We subconsciously can't trust the love we're getting because we think if they truly knew me,
they wouldn't actually love me the amount of life we feel like we've lived is gonna be
equivalent to the exceptional moments. We've had you did undercover work to rescue Children
from sex trafficking, 11 sting operations. If your person isn't your safe person, like what
are you doing
today on the show? We have someone who is a real estate expert having sold over 5000 homes.
He's owner of the, we are the they coaching program, an enthusiastic world traveler having
already visited over 99 countries worked undercover to rescue Children from sex
trafficking. And on top of all that is a serial entrepreneur who has his hands in over
20 companies and 15 restaurants. If that's not enough, he's the author of you end up where
you're heading, which is an incredible book, giving him the reputation as the most
interesting man. Please welcome my good friend , Jimmy Rex. What's up man? Thanks for having me.
Thanks for coming on, Jimmy. Yeah, dude, this is fun. I'm genuinely excited to have you on
the show. I've been uh itching to have this interview just because of all the things I just
said, I mean, you are one of the most interesting men I know and inspiration. And I
have to just, I have the first thing I have to know is how did you see yourself when you were
a kid? Did you see yourself doing all these things or is there something you really want to
do when you were pretty funny? Iii I like to ask my family members or friends that have
known me for a long time, you know, and they like to laugh about certain things and I have
one buddy, he's like, dude, you, you just were always doing whatever came to your mind, you
would just go and do it and you were genuinely confused when people didn't understand that
that wasn't normal. Like, so I just, if I had an idea I'd go out there, I would just do
something, you know. And so, um it's a blessing and a curse. But like, so for, you
know, I've been to actually just got back from a trip. I, I'm now at 100 and five countries
and people say like, well, what do you find the time to go travel like that? It's like I
just go and just go do it. I just make it the priority or whatever I'm doing, you know, and,
and I've always been pretty good at trying to figure things out and I haven't been afraid you
know, it's a gift that I had when I was younger because I tried a lot of things and a
lot of them didn't work. And I use that word verb very carefully because most people would
say I failed, but I didn't fail. I just, they just didn't work. But I always still got a
benefit every time those things didn't work. And so I'd see that even though maybe this
didn't become what I wanted to or maybe this thing didn't end up in the end working. I
always met new people and got more experience and I saw that people looked up to me, not
because I was accomplishing these things, but because I was trying these things. And so it
really, I guess you could say kind of inspired myself to really just keep doing that and
that's where you end up with this really crazy , interesting life. Well, you should, uh there's
going to be an autobiography written about your life and I'm just curious to see what the
title is gonna be. Who do you think's gonna play you? Who, who would play me in a, I mean,
I'd like, it's got to be somebody that's currently younger. I mean, I don't really know
any of the younger actors, I guess because it'll be coming up. But if I had to pick
someone today, maybe like, uh I'd love to have like, I mean, Ryan Reynolds would be my first
too. I could see that. Yeah. So, of the 105 countries you've now been to, what was your
favorite country and your least favorite country? You know, I made a video about this
recently on, in, uh, tiktok and it got a lot of people, it's got over 4 million views now
because so many people got upset by it, but I couldn't really name one because it's so hard
to pick one. But here's what I say is if you're dying in two weeks, you got one place
you still can go and you've never been anywhere. Um You've got, and this is what upset
people. I said you got to go to Africa specifically. I went my place I picked in
Africa is Victoria Falls because like it's funny because that's how social media works,
right? That video went viral because all these idiots kept posting Africa is not a country,
Africa is not a country. It's like no shit. I went on to say go to Zimbabwe which is, you
know, Victoria Falls. But the thing is, is because have you ever been there by the way?
Dude? It's, you've got to go, it's, it's just a different world. I mean, you're literally, I
remember one day I'm walking in our resort, we were staying in this nice resort and there's
these two giant giraffe statues, right? Like on the side of the path. It's like 10 o'clock
at night. I'm just walking from, you know, the pool to my room or something. And I look, I
like, man, those looks so real and all of a sudden the one just turns its neck just two
giraffes just sitting there. And I remember we were, you know, driving the next day and we had
to wait for elephants to cross the road and we went and slept out in the bush and, you know,
200 ft away. The next morning we found a pack of lions and, uh, I mean, the whole night you
got trees where monkeys are swinging overhead and it's just insane. I mean, it was just this
different world and by the way, it's, you hear about all the dangers of all these places. And
I'll be honest, like, when you go look for problems, you'll find them. I learned that
doing the undercover work. Right. But otherwise you just don't, people are so excited
to see you. They're so happy to have you there . I just got back from Saudi Arabia recently.
And, yeah, and I mean, you would think like, oh, that's scary. Right. You just perked up
your chair. Like it made me, it made my, well, that's the thing. That's crazy until 2019. You
tourist couldn't even go there. You had to go there for government business or whatever. And,
um, dude, the people could not have been nicer . They couldn't have been more like they didn't,
they either didn't give a care that we were there. Or they were so excited to see these two
guys. We went to the World Cup in Qatar. And so while we were there, we slipped over to
Saudi Arabia, but they were genuinely so excited to have us there. And I didn't once
feel in danger. Um You know, I've been to all these places that are supposed to be dangerous
and they're, they're just not. And it's, now, I will say this with Saudi Arabia. We had this
little moment where we went to. It's the second most holy site in all of Islam. And this
is where places where people get scared to travel because you can innocently make mistakes.
But me and my buddy were like, he's like, well , let's go see if we can enter and I'd already
researched it. You can't go in this building. It's like where Muhammad was like, either born
or died. One of the two, I don't know. But anyway, and we'd like, go up to the front and
the security guy is like, yeah, go ahead and this mosque to give you an idea holds a million
people. They've had over a million people in it. It's ginormous and um it's literally the
second most holy place in all of Islam. Um The first one. You can't even Mecca, you can't even
go in the city if you're not uh a Muslim. And so we go, and the guy's like, yeah, go ahead
and we're like, wait, what And so the next thing we know we're in this building, we asked
him like, three times. He's like, yeah. No, you're good. Go ahead and we, there was speak
English. Um Yeah, I mean, we understood it enough. Yeah, we were just like, can we go? And
we were pointing at the door, you know, he's like, yeah, yeah, go ahead. And uh we ended up
going through this thing. We kind of just participated in it because it's kind of cool
that, you know, the prayer going off and everything. I always try to do that when I
travel just, you know, I've done the whaling wall in Jerusalem and I've done, you know,
different Hindu and Buddha things and, you know, Indonesia and some of these other places.
But, and I'm sitting there and they had hundreds of thousands of Korans like stacked up
in this temple. I guess you call it on this mosque. And we're both just like, oh, they
probably just like, you take one like if you want to read the moth or the Koran. And we're
like, what a cool way to get our first K. And so we walk out with these books thinking
nothing of it. We're just like literally like kind of just getting into this whole culture
and everything. And next thing we know this undercover security guy was like, where did you
guys get those? And we realized, oh, no, we might have just accidentally stolen these books,
the most holy book in Islam, out of their most second most holy building, we can get our arms
chopped off and it caused a whole few hours of chaos. But other than that, it was so beautiful.
And so anyway, it's kind of a longer story, but kind of, I just love the adventure of
travel and, but you know, you see why some people don't you hear a story like that? And
you're like, yeah, man, I'll just go to Boston or hold on. I need to know how the story ends.
OK, so you have your arms, you're sitting here today with as well. And so the guy took, well,
my buddy kind of panicked. I'm a, again, I'm a very, I call myself a professional traveler
like I know what to do not to do. He's like, where are you guys staying? And I just point,
I'm like, I don't know what it's called. It's some Muslim name or whatever, um or Arabic name.
And uh the guy is like, well, I need to see pictures of your I DS and I'm like, I don't
have my army and my buddy pulls his out and he's like, here you go. And so he took a
picture of his visa and so we left and my buddy was like, and he's got a wife and kid. So
it's kind of interesting because I don't, so like, I'm up for the challenge. I'm up for the
adventure Right. But he starts kind of freaking out a little. But he's like, dude, I
wish I had taken my ID and I haven't even thought about it. I was like, I didn't give it
back. He took it, he just took a picture. But I'm like, but he's got his information out and
we've, we've been in Saudi Arabia for four hours. Keep in mind I have booked the nicest
resort and it's called a, it's like the up and coming place where they want tourists to come
to Saudi Arabia. It's literally one of the nicest resorts in the world. Um We're going to
the Qatar for the World Cup. I've dropped eight grand on tickets and hotels and the whole
thing, you know, and we called our buddy who um used to be a Muslim and he said, hey, here's
what happened. We're kind of a little bit worried. My buddy particularly, he was just
really worried, but I get it. He's got a wife and kid and uh this guy our buddy has, he's
like, well, how do I explain this to you guys? You went into their most holy place and touched
you are dirty. They consider you dirty, filthy , dirty and you touch their most holy book. You
basically stole it, not knowing you were stealing it and then you went and put it back.
He's like, what would it be the equivalent of here in the States? He goes probably trying to
assassinate the president of the United States . I'm like, what? That's not even close, but
like, and my buddy loses it. He goes, we're gone, we're out. So this is the actual story.
So we've been there for four hours. He goes, I'm going around the back way, get the car,
we're going to the airport, we're out of Saudi Arabia. And I'm like, you gotta be kidding me.
I'm just, like, beside myself. Right? If you want to stay. Yeah, I'm like, we're not here.
Yeah. Well, at this point I'm like, after he said that he's like, you guys, you've got to
get out of there, get the next flight out and there was a, it was like 5 30 at night, there's
a flight to Dubai at 1 30 which is a Western Middle East, right? Like, I mean, you're good
there. If you're an American, you're good everywhere, I think. But anyway, and, and so
I'm like, ok, we got this flight at 1 30 he goes, no, we got to catch an earlier flight. So
we go there and he's like, there's a flight to Egypt, it's eight hours in the wrong direction.
$4000 ticket. I'm like, I'm so bugged. I'm like, you've got to be kidding me. But then
there's the part of me that's like if it's even one in 1000 chance that we could put in a
Saudi prison, I guess we gotta probably go and I'm with your buddy here. I know and I'm
sitting there thinking to myself, I'm like, I can deal with being in jail for five years for
this mistake. Truly, I would figure that out if my buddy's in the cell next to me, missing
his wife and kid, there's not a day is gonna go by. I'm not gonna want to kill myself who
could handle five years. No, but I would like, I was willing to risk one in 1000 on it. How's
that? And uh no, I mean, if it was one in 100 I'd probably still bail it out. But we did, we
went to the airport, we turn in our rental car and uh but the, the flight was booked, it was,
you know, there was no flights for three more hours. Well, my buddy that went with me, he's
close, close friends with this guy who's royalty in the Seychelles, which is a Muslim
country. And finally he woke up, it was like 5 30 in Utah and he called him back and he said,
listen, here's what happened. And the guy said , look, you're good. Um I have connections
everywhere. I can, if, if worst case scenario happens, you should be fine. But that being
said, you actually can go in the building like they said, um probably wouldn't have taken the
Koran out. But there is argument to like, it's not just like you stole this off with your
hands. It's like you get to go to a court and justify it or talk about it like you get to
represent, you know that like, hey, here's what happened and once we did that, he goes,
honestly go enjoy your trip. You're fine. We went and everything. So you left the airport,
we went. Yeah, I had to go get a new rental car and then we just went and enjoyed the rest
of our trip. Wow. Wow. Yeah. Pretty. That is pretty wild. I live for those kind of
experiences, dude. That's what I literally try to create just chaos and fun experiences
because I believe at the end of our lives, the amount of life we feel like we've lived is
going to be equivalent to the exceptional moments we've had. And it's like those moments
that you create. I mean, watching me and my buddy go through. It is so funny and 98% of me
was laughing my ass off. 2% pissed off. The whole thing was just like I knew it in the
middle of it. I'm like this is chaos and we're gonna laugh our asses off for the next 30 years
about this. But it felt like a movie like it felt like we did need to get out of the country.
I mean, you had me at the edge of my seat because when you said it's the equivalent of
assassinating the president. Don't ever call him again. Jeez, man. Yeah, that, that that was
the part that kind of set off my buddy. Even if you think that that's the equivalent you
don't want to say that to your buddies that are still there. It's like a little bit
alarming, you know. Well, so this is what I love about my own show is I get to be curious
and ask these questions and learn from successful people because I believe success is
formulaic. I think that if you reverse engineer success from all successful people,
there's a bunch of common traits. Do you give much thought? Do you have like certain core
values that you hold dear or that you will call your success formula? Yeah. So I have a
couple of things. So, you know, I um I went through date with Destiny with Tony Robbins
several years ago and you spent a week trying to figure out, you know, your values and your
principal uh question your primary question and um you figure out, you know, your life's
purpose and all these things and I really dug into it that week. I mean, you're putting in 14,
16 hour days because I wanted to answer that question and most people, I don't think I've
ever done enough to really figure that. So my whole course that I um teach my, we are the day
men's coaching group. It's based off the three principles, three core values, which is uh
vulnerable, authentic and in integrity. And the principle is kind of this, when you're out
of integrity, when you're not being who you truly are, when you're not letting yourself be
seen for who you are, the love that we receive , whether it's from a spouse, from friends or
whoever we subconsciously can't trust the love we're getting because we think if they truly
knew me, they wouldn't actually love me. And so I can't tell you how many guys I've had come
through the program where they, they'll say that, you know, they finally get into integrity
with their wife or girlfriend or whatever they need to do. Um, they get vulnerable and talk
about things that they thought they would. You know, I have, I mean, it's crazy. The amount of
Steve Weatherford came and spoke to my group yesterday and so did bero cool and both guys
were, um, molested as kids and they said one in four, um, adult men were probably molested
as kids. Crazy stat. And to hear those guys talk about it and I've heard so many
influencers and different people talk about that now. And in my program there's been
multiple guys that had never told a soul that had been molested, thought they were awful
people. It's really confusing too because, you know, they start thinking like they kind of
enjoy it. Like it's all this really weird thing. It still feels good and just, and as you,
you hear them finally open up for the first time in their lives. They feel safe to talk
about it, that vulnerability. They think if anyone ever knew this about me, they wouldn't
love me. That's what, you know, spoke to and so did Steve and same with my guys. But truly,
it's when they're most lovable, you've never been more loved. You're innocent. You're, you
know, and, and, and then all of a sudden they feel so loved and they always say the same
thing. They're like, wow, for the first time in my life, I know my wife loves me. I know
that I'm loved. I know that you guys love me. And so these principles, the whole basis of it
is to break that energetic block between you and your spouse or you and whoever you need to
where instead of doing surface bullshit or, or just trying to get around these things, you
have to be able to, if your person isn't your safe person, like, what are you doing? Like get
to that place of vulnerability where you truly can be a broken man or person and be loved in
that state because then you're completely empowered to go forward. And so I would say
those are the three principles that kind of guide. Now when it comes to business itself, I
honestly think it's this simple. Um my mentor, Mike Ferry in real estate when I got into real
estate, this guy, I mean, my first year of coaching with him, I sold 98 houses with one
assistant. And this quote was on my wall. I literally wrote it on my wall. It said the
difference between successful and unsuccessful people is successful. People merely have
learned to do the things that unsuccessful people don't want to do. And hard work is he,
he would always say real estate is simple. It's not easy. He said there's three things you
have to do. Number one, learn exactly what to do exactly what to say. Two get really good at
doing it, learn exactly how to say it the right way, even the tone N LP, all that stuff,
right? He and then the third thing is just do it all day. It's literally that simple. And
then I went on, you know, to become the number one agent in Utah for basically for a decade
and, and over and over was getting all these different national awards and things. And I
literally that was all it was, it was like I got the, I learned exactly what to say. I
memorized scripts. Then I learned how to say them. So it didn't sound like a script. And I
just learned from the best people in the country. I'd literally go fly out and spend
time with them just like I do with coming here in San Diego and spending time with people that
are just much more advanced than I am. I just copy all the best stuff I learned and then I
just did it all day. It was relentlessly working to be the best and, you know, um,
that's how I built it. So that's how we get to 5000 homes. So, yeah. Well, and then I guess
the only other thing I would add to that is you have to have the right people around you
that first key hire, that second key hire. You know, I got a real estate partner right now, so
I kind of turn over my real estate team to him . I do the networking and a lot of the marketing
and stuff still, but he's really the machine behind it, selling all the homes now. And uh we
do a lot of investment properties all over the country. And so we work with investors left and
right, and he's so good. All I have to do is get somebody in front of him and I know they're
going to get him a plus experience, which is what is, what it's all about. Yeah. And so, and
then my assistant Chris for all these years, he was my right hand. I mean, he's so good. He
never missed a thing. Like so many people have the wrong hire. So they spend all day worrying
about things they've given to somebody else to do. And I knew if I gave him something to do it
was done. I didn't have to worry about it. I didn't have to follow up with it. I never had
to worry where my money was, I didn't have to worry about the client being taken care of.
They got an A plus experience and they'd always say the same thing. Like we just love
Chris. He's so nice. I mean, if, if it got to me, if I had to step in shit was going south,
you know what I mean? Like, I was the guy you called when you needed to save a deal or
whatever. Otherwise I was just out getting more business, more business. You know what I
love about what you just said though. And I think it's important. You didn't say if I get
someone in front of him, we sold the deal. You said they're going to get a great experience.
And I don't know if you realize that consciously or subconsciously, but that is the
difference between because I was really good in sales as well. And no one wanted to ask me,
how are you so good in sales? It's because I created an experience and I didn't worry about
selling. Yeah, I mean, you know, this, if you do your job and you take care of people that
you don't ever have to worry about the money, you just don't, you just, you never do. And
with our team, you know, it was interesting. So I 2007, 89, I watched everyone lose their
ass, right. I would sit across the table from these couples that had bought these investment
homes from other realtors and things and they were upside down 100 grand. I mean, I, I
watched people divorce in front of me, you know, and I have ptsd from that. And so what I
realized when I started buying real estate, I had the worst advice from people and it was
really hard to get good advice back then. Now there's a million ways you can get this
information, but I keep it so simple and we can do this at the end. When we do you talk to
me like I'm five maybe. But I just wanted to be the person I needed when I started investing
in real estate. Because if I had had somebody teach me the right formula. Oh my gosh, I had,
I owned 13 properties in 2006. I bought most of them the wrong way. My mentor came to me,
Mike Ferry and he said you need to sell everything. So I did. Oh Yeah. Oh He was the he
was, he's the goat. I mean, he the dude, whatever he said that was, that was for me. But
he said that. And so I kept two because I was living in one. I had a business partner living
in the other one. I losing my ass on those two , lost about 100 and 50 K. Um But all the rest I
got out of thankfully, I mean, there was one house we bought. I remember we bought it for 3
12. And with I partnered with my brother Matt. And if I had not got rid of that, it would have
caused us the biggest riff in our family because we ended up selling it at 305. Once he
said to sell, I took a loss. I ate the loss, which hurt back then. I mean, I, I think I had
to eat after commissions like seven or eight grand. And uh but that house sold a year later
for like 2 10. And it would have just, I know those numbers don't seem like big numbers now
back then. That was, I mean, that was everything I ever, I mean, how old were you? I
was 24 you know, 100 grand or a 24 year old. Yeah, I mean, that's a million dollars to most
people today for sure. And so, but I took that advice. But, you know, but ultimately the what?
So what me and Tyler have done so beautifully is every single investor that wants to work
with us. We make them do a strategy session with us first. It's a half hour to 45 minutes.
We sit down and say, what are your goals? What are you trying to do? What are you truly trying
to do? How much money do you actually have? How quickly, what's your um you know, your risk
tolerance, how quickly do you want to try to do this? And so we can map this thing out. And
all these agents in Utah, especially in California, they were selling investment
properties, $580,000 town homes. It was like, hello, I've watched this movie. I know how it
ends and sure as shit, it all flips and everybody gets stuck with these horrible deals.
We never, we switch, we stopped selling investment homes in Utah almost 2.5 years ago
because the numbers no longer made sense and we would just focus on three key things and we
make sure every investor it fits that formula. And so when the market started going down last
May, I mean, it's dropped, you know, the median price in the country's dropped 15 to 20%
in most areas. Um We had, we don't have a single investor that got put in a bad situation,
not one, we don't have a single one because we never broke these principle rules that he and I
learned the first go around and that's the difference between hiring. I mean, I look back
now, I'm like, jeez, just off hard work alone. I was hustling and getting a lot of deals. But
you compare like me now versus me when I was 25 and you know, I'm 100 times smarter realtor
now than then. And so it's like you see how experience does work for people, but that was
kind of the thing that we decided to do because I just wanted to be that source that I
needed honestly. And we do that and that's why people, we haven't, I haven't had to make a
cold call since 2010. I used to call for sale by owners every morning for three hours
straight, 30 to 40 every single day. It's my own dog. It was all it was. But I got really
good at it. You know, as an entrepreneur, I know how meaningful it is to invest in the
people and causes that are close to me and on gofundme, it's easy, safe and powerful to do
just that, whether you're supporting a family member, friend, local business or charity. And
whenever you make a donation, you're protected by the gofundme giving guarantee visit GoFundMe
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just, they know where to find us. They, it's all word of mouth and we're just growing like
crazy. So, so, right now, in today's economy, today's climate, you still buying homes. So
here's the number one thing with real. So I'll just give the rules real quick because this is,
yeah, this is the way you never get in trouble in real estate no matter what is as long as it
has if you buy the right property. Sure. And that's the answer for any market. But if you
buy the wrong property, no. And just to give you a quick little thing, I wrote a real estate
book. I interviewed the top 100 millennial real estate agents across the country. It's
called the next wave of influence in real estate. I wrote it about four or five years ago.
The best seller. Yeah. No, it's, it's fine. It's not my best work, but it's like it had a
couple of really cool things for new agents that you could learn by studying successful
people. One of the questions I asked him was, what is your own real estate investment
portfolio look like? And 50 of the 100 agents didn't even own a real estate property. Most
realtors don't truly know these rules of investing and that's where people get in
trouble because their cousin or uncle, they're trying to go to the same realtor. But anyway,
so long story short, the formula is basically this to make sure that you buy it correctly.
Number one, and you can't violate this rule no matter what is the property has to cash flow no
matter what. And for every 100 grand you spend , it should cash flow 100 bucks. That's
conservative. That's doable. That's every 100 grand. It should cash flow 100 grand that it
cost, it should cash at least 100 bucks. That's like pretty damn easy to get. So, a
$300,000 if I don't pull $300 in my pocket as a minimum, that your cash flow after
everything. Yes. And that's the number one principle that you never violate. Does that
include insurance, property tax? That after your pit I which is principal interest taxes
and insurance, you want to make sure that cash flow is $300 a month. So think of it this way.
So I'll give you a quick example. Um when the real estate market in 2007 8, I bought a
property, I paid 2 85 for it. Um I got a first for 80% of the loan and the second for 20% of
the loan you could do that back then. Nothing. Right. Liars, I think. Yeah. So I, yeah, so I
was at 2 85 market went up to 3 50. I hung on to it. The market ended up tanking down to, by
the way, I was upside down, I was ran it for 1500 a month. I think my payment was like 2300
a month. So I'm losing 800 bucks a month. I justified it because I knew it was going up at
the time. I didn't know what I was doing. I did it wrong. That's why I'm qualified now
because I learned the hard way. This is firsthand experience. Um, and what happened was
when the market started to tank, uh, I couldn't afford it anymore. I'm upside down
$800 a month. Um, so it dropped the value of it all the way to 2 15. That's where I had to
sell it because I had to, I couldn't afford the $800 a month anymore. The bank knew I was
making a lot of money because I was still selling a lot of homes, but I just didn't have
any money because I had bad decisions. And so they made me keep the loan 0% interest. So
every month the payment would go towards full principal. But I had, I got stuck with two
houses doing this for 100 and 40 $150,000. Was it a short sale? It was a short sale but not
really because I had to keep the loan. They wouldn't let me do a, uh, on a short sale
because they knew I was making 3, 400 grand a year still. So I got, I literally got stuck
with two house payments with no houses. Like that's when, you know, you've really screwed up.
And so, but the point of that was, is that house 2.5 years ago, sold for
$650,000 if it had the cash flow and I could have held on to it because if the cash flow is
even 100 bucks or even if you're breaking even hell, then I can keep that through the downturn.
You just, you're paying down your principal. So there's 45 to 600 bucks a month. Um, you're
saving on taxes, which you can save a ton on know what you're doing. And, uh, you know,
appreciation eventually started coming back like crazy after it bottomed out in 2011. So if
I had to hang on to that, if I could have hung on to it, I would have ended up making several
$100,000.10 years later. Well, Tyler, my partner at the same time, bought a house in
another city for 1 85. It dropped to 1 30. He was cash flowing $100 a month. That's it. Ok.
But because that house payment was covering itself when it dropped to 1 30 he just kept his
renter in, paid down his principal. Eventually the house paid itself off. He sold it that 2.5
years ago for $400,000. So the only difference between what I did and what Tyler did is that
cash flow that he had to be able to weather the storm. So right now I own over 30 real
estate properties. All single family homes. I don't have to sell any of them. Every single
one of them is cash flowing. Me, every single one of them I paying down principle. I'm
getting huge tax breaks. Um, it's perfect and so I'll just wait till the market comes back up
and then I'll sell it. So am I buying right now? Yes, I still, I flip homes. I do all that
stuff. Uh, if you have the right property right now. Hell yeah, I buy it. But you, if
it's an investment, you just don't want to violate that rule. Number one, is there a
second rule or is it just rule? Number one, I have a lot of other little rules. Like number
two is if the market were to tank tomorrow and you're still glad you own the home, you have a
good property regardless of the value. Yeah, because if you're glad you still own it, it
means you bought it right. You know, it means that you're not upside down. It means that
you're making money on it still. So that's kind of like a generic way to look at it. But
ask yourself if you're buying a real estate property and you go, no, this market, this
property is gonna go down 25% tomorrow. Would you still want to own that property at the
place you're getting it? And if the answer is yes, it's a good property. So how much do you
put down on a rental, uh, 20% on everything. Not more. No, no, I have a few that are paid
off just because when you, once you start getting too many loans you have to, um, you can
kind of max out. So do you play with how much down to make sure you make that certain cash
flow? Yeah. So, I mean, if you're buying investment properties, there's a lot of,
there's a, and by the way, there's a million ways to invest in real estate. This is the way
that we do it. This is the way that we teach it because it's the simplest and it's the one
where you're never gonna get in trouble. 5000 homes. You, you, you know a little something,
this is the safest way to buy real estate. I mean, this is like the formula. I wish I'd
known this, I'd have made a lot more money. Um But basically, um what you want to make sure is
whenever you're buying that property, um What was the question again? I'm, I'm going on
another play with uh yeah, you wanna put down at least 20% because then you don't have the
mortgage insurance. And so it helps your cash flow. If you're not putting that down, you just
found a killer deal. But like a lot of people, you know, they do these methods of buying where
you're like um you know, you buy, owner occupied 3% down and then you move every six
months and that's a way to do it. And as long as it's still cash flow as I'm for it, but in
today's market it's not, the affordability rate is too high. It just doesn't work. Well.
That's fascinating because I, I'm trying to do more in real estate myself. And the challenge
is there is so much information, but there's so much information. How do you know in general,
right? You know, uh and this is what I say, like if you're gonna, if you had a chance to
talk to somebody, I mean, with Ever Bowl, for example, if you had a chance to talk to
somebody who's franchised 204 100 restaurants or somebody that's never done it. Who are you
gonna go talk to someone who's done 400 restaurant? The number one thing I tell people
is you got to find people that are actually doing it and ask them, let me see your houses.
I want to see what your houses are doing. If they don't, I have a spreadsheet or some kind
of software that's showing them exact. I mean, I can literally pull up a tab on my Excel. You
will see every house, what I bought it for what the cash flow is, every single payment. If
I showed you the amount of detail that we put into this thing, it's I'm not even an
analytical guy. Hell, I don't even like to see that much stuff. But my partner Tyler is, and
so he does it for me but every single property I know exactly what the rate is and how much
I'm cash. I know how much is in the reserves. I know when that loan has, you know, all these
different things. And so it's just right there in front of me. But you want to make sure that
whoever you're using or helping you is really an expert at it. And then you want to make sure
that um you know, you can trust them just as a person. Do you only buy in one market or do you
scatter? No, we're in multiple. We used to just buy Utah because we got a lot bigger
commission checks. Um But we uh just being honest, that was easy. It was in our backyard.
I can go see the houses. But once that market dried up for investors, we actually studied 92
markets around the country and we found the three best markets at that time. Um It's funny
because I went on Cody Sperber show at that time and I asked him, where's the one place
you'd buy right now? And he was one of our three markets we identified. So it was kind of
a, you know, a validation and then Chris Crone who does a lot of real estate investment
coaching said the same thing. And so our numbers were good, but we basically look for um
and this is part of like, what are some of the other things that go into where you decide?
Well, right now we only buy in red states. I mean, you can get a renter in a blue state and
you can't get them out for years. Um They don't have to pay you, you know, can sink you.
Uh, we only buy in markets where people are moving to that have strong economies. Um So
Florida is a big one for us. Uh Arkansas um Tennessee, different areas like that. Um uh
Oklahoma is another one. And then again, it's um so we just studied the markets where do the
numbers still work and if the numbers work, we'll buy it, you know, we just partner with
the top agents in those areas and we'd run it through our formula and check it out and if it
works, it works. So when you do out of state, does part of your profit have to incorporate uh
property management as well. So we don't do anything with the property management side, we
just turn it over to the property managers in those areas. So we've found the best problem
because in every one of these areas, we have hundreds, even thousands of homes that we've
sold to investors. And so we find the best property managers. But what we do do is so like
we'll find the best agent and then they actually take the commission, they just cut us
a small referral fee and then we charge a fee up front to work with us. So we're still making
like that's why I say like in Utah, if I sell someone a $300,000 investment property, I make
nine grand on the commission, right? With these deals, we make about 5 to 6 grand per
house, but we're building, I mean, we have so many clients now that are like, wow, these guys
didn't try to, like I saw these realtors selling homes, like I said, condos for 5
$600,000 they were never gonna cash flow. They wanted the $18,000 check. You know, that's
their commission on it. And I couldn't ever, I would feel guilty taking the damn thing. And so
like all of our clients are so grateful because we protected them and they know it. And
so we have thousands of clients now that we've worked with and um most of our clients end up
buying 8, 10, 15 homes with through your Yeah. Yeah. Yeah. Yeah. And so do you ever partner
with your clients or is it just? Yeah, I do. Yeah. So like for me, I want to buy one of my
goals by the end of this year, you know, Pace Morby came and spoke to my men's group in
November and challenged us. Uh you know, he wanted, I think own 100 homes last year, ended
up with 400 properties or doors or whatever it was. And so I'm like, ok, I need to be at 100
doors by the end of the year. And so my only way to get there, my loans are full. I've got
all those and everything, but I partner with people. So I do the work, we find the home, we
take care of it. Um, we split part of the down payment. They're obviously doing more because
I'm doing all the work and then they do the loan in their name and then we partner together
and I've done that 15 times. My last real estate question and then I have to ask you
about your undercover work because that, uh, that keeps me very excited. But do you own most
of your rentals in, in an LLC, a corporation, your personal and even my partner or someone,
we set up our own LLC for each one on bank account and we'll just run it all through there.
Do a K one and the whole thing. Um, any of them that I own outside that I have three or
four that are in like one LLC, but all the rest have their own LLC and you have just
reliability for liability and just to keep it separate. Yeah, it's actually really easy to do.
Like, once you kind of, if you spend 30 minutes looking at it, you can see how easy it
is to do, talk to your accountant and, you know, and you might as well. Ok. So I read the
most interesting thing about you is your undercover work? I need to, I need to hear this.
I need to understand. So, you, you, you did undercover work to rescue Children from sex
trafficking? Yeah. So I stopped about three years ago so I don't do it anymore to preface
with that. But, um, yeah, so I was at a conference, I don't know, 67 years ago and I
heard this guy get up, this guy named Paul and he talked about, he, he'd just gone to Columbia
and they did this big sting operation to rescue these kids who are being sex trafficked.
And he's telling me this story and there's a million coincidences of this whole story. But
long story short, he was a real estate mogul. He'd helped fund, um, or sorry, he helped build
a fund that at the time was like a multiple billion dollar fund. Now it's like a $30
billion fund. But, um, but at the time and so he was like this guy that I'm just like, wow,
like he's a real estate guy. He got to go do this. I want to go do it. And so I went up to
him after the event and kind of blew me off, you know, and I just kept doing what I do to
get in the room when I want to be there. And, um, eventually persistent. Yeah. Yeah. Well,
it's you know, everybody needs something to figure out what it is and go give it to him.
Right. And that's kind of what I did and I just made myself an asset, long story short. Um
So there was a company that or a foundation that had started called Operation Underground
Railroad. It was about six months old at the time. Um They're big now with like Tony Robbins
and Lewis Howes work with them and amazing organization. This guy Tim started it. And uh
so Paul had basically, he was kind of the guy that first funded a lot of their first missions
that kind of helped get the money for it. And so he got me in, I got in with him and he got
me to go on this first stop and long story short. Yeah. So we'd go into these foreign
countries, um ones that need help. So they ask this organization for help like you wouldn't do
this in the US. They have law enforcement, they have FBI and CIA and all the things, right?
I mean, but in some of these other places we went, I mean, it was crazy. They had nothing.
And so we'd go down there and the reason why it works so well is because we are the target
for who would go do this Americans going to uh Colombia or Mexico or uh you know,
wherever it was Ecuador or whatever. And so we'd go down there and um go to the beach and
start hustling and talk to the guys. And the next thing we know we were pretty good usually
at finding whoever the trafficker was and then we'd set up a sting. We'd have them bring all
the girls and, um, I ended up going on, um, 11 sting operations. Um, and in that time we were
able to rescue over 100 girls. Yeah, my first one was special. I got a plaque that Tim gave
me that has some money framed a picture of me, him in one of the federal and shows all the
stats of the takedown and some of the money we use to rescue those girls. And I keep that
right on my desk and the reason why is, you know, and you know, this, like I always talk
about people talk about their why. And you know, when I was younger, I always wanted to
save somebody's life. That was like, it's a stupid girl. I had one was like, go to the moon
own a penguin, save someone's life, you know, but like, and you know, so I keep that there
because sometimes work just sucks. Some days are hard. Some days you don't know what, why
it's worth it. And I i it's funny that we've talked a lot about real in this episode because
I don't talk about it as much anymore. But when I was going through that in say 2008, 9,
10 it was so hard to sell houses. I was dead ass broke. I'd made millions of dollars and
lost it. It was just, people will never truly understand how difficult that is. We have a six
month supply of homes on the market right now. We had a 22 month supply of homes on the market.
I mean, there was nobody buying homes, everybody was upside down, everybody put
nothing down and it was brutal. And I had another quote on my wall that I had this
prospecting booth where I would just go, I had it as motivational as I could because I had to
work every day and it said show up today for your future self. You never know who's gonna
need you. And that was my motivation man, because in the moment it wasn't fun, you're
paying off bills, you're paying off debt. And that was it. I mean, it was not fun. You have
to have a bigger reason to go to work and people kind of, they focus too much on the
immediate thing. And so I always was thinking forward of what would happen. So to look back
now and have a weekend, like I just had with my men's group here in San Diego, you know,
life changing for these guys and to be able to go on those ops, like I didn't know where my
life was going. But I'm so proud that like in those times when it was so hard. I mean, it was
so brutal. I was carrying 50 listings at a time and I maybe sold one every 2 to 3 weeks.
It was brutal. I had to make conversations every day with these owners telling them they
need to lower their price, borrow money, whatever they could to try to sell. But I got
through it and because of that I built, you know, this life where I'm able to go do things
like this now. And, and so when I had a chance to be a part of those ops, it was special, man.
We um, yeah, we rescued over 100 kids and took down over 30 traffickers on the ops I was
involved in. And um, you know, one of them in particular was, you know, she was an eighth
grade school teacher and she used her position to get these girls into trafficking and we took
her out like how many dozens or hundreds of girls did we save from that one? I don't know.
But like those are the things and so that plaque is front and center because some days
life just sucks, man. But I'm like, no Jimmy, you never know. I would have never guessed
that's what I'd have been doing. I kind of just the opportunity presented itself because
of what I did when I was 24 25 26 because I didn't give up because I didn't go give up on,
you know, wanting to be somebody. And um, so yeah, man. And so it means a lot and it's a
part of my story. It's um, one of those things that you just look back and you're like, how
did I even end up there? But it was beautiful, man. And did you ever get shot at? No, no, no,
no. I mean, if we were, if it ever got to that point, we were in deep shit because we weren't
armed ever. Um The only protection we had was that it's actually where we are that it comes
from. I'll tell you this story. Um the name of my coaching program because this is where it
came from. So we did an op once in Latin America. I don't say exactly where, but this,
we had found the guy that was supposed to be the trafficker and the next morning and we knew
that because we were working with two other traffickers and when they heard we were working
with this guy, they're like, oh, if you're working with him, we can't, we can't talk to
you anymore. Like he's the guy like, ok, sweet . So we knew we found the guy and the next day
he's like, hey, I want you to meet my boss. We're like, I thought you were the boss. He's
like, no, no, the boss, boss. So we go meet this dude and they had a perimeter set. I mean,
the guy had his gun on him, I speak Spanish because I served a Mormon mission in another
life. And so I'm the communicator. There's four of us. We have our doc, our Navy seal guy,
me and Paul, you know, the talkers and I'm talking the whole thing in Spanish, negotiating
these kids and prices and the whole thing for 20 minutes. And we got out, I mean, if any part
of any inkling, if any little thought of these guys were that we were there undercover, we
were dead. I mean, it was, it was a, we were not in a good place. This was no one would have
known about us for months, years. And, uh, anyway, long story short, we ended up going
back from that and I was pretty scared because it was like, wow, we got to go back now and get
these guys arrested and we went back and I had told my roommate at the time I did, I, I think
it was my last one and, uh, I think it was in my third or fourth one at the time and we went
back and we did the sting. We got these guys taken down, um, and we'd rescued the, you know,
the kids and everything and afterwards I was just like, wow, I have to do this for the rest
of my life. Like this is going to be something that, you know, it was so amazing to watch that.
So, on the way home, my girlfriend picked me up from the car or in my truck, uh, from the
airport. And it's interesting because you tell people the stories and I thought everyone would
want to hear about it. The truth is they don't , it's really hard to talk about. I've learned
how to tell the story in a way that people aren't going to turn this podcast off. But like
you start telling people what's going on, they don't want to hear it. They'd rather be
ignorant to it, to be honest. And so like, she was, I'm telling her the story and scaring the
shit out of her, you know, and she pulls over and she goes, hey, I don't want you to do this
anymore. This is like super dangerous and um bad environment. I was like, I know, but like,
this is part of my life's mission now, you know, like, look what we just did and she goes,
I know, but like, why can't they just go do it ? And without even thinking, um I just said, I
said, what do you mean? There is no day? We are the day. And when I said that I was like, I
still get shivers. I just gave me goosebumps. I was like, oh shit, that's good. And I was
like, that's gonna be the model for my life. We are the day. And so that's the whole premise
of it is, you know, we don't wait for other people to step up like when something needs to
be done or fixed, we're the ones that do it. And that's the premise. That's the whole how we
are that they became a thing. Hey, everybody looking for great insights, entrepreneur dot
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our menu and that's a great seg segue into because yesterday I came and got to
meet part of your group um over at the wild jungle and watch uh the group of we are the day
and get inspired just by the group of men that you're putting together and the mission you're
after and learn about it. And now I want to be part of it. Um And it clearly lights you up. I
mean, when you talk about it, I can just see the passion in your eyes. I mean, how it's self
funded, like to be able to do it. It's, it's the funniest thing I've ever been about. I
don't feel like I ever work and I've never worked more in my life. Well, I mean, it's,
it's so valuable because I think, and I'm gonna let you tell me so I don't butcher it but
a safe place for men, especially in today's world to and I think you named the three of
them, you know, but the one that triggered me was vulnerable. It's hard for men to be
vulnerable. It's hard to be for men to be in a environment, especially around other men. Um
And how are you cultivating that? I mean, how is that happening? Yeah. So, I mean, we do a
whole, I mean, when the guys sign up for my program, we get them all together the first
weekend, I'll give you a couple of the exercises I did. You guys can do this with your
company or your family, whatever. This is not pro I came up with this, but it's just the most
beautiful exercise and because I'd been to so many masterminds in advance and people are
flexing and they're trying to, what they're really saying is, hey, please get to know me. I
promise I'm worthy to get to know. But it comes off as like braggadocious and freaking
front and, and all this shit. And I just hated that, you know, I remember I went to a
networking event at Dan's house one time and I got blown off by a few guys and you know, it
was like Jordan Belfort was there, you know, Jim Quigg all these different people and I just
felt like a jackass and I just remember feeling like, oh I hate feeling like this like,
why do we got to be like this? And uh and so I've been to all these events, I know what I
didn't want. And so when I first got the guys together the first night, what I did is I had
to make a bad ass list. Are you familiar with Jen Gottlieb? So she taught me this. Um We were
sitting with me, her and Prince at that at this event um that Dan Flesher had put on and
me and Prince were talking about how, you know , you get this impostor syndrome. Like we're
just guys, like, like you kind of like, am I really doing anything? You know? And, and Jen
was like, guys, I have the best exercise to help you get out of um impostor syndrome. And
so what she said, she's write down a list of everything that makes you badass from the time
you were a kid like this is your chance to brag. And I'd had a guy about six weeks before
I met her on this. He was at a house party of mine and we were laying there and he was just,
just talking himself down. And so I said, bro, this is the safest room you're ever going to be
in for the next five minutes, you're gonna brag your ass off, everything you can possibly
come up with. And I saw him light up as he's telling us as this letting me know all of it.
Anything that you ever have wanted someone to know about you that you just feel like you'd be
bragging if you told him and he lit up. And so I kind of took her bad ass off. So I have the
guys write it out and then the key to it, she says is then you're gonna have somebody read it
to you or you read it is if you're reading it about somebody else and all of a sudden you
listen to him, you're like, God, this guy is kind of a bad ass, you know, like I remember
when I read mine, I'm like, shit, I wanna hang out with this guy and uh but then I had him all
get in a circle. So little pods of 10 and one guy gets in the middle and he reads his list
and then the guys go crazy celebrating him like they just won the Super Bowl. This is the
first night we're all together. And so every guy is celebrating and then they all get, I get
emotional thinking about it because it's like you watch them change their lives. But they get
in this big circle and then every guy has an accountability partner and they get up and they
have to tell what makes their accountability partner a badass. By the end of the night,
everybody is like I feel seen, I don't have to front, I don't have to prove myself. These guys
know I'm amazing and it just, it changed that whole energy. And then the next day I would do
one of the exercises. I get them in a big circle. I have a list of about 40 questions and
I learned this one going there was a lady named Catherine Hoke. We went to the Pelican
Bay Prison one time entrepreneurs, you teach these um uh she doesn't like using the word
film. I can't think of the right word but the the criminals, you know, and, uh, these are
dudes that are in there for murder lifers. I mean, solitary confinement guys the whole bit
and we get in a line across from each other and she calls it step to the line and basically
she'll say stuff like if you had a parent tuck you in at night, step to the line and you watch
all the entrepreneurs almost every time all of them step forward. Not one of the 100 guys that
are in prison, right? And then all of a sudden she asks other questions. If you watched a
sibling get killed by your 20th birthday step to the line, half the prisoners. And it's just
crazy. I mean, it's just like this. So I took yes and it was just a life changing moment for
me when I went and did it, right? And that's kind of why I like love to do experiences. You
don't know which moment's going to change your life. And so I took that and I kind of put my
own spin on it. So I got all the guys in the circle. I had a list of 40 questions and if I,
if the if if it um and but by the way, first I went and I told a very vulnerable story and I
talked about all the shit that wasn't so sexy about me, right? And I talked about how I had
to work through these things and things I was still working through. Then I had one of my
best buddies who's also an influencer, do the same thing. So by the time we got to the circle,
the guys were primed and then I had the question. So I, I'll start out with like if
your parents ever divorce, step in the circle, half the guys step in, step back out, then I'll
say something like if you've ever had a sibling die. Step in the circle. One or two
people. If you ever had cancer, one or two people, then I start getting a little bit more
personal. If you've ever been cheated on, step in the circle. If you ever cheated on your
spouse or girlfriend, step in the circle. Uh you know, if you, if you have a pornography
addiction or have in the last six months, step in the circle. If we start getting very
vulnerable and all of a sudden every guy is in tears because the problem with men is we feel
like we're alone. We don't have these safe places, these containers where we can go to
actually learn that like, wow, I'm not the only asshole going through this, but in that
moment, every single guy and so then we can give him an opportunity once this activity is
done. And one of the questions I asked is, do you feel lonely often? I think 38 of the 40 or
48 of the 50 guys stepped in the circle and it's just a crazy thing and guys get up and
they start talking about, hey, I just found my wife cheating on me. Hey, um, you know, I have
had a porn on for addiction since I was 12. I've never told a soul. Um, here's a, and these
guys and they just work through all these different things, whatever it might be. Right.
Or, you know, I've been cheating on my girlfriend. I don't know why I do this, you
know, whatever it might be. And that's the really sets the whole foundation for the whole
thing. And then the next day there's this giant rope. So if you go to my Instagram, Mr
Jimmy Rex, see it, we do that. We jump off this cliff. It's 280 ft down. You my buddies
literally go set it up the day before. It's a rope swing. It's like this isn't like you pay
money to go do it like it's not there one day, it's there the next and I have them leave
behind a limiting belief, negative relationship or bad thought that they've been
holding on to and leap into an empowering one. So they come up out of that canyon and new
person and that's the first weekend we're ever together. And then it's a 2.5 year program
where we just keep going and driving. So that's my uh yeah, I remember the original
question but that's uh that's what we do with, help men get vulnerable and, and I mean, it's
something I think all men should at least explore if it's a way for us to get vulnerable
and be around other men and have the freedom and um approval permission to get real with
each other. Yeah, you don't have to have your shit together. It's like no one cares where
you've been, no one cares what you've done. Like let's all go together here. But you feel
seen for the first time you feel loved for the first time this every man carries these weights
and they don't, it's like set it down, dude. Let's go. So, so my last question before we
wrap up is your new book. You are go, you're go, you end up where you, you end up where
you're heading. I'm gonna say you're going, where you're heading, you end up where you're
heading. Tell me, yeah, the subtitle of it is the hidden dangers of living a safe life. And
the whole premise is so many people on their deathbeds, nobody regrets the decisions they
made. I mean, you got a girl pregnant in high school. You love that little kid more than
anything you've ever done. Like you screwed up a business. The lessons you learned are
invaluable, right? Like most things you tried or didn't like you don't have regrets, but
people really regret the things they didn't do . It's the conversation, they never had to
forgive somebody, it's the um the person I always had a crush on and never let him know.
You know, it's like the girl that got away or whatever it might be or the business idea that
just died in your head. And so the whole premise of what I wanted to do with the book,
as I take people through Joseph Campbell's hero's journey, and it just shows them the
steps of how to be the hero of your own story and how to really take control live your life
by design and, and go after it. So the whole book, I use examples from my life of, you know,
with the 10 different stages and then different people that have been in my life that
I've learned from and we walk people through how they can do that. I have to get it. I'm
gonna, I'm gonna get it. I'm gonna read it. So the next time we talk, I'm, I'm gonna be uh
familiar because Jimmy, honestly, like I said, from the beginning, I was so excited to have
you on my show just because not only are you the most interesting man uh as a reputation,
but just knowing you and watching you, your thirst for life, your ability to cut through
the crap and get it there. So those listening who don't follow, you need to go follow you. Um
If you're a man out there and you're interested in improving your life being the
best version of yourself. I recommend you. Check out the We are the day program. I got a
little taste yesterday and I hope I get the opportunity to spend more time with you and
your group because you're changing lives, you're changing the world. And thank you, man.
Thank you for coming on and spending this time with us. Thanks, man. No, we'd love to have you.
And yeah, it's been so fun. It's so cool because all these, I worked so hard to build
some of these really special relationships and like, you know, you have a day like yesterday
to have you there and have Steve there and Tarzan and Dan, all these guys that I worked so
hard to build a real connection with and not one guy I had to pay, they just love what we're
doing and they step up and so we'd love to have you super involved, man. It's, it's
awesome and thank you. Yeah, it's fun. Thank you. Thank you. You bet, man. Thank you so
much for listening. If you're looking to level up your relationship capital game, then take a
minute and text the word Jeff to 33777 for a free copy of my network to millions
playbook. The link will also be provided in the show notes below. See you guys next time.