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Why Texas Pacific Land Corporation Rallied Over 50% in the First Half of 2026


Shares of Texas Pacific Land Corporation (TPL +1.80%) rallied 52.4% in the first half of 2026, according to data from S&P Global Market Intelligence.

Texas Pacific owns a large land portfolio and oil and gas royalty interests in West Texas, a center for both U.S. oil and gas development, as well as the AI data center build-out. Therefore, the first half of 2026 provided a somewhat ideal environment for the company to thrive.

Today’s Change

(1.80%) $7.05

Current Price

$397.82

War with Iran and the agentic AI boom spell growth for Texas Pacific

One of the big factors in Texas Pacific’s first half story was, obviously, the war in Iran and the subsequent rise in oil and gas prices. TPL’s portfolio of 882,000 surface acres and 224,000 NRA (net royalty acres) near the Permian Basin positions it to benefit from higher prices. Higher oil and gas prices not only spur oil and gas companies to explore, lease, and drill on more land, but they also increase TPL’s royalties, given that most royalties are based on a percentage of sales, and therefore rise along with prices.

Not only that, but West Texas is also becoming a prime location for AI data centers, thanks to its cheap land, lower regulatory burden, and access to abundant energy. AI data centers also require a lot of water, and TPL is also a major water producer, owning not only the groundwater on its land but also a water treatment facility in the state as well.

These capabilities led to a large AI data center partnership with Bolt, an AI data center start-up helmed by former Alphabet CEO Eric Schmidt. Bolt has ambitions to build 10 gigawatts of AI computing data centers in Texas. TPL invested $50 million in Bolt in December, and under the terms of the deal, may take even more of a stake in in Bolt in exchange for its surface acres, while also receiving a right of first refusal to provide Bolt with power and water to its future data centers. Although TPL’s direct $50 million investment in Bolt occurred in late December, more details about the deal emerged during the company’s fourth-quarter earnings call in February.

After a February surge, Texas Pacific’s stock took a bit of a downturn in March and April as oil prices fell from their highs, as a tentative ceasefire was agreed to on April 7. Furthermore, the stock came under renewed pressure following the unexpected death of the CEO of Horizon Kinetics Holdings (HKHC +2.60%), which is Texas Pacific’s largest shareholder. The unexpected death triggered a sell-off, as investors pondered whether Horizon would sell its stake should new management seek to wind down the company’s holdings.

However, there was more good news toward the end of June for TPL, when the company announced a deal with Chevron (CVX +1.35%), which is building a power generation plant on TPL land to support a customer’s data center in Reeves County, Texas. TPL will supply land and brackish water for the project.

Pipeline and oil and gas holding tanks.

Image source: Getty Images.

Texas Pacific is well-positioned for the AI boom, but priced accordingly

Texas Pacific is in a very fortunate position, owning a massive amount of land and oil and gas royalty rights in an oil and gas-rich region, which is also becoming “ground zero” for the AI data center build-out.

After the first half run, TPL shares look a bit expensive at 55 times trailing earnings and roughly 38 times this year’s earnings estimates; however, keep in mind that, as a royalty company, Texas Pacific is relatively asset-light, with strong growth prospects thanks to the continued AI-related development of West Texas. As such, it’s a strong addition to any stock portfolio aiming to capitalize on the AI boom and U.S. energy security.

Denied A Student Loan? GradBridge And Funding U Offer A Second Chance At Approval


Key Points

  • Roughly 40% of Americans would likely be denied a private student loan, and most approvals depend on a cosigner.
  • About 84% of private student loan borrowers applied with one in 2024.
  • Borrowers can appeal federal PLUS denials, add a cosigner or endorser, unlock extra federal loan money, or apply with second-look lenders like GradBridge and Funding U.

A student loan denial in July hits at the worst possible moment. Financial aid packages are set, fall tuition bills are landing in inboxes, and the first day of class is weeks away, while your lender has just said no. But a denial is rarely the final word.

Federal rules give families multiple paths to appeal or work around a denied Parent PLUS loan, and a new class of “second-look” private lenders now targets exactly the students traditional underwriting screens out: particularly juniors, seniors, and graduate students who are close to finishing a degree.

The stakes are higher than ever this fall. As of July 1, 2026, Grad PLUS loans are no longer available to new borrowers, and graduate students face annual federal borrowing caps of $20,500 (or $50,000 for professional programs). Federal loans no longer cover the full cost of attendance for many students, pushing more borrowers into the private student loan market, where denials are common.

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Why Student Loans Get Denied

Federal Direct loans for undergraduates don’t require a credit check, so most denials happen in two places: federal Parent PLUS loans and private student loans.

Parent PLUS loans are denied for one main reason: adverse credit history. That includes recent delinquencies of 90 days or more, accounts in collections or charged off in the past two years, or a bankruptcy, foreclosure, repossession, tax lien, or wage garnishment in the past five years.

Private student loans are a different story. Lenders evaluate credit scores, income, and debt-to-income ratios — and most college students fail those tests on their own. Minimum income requirements typically run from $18,000 to $25,000, and lenders generally balk at debt-to-income ratios above 40%.

That’s why about 84% of private student loan borrowers applied with a cosigner in 2024 and why getting a private student loan without one takes a different kind of lender.

Other common tripwires include being enrolled less than half-time, attending a school the lender doesn’t work with, and incomplete applications missing income or enrollment details.

First Figure Out Federal Loans

Lenders are required under the Equal Credit Opportunity Act to tell you why you were denied. As such, it’s important that you read the adverse action notice carefully and see what happened. If the denial stems from a credit report error, dispute it. Free weekly credit reports are available at AnnualCreditReport.com, and errors are common enough that a dispute can genuinely change the outcome.

For a denied parent PLUS loan, families have three federal paths, according to the Department of Education.

1. Parents can appeal the decision by documenting extenuating circumstances, such as accounts that don’t belong to them or debts that have since been resolved.

2. You can add an endorser (essentially a cosigner) who doesn’t have adverse credit.

3. Or you can simply let the denial stand, which unlocks additional unsubsidized federal loan money for the student: up to the independent student loan borrowing limit.

Both the appeal and endorser routes require completing PLUS credit counseling at StudentAid.gov.

That third path is often the cleanest. The student borrows at undergraduate rates, no one’s credit takes another inquiry, and the family avoids adding a second obligated borrower.

Second-Look Lenders Can Help Upperclassmen 

Until recently, a student denied by private lenders had few places left to turn. That’s changing with the arrival of second-look lenders: companies built specifically to underwrite students who narrowly miss traditional approval criteria.

GradBridge, which launched its lending program in March 2026 is the most direct example. The company offers second-look private student loans to creditworthy upperclassmen and graduate students who are making academic progress but just miss approval under conventional models.

Loans are available at hundreds of Title IV schools, can cover up to the full cost of attendance, and carry fixed or variable rates with terms of five to 15 years. 

Funding U takes a related approach for undergraduates who lack a cosigner entirely. The lender doesn’t accept cosigners at all. Rather, it underwrites loans based on academic performance, GPA, graduation likelihood, and earnings potential rather than a parent’s credit score.

Loans run from $3,001 to $20,000 per year for full-time students in bachelor’s programs, currently available in 38 states for the 2026–2027 school year. Upperclassmen with a longer academic track record generally see better approval odds, making Funding U most useful for juniors and seniors who need a gap filled to reach graduation.

The logic behind both lenders is the same: a student two semesters from a degree is a fundamentally different credit risk than a freshman, even if their credit scores look identical. More than a third of undergraduates at four-year schools drop out, with financial strain cited as the leading cause.

And dropouts earn about 30% less over their lifetimes, according to Bureau of Labor Statistics data. So a loan that gets a senior to graduation can be the difference between an income that supports repayment and one that doesn’t.

What This Means For Families

For households, the practical impact of a denial depends on timing and grade level. With school starting in August or September, families dealing with a denial now have only weeks to regroup before the first tuition deadline.

A freshman denied a private loan should almost always choose federal options first, then look at tuition payment plans, and ask for more school-based aid rather than stretch for a high-rate approval — there’s too much runway left to load up on expensive debt. It’s also important to consider the school choice itself – even looking at cheaper alternatives.

Our breakdown of what to do if you can’t get a student loan covers those alternatives. A junior or senior faces different math: the finish line is close, the earnings payoff of a completed degree is well documented, and second-look lenders exist precisely for this situation.

Families should also expect denials to become more common. With Grad PLUS gone and new federal caps in place, the changes that took effect July 1, 2026 shift billions in annual borrowing toward private underwriting standards, potentially nearly doubling private student loan volume.

Students who once borrowed to the full cost of attendance with no credit check will now face income and credit tests many can’t pass alone. Comparing multiple lenders matters, since each has different criteria and a denial from one is not a denial from all.

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The post Denied A Student Loan? GradBridge And Funding U Offer A Second Chance At Approval appeared first on The College Investor.

I’ve Spent Years Refining a 10-Step SEO System. Here’s How to Use It.


Opinions expressed by Entrepreneur contributors are their own.

Key Takeaways

  • SEO success depends less on the tools you use than on following the right sequence of research, optimization, content creation and measurement.
  • This article outlines a 10-step framework founders can use to build sustainable organic growth before hiring an SEO agency.

When founders ask me how to start with SEO, they usually expect a tool recommendation. The honest answer is that the tool isn’t the problem. The sequence is.

For the past few years, my agency has been refining the same end-to-end SEO process — the one I now use with every new client and break down across an eight-module curriculum we run for our team. The steps work because they’re ordered. Most founders fail at SEO not because they skip steps but because they do them in the wrong order: writing content before researching keywords, building links before fixing crawl errors and chasing traffic before defining what kind of traffic moves their business.

Here’s the 10-step sequence I follow, in the order I follow it. You can run all of it yourself for the cost of two free tools and a few weekends.

1. Start with niche research, not keyword research

Before you type a single seed keyword, define what your business actually has the right to win on. A skincare brand selling to dermatologists shouldn’t try to rank for best moisturizer. A SaaS for restaurant owners shouldn’t compete on small business software.

Write down the three or four sub-categories your business owns. Sanity-check each one against the competition in Google’s results. If the first page is dominated by Wikipedia, government sites and major publications, narrow further. Niche before keywords. Always.

Take 30 minutes and write down every phrase your customers actually use to describe their problem, in their own words. Look at your inbound emails, sales call transcripts and product reviews. The vocabulary your customers use rarely matches the vocabulary you use internally — and the customer vocabulary is what ranks.

Once you have a list of 30 to 50 seed terms, open Ahrefs or Google’s Keyword Planner. Tools are for expanding what you already know; they’re terrible at telling you what to know in the first place.

3. Layer in the specialty keyword types your competitors miss

There are at least nine specialty keyword formats most agencies ignore: geographic, seasonal, event-based, question-format, service-based, commercial, comparison, best-of and alternative-to. Each one maps to a different stage of the buying journey, and each one is usually less competitive than the obvious head terms.

In a recent niche project, layering comparison and alternative-to keywords on top of a head-keyword strategy roughly tripled the addressable search volume — without touching a single competitive primary term. The same pattern shows up in nearly every site I audit.

4. Tag every keyword by search intent before writing a word

Every keyword falls into one of four intent buckets: informational, navigational, transactional or commercial investigation. The same phrase can mean different things to different searchers, and the only way to know is to look at what’s currently ranking on page one. Google’s own guidance on understanding user intent comes down to the same principle: match your page to what the searcher actually wants.

If page one is full of blog posts, the intent is informational. If it’s full of product pages, the intent is transactional. Match your page type to the intent before you decide what to write. Mismatched intent is the single most common reason good content fails to rank.

5. Fix your technical foundation before publishing anything new

Before adding new pages, run your site through a free Screaming Frog crawl and Google’s PageSpeed Insights. Look for four things: crawl errors, broken internal links, slow Largest Contentful Paint on mobile and any redirect chains longer than one hop. Each one is silently capping the ceiling on every page you publish.

This is unglamorous work. It’s also the work that determines whether the next six months of effort compound or evaporate.

6. Standardize your on-page template across every new piece

Decide once, then never re-decide: how your title tags are written, how your H1 relates to your title tag, where your primary keyword appears, how internal links are formatted and what your URL structure looks like.

I keep a one-page template that goes on every content brief we send writers. It saves hours of editing per article and produces consistent results across writers who have never spoken to each other. Standardization is what lets you scale; ad-hoc decisions are what burn content teams out.

7. Build content in clusters, not in isolation

For every commercial keyword you target, plan a cluster: one pillar piece and three to five supporting pieces that link inward to it. Search engines reward sites that demonstrate topical depth, and clusters are the cleanest way to demonstrate it.

A single well-built cluster of six pages around one commercial topic will outperform 30 disconnected blog posts every time. Test that against your own analytics if you doubt it. The math is one-sided.

Cold outreach link building has been the lowest-yield activity in SEO for at least three years. The replacement is original research: publish one piece per quarter that contains data nobody else has — even if your sample size is small. Journalists and bloggers cite primary sources because primary sources make their work easier.

Last year, one of our small-sample data pieces earned more high-authority backlinks in two months than a previous client’s six-month outreach campaign. The ratio wasn’t close.

9. Track three metrics monthly — and ignore the rest

The SEO industry has trained founders to obsess over dashboards. The truth is that three numbers tell you almost everything: how many of your targeted commercial keywords are ranking in positions 1 to 10, how much qualified organic traffic those rankings produce and how many of those visits assist a conversion.

Ranked positions tell you if your work is paying off. Traffic tells you if the rankings are valuable. Assisted conversions tell you if the traffic is worth the next month of investment. Everything else is noise until you’re operating at meaningful scale.

10. Audit, dedupe and prune every quarter

Most sites lose more SEO performance to keyword cannibalization, duplicate intent and stale content than they gain from new publishing. Every 90 days, audit your existing content: which pages are competing against each other for the same query, which are pulling impressions but no clicks and which are pulling neither?

Merge the cannibalizing pages. Refresh the impression-rich but click-poor pages with better titles and meta descriptions. Redirect the truly dead ones to their nearest healthy cousin. Pruning is unglamorous work that often produces the single biggest one-quarter SEO lift any site will ever see.

The system above isn’t proprietary. Every step is something a careful agency would do, in roughly the same order. What separates the founders who win at SEO from the ones who plateau isn’t access to a secret framework. It’s the discipline to do all 10 steps in sequence, on a quarterly cadence, for two to three years before judging the results.

By the time you do hire an agency, you’ll know exactly what to ask. The ones that can’t answer those questions will filter themselves out before they bill you.

Key Takeaways

  • SEO success depends less on the tools you use than on following the right sequence of research, optimization, content creation and measurement.
  • This article outlines a 10-step framework founders can use to build sustainable organic growth before hiring an SEO agency.

When founders ask me how to start with SEO, they usually expect a tool recommendation. The honest answer is that the tool isn’t the problem. The sequence is.

For the past few years, my agency has been refining the same end-to-end SEO process — the one I now use with every new client and break down across an eight-module curriculum we run for our team. The steps work because they’re ordered. Most founders fail at SEO not because they skip steps but because they do them in the wrong order: writing content before researching keywords, building links before fixing crawl errors and chasing traffic before defining what kind of traffic moves their business.

Here’s the 10-step sequence I follow, in the order I follow it. You can run all of it yourself for the cost of two free tools and a few weekends.

House rich, cash poor: When a reverse mortgage might make sense




Reverse mortgages were at one time considered the Wild West of financial products, associated with aggressive and even predatory sales tactics targeting seniors in the United States. 

Rakuten: 100% Cashback On Surfshark


Update 7/13/26: Available again

Update 3/1/26: Available again at 100% on Rakuten. $113 is the max spend with the 2 year plan. New Surfshark customers only – first purchase. Limited to one per member.

The Offer

Direct link to offer

  • Topcashback is offering 108% cash back on SurfShark VPN purchases

 

Our Verdict

It’s common to see high cash back rates on VPN purchases, but never seen any above 100%. Some people have issues with Topcashback tracking and paying out, so keep that in mind. Probably wouldn’t do this deal just for the extra cash back, but could be handy if you need a VPN.

Deal History:

  • Update 12/1/25: Available again. 
  • Update 5/24/25: Available again.
  • Update 2/24/25: Offer is back on Rakuten for 100% (ht TheGreatJoules)
  • Update 8/28/24: Rakuten 100% on Surfshark
  • Update 8/12/24: Available again (ht not sam)
  • Update 5/13/24: Available again.
  • Update 5/6/24: NordVPN up to 100% again on Rakuten
  • Update 4/29/24: Available again
  • Update 2/20/24: Available again at 100%/100x back at Rakuten.
  • Update 11/29/23: Rakuten is now at 100x/100% for Surfshark, highest purchase is $115.68 (ht InevitableOk7737)
  • Update 11/22/23: Surfshark is also 120%.
  • Update 11/21/23: Back to 120%.
  • Update 11/16/23: NordVPN is at 120% on TCB, today only (ht reader Fantasy)
  • Update 11/11/22: SurfShark now up to 110%. (ht YF) NordVPN still at 105%.
  • Update 11/9/22: Now NordVPN is at 105% (SurfShark is the parent company of NordVPN). ht Sam Y.
  • Update 10/9/22: SurfShark offer is back slightly lower at 105% this time (ht random52)

Sen. Lindsey Graham died from an aorta rupture stemming from hardening of his arteries



Sen. Lindsey Graham, one of President Donald Trump’s closest allies in Congress who traveled the globe to advocate for a more aggressive U.S. foreign policy, has died after a “brief and sudden illness.” He was 71.

His office’s statement posted on social media early Sunday said his family “appreciates prayers at this time and asks for privacy during this incredibly difficult period.” It did not provide any additional details about the circumstances surrounding the Saturday night death of the prominent South Carolina Republican, a former Air Force lawyer who served in Congress for three decades.

Hours later, another statement from Graham’s office said the Medical Examiner of the District of Columbia’s preliminary findings are the senator died of aortic dissection due to arteriosclerotic cardiovascular disease. That is an aorta rupture stemming from hardening of Graham’s arteries.

Trump, who talked to Graham frequently, said he was “like a member of the family. It’s very tough.” He said on NBC’s ”Meet the Press” that Graham had called him on Saturday night after returning from a trip to Ukraine and “sounded a little bit tired, but perfect.” The president ordered that flags across the country be flown at half-staff until Saturday evening.

A noted hawk, Graham was one of the most influential figures in Washington on foreign affairs and he advised Trump on matters such as the Iran war and Russia. On Friday, Graham had announced an agreement with the Trump administration to move forward on a package of Russia sanctions.

As chairman of the Senate Budget Committee, Graham also had a central role during Trump’s second term as Republicans pushed major legislation on party-line votes while holding a narrow 53-47 majority in the chamber.

Under South Carolina law, Republican Gov. Henry McMaster will appoint a temporary replacement for Graham, who was seeking a fifth term in November. A new nominee will be selected in a special primary, which is required to be held within weeks of a vacancy. The winner of November’s general election will start a full six-year term in January.

Graham had a close, complicated relationship with Trump

Graham, elected to the Senate in 2002 after serving in the House, long promoted a policy of robust U.S. military interventionism and strong national defense that in later years would put him at odds with the growing isolationist wing of his party.

Over time, Graham became well-known for his close ties with Trump, whom the senator briefly ran against for the presidential nomination in 2016.

Their relationship would begin on a rough note, with Graham calling the then-New York businessman “unfit for office.” Graham used a profanity to describe Trump after Trump made disparaging comments about Arizona Republican John McCain, Graham’s best friend in the Senate and a Vietnam War veteran. McCain and Graham, along with Sen. Joe Lieberman, I-Conn., were known as the “Three Amigos” and frequently traveled together to promote their foreign policy views around the globe.

During a campaign rally in South Carolina, Trump read out Graham’s personal cellphone number and continued to belittle him throughout the 2016 race as Graham made it clear he would not support Trump.

Graham, however, shifted significantly once Trump won the White House and emerged as one of Trump’s top allies — speaking with him frequently and becoming a regular presence on the golf course alongside the president — even as McCain remained a critic.

In a 2018 interview with The Associated Press, Graham explained his pivot by saying McCain taught him that the country must move forward after elections and that meant “you have an obligation” to help the president. McCain ran twice for the White House.

“And I’ve tried to be helpful where I could because I think he needs all the help he can get,” Graham said of Trump. “You can be a better critic when people understand that you’re trying to help them be successful.”

Graham was a prominent defender of Trump during the president’s two first-term impeachments — a reversal from Graham’s role as a House prosecutor during Democratic President Bill Clinton’s impeachment in 1998, when he urged senators not to make up their minds before listening to all of the arguments. Both Trump and Clinton were eventually acquitted.

Graham appeared to break with Trump after the Jan. 6, 2021, attack on the Capitol, saying in a dramatic speech on the Senate floor that night, “Count me out. Enough is enough.” But the senator soon returned to Trump’s side and the two remained close during Trump’s second term.

Foreign policy was a focus for Graham

Graham had just been in Ukraine to meet with Ukrainian President Volodymyr Zelenskyy, who said the senator visited his country 10 times during the years since Russia invaded in February 2022. “Lindsey was a true defender of freedom and the values that make our world safer,” Zelenskyy said.

He was also one of the chief backers of Trump’s war in Iran, having advocated for years for direct confrontation between Washington and Tehran. Graham continued to defend Trump this summer even as many of fellow Republicans questioned a tentative June ceasefire agreement that they worried could send billions of dollars to Iran.

“I’d rather try diplomacy than take it off the table,” Graham said of Trump’s memorandum of understanding with Tehran.

Graham’s travels made him a familiar face to dozens of world leaders.

Israeli Prime Minister Benjamin Netanyahu said Graham understood that the security of Israel and the United States was inseparable.

“Israel has lost one of its greatest friends. America has lost a great patriot. I have lost a beloved friend,” Netanyahu said.

Graham led both the Senate Budget and Judiciary committees

As Budget Committee chairman, Graham helped oversee a Senate procedure that allowed Republicans to pass significant policies such as last year’s tax law without the threat of a Democratic filibuster.

He had previously led the Senate Judiciary Committee when Republicans confirmed Amy Coney Barrett to the Supreme Court in 2020. The senator was in line to regain that gavel if the party kept its majority after the midterm elections and had pledged to confirm “as many conservative judges as possible.”

Graham was a key player in the Senate’s efforts to craft a massive immigration overhaul in 2013 as a member of a bipartisan group. The legislation passed the Senate with 68 votes but was never taken up by the House, so it did not become law.

Graham’s views on immigration, particularly an endorsement of a path to citizenship for people in the U.S. without legal status, put him at odds with some Republican factions.

Illinois Sen. Dick Durbin, a Democrat who was his ally on that issue, said Graham was “part of every important policy issue and an indispensable player” in bipartisan negotiations.

An ‘irreplaceable’ force in the Senate

Graham often worked across the aisle, even as he remained fiercely loyal to Trump. Virginia Sen. Mark Warner, a Democrat, said in a statement that “personal relationships often mattered more to him than the political disagreements of the day.”

Sen. Richard Blumenthal, D-Conn., said Graham was “over the moon” with the Russian sanctions deal announced Friday. “The last thing in the world I would have guessed was that he was sick or ill or in any way vulnerable,” Blumenthal said.

Jaime Harrison, a former national and state Democratic Party chairman who unsuccessfully ran against Graham in 2020, said that even during their “fiercest political battles” the two men “could still share a conversation, a laugh, and a mutual respect for South Carolina.”

Graham was unique in the Senate for his influence not only on Trump, but also with his fellow Republicans who were aware of his ability to sometimes move the president’s thinking. He was also known for his sense of humor, often deployed to diffuse tensions.

Wyoming Sen. John Barrasso, the second-ranking Republican, said Graham will be missed for his “quick wit and infectious laughter.”

McMaster said in a statement that Graham was “irreplaceable.” Former Republican President George W. Bush said Graham “understood how the world works” and “was a kind and funny man who loved our country and loved serving it.”

Graham often spoke about his humble roots, growing up in the back of a South Carolina bar and helping to raise his sister, Darline, after his parents died at a young age. Graham was not married and did not have children.

Special election to replace Graham could be within weeks

Graham won 57% of the GOP vote in South Carolina’s primary in June and was up against Democrat Annie Andrews, a pediatrician, and several minor party and independent candidates in November.

His death will likely prompt a scramble to fill a rare open Senate seat.

A number of Republican names began circulating as possible replacements to serve out the rest of Graham’s term, including Reps. Nancy Mace and Russell Fry.

Kentucky Sen. Mitch McConnell, the former longtime Republican leader, was hospitalized weeks ago for undisclosed health reasons.

How Matt Picaro Uses 203K Loans to Scale


Name Matt Picaro
Location Long Island, New York
Occupation Real estate investor
Assets Three owner-occupied units
Investment strategy House hacking, flipping
Financing FHA 203K (3.5% down)

Matt Picaro grew up in a blue-collar household watching his parents’ construction business swing between good months and bad ones, and money stress shaped him early. He landed a good job in New York City, but it came with a three-hour daily commute and the slow realization that a steady paycheck wasn’t the answer he was looking for. 

Matt picked up a used copy of Rich Dad Poor Dad from a street vendor and got hooked on the idea of real estate, but quickly hit a wall: He had no savings and no idea how to afford a down payment in one of the most expensive markets in the country. 

A conversation with a local real estate agent introduced him to a loan product he’d never heard of, one most agents and lenders barely understand themselves. He used it to buy a condemned, feces-covered duplex for $9,500 out of pocket. Eight months later, he had $150,000 in equity and a real estate career. 

Here’s how he did it.

You only had $9,500 to put toward your first deal. How did you actually finance buying and renovating a property that needed $80,000 to $100,000 of work?

The FHA 203K loan changed everything. It’s a 3.5% down, owner-occupied product, the same as a regular FHA loan, except it lets you finance the renovation directly into the mortgage. Your loan amount becomes the purchase price plus the renovation budget, all rolled into one 30-year mortgage.

I found a two-family property listed at $290,000 that was a total disaster: squatters, feces on the walls, the works. Because it was a duplex, the lender let me forecast the future rental income from the second unit, which bumped my preapproval from $300,000 up to $360,000. 

All in, the loan covered $350,000, the purchase price plus rehab. I only had to bring $9,500 to closing. The loan was even wrapped in six months of mortgage payments, so I didn’t have to pay anything while the place was unlivable.

What did the actual renovation and payoff look like?

The rehab took eight months and was genuinely brutal. I was the only one on my team who’d ever done one of these loans, so we were figuring it out as we went. But when it was done, the appraisal came back at $500,000. I’d built $150,000 in equity off $9,500 out of pocket.

I moved into one unit and rented the other for $2,500 a month. My mortgage was about $2,900, so I was living in a half-million-dollar house in New York for roughly $400 a month. I took that equity and rolled straight into flipping and later did two more 203K projects that now make up three units worth over $2 million combined, with more than $1 million in equity.

How does the money actually flow during the renovation? Do you have to front contractor costs yourself?

No, and that’s one of the biggest misconceptions about this loan. When you close, the seller gets paid, and the remaining balance, plus a mandatory 10% contingency, goes into an escrow account. 

From there, it works like a construction draw. The 203K consultant walks the property as work gets completed, verifies it matches the scope, and submits a draw request to the bank, which pays the contractor directly, usually within a day or two. 

As the borrower, you never write a check to the contractor yourself. It also protects the contractor, because the bank is the one releasing payment based on completed work, not a homeowner who decides halfway through they don’t like the cabinet hardware and tries to withhold money.

What’s the biggest mistake you see people make with this loan?

Going with the cheapest contractor. If you get three bids and they come back at $90,000, $95,000, and $50,000, that low number isn’t a gift; it’s a missed scope of work. You won’t find out until the contractor walks off the job halfway through, and now you’re stuck finding someone else to finish it for whatever’s left in escrow, which usually means coming up with the gap yourself. 

The fix is simple: Get your scope of work written by the 203K consultant first, before you bring in any contractors, so every bid is apples to apples. Then pick based on who can actually deliver the scope, not who’s cheapest.

Why do you think more investors don’t know about this loan?

Because almost nobody who could explain it actually understands it past their narrow piece of the transaction. Agents think it’s too much paperwork. Lenders who haven’t done one assume it’s a hassle. 

None of that matches what I experienced. You need a line-item scope of work, a licensed and insured contractor, and a 203K consultant who functions like a referee between you and the contractor. That’s it. 

This loan is investing with training wheels on. It built me three times my salary in equity in six months. I’m still surprised more people aren’t using it.

Maximize Your Rewards! Here Are the Best Credit Cards For Gas Station Purchases


Best Credit Cards For Gas Purchases

Gas is a big monthly expense for many Americans. On average, each American drives a bit more than 1,000 miles per month. That adds up to a couple of hundred dollars a month and a few thousand dollars per year. So you should maximize credit card rewards and discounts whenever possible. 

I would suggest first looking as gas rewards deals from supermarkets such as Kroger, Stop & Shop, Giant, Walmart+ and many others. You can get half off or even close to free gas in some cases. I often post those deals here, so make sure you subscribe by using the form on the right hand side. After that, take a look at this list of best credit cards for gas.

When it comes to credit cards, don’t get tempted by those gas station cards advertisements that you see posted at the pump. You will always get better value with general rewards credit cards, and you will not have to fill up at the same gas station brand to earn rewards. 

How This Ranking Works

Below, you can find the cards you should use every time you fill up, or make a purchase at your local gas station. I’ll start with the cards that give you the highest rates and are widely available, and work my way down from there.

I’ll value all points at 1 cent per points to make the ranking easier, but for same rates, I’ll rank Chase Ultimate Rewards cards first, then American Express Membership Rewards cards next, and ThankYou Points and Capital One miles after that.

Wyndham Rewards Earner® Business Card

Abound Credit Union Platinum Visa

  • Earn unlimited 5% Cash Back rebates on gas purchases
  • No Annual Fee
  • 5% quarterly rotating categories, up to $2,000 spend per quarter
  • Read more about the card

PenFed Platinum Rewards Visa Card

  • Earn unlimited 5X in points on gas purchases, 3X on groceries
  • No Annual Fee. Points can be redeemed on hotel stays for up to 1.25 each or gift cards for less than 1 cent.
  • Bonus of $100 Statement Credit when you spend $1,500 in first 90 days.
  • Read more about the card

Citi Custom Cash

  • 5% cash back on your top category each billing cycle, up $500 (gas stations included)
  • No Annual Fee
  • The card also comes with a $200 bonus if you spend $1,000 in first 3 months
  • LEARN MORE

Amex Old Blue Cash

  • Earn 1% at U.S. supermarkets, gas stations & drugstores for first $6,500 in purchases in a reward year, and 5% after that, up to $50,000 per year in purchases.
  • No Annual Fee
  • The card is no longer available for signups.
  • Read more about the card

Amex Business Gold

Sam’s Club Mastercard

  • 5% cash back on gas (on first $6,000 per year in purchases, then 1%)
  • No Annual Fee
  • You need to be a Sam’s Club member in order to apply. Membership costs $45 but they often have promotions. You can sign up here for example to get a $20 gift card. The card comes with a $45 bonus also.
  • Read more about the card

U.S. Bank Altitude Connect

PNC Cash Rewards Visa

  • 4% cash back on gas station purchases, up to $8K annually
  • No Annual Fee
  • Earn $100 Bonus after you make $1,000 or more in purchases during the first 3 months
  • Read more about the card

Huntington Bank Voice Business Card

  • 4% back up to $7K quarterly at Grocery stores, Gas Stations, Office Supply Stores etc
  • No Annual Fee
  • No signup bonus and available in branch only in OH, MI, IN, PA, KY, WV, IL & WI
  • Read more about the card

Costco Anywhere Visa

  • 4% cash back on gas (on first $7,000 per year in purchases, then 1%) and 5% on Costco gas
  • No Annual Fee
  • Costco members only. Membership costs $60. Rewards earned with this card are sent out with an annual certificate in February. They are redeemable for cash or merchandise at Costco only.
  • LEARN MORE

Bank of America Cash Rewards Credit Card

  • 1% cash back on every purchase, 2% at grocery stores and wholesale clubs and 3% on select categories including gas for the first $2,500 in combined grocery/wholesale club/gas purchases each quarter
  • No Annual Fee
  • The card has a public $200 bonus. Also if you qualify for Platinum Honors, you get a 75% bonus, which gives you 5.25% cash back on gas.
  • Read more about the card

Wells Fargo Autograph

Amex Blue Cash Preferred

  • 3% Cash Back at gas stations
  • $95 Annual Fee
  • LEARN MORE

Citi Strata Premier

  • 3X ThankYou points at Gas and EV charging stations, as well as supermarkets and restaurants
  • $95 Annual Fee
  • Current Offer: bonus_miles_full 
  • LEARN MORE

US Bank Altitude Reserve

  • 3X points on mobile wallet purchases using Apple Pay®, Google Pay™ and Samsung Pay
  • $400 Annual Fee
  • Current Offer: 50,000 bonus points when you spend $4,500 within the first 90 days.
  • LEARN MORE

Robinhood Gold Card

  • 3% Cash Back on all purchases
  • No Annual Fee
  • LEARN MORE

US Bank Business Triple Cash

  • 3% cash back at gas stations, restaurants, office supply stores and cell phone service providers
  • No Annual Fee
  • Current Offer: $500 bonus after spending $4,500 in the first 150 days
  • LEARN MORE

Wells Fargo Amex Propel Card

  • 3x points on Gas stations, dining  rideshares, and transit; Flights, hotels, homestays, and car rentals and popular streaming services.
  • No Annual Fee
  • The card often comes with a $200 bonus if you spend $1,000 in first 3 months.
  • Read more about the card

UMB Simply Rewards

  • 3% at Gas stations, Grocery stores, Discount stores, Restaurants
  • No Annual Fee
  • $200 bonus and could be limited based on your location
  • Read more about the card

Amex Hilton Honors Surpass

  • 6X Hilton points on gas purchases, dining at U.S. restaurants and takeout/delivery, and groceries at U.S. supermarkets.
  • Annual Fee: $95
  • Earn 130,000 Hilton Honors Bonus Points after you spend $2,000 in 3 months.
  • LEARN MORE

Other 2% Cards

Cards with 5% Rotating Categories

Some cards have 5% rotating categories each quarter. Gas stations sometimes are one of those categories, which would temporarily make them the best credit cards for gas purchases. So it’s a good idea to keep an eye out if you have these cards, and maximize the spending when possible.

Let me know if there are any other products that you think I should include in the list of best credit cards for gas purchases, especially if they’re widely available. And also share your opinions on which card you would consider as the best overall.

Check out the best credit cards for: