Episode 66: Mastering Group Home Investing: Learn How Investing In Group Homes Can Be Very Profitable

Host/CEO James Prendamano sits down with Anthony Lawson. Anthony is a real estate investor that went from $0 to Seven Figure net worth in four years! He is a coach, no money down strategist, and entrepreneur. While figuring out his path through trial and error he ultimately knew real estate was the key to building wealth and freedom. Learn how Anthony has found a niche in investing in group homes.

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You have to be used to rejection. You have to get out your own way. You work so hard and you're not a pop job, but you don't work as hard on yourself. So when people say no and that they don't want to sell it properly right now, call back in a month. You get so discouraged so fast, people quit. But you got to remember your Engle and your why? Because that's what's going to keep you going. So 100 calls can be one deal, but the one deal could be 1020. $30,000. That's almost on salary. Simple, but not easy. I tell people all the time. It's worth it in the long run.

Welcome everyone to the podcast. We're joined today by Anthony Lawson. Anthony has served in the military. So we say, first off and foremost, thank you for your service. Anthony is one of the serial entrepreneurs who has fallen into love for real estate and has come up with some pretty interesting ways to source housing. A group home mastery is the platform that he calls it. He's got a great ebook called Flip Buildings Like Pancakes, which I thought was awesome and catchy. So, Anthony, we think you're going to provide a lot of value to the show today. Thank you for joining us and welcome aboard. How we doing. Thank you, James. I definitely appreciate the awesome introduction. I appreciate that. And then I'm looking forward to providing your listings with some good value. Sounds good to me, man. So let's talk. Give the audience a little bit of context. Where are you based out of now? Yes. So before I dive deep into the whole group home industry, I'm primarily based in New Jersey, primarily based in New Jersey, and I invest in New Jersey, Ohio, specifically Cleveland and Detroit, Michigan. So those three States, I own property in all three States before I go into further details with that. So just so you're listeners know my name is Ezze Lawson. Born and raised in North New Jersey, I served in the military. I did about five and a half years in Army National Guard, and while I was in the military, this is something I always like to tell people with society. Society, in a way, was kind of telling me to do law enforcement, right? It's not something I really wanted to do, but I did it anyway. In the Guard, it's part time, and you usually do about a weekend in a month every month and then about two to three weeks in the summertime, which is called a training. So I had a lot of my buddies that were police officers, state troopers and things of that nature. So I tried it out. I moved to Virginia about 2016 around that time. And then that's when I became a correction officer. I left that to do Sheriff's officer, still working inside the jail system. And I was still in the military. But the whole time, I always wanted to do real estate. Luckily, I had my first foot in the door with real estate from a relative of mine, which is my uncle. He kind of told me what to do, but he wasn't one of the uncles that said, Let me hold your hand to success and show you the roles. So he kind of told me what to do. And from there I just took his advice and then grabbed a couple of different mentors for some space that I wanted to specifically do, and I gravitated towards it. I bought my first property at the age of 23 years old. Right now next month is actually my birthday after 28. So I started investing at the age of 23. I bought my first property, which happened to be something similar towards a roaming embodied property. So I was actually introduced to it through my first property and something that I utilized the first time home buyer program system, and I had a wholesale operation while I was still working all this stuff, I was still working, and I wound up leaving the job because it was taken a lot out of me. I moved back up to New Jersey and I became a detention officer for customers, and I did that wasn't really happy with it. So I lost a lot of buyer and seller leads. So I started wholesaling from there. Then I closed that first deal in like a year. Man changed my life. My whole perspective of real estate changed. I mean, for me, at least it's like when you know something is possible, but you actually see the check in your hand. It's a different feeling. So that first check really changed my life. And from there I know it's not a lot of money. With $20,000 I made and I quit my job and I said, you know what? If I can do this with only a few hours out of my day, imagine what I can do when I put all that same energy into myself. So that's what I've done, man. From there, I still have a wholesale operation. We wholesale commercial buildings. That's why I put out the ebook Flip Buildings like pancakes. Com. We flip buildings. Residential properties do a lot of assignments on different things, wholesale churches, anything as a buyer can be flipped. So I'm a big advocate for that. And from there, just to backtrack on the story, bought the first property using the first time buyer program and took the basement. And it was such a big property to me at the time. I was still single. It has six bedrooms, two baths. So I was like, Man, usually people tell you by multi family and go down, which I understood that concept too. But for me, rooms felt more appeals, and there were two reasons. It was not only just the income, but I truly was helping people. And prior to me buying the property, I was at a stop light and I was talking to a gentleman, and he actually was in the military as well. He was homeless veteran. So I was talking to him. And to this day, I always say, God told me to do it because unfortunately, throughout the whole country, people run into people that have access for money or that may need some help, additional resources. And I gave him some money. And I actually pulled over and I started talking to him for about a good five minutes. And he told me about his whole background, serving two tours. And I was like, man, if people had the understanding of the resources of where to go and some of them actually have income, which is usually VA or disability or Social Security income, what if I can make that business model? So I was like, you know what? I may be on to something. So my first property took the basement and I rented out six of the rooms and everybody had SSI income. I was like, you know what? This is not bad, man. From there, I saved up my money. And within the first year I had two properties. I just repeated the same system. So by the age of 25, I had about 30 something tenants. And I started leasing some properties with option to buy and just doing the same system, rent and repeating. And then that's when I stumbled upon what if I have two people in the room? How does that work? So that's when I stumbled upon everyone and the mentor that I have now always tells me, sometimes the real estate is easier to gravitate towards something that someone else is not doing. There's less competition. He likes to call it a blue ocean opportunity. That's what I stumbled across. Group homes. And that's my whole life story in a nutshell. Well, I appreciate the background and the context very helpful for the audience. And for me, I've got a bazillion questions. I'm like feverishly writing this down as you're giving me the history. So if we could start with just some of the basics for the benefit of the audience, we hear this term wholesaling all the time. Right. What is wholesailing? Yes. So wholesaling is essentially you find a property. A lot of people like to say distressed seller, but all the time they don't have to be distressed. But you usually find a property at a discount. And you put that property under contract with one seller, and you assign your rights in the contract, which allows you to do that because you have equitable interest. So you assign the contract over to an end user, which is usually an investor for a fee. So in exchange clear and cut example, would it be houses worth $200,000? You put it under contract for $100,000. Maybe you need 10,000 more for work and you want to make 20,000 and you assign a contract over to the buyer for 130. So that difference of the spread coming to you as the whole seller. Okay. That's wholesale in a nutshell. So when you're trying to source these deals, right. Do you have any tips for the audience? Where do you find properties that are good candidates for wholesaling? Yes. So nowadays it's so much easier when I started about five years ago. Now I would recommend PropStream and that's www. Dot PropStream dot. Com for residential. And I'm going to tell people what I know now I wish I would have done years ago. I will even go as far as you can start off wholesale and commercial buildings because of less competition. That website that I personally use for my data is www. Dot reanimate. Com commercial properties. And from there you pull a list of targeted when you create the list. But it's targeted properties you like to focus on and you put in the system. Whether that's maybe cold violations, tax delinquency, maybe it's a vacant list inherited. You pull that list and scribble together. And then once you get the list, you do what's called skip tracing. And if you don't know skip tracing and that is essentially you upload the list into a data service and they provide you with a phone number. So from there you just start cold calling to see if the owners want to sell. And then from there you will put it under contract. The homeowner says yes, and then you assign the contract to what they use. Do you have any names of the companies you use for the skip tracing? Yes. So I personally use Batskiptracing and that's B-A-T.

Racing. Com. They're pretty good if you want to go with alternative source, maybe funds are not all the way there. If you want to go to free route, you can do www. Dot fastpeoplecearch. Com only thing about them. They only do one off. Meaning you can't upload a whole list. You only can do one at a time. One last one I would recommend is www. Dot skipgeni. Com. They're very good as well. Okay. So you're going to prop stream or you're going to reanimate. And what are you entering on those sites, like property criteria or what is the data that you're entering to get the list? What is it that you're looking for? Yes. So I tell people you follow the trend with their real estate, what's happening in the local economy. So what I mean by that is right now it's a pandemic. So a lot of landlords, unfortunately, are hurting because some tenants lost their job. They can't pay. So the list that I like to pull is tired landlord list, which is in the actual system of prop stream. It's not going to say tired landlord, but it's going to say absentee owner. So you pull a list of absentee owner, which is landlords and you cold call them and you see if they want to sell using noncompliant. That's the best list to get right now. Because a lot of people are not paying rent. And some of the homeowners that were calling, which is small town mom and pop landlords. They only have a few properties, maybe two or three, and it's can sustain the mortgage when that's when you can come and help them out. All right. So you're going in, you're pulling lists and you're taking your cues from what's happening in the market and what you think is going to be happening in the market, I think. Great example. Now with COVID situation where landlords are unable to collect the rent. So you're looking for absentee landlords, meaning that the landlord is not living in the asset. Right. Right. It's a true investment proposition. If you will, then you take that list. And I guess you identify geographic location. Right. And it gives you the sites in that geographic location. You go over to skip trace or I'm sorry. You go and you skip trace it through batch, skip tracing or fastpeopleearcharch. Com. And then they're actually pulling up the telephone numbers and then you call them up. And I'm sure you've got your own kind of secret sauce and script. And you just ought to rap with the people and build rapport. Right. And try to see if they're interested in selling. Yes. That is absolutely correct. I tell people it's a very simple business model, but it's not easy. You have to be used to rejection. You have to get out your own way, your own way. Meaning I tell people, man, you work so hard and you're not a pop job, but you don't work as hard on yourself. So when people say no and that they don't want to sell it properly right now, call back in a month. You get so discouraged so fast, people quit. But you have to remember your Ingle and your why? Because that's what's going to keep you going. So 100 calls can be one deal. But the one deal could be 1020. $30,000. That's almost salary. So you just have to keep that thing in mind and just keep going, man, because it's definitely simple, but not easy without telling people all the time. But it's worth it in the long run. So when you're making these calls, are you jumping right into it? Are you trying to rapport build first? What is a typical call go like for you? Yeah. So a typical call for me nowadays is a little bit different. I don't call call nowadays. I have a team that coal calls, which consists of VAS and VA. They can go to Fiverr dot com to pull a VA. I recommend people in the Philippines because they're very expensive and they speak the most fluent English. So it sounds very natural. But when I used to cold calls, nothing fancy. Hey, my name is Anthony Lawson, senior property. One, two, three Main Street. Or you're interested in selling. And from there you build a rapport depending on what they tell you they can say yes. I'm interested in selling. How do you get my phone number? And then I usually make them laugh by saying, you know what? I use a service called LexisNexis. They give me random phone numbers. Sometimes I get a little lucky, which means I got lucky today because we're on the phone right now. Then I start laughing. And usually they just kind of gives you a warm feeling and you start talking, but you can remix it up. Just be it. That yourself. The scripts of the time. You sound robotic. Yeah, no doubt. Okay. So you make the call, you establish some rapport. We're using VAS, by the way. Great advice. Really helping us scale. It's been an amazing experience. So you're building the rapport. You already have the address, right. So you know more about the property than they probably think, you know. Are you at that point, like putting a value on it or what happens next? How do you start getting into numbers and determining what the value is versus market value and so on? Yes, that's a very good question. So what you want to do is get familiar with the term called ARV, which is mean after repair value. You want to know how to pull data as far as finding comparable properties are in the area similar to the same property you're focusing on. So if it's a three bedroom, one bath with 1000 sqft single family home, you want to pull data similar to the same thing to see how much the property could potentially be worth. So then from there, you would do the formula they usually call the wholesale formula. But now the market is so high, the formula changes over time. But the simple formula is ARB times zero 70%. I can't even go as high as 80% now, because the market is so high maintenance repairs. And that's usually how you become and get your allowable maximum offer. So from there you will know what to offer the seller. And then you will know how much profit you're going to make and how much you can sell a contract for through your in Union. So I would imagine that you've got a team making these calls. They're calling a lot of people. Right. So I suspect that you can't put a value on every property before you make the calls. Yes, that's correct. So what I tell people is the easier way is reverse engineering some wholesalers, they pull a list, just call and just make offers me what I like to do. If it's prop street. I like to look into that first. As far as zip code, the hottest zip code. If it's a single family, two, three, or four unit, see what they're selling for first. Then when you actually make the calls to the seller in the same zip code, then you can kind of narrow it down by square footage, of course. But then you can get a rough estimation of how much it will be working tomorrow. Got it. Okay. So you're doing some homework there, even if it's cursory homework, you're doing it first. So when you do get someone on the phone, you're ready to go, right? You want to capitalize on that opportunity? You don't want to let it go. That's correct. Yes, sir. And when the VA's are getting someone on the hook, how far are they taking it before they transfer it to you? Yeah. So they go as far as appointment setting. So after they set the appointment, I usually have, which I call a lead manager, go out there, or sometimes I go out there because I do own contracting companies. I make money multiple ways. That's something totally different, but I usually have a lead. A guy go out there, take a look at it, take pictures, send it back to me. Then after that, we determine how much the repairs are going to be. So let's say if I don't own a general contract to come, because usually people that first starting out, they don't know anything about construction or anything like that. So the way you can do it from there, from how I used to do it, I used to shadow general contractors to see what they would look for. But if people have enough time nowadays, I tell people download the Home Depot app, because that's what I did personally. So when I go into a property, if it needs a brand new kitchen, I would literally look up how much kitchen calls. Then I would call general contractors and see how much the labor costs. So then I just add them up. I give a rough number. So now I know how much it repairs back. Wow. Okay. So your team is teaming them up. Your guys are going out and getting you estimates and repair value. You're speaking to the individual. You have your number. Ok. Mr. And Mr. Smith, you know, I'm prepared to offer you a hundred thousand. What kind of terms are you getting? Are you selling them on, like a quick close, a long close. What does that look like? Usually I feed into the report building first because sometimes believe it or not, man, some people say if we close it to three weeks, that may not work for the seller. We came across sellers where they want to move out of state, so they need more time. So I go and build a quote with the seller first to see what works for them. Because certain sellers, if they do live in the house, they may not be the right fit for you. Vice versa, if you're telling them to close and now they feel like you're going to kick them out after you close. So I do with the seller first and go for their needs. That's kind of how I do it. And that's how I train my guys to do it smart. Okay. So like you said, you're reverse engineering. You're backing into parameters that work for the seller. So that's less obstacles, right? You're not trying to make them fit your program. You're trying to fit their program. Now you're never closing on these properties. Correct? Correct. That's absolutely correct. Yes, sir. So are you putting some sort of right to assign language in the contract? Yes. So in our contract, we usually do two ways. Now everybody knows wholesale, but we always upfront that you need either a and we really do partner up with buyers. So the way we position ourselves with buyers is we tell them, hey, without the deal, it doesn't matter how much money you have without the deal, there is nothing to be made. And without the money, you can't close on the deal. So usually, even with proof of funds, that's another thing people may run into. We use our buyers proof of funds to lock up the deal, and we don't shop it to a whole list. I build rapport with the buyers, and I train my guys to do the same thing because it's different from email blasting and phone blasting. Proceed with me. We don't do that. We know who to call to sell the contractors. So now they're letting us use the proof of funds. So now, in return, when the deal is locked up, it goes strictly to them. I don't sell it to anybody else, because that's fair. Now, in the contract, it just says, Anthony, let's just call for simple numbers. Anthony Lawson and or sign or do Anthony Lawson and or entity to be closed prior to, you know, something around that language. And then we literally just assigned the contract over to our in buyer. Okay. So you guys are because you've been doing this and you're experienced you've got a network of buyers. And, you know, already when you're talking to the seller, you know who's buying this thing. So you're not worried about having to place ads and run this down. You know that you've got buyers that if they're buying at X amount discount to market, they're in, they're going to move. They trust your process and flow. So you're really the intermediary, just connecting these dots, getting the contracts, assigning them. And now you get paid at assignment. Do you get paid at closing? How does that work? Yes. So the first part is yes. We just connected the dots. And then that's how we get paid. And then the second part is yes, at closing, we would get paid what's called an assignment fee. Usually people that wholesale, they tell you to make a certain amount, which can be true. Some people may not like that, which is unfortunate. Some people may count how much money you're going to make, even though that shouldn't matter. But I don't like to double close. I don't like to do LLC buy outs or anything like that. I like to do simple assignment. Why? No need for me to hide how much I'm going to make. We all work hard on the deal. And then prior to me giving you an assignment of contract as a buyer, you already agreed on the number. So now I know it works for you. So there's no reason for me to hide or anything like that. So I just keep it plain and simple and it's signing contract. So I want to pause there for a second because I don't know if the audience can appreciate how valuable the advice is you just gave. So, folks, when you're trying to build anything at scale and you're out and Anthony's got a big infrastructure, he's got VA's working, he's got his guys working, he's got the construction crew working, anybody that is more interested in what you're making instead of what they're going to make. I can tell you right now it's not going to be a long term situation. It's not going to be a long term venture, because when they're looking inside your pocket, inevitably, things go sideways at one point or another. Does that sound fair? Yes, that is totally true. That's not a trusted buyer you want to work with in the future without a doubt. So you've got this wholesale operation, you're identifying your team's, doing all the other work, you're doing the work to get in and close. You've got your buyers set up. That's your wholesale operation. It sounds like it's outstanding. So Congratulations on the success. Thank you. I'd like to talk if we could a little bit about where you've transitioned and the Group Home mastery. Can you give the audience a bit of an introduction on what that's about? And then maybe we can pull that apart as well? Yes, absolutely. And you want to start off things, James, I really appreciate that. And then. Yeah. So group Home Mastery. So let me tell her back. So if the folks may not know group home is pretty much supportive living, supportive living, shared living accommodations, main in the bathrooms, kitchens. And it's usually two individuals in the room, and they usually cater to what's called, like youth population, seniors with disabilities somewhere around there, almost similar to assisted living. They kind of go interchangeable hand to hand. And the reason why I started doing group homes is because number one, my philosophy is always people than profits. And I see what's over. And I see what's going on in the world economy with the Corbett, it's a recession proof business. That's number one. Number two, I have way more profit than the average investor on a two to four units or anything like that. And lastly, you only need one to really change it give you a prime example. And the view is a prime example. Myself and my partner just closed on 116 beds unit facility in Cleveland, Ohio. Purchase price 325. And we make 18,000 a month gross, of course. So the net is around 9500 staff things of that nature. So it's a recession proof business model. If you run it correctly, you don't have to worry about anything because you have your staff members or employees taking care of the business for you, and you're truly helping people. Man, if you look at the articles on what's going on out there in the world, there's so many people getting evicted, so many people who can't afford the apartments. So now you're coming in as the guy or woman in the middle to bridge the gap. So if you have transitional housing, they can go interchangeably depending on who you focus on. So if we have a home or commercial building, it can go from parole, it can go from seniors. It can go from if you love children helping you, that is out of foster care. So it just depends on the demographic that you serve. And of course, if you like me and you love serving the veterans as well, you can have veteran house. And that's something that I'm huge big advocate on, especially working with the VA in Cleveland now. So they're sending me business as well. So we lost our world needs industry that people don't really know about. Okay. So when you talk about two people per room, is it an individual and a caretaker, or is it two separate individuals plus the caretakers? Yes. So the cool thing is it depends on the level of class of needs that's in the home. Some homes don't need caretakers, like 24 hours services or anything like that. That's the home that we disclosed on it does not need that. And two individuals to a room. So two different individuals? Yes, they don't know each other. But the reason why it works is because people need supportive housing. If you look at the articles that's out there, coliving is coming is actually a thing. So it's different names. People call it coliving group homes, transitional housing. So two individuals to a room. And the cool thing, James, check this out is you can get paid from the government, so you can get paid from the government, the state or local nonprofits that pay you directly. It's happened to pay you a year's rent. So imagine if you have 16 individuals and they pay you a year's rent for 16 people, it's a game changer. Wow. So these are not or are they when you're looking to buy these assets, right? Are they large homes? Are you buying commercial structures? You're buying old failed motels? I mean, what's the typology? Yes. So that's a good question. The beautiful thing about this also, too, because I just love the industry a lot because it can be very flexible, similar to a hotel. So they can't be converted from older motels. So we'll just do classifies commercial. It can be a two storey commercial building, usually anything above that. You need some sort of elevator or anything like that. So it can be commercial building. It can be a very big single family home that was converted, which people usually think of when they take a single family and some type of caregiver. They usually think of assisted living. So it's similar towards that. So it can be any kind of asset class. That's the beauty thing about it. And then you can kind of get flexible from the business side and from the real estate side. So if I may ask and thank you, by the way, for being as transparent as you've been, there's tremendous value here, and I really appreciate the candor and the honesty. Where are you sourcing this type of product? Where are you finding these types of listings or buildings to buy? Now, this is the thing about group homes when you buy a group home and the two things that can happen, right? It can be licensed or unlicensed. They both are not bad. Usually you get the license when there's a very big number of people. If you want to have 2020, 516, 15 people, usually you have to run into some type of licensing that they want to have. But the unlicensed homes are usually the small ones, maybe eight, seven people. But either way, this is another good thing that we didn't touch on. James Man, you have what's called the Fair Housing Act that actually protects you as the group home owner in the Ada, which is American Disability Act, the government municipality give you any pushback. They're actually in breach of the federal law, which I'm going to give you your listeners a name, which is called the Oxford House. They forced many cities on this right now. They have over 50 homes of shared living, and they won every case only because it's covered under the federal wall. You can do various different things in group homes. Okay, so you're finding these buildings and depending on size, is licensed or unlicensed, what is the extra expense look like? If you're a multifamily investor, we all have our own formulas of what utilities and taxes and municipal charges are going to be. Is that a similar scale or when you get into the license stuff in particular, is there a much higher bar as far as expenses? That's correct. Because sometimes depending on how you structure your facility, you may take and buy food. You may serve the food you have staff. You have payroll so similar to, like a hotel. But your numbers as far as what you receive per income per individual is so high it can allow for that. I've seen because that was just in Ohio, we get 1100 per individual for New Jersey, you can get anywhere of 1500 to 2000 per individual. So it's totally different across every state. But yes, your income does allow for it. But your expenses is actually a little bit higher than, like multifamily, six, seven, eight units and things of that nature. So who's running these things for you? Yeah. So usually you have what's called an in house manager. That's another good thing you have an in house manager, usually the one depending on how you structure your home, if it's two beds or if a single room occupancy. So single room occupancy is usually a halfway home. And houses boarding homes you can have in house managers take a look and let you know everything that's going on the property. The cool thing is you just discount their bed, meaning their rate that you're going to receive. So if you charge anybody else a thousand that comes in from the government, you tell this person, listen, your daily duties, I charge you $500, but just let me know everything that happens inside the facility. You got cameras around the exterior and then the interior, of course, not by the laboratories or anything like that, but in the hallways, kitchen area. If you have the kitchen to protect you, stuff like that. So you don't really need any property management companies like your traditional multifamily. If you have, like, a 50 unit apartment building, it's usually just an individual and your employees to let you know what's going on. So I like the reference Cleveland because we just closed on that one. We have two employees there, and we're bringing on one more additional person. That's going to be like a supervisory role because we're looking at another property to buy. So we want that person to bounce around into each to do supervisory tax. So depending on your population, of course, because everything boils back to who you are serving. If it's kids, it may need a little bit more hands on with your seniors that doesn't have that much disabilities or they don't have any disability. They may not need 24/7 care. So it just depends on the population that you're serving. So housing and security is a very real problem that's plaguing the country and in particular, a lot of the major cities. Right. So I would suspect that from, as you were saying earlier, about being recession proof. Unfortunately, there are a lot of people in need. So I would think that the back end of the pipeline filling these units, once you learn the programs and you understand how it works in the particular municipality, you're comfortable with that pipeline? Is that a fair assessment? Yes. That's very clear. The ironic thing that you mentioned is it's too many people, but not enough homes, so they need people like you to come in and make this thing work. I was looking at an article because I'm based in Maine, in New Jersey. I was looking at an article that said today I was looking at the article, but the article was dated back in August that New Jersey homeless shelters are now going to get bombarded people because so much people after they get evicted, things of that nature, they don't know what to do. So who they're going to turn to? Someone if you come and approach these local nonprofits and homeless shelters, they're going to refer all those clients over to you. So now you have all these influx of people, you're never going to run out of clients. Congratulations on the success, man. It's brilliant. And it's coming from a place of love. And I really appreciate the work that you're doing here. So your challenge now is what trying to find more assets. Is that where your focus is? Yes. We have too many people, but not enough properties. So me and my partner, we're always looking to buy the next group home. Now we're trying to buy larger ones. We even trying to buy certain nursing homes that was maybe vacant and turned into group homes that can hold up to 100 people because it's a well known thing throughout the country. And I think if everybody just pitch in and they really love this idea, we teach about this stuff. If they really love this idea, it can really help your community. So how do we learn more, right? How does the audience learn more from you guys? You offer some sort of courses and whatnot? Yes. So we have a training, which is going to be in the form of a course, but we made it very affordable for people. It's going to be www. Dot grouphomemastery. Com. It's going to take you to a sign up page and we're dropping everything next month. The reason why I don't like the rush. I was never really a course creator, but it's something that I felt like I was doing a disservice to people because something like a group home needs to be told to people. It's not something that you hear on the average day. Like, okay, I buy group homes. Nobody really talks about that. So it's an asset class where someone can build wealth. You can help people and you can pass it down to your family. And the cool thing is to everyone's, parents get older when you want your parents to nursing home or your home that you own. So there's nothing better than that. It's a win win for everybody. And then in this training course, I don't want anyone to be left one step behind. So we have people that teach how to open up nonprofits. We have attorneys that's going to be in there that knows about this stuff. Teaching nonprofits throughout the country is going to be one on one support. And I'm going to be there teaching Zoom calls two times a month, usually beginning end of the month. So this training took me a few months to actually formulate and put together because I didn't want it to be rushed for people. So it's www.grouphomemastery. Com. We can go and sign up for it. Now that part is up and ready to go. Yeah, folks is correct. Look, we're always looking for what the next pivot is going to be or where the next challenge is going to be, which creates opportunity right. This is something that people don't realize. The courts have not adjudicated most of these covered situations. Right. The courts have been closed, and when in cases where they're not closed, they are so backed up. It's crazy. Right. So as this plays out, unfortunately, we're going to find more and more people that are in need of housing. And as you go into bad markets, challenging markets from an economic standpoint, this is where you are going to want to be. I'm extraordinarily bullish on this market. I think that there's a huge opportunity to help people number one and to build a profitable, sustainable business along the way. So, Anthony, is there any other way for folks to get a hold of you or is the website the best way? Yes. So you have the website, and you can also get a hold of me if you have social media on Facebook at Anthony Lawson, just my first name, my last name, and then on Instagram, you can follow me there. Anthony the investor. So once again, that's Instagram at Anthony the investor. And on Facebook, that's going to be Anthony Lawson from my first and my last name. Well, Anthony, I can tell you we have a lot of things going on here, but I'm Super bullish on this. I'm going to personally sign up for it. Folks. I urge you to absolutely sign up for the course. Go out and educate yourself. If nothing else in this market, because I think it is massive opportunity around the corner in this. Anthony, thank you so much for your time today. This was a great chat. Again. Thank you for your service. Congratulations on all of the success. I'm really excited for what you're doing. And again, Congrats, man. This is good stuff. Thank you, James. And Rebecca really appreciate it. Just so glad I can provide the value to your listings. I really appreciate that. Thank you. A ton of value here. Appreciate the time. Anthony is always out there. Folks, please stay safe.