How I Made $50,000 With No Money Or Credit!

In this episode of the Generations of Wealth podcast, Derek Dombeck sits down with veteran real estate investor Tony Youngs, who shares the story of how he got started in real estate in the 1980s — from buying his first foreclosure with no money or credit to building a career around uncovering “hidden market” deals. Tony emphasizes the power of direct communication, creative deal structuring, and going the extra mile to solve seller problems — even when that means driving a U-Haul across state lines.

Whether you’re a new investor or a seasoned pro, this episode is packed with practical wisdom on how to find deals others miss — and why the human element in real estate is still the most powerful tool.

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Welcome to the Generations of Wealth podcast. I am your host, as always, Derek Dombeck. In today’s show, we’re bringing somebody in that’s got 35 plus years of experience. Tony Young has been in the trenches. He has seen market shifts and cycles over and over again. You may be surprised to see how he gets all of his deals. He calls it the hidden market in his system of finding deals, which is not rocket science at all, but it’s really, really important. And, you know, we’re going to go through his history, how he started and what he sees happening today. So what I love about this is it’s right up there with what I teach in the Elite Negotiations Academy and the No Means Not Yet negotiations training that I have available. It’s really talking to people and solving their problems. so without any further ado i’m going to bring tony on however before i do that i also need to thank you for being here for listening for helping spread our message and now let’s bring him on and without any further ado mr tony youngs tony thank you so much for joining us on a Generations of Wealth show.

Well, it’s my pleasure. It’s an honor to be here. Thank you, Derek. Well, Tony, you and I were talking a little bit before the show, and I would love for you to just tell the listeners where you’re from and a little bit about your background. And we’re going to kind of go through your timeline and then get to current events and what’s working in the market. You and I have not spent any time together. However, I have spent time with your little brother Pete and uh gotten to know him the last couple of years uh a great man he’s got a uh a sense of humor that that mirrors mine so we get along very well but I guess start at the beginning where are you from and and you know how did you get started in real estate well

I’m from Marietta Georgia I was born and raised there and uh after I got out of high school I went to work for Lockheed Aircraft Corporation and I was an aircraft mechanic for 10 years when I was at Lockheed all the old timers used to sit around at lunchtime talking about all their investments and so the only thing I invested in was Budweiser so I learned a lot about that I should invest my money from those old times. And so I saw a seminar back in 1986 was coming to Atlanta. It was a TV guru named Dave Del Dato, and he was from Hawaii. And he had a TV show like Carlton Sheets. He was on TV a lot, just like Carlton. But it showed that he was coming to Atlanta, Georgia for a two-day seminar. So it was free. I went to it. And I ended up buying his books and tapes at that seminar. And I started to read, but with books and tapes, you never have time to read them all. But I read chapter one, and it taught me how to find foreclosures in my area. So I went out after work. I would get off work at Lockheed at 3.30 and I would just drive around looking at these foreclosures. Now, I never did anything when I would go to them because I didn’t know what was the next step. How do you talk to them? What do you do? And so what I did is I ran across three weeks after the seminar. I ran across a foreclosure that the grass was four feet high. The gutters were falling off the roof. The paint was peeling and it looked like no one had lived there for years. So I pulled in the driveway and started to go around the house and look. I went in the backyard. I was looking in the windows and it turned out it wasn’t vacant. There was some lady sitting in a chair inside the window staring at me. So I thought it was a vacant home. So I freaked out and she freaked out. So I went to the back door to knock on it and ask her, I mean, tell her why I was in her backyard. I said, hey, I saw this house in the newspaper saying it was going to go up for auction. And I thought no one lived here. And I’m so sorry I was snooping around. She goes, well, it is in foreclosure. But if you want to buy it, you can buy it from me. And she said, come on in. I’ll show you around. And she grabbed my hand and pulled me in. When that door closed, everything I ever learned in those books and tapes went blank from my mind. I had no idea what to do. So she said, would you like to look around? I said, that’s a good idea. So the house smelled bad. There was pets that, you know, urinated. And it was a really smelly house. There was stuff everywhere. And I just was wondering, you know, gosh, how did I get in this situation? So I just wanted to go home. But then she asked me, she goes, how much would you give me for the house? And I had no idea. So I said, well, I said, how much do you want? And she said, $85,000. I said, is that a good deal? No, I didn’t say that. But she said all the homes in the neighborhood go for $130, but she would let me have it for $85.

I didn’t have $85, so I just made up some excuse. I kept trying to look for an excuse to get out of there. So I came up with the idea, just make a super low offer, and she’ll turn me down, and then I can go home and read the rest of the books and takes. So what happened is I just came up with a figure. I said, well, I’m looking for something around $65,000. And she said, no way. We’re going to hold out and see if we can get $85,000. And then when I was backing out of the driveway, she came and yelled at me and said, stop, stop. I rolled down my window. She said, my husband said, we’ll take $65,000. So then I had to study chapter two in the books and tapes. I had to figure out what to do next. And the name of the book was How to Buy Foreclosures with No Money or Credit. And that was me. I had no money, no credit. So I was going, where am I going to come up with 65? So I went straight to the chapter that taught me how to buy something with no money. And, of course, it talked about the same techniques we’ve been using for years. Number one, you can just wholesale the property to someone who does, or you can take over the loan subject too. So I went ahead and just practiced writing the contract. There was a chapter that taught you how to write the contract. There was a blank contract, and then there were filled out versions. So I just went through the motions, but I didn’t have the courage to go present it. But I tried to call the homeowner to say, listen, I’m not going to be able to go through with it because her home was going up for auction the following Tuesday. So I was going to tell her to, I just felt guilty. And I said, you know, if someone else wants to buy it, sell it to them. But there was no way to find her phone number. So what I did is I went back over there and knocked on her door to tell her I wasn’t going to buy it. But then she was going, where have you been? We have been so stressed out. We didn’t know how to get in touch with you or anything. The house is going up for auction. So I showed her the contract that I had written. And she calmed down immediately. So I went in there and she read over the contract. Her husband looked at it. They said, okay. And they signed it. And what I learned in that home study system is how to use a bunch of clauses. So I had 150 clauses in that contract subject to an inspection, subject to a title search, subject to all this. And they went ahead and signed it. And then I had to perform. I had to do something. So I called the foreclosure attorney and he said, he goes, if you have that house under contract, I need to see it. Because I was basically calling to see how much the back payments were or what the payoff was. And he said, I need to see the contract. So I took it to his office and he said, whoa, you’re going to make $50,000 on this house. And I fell out of my chair. I said, when? And he said, he said, he goes, what are you going to do with the property? And at first I was just going to sell the contract. But when he said I was going to make $50,000, I said, well, I guess I’m going to rehab it. He goes, well, he goes, who’s doing the closing? And I hadn’t read that chapter. I said, what’s a closing? And he said, look, if you don’t have someone to close the deal before Tuesday, I have to auction this house off. So he goes, I tell you what, if you have the homeowners come to my office at lunchtime tomorrow, I’ll have my secretary prepare a deed. And you bring a certified check for $6,032. I said, what’s that for? He goes, well, he goes, they’re behind $3,032. Your contract is for $65,000. They owe $61,900 something. So you’ve got to give them $3,000. And so the attorney basically put it all together. And he got him to sign a warranty deed. And he went over to the courthouse and recorded it. So that’s how I got my first deal.

And what I did. And that attorney let you do it subject to after catching up to the financing, which most people listening to this would never believe that. And I do. I mean, that was a long, long, long time ago. But that attorney was looking out for everybody’s best interest, which was awesome. We don’t always see that today. That’s very true. Now, the thing he did is he said this, he goes, that’s the only way we’re going to be able to do it. He goes, it’s so close to auction day. So he said, this is what we need to do. And he said, you bring a certified check for $62,000. And I said, well, I didn’t even have that kind of money. I didn’t even have $6,032. So I borrowed that money from my dad, and he was very reluctant, and he had tons of money. But he said, you know, I think you’ve lost your mind. Why don’t you stick to being an aircraft mechanic? I took him to show the house to him, and he thought it was even worse than he expected. He goes, that looks like a haunted house. He goes, I’m not interested. He goes, if you find something better, I may be interested. but I took him to the attorney’s office to stop the closing. I said, I got to cancel the closing. So let’s stop by. That attorney talked my dad into it. He said, you know, that’s a great deal. He’s going to make $50,000. There’s no liens. The taxes are current. And so my dad whipped out his checkbook right there and gave him a check for $7,000. And then the next day at the closing, my dad, I mean, the attorney gave me a check for $900 and something. And I said, what’s that for? He goes, that’s what’s left over out of your dad’s check. I said, oh, cash at closing. I haven’t even read that chapter yet. And so I walked away with cash. I used that to buy a bunch of paint. And, you know, my brother, Pete, he was a rehabber and he had a paint sprayer. And so I went in there with the paint sprayer and painted the outside, the inside. I shampooed the carpet because I didn’t have much money to do any rehab. So I shampooed the carpet twice. I scrubbed the kitchen cabinets with white vinegar and got all the grease off. And I easy off an oven cleaner. It was pure elbow grease, mopped floors. And then I did a cash out refi. So the bank said, we’ll only loan you 80% of what, you know, of the value. So I said, how much is that? And they appraised it at $126,900. And they gave me a new loan of $100,000 at 9% fixed rate of interest. But we all complain about the interest rates, but I didn’t know any better back then because they used to be double digits before that. So I took the loan and they paid off the $62,000 underlying loan. They took out closing costs and they handed me a check for $27,678. And then I got my W-2 form from Lockheed. It was for $27,566. So I made a year’s wages compared to Lockheed on that first deal. And I still owned the house with 20% equity. Tax-free. Yeah.

That is tax-free. So I rented the house out. I actually rented it before I applied for the loan. And the lease is what helped qualify for the refund. I said, I want to refinance my income-producing property. So I had a small positive cash flow. I actually kept that house for years and years and then sold it to my sister. And she lived in it for years. She fixed it up really nice. Houses are like fine wine. They get better with age. Because I went back to my house I grew up in, the very first house I lived in when I was born. And that house is better today than it was back then. And that’s the beauty of us investors. Us investors, we improve all the real estate. I don’t know why they’re always trying to pass laws to stop us from doing what we’re good at. But anyway.

So that was the beginning. And I kind of giggled when you talked about tapes and books because my very first was Carlton Sheets, which was still cassette tapes. And I didn’t start until 2003, but I had probably bought Carlton Sheets in like 1997, something like that. And, you know, I joke with some people that, you know, some of these courses used to come in 8-track tapes. And now they all just jump on YouTube and YouTube University and everything’s at their fingertips. It used to be work for us. I mean, we had to physically read and rewind cassette tapes, find a little spot, you know, a little chapter. Definitely a different world back then.

Absolutely. But then fast forward, right? You did the first deal. You obviously started doing more and more deals. But, you know, you got to a point where, I mean, now, today, you’ve done hundreds of deals, if not thousands. What was the progression?

You know, I actually, I go to all the RIAs around the United States. And every time I go to a RIA to be a guest speaker, I always take them out door knocking. I take their members out door knocking because that’s what I’ve done for 35 years. I get my deals through door knocking. And I know that terrifies everybody, but that’s why I’m so successful because nobody else will do it. You see, it’s so competitive out there that a homeowner gets 100 phone calls, they get 100 letters, but no one knocks on their door because they’re afraid. So that’s why it’s always been a major thing for me. Now, before any of your members just jump out there and start door knocking, the reason they’re afraid is it could be dangerous. But you learn what doors not to knock on. I look at the car in the driveway, and I’ve been pretty lucky. I’ve knocked on at least 40 doors a month for 35 years. And I only remember being cussed out twice. And one guy didn’t even open the door. He cussed me out through the door. And I said, hey, could I say something? He goes, what is it? I said, your mouthwash ain’t making it. And then I took off running. But so anyway, and then there was another guy that cussed me out because he had all his buddies watching a major football game. And they were all having a blast. And he was in foreclosure. But he knew when he answered the door, he was all happy and just, how you doing? What’s happening? And I said, hey, would you be interested in selling your house? And his face went and just shamed his demeanor instantly. And he goes, look, you’re trespassing. Get off my property. So those are the things you have to put up with if you door knock. But, you know, there’s still doors I know not to knock on. But it’s so easy to call them because it’s so easy to get people’s phone numbers today. If I see a door I’m afraid to knock on, I just call them from in front of their house.

Yeah. And then I did a three-day door knocking in Alaska. And one of the things I will not do there is knock on a door if there’s a big four-wheel drive with rifle racks and Pabst Blue Ribbon beer cans filling the bed of the truck and a Rebel Flag bumper sticker. I just picture the kind of guy that drives that, and I say, I don’t think I want to deal with him in case he’s not having a good day.

I don’t know. That sounds like profiling to me. I don’t know. And me too. But so I wouldn’t knock on your door. But when I did this three-day door knocking in Alaska, every foreclosure had a four-wheel drive with rifle racks because everybody that lives there is a grizzly bear hunter. And it turned out, see, I had to knock on those doors because the Rio had invited me to do that. And I had to knock on those doors with those four-wheel drives, and those guys turned out to be the nicest guys ever. I thought they were going to invite me in and say, come on, let’s crack a cold one and let’s talk about it. And so, you know, you can’t be too judgmental, but I just like to keep me and everybody safe.

Well, I would agree with you. I mean, most people are intimidated by it. Now, I live in the Midwest in Wisconsin, so short of going to like inner city Milwaukee or something like that, you know, I’ve never felt fear on knocking on any door or talking to anybody. What I typically do is when we do buy a property or we have a property under contract, I want to knock all the doors around that property, let them know what we’re going to be doing. And they instantly start telling me the history of that property, which is fantastic. But I also get a built-in security system. I give them all my card. And, you know, this actually drives me crazy now, Tony, where many, many people don’t have business cards. It’s all digital, right? So you say, hey, well, what’s your contact information? Well, I’ll digitally send you my e-business card. I want something I can hand in that neighbor’s hand or whoever I knock on their door. Say, you know what, if you see anything going on that shouldn’t be going on, shoot first, ask questions later, and then call me. And they giggle, they laugh, right? But you build your own security system. So I’ve had this happen many times over the last 21 years. You know, you get a phone call from a neighbor, and it was just a contractor or somebody I sent there. But they’re like, hey, there was this black Toyota pickup truck in the yard. I just wanted to let you know. Okay, great. That was my painter, but I appreciate it. and when you get the finished product rehabbed whether you sell it or you rent it i go back to all of them hey help me pick your neighbor you know anybody that’s looking for a house to buy or anybody looking for a house to rent and you can choose who lives next to you if you know right so they’re they’re your ally and whether you’re doing it strictly to find deals like you do or you’ve already found a deal i 100 believe in going around letting them know i’m here to improve your neighborhood and and absolutely you get referrals now it may not happen for two or three years and all of a sudden you get a phone call and i’m sure this has happened to you you get a phone call randomly suzy told me to call you i don’t remember who suzy is i have no clue but i’m like oh yeah absolutely what can i do to help you right and that comes from that personal touch and I think that’s a lost art in today’s digital fast-paced social media nobody talks to anybody in person in the world that we live in absolutely you hit the nail right on the head I agree so what are you doing today I mean what is what is your day-to-day or week-to-week look like What do you see happening in 2025?

Okay. Well, the first thing is every week, usually on a Sunday, is I plot a course of the foreclosures in my area. And then I go knock on those. I use MapQuest and I plot a course. But it’s not the foreclosures I’m really seeking. It’s just that I drive the neighborhoods on the way to those foreclosures. I let the course decide what neighborhoods I’m going to drive. And I knock on every door in that neighborhood that has no pride of ownership. And I just ask them if they would like to sell. And so I get some pretty good deals that way because the foreclosures, I still go to them and knock on. But every time they allow me to make an offer, there’s always some hedge fund or some open door or we buy ugly houses that offers full market value. And I say, how can these people make profit? So they do, some of them. What they do is they fix them up so nice. And if it’s a $500,000 neighborhood, they’ve put so much money into it, they put a price of a million dollars. And sometimes they get it. So that’s our competition. Open Door is our competition. But you know, everywhere in my area, every house that was bought by Open Door is still sitting on the market. Vacant. So when I go to the foreclosures, I will make an offer and I’ll be super nice. And it’s all about solving their problem. It’s all about coming up with a solution that they will choose you over someone else. But my main purpose for being out there is the hidden market. Those other homes that I find in those neighborhoods that are not on the Internet. They’re not being advertised. And a lot of people are just afraid to talk to those people. They’ll say, are you crazy? You’re going to go knock on that person’s door and ask if they want to sell? What’s wrong with that? You know, I’ve always said, well, what do developers do? If a developer has a big plan to buy a bunch of houses and tear them down and build a big skyscraper, they go door knocking and say, hey, I want to buy your house. So I have no fear of knocking on any door without a for sale sign. And that’s why I still to this day get good deals. Because if I go to the auction, the foreclosure auction, I have to pay way more than everybody else is willing to pay. And the homes just get bid up so high. If I go to the MLS, there’s always someone that pays way more than I do. And it’s like me and my daughter. I was training my daughter. And there was a house in my dad’s neighborhood that caught on fire and the person passed away. So I talked to the heirs and they said, we’re going to get the insurance check and fix it up. Well, apparently they found out how much it was going to cost. So they decided to sell it in as-is condition. But they put a – they listed it for $175. So me and my daughter offered $175. The next day, some investor offered $285,000. And the house was only worth $500,000 fixed up, but it needed $280,000 in repairs to get it. So it was not really a good deal at $175,000. But the guy that bought it, he put $400,000 into it and put it on the market for $1 million in a $500,000 neighborhood. And he sold it in three days. I just, it baffles me. So what I do, Derek, to this day, what’s working for me is going out and finding hidden market properties with no for sale signs and selling them to idiots like that. Because it’s too risky for your students and my students. It’s too risky for us to say, go ahead and pay a higher price, put a ton of money into it, but just put a higher price. That’s a risk. You may not ever get that price. That guy was lucky that he was able to get it. And so the least risk way to do it with the competition today is to find hidden market properties in those neighborhoods and sell them to those investors. And it’s so easy to get in touch with those investors.

Well, and it’s obviously market specific, you know, depending on where people are listening from. Our Midwest market doesn’t have the huge ups and downs of fluctuation necessarily as Atlanta or other major markets. We don’t have the hedge fund buyers necessarily as competition in our smaller cities. I’ve always done very well in cities that were 5,000 to 50,000 population. And those, you know, like our major markets being Milwaukee and Madison, Wisconsin, are certainly much larger population centers. But for me, you said something earlier. It’s all about solving their problem. And my next question for you is kind of along those lines. Are you only coming in, making them cash offers? Do you make them terms offers subject to leases, options, anything like that?

Well, if it’s free and clear, a lot of the hidden markets I find, they’re either probate situations or free and clear houses. So I make a dual offer. I offer to buy it with owner financing, and I give them a higher purchase price if they’ll owner finance it. Or I’ll give them a lower cash offer. And I can manipulate which one I want them to lean toward. So that’s how I pick up my rental houses is if they accept owner financing. I keep those as rentals because the owner financing doesn’t show up on my credit report. So that’s a good thing because if you have way too many loans, then it makes your credit score drop. So I will make offers. You know, there’s a big thing about options today. That’s a lot of people teaching that. So you can do that too. But, you know, in the hidden market, there’s so many opportunities to try all your creative techniques. And so I love buying with cash, but I will do creative techniques if the property cooperates with it and the homeowner. Now, speaking of solving problems, just to give you an idea of why they choose me over someone else. In the hidden market, I find a lot of probate. I call them pre-probate. because you may see a house and the owner may have died two weeks ago. So you knock on the door, there’s furniture, and you don’t know what’s going on. Does someone live here? What’s the deal? So you ask the neighbor, and the neighbor says, oh, that man died two weeks ago. So I’m already talking to the heirs to see if I can help them, and you would not believe how many people have had their relatives die without a will or they don’t have a clue how to do probate. So I get to coach them through how to either start probate, whether there’s a will or not. And so that cements them to me. So they’re going to, once probate starts, they’re going to get bombarded with people wanting to buy their house. But a lot of times, I’ve already spent a lot of time with them before probate, and I’ve done great things for them. A lot of out-of-state owners, I’ll keep the grass cut. That’s what I mean. I go the extra mile. I’ll keep the grass cut. I’ll take care of the house if it’s an out-of-state heir. And so then when they do get bombarded, they always say it’s already sold. And I’ve lucked out nine out of ten times doing that. This one lady, her house, I mean, her mother died. And the lady lived in Birmingham, Alabama. The house is in Georgia. So I left a note on the door. And she had came down to go through the house to see what it was. And she saw my note on the door. And she called me and says, yes, my mom died and I’m going to, I plan to sell the house. There’s four adult children going to share in it. She goes, but my problem is I’ve got to go through this house and get all the stuff. And I have no idea how I’m going to get rid of it or how I’m going to get it to Alabama. So I wrote an offer that says, I will get a U-Haul and I’ll get some helpers and we’ll package everything you want in that U-Haul and take it to a storage unit in Birmingham. And that’s why she accepted the offer. And it was a fantastic deal. But you see what I mean by being willing to go the extra mile and solve the seller’s problem. One more point about that is some investors are saying, hey, no way. I’m renting a U-Haul. I’m driving to Alabama.

Good. I’m glad because I am willing. 100%. I have done this so many times, what you’re describing. I tell people, especially in those estate situations, probate situations, they’re emotional about it. And I just say, you take whatever you want that’s of value and I will take care of the rest. And that has gotten me across that finish line countless times. Because that’s their biggest headache. Absolutely. And it’s even better when there’s one or two heirs that are local and one or two heirs that are out of town or out of state. Because the out-of-state heirs, they want everything done, but they’re not helping. And it creates this friction. The only downside with that is the out-of-state heirs often think the property is worth more than it really is. But that’s all part of the negotiation. So, well, as we kind of wrap this up, what do you see for, you know, in your specific market 2025? Are you seeing decreases in property value, longer days on market? What is your crystal ball showing you for this year?

Well, most of the states I go to, homes on the MLS are sitting longer. And the reason is because they’re still trying to get a higher price. So what we’re seeing around the nation, especially in my area too, is that the houses sit on the market until they reduce the price. There’s sometimes several price reductions to get it sold. I believe we’re going to have high interest rates through the rest of the year. But I think people are going to finally get used to it and say, that’s what I’m going to have to pay. So then you’ll start to see. I know we’re going to see a lot more inventory on the market over the next couple of years. and the reason is is because the people are starting to realize that they’re not going to get multiple offers anymore and that helped my business in the hidden market because when I would knock on a hidden market deal that needed a lot of work they would say hey I can put it on the MLS and get multiple offers well they’re realizing that they don’t that’s not happening anymore so now they’re willing to accept my offers But the reason they’re realizing it is they see homes on the market in their own neighborhoods and they’re not moving. So that’s what convinced the people I talk to daily. And so I do believe that the real estate is going to hold its value. I don’t I just know that homes are just so valuable. I wish I had kept every house I ever had. But they’re just so valuable. And I don’t believe that we’re going to see a big drop in prices. We’ll see a slowdown. We may see a big drop in values, but it won’t be anything like we did in 2008. I don’t think it’ll ever get anywhere near that. And so I just want to keep encouraging people, do real estate, do real estate, do it, just keep doing it. It’s just proven itself over and over. Everybody in the world needs a place to live. You and I have a product for people to rent or buy from us. So it’s going to be a great investment for the rest of your life.

And slow and steady wins the race. You know, I do wish I would have kept far more properties than I did. But ultimately, with every market, there’s opportunity. And it’s always been there if you know what to look for. And then when you find it, you actually take the action to do it. And I know just in the last couple months, I mean, I’ll pay full retail for a house if the terms are right. And so I haven’t bought a whole lot off the MLS in five, six years. But now we’re starting to look at properties that are sitting on the market longer or expired listings. There’s not thousands of them, but there’s starting to be more and more. And those people are more willing to talk about either lower prices or terms. Absolutely. You’re right on. Yep. Well, Tony, I appreciate your time. and if anybody wants to reach out to you or how do they get a hold of you? Well, the best way is just my website, TonyYoungs.com. Some people always forget there’s an S on the end of my name, and so it’s Y-O-U-N-G-S. Okay.

Perfect. Well, again, thank you so much for your many, many years of experience and just sharing your story. And it’s always fun for me to talk to people that have been in this business for a long time. I look at 21 years and it went by in a blur that I’ve been doing this. And many of my listeners and people that I see weekly have been in the business five to 10 years and haven’t seen market shifts and haven’t seen interest rates like we have. And personally, I don’t have a problem with seven, 8% interest rates. but that’s because I also started at 7%, 8% interest rates. Like me at 9%. Right.

One other thing that we should tell the people is that if you ever – I mean some people get afraid there’s going to be a crash, but that’s when we make the most money is when 2008, 9, and 10, I didn’t have to take any risk, but I was doing more deals than ever, making a lot of money during those times. So good markets, bad markets, it doesn’t matter. You just got to be updated every week. And that’s what your RIAs and people like you do is keep people updated on what’s going on and what we’re doing to adapt. Absolutely. Well, let’s wrap this up, Tony. Thank you so much. thank you it was a pleasure and for all the listeners um as always appreciate you following us anything you can do to help us spread the show uh spread our message we we appreciate and uh we will see you on the next one go do some deals see ya,

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About Tony Youngs