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Celebrate real estate investing in Irvine, California

Now is the time to learn how to invest in real estate to hedge against this surging inflation.

Learn techniques to increase your existing rental portfolio or discover how easy it is to begin one.

Experienced educators and top leaders in the industry are here to teach our guests.

Join us for a fantastic day of learning and networking in Irvine, California!


Brokers, discover how to grow your agency here as well.

Our outstanding educators and speakers, include renowned-industry leaders, such as:

* Kaaren Hall – CEO, uDirect IRA Services & OC REIA
* Anthony Patrick – CEO, New Harvest Ventures, LLC
* Alton Jones – Founder, Rehab 2 Riches
* Raul Avila – Founder, CEO, The AvFund Group
* Christoph Malzl and Jonathon Metoyer – LandVoice
* Brent Kessler – Founder, The Money Multiplier
* Eric Tran, CEO – Universal Commercial Capital
* Burton Alicondo – Product Specialist, PropStream
* Kris Miller, Founder, Legacy Wealth Strategist


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RSVP for this wonderful event, CLICK HERE or below:



How Soft Money is the Future of Real Estate Lending

Investor and Brokers, be sure to listen or download our newest podcast today as we focus on the future of “Soft Money”.  On this exciting episode, we speak with Michael Mikhail, Founder and CEO of Stratton Equities, the nation’s leading hard money and NON-QM lender to national real estate investors. Stratton Equities offers the largest variety of mortgage loans and programs under one roof.

Having launched Stratton Equities in early 2017, Michael has always been an entrepreneur and innovator in the real estate market, purchasing his first home at 19 utilizing hard money.

A serial entrepreneur with a foresight for business opportunities, Michael had a slew of small businesses prior to launching Stratton Equities.

One of his most prolific ventures was a car wash connected to a gym, which he was affiliated with in Florida.

Michael officially joined the mortgage industry in 2003. By 2017, Michael noticed how the mortgage industry had transformed after the regulations presented from 2008-2012, and knew it was time to set out something on his own, thus creating Stratton Equities.

Under Michael’s leadership, Stratton Equities has grown into one of the biggest leaders in the Mortgage and Real Estate industry across several genres and platforms. Listen to Realty411′s Invest Wisely Radio segment, click below.

Linda and Michael

If you enjoyed this podcast, be sure to follow our blogtalk radio segment, CLICK HERE.

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Realty411′s VIRTUAL Investor & Industry Summit

It’s time for another Realty411 VIRTUAL Investor Conference to help you gain the latest insight, strategies, and techniques to grow your rental portfolio and real estate business.

On this new online weekend event, we have united amazing speakers and experts who will share their secrets of success for all of our readers and guests.

Plus, learn how investors, agents, and brokers can increase their income by exploring new niche ideas and strategies.


Realty411′s VIRTUAL
Real Estate Investor Summit




TIME: Saturday, July 24th, 9:15 AM PT

TOPIC: Multiply Your Money by Implementing One Simple Step. Learn How the Money Multiplier Erased Nearly $1M in Debt — Quickly and Effortlessly

Brent was a Chiropractor and Chiropractic coach for over 14 years in what seems like his previous life at this point. After implementing The Money Multiplier (TMM) Method, he was able to pay off $984,711 in 3rd party debt in 39 months.

He became so passionate about how powerful this concept was, that began to share it with others. It was when his previous mentor told him that he had successfully referred over forty new clients into the system, that he took the advice and started the journey to becoming a licensed producer.


TIME: Saturday, July 24th, 10:15 AM PT

TOPIC: Learn How REIBLADE’s Innovative Real Estate Investor Marketing Tools Can Turn Your Data and Doors into Greater Profit

Seth Gershberg, MBA, founder of REI Blade, will once again assist as an emcee at this expo. REI Blade is a revolutionary new software that helps private lenders focus on what they do best: Raise capital.

Seth “Seti ” Gershberg is an economist and MBA. He spent most of his career in finance trading global debt securities for a $1 Billion dollar hedge fund in Chicago. He also managed growth stock portfolios as an RIA at William Blair & Company. Today, Seti focuses exclusively on real estate, specifically in building single family rental portfolios. His firm’s experience includes investments in over 350 projects since 2013.


TIME: Saturday, July 24th, 11:15 AM PT

TOPIC: Learn to Ride the Silver Tsunami Investing in Residential Assisted Living with Emmanuel Guarino

Emmanuel Guarino is the #1 Realtor for Residential Assisted Living in Arizona. He works alongside his wife to buy and sell more RAL’s than anyone in their prospective state. Emmanuel trains and teaches at the Residential Assisted Living Academy and he is a sought after coach and trainer for all things “RAL”.

Residential Assisted Living Academy™ is America’s premier training organization in this unique and specialized niche’ of opportunity. Launched in 2012 by entrepreneur / real estate investor Gene Guarino.

Residential Assisted Living Academy™ has trained hundreds of investors, business owners and entrepreneurs in this new and exciting field of opportunity. With 77 million Baby Boomers preparing to retire over the next several decades, residential assisted living is a comfortable “home-style” alternative to institutional living such as a nursing home. This “silver tsunami” mega-trend makes for a huge financial opportunity for those prepared to position themselves for success.



TIME: Saturday, July 24th, 1:00 PM PT

TOPIC: How to Make BIG Returns as a Private Lender – Learn From One of the Most Successful Investors in Silicon Valley

Highly successful luxury home builders and renovators Gary Massari and Ginger Crystal Faith from REI Fortunes, LLC, will be sharing their success stories on how they are making big profits from $300,000+ per home and how their private money investors are benefiting making big returns!

Gary and Ginger have their own podcast show called “Opportunities for Real Estate Investors” and each week produce progress videos so their followers and investors see the progress and love it.

A must read is their hot book called “How To Become A Private Money Investor and Avoid the Pitfalls,” which is available for free on their website


TIME: Saturday, July 24th, 2:00 PM PT

TOPIC: Discover How One of California’s Most Popular Rehabbers Was Able to Finally Escape from His Lucrative Career in Corporate America

Jeremy Rubin aka “The Friendly Flipper” is a real estate expert and central coast native. He purchased his first investment property in 2011 and has been successfully flipping homes in California for the past seven years. In addition to running his investment business he also spent years developing a virtual training program “Friendly Flipper Academy” to teach others how to invest in real estate properly.

His goal is to shed light, share truth and help others avoid mistakes. Learn how Jeremy was able to leave his corporate job and begin his “Dream Lifestyle” rehabbing homes in one of the most beautiful and expensive markets in the United States


TIME: Saturday, July 24th, 3:00 PM PT

TOPIC: Learn Why It’s Not Your Salary that Makes You Rich, It’s Your Spending Habits

Kris Miller wants to live in a world where people celebrate their lives when they retire, not scrimp and worry if their money is going to last. She’s advised over 6,000 families over the last 25 years and has never lost a single penny of their money.

As a Legacy Wealth Strategist, she’s been featured on hundreds of radio programs as well as TV appearances; published in hundreds of magazines and newspapers (print & online); and spoken on stages across the country for top financial organizations like the US Government Financial Officers Association and Citibank. Kris is the author of the #1
Bestseller, “Ready For PREtirement: Plan Retirement Early So Your Money Is There When You Need It.”

Kris Miller is the Money Maestro. She’s a Certified Senior Advisor and Legal Document Assistant or LDA, amongst other professional designations. She is the owner of Trusts Unlimited and The Living Trust Institute and has been nominated for Woman of the Year and Best Customer Service by the Chamber of Commerce of Hemet, California.

When she’s not working with families and businesses on retirement and estate planning, she mentors teenagers on how to prepare for a thriving future, both financially and spiritually. She loves cooking healthy and makes heavenly vegan coconut caramel nut cookies when she’s not singing in an a cappella choir.

You can also find Kris in her studio writing award-winning #1 songs like “Be a Light,” and “Did I Matter.” Kris has won several prestigious songwriting awards, including Songwriter of the Year in three categories by the North American Country Music Awards in 2008, 2009, 2010, 2012. She had the No. 1 song in Country Gospel (June 2009) and No. 1 song in New Christian Music Country (September 2010). In all, Kris has written over 900 spiritual songs and her music has also topped the charts in Europe.

Her next program from Healthy Money Happy Life is “Create Income You Will Never Outlive,” and will be available soon. She’s also putting the finishing touches on a new software program so you can create your own living trusts and other important legal documents to protect your wealth. Discover how you can protect your money, make sure it lasts and be prepared for almost anything that might cause financial hardship as you celebrate the most rewarding time of your life – now – at


TIME: Saturday, July 24th, 4:00 PM PT

TOPIC: Real Estate Investing from 3,000 Miles Away — How Bruce Rehabs Houses Long Distance and How You Can Too

Bruce Dinger is a very different type of Investor and Investment Advisor. He combines his 30+ years of market experience with over a decade as an educator in the markets to effectively manage market risks and help clients grow their wealth. His experience as a successful entrepreneur and businessman provides unparalleled depth when vetting
through various investments.

Bruce Dinger strives to be the BEST of the BEST of traders. He is driven by making a positive contribution and serving his clients with excellence.

Realty411′s VIRTUAL
Real Estate Investor Summit



TIME: Saturday, July 25th, 9:15 AM PT

TOPIC: Learn How Justin Ford Transformed His Life with Real Estate and How He is Building a National Team of Leaders

Justin Ford – Difference Maker, Champion, Entrepreneur, Leader, Visionary

From struggle to success, Justin Ford truly lives the saying “It’s not how to start but how you finish.” At the age of 19, with his life in disrepair, Justin made the critical decision to turn it all around. Now at the age of 34, Justin has become a successful Entrepreneur, Business Owner, Real Estate Broker, Investor, Motivational Speaker, TV talk show host, Author, and Mentor. He has earned numerous achievement awards, and demonstrates daily that talent, drive and ambition really do lead to success.

Justin also excels as an inspirational youth and marketplace speaker. People can feel his powerful presence when he walks into the room. He wants to make a difference, and he takes that responsibility extremely seriously. Justin’s passion and desire to see people rise to success leaves a lasting impact as he challenges all to become the champion they were created to be.

Justin lives in Metro Detroit with his wife and four children. The love and support of his family helps fuel his passion for success in all avenues that he pursues. In his spare time, Justin loves to travel and donate his time to The Positive Zone Project Foundation, which empowers high school students through character education and leadership development, while providing tools for building successful lives.


TIME: Saturday, July 25th, 10:15 AM PT

TOPIC: The Self-Directed IRA – What is it, and Why Every Real Estate Investor Should have One

Successful investors are ones that understand the many uses of money, and more importantly how to keep it. Keeping more of your hard-earned money can be difficult for some, especially when planning for retirement. IRAs, 401ks, 403bs, and other qualified retirement plans are a great tool to help shelter our investments away from being taxed. The question is; What Do You Invest In.” Nuview Trust Company allows investors to use their IRAs, 401ks, HSAs, and ESAs, to invest in the broadest spectrum of investments through self-direction. Self-Directed IRAs allow investors to invest in alternative assets such as Real Estate, Promissory Notes, Private Stock, Crypto Currency, and much more! This class will provide you the insider knowledge of this powerful tool, by explaining the many benefits of IRAs, Self-Directed IRAs, and the investments you can hold within them.


TIME: Sunday, July 25th, 11:15 AM PT

TOPIC: Get Passive Income from Rental Properties and Live the Maverick Lifestyle

Matt Bowles co-founded Maverick Investor Group in 2007 to help individual real estate investors buy performing rental property in the best U.S. real estate markets, regardless of where they live. He has been featured in major national media and was named one of the “Top 50 Real Estate Opinion Makers and Market Leaders”.

Matt and his co-founders at Maverick have helped individual real estate investors buy over $100 million in residential investment property across 15 States. As a locationindependent business owner, Matt runs his company (and hosts the podcast!) from epic locations around the world and has lived in over 50 different countries since 2013.

He is a sought-after speaker at events and conferences around the world relating to real estate investing, entrepreneurship, long-term world travel and the digital nomad lifestyle.



TIME: Sunday, July 25th, 1 PM PT

TOPIC: How to Overcome Low Inventory and Buy More Properties Now

Join national trainers, Christoph Malzl and Jonathan Metoyer, as they share ways to overcome low inventory, explore today’s most effective strategies to proactively find and connect with motivated sellers who are highly likely to sell and to stand out from your competition. You will learn how to uncover these sellers through technology and automation and permission-based-marketing that follows DNC rules and regulations.

About Land Voice

Land Voice has been investing in real estate agent and investor success for nearly 30 years, helping them thrive through all economic conditions. They make sure you wake up every day to a new list of local sellers, which includes property details, homeowner contact information with mobile numbers and even email addresses. Landvoice adds fuel to your fire so you can buy more properties.


TIME: Sunday, July 25th, 2:00 PM PT

TOPIC: Discover the Favorite Investment Spot for Sensei and His Students

Black Belt Investors (BBI), founded by Sensei Gilliland is an education, consulting and investment firm specializing in the art of creating cash and wealth through buying, selling and investing in real estate.

Each year all across the nation white belt (beginner) to black belt (advanced) investors seek the help of BBI to reach their business and financial goals. Black Belt Investors teaches a complete balance of creating cash and building wealth though all economic and real estate cycles.

BBI provides top rank coaching, seminars and one-on-one training and has been professionally educating investors to help them achieve success. BBI’s approach to training investors is straight forward, hands-on and reality-based. Sensei and BBI has trained many students in several states across the nation acquiring in the trenches experience.


TIME: Sunday, July 25th, 3:00 PM PT

TOPIC: Skyrocket Your Income and Influence with Proven Techniques from One of the Most Popular Educators in the Nation

Learn from Paul Finck — He’ will provide you with a step-by-step game plan on what to do next to get everything you want to make 2021 your best year ever.

Paul is known as the Maverick Millionaire. He is known for doing it differently to create his success in real estate… and will show you how to do the same in your business. This training is your opportunity to ensure the next 12 months are your best year ever in your real estate investing career.

Paul Finck has impacted the lives of thousands of people with his insights and abilities. As an authority on the psychology of people, instant change, and peak performance, he has established himself as the “No Excuses Results Coach” and is known as the Maverick Millionaire. He brings to the table 30+ years of real estate, investing, sales, marketing, and entrepreneur experience, and in combination with his B.S. in Psychology, has Designed the Life of his dreams… and will show you how to do the same!

Paul is well known for his success and awesome family… he is married to his beautiful wife Deborah and they have THREE SETS of TWINS (Yes, you read it right!). Paul has appeared on Good Morning America, CNN, CNN Live, The Jane Pauley Show, The Montell Williams Show, Parents Magazine and more.


TIME: Sunday, July 25th, 4:00 PM PT

TOPIC: Build a Legacy One Rental at a Time — Discover What to Look For and How to Buy in the Best Markets Possible


TIME: Saturday, July 25th, 4:30 PM PT

TOPIC: Did You Miss Something Important Today? Do You Need An Answer to An Important Real Estate Question? If So, Don’t Miss Our Q-n-A Segment.

Join us as we tackle questions and review important discussions shared throughout the day by our speakers. During this time we will take questions from our guests – join us for this interactive segment.

Thanks for Joining Us – Let’s Connect in Person!


Hostess and Producer

Realty411 was founded in 2007 by Linda Pliagas, who is the Publisher/CEO. Linda has personally owned and managed rental properties in five states — all by the age of 38.Linda and her husband have purchased single family homes, multifamily units, vacation rentals, probates, REOs and short sales. Linda Pliagas has worked simultaneously in media and real estate for decades.

She holds a bachelor’s degree in print journalism from California State University, Long Beach. She was a recipient of the Bobit Magazine Scholarship for her accomplishment in publishing her first national magazine while still at CSULB. She also studied real estate, accounting and general studies at Santa Monica College.

A journalist since the age of 18, Linda has also freelanced for numerous national magazines, local newspapers and global websites. Her mission is to empower average Americans to build generational wealth for their families by investing in real estate.


Emcee and Technical Director

Dave Grimm, founder of End 2 End Result, has helped raise tens of millions of dollars from national and accredited investor for many real estate syndication deals. Currently, he is focused on the science behind social media for growth.

Prior to launching End 2 End Results, he oversaw the lead generation for a real estate syndication firm where he was given the latitude to design the marketing system of my dreams. In four years, the system helped create approximately $40M in real estate investments, which were used to purchase $60M in real estate acquisitions — valued in excess $90M. That framework further evolved into architecture that is used today to help business owners increase revenue. In the past 30 years, he has been a mortgage loan officer, mortgage underwriter, insurance and financial service producer, sales team top producer, mentor, and serial entrepreneur.

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How We Plan to INCREASE the Profits in Golden Hill, San Diego

Please review this important webinar invitation from our sponsor, thank you.

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Greetings, Investors;

CoLiving / CoWorking / Short Term Rentals

Investor Webinar

Tuesday, July 20th, 7:00 pm, pacific time
CLICK HERE to Register

Now that a large percentage of workers can work remotely, people are realizing that the can work from anywhere and are booking furnished housing at record rates.

Travelers like engineers, professors, doctors, tech workers and people relocating as well as remote workers can now…

Live where they work.. Work where they live.

Anywhere in the world.

Leisure travel is also back in full force which is also creating higher demand for furnished housing. All this demand, combined with an economy that is experiencing inflation, is creating a ripple effect within the rental market.

Want to invest in San Diego,

We have a perfect opportunity for you to invest in the emerging short term / co-living / co-working industry, secured by real estate in the appreciating San Diego market.

* Located in Golden Hill (Downtown) San Diego

* 12 furnished micro units with private baths, and common areas

* For accredited investors

* 9-10% annual interest, paid quarterly

* 40% exit profit split

* 4-6 year exit

Enjoy the surge of co-living / co-working, short term rental boom.

While many are looking out of state for a great deals, we were fortunate to find one in downtown, San Diego.

Learn more on

Tuesday July 20th at 7:00 pm, pacific time
CLICK HERE to register!

We will review the

  • Property
  • Location
  • Market
  • Re-design
  • Numbers
  • Exit
  • Team
  • Management
  • and more!

Can’t join us on Tuesday?

No worries.

CLICK HERE to schedule a time that works best for you.

Thank you for your interest, I’m looking forward to speaking with you soon.

Until then…

Live where you work. Work where you live.
Anywhere in the world.


Since 2007, has assisted top companies expand their visibility and grow their business. Contact us for a complimentary marketing session. Investors, do you have questions about real estate, want a solid turnkey rental or perhaps need capital? Need a solid referral?
Book a meeting with a Realty411 team member: CLICK HERE.

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Download: Virtual Event Agenda for this Saturday

It’s time for another Realty411 VIRTUAL Investor Conference to help you gain the latest insight, strategies, and techniques to grow your rental portfolio and real estate business.

On this new online weekend event, we have united amazing speakers and experts who will share their secrets of success for all of our readers and guests.

Plus, learn how investors, agents, and brokers can increase their income by exploring new niche ideas and strategies.


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How To Attract Money Partners

Image from Pexels

By Sunil Tusiani

I was a Uniformed Police Officer who aspired to be a Detective with the Crime Unit. I asked one of the senior Detectives, how I could be like him.

This was his response… Get to know the “right” people. More importantly, become acquainted with the Center of Influence (COIs).

I’m sure you’ve heard it before: it’s not about what you know, or even who you know; it’s about who knows you.

Attracting the right money partners is one of the most important resources you’ll need in real estate to buy more properties and increase your cash flow.


For over 16 years, as a successful investor, I’ve been teaching the concept of raising money by getting COIs to fund your deals all over the world.

This method has completely changed my life and the lives of many of my students. It’s a core message I’ve delivered to massive crowds alongside Tony Robbins, Grant Cardone, Robert Kiyosaki, Robin Sharma, Brian Tracy, and many other trailblazers.

A COI is someone who has the results, is well connected, has the money to possibly fund your deal, has other successful friends who can help you grow, and so on.

Your primary goal should be to locate your COI. Then, do whatever it takes to establish a strong relationship with them.

Some people ask me during my presentations, “I don’t know any COIs, and why would COIs do business with me? How do I locate them? How do I get in touch with them?”

My advice is simple: Go to where they are. Assume you have the opportunity to travel to the location where the COI is speaking. Attend the event as a VIP to spend time with them and even break bread with them. It’s worth it to pay the extra money to be a part of the inner circle.


Image from Pexels

How did I meet people like Jack Canfield, Brian Tracy, Robert G. Allen, Kevin Harrington, and others? I bought some of their products. You will want to purchase their products or services in order to gain access to them and their time. Some COIs provide small-group masterminds. This can be a goldmine for you because you will have the opportunity to spend four to eight hours together learning, breaking bread, and networking.

You can, of course, hire them as your mentor. If you have the opportunity, you should take advantage of it. A personal mentor is a well-kept secret to unlocking your greatness. Beyond the norm, your mentor may be able to connect you with the right investors, other COIs, partners, clients, and more. Your goal is to spend so much time with your COI that they become your Mr. Miyagi from the film ‘The Karate Kid.’


When approaching your COI, make sure to ask them what they need first. Can you volunteer for them? Can you work for them for free? Can you help their charities? Can you find them clients?

Attracting money partners is easier than ever because we live in a world where we have the ability to connect with anyone, anywhere in the world.

Take advantage of every opportunity that comes your way, attend every event, network at every chance – invest in yourself in the same way that you want your COI to. Most importantly, decide right now that you will not give up on yourself until you have met your financial goal. I’ve done it, and I’ve personally assisted clients who went from zero to a million dollars or more. If we can do it, it means you can, too.

Sunil Tulsiani

Sunil Tulsiani, Founder

Former Canadian Police Officer, Business Mogul, Speaker, and #1 Best Selling Author

Sunil Tulsiani is a former police officer turned real estate mogul, #1best-selling author, and a top international speaker. He is also the founder of the largest elite real estate investment club in Canada, the Private Investment Club. Sunil has shared stages with Tony Robbins, Robert Kiyosaki, Robin Sharma, Robert G. Allen, Kevin Harrington of Shark Tank, Jack Canfield, Brian Tracy, and many more. Sunil has been featured on the front cover of many magazines, including Forbes, CNBC, Fox Business News, USA Today, NDTV, Toronto Star, CP24 TV Show, and many more. Sunil has a goal of making 100 millionaires/multi-millionaires.

Learn live and in real-time with Realty411. Be sure to register for our next virtual and in-person events. For all the details, please visit or our Eventbrite landing page, CLICK HERE.


Building Cash Flow – Safely

Image from Pixabay

By Mr. Land Trust

There are many articles in this blog about “building cash flow” using rental real estate. This is a goal every real estate investor should strive for because if you want to build wealth AND support yourself with your investments, you need POSITIVE cash flow! The interesting thing about building cash flow is that it becomes consistent and typically increases annually. It is similar to compound interest paid on savings accounts or reinvesting stock dividends. Unlike rehabbing, flipping, and contract assignments (which are just “jobs” like any other JOB), cash flow increases over time and allows you to be “free” of the insecurities that most people experience when employed by others. It is truly a wonderful thing!


Image from Pixabay

The big question regarding how to build consistent, reliable, and safe cash flow relates to risk. I have discovered after 50 years in the rental business that there are two primary ways to create positive cash flow. The first is through rentals held long term. I prefer single-family homes for many reasons but primarily because the management of these properties fits my personality. I typically have only 15-20 % turnover each year which saves me a lot of cash flow from turnover expenses. Low turnovers also allow me to “have a life” and not be saddled with constant management (Many years ago I controlled apartments on a college campus with 100% turnover every year. I quickly learned that I did NOT want to live that kind of lifestyle).

If you maintain a long-term goal of keeping your rentals “forever,” you will wake up one day and the loans will be paid off. Your cash flow will increase by 500% or more in one day and you will realize that all your hard work and sacrifice was worth it! In addition, over time, your rents will increase due to inflation (I remember punching numbers into my HP12C calculator in 1985 and telling my wife, “Honey, can you believe that our $400.00 per month rentals will be bringing in $1,000 per month in ten years?” We were both amazed!

Regarding the subject of risk, I believe your risk is low with the above scenario (especially if you self-manage your own property). A way your risk can be reduced even further is by distancing your name from your rentals and keeping it off the deeds in the courthouse. Privacy of ownership is the cornerstone of financial security. How do you do these things? I hope I have made that obvious: Use a separate Land Trust for each of your rentals and real estate-related assets.


Image from Pixabay

The second-best way to increase the cash flow is to “be the bank.” How do you think banks make so much money? They borrow from the Federal Reserve at a much lower rate of interest than what they charge their customers and profit from the spread. I like this model but the way the banks do it is too risky for me. If the borrower defaults, some type of foreclosure is required. Foreclosure is expensive, time-consuming, aggravating, and creates sleepless nights. I like sleeping.

How do you “be the bank” and reduce the risk? Use a Land Trust! I like to buy houses and resell the Beneficial Interest in the Land Trust the same day on an installment contract. I buy at the best price I can negotiate, mark the price up to reflect my time, initial investment, and transaction costs, and sell to a user at 7% with a 25-year amortization and a five-year balloon. The number of Americans “out there” that would love to buy a house but need help getting into the market is tremendous. They cannot qualify for a loan now (and maybe never) because of a myriad of disqualifiers. I require at least 20% down and payments to me including principal, interest, and 1/12 the tax bill. They are required to buy their own insurance and make my trust the Additional Insured.


Image from Pixabay

The benefits to me are 1) Recovering my costs upfront through my markup 2) the security of $20,000 down (people will do everything possible to not lose that much money by defaulting on the contract) 3) 7% interest on my marked-up equity 4) 3.75% arbitrage (read, cash flow profit on the bank’s money) because I get a new first mortgage at 80% of the purchase price at 3.75%. My benefits are many, but you should always ask yourself when doing real estate deals, “where can this go wrong?” The answer is, “if the buyer defaults, you have to foreclose.” Foreclosure is a long legal battle that will cost you legal fees, lost cash flow, sleepless nights, and 6-12 months of making your mortgage payments without income. How can you avoid this risk? USE A LAND TRUST!


Image from Pixabay

When I close on the purchase in the morning, I take the title directly from the seller into my Land Trust. Then, when I sell the Beneficial Interest on an installment contract later that same day . . . I sell the Beneficial Interest in the trust (which is personal property in a vast majority of states.)

This is a private transaction that is not recorded and does not cause a “cloud on my title.” If the buyer defaults, I repossess the Beneficial Interest . . . I do NOT have to foreclose! Repossession takes about 30 days, and I can do it myself. If the buyer does not vacate voluntarily, I evict them under a month-to-month lease situation.

The Land Trust will serve you well in many ways. The methods described above are only two of many techniques to make money, create safe cash flow, and keep your name out of the public records using a Land Trust. Learn all you can about Land Trusts . . . they will make you tons of money!

I encourage you to learn more by going to my FREE online training at and text the word “reasons” to 206-203-2005 for my free booklet, Reasons to Use a Land Trust. You can also reach me the old-fashioned way by calling me at 217-355-1281. (I actually answer my own phone, unlike most other businesses in America today!)

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Realty411′s Real Estate Investor Summit – Learn to Invest LIVE in Irvine

Celebrate Real Estate Investing in a Post-Pandemic World with REALTY411

Learn the Latest Niches in Real Estate + Connect with Influential Investors from across the nation right here in Irvine, California!

Join us and network LIVE AND IN-PERSON. This is our FIRST live event in California — Network with amazing leaders.

Are you ready to Grow Your Real Estate Business, Portfolio and Network?

We want this VIP EXPO TO EXPAND YOUR MIND and help you succeed.

Since 2007 Realty411 Has Been the Leader in REI Resources for Investors around the Nation, as Well as Our Readers Internationally.


This is Your Chance to meet TOP Leaders in REI, Local & National Experts

  • Learn from Leaders & Industry Pros
  • Meet Local PLUS Out-of-Area Investors
  • NON-Stop Tips for Real Estate Success
  • Bring Lots of Business Cards

This event is produced and hosted by Our company is based in Central California. Since 2007, we have dedicated our time, resources and energy to help expand real estate investing knowledge and education by producing complimentary magazines, virtual conferences, webinars, podcasts, and live events.


Learn more about, visit our numerous websites: or or


We also produce REI Wealth magazine, which is the longest-running magazine for investors specifically developed for online readership. Our digital, interactive issue is designed to be read and viewed online. We now also print copies of this fabulous publication as well. Learn more about this publication at:


Don’t miss our complimentary real estate investor summit. What can you expect?

Learn with PROVEN Leaders in the Industry:

  • Receive the latest REI knowledge from active investors
  • We feature the latest technology to expand your income
  • Meet other investors with common goals and mindsets
  • Develop relationships with leaders in the industry
  • Share your opportunities with potential clients
  • Realty411′s publisher has owned national rentals for many decades
  • We will share life-changing information unavailable anywhere else
  • We host complimentary events to meet our readers and to spread knowledge

Other events charge hundreds of dollars, but this day is PRICELESS. Be sure to RSVP Now!

Realty411′s founder has both media and real estate experience having graduated from California State University, Long Beach with a degree in journalism. Plus, her background includes 16 years as a licensed California real estate sales agent.

Our mission is simple: To provide knowledge and resources so that as many people as possible can learn about real estate investing.

This special event is a great investment of your time. We know your time is extremely valuable. In fact, time is the most valuable asset we have. We can always make more money; however, we cannot add more time to our life! With this in mind, we urge your to invest quality time in growing your business, connections, resources, knowledge and sphere of influence by attending this event. Discover why thousands of investors around the nation have attended our complimentary events.


  • Early-Bird Guests Receive Our Investment Magazines
  • Meet Local Leaders & Industry Giants – From Coast to Coast
  • Influential Real Estate People & Business Owners Are Attending
  • Learn How to Leverage and Meet Private Capital Lenders
  • Find Potential Partners, New Friends, Build Your Circle of Influence
  • Your Net Worth = Your Network — Don’t miss this event
  • Mingle with Leaders & Industry Professionals Here

Please bring LOTS OF BUSINESS CARDS, it’s time to Network. Be sure to register EARLY for this event as tickets are limited.



Webinar: How to Build a Cash Flow Rental Retirement Plan


Realty411′s new important webinar will touch upon the benefits and best practices for building cash and wealth with rental properties. Join Black Belt Investors’ founder, Sensei Gilliland, for an information-packed webinar on finding and securing financial empowerment through rental property investing.

Here are some important things that you will learn:

  • How to create more wealth, swiftly and sustainably
  • How to maximize gains and safety
  • The benefits of income property investing
  • Six ways to get the money to invest in rentals
  • Choosing the right rentals
  • How to know your numbers
  • Picking the best locations
  • Building a professional team
  • Creative ways to invest in rental properties
  • Where Sensei is investing right now
  • Where to find resources to help you
  • And walk away with a 20/10 Rental Retirement Plan


Join us in person, and discover how to enhance your investment returns, and beef up your wealth with smart rental property investment. Be sure to reserve your seat today, CLICK HERE or register below.



Interview with a Distance Investor

By Bruce Kellogg

Introducing Bruce Dinger

Bruce-HeadShot--610x869 Bruce Dinger is a long-time resident of Silicon Valley who earned an MBA degree in International Business from Regis University in 1997. Since then, he has spent 30 years as an investor, as well as an educator teaching those interested in becoming an investor. At the present time he has:

1) Completed over 200 real estate projects in the past 32 months all across the world.
2) Runs a hedge fund catering to ultra-wealthy clients.
3) Runs an educational practice that provides education related to investment financial literacy.
4) Serves as an angel investor and invests in technology-based start-up companies.

Here we will discuss his real estate investing at a distance.

Investing Philosophy

Bruce starts by explaining that in order to succeed in investing and, actually in life, it is necessary to “live in a world of abundance, not one of scarcity.” For everyone, including for himself, the best approach to self-optimization is to “invest in yourself.”

When it comes to real estate investing, Bruce is “ZIP code agnostic”. He invests based on potential cash flow wherever it is to be found. To him, “It’s a numbers game.” It’s also a long-term endeavor, “not a sprint, but a marathon.” He says,

“Anything can happen in a deal, so it’s important to buy right.” You “manage risk by buying right.”

Investing Practices

Bruce prospects for properties across the entire country with an in-house team and submissions by potential joint venture partners. His criteria includes: 1) liquid markets, 2) pre-foreclosures, 3) high-equity, absentee owners, and 4) quality school systems, among others. He maintains that he often does not see the properties he purchases. He will only go out to properties to help educate his children about the power of investing.


Much of the time, Bruce collaborates with brokers and agents. Here, he insists on working with the best. These he selects based on their sales production awards and the number of sales they have closed in the past 24 months. As with himself, his standards are high.

A key element in Bruce’s investing model is to partner in joint ventures to create “boots on the ground” in each area. Some of these partners have no experience in which case Bruce educates them. He has created documents for every step of the system they use, which he calls “McDonaldsalizing” his system!

Bruce usually funds the project, often with money he has raised. Many of his projects sell before he is even finished with them, a benefit from choosing liquid markets. He states that if you buy right, it makes it very difficult to lose money on a deal.

The “Elite Real Estate Investing System”

Besides creating joint ventures with partners, Bruce coaches real estate investing students. He hand-selects students based on their desire to learn the real estate investing business. Not everyone qualifies. He is looking for students that not only want to learn how to build a real estate practice, but students that he can eventually treat as peers and do joint ventures together.

More Than Just a Real Estate Investing Business

Bruce has a huge passion for investing in real estate. He says it is not his love for real estate itself, but for what real estate allows him to do, which is to spend time with his family and do the things he wants to do.


People often ask how to get into the business of real estate investing. Bruce says, “Easy. Have a passion for life. Be willing to do whatever it takes to get to where you want to go. And hire a Mentor that can get you there.”

Bruce is always looking for the right person to mentor in the game of REI. If you think you have what it takes, feel free to reach out to Bruce –


Bruce-Kellogg-300x300Bruce Kellogg has been a Realtor® and investor for 40 years. He has transacted about 800 properties in 12 California counties. These include 1-4 units, 5+ apartments, offices, mixed-use buildings, land, lots, mobile homes, cabins, and churches.

He writes and edits copy for Realty411 and REI Wealth Monthly magazines.

Mr. Kellogg is a recipient of an Albert Nelson Marquis Lifetime Achievement Award, listed in Who’s Who in America – 2019.

Mr. Kellogg is available for consulting about syndication, “turnkey” investments, joint-ventures, and other property purchases nationally, and other consulting assignments. Reach him at, or (408) 489-0131.