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5 Stocks That Will Replace Your Job If You Invest NOW! @Courtney-Hale



Claim up to $1,000 in NVIDIA stock before the month ends:

What if I told you there were 5 specific stocks that could eventually generate enough income to replace your day job?

In this episode, my investment expert friend @Courtney-Hale breaks down the EXACT stocks and ETFs that could change your financial future – even if you’re starting with just $50-$500.

🔥 What You’ll Discover:
• The difference between “hoping” stocks go up vs. getting PAID every month to own them
• Why dividend stocks might NOT be the answer (this surprised me!)
• 5 growth stocks that could be life-changing investments
• 3 ETFs that trim the fat and focus on pure growth
• The #1 mistake beginners make when they first start investing
• Why Tesla isn’t just a car company (and why that matters for your money)

Whether you have $50 or $5,000 to invest, this episode gives you a clear roadmap to start building wealth that could eventually replace your income.

Don’t just hope your money grows – make it WORK for you.

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ABOUT ANTHONY ONEAL
Anthony Oneal is a nationally bestselling author, speaker, and host of The Table. He holds a Bachelor of Science in Finance & Banking and is a professor of Consumer Economics at Virginia Union University. Since 2014, he’s helped millions of people get out of debt, build wealth, and break generational poverty.

His mission is to help you maximize your income, eliminate debt, and create a life of freedom and legacy—without relying on credit cards or student loans.

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10 Flexible Part Time Jobs You Can Do From Anywhere


In an ideal world you’d be able to work full time, have a full class load, maintain some sort of social life and balance it all perfectly. Unfortunately, we don’t live in an ideal world.

Having a job while attending college is one of the keys to avoiding monstrous piles of student loan debt. But it can be hard to find a job that allows the flexibility you need. This is where a flexible part time job can come in handy.

There are hundreds of perfectly legit ways to earn a part time income on your own hours from the comfort of your home.

These ten flexible part time jobs are a great fit for college students. Note: these are all freelance jobs – which work great for side gigs.

1. Freelance Writer

Freelance writing is how I started my work from home journey and is one skill that is in huge demand. As more and more companies build their presences online the need for competent writers has grown as well.

The pay of a freelance writer can vary greatly. At the low end you can expect to get $20 per article and at the higher end you can earn $1,000 or more. The pay you earn depends upon your areas of expertise, your writing abilities and how well you’re able to market your services.

The beauty of freelance writing is that, while you’ll have deadlines to meet, you won’t have a set schedule. You can also scale up or down on work as your other commitments fluctuate.

Note: AI has made this more challenging to get into, but if you have true subject matter expertise, you can easily make money in this area. And AI can be a super-charging force, not a competitor. 

If you’re interested in earning money writing check out this post: 14 Ways to Get Paid to Write.

Or, jump into this course that will teach you how to become a freelance writer from someone who makes six figures a year freelancing. Check out: Earn More Writing.

2. Social Media Manager

Another higher paying freelance job is a social media manager.

The median pay rate for a social media manager is $14/hour, however, if you are effective at your job you can certainly earn a much higher hourly rate.

One of the more popular approaches is helping local small businesses run their social media accounts – something you could easily do on the side.

You can look for social media positions at sites like Upwork.com or Montser.com or you can pitch local businesses.

Again, this is another area where true expertise can shine – especially part time. So many local businesses could use video creators and other social media pros to help them.

3. ESL Teacher

If you like teaching and are looking for a way to earn doing it there are many places seeking ESL (English Second Language) teachers.

These positions require the ability to teach English to non-native English speakers. You generally do not need to know a second language.

If you’re interested in becoming an ESL teacher you can browse some opportunities in our full guide: How To Get Paid For Teaching English Online.

4. Online Tutor

Tutoring jobs have always been great options for college students but can be cumbersome if you’re working with a busy schedule.

Tutor.com will allow you to work as little as 5 hours per week and up to 29 hours per week. You’re able to schedule sessions ahead of time according to your schedule or you can pick up one of the available sessions at any time.

There are broad range of topics in need of new tutors. You can check out that list here.

5. Transcriptionist

Transcriptionists listen to audio and transcribe that content into text documents. There are a number of different transcriptionist opportunities – medical transcription, transcribing podcasts, transcribing speeches and more.

There are also many scams when it comes to transcription so you need to be wary when looking for these types of jobs. A general rule of thumb is to never pay to get a job.

The average pay for transcription sits right around $15 per hour.  However the pay will depend upon your speed and accuracy. Most companies will require you to pass a skills test if you’re a new transcriber.

Here are some places you can find legit transcription jobs:

  • Rev

6. Start a Blog/Website/Substack

Let me be clear – blogging is definitely not a get rich quick scheme or an easy way to earn money. (Despite what anyone tries to tell you.)  But if you have a lot of spare time, especially since we’re now on summer break, starting a blog and working on it can pay off over time (like, in a year or two.)

You can read here how Robert built a blog in his spare time and sold it for $11,000.

While this particular job isn’t going to earn you immediate income it could definitely pay off down the road if you’re willing to put in the effort.

Read our full guide on How To Start A Personal Blog or Website. Today, you can also start a Substack and start driving traffic and revenue as well. They key, again, is to have some unique expertise that you can highlight.

7. Driving and Delivery

On-demand services have exploded, and rideshare and delivery apps are always looking for people to do the work.

These are awesome side gigs because they are typically the most flexible – you can do them anytime, anywhere.

Here are some places you can sign up for this type of work:

  • Doordash
  • Uber

8. Website Tester

Companies always want to make sure their websites are user friendly and attractive. This is where website usability testers come in.

As a website tester you review a website and (normally) record a video of you using that website along with your audio commentary. If you have good communication skills this could be a perfect fit for you.

There are no set hours with this type of work. If you’re in interested in becoming a usability tester you can sign up with these companies:

  • UserTesting – Pays $10 per test.
  • UserFeel – Pays $10 per test.

(Tests normally take anywhere from 10-25 minutes to complete.)

9. Data Entry Specialist

Data Entry jobs are not the highest paying online jobs but can be a good fit for beginners looking for fairly simple work. As a data entry specialist you take a set of data and organize it or put in a specific program.

You can expect anywhere from $6-$12 per hour for this type of work.

Here are some places to check out:

  • Clickworker
  • UpWork.com

10. Freelance Researcher

Have you ever had a question that you needed an answer for but didn’t feel like researching yourself? There are now freelance research sites dedicated to answering those questions.

Toptal is one site I’m familiar with that hires freelance researchers to answer their customers’ questions. The pay varies depending on the complexity of the question being asked.

If you’re looking for more science focused work, check out Kolabtree.

Finding a Flexible Part Time Job that Fits You

There’s an abundance of flexible part time jobs online but it might take a little trial and error to find the one that best suits your skills, schedule and pay requirements.

As you’re looking for jobs be wary of scams. Never pay to get a job unless you’re purchasing required equipment and when in doubt check the company on the Better Business Bureau website.

We also have a list of 100 other flexible jobs here.

Are there any flexible part time jobs you’d add to the list?

Editor: Robert Farrington

Reviewed by: Clint Proctor

The post 10 Flexible Part Time Jobs You Can Do From Anywhere appeared first on The College Investor.

Crashing 51%, 3 Reasons to Buy This Netflix Rival in March and Hold for 5 Years


The monster success that Netflix has achieved makes it a company that’s deserving of all the attention it receives from investors. However, the streaming stock isn’t the most attractive opportunity, mainly since its valuation looks expensive right now at a price-to-earnings (P/E) ratio of 37.7.

There’s another media and entertainment stock that’s trading 51% below its all-time record from March 2021 (as of March 16). Despite the plummet, here are three reasons investors might want to buy this Netflix rival in March and hold for five years.

Image source: The Motley Fool.

This company’s streaming segment is exhibiting financial strength

The business that investors need to consider buying is Walt Disney (DIS 0.97%). The first reason why is the financial success being exhibited by its direct-to-consumer streaming segment, which includes Disney+ and Hulu (excluding Hulu Live TV). It registered operating income of $1.3 billion in fiscal 2025 (ended Sept. 27, 2025), up 828% from $143 million in the year before.

For fiscal 2026, the leadership team expects this segment to post a 10% operating margin. Assuming there’s 10% revenue growth this fiscal year, it implies $2.7 billion in operating income will be reported by the Disney+ and Hulu streaming services combined. Compared to the massive losses just a couple of years before, this development is welcomed by investors.

Experiences bring the magic of intellectual property to the physical world

Disney’s video entertainment gets a lot of buzz. However, the most critical segment comes from its experiences, such as its theme parks and cruises. Disney has parks and resorts around the world, and it plans to open one in Abu Dhabi next. It’s also significantly expanding its cruise fleet from eight ships now to a total of 13.

Management clearly sees a lot of potential for the experiences division. The financial performance is hard to ignore. It boasted a 33% operating margin in the first quarter of fiscal 2026 (ended Dec. 27, 2025). And durable revenue growth has been achieved over the years.

It’s impossible for competitors to copy what Disney has built. The company owns so much valuable intellectual property that it will likely never run out of ideas to create new experiences.

Walt Disney Stock Quote

Today’s Change

(-0.97%) $-0.97

Current Price

$99.33

The current valuation means now is the time to act

Maybe the most convincing reason to scoop up Disney shares in March comes down to the valuation. It’s extremely compelling. The stock can be bought right now at a P/E multiple of 14.5. This is a sizable 62% discount to where Netflix currently trades.

The market still appears to be cautious, which is understandable. Disney’s share price has lost half its value in the past five years, while Netflix is up 83%. But given the desirable qualities the House of Mouse possesses, Disney is poised to be a winning investment over the next five years.

Neil Patel has no position in any of the stocks mentioned. The Motley Fool has positions in and recommends Netflix and Walt Disney. The Motley Fool has a disclosure policy.

Doctors Program (Physician Loan) – MortgageDepot


Exclusive Home Financing for Medical Professionals

MortgageDepot’s Doctors Program, also known as a Physician Loan, provides a path to homeownership with up to 100% financing and no private mortgage insurance (PMI). Medical professionals often face unique financial circumstances, including high student loan balances, delayed income growth during training, and the need to relocate for career opportunities. By eliminating PMI and allowing for high LTV financing, we empower medical professionals to purchase a primary residence without depleting their savings.

Eligible Medical Professionals

This program supports both early-career professionals and experienced practitioners, recognizing the strong earning potential and long-term financial stability associated with medical careers.

At least one borrower must hold one of the following medical designations:

  • Medical Doctor (MD)
  • Doctor of Osteopathy (DO)
  • Doctor of Dental Surgery (DDS)
  • Doctor of Dental Medicine (DMD)
  • Doctor of Pharmacy (PharmD)
  • Doctor of Veterinary Medicine (DVM / VMD)
  • Doctor of Podiatric Medicine (DPM)
  • Certified Registered Nurse Anesthetist (CRNA)
  • Medical residents, fellows, and interns with qualifying medical degrees

Program Highlights and Benefits

MortgageDepot’s Medical Professional Loan Program offers premium financing advantages:

  • Financing available from 90.01% up to 100% LTV for qualified borrowers
  • No PMI required, even with high loan-to-value financing
  • Maximum loan amount up to $2,000,000
  • Maximum debt-to-income ratio up to 50%
  • Minimum credit score of 680
  • Fixed-rate mortgage options: 15, 20, 25, and 30-year terms
  • Adjustable-rate mortgage options: 5/6, 7/6, and 10/6 ARMs
  • Primary residence financing only
  • 1-unit properties eligible
  • Purchase and Rate-and-Term Refinance options available
  • Non-occupying co-borrowers permitted
  • Gift funds allowed for reserves

Our Doctors Program offers a financing solution tailored to your profession. Our team specializes in structuring mortgage solutions that align with your current income, future earning potential, and long-term financial goals.

If you are a medical professional seeking high-LTV mortgage financing with no PMI, our Doctors Program is for you. Contact our team to explore your options.

What It Takes to Execute a Successful Company Turnaround


ALISON BEARD: Welcome to HBR On Leadership. I’m HBR Executive Editor Alison Beard. On this show, we share case studies and conversations with the world’s top business and management experts, hand-selected to help you unlock the best in those around you. We carefully curate this feed from across the HBR portfolio, aiming to help you unlock your next level of leadership.

I hope you enjoy the episode.

Welcome to the HBR IdeaCast from Harvard Business Review. I’m Alison Beard. When a company division or product line has been struggling for some time, it can feel nearly impossible to get things back on track. When sales are down and margins are tight, there’s no money to invest in better marketing, new talent, or more R&D.

But big turnarounds are possible, provided you have a team willing to work hard, be creative, and embrace change. Take it from our guest today. You might think that the companies he’s helped lead, Bristol-Myers Squibb, Black & Decker, Marvel Entertainment, don’t have much in common beyond being consumer-facing. But at each of them, he managed to transform weak, underperforming businesses into Blockbuster ones.

He’s here to share what he’s learned from these experiences and explain how you might apply those lessons to execute successful turnarounds in your own spheres of influence.

Peter Cuneo is the former president and CEO of Marvel, a former senior executive at several other companies, and currently the manager of principal of Cuneo & Company. Peter, nice to be talking to you today.

PETER CUNEO: Alison. It’s great to be here. Thank you.

ALISON BEARD: So we’re going to discuss your time in lots of different industries, but let’s start with this. When you see a business or product line or even a project flailing over a period of time, what is your first step in trying to diagnose whether or not it can be saved and whether it’s even worth saving?

PETER CUNEO: Well, I’ve been asked to get involved in a lot of companies that were having problems, and I probably only chose one out of five because it’s difficult. What I try to do is find people who know the company inside to talk to them about what’s going on. What are they hearing? I have found in my turnarounds actually that the most important thing and the thing that was wrong, that was, I like to say, bankrupt, even if they weren’t bankrupt financially, what was bankrupt was the culture of the company.

The value system was, in some cases, shockingly wrong. What the company, what the organization, what the employees thought was important to accomplish, and what really was important. And so, always try to kind of attack that first question. The second thing, of course, are the things you can do yourself. There’s looking at an industry, there’s looking at the opportunities for the company within that industry, or even what’s the life cycle of the whole industry.

You always assume when you’re going into turnarounds, you are going to make a lot of change. And I always tell people now, “No matter how much information you get being outside the company, when you get inside on a turnaround, if you know it’s a turnaround, you’re going to find out that it’s always much worse than you thought it was. So be prepared for lots of negative surprises, even on top of the ones you already knew about before you walked through the front door.”

ALISON BEARD: But in your evaluation, you have to see a path forward because of the product or the people or the company’s position in the market.

PETER CUNEO: Broadly speaking, you can see that, but in the end, it’s all about execution. It’s all about the people. It’s all about having employees, particularly in key positions, that can cope with a turnaround. My experience is that most human beings have a very hard time being inside a turnaround because it’s scary. You don’t know what the future is. And it takes a certain type of person that will be comfortable with that risk, usually because they see what the rewards could be, particularly financially. But it takes a unique kind of person with a unique view of the world and themselves to actually engage in a turnaround on purpose. I think you have to know yourself, be comfortable with that environment.

ALISON BEARD: So it seems like you’re saying personnel is a huge piece of executing the turnaround. You’ve managed comebacks for everything from personal care products at Clairol to security hardware at Black & Decker, to international divisions at Remington, to movies at Marvel. Are there universal sort of strategies that you pursue for all of those cases, or does each situation require its own specific solution?

PETER CUNEO: On my podcast, I feature something I call the 32 Essentials of Superhero Leadership, and these are one-liners about leadership, about philosophy, behavior, instinct, what have you, that I’ve learned in my career. Many of them, I have to say, the hard way. One of them I actually say is never think you’ve seen it all before because every situation is largely different. Sure, there are certain things you’re going to want to do naturally. For example, the first week I would be in a new turnaround, I would ask all of my direct reports to prepare a one-pager, if you will, on the following, what was wrong with the company, who made the mistakes, and what would they do going forward if they were me?

And the one about who was at fault, I put in specifically for a reason because I could pretty much tell right away who were the keepers and who wouldn’t work out long term. So if a person came in, and this would happen, saying, “Here are our problems, I could have done this better, and here’s where I think we can really go,” that was someone I was interested in working with.

If someone came in and said, “All the problems were someone else. My organization, I didn’t make any mistakes, etc.,” I pretty much thought they wouldn’t make the cut long. And that’s generally how it worked out. So right away, I am, if you will, designing who will be on the key team that’s going to run this turnaround and places where I’ll need to find other people from outside the company.

It’s usually a melding of both. You will find people inside an organization who are actually quite good and, for reasons of poor leadership in the past, basically were never allowed to flourish. And once they are allowed to flourish, they really show their stuff.  One of the great pleasures I’ve had, actually, I’ve done seven successful turnarounds, is seeing that happen.

ALISON BEARD: And what about financial leavers better managing resources versus strategic – heading in a different direction?

PETER CUNEO: Obviously, if you’re doing a turnaround, what the numbers are and so on are very important. And I always like to be initially very close to the numbers because if you’re going into an industry that you don’t really know, you can’t pretend to yourself that you’re an instant expert.

When I went to Marvel, I had no idea how to make a motion picture. I had no idea how to publish a comic book, so I needed to learn the key points of those as quickly as I can. And actually, Marvel is a New York Stock Exchange-listed company, obviously public, and the CFO of the company, when I came, really had his doubts that the company could make it. We’d just come out of bankruptcy. Stock price was super low, and he left the company, and I became the CFO as well as the CEO. Now, today, because of Sarbanes-Oxley, you could never get away with this on a public company, but back then played both roles for two years before I really felt the turnaround was well underway. That’s one of the reasons I learned to understand the makings of making comic books and motion pictures.

ALISON BEARD: As you’re thinking about new strategic directions that you want to take, a division or an international group or an entire organization, do you look closely at what successful competitors are doing?

PETER CUNEO: When I go to a turnaround, I have only the vaguest macro notion of what the strategic decisions or future directions could be. Again, I know that I’m going to discover things that I don’t know on the outside, and in fact, I might be pleasantly surprised or not. And so I don’t get too wedded to what I think what my vision might be for the company. I’m not pushing my vision very hard to start. I want to learn to make sure I know what I’m talking about, and that takes a little bit of time. And very often, I’ve adopted other people’s vision.

Here’s an example at Marvel again. At Marvel, actually, somebody else, a guy named Avi Arad, had really started the motion picture, if you will, strategic approach for the company’s characters. When I showed up the first month I was on the job, I went to the set of X-Men 1. It was already filming. It was the first film that launched Marvel all those years ago on all the success that Marvel has had with film and other businesses. And so I was on the set after two weeks on the job. I admit it. I had no idea, and I was not about to make changes in the script or anything else because I would be the essence of arrogance to say to myself, suddenly, I know how to make a good movie.

Pushing movies in our own studio rather than with big studio partners was not me. It’s a guy named David Maisel. And David had a vision, and the more I heard about it and the more I saw, the more I got excited about his vision. And so, eventually, we made history.

ALISON BEARD: And as you work with this team of people that have been there who have good ideas and are energized by the prospect of change and new people that you’ve brought in to think about strategic directions, do you think that turnaround efforts have more success when there is sort of close attention paid to the competition and how to do what competitors are doing better or differently or more efficiently? Or is it really more about thinking outside the box toward those kind of blue ocean opportunities?

PETER CUNEO: Well, actually you can do both. You certainly want to know a lot about your competition a lot. Understand their behavior, want to understand how they think, you want to understand their cultures as well. But you can do that and take advantage of that at the same time that you’re thinking about radical approaches to the industry or to the business. It’s not an either, or in this case. And I think they’re both extremely important. They’re required actually to affect a turnaround. I was typically on my turnarounds on the job for three years.

ALISON BEARD: Three years is a really quick turnaround time. So how do you manage to do it that quickly, given the hurdles that you outlined? Natural resistance to change, for example.

PETER CUNEO: One of the things that I think many poor leaders misunderstand is the value of communications. Now, we could say, “Oh, of course communications are important, right.” Everyone would say that, but it’s really the quality of the communications that matter. It’s the quality. It’s how often you communicate. It’s how consistently you communicate. It’s also communicating to big groups.

If you have a multinational business, you’re going to have to do some of that certainly. But it’s also walking the aisles, just talking to people about their… how the day is going and talk to them about the business. And believe me, anything you say to that one individual is going to get all around the company in an hour.

You have to be consistent, willing to talk. People would rather hear bad news than no news. That’s human nature, believe it or not. That’s what I have found. I had many different ways that I like to communicate, and you may laugh, but one of them was pizza parties. So I would have every week…

ALISON BEARD: I like pizza. I’m not going to laugh at that.

PETER CUNEO: Every week or every other week, I would have a pizza lunch for maybe 12 people from the company, and they were at all levels and in all functional areas. And one of the interesting things that I found very often is even though they’re in the same building, maybe even in the same floor when we went around the room introducing ourselves, a lot of the people didn’t know the other people in the room, which told me something again about culture right away.

And so this gave me the opportunity to talk about the business, of course, to be optimistic, and you always have to be. In turnarounds, your body language has to be optimistic, what you say has to be optimistic, and so on. And there’s no room for being down ever publicly. If things aren’t going well, you can go home and scream in a pillow. That’s cool. I won’t say that I haven’t done it, but you’re on stage. You’re literally on stage. And even in the case of bad news, you have to be projecting a positive image and optimism, and that you do… one of the ways you do it. Of course, it’s through effective communications.

ALISON BEARD: Is it possible for an existing leader of an underperforming team or product line or business to execute a turnaround also, or does it take an outsider?

PETER CUNEO: I think it depends on what kind of turnaround is required. If you’re talking about radical turnarounds, I think it’s very hard for existing leadership to achieve it because they’re wedded to the past. And radical turns, all mine have been radical, I would say. I think you’re going to have to have a different leadership team.

One of the turnarounds I did I always think about this, I came in, and usually, the people I’m replacing are no longer with the company. They’re not physically there. But in this particular case, the individual was still there, and he was actually very cordial. He’d been with the company for 30 years, and he had been the CEO for like 15 years. A long time. And he said to me, “Peter, I’m glad you’re here.” And, of course, I was thinking, there’s no way that he’s happy that I’m here.

And he said, “You’ll make the changes I couldn’t.” And he said, “I couldn’t fire my friends.” It had all become a family to him with all the time he’d been there, and he couldn’t make the hard actions that he knew he had to make because change always upsets human beings. Even, quote, good change.

ALISON BEARD: And when you’re overseeing painful change like that, you’re shifting resources from one area to another, you’re perhaps laying off people, you’re cutting costs, how do you get buy-in? How do you keep people still feeling positive?

PETER CUNEO: So I’d love to tell you, I’m so wonderful, and I walk through the door, and two weeks later, every employee in a multinational company is on board. Of course, that’s ridiculous. You’re going to have people who challenge you, who don’t believe in your vision, for example, or won’t believe in all the changes that you’re making. And that’s okay.

Typically, I give people time, but after a couple of months, if they can’t make the trip with me, frankly, they have to go because they become cancers in the organization. And the organization has to have a single purpose, a single goal, if you will, in mind.

So there are times to be very, very tough, and you can’t be afraid to do that. Most human beings do not aspire to leadership simply because they know that they’re going to have to make difficult decisions and changes, and they’re going to be unpopular, and they just don’t want to ever be in a position to be unpopular to hurt other people. And that’s cool. I often say that I think that I’m the outlier. People like me we’re the outliers. I don’t say… I don’t mean that we’re insensitive. I think that we’re actually very sensitive, but we’re able, for whatever reason, to go ahead and make those changes and believe in them and give people hope.

It’s actually better for an organization. Everyone’s worried when you walk in the door, “Am I going to lose my job?” And that’s appropriate. It’s better to make those changes fast and then be able to say to the organization, in your communications, there will be no more personnel changes because then they can really start to think about, “Okay, am I on board or not now that I know I have a job?” Good leaders are, I think, excellent at feeling at the instincts of human behavior, human nature, and being able to cope with those and sometimes even use them. But it’s very important. You have to get the company to a point where everyone’s going to roll the boat in unison.

ALISON BEARD: So you’re obviously most well-known for the Marvel turnaround, and I’d love to talk about one big decision that helped pave the way for that. You, along with the Marvel board, agreed to green light Robert Downey Jr. to play Iron Man at a time when his public perception really wasn’t the best. Why was that move so important? How did you know that was the right thing to do?

PETER CUNEO: So I mentioned starting Marvel Studios, and the… I’m now vice chairman of the board. We had, by the way, a very strong board at Marvel. And this is something, again, you’re at a public company or a private turnaround, you want to make sure you have a great board. The board members there deserve a lot of credit for the success because they were believers in radical change, and they could see it and they could support it. Most boards, they don’t want to do anything radical.

And so we had started Marvel Studios, and the first film we were going to make is Iron Man 1. And this is going to be very important because we have borrowed $525 million to start this studio. And this first film obviously needs to be a hit. And, of course, the big decision who’s going to play the lead character? Tony Stark.

And we’re having a board meeting in New York, and the people running Marvel Studios come in, and they say, “Well, we have someone we really want to cast. We’ve worked a lot with him, and we think he’s ideally the best male actor in Hollywood. We want to cast Robert Downey Jr.”

And there’s this silence in the room since his mugshot had been all over everywhere two or three months earlier. And Robert clearly had some personal issues, that’s for sure. And so, to the credit of the people running Marvel Studios, they had gotten him to screen test, and they said, “We knew you would react this way,” he’d said to the board. “And understandable. But we want to show you his screen test.”

So the screen test was the first, I think, eight or 10 minutes of the actual movie. He’s in the Humvee with a female Army driver. He’s smoking a cigarette. He’s drinking a cocktail in the backseat like nothing’s going on. And, of course, they get hit, and that’s how he gets a new heart, and he’s captured and whatever. But first eight minutes are just in the vehicle, and he’s on script for the first three or four minutes.

And then Robert, as only Robert can do, I have to say, looking back, goes off, and he becomes Tony Stark just in front of us.

That film came out in 2007. So we are now 17 years later, the culture of Marvel had become, and I started it, but a lot of other people jumped on board, we’re going to change the rules of the game. We’re not going to make movies the way other people do. We’re not going to do comic books the way other people do. That was the culture. If you want to wrap it up in one line, change the rules of the game. And this was a good example of changing the rules of the game, casting Robert and he was brilliant in the movie.

ALISON BEARD: Over the course of your career, why do you think that you gravitated toward these challenges/opportunities, especially when companies were near bankruptcy or in bankruptcy like Remington or Marvel when you know you’re going to have to make really difficult changes? Why is that all of that appealing?

PETER CUNEO: That’s a great question, which I’ve asked myself many times over the years. I think it starts with how I was raised. Three of my four grandparents were immigrants, so they were risk-takers in a sense.

We don’t really think about it anymore, but way back in the late 19th century, to leave your country and come to a completely different country, particularly when you didn’t speak the language, which was true in some cases, not all my grandparents, but in some cases, and make a life for yourself takes a lot of courage and it takes a willingness to put up change.

And my mother and my father were, I think, because they’re the spawn of my grandparents, were very similar. Real quickly, my father was Boy Scout of the year at age 13 in Manhattan; was a Navy officer in World War II in the South Pacific and also was pulled… called up from the reserves to be an officer on an aircraft carrier in the Korean War.

He was also a lieutenant in New York City Fire Department, running into buildings, fighting fires in some of the worst neighborhoods in New York. So my father was a doer. He could not handle a desk job for very long. He needed to get out there. And my mother was similar. My mother was an EMT for 30 years. And so I grew up with those as models for life. And so I was never afraid of the unknown. In fact, in a funny way, I gravitated. I used to tell people I had an adventurer gene.

And then, I volunteered to go to Vietnam. I did two tours as a Navy officer in Vietnam, another adventure. I was very naive. I wouldn’t call it an adventure anymore. But that started me on a leadership… on a pattern of leadership because the military gives young junior officers a tremendous amount of responsibility during wartimes.

And so I had to cope and live with that. I actually enjoyed it. And so that’s the start. And then, of course, when I got out of the Navy, I went to Harvard Business School.

Actually, I had no idea that I would be good in turnarounds and no clue at all. Never thought about turnarounds. I was doing a fairly big corporate financial type of professional career, and one day, I was in a division in consumer products. My boss said to me, “You’re taking over the international division.” I said, “What? Yeah, we’re getting on a plane. We’re flying to London to the headquarters tomorrow.”

So I was thrown into my first turnaround, and I didn’t move. I stayed in New York, but I was quite often in Europe. And the first six months, I was very down. I really didn’t think, “What do I know about turnarounds?” And then we started to get results, and then we got really good results. And then I started to think about, “Why is it? Why are we successful?”

And I realized it was leadership, not just mine, but other people that I had found or discovered in the organization or brought into the organization. And then I was off. And then the company I was with saw what I had done after two years and said, “Okay, here’s a bigger turnaround to do.” And we had a big success there too. And then I was addicted. I was actually, I have to say, addicted to doing turnarounds. I think I still am today.

The reality is I had a lot of help, and I made some mistakes, and there is stress. Nobody can… tells you that I did a successful turnaround. It’s going to tell you if they’re honest, that there wasn’t a lot of stress because there is. Particularly for me in the first six months when I was still making changes in learning mode and what have you. And if my wife was here, she would tell you that on most of them, there were times when I came back home in the first six months and said, “I think I made a major career blunder.” It wasn’t instant. And in some cases, if anything, they were even worse for a while. So there is that too. Another reason that I don’t recommend turnarounds for everyone.

ALISON BEARD: So let’s talk about when you feel like your mission has been accomplished and it’s time to move on. I know you’ve sold a couple companies. Remington to a leveraged buyout firm. Marvel to Disney in 2009. How do you make those decisions? When do you know it’s time to step away?

PETER CUNEO: Well, as I said, most of the time, I’m in the job three years. At Marvel, it was closer to four years as CEO, and I didn’t make the decision to sell the business six years later. That was obviously a board decision. Also, the owners of Remington, when we sold the business, that was… certainly, they were a big part of that.

But as far as me being done, actually, there’s a very simple test. I start to get bored. Things seem to be running well. We’re getting good results. People seem to be happy. There aren’t the big challenges that there were when I first came, and that’s when I know it’s probably time to move on.

ALISON BEARD: What’s your advice to leaders out there who feel like the businesses that they’re managing might be in trouble?

PETER CUNEO: Well, when you say might be in trouble, I think it’s rarely a question.

ALISON BEARD: So if you think it might be, it probably is.

PETER CUNEO: Yeah, it’s probably, I would say. And so, again, leadership, great leadership takes courage. It takes being honest with yourself and with others and courage to make change and upset others. I would say to most people to determine whether you’re the person who can do it. Do you have the personality, the emotional makeup, to actually carry it off? Because if you’re honest and you’re not, then get somebody else who will.

And you’ll still get the credit for the turnaround because you brought in the person who was successful. In some cases, maybe you don’t have that option. It’s time for to look for another job. But human beings want to procrastinate. My biggest plus and my biggest minus is I’m too impatient as a personality. But tor turnarounds, you got to get… you got to move. You got to get help.

And if you’re in a situation where you’re involved in an area you just know nothing about, like I knew nothing about comics or movies, but maybe it could be today – AI. Everybody’s going to be engaged with AI in some way. If you don’t understand AI, get someone to help you understand it. And that’s not hard. It’s not hard. But if your competition is into AI already and you’re not, you have a problem. And it’s an obvious one, but don’t be afraid to get help.

ALISON BEARD: HBR On Leadership will be back next Wednesday with another hand-picked conversation from Harvard Business Review. If this episode helped you, please share it with your friends and colleagues, and follow the show on Apple Podcasts, Spotify, or wherever you listen to podcasts. While you’re there, consider leaving us a review.

When you’re ready for more podcasts, articles, case studies, books, and videos with the world’s top business and management experts, find it all at HBR.org.

This episode was produced by Mary Dooe and me, Amanda Kersey. On Leadership’s team includes Maureen Hoch, Rob Eckhardt, Erica Truxler, Ramsey Khabbaz, Nicole Smith, and Anne Bartholomew. Music by Coma Media.

Join Our Facebook Group! Play to Win $100 Gift Card with March Madness Bracket


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Comment fonctionnent les marchés financiers ? | Planète finance | ARTE



Alors que le monde de la finance reste pour la plupart d’entre nous un univers parallèle opaque, décryptage d’un grand casino virtuel qui influence profondément notre existence. Dans ce volet : la “planète finance” fixe le prix du marché mondial de nombreuses matières premières, comme les céréales, l’or ou encore le pétrole brut, dont la demande fluctuante détermine le cours.

Le cours du pétrole brut s’effondre en 2020 avec les confinements successifs de la pandémie de Covid-19. Les négociants ont dû ainsi gérer une surproduction massive, les puits continuant à produire malgré l’arrêt brutal de la consommation, car leur fermeture aurait coûté trop cher. Une fois les entrepôts terrestres saturés, une part des réserves mondiales a dû être stockée dans les cuves des pétroliers en mer. L’or noir s’est vu alors quasiment relégué au rang de déchet, ses détenteurs cherchant à s’en débarrasser à tout prix, quitte à payer des acheteurs. Aux États-Unis, le prix du baril est ainsi brièvement devenu négatif. Comment un marché peut-il dérailler à ce point, et avec quelles conséquences ?

Rouages et paradoxes
Nébuleuse opaque de chiffres pour la plupart d’entre nous, le monde de la finance, en croissance constante, fait parler de lui lorsque les marchés connaissent des crises ou des crashs. Pourtant, cette “planète” inconnue, dominée par le désir et la peur, mérite toute notre attention. Que révèlent les fluctuations des cours du pétrole et des autres matières premières ? Pourquoi peut-on faire fortune en pariant sur la faillite d’une entreprise ? Que recouvrent les “obligations catastrophes”, ces investissements risqués amenés à prendre de l’ampleur avec le changement climatique ? Nourrie de témoignages de traders et d’éclairages d’experts internationaux, cette ambitieuse série en six épisodes décrypte avec pédagogie les rouages et les paradoxes d’un grand casino virtuel où le cynisme est roi, et qui influence profondément notre existence.

Série documentaire (Pays-Bas, 2022, 53mn)

Disponible jusqu’au 30/09/2026
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Argentines once drank 90 liters of wine a year. Now they’re down to 15 — and 1,100 vineyards have already closed



Argentina’s once thriving wine industry is facing its worst crisis in more than 15 years, with record-low domestic consumption, dwindling exports and low-yielding crops.

Against this sobering reality, hundreds of wine enthusiasts still gathered last week in Mendoza, the heart of Argentina’s wine region, to celebrate the annual National Wine Harvest Festival. Attendees watched dance performances, enjoyed live music and voted for the new queen of the Vendimia festival.

The festival was marking its 90th year as domestic wine consumption in Argentina plummeted to an all-time low of 15.7 liters (4.1 gallons) per person in 2025, according to the National Institute of Viticulture, or INV. Compare that to 1970, when Argentines consumed as much as 90 liters (24 gallons) per person annually.

Furthermore, 1,100 vineyards have shut down across the country and 3,276 hectares (8,095 acres) of grape production have vanished.

Fabián Ruggieri, president of the Argentine Wine Corp trade group, attributes the drop largely to a “sharp decline in purchasing power” that began in 2023. This trend, he said, is most acute among middle- and low-income consumers who traditionally consumed wine on a daily basis.

For Federico Gambetta, director of the Altos Las Hormigas winery, a medium-sized winery in Mendoza, the crisis is exacerbated by a shift in consumption patterns.

“People no longer consume wine en masse,” said Gambetta, noting that consumers now seek “coherence” and a sense of purpose behind their purchase.

While older generations favored high-alcohol, full-bodied wines, younger consumers prioritize other attributes, such as “approachability, freshness and lightness” — qualities typically found in white wines and rosés.

One of Gambetta’s red wines — Malbec Los Amantes 2022 — was recently ranked 41st among the world’s 100 best wines. Yet, he notes that starting in 2010 his winery began to modify its wine — once defined by a traditional, heavier profile — to appeal to a new generation of consumers seeking lighter styles.

“Everything has mutated,” Gambetta said. “If you’re not dynamic, you’re lost.”

The U.S. is experiencing a similar shift as the older wine-focused demographic ages out and younger adults fail to fill the gap. A report by Silicon Valley Bank found that millennial and Gen Z drinkers are spread across more categories and drinking less overall, particularly those under 29.

The international market offers little relief. As the world’s 11th largest wine exporter, Argentina saw its exports fall to 193 million liters (51 million gallons) in 2025 — a 6.8% year-on-year decline and the lowest volume since 2004, according to INV.

Ruggieri notes that exports are being hampered by financing issues, high logistics costs and a lack of competitiveness resulting from external tariffs. While its neighbor and wine competitor Chile enjoys free trade agreements with over 60 economies — often reaching markets like China with tariff rates close to zero — Argentina faces tariffs between 10% and 20% in most markets.

Local producers like Gabriel Dvoskin, owner of the 10-hectare Canopus winery that produces approximately 50,000 bottles of wine each year, also struggles with inflation.

Dvoskin, who exports to 15 countries, with the U.S. as his main market, acknowledges that Argentina’s high production costs and rampant inflation place his wines at a disadvantage compared with international competitors.

“Our inflation makes us a bit expensive,” Dvoskin said. “My equivalent in France has a much lower cost for dry inputs — bottles, corks, etc. — than I do.”

For Gambetta, the current crisis reinforces a key lesson for the industry: product quality is non-negotiable.

“Right now, everything is very delicate, and one wrong step can bankrupt you,” Gambetta said.

We Achieved Financial Freedom in 5 Years with Rentals (Doing These 5 Things)


In just around five years, these two investors went from zero rentals to financial freedom through real estate. In their own words, “I want as few doors as possible with as much money as possible.”

That’s what we’re all after as real estate investors. How can we generate the most passive income with the fewest properties, headaches, and issues to deal with? A little over five years ago, Amelia McGee and Grace Gudenkauf were willing to buy any property with any problem, to get in the game. They wanted to quit their jobs, become their own bosses, own their time, and live the lives they imagined—not be tied to a paycheck.

Now, they’ve achieved financial freedom and are sharing the five things that got them there. What’s the one thing Grace and Amelia say every new landlord should put in place at the start? Why is day-one cash flow overrated, and what’s the thing that actually makes you wealthy? Plus, why do they think “growing” to a big portfolio is too risky and not worth the effort?

Grace and Amelia learned all these lessons the hard way over the past five years. Today, we’re giving them to you in under an hour so you can get to financial freedom even faster.

Dave:
These investors reached financial freedom in less than five years of real estate investing. Today, they’re sharing the five most important lessons they’ve learned along the way. Grace Gutenkoff and Amelia McGee started investing less than a decade ago. By 2021, they both left stable jobs to go all in on real estate. In the early years, it felt like the cash would never roll in. They were grinding, grabbing any deal they could get, wondering if they’d made the right choice by leaving their jobs. Then the shift happened. By year three, they started seeing real results, real cash flow. They could start being selective about what properties they bought and which partners they worked with. Now, five years in, they both have stable portfolios and financial freedom. They’re optimizing to achieve the simple, stress-free real estate businesses they envisioned from the beginning. With these five lessons, you can follow the same path and soon have your own life-changing, passive income streams.
Hello again, friends. I’m Dave Meyer. He’s Henry Washington. Our guests today on the show are Grace Gutenkoff and Amelia McGee. You may know them as the founders of The Wire community. They’ve spoken at BP Con and wrote the BiggerPockets book, The Self-Managing Landlord. Grace and Amelia have each accomplished so much in this industry that it’s hard to believe they’ve only been investing in real estate for about five years. But it’s true. They both started separately right around 2019, and we wanted to have them back on today because I think their journeys have been very typical of what most investors experience. At the beginning, it’s a grind. There are strategic pivots. And then if you hang on long enough, you achieve financial freedom. Grace and Amelia have learned a lot of lessons even during their relatively short investing career, and today they’re sharing the five most important lessons that will help you get to that financial freedom even faster.
So let’s bring them on. Grace and Amelia, welcome back to the show. We’re excited to have you here.

Grace:
Thank you.

Amelia:
Thank you.

Dave:
So we’re going to get into these five most important lessons you’ve learned from five years of investing, but actually want to start at the end so people can hear what’s on the other side of all the hard work that you’ve done. So maybe each of you can just summarize your investing careers and where your portfolios stand today. Amelia, let’s start with you.

Amelia:
Absolutely. So I’ve been investing since 2019, and I would say I’m your self-proclaimed bestie girl, big sister real estate investor here to share the lessons we learned over the last five, six, seven years. I invest in Des Moines, Iowa, and I currently have a portfolio of around 40 doors. I’ve dabbled in a little bit of everything, long-term, midterm, and short-term rentals. Grace and I are also the co-authors of the BiggerPockets book, The Self-Managing Landlord. So if you haven’t grabbed that yet, definitely make sure you do that. But I invest in real estate as a means to an end, as a way to live a true life of freedom. And I think that’s truly possible. My goal is to have as few doors as possible and make as much money as possible. So I can’t wait to share all the lessons we’ve learned as your big sister in real estate.

Dave:
Fewest doors as possible, most money as possible. I can get on board with that. All right, Grace, what is your portfolio and maybe give us a little background as well?

Grace:
I’m also an Iowa investor. I’m in Eastern Iowa. Everything I own is a 15-minute radius. I have about 25 doors, just like Amelia. Tried a little bit of everything, and I’ve landed on new construction lately as being the key to all of my problems. Really looking for low maintenance, easy assets that make sure that I don’t have to be anxious looking at my phone and things can just be taken care of. And I can be really proud of my units while doing the things that I love in life, but also been investing for five, six years. And I primarily do right now new construction and midterm and long term.

Dave:
All right. Well, now that you all have been doing this for a couple of years, we want to hear your top five lessons for your first five years in real estate investing. Grace, lead us off. What’s lesson number one?

Grace:
Lesson number one is that systems matter more than you think and should be implemented right away sooner than you think. And here’s a few examples of why. Number one, you have the scrappy investor like Amelia and I who got started, learned how to buy really quickly and quickly built a portfolio. And it wasn’t until things started to get really crazy and maybe slipped through the cracks that we realized that systems mattered. And we do talk a lot about what systems specifically we think you should have in the self-managing landlord. But on the other hand, there’s also the investor who maybe only has one rental. You get a tenant, you put the tenant in, they’re amazing. They stay there for 10 years. And then when they leave, you have no clue how to get another tenant because you didn’t write anything down. You don’t have any SOPs and you don’t have any systems.

Henry:
I learned this lesson pretty early on. I probably didn’t implement my learnings from this lesson as early as I should have, but I still to this day remember my first few rentals, I didn’t care how people paid me rent. I was so blown away that people actually wanted to pay me rent. And then when I got to like five doors and I realized I was running around at the first of every month, between the fifth of every month to multiple houses and going to the bank four times and realizing I didn’t remember who paid what. It was a nightmare. And that’s when I started looking at property management systems and that made my life a whole lot easier. And I was like, oh, there’s got to be other systems then. Why am I doing all this so manually? But when you’re new, especially when you’re trying to get proof of concept, I was like, yeah, any way I can get the money, pay me the money.
But systems definitely change things for me. I think the hard part for new investors is knowing what systems they need first and what makes sense in terms of a price point for them.

Amelia:
I think that we would probably all be in agreement here that the very first system that you need is a strong property management software. Like you were saying, Henry, running around and collecting rent every which way gets exhausting real quick. After the dopamine hit runs off of getting your first three rent checks from a tenant, you’re like, oh man, this is way more work than I bargained for. So a property management software that not only is able to collect rent and e-sign leases, but also has a strong maintenance request department. I think that’s really important. If your tenants are texting you, Facebook messaging you, emailing you, calling you, literally all of Instagram messaging, that is so disorganized. And honestly, it provides a poor experience for your tenants. And our ultimate goal is to keep tenants as happy as possible so that they stay for as long as possible.
Because if we have a lot of turnovers, number one, our cashflow gets cut and significantly gets cut down. And number two, it’s just draining and you’re going to hit burnout. So I think number one, property management software. A lot of them these days can do a lot of different things. So you might not even need more than that for the first year or two.

Dave:
And actually, if you’re a BiggerPockets Pro member, you can get rent ready for free. That’s just part of the subscription. So that’s absolutely something that you can do. And I think people wait way too long for this, as you said. I think the challenge though is they don’t know how to even evaluate the tools because they’ve never done any of the processes before. So you’re like, how do I know what a good property management software is if I’ve never even communicated with a tenant before? Are there any things that you think are particularly important or should you just go buy one of these reputable softwares and trust that it has everything you need?

Grace:
Don’t pay for one that is going to charge you per unit because it’s going to get expensive quickly. And then like Amelia said, e-sign, maintenance requests, communication and rent payment. As long it has those four things, you should be pretty good. And when it comes to not even knowing what to do with the tenant, another piece of advice that goes along with this is write down what you do. Even if it’s just bullet points so that you can turn it into a standard operating procedure later, that’s going to be so helpful for when you go try to do something a second time, you don’t have to recreate the wheel or do what I call as the sit and think where you sit and think, “Hmm, what am I supposed to do next?” You can just read your own notes and not even have to use your brain.

Henry:
Especially now. What an advantage new investors have with AI being implemented because I use ChatGPT and other AI tools to do SOPs now, and you honestly don’t even have to write it down anymore. You can just talk to it and tell it the steps and tell it to create an SOP. A, that’s easiest. But the biggest cheat code I’ve found, if you’re using software tools and you want to create an SOP on how to use a software tool, ChatGPT has an agent mode now. You can say, “Log into my system, do this task, write down each step, and you can have it create an SOP for you. ” Man,

Dave:
You trust ChatGPT way more than me. I’m not giving it my passwords.That’s crazy.

Henry:
Dave.

Amelia:
Dave, it already knows your

Henry:
Password. It knows your passwords, Dave. It has access to everything already. You’re not that cool.

Amelia:
Baby, it knows your password, your social, your blood type. Yeah.

Henry:
You sound like a boomer right now. It already knows, Dave.

Dave:
No, I’m still terrified. And don’t remind me. What about other systems outside of just property management? Are there other things that you recommend getting started really early with?

Grace:
A little bit more advanced. Monday.com as a project management software. I’m building, and I was laughing the other day because my GC messaged me and said, “This project’s moving faster than your Monday chart can be updated.” He knows that I love my Monday chart. I want to see the budget, the timeline when everything is happening. And that is a great system to also build out SOPs and tasks when you’re closing on a property, when you’re inheriting a tenant, when you’re turning a tenant over, it can lay out all those tasks and add deadlines and who’s supposed to do them.

Dave:
I love that advice. I think that just the order of operations or remembering to do things is so good. Henry and I were joking the other day about how we always forget to move our utilities over when you close on a property. Yes. I use Airtable. It’s very similar to monday.com, similar kind of thing, but you could just program it to send you a text or to remind you to do these things. And it is so fricking helpful. I just can’t imagine how much time and money I would’ve saved. All right. So those are two great systems that you should set up. I’m just going to throw in bookkeeping too. Just find someone to do your bookkeeping. It will save you so much fricking time.

Grace:
I was going to say that.

Amelia:
As a big sister here in real estate, my biggest piece of advice is once you get past three properties, you should really be hiring out a professional bookkeeper. That is not the best use of your time as an investor, unless of course you’re a bookkeeper by trade and you can do it really, really well very quickly. Otherwise, you can make more money elsewhere.

Dave:
I would just want to say and summarize this whole conversation is like we’re talking about systems, we’re talking about these softwares that you should use. It might sound like a lot, but the basic gist here is just treat your rental property like a business. These are things that any business has to do. Set up bookkeeping, get a good email, figure out the software that’s going to help you run your business most effectively. We call it investing. Real estate is really entrepreneurship. You’re a small business. Just figure out the right tools that are going to help you run your business effectively. And Mili and Grace have given awesome advice for how you can get that set up. We do have to take a quick break, but when we come back, we’re going to hear Amelia and Grace’s four other lessons from their first five years of investing.
Stick with us.

Henry:
As a real estate investor, the last thing I want to do or have time for is to play accountant, banker, and debt collector. But that’s what I was doing every weekend, flipping between a bunch of apps, bank statements, and receipts, trying to sort it out by property and figure out who’s late on rent. Then I found Baseline and it takes all that off my plate. It’s BiggerPockets official banking platform that automatically sorts my transactions, matches my receipts, and collects rent for every property. My tax prep is done and my weekends are mine again. Plus, I’m saving a ton of money on banking fees and apps that I don’t need anymore. Get a $100 bonus when you sign up today at baselane.com/bp.

Dave:
Welcome back to the BiggerPockets Podcast. I’m here with Henry, Grace and Amelia talking about lessons Grace and Amelia have learned from their first five years of investing. Lesson one with systems matter earlier than you think. Let’s move on to lesson two. Grace, what is it?

Grace:
Number two is the biggest wealth builder is not cashflow. It’s time. And as we hit years five and six in our portfolio, we’re really starting to feel this. For example, rentals that we bought on day one that were okay with time where the debt’s getting paid down, it’s appreciating. Of course, we’re getting cashflow and tax benefits. Now on paper, those deals are looking a lot better and investors forget that. They think that they can only get in the market with a grand slam and they’re too scared to take any risk. Where if you just get in the game and get time on your side, you see so many more benefits down the

Henry:
Road. I always get screamed at when I say this. Cashflow is the least important way that my real estate pays me. I want to shoot for cashflow every time, but it is not the only metric I’m using to evaluate whether I’ll buy a deal or not. And I would buy a deal that breaks even if some of the other metrics were wholly in my favor. I’d buy a deal that breaks even that’s in a great part of town that’s appreciating massively, that’s going to give me amazing tax benefits and that I walk into 100 to $150,000 of equity on day one on. Yes. I think investors should be focused on cashflow because cashflow is a measure that you bought yourself a decent deal, but the cashflow itself is not what’s going to make you wealthy. It’s the time in the market. It’s owning that asset over time, watching it appreciate, watching that debt pay down.
And then all of those benefits give you additional options, additional buying power. You can cash out refinance. You can pull a HELOC. You can let it continue to pay itself off or accelerate the payoff. There’s so many more options that you get the longer you have an asset in the market, and it’s that compounding that truly builds the wealth, not the one to four to $500 a month of a cash flow that you’re getting off that asset.

Grace:
And that cash out refinance, which is tax-free money because it’s debt, of course it’s debt. You got to make sure you can cover that and service that. But once you hit year five minimum, you’re able to start doing cash out refinances and get more and more chunks of equity to play with. And as I’ve been saying, really play chess within your portfolio once you have a basis and make moves that make the most sense for you. And when you have time on your side, it continues to give you optionality, like you said, Henry, and flexibility because you’re building equity on all ends.

Dave:
It’s a tired analogy, but it’s just a snowball effect. It just starts slow and it builds and it builds and it builds on yourself. And by the time you’re five years into this, 10 years into it, you just realize you have enough capital to do really the things that you want. And it becomes a different game. Like Grace said, it’s just portfolio management, it’s capital allocation, which to me is way more fun than stressing about whether you made 100 or $125 every single month. And it gets you to the big picture just so much faster. I do respect though, when you’re getting started, it’s hard. It is hard to see that five years out. And so you just got to trust us. I don’t know what else to say. It’s just going to work out. As long as you buy a good deal, just give it time and it will work out.

Henry:
I think the caveat we need people to understand is you do need to have cash reserves so that you can hold on to your properties. In the event they aren’t hitting the numbers that you want, right? Because the only way you really lose out on this benefit is if you sell. And so some deals are going to cash flow amazing. Some deals might not cash flow as well. Even if you underwrote them to perform excellently, it sometimes doesn’t work out like that. Your innovation takes longer. You don’t get the rent you are expecting. Something happens in your market. You got to have the cash reserves to hold on, but if you can hold on, the benefits are great. I am in the middle of refinancing one of the first multifamilies that I bought back in 2020. And when I tell you, I closed on this deal January one, 2020, March, COVID hit.
My renovation budget went from $100,000 on this asset to $250,000 because labor and materials went through the roof during COVID. It took me two years. I was stressed out, no rents coming in. It was costing me so much money every month. And I just kept thinking, “Man, why did I buy this asset?” And now I’m sitting here on an asset I owe $750,000 on that’s going to appraise for 1.5 million. You just have to hold on.

Dave:
Nice, dude.

Grace:
We did an interview on our podcast with a gal who had one rental property, bought it in 2007. She’s up 50K in equity, 2008 to 2013. She’s able to hold onto it, but she’s negative 50,000 in equity. So she’s gone up, down. She’s down for a long time. She still has this property today, because like you said, Henry, she had the reserve, she had the income to basically feed that property through the low. Now she’s up 60, $70,000 in equity. So time heals all if you set yourself up for success to be able to hold onto the asset when the market is down.

Dave:
The one thing I’ll add to this is I completely agree. It’s changed my buying strategy a little bit. I haven’t bought new construction, Grace, but I’ve totally stopped buying really old assets or I’m trying to stop buying really old assets because of this. So

Amelia:
Have we.

Dave:
Because I looked it up today. The first building I bought was built in 1896. But I think it’s really changed my perspective because there are great deals on old houses and I’ve made a lot of money on old houses. But as I’ve matured as an investor, I’m just like, I’m only buying stuff that I want to hold onto for a really long time because I’ve had to sell a lot of those older houses. It’s been fine. There were good deals. But now that I’m in a different, less growth oriented stage of my career, I’m like, I’m just going to buy a place that I know even if it gets bad, even if it loses equity, even if I have a vacancy that this is just like a great asset that I want to hold for 20 years, that’s like my number one buy box criteria right now more than anything else.

Amelia:
Yeah, Dave, that is a perfect transition into number three on our list, which is that your buy box should change with time. As you become a better investor, you should be investing in better deals. Grace and I also, we’ve stopped investing in old properties. We’ve stopped investing in monster houses, which that’s what we call single family conversions that are all wonky, so weird. We don’t want those in our portfolios anymore. We’ve sold some of our rentals to reinvest in properties that we really love because now that we have five, six, seven years in the market, we’ve been able to realize, okay, this is the type of property that I really like. This is the type of property that’s going to get me to my end goal of having the smallest portfolio possible while still making great money. And Grace has taken it even a step further to where she’s now just doing new construction projects.
So Grace, I feel like you should share kind of what that looks like and how also a lot of women in our community that we call mid-level investors in the wire community have also kind of switched to this new construction strategy.

Grace:
When we get started, a lot of us are just like, “Can I get into a property anyway? It doesn’t matter what it is, where it’s at or the strategy. As long as I can bur it or do creative financing, I’m interested.” Once you get a few years into your portfolio, you can’t be in growth mode forever. You’ve got to start stabilizing and really looking at what works for you. For me, I realized the pain of my existence is maintenance. And so my buy box really started to change to new construction. Like I said, I fall completely backwards into it. I never set out to do that. I bought an old home, thought I could save it in an area that was incredible, couldn’t save it. So I really, the only way I could get my money back out of it was to build and then refinance.
And so I did. And now I’m onto new build number five and six and seven. But I really had to think about like, okay, what makes me annoyed during the day or stresses me out? And it was realizing it’s coordinating maintenance because so much decision making. Are you going to keep it? Are you going to replace it? Are you going to troubleshoot? Are you going to tell them it’s not an issue that you cover and that it’s just cosmetic? There’s just so much to coordinate and make decisions on there that I wanted things that just didn’t involve it. And for me, new construction, when it presented itself as an opportunity, made sense. And so my buy box has changed to adapt that.

Henry:
Oftentimes, investors start investing based on an exit strategy. They think they want to do a certain type of real estate deal, but in actuality, that real estate deal may not be as profitable as you think it might be. So just because you want to buy a certain asset doesn’t mean that’s the asset that you have the best skillset for, or that’s the asset that your market gives you the best opportunity for. And it takes a few years, like Dave said, for you to start to see, is my property performing like I underwrote it to perform? It takes time to figure that out. So your buy box should change. I absolutely thought I would snap up any multifamily deal that I could buy under a certain loan to value percentage, but I operated one in a market, in a neighborhood that I now know I will never buy another asset in that market, in that neighborhood.
And it took me having to own that asset for a couple of years for me to figure out that I didn’t want to own that asset, even though all of the numbers made sense and all of the particulars of that property fit my buy box at the time. Time will tell you what you should buy. Time will also tell you if you should do what you think you want to do, because oftentimes you hear a lot of people say, “I want to get into this and I want to be a short-term rental operator or I want to get into this and I want to be a house flipper.” You may not be built for that and it’s going to take you some time to figure it out.

Amelia:
I started out as a house flipper and it took me one deal. It took me one flip to say, “Wow, that was way more work than I bargained for. I’m going to buy rentals.”

Dave:
I recommend to most people when you’re early on, just find ways to build equity. If that means that you need to do annoying maintenance, do it. You have to. Go do a Burr, even if it’s a lot of work. Most people aren’t starting with enough capital that they can go out and buy newer deals that are easy to maintain. That’s just the reality of it. So you need early in your career to hustle a little bit. As you get to this harvesting stage that you get to eventually, then you don’t want to do it and you don’t have to do it. So your buy box needs to change. That is totally normal. The one thing I will say though is if you’re in acquisition mode and you’re looking to buy a deal, try and keep a fixed buy box for that deal. I think that’s where people sometimes get confused with this advice because it’s like when you are going out and buying something, you should have a clear idea of what you’re going to buy.
But in sort of the big picture as your career progresses, your next acquisition between acquisitions, that’s when you should be thinking about changing your buy box.

Henry:
All right. These are great lessons and it’s actually a good transition into our next lesson, which we will get to right after this break. All right, we are back with Amelia and Grace, and we are covering the five lessons they have learned as their time as real estate investors. And we’re moving on to our fourth lesson, which is what, Grace?

Grace:
Growth mode cannot be permanent. And this also can be attributed to some of the themes that Chad Carson talks about. And I love the idea of pruning. We as investors have to understand that we can grow, but we have to get to a baseline stability and almost check in and reevaluate before growing again. The investors who never do this, they just go, go, go forever. Those are the investors who end up over leveraged when there’s a market shift. And I was just talking to a friend who was looking at selling some things that she thought she’d never sell. And I said, “Hey, you got to liquidate and stack up capital and reevaluate from a place of strength when you feel good. You’ve got time. The market’s going well. What you don’t want to wait for is you lose your job or the market has a downturn and now you’re scrambling to free up some capital.” So you got to always get back to a base level stability and really looking at your LTV as a whole, especially if you’re borrowing private money or accessing different types of creative financing is crucial for the investors who want to stay in this for the long game.

Amelia:
One thing that we talk about often in Wire is return on equity. And so we evaluate that often, which is basically your cash flow divided by the equity that you have in the property. And if you’re sitting at a one to 4% return on equity, your money is not working as hard as

Henry:
It

Amelia:
Could be for you. And you need to be looking at either refinancing that property, selling it, doing something with it so that you can take that money and put it elsewhere so that you’re making a great return on it. And Grace and I, we are pruning our portfolios right now. We are in that stabilization kind of mode where we’re taking a great look at our portfolios and figuring out, okay, what really worked well for us? What can we get rid of? What can we refinance? And how can we make our money work really hard for us?

Grace:
And sometimes the property has made its money. It’s done its job. It did well well, but it’s time to get out of that property. I’m selling a fourplex literally today that I never thought I would sell, but I had to really evaluate it using my bookkeeping and my numbers and understanding my time and effort and energy and know that this got me from A to B, but it’s not going to get me from this phase to the next phase that I want to be at. It’s not going to give me the peace of mind that I really want it to. And so really understanding that it’s okay to sell. Sometimes a property has done what it needs to do, and maybe you need to go get ROE elsewhere, or maybe you need to add some cash to your reserves or just decrease your workload. That’s okay.
Real estate’s two steps forward, one step back, as is everything in life.

Dave:
There’s a lot of bad real estate advice, but some of the worst real estate advice out there is when people are like, “Buy and never sell.” Why would you do that? That’s just a stupid thing to say. If you have a deal and you could get a better deal elsewhere, why wouldn’t you sell and then just reallocate your capital elsewhere? It just makes so much more sense. I think holding on no matter what through thick and thin is bad advice. Even though we earlier in this episode just said, “Just hold on. All you have to do is hold on. ”

Grace:
There’s a fine

Dave:
Line. In real estate, it is a fine line. I think the thing that Grace said that really is the important thing is she’s making decisions based on math and ROE and information and not on fear. You’re not selling because the market dipped 2%. You’re not selling because you get fearful. It’s because, “Hey, I have this money and I could be doing something better with it. I’m not running from something. I am running to something else that’s going to be a better use of my time and money.”

Amelia:
Well, Dave, I’m really glad that you said that you think that’s terrible advice because number five on our list, you’ll be very happy about this, is that you won’t hold all of your rentals forever. And it took us a long time to realize that because we had also heard the really crappy advice of you buy and then you never ever sell. And so that was a really hard learning to get out of our heads and to shift our mindset of, okay, not every property is going to be with us for 30 years. We’re going to have to sell some of these and re-utilize that money elsewhere.

Grace:
It took me at least three years to sell a rental. And honestly, within the last six months to a year, I’ve gotten cutthroat. If you are not performing, you’re gone. You’re gone.

Dave:
Yeah,

Grace:
You’re axed. We are doing some major rearranging because at the end of the day, it’s to get the lifestyle I want, which is ease and stress-free and simplicity. So that’s not the same thing I wanted when I first started. When I first started, I was trying to quit my job. So any way I could make money, I was down to do that deal.

Henry:
The beauty of real estate is it can allow you to live the life that you want, but the only way that works is if you’re evaluating your portfolio along the way and making changes in your portfolio that supports the lifestyle you’re trying to achieve. If you’re trying to achieve a certain lifestyle and keeping a property is hindering you from doing that, you need to get rid of that asset, period.

Dave:
I think the sentiment that a lot of this never sell is probably based around is like, don’t take your money out of the market, don’t stop investing it. I do believe in that. But thankfully in real estate, you have these powerful tools like a 10 31 Exchange where you can sell an asset and just go buy another one without paying taxes on it. That’s an incredible benefit where you could just constantly be optimizing your portfolio. And as you get out of the growth mode and into sort of a later stage of your career, optimization is the name of the game. For me at this point, I don’t put a lot of new capital into real estate. I’m just moving stuff around and optimizing and trying to do better and better. And usually that works. You don’t need to continuously be hustling out there, but you have to be willing to be cutthroat, as Grace said, and to be constantly evaluating new priorities.
I talk about a bit in my book, this concept of benchmarking. The thing I do is I constantly evaluate deals in every market I’m in, even if I’m not really actively looking to buy, because that’s the only way I know if my other deals are performing. Because I could say, “Hey, oh, I thought this deal was doing great. It’s getting a 9% return on equity. I could go buy another deal that’s 11 or 12%. Then I’m going to go do that. ” And I only am able to do that because I’m constantly monitoring the market. It’s not that much work, but as your career grows, that’s kind of what your job becomes is just weighing different investing opportunities against each other instead of just hustling constantly.

Amelia:
This conversation’s actually giving me butterflies a little bit because it’s the fun part of investing in real estate. It is. Yes. Moving money around the money management, the portfolio management. I love that aspect of it. I’m like, “Ooh, how can I get my money just to be a complete workhorse for me and fund all of the amazing trips that I get to go on and all the fun things that I get to do? ” You know who never gets to do that though? The people who never get started. I think that is the biggest thing. And we talk to so many people who are like, “I really want to invest in real estate.” And it’s like, yeah, you’ve been talking about it for five to six years. I mean, buy something already. It’s just a house. It’s just a house.

Dave:
I love that.

Henry:
I laugh because I say that all the time. Again, people get mad at me when I say it, but- I

Amelia:
Know people get mad at me a lot too, but you know what?

Henry:
It’s a single family home. No one’s going to die. I know. If it’s a decent market and that deal’s semi-decent and you’ve got cash reserves, buy the house, you’ll be fine.

Amelia:
Right. And if you hate it and it’s a dud and it’s a total turd and you lose a little bit of money on it and you decide you hate real estate investing, that’s okay too. You can stop saying, “I want to be a real estate investor now.” You can scratch that itch. You can say, “That wasn’t for me. I hated that. I’m going to go do something else with my time.”

Grace:
As Amelia would say, sure, get off the pot.

Dave:
Amen. Yes, exactly.

Amelia:
Okay. And bonus number six that we want to share really

Dave:
Quickly is- Oh, free advice here.

Amelia:
Community is everything. Grace and I have been able to scale because we had each other and because we created the Wire community, which is for women investors. So we were getting input from multiple different sources. We were not investing in a silo. I think it’s really hard to continue scaling and to get through hard times in your portfolio. If you don’t have anyone to talk to about it, you don’t have anyone to bounce ideas off of. And there’s so many communities out there now, you should not be doing real estate investing alone.

Grace:
You can think of it like leveraging other people’s knowledge. We’re used to leveraging capital and real estate. Why do you think that you have to do it yourself and reinvent the wheel when you can just go be a part of a community or listen to other people’s experiences and learn them through their own actions and mistakes so that you don’t have to make them yourself? And like we talked about, real estate’s two step forward, one step back, and you don’t have somebody to dig you out of that hole when you start spiraling of like, “Oh, I’m going to sell it all. I’m going to sell it all. ” Somebody to be like, “No, you’re fine. It’s just a bad day or a bad week.” That could really be detrimental to the progress of your portfolio.

Henry:
I don’t think enough people talk about the ups and the downs of real estate. I think it’s amazing that real estate has amazing upside. You can make a lot of money, you can build a lot of equity, you can build a lot of wealth, but there are so many downs in between the ups and they can truly weigh on you. And so having a like- minded investor that you can bounce things off of can really bring you back down to reality and help you realize that, “Hey, this is just the nature of the business and you’re going to be fine.” But B, the amount of times that I have talked to another investor about a problem I was having or maybe not even a problem, just hearing them talk about their business and realize that that’s a solution that I could implement today and it would save me so much of a headache.
We just get tunnel vision sometimes when we’re just dealing in our own problems, dealing in our own portfolios. And then you hear somebody else talk about how they handle a similar problem and you go, “I have no idea why. I didn’t even think about doing that. ” But that fresh perspective from a like- minded investor can really, really save you money, make you money, and just help you stay mentally strong.

Amelia:
Yeah. Grace and I probably joke on a weekly basis, not weekly, monthly, that we’re selling it all and we’re done with it and we’re on it. Amen. The other one brings us down to earth. And it’s just nice to have somebody to vent to also at the end of the day. But yeah, I think that’s a very undervalued part of investing is surrounding yourself with other people that are doing what you want to do.

Dave:
Awesome. Well, I’m glad you all have found such great community. I think it absolutely is true. This is much more of a people business than people give it credit for. Obviously you guys have communities. We also have a community of three and a half million people at BiggerPockets where you can go and join and join the conversation and get advice for free as well. Henry, Amelia, Grace, thank you guys so much for being here. This was a lot of fun. Amelia Grace, if people want to connect with you, where should they do that?

Grace:
You can find us on Instagram @wire.community with two eyes. I’m on Instagram at grace.investing and Amelia’s AmeliaJoREI.

Dave:
Awesome. Thank you again for being here and thank you all so much for listening to this episode of the BiggerPockets Podcast. We’ll see you all next time.

 

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