如何避免房地产灾难

本信息由Apple Card为您呈现。每款苹果产品如iPhone，均由校园设计师精心设计。钛金属材质的Apple Card也不例外。它采用激光雕刻，无卡号设计，并在您每次消费时提供每日返现，包括在苹果商店购物可享3%返现。几分钟内即可在iPhone上申请Apple Card。

This message is brought to you by Apple Card. Each Apple product like the iPhone is thoughtfully designed by school designers. The Titanium Apple Card is no different. It's laser etched, has no numbers, and earns your daily cashback on everything you buy, including 3% back on everything at Apple. Apply for Apple Card on your iPhone in minutes.

需经信用审批，Apple Card由高盛银行美国盐湖城分行发行。条款及更多信息请访问applecard.com。这里是富爸爸广播节目，关于金钱的好消息与坏消息。接下来有请罗伯特·清崎。

Subject to credit approval, Apple Card is issued by Goldman Sachs Bank USA, Salt Lake City branch. Terms and more at applecard.com. This is the rich dad radio show, the good news and bad news about money. Here's Robert Kiyosaki.

大家好，我是罗伯特·清崎，今天我非常高兴且激动，要和大家探讨当下房地产的话题。无论你现在做什么，都必须更加精明，因为当前市场正处于历史高点。这并不意味着我已停止购买，我仍在持续投资。

Hello. This is Robert Kiyosaki, and I'm very happy, excited, And I'm gonna be talking today about real estate right now. You have got to be smarter no matter what you do today because this market is an all time high. It doesn't mean that I have stopped buying. I'm still buying.

我和合伙人肯·麦克罗伊在德克萨斯州奥斯汀购置了一处价值3100万美元的优质房产。但我们必须更精明，更努力。我们能买下这处房产，是因为肯尼同时还是建筑商。他能将房产价值从3100万提升至4500万。

My partner, Ken McElroy and I, we bought a property in Austin, Texas. It was $31,000,000 Beautiful property, but we had to be smarter. We had to work harder. And the reason we could buy a $31,000,000 property is because Kenny is also a builder. So he can take the property, take it from 31,000,000 and step it up to 45,000,000.

让我再强调一次：以3100万购入，但我们的计划是将其增值到4500万。这就是我们的盈利方式。关键在于你能否运用技能改造房产。

Let me say that again. Bought it for 31,000,000, but our plan is to take it to 45. That's our plan. That's how we're gonna make our money. So it depends upon what skills can you take a property and fix it.

现在我要分享我认为最重要的观点：无论是澳大利亚人、美国人、富人、穷人、聪明人、愚者、男性或女性，我们都具备四种智能——心智、情感、身体和精神智能。在当今市场处于历史高位时，你必须在这四方面更加睿智。明白吗？

So I'm gonna show you what I think is the most important thing for right now is this. All of us, Aussie or American or whatever, rich or poor, smarter, stupid, male or female, we all have four intelligences. There's mental, emotional, physical, and spiritual intelligence. So in today's so in today's market, with markets at all time high, you've got to be smarter on your four intelligences. K?

因为你必须在心智、情感、身体和精神层面都变得更聪明。让我先解释心智层面：这意味着你要客观分析房产，专注数据，只看事实。

Because you've got to get smarter mentally, emotionally, physically, and spiritually. So let me explain mentally. Mentally means you've got to look at the property objectively. You've got to look at the numbers. Just the facts.

只关注事实。在心理上明确知道事实是什么？租金是多少？印花税要交多少？这个费用是多少？

Just the facts. Know, mentally, what are the facts? What is the rent? How much is the how much is stamp duty? How much is this?

那个费用是多少？只关注事实。人们陷入麻烦往往是因为情绪开始作祟。哦，这是个好交易。因为如果你太兴奋，或者对很多人来说，他们太害怕了，害怕犯错，这就是负面情绪在作怪。

How much is that? Just the facts. What gets people in trouble is when emotions kick in. Oh, this is a good deal. Cause if you get too excited, or for many people, they're too afraid, and they're afraid of making a mistake, that's a negative emotion here.

所以获取数字，控制情绪，然后采取行动。就像我说的，尽管在美国房产价值非常高，3100万美元是很大一笔钱，但我们知道通过实体改造可以将房产价值提升到大约4500万美元。我们清楚这一点，不会感情用事，在这里也能做到。这些就是一些技巧。

So get the numbers, keep your emotions in check, and then you take action. So like I said, even though in America, the property values are really high and $31,000,000 is a lot of money, we knew that physically we could improve the property and take value up to maybe about 45,000,000. We know that. We're not emotional about it, and we can do that here. So those are some of the tricks.

而精神层面的考量是：你投资的目的是什么？我投资房地产的原因之一是在精神层面上，我不喜欢缴税。这让我很困扰。所以我利用债务投资时无需缴税。这些就是我在这个层面上的思考。

And the spiritual part here is this, is what are you investing for? So one of the reasons I invest in property is because spiritually, I don't like paying taxes. It just bugs me. So I use debt and I pay no taxes when I'm investing. So those are some of the things I think about here.

但从精神层面说，我们现在拥有约8500套出租房产。在精神上，我们永远不会出售这些资产。我们的计划是将这些房产放入所谓的CRT（慈善剩余信托）中。我们会把所有资产打包进去。所有这些脑力劳动、实体活动，都将纳入信托。

But spiritually is, we now own about 8,500 rental properties. Spiritually, we're never going to sell this thing. So our plan for our property is we're going to put it into what's called a CRT, a charitable remainder trust. And we'll package it in all this. All of this brain work, physical activity, all this goes into a trust.

在金和我离世很久之后，这个信托仍将为人们提供现金流。它将为许许多多的人持续创造福祉。所以如果你只是为了贪婪而投资，那种贪婪更多属于这个层面，但这里讨论的是精神层面的意义。你投资的目的是什么？仅仅是为了赚钱吗？

And long after Kim and I are gone, that trust will still provide cash flow for the people out there. It'll do good work for many, many people. So if you're just in it for the greed, that greed is more here, but this here is a spiritual side of here. Why are you investing it for? You're just going to make money?

还是为了传承给子女或孙辈？要知道，在整个过程中必须包含某种爱的成分。这些都是当今市场中需要牢记的极其重要的事情。在房地产领域，这可能是所有智力因素中最重要的。现在让我解释为何情商是最关键的。

Or are you passing on to your children or your grandchildren? You know, there's got to be some kind of love in this whole thing here. So those are very, very important things here to remember, especially in this marketplace today. This is probably the most important of all intelligences when it comes to real estate. So let me explain why emotional intelligence is the most important.

房地产的问题在于它的流动性差。比如我买了苹果公司的股票，如果判断错误，今天就能卖出。我可以买微软的股票，今天也能卖掉。但房地产的麻烦就在于它不流动。

The problem with real estate is this. It's not liquid. You know, if I buy a stock, let's say Apple Computers or Apple, I make a mistake, I can sell it today. You know, I can buy Microsoft and sell it today. But the trouble with real estate is not liquid.

一旦决策失误就无法脱手。如果你在高点买入后行情下跌，就像搭上泰坦尼克号不断下沉，因为你无法抽身。假设我犯了错误——

You can't sell it if you make a mistake. So if you make a mistake and you bought it up here and it's going down this way, you might be riding the Titanic down. You'll just keep going down with it because you can't get out. K. Let's say I make a mistake.

比如以100万美元购入某处房产（取整数方便计算），结果价格开始这样下跌时，必须有B计划。再假设中国突然经济崩溃——

Let's say I buy this property. Let's keep the numbers easy, $1,000,000, and it starts to drop like this. Have plan b. Let's say I make a mistake. Let's say China decides to go bust.

当市场下行时，B计划是什么？重申一遍：我们刚借贷了3100万美元。这笔巨额资金好在是零成本融资——

If it starts to go down, what's plan b? So let me say it again. We just bought we just spent we just borrowed $31,000,000. $31,000,000 is a lot of money. The good thing is it's free money.

银行会直接提供给你。只要项目优质且具备完善的心理/精神规划方案，我们向银行展示了如何将房产价值从3100万提升至4500万。增值关键取决于租金提升空间。目前得克萨斯州奥斯汀是全美最火爆的房地产市场之一，尽管价格高昂，但好消息是：华盛顿州（西雅图、波特兰）和加州居民正大量迁入奥斯汀。

They just give it to you. If you have a good project and you have a good mental, emotional, spiritual plan, we showed the banker how we're gonna take the property from 31 to about 45. The 45 valuation is dependent upon what how much rent can we increase. So the good thing about Austin, Texas is possibly one of the hottest real estate property markets in America today. So even though it's very expensive, the good news is people are evacuating, Washington State, you know, Seattle, Portland, and California, and their favorite destination is Austin, Texas.

奥斯汀房价因此飙升，我们不得不介入考察。当时发现一处3100万美元的物业，核心问题是能否通过装修改造和租金调整将其估值提升至4500万——我们已制定详细实施方案。

So the prices went up in Austin, so we had to go in there and take a look at it. And at that moment, we found a property for 31,000,000. And our our question is, can we get it up to a valuation of 45? And the way we're gonna get it from 31 to 45, we're gonna put improvements in it and increase the rents. So we had a plan how to do it.

无论是3100万还是30万的交易，这套方法论完全通用。你必须更睿智——在理性层面、情绪管理层面乃至精神层面都要更胜一筹。这些正是我想与诸位探讨的要旨。

And it doesn't make any difference if it's 31,000,000 or 300,000. This plan is always the same. You have got to be smarter. You've got to be smarter here, smarter emotionally, smarter physically, and smarter spiritually. So those are those are the things I like to talk talk to you about.

我想说的另一件事是，找个搭档。你需要有人与你交流。我能站在这里，全因为我有个聪明的妻子金。她真的非常、非常聪明。事实上，我大多数朋友都说在房产方面，她比我聪明十倍。

Another thing I would like to say is this, have a partner. You want somebody to talk to you. I'm only here because I had a smart wife, Kim. She is really, really smart. In fact, she's 10 most my most of my friends say she's 10 times smarter than me when it comes to property.

她确实如此。她热爱房地产。1996年，我和妻子金共同设计了这个棋盘游戏。这是个现金流游戏。外面那辆黄色法拉利就是我的。

And she is. She's ex she loves property. This in 1996, my wife Kim and I came up with this board game here. It's a cash flow board game. That's my yellow Ferrari out there.

这里这个叫做‘老鼠赛跑’，这就是你们上学追求的东西。你们上学、找工作，然后困在老鼠赛跑里。而外面这个叫做‘快车道’。现实世界中确实存在快车道，它被称为‘合格投资者’。

And this here is what's called the rat race, and this is what you go to school for. You go to school, you get a job, you get stuck in the rat race. And outside here is called the fast track. In the real world, there really is a fast track. It's called the accredited investor.

在美国和世界大部分地区，如果你资产不足、资金不够，或缺乏足够的教育和经验，你就不能在这里投资。所以1996年，我和金创造了这个棋盘游戏。当你上大学、技术学院毕业时，你就会困在这里。工作、工作，不停地在这里缴税。这就是1996年的情况，也是我们课程与众不同的原因。

In America and in most parts of the world, if you are not substantial, you have not enough money, or you don't have enough education or experience, you cannot invest out here. So that's why in 1996, Kim and I created this board game here. And when you go to college or you go to school or you graduate from technical college, this is where you get stuck here. You go to work, go to work, just keep paying taxes here. So this is 1996, and this is what made our program so different here.

这本是《富爸爸穷爸爸》，1997年出版。这叫做财务报表。当我去银行申请3100万美元贷款时，我必须提交财务报表。如果我对银行说我没有财务报表，

This is the book Rich Dad Poor Dad here. This came out in 1997. This is called a financial statement. Now when I go to my banker to borrow $31,000,000, I've got to have a financial statement. If I go to the banker and say, well, I don't have a financial statement.

只有纳税申报单和银行对账单，他们根本不会理你。所以关键点在于——用我的方式来说——要从这里到达那里，就需要这个。这就是我们创造现金流棋盘游戏的原因，这些就是其中的一些差异。

I have a tax return and I have a bank statement. They won't talk to you. So the key is my way of saying it here. For you to get from here to here requires this here. So that's why we created the cash flow board game, and and these are some of the differences here.

全世界的财务报表都由三部分组成，它们始终相同。首先是损益表，常被称为P&L。其次是资产负债表，包含资产与负债。

There's three parts to financial statements all over the world. They're always the same. There's an income statement. It's oftentimes called a p and l. This is called a balance sheet, assets and liabilities.

这里展示的是现金流量表。全球范围内，它的格式都是统一的。其重要性在于呈现事实——什么是事实？当我审视这些数据时，我说：好的，这部分在这里，那部分在那里，这些条目共同构成了完整的现金流。

And this here is called the statement of cash flow. All over the world, it's the same. Now the reason this is important is this, the facts. What are the facts? So when you look at the facts here, I said, okay, I got this here, I got this here, this here, this here, this cash flow.

人们常犯的错误是将房产视为资产。但观察现金流量表时，他们的住宅列在这里，而现金流向却是这个方向。换言之，每月你的资金都在流向银行。但若我购置出租房产，情况就不同了——资金会流入我的损益表。

So the mistake that people make is they call their house an asset. But if you look at the statement of cash flow, their home is here, and the cash cash flow pattern is going this way. In other words, every month your money is flowing to the bank. But if I buy a rental property, this is the difference. It flows into my income statement.

所以这是负债，这才是资产。我和妻子致富的秘诀就是专注后者。另一点是：聆听富人和穷人的语言差异——穷人总在讨论赚多少钱和花多少钱，反复纠结收支数额。

So this is a liability. This is an asset. So the reason my wife and I are rich is we only focus here. One more thing is when you listen to the language of rich people and poor people, poor people always talk about how much money am I making and how much are my expenses. How much money and how much my expenses?

富人永远在讨论资产负债表。你的资产负债表有什么？为此我们在199年设计了现金流棋盘游戏，目的就是重塑你的思维方式，将注意力聚焦于此。

The rich are always talking about balance sheet. What's on your balance sheet? So the reason my wife and I created the cash flow board game, this is in 1996, was to take your brain and put it down here.

不使用ExpressVPN看电视，就像没有护照环游世界——寸步难行。因为网飞等流媒体仅展示其全球内容库的冰山一角。ExpressVPN能解锁地域限制，极大丰富您的观影选择。它通过更改虚拟定位，让您自主决定网飞识别的所在地区。

Watching TV without ExpressVPN is like trying to travel the world without a passport. You're not gonna get very far. That's because streaming services like Netflix only show you a tiny fraction of their huge global library of content. Did you know that ExpressVPN unblocks content so you can broaden the variety of what you can enjoy? ExpressVPN lets you change your online location so you can control where you want Netflix to think you're located.

该技术同样适用于迪士尼+、BBC iPlayer等主流平台。操作极其简便：启动应用，点击按钮即可切换地区。全面兼容手机、笔记本、平板、智能电视等设备，更获CNET、The Verge等顶尖科技媒体评选榜首。

This works with many other streaming services too, including Disney plus BBC iPlayer, and more. And it's easy to use. Just fire up the app and click one button to change location. It works on all your devices, including phones, laptops, tablets, smart TVs, and more. It is rated number one by top tech reviewers like CNET and The Verge.

我亲测有效，您也该试试。最近我成功观看了美国地区未上线的两部佳作《我是贝尔玛雅》和《任务大师》，只需打开ExpressVPN选择国家、点击按钮、刷新网飞——内容即刻呈现。明智之选：别再为受限的内容库支付全额订阅费了。

I use it, and you should too. I've recently had the pleasure of streaming two great films that aren't available in The US titled I Am Belmaya and Taskmaster. All I had to do was open ExpressVPN, select the country, tap one button, refresh Netflix, and there it was. So be smart. Stop paying full price for streaming services and only getting access to a fraction of their content.

访问expressvpn.com/richdad物有所值。别忘了使用我的链接expressvpn.com/richdad，免费额外获得四个月的ExpressVPN服务。

Get your money's worth at expressvpn.com/richdad. Don't forget to use my link at expressvpn.com/richdad to get an extra four months of ExpressVPN for free.

第一波通胀已经造成伤害。第二波可能会击垮整个体系。它已经来临。恐怖分子正悄然推高汽车零部件、家电、电子产品的价格，到了秋季，我们可能遭遇残酷的双重打击——物价飞涨与经济放缓，大多数人只会被动等待。

The first wave of inflation hurt. The second wave could break the system. It's already here. Terrorists are quietly pushing up prices on auto parts, appliances, electronics, and by the fall, we could get hit with a brutal one two punch. Skyrocketing prices and slowing economy, most people will wait.

他们会相信华盛顿当局，希望一切都会好转。这正是他们被压垮的原因。事实是：恐怖分子已经在推高物价，通胀侵蚀着你的现金，而美国正深陷近47万亿美元的债务泥潭。

They'll trust Washington and hope it all works out. That's how they get crushed. Here's the truth. Terrorists are already pushing prices higher. Inflation eats away at your cash, and The US is drowning in nearly $47,000,000,000,000 of debt.

我不依赖纸面承诺。我持有实物资产——黄金、白银。今年黄金上涨超29%，白银上涨超28%。随着美元持续贬值，专家认为两者都可能突破历史纪录。现在有一种合法方式，可将部分退休金免税免罚金地转换为实物金银。

I don't sit in paper promises. I say in real assets, gold, silver. Gold is up over 29% this year. Silver is up over 28%, and experts believe both could shatter new records as the dollar continues to lose value. There's a legal way to move part of your retirement to physical gold and silver tax free, penalty free.

这就是我与Priority Gold合作的原因。我信任他们，他们深谙规则，能一步步指导你完成操作。立即拨打(866)703-9895索取《2025富爸爸财富防御指南》，或发送短信guide至24999。没有压力，只为让你在下波冲击前掌握必要信息。

That's why I work with my friends at Priority Gold. I trust them. They know the playbook, and they can show you exactly how to do it step by step. Call (866) 703-9895 and ask for the 2025 Rich Dad Wealth Defense Guide or text guide the 24999 right now. No pressure, just the facts you need before the next wave hits.

我已做好准备。你呢？立即发送guide至24999或拨打(866)703-9895获取免费《财富防御指南》。

I'm ready. What about you? Text guide to 24999 or call (866) 703-9895 now to get your free Wealth Defense Guide.

重申一次，财务报表包含三部分：损益表、资产负债表、现金流量表。玩这个现金流桌游时，你需要动手计算——非常简单的算术，只需加减法即可。但关键是要知道数字该放在哪里。

Again, there's three parts to a finance statement. Ingo statement, balance sheet, statement of cash flow. So when you're playing this cash flow board game, your hands are moving, doing the math, very simple math. You know, if you can add, subtract, and that's all you need. But you've got to know where to put the numbers.

这就是现金流棋盘游戏的由来，你知道，它风靡全球。世界各地都有现金流俱乐部，这一点很重要。现在这是另一个关键部分，这是《富爸爸穷爸爸》系列的第二本书。

So that's where the cash flow board game, you know, it's it's all over the world. There's cash flow clubs all over the world here. So this is important here. Now this is the other part about it here. This was book number two in the in the Rich Dad Poor Dad.

它叫做现金流象限。这里的'I'代表内部人。人们以为它代表投资者，其实不是，它代表的是内部人。

It's called the cash flow quadrant. This stands for insider. People think it stands for investor. No. It stands for insider.

内部投资者。E代表雇员，比如我有份工作，我是职员、银行家。

Inside investor. He is hence for employee. I got a job. I'm a clerk. I'm a banker.

我可能是，你知道的，卡车司机、医生、律师、程序员之类的，属于自雇人士。E和S象限。大多数人上学就是为了成为E或S。这就是我穷爸爸的象限。

I'm a, you know, whatever, truck driver. Or I can be a doctor or lawyer or a computer programmer or something like this, self employed. E and S. Most people go to school to be Es or Ss. This was my poor dad.

这是我富爸爸的象限。B代表大企业，也代表品牌。通常一个品牌需要拥有500名以上员工，根据美国税法规定必须达到这个规模。

This is my rich debt here. B stands for big business. It also stands for brand. And generally, a brand has 500 employees or more. In the tax law of America, you have to have 500 employees here.

I代表投资者，不过这些人也投资。但他们大多投资股票、债券、ETF之类的。一旦你进入房地产领域，你就成了内部投资者。

And I stands for investor, but these guys invest also. But most of them invest in shares, bonds, ETFs. I don't what else you call those things. They invest from the outside. The moment you go into real estate, you become an inside investor.

这就是为什么你需要更精明。所以我只做内部投资，不持有股票，不碰证券。因为我是个真正的资本家。

That's why you've got to be smarter. So I only invest inside. I own no stocks. I own no shares. I don't do that because, you know, because I'm a capitalist.

我在这里创造自己的资产。比如，我不仅购置了房产，今年还创办了两家公司。所以虽然我持有股份，但这些是我自己公司的股份，因为我是内部投资者。这就是区别所在。1996年，我们发明了现金流桌游。

I create my own assets out here. Like, not only did I buy property, I also started two companies this year. So although I have shares, they're shares of my company because I am an inside investor. Those are the differences. So in 1996, we created the cash flow board games.

现在有很多现金流俱乐部。至今仍有现金流俱乐部在运营。但这个游戏之所以有效，是因为它不仅仅是智力游戏。抱歉。玩现金流桌游需要调动四种智能。

There's a lot of cash flow clubs there. There's still cash flow clubs going there and all that. But it takes the reason this works is because it's not just mental. Excuse me. To play the cash flow board game requires all four intelligences.

你看，你可能知道答案，但仍需付诸行动。你需要在这里填写数字。当你填写数字、擦除修改时，你的智力、情感等各方面都在提升。因此游戏是更好的老师，因为它们涵盖了四种智能——智力、体能、情感和灵性。

You see, you can know the answer, but you still have to do something. So you have to fill in the numbers here. And you're filling in the numbers, and you're erasing on all this stuff. Your mental, emotional, and things, you're all getting smarter. So games are the better teachers because they involve all four intelligence, mental, physical, emotional, spiritual.

这就是为什么游戏是最好的老师。我通过玩大富翁学习投资。记得吗，四栋绿房子换一座红酒店。我小时候，富爸爸就有那些小绿房子模型。

So that's why games are the best teachers. I learned about investing in playing monopoly. You know, four green houses, one red hotel. Four green houses, one red hotel. So when I was a kid and I you know, my rich dad had little green houses.

我成长过程中常帮他打理那些绿房子。然后在1969年，不对是1967年，他买下了红酒店。那座红酒店至今仍在威基基海滩，叫凯悦丽晶酒店。所以你也必须要有规划。

I was growing up, and I would help him with his green houses. And then in 1969, no, 1967, he bought the Red Hotel. That Red Hotel is still there in Waikiki Beach. It's called the Hyatt Regency. So you have to have a plan also.

四栋大房子换红酒店。富爸爸拥有的不是酒店，而是土地。他执行了自己的计划。年轻时的我就明白了这个道理。

Four grand houses, Red Hotel. Rich dad doesn't own the hotel. He owns the land. So Rich dad worked his plan. So as a young man, I understood that.

正因如此，我和金创造了现金流桌游——因为它需要运用四种智能，还能寓教于乐。最重要的是，就算亏钱也只是虚拟货币。关键就在于不断失败中变得更聪明。

And that's why Kim and I created the cash flow board game because you'd have to it involves all four intelligences, and you can have fun learning. Most important thing, if you lose money, it's only paper money. That's the most important thing. Lose, lose, lose. You get smarter.

但很多人之所以不富裕，是因为他们上了学，被教导犯错就会被解雇或失去一切。现金流游戏的目的是让你的大脑转向这边，犯错、失败再失败，因为这样你会变得更聪明。我就是这样变聪明的。所以我和金在1996年创造了这个游戏。今年我想展示的最后一点，就是我和金的日常。

But the reason so many people are not rich is because they went to school, and they're taught if you make a mistake, you get fired, or you lose everything here. The purpose of the cash flow board game is move your brain over here, make mistakes, and lose lose lose because you get smarter, smarter, smarter. That's how I got smarter. So Kim and I created this game in 1996. So the final thing I wanna show you this year, this is what Kim and I do.

让我展示今年的情况。这是我手绘的财务报表，收入部分，接下来我会展示现金流量表。资产负债表。这是我刚开始投资时的样子，第一笔投资是毛伊岛一套价值1.8万美元的公寓。真希望当时没卖掉。

Let me show you this year. So this here is my sketch of a financial statement, income, and I'll show you the statement of cash flow. Balance sheet. This is as I got I started my first investment was an $18,000 unit in Island Of Maui. I wish I'd kept it.

但在那时，1.8万美元是笔巨款。我首付2000美元，10%的首付比例，用信用卡支付的。就这样买了第一套房产。此后我不断投资，犯过很多错，亏过也赚过，但越来越精明。

But back then, I was that was a lot of money, $18,000. So I I put $200. It was a $2,000 down, 10% down, so I put it on my credit card. So I bought my first property. And since then, I just kept investing, made a lot of mistakes, lost some money, made some money, but I got smarter.

现在我来解释赚钱逻辑。假设我有个企业，比如这家富爸爸公司，对我而言是资产。假设它在这里产生收入。

So today, let me explain how I make my money. So let's say I have a business. So let's say it's a rich dad business here. It's an asset to me. And let's say it puts money here, income.

假设金额是100万美元。如果直接持有这笔钱，第一项支出就是税款。我来展示不同身份的税负：如果作为雇员赚100万，要交40%的税。

And let's say it's let's keep the numbers. It's $1,000,000. If I just keep that money, the first line item expense is tax. So let me show you the tax consequences here. If I make a million dollars as an employee, I'm gonna pay 40% in taxes.

40万美元缴税。如果是医生、律师或小餐馆老板赚100万，税率60%，即60万美元。如果是富爸爸公司这样的大企业，税率20%即20万。专业投资者的话——零税负。

So 400,000 goes to taxes. If I'm a doctor or a lawyer or a small falafel shop owner, I make a million dollars, I'm gonna pay 60% in taxes. So $1,000,000 here, I'm gonna pay 600,000 in taxes. If I make money here as a rich dad company or a big business, I'm gonna pay 20% or 200,000. And as a professional inside investor, zero.

现在我要揭秘如何将税负从20%降为零。全球通用这个方法：假设这里有100万，如果我是雇员什么都不做，直接就被扣走40万。我的做法是——这里就涉及房地产了——我会贷款400万。

So let me tell you how I go from 20% to 0% here in taxes. And this is true all over the world. So the way it works is, here's $1,000,000. If I do nothing, and let's say I'm an employee, they're to take 400,000 right off the top here. So what I do instead, and this is where real estate comes in, I borrow $4,000,000.

现在我这里有400万美元的债务。我接手这处房产，借入400万，这样我就拥有了房地产。这里显示的是房地产，现在价值500万美元。让我给你解释一下。

So I have $4,000,000 in debt here. So I take the property up, borrow four, that gets my real estate. This is real estate here. It's now 5,000,000. Let me explain this to you.

100万美元，借入400万，就变成了500万。因为它是500万美元，我可以对这部分资产进行增值、折旧和摊销，而不是那部分。由于这部分存在大量亏损，所以零税款。但你需要一个好的会计师等等。我推荐汤姆·威尔赖特写的《免税财富》这本书。

1,000,000, borrow 4, it becomes 5,000,000. And because it's $5,000,000, I get to appreciate, depreciate, and amortize this, not that. And because this has so many losses to it, zero tax. But you need a good accountant and all that stuff. My there's a book called Tax Free Wealth by Tom Wheelwright.

汤姆·威尔赖特的《免税财富》。我的合伙人肯·麦克尔罗伊有三本书：《房地产投资入门》、《物业管理入门》和《高级财务指南》。这本是高级指南。我再重复一遍。

Tax Free Wealth by Tom Wheelwright. And my partner Ken McElroy, he has three books, ABCs of Real Estate Investing. He has ABCs of Property Management and Advanced Guide to Finance. This is the advanced guide. So I'm gonna repeat again.

我在这里赚了100万美元。我打电话给我的合伙人肯尼说：肯尼，我需要400万。这意味着他必须找到我们可以抵押借款400万美元的项目。一旦我们有了400万，房产的计税基础就提升到了500万。

I make a million dollars here. I called Kenny up, my partner. I said, Kenny, I need 4,000,000. That means that means he has to find something that we can borrow $4,000,000 against. And once we have 4,000,000, it steps up the basis of the property to 5,000,000.

根据税法规定——这在全球都适用——你可以进行资产增值、折旧和摊销。零税款。所有这些钱都进了我的口袋。非常感谢政府。好了。

And there are the tax laws, and this is true all over the world, you appreciate, depreciate, amortize it. Zero tax. All that money comes into my pocket. Thank you very much government. Okay.

这就是财务教育的力量。持续学习，不断进步，寻找优秀的合作伙伴，最重要的是保持自我提升，只与可靠、正直的人做生意。

So that's the power of financial education. Keep studying, keep learning, find good partners, and the most important thing is keep your education up and do only business with good, solid, honest people.

本节目由Apple Card赞助播出。如果你和我一样正考虑换新iPhone，但你是否考虑过升级你的信用卡？使用Apple Card通过Apple Pay或激光蚀刻钛金属实体卡消费，在苹果购买任何产品都可获得无限3%的每日现金返还。无论是新iPhone、手机壳，还是Apple Music或Apple TV+等服务。为你喜爱的苹果产品和服务赚取3%返现。

This message is brought to you by Apple Card. If you're like me, you might be considering getting a new iPhone, but have you considered upgrading your credit card? When you use Apple Card with Apple Pay or the laser etched titanium Apple Card, you can earn unlimited 3% daily cash back on everything you buy from Apple. Whether it's a new iPhone, an iPhone case, or even a service like Apple Music or Apple TV plus. Earn 3% back on the Apple products and services you love.

这是个简单的决定。你只会奇怪为什么没有早点开始。需信用审批，苹果卡由高盛银行美国盐湖城分行发行。条款及更多信息请访问applecard.com。

It's an easy decision. You'll only wonder why you weren't doing it sooner. Subject to credit approval, Apple Card issued by Goldman Sachs Bank USA, Salt Lake City branch. Terms and more at applecard.com.

所以我要留给你们的道理，和我富爸爸说的一样。富爸爸总说通往财务天堂的路有百万条。如果你具备财务教育，就能找到其中一条通往天堂的路。你知道，这是我的方式。但通往财务地狱的路却有十亿条。

So I'll leave you with this thing, the same for my rich dad. Rich dad always said there's a million ways to financial heaven. So if you have financial education, you can find one of the million ways to heaven. You know, this this this is my way. But there's a billion ways to financial hell.

非常感谢。

Thank you very much.

本播客由富爸爸传媒网络呈现。

This podcast is a presentation of Rich Dad Media Network.