2016 年首次租房，2026 年实现财务自由（我使用的所有策略）

我想具体问问合租公寓这方面的情况。

I wanna ask specifically about the coliving Mhmm.

这些房产。

Properties.

对。

Mhmm.

合租公寓在大城市里表现最好。

So coliving does best in major metropolitan cities Yep.

尤其是当房产靠近公共交通时，因为这本质上属于职工住房。

Especially if that property is near some sort of public transportation because, essentially, this is workforce housing.

如果你不清楚这是什么，简单说就是按房间出租。

So for those of you who don't understand what this is, this is where you're essentially renting by the room.

每位租客都有自己能上锁的房间。

So each tenant has a room in the house that they can lock.

房间里放着自己的东西，公共区域则是厨房、浴室，如果有客厅的话，还包括客厅。

They've got their own stuff in it, and then the shared spaces are the kitchen, the bathrooms, and then the living room if there is a living room.

所以我想知道，这些合租公寓以前是短租还是长租的房产？

So what I wanted to ask about the coliving is these were obviously either short term rentals or long term rentals before they were coliving properties.

是的。

Yes.

你们有没有对房子进行改造，增加房间来提高合租的收入，还是只是按原样出租各个房间？

Did you modify them to add bedrooms to make it bring in more income as a coliving, or are you just renting the rooms in the property as it sits?

这个问题问得好。

Great question.

很高兴你提到这一点。

I'm really glad you asked that.

我觉得在全面投入之前，先做个小范围测试很重要。

So I believe in testing whether just it's just important business one on one.

我主张先试点，别一上来就全押上去。

I believe in testing before just going all in Yep.

再决定要不要采用这个策略。

To a strategy.

所以第一个房子，我们只是按房间出租，没动原有的格局。

So for the first property, what we did was we just rented out by the room with the existing rooms.

明白了。

Okay.

我们没改客厅。

We did not modify the living room.

只是添了点基础家具，想看看效果怎么样。

We added furniture, very basic and we said, let's see how it goes.

就这样试了一段时间。

And so we did that.

卧室很快租出去了，三十天内就满房了，前几周有点换人，很正常。

We rented up the bedrooms pretty quickly within thirty days and had a little bit of turnover probably the first couple weeks.

之后连续六十天的运营证明这模式行得通，能赚钱，流程也理顺了。

Then after that we had about sixty days worth of proof of concept that it works and that it's profitable and we figured out the systems.

所以下一个房源一出来，我们就把客厅和餐厅改了，又加了两个卧室。

So then when the next property came available, we did modify the living room and the dining room and added two additional bedrooms.

所以我投资时比较保守，毕竟我想确保自己稳扎稳打，能赚钱，而且也没多少后路。

And so I invest in a little bit of a conservative way because, you know, I I want to make sure that I'm being careful, I'm being profitable, and I don't have a lot of backup plans.

我可没指望能突然继承一大笔钱。

Like, don't I don't I might expect inspecting like a huge inheritance.

所以我们得把这事琢磨明白。

So we gotta figure this out.

因此我强烈建议先小范围试水，别一上来就全押上去搞新花样。

And so I definitely suggest someone testing versus going all in and just trying something new.

而且，你之所以能这么试，是因为就算这个新策略失败了，你还有别的退出路径来保障收益。

And, again, the reason that you were able to test a strategy is because you have other exit strategies for that profit in the event that this new strategy you're trying doesn't work.

对吧？

Right?

这样你投资时才能更稳妥。

It allows you to be careful in your investing.

明白。

So Mhmm.

我们都要记住，如果没法通过多种方式退出交易，就别买任何房产，因为市场总在变，尤其是当你用的策略容易被别人影响时。

We're all just going back to never buy a property if you can't get out of that deal in more than one way because the market shifts, especially if the strategy that you're using can be hindered by somebody else.

对吧？

Right?

比如短租、中租，甚至分间出租，这些策略能不能行得通，往往取决于你所在城市或地方政府的规定。

So, like, with with with short term rentals, midterm rentals, and even rent by the room, your ability for that strategy to work can be hindered by your city or local government.

是的。

Yes.

有些城市对同一栋房子里能住多少非亲属人员有明确限制。

There are rules in certain cities with how many unrelated people can live in a house.

你得先搞清楚你所在城市的这些规定，以及未来会不会有变动，再花大钱把客厅改造成卧室。

You need to understand those in your city and see what the plans are for the future of that before you go spending a ton of money converting living rooms to bedrooms.

没错。

So Yep.

再次说明，拥有多种退出策略的好处。

Again, benefits of having multiple exit strategies.

好吧。

Alright.

接下来是第八条。

So section eight.

我知道住房券项目总被说得很差。

I know section eight gets a bad rap.

对吧？

Right?

是的。

Mhmm.

因为我两边都听过。

Because I hear both sides.

有人说租客用住房券特别难搞，我觉得这说法是夸大其词。

I hear that section eight can be a pain in the butt with the tenants, which I feel like is a myth.

但我也听说，当地政府在检查和审批资格时确实挺麻烦的。

And I also hear that the local government can be a pain in the butt to work with in order to pass the inspections and get qualified.

第三个我想让你谈的是，最近我们经历了一些政府停摆。

And then the third point I'd like you to touch on is we've had some government shutdowns recently.

这对你的八号住房补贴收入有什么影响？

How has that affected your income in Section eight?

归根结底，我们必须明白，我们做的是人的生意。

So at the end of the day, we have to realize that we're in the people business.

对吧？

Right?

我们虽然经营房地产，但本质上做的是人的生意。

So we we own real estate, but we're in the people business.

我们要意识到，租户其实就是我们的客户。

And we want to recognize that, like, our tenants are our customers or our clients.

不好意思。

I'm sorry.

我老让你重复这句话，但这些正是我经常强调的重点。

I keep telling you to repeat that, but you keep these are things that I harp up.

说真的，这行几乎是唯一一个房东根本不当客户服务来做的人力行业。

Like, this business is one of the only customer service businesses that I feel like landlords don't operate as a customer service business.

没错。

Like Right.

你去商店买东西，或者找人服务，都会期待对方好好待你。

If you walk into a a a store or you're buying a product or service from someone, you expect to be treated a certain way.

你理所当然希望被尊重。

You expect to be treated well.

你才是顾客。

You're the customer.

你带来了收入，支撑着这家店。

You're bringing the income for that store.

所以你当然该得到相应的对待。

And so you wanna be treated as such.

但不知为什么，房东们从不这样对待租客。

But for some reasons, landlords don't treat their tenants that way.

那为什么不呢？

And why would you not?

好吧。

Alright.

我得从这个高大上的状态里下来了。

I'm I'm gonna get off my high-tech.

我不确定。

I don't know.

你说得对。

You're right.

我不确定。

I don't know.

这就是我一开始的心态。

So this is the mindset that I start off with.

这可是我养家糊口的方式。

Like this is how I feed my family.

所以我对此非常认真。

And so I take it very seriously.

从第八条款的角度来说，因为我住在这些社区，而且我的房产也在这些地方，所以我能真正了解当地人，把他们当作有血有肉的人来看待。

And so from a Section eight standpoint, I again, because I lived in these communities, the same communities that I had properties in and so you get to like really learn people and humanize people.

就像我找普通长期租客时会有自己的标准一样，我在找第八条款租客时也一样有要求。

And so in the same way that I'm going to have expectations when I'm finding a regular tenant for a regular long term rental is the same way I'm gonna have expectations whenever I'm, you know, looking for a Section eight rental.

所以我的目标是为这套房子找到最合适的租客。

So when my goal is to try to find the best tenant possible for that property.

我学到的是，低收入人群和我们有着同样的愿望。

And what I've learned is that low income people have the same desires that we have.

没错。

Yep.

因为我专注于挑选合适的租客，所以遇到的问题也少了很多。

And so because I I focus on picking the right tenant, I haven't had as many issues.

我觉得有些人忘了，即使是第八条款，你还是可以拒绝租客的。

I think sometimes people forget that with section eight, you could still deny a tenant.

你依然有权利选择自己中意的租客。

You still have the option to choose, you know, the tenant that you want.

因为我挑的是好租客，又严格把关审核流程，所以没出过多少问题。

And so because I'm choosing good tenants and following the proper screening processes and things like that, I haven't had a bunch of issues.

很多情况下，这些租客都是单亲妈妈，只想着为孩子争取最好的生活。

A lot of times, it's single moms just trying to do what's best for their kids.

所以，保持这种心态，理解并把租客当普通人看待，帮助我们建立了良好的关系，也能更好地合作。

So I think having that mindset and recognizing that and humanizing the tenants has helped us to have a relationship, be able to work together.

另外，没错，和亚特兰大市政府打交道在任何城市都不容易。

Also, yes, working with the city of Atlanta is not easy in any municipality.

归根结底，靠的是人与人之间的关系。

And so it's all about relationships.

我从一位叫乔的医生那里学到了这些。

I've learned from Doctor.

乔现在是我的导师之一。

Joe, which is at this point one of my mentors.

他是住房补贴方面的专家，他教我，关键在于建立关系。

He is the Section eight guru and he's taught me it's about relationships.

关键是要展现出你作为房东的价值。

It's about really showing your value as a landlord.

说到底，住房管理局是希望跟你合作的。

At the end of the day, the housing authority wants your business.

他们希望我继续选择他们。

They want my business.

他们希望我持续委托他们提供住房，尤其是因为我提供的住房安全又可靠。

They want me to continue to choose them to provide housing, especially because I provide good safe housing.

所以要理解这种关系的动态——他们需要我，我也需要他们，要主动维系关系，他们做得好时就给予肯定。

And so recognizing the dynamics of the relationship, they need me, I need them, build that relationship, affirm them when they do do something well.

没错。

There you go.

他们表现得好时，别忘了向他们的上级夸奖他们。

Brag on them to their bosses when they do something well.

这让我能更顺利地应对整个流程。

And that has helped me to be able to navigate the process, you know, effectively.

但说到底，就算政府停摆，我一开始确实挺担心的。

But at the end of the day, even when the government shutdowns happen, you know, I was I was nervous at first.

不过因为我身边都是有多年经验的投资者，我就放心了。

But because I surround myself with other investors who have been doing it for a really long time, I'm like, okay.

投资者们从来都没有拿不到钱的时候。

So investors have never not been paid.

对的。

Mhmm.

这也让我心里踏实，知道咱们一定能挺过去。

And so that helped me to have peace of mind like, This is we'll get through it.

而且我还准备了多个退出方案，真需要调整也能随时切换。

But also because I have multiple exit strategies, if I need to pivot, I can.

就拿我所在的城市来说，我们一直都没出过问题。

So in my city, for example, we have not had any issue.

我们从未拖欠过第八条款的款项。

We have not not been paid for Section eight.

他们已经决定在未来一段时间内冻结租金上涨。

They have just removed rental increases for the foreseeable future.

所以我们对这个安排没什么意见。

And so we're fine with that.

我们已经找到了应对的办法。

We figured it out.

这就是我的经历，一切都很顺利。

So that's been my experience and it's been fine.

说实话，最让我安心的是，每个月一号，我都能准时收到直接入账的钱。

It's really let me tell you the best part is that the first of the month, I get a direct deposit regardless.

这真的太让人放心了。

That is beautiful.

我可不会去追着别人跑。

Ain't gonna chase nobody.

对吧？

Right?

不用追着人跑。

No chasing.

谢谢你分享这些，也谢谢你澄清了那些误解。

And thank you for sharing that, and thank you for dispelling some of those myths, man.

当我听到有人说，八成租客都不好，或者因为怕租客毁坏房产就不租给使用第八条款的人时。

When I hear someone say, yeah, eight, tenants are bad or that, they won't rent to Section eight because they think people are gonna destroy their property.

我觉得这说明房东自己没把工作做好。

I think this is a landlord who's not good at their job.

没错。

Mhmm.

对吧？

Right?

因为我们的工作就是要学会精准筛选租客。

Because our job is to get very good at tenant selection

对。

Yes.

不管租金多少。

Regardless of rent price.

没错。

Yep.

我见过月租两千块的差租客，也见过月租六百块的差租客。

I've had bad tenants paying me $2,000 a month, and I've had bad tenants paying me $600 a month.

没错。

Yep.

明白吧？

Okay?

是的。

Mhmm.

租客好坏跟租金高低根本没关系。

It wasn't the rent amount that dictated whether they were good or bad tenants.

对。

Mhmm.

是我在筛选租客时忽略了一些关键点。

It was something that I missed during the tenant selection process.

是的。

Yep.

别再为你自己能力不足找借口了。

So stop making excuses for you being bad at your job.

你的工作就是不管租金多少，都要把租客筛选做好，就这么简单。

Your job is to get good at tenant selection regardless of rent price, period.

对。

Mhmm.

把你的工作做好。

Get good at your job.

如果你工作做得好，麻烦就会少很多。

If you're good at your job, you will have less problems.

麻烦事。

Problems.

对。

Yep.

而且，当我听到有人抱怨不乐意租给领住房补贴的人时，我更觉得他们可能缺乏同理心。

Also, when I hear people say that they don't like Section eight, what I also hear is probably people who have a lack of empathy.

明白吗？

Okay?

我接触过全国各地很多房地产投资者。

I've gotten to meet tons of real estate investors all over the country.

有些是你在网路上见过的，有些你根本没听过，我只是在各种会议上偶然认识了他们。

People you see on the Internet, people you've probably never heard of because I've just met them at a conference here or there.

但凡那些在出租给住房补贴租户方面做得成功的，似乎都有一种天赋——能理解别人为何陷入困境，并在坚持原则与保持善意之间找到微妙的平衡。

And everybody I've met that is successful at renting to Section 8 tenants seems to have that gift of empathy, of understanding why someone may be in a difficult situation and finding that delicate balance of firm but fairness.

没错。

Yes.

如果你把租客当人看，选房客有眼光，又能坚持原则又不失仁慈，那简直是用政府每月一号准时支付的租金来构建房产组合的完美方式。

And I think if you treat people like people, you're good at tenant selection, and you can be fair but firm, what a great way to build a rental portfolio of income that's paid by the government on the first of the month every month.

在我看来，这真是个很棒的策略。

Like, it's it's a great strategy in my opinion.

而且，亨利，他们会好好照顾你的房子。

And and, Henry, they take care of your property.

没错，他们确实会。

They yes.

因为如果房子条件好，他们也不想搬走。

Because they don't wanna move if it's a good property.

对。

Yeah.

他们能拿到很不错的租金。

They get a great rent.

自己掏的钱其实很少。

They're not paying much out of their pocket.

他们会把房子当自家一样对待。

Like, they will treat it like home.

对。

Mhmm.

只要你选对了租客，他们就会当自家一样。

Like home if you can pick the right tenant.

没错。

Yep.

当然了。

Absolutely.

好了，Erika。

Alright, Erika.

这次对话太棒了。

This has been amazing.

非常感谢你分享这些经验。

I really, really appreciate you sharing some of these lessons learned.

我还有几个问题想请教。我想听听你作为持牌经纪人兼房地产投资者的亲身经历，以及你对其他人是否该走同样道路的看法。另外，还想聊聊我们最近谈到的一个话题：不必追求规模最大、最疯狂的房产组合，而是找到我们真正喜爱、珍视的物业，并专注于还清它们的贷款。

I've got a couple of more questions for you because I I wanna hear about your experience as a licensed agent in being a real estate investor and your opinions on whether you think others should follow that same path, as well as something you and I talked about recently, which is being okay, not having to have the biggest, largest, craziest portfolio, and just finding the properties that that we love and appreciate the most and focusing on paying those off.

所以我想深入探讨这些话题，不过我们先休息一下。

So I wanna dive into those topics, but we're gonna take a break first.

快速做个自我检视。

Quick gut check.

如果你的投资能产生收益，你实际留住了多少？

If your investments are generating income, how much of that are you actually keeping?

因为很多人只盯着收益率，完全忽略了税务影响。

Because a lot of people focus on yield and ignore tax impact completely.

多户住宅房地产往往能同时解决这两个问题。

Multifamily real estate tends to solve for both.

你既能获得现金流，又能通过折旧来降低应税收入。

You get cash flow, and with depreciation, you may be able to reduce your taxable income at the same time.

这正是 BAM Capital 采取的策略。

That's the approach BAM Capital takes.

他们不追逐那些花里胡哨的项目。

They're not chasing flashy deals.

BAM注重长期布局，更看重稳定执行和长期的税务优化潜力。

BAM focuses on the long game, prioritizing steady execution and the potential for tax efficiency over time.

对于想参与房地产投资但不想操心日常事务的合格投资者来说，这个模式值得考虑。

For accredited investors who want real estate exposure without the day to day work, it's a model worth looking at.

了解更多，请访问 biggerpockets.com/bam。

Learn more at biggerpockets.com/bam.

仅限合格投资者，过往业绩不代表未来表现。

Only for accredited investors, past performance is not indicative of future results.

亿万富翁通常不会把钱存在高收益储蓄账户里。

Billion dollar investors don't typically park their cash in high yield savings accounts.

他们更常选择一种面向机构投资者的被动收入策略——私人信贷。

Instead, they often use one of the premier passive income strategies for institutional investors private credit.

如今，得益于Fundrise收入基金，这种被动收入策略也向各类规模的投资者开放了，该基金已投入超过6亿美元，年化分红率达7.97%。

Now, the same passive income strategy is available to investors of all sizes, thanks to the Fundrise Income Fund, which has more than $600,000,000 invested and a 7.97% distribution rate.

随着传统储蓄收益持续下滑，私人信贷在近几年成长为万亿美元级别的资产类别，也就不足为奇了。

With traditional savings yield falling, it's no wonder private credit has grown to be a trillion dollar asset class in the last few years.

立即访问 fundrise.com/pockets，几分钟内即可投资 Fundrise 收入基金。

Visit fundrise.com/pockets to invest in the fund rise income fund in just minutes.

该基金2023年的总回报率为8%，自成立以来的年均总回报率为7.8%。

The funds total return in 20258%, and the average annual total return since inception is 7.8%.

过往业绩不代表未来表现。

Past performance does not guarantee future results.

截至2025年12月31日的当前分配率。

Current distribution rate as of 12/31/2025.

投资前请仔细阅读相关材料，包括投资目标、风险、费用和开支。

Carefully consider the investment material before investing, including objectives, risks, charges, and expense.

更多详情请参阅 Fundrise 收入基金的招募说明书，地址为 fundraise.com/income。

This and other information can be found in the income funds prospectus at fundraise.com/income.

本内容为付费广告。

This is a paid advertisement.

如果你一直听这个节目，应该听过我们聊过Lightstone Direct，这是Lightstone公司推出的直接面向投资者的平台。Lightstone是一家管理规模达120亿美元的房地产公司，每次投资都会跟 accredited 投资者一起投入超过20%的自有资金。

If you've been listening to the show for a while, you've heard us talk about Lightstone Direct, the direct to investor platform from Lightstone, a $12,000,000,000 real estate firm that invests 20% plus of the equity in each investment right alongside accredited investors.

目前他们正在邀请投资者参与Hidden Lakes项目，这是一个位于密歇根州大急流城的384套公寓社区。

Right now, they're inviting investors into Hidden Lakes, a three eighty four unit apartment community in Grand Rapids, Michigan.

Lightstone以比同类交易低12%的价格收购了这个项目，而且他们已经在密歇根州拥有并运营着上万套公寓。

Lightstone is acquiring it at a 12% discount to comparable sales, and they already own and operate 10,000 apartment units in Michigan.

所以他们对当地市场了如指掌。

So they know the market cold.

这笔投资预计为有限合伙人带来7.3%的现金回报率，净内部收益率为13%，持有期为四年。

The deal is targeting a 7.3% net cash on cash return to LPs and a 13% net IRR and a four year hold.

仅限合格投资者，最低投资金额10万美元。

Accredited investors only $100,000 minimum.

所有投资都存在风险。

All investments involve risk.

访问 lightstonedirect.com/bp，总会有那么一个时刻，每个投资者都会意识到，传统的融资方式已经跟不上你的规模了。

Visit lightstonedirect.com/bp There's a point where basically every investor realizes traditional financing stops scaling with you.

一开始还行得通。

At first, it works.

你靠自己的收入、工作和报税记录就能通过审核。

You qualify with your income, your job, your tax returns.

但随着规模扩大，这套方法就开始行不通了。

But as you grow, that model starts to break.

现在关键不再是你的个人收入。

Now, it's not really about your personal income.

而是你名下房产产生的收益。

It's about the income from your properties.

这时候，DSCR贷款就派上用场了。

That's where DSCR lending comes in.

这也是为什么很多投资者会选择像Host Financial这样的贷款机构。

And it's why a lot of investors end up working with lenders like Host Financial.

Host Financial评估贷款资格，看的是房产本身的收益，而不是个人收入。

Host Financial qualifies deals based on property income, not personal income.

所以你不用再应付W-2表格、报税单或者债务收入比的限制了。

So you're not dealing with W-2s or tax returns or DTI constraints.

而且有80%到85%的贷款价值比，你在扩张时能更灵活地操作。

And with 80 to 85% LTV, you can stay more flexible as you scale.

这完全是另一种思路，更贴近实际投资的运作方式。

It's just a different framework, one that tends to align better with how investing actually works.

如果你在买出租房、做再融资，或者扩大投资组合，去hostfinancial.com看看。

If you're buying rentals, refinancing, or growing your portfolio, go to hostfinancial.com.

网址是hostfinancial.com，去看看你能符合哪些条件。

That's hostfinancial.com and see what you qualify for.

好的。

Alright.

我回来了，现在正在BiggerPockets播客里，和我的嘉宾埃里卡·布朗聊天。她是一位来自佐治亚州亚特兰大的资深房地产投资者，经历非常丰富。

I'm back on the BiggerPockets podcast with my guest Erika Brown, is a seasoned real estate investor out of Atlanta, Georgia who has seemingly done it all.

很多投资者都会纠结一个问题：我该不该去考房地产执照再开始投资，还是先直接投资，以后觉得有必要了再考？

So investors often struggle with the idea or concept of, should I get my real estate license to become a real estate investor, or should I just start investing in real estate and figure out if I need a license down the road?

你已经有执照了。

You have your license.

你还有自己的经纪公司。

You've got a brokerage.

我很想听听你的看法：一个人在投资房地产之前，是否应该先取得执照？你自己的执照有没有帮你更好地做投资？

I'd love to hear your perspective on should someone become a licensed professional prior to investing in real estate, and has having your license helped you as a real estate investor?

你觉得必须拥有房地产执照才能投资吗？或者为了投资就必须拿执照？

Do I feel like you need to have your real estate, license in order to invest and or should you have your real estate license in order to invest?

完全没必要。

Absolutely not.

完全没必要。

Absolutely not.

这不是必须的。

You it is not required.

你根本不需要它。

You do not need it.

如果你以为当了房地产经纪人就能学会如何投资房地产，那你就想错了。

You will you if you if you have the expectation that you will be learning how to invest in real estate, by being a real estate agent, you will not.

明白吗？

Okay?

百分之九十的房地产经纪人根本不懂投资，他们对投资一无所知。

90% of real estate agents have no idea about they they don't know anything about investing.

所以，绝对不是必需的。

So definitely not a requirement at all.

我经常跟我的客户这么说，因为我有些客户，我反而鼓励他们去考取房地产执照。

I I I tell my clients this all the time because I have some clients who I'm working with who they I actually encourage them to get their real estate license.

我的观点很简单：如果你想帮别人买卖房子，那就去考执照。

So my thing is this, if you wanna help people buy and sell houses, you should get your real estate license.

就这么简单。

It's very simple.

明白吗？

Okay?

但你第二个问题是，当房地产经纪人对我的投资有帮助吗？

But to to your second question on has being a real estate agent helped me with investing?

确实有帮助。

It has.

拥有房地产执照让我能更好地帮别人买卖房产。

Having my real estate license helped me to help other people buy and sell real estate.

它还让我不用限制自己的收入，这样我就能赚更多钱，再拿去投资房地产。

It also helped me to not having to cap on my income so that I can make more money to then invest in real estate.

所以我强烈建议这么做，而且一路上，确实有好几次有人找我帮他们卖房，结果我自己把房子买下来了？

So definitely suggest that and along the way yes have I had opportunities that where someone came to me to want me to sell their house and I ended up buying the property?

是的，这种情况发生过好几次，我觉得这确实帮助我扩大了投资组合。

Yes That has happened multiple times and I feel like that has helped grow my portfolio.

但归根结底，如果你只是想拿个房地产执照，却根本不想帮人买卖房产，那我觉得你是在浪费时间和精力。

But ultimately, I say this, if you just wanna get your real estate license to have it but you really don't wanna work with people to buy and sell, I think that you are wasting your energy and time.

与其为了拿证而拿证，不如把时间花在找更多投资机会上。

Instead of you getting your real estate license just to have it, you should use that time to find more deals.

是的。

Yes.

不如就这么做。

Do that instead.

我觉得作为房地产投资者，持有执照还是有好处的。

I think there is value in having your license as a real estate investor.

但我认为你最好先先做一两笔交易，真正了解自己会成为什么样的投资者。

I just think you need to do a deal or two first and learn more about who you are and who you're going to be as an investor.

对。

Yes.

那样你才能更清楚，未来该怎么把执照用在你的房地产业务里。

And then you'll have a better understanding of how you might want to leverage a license in your real estate business.

也许你自己根本不需要执照，但团队里有人持有执照，对你来说会很有帮助。

Maybe it's that you don't need or want your license, but somebody on your team having their license could could be valuable to you.

这样你就能通过推荐客户获得另一种收入来源。

So that way you have another way to monetize leads through referrals.

做完一两笔交易后，我们会更了解自己作为投资者的特点。

We learn a lot about ourselves as investors after we do a deal or two.

对。

Yes.

我觉得大家刚入行时，总以为事情会按某种方向发展，但有时候结果并非如此，有时候倒是如愿以偿。不管怎样，你都能从中吸取经验，然后逐步建立起一套可复制的商业模式。

I think we all come into this business and we think things are gonna go one way and sometimes they don't go that way, sometimes they do go that way, but you learn something and then you start to build a repeatable business.

所以，根据我做房地产的方式，我意识到持有执照其实很有必要。

And so, like, I have learned that, like, having my license based on the way I do real estate

对。

Mhmm.

那反而会更阻碍我，而不是帮到我。

Would hinder me more than help me.

所以我自己没有执照，但团队里有人有执照，是的。

So I don't have my license, but someone on my team having a license Yes.

那对我来说会很有价值。

Would be valuable to me.

但我真的得亲自做几笔交易之后，才明白这一点。

But I it took me having to do a few deals to understand that.

我同意。

Agree.

好的。

Alright.

我们快聊完的时候，你和我之间来回发了一些Instagram的语音消息。

And as we are starting to wind down here, you and I, we we shared some some Instagram voice notes back and forth.

你最近发了一条动态，我立马给你发了个语音，说：老兄，

You made a post recently, and I sent you a voice note like, a man.

这完全就是我的感受。

This is exactly how I feel.

我感觉你现在的重点是缩小投资组合，保留那些最优质、最让你喜欢管理的资产，然后集中精力把它们的贷款还清。

And it sounds to me like you're focusing more on shrinking your portfolio down to the assets maybe that are the best assets or the ones you enjoy managing or having in your portfolio the most and focusing on paying those off.

能聊聊这方面的情况吗？

Can you talk a little bit about that?

关键是这样。

Here's the thing.

好吧。

Okay.

作为房地产投资者，我们只占人口的1%。

We are as a real estate investors like 1% of the populations.

大多数人只想上班、回家、吃晚饭、陪陪家人，这就够了。

Most people just wanna go to work, come home, eat dinner, see their family and that's it.

做房地产投资、追求提前退休，是要付出代价的。

Being a real estate investor, pursuing early retirement, it comes at a cost.

明白吗？

Okay?

所以你得想清楚，自己愿意放弃什么。

And so you have to determine what you're willing to sacrifice.

想明白了，再据此制定你的策略。

And determine that and then allow that to then decide your strategy.

别被别人的做法牵着鼻子走。

Don't get caught up in what everybody else is doing.

让这个决定你的策略。

Allow that to decide your strategy.

对我来说，我们已经进入四年倒计时了。

So for me, we're on a four year count down.

四年后，我和我丈夫就成空巢老人了。

And in four years, I will be a total My husband and I, we will be empty nesters.

所以我们想在接下来的四年里加速还清尽可能多的债务和房贷，好让之后能真正随心所欲地生活。

So for us, we wanna accelerate and pay off as much debt and mortgages as possible within the next four years so that we could just literally do whatever we wanna do after that.

因此我们专注于优化投资组合，保留赚钱最多的房产，卖掉其他的，同时帮孩子们一把。

And so we're focusing on optimizing our portfolio, keeping the best properties that make the most money, selling the others, and then helping our sons.

我们已经和一套四户住宅签了购房合同，是给儿子的。

We're actually under contract for a quadruplex for our son.

帮他们起步，建立自己的投资组合。

So help them start their portfolios.

这正是我们目前的重点。

That's what we're focused on right now.

我根本不会去关注别人在做什么。

And I'm not I'm not keeping up with anybody else.

如果别人想买一家精品酒店，那真是太好了，为你高兴。

If if someone else wants to buy a boutique hotel, that's amazing for you.

我真的为你感到开心。

I'm so excited for you.

但这并不意味着我也得现在就这么做。

But that doesn't mean that I have to do that today.

你明白吗？

Does that make sense?

当然明白。

Absolutely.

很有道理。

It makes sense.

这个道理是我大概一年半前才真正明白的。那时候我身边的朋友都在做各种了不起的事，创办了很棒的公司，我也被他们带偏了。

This is a lesson that I learned about I started to truly learn it about a year and a half ago because I was I've got all the friends that that you know that, you know, who are doing all these amazing things and building these amazing businesses, and I was drinking the Kool Aid.

你要经营企业，而不是陷在企业里。

You know, work on your business, not in your business.

所以我照做了。

And so I did.

我请了一堆人，结果才发现，我把自己该干的事全丢了。

I hired all these people, and what I realized was I missed operating in my business.

对。

Yeah.

我错过了亲自管装修的那些事。

I missed managing renovations.

没错。

Mhmm.

我错过了去看房源、跟房东面谈的机会。

I missed going on seller appointments and talking to sellers.

我不得不认真反思一下，告诉自己：好吧。

And it I had to really take a long look in the mirror and say, okay.

我为什么不重新去做那些我真正喜欢的事呢？

Why don't I just get back to doing the things that I enjoy doing?

做我自己的生意的操盘手，这没什么不对。

Like, it's okay if I'm the operator in my business.

对。

Yeah.

别人都在搞大事业，翻几百套房子，自己连一套都没见过，但这不代表我也得这么做。

Just because everybody else is building all these businesses, flipping hundreds of houses, and they don't ever see any of them doesn't mean I have to do that.

没错。

Mhmm.

我可以打造一个符合我理想生活方式的生意。

I can build the business that provides the lifestyle that I want.

我可以拥有一个刚好能支撑我过上想要生活的资产组合，没必要为了追大而追大，哪怕我有能力做到。

I can have the portfolio that provides just enough income for me to live the life that I want, and I don't have to go chasing bigger just because I can do it.

所以我们做了一些调整。

And so we made some changes.

从那以后，我一直在缩减投资组合，卖掉那些收益不好的资产，专注于还清那些我喜欢的、让我开心的项目，同时我又亲自接手了装修工作。

Since then, I've been shrinking my portfolio, selling off the assets that aren't producing as much and focusing on paying off the ones that that we do like and we do enjoy, and I manage my renovations again.

我会亲自去现场，做设计决策，跟承包商沟通，联系卖家，提出报价。

I go to the properties, and I make the design decisions, and I talk to my contractors, and I got talk to sellers and make offers.

现在有人帮我处理这些事，是的。

Now I have somebody that helps me with that Yeah.

但我还是能亲自参与一部分。

But I still get to do some of it.

这适合每个人吗？

Is that for everybody?

不适合。

No.

没必要非得这样。

It doesn't have to be.

但我喜欢你刚才说的，要根据你想要的生活方式来设计你的事业。

But what I I like what you said is, like, design your business for the lifestyle that you want.

对我来说，我不打算一直做运营工作。

Like, for me, I don't wanna be an operator forever.

我已经有计划要退出这一行了。

I have a plan for getting out of that.

是的。

Yeah.

但现阶段，我想亲自参与其中。

But for right now, I wanna be in it.

所以我会继续投入，也会享受这个过程。

And so I'm gonna be in it, and I'm gonna enjoy it.

这没什么问题。

And that's okay.

对。

Yep.

非常感谢你来分享这么多经验和智慧。

Thank you so much for coming and sharing so much knowledge and wisdom.

你在房地产投资领域已经做了十年了。

Ten years in the real estate investing business.

是的。

Yes.

而且

And

你还在继续坚持着。

you're still you're still going.

我真的很喜欢这份事业。

I love it.

特别喜欢。

Love it.

特别喜欢。

Love it.

我也特别喜欢。

I love it too.

这是一段旅程。

Journey.

能有你这样的朋友，我真的很感激。

I'm grateful to call you friend.

我为你感到骄傲。

I'm proud of you.

我为你所做的一切感到骄傲——你不仅在经营一份能带来收入的事业，还带动了社区的发展，照顾着身边的人，也守护着你的家人。

And I'm proud of what you're doing with your children and how you're building out a business that not only provides income for you but supports your community, takes care of your community, and takes care of your family.

埃里卡，你真的应该为自己感到无比骄傲。

You should be very, very proud, Erika.

谢谢你，朋友。

Thanks, friend.

我真的很感激。

I appreciate that.

好的。

Alright.

Erika，我们走之前还有最后一件事。

Erika, one last thing before we take off.

如果有人想更多地了解你，或者联系你，该去哪里找你呢？

If people wanna know more about you, get in contact with you, where can they do that?

在Instagram上关注我，账号是Erika Brown investor。

Follow me on Instagram, Erika Brown investor.

另外，我有个播客叫《财富触手可及》，你也可以在YouTube上找到我。

Also, I have a podcast called wealth within reach, so you can find me on YouTube.

然后，我们就在那儿继续联系吧。

And, yeah, we'll connect from there.

太棒了。

Awesome.

谢谢你邀请我。

Thanks for having me.

我真的很感激。

I appreciate it so much.

非常感谢你。

Thank you so much.

好了，各位。

Alright, everybody.

如果你喜欢这期节目，记得订阅全新的《BiggerPockets投资者简报》。

If you enjoyed this episode, make sure you're subscribed to the all new BiggerPockets investor brief newsletter.

每周三次，《投资者简报》为你解读市场动态、真实案例，还有那些别处找不到的投资故事。

Three times a week, the investor brief breaks down market news, real deals, and investor stories you won't find anywhere else.

今天就可以去 biggerpockets.com/email-subscribe 注册。

You can sign up today at biggerpockets.com/email- subscribe.

网址是 biggerpockets.com/email-subscribe。

That's biggerpockets.com/email-subscribe.

感谢你收听这期《BiggerPockets播客》，我们下期再见。

Thank you so much for listening to this episode of the BiggerPockets Podcast, and we'll catch you on the next episode.

感谢大家收听BiggerPockets房地产播客。

Thank you all for listening to the BiggerPockets real estate podcast.

请在YouTube、Apple、Spotify或任何其他播客平台订阅，及时收听我们的新节目。

Make sure you get all our new episodes by subscribing on YouTube, Apple, Spotify, or any other podcast platform.

我们的新节目每周一、三、五更新。

Our new episodes come out Monday, Wednesday, and Friday.

我是这档节目的主持人兼执行制片人，戴夫·迈耶。

I'm the host and executive producer of the show, Dave Meyer.

本节目由伊恩·凯制作。

The show is produced by Ian Kay.

文案由Calico Content负责，剪辑由Exodus Media完成。

Copywriting is by Calico Content, and editing is by Exodus Media.

如果你想了解更多关于房地产投资的信息，或者订阅我们的免费通讯，请访问www.biggerpockets.com。

If you'd like to learn more about real estate investing or to sign up for our free newsletter, please visit www.biggerpockets.com.

本播客内容仅供信息参考。

Content of this podcast is for informational purposes only.

所有主持人和嘉宾的观点均为个人意见。

All host and participant opinions are their own.

投资任何资产，包括房地产，都存在风险。

Investment in any asset, real estate included, involves risk.

因此，请在投资前谨慎判断，并咨询专业顾问。

So use your best judgment and consult with qualified advisers before investing.

只应投入你能够承受损失的资金。

You should only risk capital you can afford to lose.

请记住，过往表现并不代表未来收益。

And remember, past performance is not indicative of future results.

BiggerPockets LLC 对因依赖本播客中信息而造成的直接、间接、附带或其他损害不承担任何责任。

BiggerPockets LLC disclaims all liability for direct, indirect, consequential, or other damages arising from a reliance on information presented in this podcast.