 Good day, fellow investors! In a few videos in the last weeks I've mentioned here and there real estate. And then my inbox is bombarded with questions from people that want to invest in real estate or want to buy the first property. And then I get crazy when I hear what is their question. The question is usually, is it a good time to buy real estate now? You don't buy real estate. There is no such thing as buying real estate. I'll explain now what I mean by that by showing you what investing and buying real estate means and how to properly do it. And I'll give you a secret that 99% of the population doesn't know. So I'll save you hundreds of thousands of dollars with this video. Stick to it. The topics are how to buy real estate, the key secret to follow. Will real estate crash or not? Should you wait? Better to rent or buy? And we'll give the answers to those three questions. But let me start with the secret of how to buy real estate. I went to Zillow. I looked for Philadelphia. And here they show me just 500 dots on what is for sale. Now, if I go to London, this is just another 1,000 dots on right move of 28,000 hidden dots. Where I live, it's the same a lot, a lot, a lot of real estate for sale. Now, if I go back to Philadelphia, the pricing differences are staggering. There are homes with $20,000 cheap and there are there are a little bit more expensive homes with $800,000 for the same square footage or something. So when people ask me, is it a good time to buy real estate? I don't know. I never buy real estate. That's the answer because there is no such thing as buying real estate. There is a thing like is this property a good buy? Now, in comparison to all the other properties on the map behind when you find an area and then you know when you know all the properties in the area, you know whether this, this, this, this, this or this is a good buy. So the secret to buying real estate is knowing all the properties in your area and finding those that are undervalued because when you find those that are undervalued, you don't care about the market. You don't care about anything else because you made your profit when you are buying, not in relation to what the market does, etc., etc. When I was looking to buy my last real estate, I was looking around and there was one house that I paid to get that information for how much it was sold because this was completely finished, perfectly refurbished house and my house was owned by a guy that didn't want to sell because his wife was forcing him to sell after a divorce. So when we would come in to visit the house, there were leftovers on the kitchen counter. House was dirty. It was really a terrible feeling to get into that house but I was thinking, okay, I will put a new kitchen, I will do this, I will do this and then I will, let's say that the price of the perfect house was 100, mine was 60. I would invest, I don't know, five or 10. So I would have a similar house, I would pay 70 and the market value would be 100. So this is where I made my returns. If the market explodes, good. If the market declines, I'm still at even. So that's how you buy real estate. You get up, you stop watching YouTube videos about real estate and you start looking at real estate. I recently found this pool but this show is really, it's incredible. How many houses did you see before buying and this might really be online viewings. So really few people look at more than 50 properties in a physical way, not online. Online you have to look at thousands of properties but I urge people, don't even think about buying or investing in real estate if you haven't looked at 100 properties physically because when you look at 100 properties in your area, you will start feeling, okay, what is undervalued, what is overvalued. You will be able to buy the undervalued and then you don't care about the market, you don't care about interest rates inflation because you're buying the undervalued and that's how you invest in real estate. Doesn't matter what the economy does, doesn't matter anything, you need to look at 100 properties at least physically before investing. If you don't do that, please don't even invest in real estate and if you don't, if you just look at three properties and then buy something, then you deserve to lose money from real estate investing. That's it and that's how things are and that leads me to the question, should you wait with buying real estate or not? What the hell do I know? Did you look at 100 properties? Did you find something undervalued, something that is really a bargain and a great buy in a great area, great piece of real estate, don't forget the three rules, location, location, location. When you find undervalued with great location, location, location, the best school in the Netherlands is 200 meters from the house, I'm filming this now. This is not a coincidence but I have looked at all the schools, all the houses, everything, everything when buying something and then find the undervalued. So it's not about the market, it's not about anything, it's about like with stocks, when you find the undervalued you don't care what the market does. I don't care if my stocks will go up five or ten times over the next ten years. I care about okay, can I buy the undervalued, then I don't depend on markets. Now the third thing to do is okay, let's see mortgage rates. The mortgage interest rate is 4.6%, compare how much you should pay, reinvest, repaint your house etc, compare it to the rent you're paying. Think that over the next 40 years your house will be worth two, three times at least, especially as the Fed is going to print more and more money. So if you do that compare it to the rents that will also be higher 2.3 times and then see where do you end up in let's say 40 years. However be sure to get a fixed mortgage because variable you never know what can happen then and let's say it's just more risky but you see how can you survive the risk. So this is the message investing in real estate doesn't exist, exists okay I'm going to be the specialist for the area I'm living in or I'm targeting I'm going to find the undervalued and I make my investment when I buy no no matter what the market does etc etc. So the message is look at 100 properties I beg you look at 100 properties before buying real estate 99% of people don't do that they want the house to be painted already I have seen a guy here buying a house putting it for 100 000 more just two months later he just painted the house just that and he sold it in the next two weeks. So just painting the house which is a 3-4 000 euro job gave him 100 000 more in two three months and those are the irrationalities that are in every market in the Netherlands nobody wants to work on a house so you can see a garden that is not done costs two three thousand to do lower the home price for fifty sixty thousand that's the Netherlands learn about your area learn about the irrationalities in your area and you do that by looking at 100 150 homes if your realtor says or buying a agent that you are a pain in the ass well we pain in the asses we make great investments I have never heard that a not pain in the ass type of person has great success with investing. Buffett is a great pain in the ass when it comes to giving away his money with that thank you for watching looking forward to comments and I'll see you in the next video