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[Music] get rich education is brought to you by ridge lending group apartment investor mastery and producers wealth you're listening to the show that has created more passive income for people than nearly any show in the world this is the powerful get rich education welcome to gre episode 194 from glasgow scotland to glasgow montana and across 188 nations worldwide this is get rich education i'm keith weinhold what's the latest in the larger apartment building space specifically 60 units and greater that's our topic today now you've heard me mention that larger apartments are a trickier place to navigate than they were say five years ago but today's guest can help steer you through that like almost no one else can now several weeks back we discussed single-family home investing and specifically in central florida then three weeks ago we went larger and spent a show focused on duplexes and fourplexes this week it's larger apartment buildings and it's not that the opportunity is gone there but you do have to look harder to find it now i want you to consider a little something about leverage here first last week i mentioned that if you get a 30 annual rent increase on your one thousand dollar rent well that's only a not so thrilling three percent rent increase but when you're leveraged you might have a two hundred dollar cash flow from that unit well then that thirty dollar increase therefore means a 15 increase to your cash flow that matters that's the money that you feel in your pocket every month and look you're actually benefiting from leverage again because look instead say that you had that unit in a paid off position well if it's in a paid off position you might have say a six hundred dollar cash flow on that unit because you have no mortgage payment well you're still only going to get the same thirty dollar rent increase on a one thousand dollar rent even if it's paid off so then your six hundred dollar cash flow that only went up to six hundred thirty dollars well that's just a five percent cash flow increase because the property is paid off remember you had a 15 cash flow increase on the leveraged property and in either case it's just a 30 rent increase so my point is yes leverage wins again financially free just be debt free yet another way and then additionally you would own more leveraged properties and fewer paid off ones because you spread your money across multiple properties rather than focusing it all in one yes financial leverage applies more places than only the capital appreciation component now here's how that ties into what we're discussing today what if you extrapolated that affect that rent increase across an entire apartment building in all those units where you're leveraged and that's what we're discussing today now the difficulty with today's apartment space is that in a rising interest rate environment people don't like the uncertainty of these shorter balloon periods tied to these commercial loans like i've discussed and many people think that rates are going to be higher in five to seven years and that's how short some of these balloon periods are well what if someone knows how to navigate that and aimed for 10 to 12 years of fixed rate apartment financing and he buys specifically in markets that are landlord and business friendly now that is a more stable recipe let's meet today's guest [Music] today's guest keeps his thumb on the pulse of an apartment market like almost nobody else in america he has received so many accolades like the top 50 award for real estate investment opinion makers and market leaders in fact in the industry he is known as the apartment king and he has become renowned in showing his students how to retire in five years or less by investing in apartments welcome to get rich education brad sumrock hey keith thanks for having me on today i'm excited to be here i've got to tell you congratulations your students closed on 37 apartment buildings just last year alone what have they done this year i was just going through that with my team so we have 16 properties that have already closed so far in 2018 and we have 14 more that are in escrow or under contract to be closed so by i would say the end of june or early july we'll have 30 properties closed and we did 37 all of last year so it's a great year for you know all the the people that were able to help get into the apartment syndication business now robert kiyosaki's been here on the show with us a few times and he tells us that he began with buying one small rental unit in maui i started with the fourplex building you in 2005 after you had worked 17 years at your corporate job with absolutely zero prior experience you begin with buying a 32 unit apartment building for yourself and then you would go on to make more than a million dollars in profit just from your first two apartment deals so tell us how do you do that the first thing is you know if you look at the name of the show get rich education is it really starts with education so i'm really big into education i'm big into mentorship you know i have a lot of mentors myself i mean if people look at my facebook page they'll see me with tony robbins and robert kiyosaki and tom will wright and kenny mcelroy and i'm learning from all these people so you know the thing is keith a lot of people stop learning when they get out of college and i did that for 17 years i had an engineering degree and then well i went back and learned more and got an mba but i wasn't really learning much after that about business and entrepreneurship so it was really when i read the robert kiyosaki book rich dad poor dad and learned about esbi that i really decided that i need to invest in my education and learn how to become an investor and a business owner that embodies the jim rohn quote formal education will make you a living self-education will make you a fortune well i couldn't agree more that book really changed my life you know when i read that book in like the early 2000s and then i ended up going to a a real estate investing seminar and you know it's like oh my god you're going to a seminar like oh you're going to get ripped off they're going to try to sell you something i had all those skepticisms myself and what i learned is look if you want to work with somebody that's been there and done that and that's successful and that's already a millionaire you know doing what it is that you want to learn how to do that advice isn't going to come for free now fast forward to 2018 there's been quite a price run up in the apartment space here in recent years you provide apartment market forecasts so just talk about the importance of what the market is doing today because some people are concerned that the asset is highly priced the first thing is there has been cap rate compression all over the united states across all asset classes including apartments and you know that's a fancy term cap rate compression or what it really means is in layman's terms is that the same building we were buying for 50 000 a door two years ago might be 70 or 80 000 a door today i hear a lot of people saying oh you know the market has peaked it's not a good time to buy we can't find any deals that meet our projected return so that's a question that i get a lot and you know the truth is is that well first of all i just mentioned that my students have already have 30 deals either closed or in progress this year so we're finding deals that work you might have to just look at more deals i'm personally buying a deal that's closing in two weeks it's the first deal since 2005 or six that i have not syndicated and the new tax laws right now keith are very favorable for apartment investors so there's a lot of things that you know for example there's bonus depreciation and i'll give a plug for tom will right here but in the past you can only get bonus depreciation on new development and now you can get it on existing assets so that's a game changer for a lot of investors and so even though the cap rates have compressed we could still find good deals that could get you that double-digit average annualized return and i'll also say that the returns that i'm seeing now on average are a little bit lower than they were two years ago but i don't still feel like we're compromising i mean my view is where else could i safely and securely and predictably get a 13 to 15 irr even though it might have been 18 to 20 in the past i'm still happy with that and a lot of our investors are too so that's my answer to that question yes so cap rate compression or capitalization rate compression maybe another way to say that is yield compression so in the example brad gave say a per unit price of an apartment building has gone from 50k up to 70k that's a 40 percent increase but when rents do not increase proportionately by as much as 40 percent over that period of time that's why your yield compresses and that's caused some people to say well is it too late have i missed out and i think brad and i would generally agree with this would be well then where else are you going to invest if you're not going to invest in real estate when you understand all the ways that it pays you and yes that tailwind from bonus depreciation and tom will wright was here a couple months ago to go over that with us is another boon to new investors when interest rates were going lower back in 2002 to 2006 when i was just getting started you know what happened then more tenants could afford to move out of the places i was running to them and go get a loan so yes back in 2002 to 2006 my tenants were leaving but look now apartment prices have risen the interest rate rise has also begun lagging behind the apartment price increase well higher interest rates are likely going to go on to mean better tenant retention for you because it's harder for that tenant to buy it gets increasingly harder for them to qualify for a loan so a central question then is really can you still buy an apartment building right and not have to wait too long for the retention and the rent increases to catch up proportionally absolutely we talked about rent increases not keeping up with pricing but rents have gone up so in that example where pricing has gone up 40 in two years well and look just to be clear we're not buying in every market so right we buy in markets that are landlord and business friendly that have job growth population growth and rent growth above the u.s average cap rates above the u.s average so we're we're very market specific and strategic on where we buy and then we still might have to look at multiple deals before we find one that works so i just want to throw that out there and it's not like everything we look at is just a slam dunk deal that's not the case but the point is is that say in dfw or in jacksonville or in phoenix or in atlanta which are some of the deals that we're buying and you know rents have gone up 30 pricing has gone up 40 the rents have gone up 30. and there is still a housing shortage if you look at all the industry data and you combine the number of new single-family and new multi-family construction it's still not keeping up with the demand for housing and the other thing is keith is i'm not buying or advocating that you buy the a class product which is where all the new development is happening because that's where right now we're already seeing a softening of the market with lower occupancies and concessions and if you look at a lot across the major cities in the united states in the urban cores and you see all the cranes in the skyline that's not where we're buying we're buying sort of in the suburban perimeters and secondary markets where there's still workforce a need for workforce housing and the demand is far ahead of the supply to your point twelve years ago generally housing in the united states was in an overbuilt condition today we're in the opposite condition were underbuilt so just the economics 101 of supply and demand or a tailwind for housing investors today and look investors keep investing investors don't stop investing just because the climate changes professional investors keep investing and they change their strategy and i think that's what you're telling us so you touched on some of these maybe secondary or tertiary markets that you're looking at so you know i want to ask you being the apartment king doing all this research what's really an underlooked apartment niche and this might be where you're steering your students to whether that's a certain geography or a certain use type where is really that underlooked apartment building opportunity today it's not like i have some magic formula you know and i get asked this and i hear other speakers get asked the same things so it's not like there's the secret market out there keith that nobody knows about where it's like oh my god but what i'm saying is if you could think of you know maybe that workforce housing area that you drove past a year or two ago and you thought ah you know i'm not sure about this area you might want to drive through it again and take another look because this is where we're finding the deals okay a lot of these areas have gentrified they've improved i mean in dallas where i currently invest a lot and run our one of our businesses there are areas where five years ago i wouldn't invest there but now other owner operators have come in and and a lot of these areas have transformed and we could still find good value out of opportunity so again if you look in the suburban rings around the urban cores and identify the c and b class demographic which are pockets of people that earn say 30 to 60 000 a year i think you could still find some deals and then obviously you know like in texas people were looking in the major markets like houston dallas austin san antonio and there are still deals to be found there but we also have clients buying in places like abilene lubbock wichita falls just to name a few so that example is not unique to texas i think there's really some golden material in there including if you looked at an area five years ago and there's something you didn't like about it look again that might have changed brad just tell us about when you have a student what do you do with them is it buy and hold is it value add and what is the whole time look like for what you're doing with your students what i do with my students is the same thing that i do for myself so i've owned just over 3 800 doors currently it's about 2200 because i like to buy hold and then sell within a five year period so that's what i advise my students to do and the reason is typically after five years we go in we look for value-add opportunities so that value-add there's usually a capital improvement component and you get 70-80 percent of that capital improvement budget from your lender well after five years some of those capital improvements start to experience wear and tear so for example the flooring you put in the appliances you put in so i like to sell within five years is the answer that i have value add we're talking about things like upgraded kitchens to carports yeah so value add is this is my recipe we look for deals that are already economically stable so we're looking for deals in that occupancy range and income range that already provide positive debt coverage which means the income produced from the property is already going to cover the loan payment that you're going to secure and that's how you're going to get your best financing your non-recourse fixed rate financing from fannie mae and freddie mac so these are the type of loans that we want and so those are the types of deals that we buy but then keith we also look for is the property being mismanaged does it need capital improvements for example we'll buy a 200 unit building where maybe only 30 of the units have been upgraded and then we could come in and upgrade the remaining 170 or maybe they didn't upgrade the exterior of the property and maybe the clubhouse and the amenity package is lagging compared to the competition so we can go in and upgrade those amenities and exterior of the property and then we could get the rents back up to the competition or even higher than the competition you know with potentially a better management play as well now i know some f you are listening out there right now thinking 200 units i'm scared that's overwhelming i can't afford it i don't have the money for that well i think the good news is that you don't have to be able to afford that 200 unit apartment building yourself i'm going to ask brad about that some more you're listening to get rich education our guest is the apartment king brad sumrock more when we come back i'm your host keith weinhold for an income property investor like you that needs an income property loan go to ridge lending group and over the years you've heard owner chaylee ridge generously give her time to you right here on the show as a guest ridz provides investment property loans in almost every u.s state and you're going to find out how they've helped more americans realize their dreams of financial freedom through real estate than any other mortgage lender in the entire nation when you get started at ridgelandinggroup.com m.c lobster is the host of the top-rated business and investing podcast cash flow ninja and also the president of producers wealth producers wealth assists people in creating protecting and perpetually multiplying wealth in any economy through creating processes that help them increase their production provide them with liquidity passive income generators and opportunities for enormous growth learn more about their time-tested and proven systems at your own banking system dot com [Music] this is our rich dad poor dad author robert kiyosaki listen to get rich education with keith weinhold and the reason i respect kate he's a very strong smart bright young man welcome back to get rich education we're talking with brad sumrock about apartment building investing today you can check him out at bradsomrock.com brad some people are scared off by apartment building deals because they're just big deals for example i know that you have sort of a minimum and you have a really important threshold of 60 units and that one typically wants 60 or more units in order to have some economies of scale and some on-site management but even there people think 60 units that might cost 4 million bucks so a 20 to 25 down payment with closing costs that might be a million dollars now how in the heck would i afford these big deals well that's a great question and that's what prevented me in the beginning from thinking about apartments before i read rich dad poor dad because i actually thought i was going to start with a duplex and then a fourplex and then just trade my way up you know using my own money yeah so the cool thing about syndicating deals you know syndication is a fancy term for pulling other people's money together along with your own and then you form an llc that's going to go and buy this apartment business okay so let's take a five million dollar deal as an example the numbers aren't always going to be exact but if you could get an 80 loan then that's a four million dollar loan a bit you still need a million dollar down payment yeah so a lot of people don't have a million dollars some people do and if you do and you want to invest that million dollars into that property then you could be what i call an individual owner and you could buy that deal outright and secure the loan based on your own net worth and liquidity but most people aren't in that situation so to get the million dollars let's say that you have fifty thousand dollars that you could put in this skin in the game into the deal so that means that on average you would need 19 other people with fifty thousand dollars and that fifty thousand dollars that you the sponsor put in yourself that's really important to prove to those other nineteen that you have skin in the game it's true i i think it's a big statement that you know it's not legally required but i mean the reality is is that especially if you're new you have to ask well why would somebody put their money into your deal if you don't have the money or you're not putting your money into your own deal so you get 20 people including yourself you pull your money together in this case you would need to talk to a securities attorney because the sec is involved and that's probably a whole other topic for another show right you know is why is the sec involved in apartment building but you basically you're raising private equity so you got to follow certain rules with that the sec provides and so you need a securities attorney and it sounds complicated but it's not really that complicated i mean i'm gonna make it sound simple but if you could learn you know how to flip a house or how to be an engineer or how to be an accountant you can learn how to pick up the phone and hire a securities attorney and how to properly syndicate an apartment building so really you just need to find people that they're educated that are either accredited or sophisticated and have money to invest and the cool thing about being the syndicator keith is that you could own a higher percentage of the company than you're contributing your capital so let's say you put in 50 000 and you raise a million from other people well you're putting up five percent of the money but wouldn't it be cool if you could put up five percent of the money and say own fifteen percent of the company that's going to buy that apartment building and that's called carried interest and that's one of the things that syndicators do is they put up a percentage of the money but they have additional ownership interest in that llc and so the way to really fast track your own financial situation and get out of that rat race is to syndicate deals now if you don't want to syndicate the deal and you simply want to be a passive investor which is another phenomenal way to go then you meet a syndicator and you put your money into their deals and you sit back and do virtually nothing and again all the deals that at least my students are doing are providing double-digit average annual returns and i can't say every one of them has there's no guarantee that that's what the deals are projected to earn and the vast majority are doing so now brad has a live event that he operates regularly and he can tell you how to get in on both sides of this for you to learn how to be a syndicator yourself an aggregator where you pull together other people's money or you can be one of those people that contributes money to another syndicator so you really understand both sides and brad can really help you a number of different ways not just with the education but with the connections in his live event that we'll tell you about shortly but brad these days you know some people have thoughts about financing that's a greater concern for people with mortgage interest rates rising you mentioned non-recourse and fixed rate loans earlier just tell us a bit more about the financing availability in terms for apartments today well that's the other thing so if you buy right you know listen to what we talked about on the show and we're buying stabilized properties where there's a debt coverage ratio of positive number which means the income generated from the property exceeds the debt payment actually it's easier to get a better loan on a larger deal than a smaller deal so you know if you buy a property under a million dollars you're probably going to get full recourse which is personal liability and you might get a 65 to 70 percent ltv but you know you buy a 5 or 10 or 15 million dollar building and you can get up to 80 percent of the price up to eighty percent of the rehab and most likely the deal was going to be non-recourse okay the loan is going to be non-recourse now the other thing just like you have to syndicate your equity raise to come up with a down payment you may have to have a few other people guarantee the loan with you because the lender is still going to look for net worth and liquidity requirements even to secure that non-recourse loan but again if you're in a network of people not to promote myself but if you're in a network of people like the one i've created it's pretty easy to find not only passive investors but people that will help you secure that loan to meet the lender requirements and so that's pretty much how things get done in this world of 60 unit and up apartment buildings we're talking about income streams that's what supports all of this that's what makes it viable so income streams come from tenants so just talk about the typical tenant in you and your students buildings we look for c class in b class assets and the definition of that in my own words are these are buildings that are typically built in the 1960s 1970s 1980s and maybe the early 90s and the average income of the tenants living in these properties is generally going from 30 000 per year to say the mid 60 000 per year so if you buy a 1980s asset with an average income of 60 000 a year you're more into the b class type of asset so a b class is going to be a little bit newer building a little bit higher income level a little bit lower cap rate but on average it's a little bit more of a desirable asset because of the age of the building and the clientele so a c class is going to be more of like a 60s or 70s building with an average income of about 30 to 40 000 a year and this is the bread and butter of what i buy and what i've been buying for 16 years and what my students are buying if there's a secret out there it's we're not developing buildings we're not buying complete pieces of crap that are boarded up we're buying stabilized workforce housing in markets that meet the criteria that i went through and you know we should be able to like the deal i'm buying right now i'm closing next week i'm going to get 11 cash on cash and this is like with all the pricing compression and cap rate compression and my irr is going to be 20 so there's still good deals out there yeah that's terrific now we talk about the tenants providing that income that income being a big part of the capitalization rate capitalization rate is net operating income divided by purchase price and that's what these apartment buildings are valued on so you have a lot of people looking at these analyzing pro formas making projections to decide what kind of offer they want to put in on an apartment building and you know that kind of brings up the point brad like today there are probably going to be multiple offers on an apartment building so what are some of those things that you can do to give your students the edge in this multiple offer environment that we're in there's so many people that are looking for you know oh i only buy off market deals and dota though i mean you didn't even ask me that question but you know most of the deals that we're buying are coming through brokers because look if you think about esbi you want to be a business owner and we are buying properties from business owners and so business owners are going to employ brokers to sell these properties that's not to say that the broker may offer you an off-market deal in 16 years i think maybe one time i dealt directly with the seller so the first thing is you want to get to know once you pick your target markets you want to get to know the brokers in that market that specialize in apartment buildings and then it really just comes down to also it's not just what you know but who you know so do you know the brokers do they trust you do you have credibility with them are they going to vouch for you because what people are looking for is certainty that you can close so it's not always the highest price or the best terms right it's is this deal going to close that's what the seller wants to know is the deal going to close and so a lot of times they're going to look at the team that you have like you know a lot of my students are new keith they don't have a lot of experience but they're able to go out and take down a 60 80 100 sometimes 100 plus unit deal on their first transaction because they've aligned themselves in that market with the people that are known to be the key players they have experienced lender on their team experience management company on their team they have attorneys that have good reputations that are not known to be deal killers on their team you know my students have me on on their team and you know we're buying all over the country so they're able to leverage that resume where they don't yet have their own gosh that is such a great point the strength of your offer to purchase an apartment building is not just based on the amount of dollars that you offer for the property with brad on your side you might be able to offer less than somebody else but your deal might still look better look we're always competitive like i'm not saying we're going to get the deal for millions of dollars less that's not what i'm saying but we're not always the highest price for the most aggressive terms because they know that we're going to close the deal tell us something that your student typically learns that they did not know before and they've been elevated to greater knowledge since working with you what are some of those things the first thing is my students have access to me and i've been doing it 16 years and have 3 800 doors so i could help them shortcut the process i mean they could figure it out on their own surely but i think i could just help them go faster with less mistakes by leveraging my personal experience but it doesn't stop with me in the beginning when we started our company in 2013 it was all about brad's mentoring and now we have a whole network of experienced lenders attorneys management companies the reputation of our program where the brokers in multiple markets know about the sumrock program and how we perform and how we close deals and we have an entire ecosystem of people that not every one of my students wants to be a syndicator a lot of them simply want to be passive investors so you know if you think about not only the mentoring and the coaching but also the relationships and building your team and also having the potential to raise money from other investors i think we just make it easier for people all around if you try to navigate taking down a big apartment building yourself it could take you years and you can really collapse time frames with brad and i think i found that your success as a teacher has a lot to do with the fact that you're not just the person that like used to do this you are as active in the apartment building space as a person possibly it could be and i got to tell you as far as your events go i've been investing in real estate for 16 years and i have never seen anything like what you are doing with your training events you sell out these events in a big room where there's a lot of positivity in the room and you have this formidable cavalcade of motor coaches that goes around so there is the field trip component of the event where you're getting out and looking at some buildings yeah i mean our last several events we actually had to turn people away that wanted to purchase tickets because the venue only hold 430 people so now for july we've actually moved to a larger venue we could hold double the amount of people i mean i'm not sure we're going to get 800 in in july but we have room to grow and we could train more people and so that's where we're at keith i mean we had to decide well do we want to keep it at 400 and double to triple the price or do we want to get a bigger venue so we could accommodate more people and we went with the second option tell us about your event dates and what someone can learn there so we typically do our weekend events three times a year we do them in july november and march so our next one coming up is july 21st and 22nd 2018 and that's in dallas texas and all of our weekend trainings are in dallas and what we do is i talk about three ways to buy and invest in multi-family and they're the three ways that i've personally done it so if i haven't done it i don't teach it i don't teach theory i teach my own experience so i teach the whole event this is not a multi-speaker event right so it's brad for 16 hours and i walk them through you know how to be a passive investor and make intelligent investment decisions how to be a syndicator and raise money and find deals and evaluate deals and underwrite deals and do due diligence and rehab a d how to connect and work with brokers so i walk people through the entire process of everything from getting ready to do a deal and preparing your financial statement and targeting different markets to you know the nuts and bolts of finding and evaluating deals that is july 21st and 22nd in dallas texas what is the best way for them to get started on that well the simplest and best way is just for them to go to my website which is bradsomrock.com and there's no c in my last name so it's v r a d s u m r o k dot com and then there's a events tab and you just click on the events tab and then you can see that upcoming training event if that your interest at all i really recommend you moving at the speed of instruction at bradsomrock.com brad sumrock it's been great having you on the show awesome it's been my pleasure and i had a great time well yeah great material from brad he knows how to navigate today's apartment space where we have both higher apartment prices and higher interest rates today now the recent rollback of the dodd-frank act that could make your borrowing of money from local lenders for you flow more easily for apartment buildings and local lenders shouldn't be overlooked they're potentially going to play a bigger lending role with this dodd-frank policy change and if you're a borrower at a local bank it's less likely that you're going to have to fit into some big institutional one-size-fits-all checklist that's because oftentimes a local bank they might hold your loan right there in their own portfolio meaning that it doesn't need to meet all these strict requirements if they were instead going to have to securitize your loan and then go out and sell it to someone else on the open market now as far as asset type brad is talking about workforce housing and that's really a demographic that we're pretty used to serving here at get rich education i think of workforce housing as tenants that are working a day job if you visited your property at 11am you really don't want to see a car in the driveway you don't want that car to be in its parking space you want that person to be off working so at brad's upcoming july 21st and 22nd event besides just getting the valuable course room instruction on top of that you're going to go out into the field on the motor coach with everyone else and look at some properties and then on top of that you're going to meet a team who can help you and above all that you're just going to meet a whole lot of like-minded people and like i said i've never seen anything like not just the following that brad has but the track record of proven results that brad sumrock and his students have you could be a some rocker in a few weeks in dallas yourself you know the other thing to love about brad besides just his knowledge and his track record and his network and his great energy is that he is outcome based it's more than buying apartment buildings it's the fact that he helps you exit the rat race in five years or less that is a result big thanks to brad sumrock dropping the knowledge today get started at bradsomrock.com i'm keith weinhold and of course i'll be back next week to help you build your wealth don't quit your daydream nothing on this show should be considered specific personal or professional advice please consult an appropriate tax legal real estate financial or business professional for individualized advice opinions of guests on their own information is not guaranteed all investment strategies have the potential for profit or loss the host is operating on behalf of get rich education llc exclusively [Music] if you want to retire in five years or less through real estate investing then pay close attention as i'm about to share my proven recipe with you this is brad sumrock and i've taught thousands of people just like you how to replace their incomes quit their jobs or simply have more income and freedom than they ever thought possible and we do this by investing in apartment buildings after starting with no experience i managed to pocket over a million dollars in cash and retire from my 17-year corporate job after only three years of apartment investing and i have hundreds of successful students that have had similar results if you want to get out of the rat race or simply have more income and freedom in your life then investing in apartment buildings might be the answer for you visit our website at bradsomrock.com to get more information about our upcoming training events that's b-r-a-d-s-u-m-r-o-k.com the preceding program was brought to you by your home for wealth building getricheducation.com [Music] you