And it's why Elaine and I have all just made an agreement amongst ourselves to always, no matter how big we get or what happens, share everything along the way, regardless of the price we got to pay while we do it. Well, those super rich people that don't share their secrets, they got super rich without having to create a personal brand. Right. I don't think you and I actually had the luxury of them had to create a brand. J.P. Morgan had to create a brand and then he rebranded himself because it became something bigger than that. If you go study, you should go read the books about the guys that really made this country who built the railroads. See how they started, bro. They all started. They all started his life. Very similar to rough, ragged, jagged Vanderbilt study the story about what's his name Vanderbilt Vanderbilt Cornelius Vanderbilt. The guy was a goddamn. He's a damn fighter. He was a he was a brute. You know, so these people that started dynasties and legacies did not start out as polished diamonds. Yeah. I guess the point I'm trying to make for the people listening who are scared to start creating. Right. How does Grant Cardone, you know, block out all the hate? Yeah. You know, how do you how do you become numb to that? Is it something that builds over time? Did it used to bother you? No, I think, well, let me just say that I think the people you guys, you're not going to start because your dreams aren't big enough. Your goals aren't big enough. Your food's been inflated more than your ideas have. The cost of goods is inflated more than your mind is. You need to inflate your concept of life and possibility and dreams because you're not going to start to get what you have. And you're not going to start to get a little more than what you have because the quality of your life isn't going to change. You're like, shit ain't worth it. Yeah. So what? You get a bigger house. You get a bigger car. You get more money. Nobody cares about any of that stuff. You're like, already got the car, already got the house, already got enough money. I got enough until it's not enough. So either the goal has to get really, really big and change the quality of your life significantly. Like, like if you want a billion dollars, how would your life change? Okay. Like, oh, I don't need all that. Yeah. But if you want a billion dollars, would your life change? Would your home change? Would the quality of your parents like change your neighbors? Your kids, like everything would change or something's wrong with you. Oh, no, I'd give all the money away. Good. But then your charity would change by one billion dollars and that would be worthwhile to go get attention so that the things that you love the most could change significantly, not by a little bit because nobody's going to do anything for a little. And so that's number one. Number two, you guys need to start procrastination. It's a fancy word for just not doing it. And procrastination is your big word for, oh yeah, I got to do it perfect. Perfection is an arrogance. It's just another word for arrogance because I never try to do it perfect. Look at any of my material. I got books that still have misspelled words of my wife constantly reminds me that I say words incorrectly. My baby, I'm one of the highest paid speakers on planet earth and I couldn't say it any way I want now. So, you know, like nobody, I never try to pretend to be perfect. There's so much freedom in not being perfect. Yeah, then I get to just do it. And by the way, a bigger audience, a bigger audience likes the guy that can just do it. And I know the last thing I'll say about that is that frequency beats perfection. The amount of times quantity beats quality on this planet. Quantity always wins. That's how you end up with Starbucks and Wells Fargo. They're not great companies or great products, but they're very they provide quantity of location availability. So people that are scared to start creating content to build their business basically don't have big enough. Well, there's nothing there's nothing significant enough of a reason for them to do it is basically what you're like, I need to pay some college debt off. That's not even a goal. Yeah, that's that's you trying to think that I want to become a millionaire when I have 10 million 100 million, you got to be thinking. I mean, I want to solve the world's problems. You need to be thinking 10 times bigger than your standard of living because if you're just thinking about your wife, your husband, your kids, your house, you're selfish. These are selfish self-serving goals. 10X is not self-serving is how do I help the 10 families next to me? How can I make a difference bigger than me bigger than my car, my house? I'm not thinking about my car, my house. Guess what? I'm thinking about how do I reach 8 billion people and that will solve all my house problems. I remember I was I started saying it earlier this dinner you had years ago. I saw the video and you had a dinner at some restaurant with Tai Lopez. Remember this? Yeah, I don't remember it. Yeah, you're at you're at dinner somewhere to restaurant with Tai Lopez and I remember the way that you were looking at him was like you were looking up to him because of his social what he's done on social media. This is back in the day. This is 2013-14-15 something like that. You know now you're a household name when it comes to business, entrepreneurship, real estate. But I was going to see if you remembered that dinner because the questions you were I could tell that you were trying to figure out you know what what he knew about social media and how to grow and everything else and you were telling him how how fabulous of a job he was he was doing and everything like that. And now you're basically a household name. It's like since then not not that that was the pivotal moment, but you've continued and now you're basically way better than he is. And a lot of people at this point. I mean, I don't know that I'm bigger or you know, but I definitely are. I'm curious about people like I'm curious about what made people successful. It's why at our conference, you know, this guy, I think this is Trump behind you right now. There's Rick Ross. These are all people that I'm curious about. How do they build their business? Right? Lloyd Blankfine. How did you build? How'd you become the CEO of Goldman Sachs? Scooter Braun. How'd you do that deal deal with Taylor Swift? What's the true story? Like I'm curious. I'm a very curious person. Dana White. Hey, Dana, how did you build the UFC dude? What are the problems? What? How do you payroll? How do you pay people? I like how do you do this? How do you handle the haters? Right? I'm just a very curious person about. But now you've become this household name, right? Do you, number one, how does it feel? Right? To be where you are. Obviously, this was the plan the whole time. And who was your favorite speaking all these people? Who was your favorite big name, you know, to be around? My favorite big name to be around. I mean, I've done a bunch of interviews. So like Tom Brady interview. I did with Tom Brady. That was probably the most intense 45 minute interview I've ever experienced in my life. Is he a very serious guy or is he playful? Two guys, not playful at all. Two guys. I have never been with somebody more intense and I know he remembers being across from me interview. I did with usher. Now usher has been on, I don't know, 6,000, 8,000 stages in his life. He can't even remember them all. I did an interview with usher in Las Vegas and the goal with these, with these mega stars, right? Is like, are they even going to remember the interview? I could tell you, I've been on stages. I don't remember. I don't remember the dinner with Tai Lopez. So my goal is always, I want to make sure this guy remembers me because we paid him a fee. We paid him. He comes. He's probably coming in like, I got to do this thing. Maybe he's slightly curious. It's another fucking gig for him. We do the gig. He goes, he goes back, but I have to engage him enough to where he's like, oh my God, that was freaking unbelievable. I need, it's not for the audience. It's for that one guy across from me. I want Donald Trump walking away saying, damn man, that guy must be great questions, right? Yeah. True story, usher leaves. He must have gone and looked me up online because he was curious because of the interview because I was curious about him and I asked good questions. I see him two years later at a Dave Chappelle concert backstage. I come in the room. This is all celebs in the back. This is a bragging moment. Okay. Since you asked me. So I'm in the back. Everybody's back there, dude. Like I'm telling you like ushers back there, Chappelle, Tiffany Haddish, all these rappers. I don't even, uh, uh, two chains, uh, little Wayne, like it was whack. I show up, Dave Chappelle's two bodyguards. I walk in and they come rushing at me. You're like, Crick hard. Oh man. God, I love you, man. God, I've been waiting for you to get here. I saw you on the list, right? So they bring, they're bringing me over to Chappelle. Chappelle doesn't know who I am and they're going to introduce me to Chappelle. And true story usher runs up in his little red outfit, grabs me from Chappelle and says, Grant, I want you to meet my mom. Okay. Well, this is two years after we did the thing on stage. So anyway, that was super cool. But probably the interview I did with Kevin Hart was the easiest single interview I've ever done. Me and him were just like, cause we're both ad livers. We're very off the cuff. It was probably the easiest interview I've ever done. Donald Trump was one of the most difficult interviews I ever did. Yeah, really? I figured that would have been easy. Bro, no, he's, he's, he's, because I didn't, I didn't want to do politics. And he's always going to go there. This was because he had lost, right? And, and, and so it was like a town hall kind of thing. It's just, it's, it's hard to manage him. I mean, he's a freaking, he is, first of all, he's a very big man, but he's way bigger than, than his, his energy is a lot bigger. And he's a hard individual to control. If you see the interview, I was really proud of the interview and how it went off. So anyway, I've done a bunch of those. Those are interviews are very difficult for me. It's one of the most difficult things I did. I do. And, and it's taken me a long time to get what I think is even close to being fairly good at it. Yeah. Like Stephen Smith. I didn't really love my interview with Stephen Smith. I thought it was going to be great. By the way, it was my idea. I thought Tom Brady was going to be terrible and it was unbelievable. Steve Harvey, you did him, right? I did Steve. Steve was great. Yeah. Steve's one of our clients over at 10X Health, by the way. He's funny. He's hilarious. I love that. I love him. Yeah. Cool, bro. Well, I'm going to let you get back to it, man. I appreciate your time. Thanks for everything you do. And if I catch you next week, I'll catch you. If not, I'll catch you on the next one. Yeah. The only reason we wouldn't be here, I'd love to see you. But the only reason we wouldn't be here is we're going to go to Chicago. We're looking at two more deals in Chicago. I love the Chicago marketplace for multifamily right now. Is Ryan going with you? Yeah. Ryan will be going with me. Okay. Yeah, I'll try to catch you guys. If you're in town, let us know and things change pretty fast in my world. Yeah, for sure, bro. Thank you so much, man. Appreciate you. God bless all your audience out there. You guys go out there, man. The last piece of advice for the real estate agents, okay? Like, man, you got to work harder right now. You got to get way more creative, okay? You need to start talking more like an investor agent, not a residential end user. You got to change your language. You guys have to research making sense of people's finances now. And you're competing. The residential home is now going to be competing and gets a 5% Treasury bill. You got to understand what that means. You got to learn how to talk to these people about their return on investment and why this thing, why this investment makes sense. The other thing I'll say is this, real estate prices, house prices will only come down in this country when interest rates drop. When interest rates drop again, prices are not going to go up. The first thing they're going to do is come down because it's going to allow the guy that's locked up in a 3% mortgage to actually make sense of selling so he can go buy something. And that window is only going to be open in a very short period of time. Rates will come down and they will come down, by the way. Rates will collapse in your lifetime. They will not be up here at these high rates. Once those rates collapse again, house prices in this country will inflate, but it will not be for end users. It's going to be to investors. All the homes in this country will be controlled by people like me. They will not be controlled by somebody who's going to live in them for 30 years, but somebody's going to rent them out for the next 30 years. So you think when rates come down, home prices are going to come down? Yes. Because interest rates are going to go up. For the bogged-up number of people that are backed up in the system that want to sell right now, it's going to give them an opportunity to say, Do you think they're going to sell and go rent? Yes. No, they're going to sell and they're going to go buy. Right. So they're going to put one on the market and take one off. So it's a net even for active listings, right? Yes, but they're going to drop their price because the other prices are going to come down. Every seller is going to come down to a lot of inventory. Yes. This is going to open up the inventory bog. Yes. We'll see what happens. Most people think if interest rates come down, prices go up. I think if interest rates come down, prices actually come down temporarily. Temporarily, nice little dip. Yeah. You heard it from the man himself. Good luck to you, bro. Good luck to everybody here, okay? Yes, sir. We'll talk to you soon. And remember, don't... What's the word? What's the word? It's called don't get high on your own supply. Don't buy a house. Exactly. See you, bro. Thanks. Be good, man. I-35 with the top down. Quit the telehater. They should get a cost in these lanes.