Creating Wealth Real Estate Investing with Jason Hartman

From Hong Kong, China, which Jason calls the "Jewel of Capitalism", Jason Hartman delves into what he's seen about real estate and economics from his trip. If you think real estate in the US is expensive, you ain't seen nothin' yet.

Then Jason talks with Chris Martenson, co-founder of and co-author of Prosper: How to Prepare for the Future and Create a World Worth Inheriting, about how the era of abundant, cheap energy is gone and our world needs to change with it. That doesn't mean abandoning everything we have now, but just recognizing the actual situation and adjusting our investments/behavior accordingly. Chris and Jason also discuss the future, and whether we're going to see inflation, deflation, or a little bit of both.

Key Takeaways:

[3:06] Hong Kong real estate has prices per square foot that are unfathomable

[7:35] There's always the real economy and the symbolic economy, and they're vastly different

Chris Martenson Interview:

[11:39] We're coming up to a time when humans are going to have to organize ourselves in very different ways

[14:20] There are 2 ways humans change

[19:32] It's getting costlier and costlier to get less and less oil out of the ground

[22:08] The easy, cheap energy from the past is gone, which explains why the global growth rate for the last 15 years has been subpar

[28:09] We're beginning to see that raising children in a dopamine heavy technological world is creating issues we hadn't expected when it began

[33:02] We have a lot of debt in our society, so deflation is ready to take over


Direct download: CW_1183_Chris_Martenson.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman brings you this episode from China with Venture Alliance Member Carmen. Jason describes how his visit to China is influencing his previously held thoughts about the country and how the looming asset shortage is a beautiful things for real estate investors.

Then Jason talks with Jorge Newbery, founder and CEO of Debt Cleanse, founder of American Homeowner Preservation and author of Debt Cleanse: How to Settle Your Unaffordable Debts for Pennies on the Dollar, about how he was able to climb out of a $26 million hole and how others can follow in his footsteps. This isn't about cheating your way out of debt, it's about using the same rights that creditors have because you need to protect yourself from predatory lending practices.

Key Takeaways:

[4:23] Jason got to visit the railroad station that was built to link North and South Korea in the future

[7:54] 5 star in the US has nothing on 5 star in Asia

[11:26] How Jason's visit to China has changed his views on the China economy

[13:39] The looming asset shortage, and why it's good for real estate investors

Jorge Newbery Interview:

[18:57] Debt may seem simple, but it's a lot more nuanced that you'd first believe

[20:42] If you can't afford your debts, the best thing you can do is to stop paying them

[23:54] How Jorge got started paying off his $26 million debt

[26:31] What kind of errors you should be looking for from your lendors

[32:21] The elite have often used debt as a way to enslave the lower classes


Debt Cleanse: How to Settle Your Unaffordable Debts for Pennies on the Dollar

Direct download: CW_1182_Jorge_Newbery.mp3
Category:general -- posted at: 5:00pm EDT

Today's Flash Back Friday comes from Episode 662, originally published in April 2016.

Jason takes a break from a Social Media conference to analyze stories from the USA Today’s Money section. He shares the new tech items which will affect real estate pricing in the future, the underemployment issue in the US and the median wage of CEO’s of major corporations.

Key Takeaways:

[4:24] Live video and Virtual Reality (VR) will impact real estate pricing by changing the value of the three cardinal rules of location, location, location.

[9:26] A 5% unemployment rate in the US means everyone who wants a job has a job. The real problem is underemployment.

[15:10] Some CEO’s make $9000.00 an hour while minimum wage workers are looking for $15 an hour.

[22:09] Does an early retirement equate to an early death sentence?

Mentioned in This Episode:

Jason Hartman

Venture Alliance Mastermind

Direct download: CW_1181_FBF_New_Technologies.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and Adam start off today's show talking about one of Jason's favorite things when it comes to real estate investing: the Housing Affordability Index. The two really look into how the index is created, what elements go into it, and look at how affordable some of the markets they're investing in are.

Then Jason talks with James Whittaker, author of Think and Grow Rich: The Legacy and host of Win the Day with James Whittaker, about how Napoleon Hill's original Think and Grow Rich still applies in today's world. James and Jason look at how you can reprogram your brain and why his book still matters all these years later.

Key Takeaways:

[4:09] The formula for the Housing Affordability Index

[8:43] Looking year over year you can see which direction a market's affordability is heading

[11:18] How Financial Immaturity is helping investors

[14:20] Housing affordability doesn't factor in a critical element

James Whittaker Interview:

[19:36] What's the big deal about Napoleon Hill's Think and Grow Rich?

[22:55] The mastermind principle

[28:33] Is everything from the original Think and Grow Rich still valid or do we have to modify it for today's world?

[31:19] Opportunities will come, so you have to constantly be ready

[35:06] Reprogramming your mind to conquer limiting beliefs and start living with intent


Direct download: CW_1180_James_Whittaker.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman starts today's show with his in-house economist Thomas to discuss the new tax law and the impact it can have on people's tax brackets. They also dive in to why the government is interested in keeping the official inflation rate lower than actual inflation rates, as well as when it can really hurt the average citizen.

Then we have a clip from the 2019 Meet the Masters of Income Property event where he discussed the good, the bad, and the ugly of self-management. Drew provides some insight into what's happened with the 8 properties he's self-managing right now, how he deals with issues that spring up (Amazon has been a life saver) and lessons learned about relationships with tenants.


Direct download: CW_1179_Drew.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and Adam start the episode today discussing landlord friendly markets. Specifically, how you can determine whether you're investing in markets that are. Jason explains an easy (but not foolproof) way to figure out if a market is friendly to investors, as well as another way to find out the difficulties of evicting tenants in your potential market.

Then Jason talks with Mark Smukler, co-founder and CEO at Bixby, about self-management. Mark explains how Bixby is designed to help self-managers and some of the best practices those who decide to self-manage can utilize. This includes how to handle maintenance requests, rent collections and keeping a healthy distance between yourself and your tenants.

Key Takeaways:

[3:49] How to find landlord friendly states

[8:03] The most landlord friendly state in the country is Arkansas

[10:47] Ask a few property managers to find out how eviction laws in the state/city work

Mark Smukler Interview:

[14:44] The two ways Mark sees Bixby working

[18:15] How maintenance requests and rent collections work in Bixby

[22:09] Bixby allows credit cards to pay rents, and credit card fees can be disputed. How does Bixby deal with that?

[23:44] Some property management best practices


Direct download: CW_1178_Mark_Smukler.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and Adam start today's episode answering a listener's question about whether it's better to invest in a single-family home or to look at larger, pooled assets like a 16+ door multifamily. Jason reminds everyone about Commandment #3, which is especially critical in decisions like these.

Then Jason talks with Mark Dolfini, Landlord Coach and author of The Time Wealthy-Investor, about best practices for self-managing your properties. Mark discusses the importance of treating your investments as a business and how to create a healthy distance between yourself and your tenants.

Key Takeaways:

[7:05] Single family homes tend to get better tenants, appreciate better, get better financing options and several other perks over multifamily

[10:14] The risks of investing in pooled assets. Don't violate Commandment #3!

[12:20] RV ratios for apartments will be higher because of shared walls, but don't let that be your determining factors between the 2.

Mark Dolfini Interview:

[14:53] You have to think of your real estate investments as a business

[17:34] A simple tweak to keep from giving your cell phone number to your tenants

[22:33] Whatever you're doing, it has to be scaleable

[28:07] The software Mark likes to use


Direct download: CW_1177_Mark_Dolfini.mp3
Category:general -- posted at: 5:00pm EDT

Today's Flash Back Friday comes from Episode 371, originally published in April 2014.

A best-selling author, speaker and a member of an elite group of "Rich Dad's" advisors, hand selected by author Robert Kiyosaki, Garrett speaks to investors and entrepreneurs on a variety of topics including asset protection, liability limitation, wealth creation, as well as various business and real estate issues. As an advisor for Robert Kiyosaki, Garrett has authored Own Your Own Corporation.

Garrett's books provide an accessible source of information for building your own success. A member of the State Bars of Nevada and California, as well as the American Bar Association, Garrett attended Colorado College and the University of California at Berkeley where he received a B.S. in Business Administration in 1975. In 1978, he graduated with a J.D. from University of California's Hastings College of Law in San Francisco.

Beyond his desire to educate people and business in wealth protection and growth, Garrett serves on the boards of the American Baseball Foundation, located in Birmingham, Alabama and the Nevada-based Sierra Kids Foundation.


Direct download: CW_1176_FBF_Garrett_Sutton.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and in-house economist Thomas start off today's show discussing what inflation really is, and how it's measured. There are different ways inflation can be manipulated, whether it's for political gain or belief system.

Then, Jason talks with Mark Ferguson, founder of InvestFourMore, about the state of the housing market in Mark's area of northern Colorado. The two examine the lack of inventory, best rehab practices, what (and when) to rehab, and keeping contractors in line.

Key Takeaways:

[2:38] How inflation really works and what "core inflation" is

[6:27] The 3 major ways we're convinced inflation is lower than it really is

[9:39] The importance of hedonics and what Jason hates about it

Mark Ferguson Interview:

[15:13] Mark is seeing a slowdown in his area

[18:57] Things are slowing down, so why isn't there inventory available?

[22:52] When the market slows down, rents tend to get strengthened

[24:57] Best practices for rehabbing properties and keeping contractors honest and accountable

[28:05] How do you decide what to rehab?

[30:42] Mark's experience buying a strip center


Direct download: CW_1175_Mark_Ferguson.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman is joined today by Kerry and Carmen as he does one of his last shows from the United States for a little while. Jason and Carmen are off to mainland China and South Korea for a few weeks and they discuss what changes Carmen has seen among all her trips.

The trio also look at what the Fed rate hikes and cuts have done to the investment real estate market, as it has created an interesting scenarios for buyers that could be very helpful. Finally, Jason has an "investigative report" from the inside of a ride-sharing trip talking with a former employee of Amazon on how we have been misled a little by the company.

Key Takeaways:

[2:57] How much of the Fed's rate hikes have been in an attempt to "reload the gun" for the future?

[6:11] What the apreciating US dollar is doing to investors around the globe

[9:16] Rates are coming down currently but prices aren't rising, which means it's a good time to be buying real estate

[12:28] Carmen's previous experiences in mainland China

[18:03] Jason and Carmen's visit to the Amazon Fulfillment Center and an interview with a former employee

[21:37] Amazon pickers are walking at least 10 miles a day to get orders together

[23:22] The pay raise that Amazon gave their warehouse employees was offset by a slash in benefits

[28:59] Jeremy Siegel's "Looming Asset Shortage" article


Direct download: CW_1174_Kerry_Carmen.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and Adam take today's show to look at several articles about today's economy and housing market. The first one is about former Fed Chairman Alan Greenspan's thoughts on the economic state of our country in regards to the growing entitlement culture in America. The other article is about Zillow's foray into the home buying/selling world. Adam and Jason break down how each of these things will impact the average real estate investor.

Key Takeaways:

[3:34] The 10/1 ratio for the S&P and mortgage rates

[10:13] The possibility of investing in assisted living centers isn't as appealing as some make it out to be

[15:29] Money goes where it's treated best

[16:32] How Greenspan's comments correlate with what the current Fed has said about interest rate hikes this year

[19:12] Zillow's venture into the home buying/selling marketplace

[22:41] Institutional investors will take a lower return than a single individual

[25:31] Warren Buffett's giant problem


Direct download: CW_1173_Adam.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and Investment Counselor Sara are on today's show discussing what makes for the "best" market for real estate investing, as well as branching out into new markets and whether you should buy new construction or rehabbed properties.

After Jason finishes his talk with Sara, he talks with Julia, who will be speaking at the event in Savannah, GA about tax liens and deeds. She gives a brief intro to what they are and what she'll be discussing at the event.

Key Takeaways:

[4:05] What makes a top market?

[6:50] Starting to branch out into Pennsylvania

[12:36] What some clients across the globe have been up to recently

[17:30] New construction versus rehab

Tax Liens and Deed Interview:

[23:59] An intro to tax liens and tax deeds

[24:57] How Julia was able to buy a house in Savannah for simply paying back taxes

[27:26] Julia will be teaching how to avoid problem properties and how she evaluates deals


Direct download: CW_1172_Sara.mp3
Category:general -- posted at: 8:30pm EDT

Today’s Creating Wealth Show is all about the ins and outs of real estate investing. Jason Hartman discusses what you can do to find your way on the path to wealth and how you can make the most of taxation (really!). 

Key Takeaways

1.45 – The path to wealth lies in diminishing our wants as we simultaneously increase our incomes.

07.05 – With taxation being everyone’s single largest expense, we need to find a way of working that in our favor.

10.05 – Depreciation tax deduction is, without a doubt, great for real estate investors.

14.04 – Income property gives you the benefit of trading assets through your life without paying taxes – legally.

19.43 – Yet another benefit is that travel expenses such as gourmet restaurant dinners and luxury hotel stays can sometimes be tax deductible. Even trips to the Creating Wealth Seminars and Property Tours could be deductible!



Direct download: CW_1171_FBF_Real_Estate_Advice.mp3
Category:general -- posted at: 5:00pm EDT

There's a lot of money going into tech stocks in today's world, which was the case back in the late 90s. There are some other signs that we may be entering that territory again. Jason Hartman and Adam break down an article that gives 7 signs that we may be headed for round 2 of the dot com burst and see if they agree with the points.

Then Jason talks with Tal Tsfany, President & CEO of the Ayn Rand Institute, about free speech on college campuses, how we should be defining things like happiness and selfishness, and why we should be focusing on the self. They also examine the philosophies of those who want to tax the rich in order to redistribute wealth.

Key Takeaways:

[2:18] Venture Capital investment in tech is around 1999 levels

[6:41] The trait behind the boom and bust of the 90s

[12:09] How growth stocks vs value stocks relates to the housing market

Tal Tsfany Interview:

[16:28] What's happening with speech on college campuses is a result of progressive philosophies

[18:16] What would Ayn Rand's political views be in today's world?

[21:56] Ayn Rand's definition of happiness

[25:23] Love is a goal or value that you pursue. It's a spiritual trade

[29:20] Ayn's definition of selfishness

[33:18] Berkley students in the 60s were reading Ayn Rand to be cool, but not following through on the axioms


Direct download: CW_1170_Tal_Tsfany.mp3
Category:general -- posted at: 5:42pm EDT

Have you started teaching your kids how to invest? That's the question that Jason Hartman and Adam tackle in the opening part of today's show. The two discuss some of the more important things you can talk to your kids about in order to set them up for a lifetime of successful investing.

Then Jason talks with Anton Ivanov, founder of, about his real estate journey and what made him create his deal evaluating software. The two also explore what metrics real estate investors can use to best evaluate deals and where to get numbers that will actually give you accurate results.

Key Takeaways:

[2:55] The first thing you might want to do to teach your kids about investing and how Adam is approaching it with his kids

[7:00] Jason's first savings account

Anton Ivanov Interview:

[14:57] How Anton became an accidental landlord and started his real estate journey

[18:07] How the need to evaluate deals led to Anton's technology, and how to evaluate deals in general

[21:26] The only sure way to get accurate numbers in cash flow or profit equations

[24:13] Some of the metrics Anton loves to use

[28:35] Is the future for landlords as good as Jason believes?

[35:12] You can buy in blighted areas if you want, but know that they can take a REALLY long time to turn, if ever.

Website: - Promo Code CW25OFF

Direct download: CW_1169_Anton_Ivanov.mp3
Category:general -- posted at: 6:35pm EDT

Jason Hartman and Investment Counselor Doug take a look today at how to protect yourself from identity theft. 11 major companies had breaches in the past year, nearly guaranteeing that your information was among them. Hear from these two about steps you can take to protect yourself as best you can. They also look into how the McMansion market is tanking, the need for financial literacy in today's school system and household debt across the United States.

Key Takeaways:

[6:18] The McMansion glut is here, and the sales prices aren't pretty

[9:38] The median retirement savings for Americans aged 55-64 does not show good things

[13:35] School systems need to teach financial literacy

[17:11] Protecting yourself from the crime of our time: Identity theft

[20:20] What locations have had data breaches recently

[25:09] You can subscribe to identity monitoring services, but the best thing you can do is educate yourself


Direct download: CW_1168_Doug.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and economist Thomas open today's show discussing some less talked about aspects of the 1031 exchange. This conversation focuses on how you can incorporate personal property in your exchange and the deadlines the IRS imposes when you're doing your exchange.

Then Jason talks with Rich Dad Advisor and multifamily property investor Ken McElroy about his recent sale of $300 million worth of property, as well as supply levels of multifamily properties, why Ken is still bullish on real estate and the future of interest rates.

Key Takeaways:

[6:25] How to lump personal property into your 1031 exchange

[8:04] IRS time deadlines for 1031 exchanges

Ken McElroy Interview:

[12:45] Why did Ken choose this time to sell his properties and how did he do it?

[17:05] Cap Rate fails to take appreciation into account

[19:01] Is there an oversupply of multifamily that's causing rents to not grow as quickly?

[23:06] What Ken has learned about his facilities for the 55+ community

[24:54] Why Ken is still bullish on real estate

[28:38] Capital always looks for safety in the US

[32:21] The impact things like ride sharing and autonomous cars are having (and will have) on real estate

[35:04] Ken's take on the future of interest rates


Direct download: CW_1167_Ken_McElroy.mp3
Category:general -- posted at: 5:00pm EDT

Today's Flash Back Friday comes from Episode 407, originally published in September 2014.

Matt Theriault is is an entrepreneur, author and success coach who shows people how to start over and begin a new life setting goals and objectives so they can create wealth and live life to the fullest. Matt is the founder and host of the Do Over podcasts. 


Direct download: CW_1166_FBF_Matt_Theriault.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman begins today's show discussing where the real growth in wages is happening. Fortunately it's happening in the "real" economy, meaning those jobs that are involved in creating the widgets that we use. That sort of data really helps the linear rental markets that we're investing in. He also provides some economic data that's been released recently.

Then Jason talks with Jeff Ferry, Chief Economist at the Coalition for a Prosperous America, about what's going on with the US trade war. Jeff has some ideas on how to close the gap between the US and the rest of the world, but Jason has some questions about whether they would cause inflation. They also look into America's manufacturing sector and why we need to ramp it back up.

Key Takeaways:

[2:52] People with no college degree are seeing their wages climb faster than people with college degrees

[6:21] When you have a strong manufacturing base in a real estate market, you have stability

[11:33] The economy has to be made up of many different players, and none of them are unimportant

[15:45] Consumer confidence slipped for the 4th time in 5 months and housing starts fell 8%

Jeff Ferry Interview:

[19:35] Jeff's thoughts on the current trade situation

[23:51] One of Jeff's solutions for helping cure the trade imbalance is to reduce the value of the dollar

[27:45] How would devaluing the US economy impact our purchasing goods from other countries and how would it impact the economy at home?

[30:57] You have to have capital formation for a society to create wealth


Direct download: CW_1165_Jeff_Ferry.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and his in-house economist Thomas begin today's show by looking at how the tax reform is impacting home ownership across the country. Deductions that use to be highly favorable to many families have now become not as useful as the standard deduction was nearly doubled under the new law. This could cause some people to view purchasing a primary residence a bit differently.

Then Jason talks with Blake Harris, NY Times best selling author of the new book The History of the Future: Oculus, Facebook & the Revolution That Swept Virtual Reality, about the impact technology is having on our lives and how virtual reality can (and currently can't) fit into them as well. The two examine who the leaders are on the VR front, what price point you're currently looking at versus how much it may cost in the future and more.

Key Takeaways:

[6:12] When the government disincentivizes home ownership, investors win

[10:38] Some quick and simple math about how changes in the tax law is making some families lose deductions

Blake Harris Interview:

[14:29] Is the Virtual Reality revolution over before it's even really begun?

[17:25] How technology could change the way we look at properties

[20:56] What is "affordable" for virtual reality equipment?

[22:38] Oculus is the clear leader for now, but who's coming behind them?

[26:55] How virtual reality can be used in a social context

[30:52] How much farther can virtual reality drive the retail apocalypse?


Direct download: CW_1164_Blake_Harris.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman and Adam tackle several issues in today's episode, including the potential of Fannie Mae and Freddie Mac returning to a private company, why it can be dangerous to invest in condos and why Jason would allow a lender from Wells Fargo to come to his events. Hear about this and several other current events of the day, as well as the April edition of the mortgage update. Adam interviews Joe the Lender and found out what investors can expect for their loans, the reserves you need to buy homes and more.

Key Takeaways:

[3:06] Trump has signed a memo to consider ending the government conservatorship of Fannie and Freddie and allow them to return to private companies

[7:59] You can be self-reliant and not like government handouts, and think philosophically that things are wrong, but in practice sometimes you should take advantage of the situation

[11:19] Why Jason doesn't like investing in condos

[15:40] Jason's journey on The Goodyear Blimp

[19:06] Why Jason allowed a Wells Fargo lender to come to his events recently

[21:38] "Kneejerk Capitalism"

Adam's April Mortgage Update:

[23:59] What rate can investors be expecting in today's market?

[29:13] Reserves needed when seeking a Fannie or Freddie backed mortgage


Direct download: CW_1163_Mortgage_Update.mp3
Category:general -- posted at: 5:00pm EDT

Jason Hartman talks today with Frank Gallinelli, founder and President of Real Data and author of the book What Every Real Estate Investor Needs to Know About Cash Flow & 36 Other Key Financial Measures, about what metrics Frank finds the most important for single family home investors to pay attention to. They also discuss the "holy grail" metric that investors should be using and when you actually SHOULDN'T invest in real estate.

Key Takeaways:

[4:30] One of the costliest mistakes Jason has made in his life

Frank Gallinelli Interview:

[6:23] What are the core metrics that real estate investors should be looking at?

[11:09] You should try and forecast best case, worst case, and in-between case for your properties

[12:32] What is discounted cash flow?

[15:07] The holy grail metric is still IRR (Internal Rate of Return)

[16:56] A different way to view Return on Equity

[20:29] Is there a time where it doesn't make sense to acquire properties?

[26:14] Education is absolutely vital to being a good investor


Direct download: CW_1162_Frank_Gallinelli.mp3
Category:general -- posted at: 5:00pm EDT