Prices started rising in what would be the first of a long cycle of up a bunch, down a bit, up a bunch more, etc. I’m not sure it was indeed a paradigm shift as a matter of fact, but to them that’s exactly what it was. One of ‘em was so put out by what he saw through the rest of the 70’s he retired earlier than planned, headin’ back home to Wyoming.

Having just turned 25 in the summer of ‘76 when this new reality shifted into overdrive, I can attest to the wonder we all felt. We spelled wonder — bewilderment.

Runaway appreciation had arrived big time.

Those who adjusted to the new reality did exceedingly well. Those who didn’t? From the mid-1970’s to 200? they literally left million$ on the table.

So when the title of tonight’s piece asks, “How’d WE get where we are today?” I’m pretty much talkin’ ’bout you and the mouse in your pocket.

For many of those who began investing on or before say, 2002, some decades before that, this adjustment has been painful. Capital growth has been the engine driving real estate investment portfolios since Ford was in the White House. Those who made proper and prudent use of their capital in order to best take advantage of the almost guaranteed annual appreciation, made impressive strides increasing their net worth. (He said with equally impressive understatement.)

They’d buy an income property for around $40,000 in spring of 1976, sell for around $78,000 in the early summer of 1978. At 20% down plus closing costs, their total capital outlay to buy had been roughly $9,000 or so. The net check at sale just 26 months later was, give or take, almost $40,000! They did it again, this time acquiring much more property — maybe $150,000 +/-.

Then the cycle turned on ‘em. It was just as vicious as the upswing had been exciting. But most just rode it out ’till around the end of ‘84 or so, when interest rates had begun to show they were happily headed for single digit status again.

Happy days.

As we all know, this cycle repeated itself such that investors accepted it as the norm — or worse — their birthright. Then the current market correction hit with brutal force.

But, as most of our grandmas told us, there is almost always good to be found in bad times.

Grab yer pencil and paper cuz here it comes.

If you’ve owned your income property long enough to have seen your equity grow impressively, you also know it’s still much larger than when you started, even now.

This is good news, people.

You can take advantage of this monster shift in the fabric of the real estate investment universe. This shift has blessed us — again, that’s you and the mouse in your pocket — with a once in a lifetime opportunity.

Many are now able to adjust their previously executed investment plans, to increase the potential income when they reach retirement. Between the silly low interest rates, and the textbook positive price/rent ratios available in excellent locations, you can double or even triple what your retirement cash flow might’ve been.

I mean this in a completely literal sense.

Your window of opportunity is open — for how long is anyone’s guess. Cracked crystal ball and all.

The Perfect Storm for which many of you have been waiting is here.

Interest rates? Low 5’s. Prices/Rent ratios? Good enough to yield cash on cash of 7-10% using just 20% down payments. Location quality? Let’s not mince words, OK? There’s not one income property I’m talkin’ about here in which I wouldn’t be happy to let my 79 year old mother to live in by herself. No ambiguity whatsoever. And for the record, I love Mom a whole lot.

It’s my professional, experiential opinion that those who missed out on almost 40 years of healthy appreciation, will not have been as disappointed as today’s investors who miss out on the current window of opportunity.

It’s that good.

Please don’t mistake my appraisal of today’s real estate investment atmosphere as an easy road to huge retirement income. It’s not. But those who carefully construct a truly Purposeful Plan will indeed give themselves the opportunity, the likelihood of enjoying a magnificently abundant retirement.

Am I talkin’ to you and the mouse in your pocket?

If so, gimme a call at 619 889-7100 and we’ll see what’s possible together. Have a good one.

I found the lowest priced duplex in the zip code (91942), $300,000 — and did some quick, down and dirty numbers. I then compared those bottom line scratchings to what we’re able to offer in various markets in Texas — mostly the Dallas/Fort Worth MetroPlex.

The La Mesa Duplex

It’s 57 years old, not a fixer, and in a neighborhood in which I’d let my only daughter live — which she does. There are two 1-Car garages attached to the building, which is two stories. Both units are two bedroom/one bath affairs with 800 square feet. They also sport laundry hookups. The interiors shown in the pics are well painted, and clean. I’m gonna grant them $1,100 rent for each side, which is the most this neighborhood will command. That’s $26,400/yr. Even though the repair & maintenance of this duplex will easily be far more than a new one (Duh), to make things exceedingly ‘fair’ I’m gonna use the same percentage for vacancies/operating expenses on each duplex.

The Texas (MetroPlex) Duplex

Brand new — $255,000 — three bedrooms/two baths a side. 2-Car attached garages for each unit. Current, not projected rents, are $1,275/mo. — $30,600/yr.

We’ll use a 20% down payment, with an 80% loan with 5.375% fixed rate interest, amortized over 30 years.

Note: I’m gonna use vacancy/operating expenses of 40% for each to make the math easy.

La Mesa Duplex

Gross Scheduled Income (GSI) — $26,400
Vacancies & Operating Exp — $10,560
Net Operating Income (NOI) — $15,840
Annual Debt Service (Pmts) — $16,127
Annual Cash Flow — ($287)

Texas (MetroPlex) Duplex

Gross Scheduled Income (GSI) — $30,600
Vacancies & Operating Exp — $12,240
Net Operating Income (NOI) — $18,360
Annual Debt Service (Pmts) — $13,708
Annual Cash Flow — $4,652

It took about $66,000 including closing costs, etc., to close the La Mesa property, and about $55,000 to do the same for the Texas property.

Look at the numbers — look at the pictures. Ask yourself what real estate investor would chose the old duplex with the I Love Lucy kitchen, 1-Car garages, and vastly inferior return. Then ask yourself if you did choose to stay local with the La Mesa duplex, what will your cash flow be as the operating expenses rise due to ever increasing repair and maintenance costs — though that would hafta be about 23rd on the list of reasons you wouldn’t pick La Mesa, right?

Now you know why I keep pounding real estate investment property owners in places like San Diego, Palo Alto, and most of the West Coast, to Get Outa Dodge! Even with the massive market correction the West Coast has endured, you’re payin’ 20-30% more for property half a century older than you could have — for income far below what you could have — and with built-in functional obsolescence from Day 1.

Is the ability to ‘drive by your units’ worth that much to ya? Really?!

But wait!! There’s more!!

Tomorrow I’m gonna lay out a concrete plan for the owner of the La Mesa duplex. We’ll assume they’ve had it since Moses’ son died, and we’ll see what’s possible — comparing the two scenarios — keepin’ it OR trading it to Texas. It’ll be more fun than one BawldGuy should be allowed to have in one post.

Meanwhile, back at the ranch — call me already, will ya? You can reach me at 619 889-7100. Have a good one.

Countless Americans are hearing their retirement clock tickin’ away, and every year it gets louder. For a whole buncha people it hit jet engine loud a few years ago when their 401Ks/IRAs got kneecapped by Wall Street. Losing 30-50% of your hard earned retirement fund is not an easy pill to swallow. I know cuz I talk to these people nearly every day.

Wanna know what they want? Nothin’ fancy, that’s what. They want a safe and reliable retirement income that’ll ensure a post 9-5 life of independence, as opposed to say, ‘Hi! Welcome to Wal-Mart.” That may sound harsh, but it’s a real possibility, not to mention an unwanted new menu option for many. Why? Oh, there’re a lotta reasons, but mainly cuz they treated the whole ‘investing for retirement’ thing the same way their parents treated Social Security and a pension from their employer. That is, a done deal. Just keep marchin’ in place, and before ya know it. Shazaam! There’s your retirement income.

In a matter of a few gut wrenching days, they realized the folly of their inattention. Cruise control doesn’t cut it when your retirement is at stake.

Oops.

Keep yer seatbelt on, segue here.

Over the years I’ve executed some fairly sophisticated, and relatively complex Plans. Blah blah blah. Most of ‘em were out of necessity one way or t’other — sometimes self defense. This new paradigm has simplified things to a degree with which I’m, if not rapturous, at least more than a little pleased. We’re in different territory now.

Your best bet these days is to create a Purposeful Plan geared to PlanetSimple — cuz that’s where we live now. Don’t get me wrong, though the principles are simple, and tolerably easy to understand, they’re still not as easy to execute. It takes enough time, experience, and expertise to make it happen over a number of years, without trippin’ over cracks in the sidewalk — so to speak.

The idea is not all that cerebral in nature. Create as much after tax retirement cash flow as possible. Engineer it in such a manner as to ensure both its reliability and its flexibility. Create more than one basket of said income — forever keepin’ your eye on how much you get to keep after April 15th.

Your clock gettin’ louder, is it? Take a step back and Plan your way to a magnificently abundant retirement — and do it on Purpose. Like many things in life worth having, it sounds easy, but it’s all in the execution. Take control.

Tick-tock — was that Big Ben?!

Gimme a call, as long time readers know, I need a daily fix. 619 889-7100 will find me. Have a good one.

NOTE: Before continuing it’s important to understand San Diego ain’t the Lone Ranger here. There are numerous similar markets. All of SoCal and most of NoCal for example. (Think Palo Alto) But around the country, whatever I say here about SD is likely to have traction in many, many regions.

We’ve been culling through our database looking for income property owners who’re best positioned to effect a high quality move of their equity(s). We’ve been blessed and handicapped simultaneously by the reality of gettin’ up to speed on a brand new piece of database software. The blessing though is far outstripping the irritations of the necessary learning curve involved. It’s a killer program — the best I’ve ever seen. Anywho, we’ve been noticing a disturbing trend as it relates to new loans on investment properties.

Does this describe you?

Property bought way back in the day, or even in the last 2-5 years are showing massive new loans on them. I know San Diego’s rental market pretty well, which means it ain’t exactly challenging to figure out these loans don’t make much sense — objectively speaking. For instance, a La Mesa duplex sportin’ a $400,000 5.5% loan simply won’t work. Even if both sides rent for $1,350 monthly (not likely), the payments alone would be $2,335 — leaving a whopping $4,380 annually to pay operating expenses on a 40-60 year old property, built when either Truman or Eisenhower was in office. Believe me when I tell you the operating expenses for that sorta property, even self-managed wouldn’t drop below $8-9,000/yr no matter what kinda voodoo analysis is inflicted on it.

Look, I get it. It’s a sign of the times, right? People need money so they tap into their income properties. What happened to the money? Was it invested into more solid real estate? Was it used as a stop gap for personal financial difficulty? Maybe it was used to pay off other more pressing debt — who knows? I don’t.

If this does describe you, one way or the other, we should definitely talk.

You have more options than you currently believe. Whether you’re contemplating a refi or already did the deed, you can improve your status quo. Over the years I’ve learned what the #1 limiting factor has been for most of our new clients — they simply were unaware of a whole page of options remaining on their menu. Sometimes it’s not a whole page — it can be just one. But if it can make a measurably positive impact, one is all ya need.

Think about moving from relatively ancient buildings to newer or brand new properties with equal if not better locations and tenant quality. Also, almost always there’s a big grin resulting from the major difference in price vs rent.

Sorry, but that’s one of the major factors causing San Diego property to land on the B-List in the first place.

We can talk ’till we’re both blue in the face and nothing’s gonna change the hard numbers. Your stuff is relatively prehistoric. It’s just as likely to be functionally obsolescent as not. Your operating expenses are only gonna get worser and worser as Grandpa used to say. (Much to the chagrin of Grandma.) When you hit retirement with properties as old or older than you are, something was fundamentally wrong with the Plan.

There are moves you can make which will create a significantly improved position for you as a real estate investor. Your retirement can be moved up on the quality scale with less muss and fuss then you might imagine. Your newly refinanced properties don’t hafta be your personal herd of albatross.

The only thing keeping you from learning the options available to ya is avoidance of the subject in general. Let’s talk so you can at least understand what’s possible. The vast majority of folks soon realize they have an unexplored page on their menu. Give me a buzz at 619 889-7100. Have a good one.

I learned awhile back that the worst thing you can do is to follow the crowd. This is even more important to remember when it comes to your financial life. But there is a fundamental tension between following the crowd and going your own way. That is what I have been struggling with for the last couple years. I have lived primarily in Florida for the last 15 years. 10 ½ years ago we bought a home here. 12 years ago I changed my financial philosophy away from the crowd [sold my mutual funds and started a very different strategy].

Where am I going with all this? Well, we have decided to move full-time to our New Hampshire home. There are several reasons for this, many of which are particular to our family circumstances. But, there is one reason that I want to talk about. Since WWII, Florida has seen a mass migration of folks from “up north” [northern states] moving here. The migration has been steady for decades. Well, starting in 2010, for the first time since WWII, there were more people moving out of the state than moving into the state. The recession has taken its toll, with construction jobs leading the downturn [12% unemployment, which is actually down from its peak]. I know Florida well enough to know what this all means. Real Estate values will stall at current prices for a long time. For us, we will still make a profit on our home.

Why not rent it out? Well, we have several issues in Florida; taxes and insurance. Insurance prices have tripled. Taxes are so screwed up here because of the homestead law, which causes investment property to be taxed at incredibly high rates to overcome the fact that folks who homestead pay so little.

Loss of population, high property taxes [for investment and commercial property], and an insurance nightmare add up to problems in my book. The crowd has told us it is crazy to sell now. The crowd has said, wait the real estate market will come back. Well the crowd is wrong IMHO.

I have read BawldGuy’s posts on the problems with staying local to San Diego (and markets like it) with your RE investments. My real estate dollars will be put into a place that will get a higher rate of return than leaving them in Florida Real Estate. Fortunately, I have prepared for this day. I own other properties, have my investments, my EIUL, etc. and all that planning has made it possible to pull up stakes here and make the move.

What’s the point of this post? Listen to BawldGuy. Don’t be afraid to move your capital to more lucrative areas. Have a plan that allows for changes. Understand that flexibility is key. Be willing to move against the crowd and most of all never stop thinking and reading about your [financial] life.

Then there is the issue of age, a sore subject in many places, but none more so than San Diego County. Residential income construction has been little more than a faint rumor since Regan’s second term in office. In fact, if you don’t count the ultra-elite apartments which have been built on the coast and in Mission Valley, pretty much nothing of even minor consequence has gone up since around 1987. I know, cuz I’ve seen ‘em not go up.

Let’s talk real life numbers here, OK?

Let’s say you bought a well located La Mesa (SD) duplex back in the first quarter of 2003 for give or take $325,000. It’s now generating roughly $27,000 a year in Gross Scheduled Income. (GSI) After vacancies/expenses you’re lucky or fudgin’ if you say your Net Operating Income is more than about $17,000. The ugly truth is that you’re still breaking even after seven long years. Even though you probably put down at least 25%, surely more, your loan balance now hovers in the range of $200-220,000. Though it once rose in value to approximately $550,000 (!) it’s now worth up to $400,000, though that’s not likely. Let’s say it’s value today is $375,000 or so.

Even allowing a $200,000 loan balance, that leaves you a net equity of $145,000. Put another way, that means you have $145,000 on a treadmill to nowhere, producing no, as in zip, zilch, nada cash flow.

It was older than you when ya bought it back in ‘03 — now it’s probably 50 years old, most likely older. Ever wonder what it would be like to own property younger than your kids? Or how much more rent you might get if your floor plan wasn’t on all the I Love Lucy episodes? Maintenance and repair of very old properties is bad enough without having to simultaneously contend with functional obsolescence.

What could that $145,000 get you once you get it Outa Dodge? Glad you asked.

Try $900 in cash flow — a month, not a year. You’d own two duplexes, while having divorced yourself from management. Ah, now yer smilin’.

Also, it’s at least as well located as yours in San Diego or Palo Alto and the like. It’s new. It’s probably got more bedrooms per duplex than yours, not to mention garage parking for a couple cars — for each side. Heck, in SD landlords are proud if they have a one car carport.

Since you’re not planning to retire for another 10-20 years, let’s see what you could do with this one tax deferred exchange, over time.

If you took roughly $800 monthly and applied it religiously to principal reduction on your loans, you’d be free ‘n clear on both units in just over 11 years — from now. But what position would you be in then? And more importantly, how would it be different from remaining in your current property?

I hate doin’ this, but let’s take a look. Caveat: This could get ugly.

The outa state duplexes would, if their NOIs never increased over the 11+ year period, generate before tax cash flow (BTCF) of about $36,000 yearly. 40-50% of that would be sheltered.

Your San Diego duplex? Come on, really? Ya wanna go there?

The poor property is now likely to be 60+ years old. You don’t think your expenses, as a percentage of income will be higher than they are now? Bet on it. Also, the tenant quality will have dropped a bit, as folks who have the money you want doggedly insist on things like semi-modern kitchens, and floor plans that don’t remind them of Grandma’s house. Plus, if you haven’t modernized both the plumbing and heating, you’re in for a drop in your bank account’s balance.

Bottom line? If your duplex nets you more than $15-20,000 you’re supremely fortunate. Also, your tax shelter will be pitiful, relatively speaking.

Ready to cry Uncle! yet?

If I’m describing you and your investments in San Diego or anywhere like it, we should definitely talk. You’re not only suffering from subpar performance now, but your retirement is gonna be WAY disappointing.

You can reach me at 619 889-7100. You have an 80% chance I’ll answer myself — remember, I’m OldSchool. Have a good one.

7 Expectations of Real Estate Investors — Beware of Potential

10 Ways To Delay or Diminish Your Retirement

The ‘Old Normal’ — Sore Elbows and Adapting

You may get a hold of me by calling 619 889-7100. I’d love to talk with you, as my daily fix is a must. Have a good one.

The biggest advantage for using EIULs is not necessarily the tax advantages. It is the sequence of return issue that most investments suffer from. This is why I believe that EIULs along with investment real estate is the best combination investment out there.

The sequence of return issue is a matter of extreme variance in the most common investments [mutual funds, ETFs, etc.]. Even though, folks are sold on an investment based on its average annual return, market based investments never act like that. In other words they vary, both positively and negatively, from that average annual return — sometimes dramatically. Remember, negative returns hurt more than positive returns help. If you have a 50% drop, you have to have a 100% gain to get back to where you started. The assumption built into using average annual returns is that you will never actually use the invested capital. But most people plan to convert the capital into income during retirement. And this is where the rub is. Historically, you have a greater than 80% chance of retiring within 5 years [before or after] of a major market downturn. And when this happens you end up using capital that won’t have the opportunity to grow back into that average return your investment vehicle was getting. In other words, YOUR return will be significantly less than the average return of your investment vehicle because of this fact.

If you own investment real estate, then you have cash flow [hopefully] that allows you to avoid using your capital for retirement income until you are ready or the market is good. If you have followed a dividend producing stock strategy, you again have the income without tapping into your capital. However, most people need to or want to tap into some of their capital for retirement income. This is where the EIUL comes in handy. The indexing strategy makes sure your cash value doesn’t go negative in those bad markets. So even if you retire into a bear market you haven’t suffered those dramatic losses, so you are not hurt by using that capital. This can give you time to allow the real estate market to come back before you sell your real estate, or time to allow your other investments to come back in a bull market.

Say you take 5 years of healthy chunks of cash from your EIUL waiting for the market to come back. And when it does you sell and put your capital right back into the EIUL by paying off the loans you took against your policy in those 5 years. Or, you can stop taking your income out of the EIUL for a time period and live on the cash from selling your real estate for a few years. The point being is that you can do what is best to maintain your capital because of the tax-free availability of cash inside your EIUL! And compared to the strategy most people are sold, you might actually have a retirement free of market stress because of it!

BawldGuy Here: Imagine you’ve executed the real estate investment strategies which I now recommend. That is, using currently unneeded cash flows and other available capital to consistently pay down balances of any borrowed money secured by income property. Furthermore, imagine you’ve retired just before a downturn, as David mentions. You’ve free and cleared your income property, so even if its income is negatively affected by a down cycle in the economy, it’s still solid income, a high percentage of which is tax sheltered.

Add the ’stand-alone basket’ of EIUL tax-free income, and you’ve successfully exploited a pretty tasty combo plate. Food for thought. (Sorry about that one.)

Segue to total SmartAlec mode.

So, when you were watchin’ your million dollar stock portfolio turn into $600,000 — did watchin’ it add or diminish your sense of financial security?

End of SmartAlec mode, and a thousand apologies.

Here’s the thing. Let’s say you took that money along with whatever you have in real estate equity that makes sense to sell/exchange, and acquired a strategically grouped set of properties — some of which would be bought for cash, some with what I’ll coin as ‘LeverageLite’. That would translate into 30-50% down, depending upon each investor’s specific circumstances. Furthermore, in anticipation of retirement, you applied cash flows to payin’ off the props with debt.

But then Murphy shows up, twirling his sinister mustache, chuckling to himself as he brings with him yet another economic downturn.

This time though, you just keep executing your Plan. Maybe it takes an extra few years to pay off the props you mortgaged, but they still get paid off. Let’s say that downturn trimmed 25% off of the value you paid at acquisition. So what?

If you have a property for which you paid $5X that generates $7-10,000 monthly in cash flow, but it’s now worth only $3.5X, does the $7-10,000 still spend OK for ya? (Slipped in the SmartAlec again, didn’t I?)

BawldGuy Axiom: Retirement income is what gives us security, not the value of the asset from which the income is generated. We spend cash flow, not a bookkeeping entry showing value.

The real estate investor who goes from $2 Million in value to $1.5 in the short passage of several months, still spends the cash flow each month. Even if her rents fall, compared to what would’ve been her income from Wall Street, she’s in great shape. Imagine experiencing a 20% cash flow reduction and still having $80,000 a year — much of it tax sheltered.

That’s security.

Gimme a call and let’s talk turkey. 619 889-7100 will get you to me. Have a good one.

Let me know in the comments who you think might’ve said it. Don’t Google it, OK? Hint: It was an iconic sports figure.

Folks insisting they can do most things in life themselves are not only doers, but to be admired. On the other hand, it’s amazing sometimes what gets on their ‘most things’ list. Some of us can do things very well that others simply can’t or won’t do. For instance, I don’t design my own office interiors — nor do I paint them myself. Could I? Of course. Should I? Um, not if I want clients to think my IQ has three digits before running into that pesky decimal point.

Do-It-Yourselfers (DIY) differ among themselves about what should be farmed out. I once had a neighbor who did almost all the work himself on his car. The only time I saw him deviate was when his transmission went out. He used to make fun of me for paying to have my oil changed. A mutual buddy across the street decided his manhood had been challenged, and proceeded to take the DIY approach to an overdue brake job. His wife, while on her way to pick their kids up from school, rear ended someone cuz her husbands job was, um, substandard. She persuaded him in very lucidly delivered language that his DIY car maintenance/repair days should end.

DIYers often think ‘anyone’ can do home repairs or maintenance. When I was 13, a teacher’s little brother was electrocuted tryin’ to replace an old fashioned fusebox with a new ‘breaker’ box. He was under 30, with kids and a wife. It was terrible.

Yeah, yeah, BawldGuy, but what does this have to do with investing in real estate? Thanks for asking.

DIYers have a way of thinkin’ that is foreign to me. What rationalization concludes that a couple’s retirement income isn’t important enough to merit eschewing the DIY approach? I’m gonna say some things here that might make you wonder if I’m in a bad mood or something, but I assure you I’m not. Well, maybe a little, but only cuz I’m becoming weary of being contacted as a last resort — something’s gone wrong — OR — they’ve already committed to something, but ‘wanna make sure’ they’re goin’ down the right path. I say these things with a good heart.

Here are examples of what I see almost every month, year in and year out.

“A buddy at the office said I won’t hafta pay taxes on the sale of my rental house cuz I’ve owned it more than a year, and used to live in it.” IRS will have a different take — ‘take’ being the operative word.

“I put the net proceeds of the sale of my rental units in a separate ‘trust’ account at my bank. It’s been a week since it closed. How many days do I have to complete my tax deferred exchange?” None — that ship has sailed.

“We didn’t do a 1031 cuz the capital gain was very low, due to the market correction.” Fact: They’d traded twice before, getting to that property with the second 1031. Their capital gains tax would turn out to be over $30,000. I imagine they wrote the check themselves.

“Our current net equity is just over $2 Million — should we stand pat, or is a pre-tax cash flow of $60,000 a year what we should be getting?” My response: You mean should you be doin’ worse than the 10 Treasury — pre-tax?!!

I could go on, but you get the point, right? Even if you haven’t done anything that’ll trigger a traumatic tax event, the majority of DIYers who contact me are happy as can be with returns that will only worsen over time. Over time? How ’bout ’till they pull the plug at work and decide to retire? At that point they’ve possibly screwed the retirement income pooch permanently.

At that point, their so-called retirement has stealthily morphed into a life sentence. The last year or so I’ve spoken with some very sharp investors who’ve ‘done it TO themselves’ with admirable skill. Some can’t initiate the changes necessary, as they’ve dug a hole too deep. Some won’t do what could easily improve their status quo cuz, well, I don’t really know why.

The quote up top mentioned intangibles. His point was that talent, expertise if you will, is what matters when the Firestones hit the pavement. The rest is happy talk. Figured out who he is yet?

If you see yourself here, swallow your pride and contact me. I promise not to chuckle, really. It’s no laughin’ matter when the retirement clock is tickin’ and your Do-It-Yourself approach has fallen woefully short of the mark. Call me at 619 889-7100 and let’s find out if your status quo is salvageable. I love makin’ a difference, and besides, I need the fix. Have a good one.