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(upbeat music) – Hey guys, welcome to Advanced
Lessons in Millennial Money featuring Robert Kiyosaki. I’m Alexandra Gonzalez. In this episode, I got a chance to speak with Robert Kiyosaki
and his real estate expert and Rich Dad advisor, Ken McElroy. For over two decades, Ken McElroy has experienced massive success
in the real estate world from investment analysis
and property management to acquisitions and property development. With over 750 investment
dollars in real estate, Ken offers a unique perspective in how to get the biggest
return on your investment. One of the topics Robert talks about is using debt to get rich. We get a lot of questions
about how that actually works. Let’s listen to how Ken
and Robert pull this off. – So, Kenny, you wanna say anything about the beauties of debt
and how you learn to use debt to get rich? – Sure, sure, well I
think when I was your age, everybody just said stay out of debt. So, it wasn’t until later that I realized that you can use it and you
can use it to buy assets. So, it’s a big difference,
doing good debt and bad debt, but essentially, all it
is, it’s a form of money from somebody to buy something in a loan or a mortgage or
whatever you wanna call it. So, it’s just money. And so, being able to
use money from a bank or from a life company or a pension or something like that. – Or an investor like me. – Yeah, or an investor. In the form of a loan or equity is the most important
thing that you could learn because I think I certainly grew up with no money and my parents didn’t either and we always used to have
to save for everything that we always did, it was always how much money can we save
and then we can buy something and it wasn’t until later that I realized that when you use debt,
you can actually do it, you don’t even have to have any money. You just use other people’s money. – When you go to the bank
and ask to borrow money, your bank is going to
consider how much debt you can have based on net
operating income or NOI. Not sure what that means? Let’s listen to Ken explain. – NOI means net operating income, so if you really think about it, it’s just income minus expenses. That’s all it is. And so, it’s important to know
where you are financially, so a banker’s gonna look at
your income after expenses so that’s a great way to see it. – It’s really quite simple. So let’s say, I’ll keep
the numbers simple. You have a thousand dollars income and you have 500 dollars in expenses, this is a prop. – Yep, so you have a 500 dollar NOI or net operating income. – So why is that important? – Well, the banker looks at that number because that’s the number that they see to be able to pay back
any debt you might want. – [Robert] Right, this is
where this comes in, right? – Correct. So, they’re gonna look
here and they’re gonna say, okay this person has 500 dollars in NOI, therefore we can give them a loan, say up to 350 dollars, 250 dollars or something like that. So, they’re not gonna give you
a loan for the whole amount because they don’t want
you to be that tight, so what they’re gonna do is
they’re gonna look at the NOI and say, how much can we loan you? – Now that we’ve learned
about debt and NOI, what role does the property play when seeking funding for the investment? Robert and Ken discuss. – Okay, so when Kenny calls me and says, I have this property. It’s in horrible condition,
there’s no income, there’s expenses all over the place, you get excited right? – Yeah, so I do. It can work the opposite too. So a lot of people get hung up here because they don’t have
a financial statement or any way to go to a banker, let’s say, but sometimes a banker will look at the property itself. So they’ll say, like
the one you explained, they’ll say well this has a bad NOI on it, why would we give you money? You know what I mean? And so that’s when the
financial education comes in and you say, well this is
what I plan to do with it. – Correct, what Kenny is saying, we’ve had, I’m keeping the numbers simple. He’s had income of zero
and this is a thousand. – Yeah, so you’d have a negative NOI. – And the banker goes, tell me why. – I can’t lend on that, right? Because it’s a higher risk of being able to be paid back. – My next question was how can you use NOI to determine the value of a property when you’re looking to invest? Let’s watch. So how can you use NOI to determine the value of a property,
of an investment property? – So, the NOI or the net operating income determines the value. What you back into it with another vehicle called a capitalization rate or cap rate, so it’s actually, we’re
getting a little technical, but typically, the cap
rate or capitalization rate divided into the NOI determines the price. So that’s generally how that works. But in the case that
we were talking about, the value of the building
with no tenant in it – Is way low.
– Is way low. And there’s really no income. So it’s basically
whatever the structure is. So I’ve seen lots of situations
where a vacant building, somebody might’ve spent
five, ten million dollars on a building that’s completely vacant, vacant warehouses,
vacant whatevers, right? Sometimes you see ’em get
converted into clubs or whatever. Well, there’s value there. Somebody spent a lot of
money on it at one time. Somebody owns it, too. It could be a bank, it could be whatever. So taking that and creating value, sticking a restaurant in it, a gym in it, a club in it, it doesn’t
really matter who’s in it. Well it does because you
want them to pay you, but now you’re creating the income. And that’s how you create value. So in that example, let’s
say you buy a building for a million bucks on a block. With a tenant in it, it could be worth three, four, five million. – If it’s a tenant in it, the value is up. – Yeah, right? ‘Cause now, what you do is
you put all that together and then you can actually sell it. – Got it. And so, even if the NOI is negative, if you create a plan that
creates value for the property, it shows the increase that you’re gonna give the property’s value, the bank will give you the loan. – Oftentimes, yeah. – [Robert] Not always. – Not always.
– Not always, but there are ways to do it. So, in that particular
case, you might get a loan from somebody like Robert. Say hey, you know, I need a million bucks and this is my plan. And then once you get a tenant in it, then you go back to the bank and you say, hey give me a loan. And then they give you a
loan and you pay Robert back. – Every investor should be looking at ways to increase income and reduce expenses. But have you ever wondered
how that’s possible? Ken gives us a secret. – So the thing that Kenny
is always looking for is after we stabilize the building, he’ll tell me, he says
look, in five years, I’m gonna get this from one
thousand to 10 thousand. – [Ken] Yeah. – And I’ll go, okay, so I know I’m in it for five years with him as an investor. And on top of that, we’re
gonna reduce the expenses back to 500. NOI goes up, the value goes up, the debt goes up to let’s say 10 thousand. Does that makes sense to you? – Yeah. – So I have a friend, for example, he actually bought a building
in a town up in Idaho where I have a vacation house
for about a million bucks and it was sitting, it
was an old Elks building, beautiful building downtown. But it had been vacant for a long time. He bought it and he put
like 30 offices in there, small offices, you know
1500 to 2,000 feet each and grew the revenue, right? So everybody pays. – [Robert] So the income went up. – Yeah, you know what I mean?
– Yeah. – So he broke it up and leased it up. So he has his expenses, but now he’s got 30 people paying rent as opposed to just one
big vacant building, he turned it into a pretty
cool workspace for everybody. – Kenny, in his third book,
Advanced Guide to Real Estate, his job is to get this
up, keep this stable, then he goes back to the banker and says, look, we’ve got all these
tenants, money’s going up. And so now we want 12 thousand dollars because he’s improved
income, kept expenses low, building’s more valuable. – Yeah, the key there is the bank’s always looking at your NOI to
pay back their loan. So the more you can grow that,
the more loan you can get. – And so, essentially, the
renters are paying your debt. – Of course. Essentially, so if that
building I was referring to goes to 50 percent vacant,
now he’s in trouble. But if he can keep it full, so now you’re getting into management, but regardless of that,
that’s how you do it. There’s opportunities
like this everywhere. – Once you’ve bought all these apartments, someone has to manage it for you. Unless you wanna run the
apartment building yourself, you’re going to need a
good property manager. Here’s the importance of a
good property management. And I know that another
thing that you always mention in all your books and the
ABCs of Real Estate Investing is that property management
is very important. Poor property management
equals poor profits, right? And so, I wanted you to kind of explain the importance of the property management. – Well, essentially all
property management is is taking care of the
property in every way, so taking care of the people that might be inside of this building, you know, for various things that
come up from day to day, collecting the rent and
paying all the expenses. That’s really all it is. And so the property manager’s job is to make sure the place is clean and that things are getting
rented and all those things. And so the owner of the building would hire a company like that or they could do it themselves and basically keep the place full. So in our world, we have a
property management company that we have about 300 employees, all we do is focus on
this, these two things. How do we keep our expenses
low and keep our income high? Because we’re always
trying to grow our NOI so our NOI, you know we have a budget for let’s say, 2017 or 2018 or 2019, the goal is to grow that NOI each year. – And Kenny’s done such things
as the way he grew the income was, this is a little common, he put washing machines,
right, in the units. There are no washing machines. And so when he put washing
machines in the building, this went up. – Yeah, so in my apartment houses, we would buy apartment houses that had washer and dryer
hook-ups but no machines. And so the people would walk down to the laundromat or whatever, and it was a bit of an
inconvenience for the people and all that. So, I said, well let’s
just buy for 650 dollars, we can buy a washer and dryer set and stick ’em in all there. And we did that. And so I probably bought
three or four thousand sets of washers and dryers
for a lot of our properties and so now all of a sudden, we can charge 75 or a hundred dollars more in rent. – [Robert] And this goes up. This doesn’t go up as much. – It’s a win-win. Because they have to go
spend some money anyway to go do their laundry, now they can do it here and for me, if I can pay back those washers and dryers in one year because it’s only 650 dollars for a set and if I can get 75 dollars more then all of a sudden, I’ve got 900 to almost a thousand dollars more in rent. So I’m actually, it’s what
I call a one-year payback. – So what Kenny does, he
borrows the money here to put washing machines in here. Again, the tenant pays it all off and the washing machines stay there. – And I think that’s a brilliant idea because I know that both of you have created incentives for the renters. So for example, if they stayed for a year, you would do certain renovations like including the washing machine. And so, every year, there
was another incentive, which not only increased
the property’s value, but also the renter’s
paying for it essentially. – [Robert] And the banker is happy. – My last question was pulled straight from the YouTube comments
that you guys left. I asked Robert how would
you respond to critics who say real estate is
a slow lane approach to getting rich. This was Robert’s reaction. Well, one of my last questions is what would you guys respond to the critics who say that real estate is a slow lane approach to getting rich? – [Robert] They’re entitled
to their point of view. – Yeah. That’s fine with me. I can’t think of another. I mean, I think it’s really super simple. Real estate is very slow and very dumb. – Every month, we got cash flow. – Yeah, you know. I like that, I like we’re not
banking on something going up. This is called creating value. We’re not parking our money in something and hoping it goes up. This is very strategic. – Perfect. – Everybody’s got their point of view. Most people wanna get rich quick. That’s why they never get rich. – [Ken] Yeah, this is not that. – [Robert] Yeah, this
is financial education. This is smart, this is having your banker be your partner. – Yeah, and these are
long-term assets, by the way. This is business, this is
like managing a business. We would not sell these. So, unlike the stock market or something, we’re not trying to time things. We’re trying to generate cash flow here and then move to the next one. – Okay, great. – So, can I give you one last thing ’cause those guys always upset me? So what Kenny does, he increases this, fixes this, and then when this goes up, he gives my money back. So I might give Kenny a million dollars for five years, let’s say. He increases this, decreases this. The bank says, oh yeah, NOI is up, so he puts all this money in there. I get my million dollars back. I still own the property. I still have the cash flow going in. So all you guys wanna get rich quick, it’s called an infinite return, right? – Yeah, and it’s tax free. – [Robert] It’s tax free. – The reason it’s tax free
is because when we use debt to pay back debt, it’s debt. So it’s owed. So, when Robert gets his money back, it’s actually tax free. – [Robert] Yeah, let me say I lend Kenny, and this is pretty common numbers. I lend him one million. He fixes all this, the bank
gives him three million. I get my million dollars
back and that is tax free. I get it back. And I still own the building with Kenny. – So yeah, so to your question, you gotta wonder why if you
can invest a million dollars and get it back tax free and still have lots of cash flow– – [Robert] And still have
the cash flowing this way. – Why somebody would think that. It’s a pretty simple model. – And that’s it for this episode of Advanced Lessons in Millennial Money. If you like this video,
give it a thumbs up, subscribe to our channel
and comment below. (speaking in foreign language) (upbeat music) – Who say real estate is a slow– Slow lone preach. How would you exp– My last cut– My last question was pulled
straight from the comments (laughing) I’m sorry.


  • Mike Brewer

    All you fucking real estate investors do is creating a bigger and bigger gap between rich and poor. Instead of robbing the poor with rent, give everyone a home for themselfs.
    You guys don't deserve respect at all. You will be punished for your greed after this life.

  • MyDateline

    So in order for this to work you have to have connections to people with expendable income to risk— nope don’t have that.

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  • Master Blaster

    I think Robert has the right idea about business but to think of his tenants or the working man for that matter in such a condescending way really irks me. I get the impression that it’s almost like dehumanizing classes of people if you will. We are in this world together helping it move forward. Being wealthy doesn’t make you better than the next person. Also have to think about the real wealthy persons headaches and anxieties being wealthy. Sometimes having a job from 8 to 5 coming home and not having to worry about anything makes me wealthier than someone that has anxieties 24 seven. Just saying 😄

  • Bessie Staton

    There is room for more billionaires in this world. Finding the right products to sell to the public is not easy. Finding a rich Mate is impossible .and risky. Working people the tax people keep their hand in your pocket. Getting rich in 5 years will not b easy Thanks

  • Jake Seafarer

    So where is the money for the renovations, offices or washing machines come from? The same investor? They would probably just say fuck me and do it themselvth. Are you leaving out the investors 5 or 7%. Can you talk about what makes someone worthy to invest in if they are negative noi, jobless and debt poor.. Talk about why a millionaire would give someone that money? A millionaire would just do it themselves.. Lets talk about risk for the millionaire? How do they know your not a crook or homeless or a junkie?

  • Kodi Pagan Shqiptare

    Pay rent doesn't cover dept on the UK for mortgages, if you bay house 90.000 k you most pay to mortgages interest minimum £400 to £500 inters plus £400 loan Receive income from rent £500-600 still you have to mantienc and pay rates or tax to the government about £800 year,, D'ONTE listen scam be on the trap before catch you ,,, They are scam scam .. This video scam

  • mina malcom

    I was in a serious debt and don't know how to pay it off not until i saw a comment about Jeff i try him and his work are perfect and legit contact him +1 {256} {667} {0055} he can help.

  • Marlon F

    That girl is a bit annoying. Very education content nonetheless. Why say those final closing sentences in Spanish when nothing else was translated? Seems pointless to me. What then again. What do I know. As far as I'm concern this could be a marketing tactics that's trending.

  • Shane Allwood

    I'm not being funny but I thought everyone knows already that mortgages are good debts I subscribe to this thinking that there was something secret about this inside man talk but in reality is things that everyone already knows but still cannot afford😂 I am starting to ask myself how can I afford to carry on listening to this when it's something everyone already knows I mean I have listened to the other videos and is the same thing over and over again

  • Dadicus Hunterus

    I've been pulling myself together with this vids! Thank you!
    The only issue is….. You know how some people have weird reactions and cringed to certain noise like nails across a chalk board or grinding cotton between thier teeth? Yeah my cringe is markers on paper. Aaaahhhhh! Lol
    Other than that great vids and thank you!

  • Charlie Becker

    borrowing money to leverage your portfolio in no big Kiyosaki secret. OMG, you still need a lot of money or assets to borrow large sums. If you earn 80K a year nobody is going to lend you 4 million dollars. It's not magic bro you still have to work to accumulate some cash to borrow more. I don't think Wellsfargo is giving the homeless mortgages.

  • CMAsailor

    Aaand…. I'm thousands in the red, trying to get out. Without a million borrowed dollars to turn into 3M and property.

  • Tim Holc

    I'm a young guy trying to get out of working for money , and so far this man has given me a lot of knowledge , I would like nothing more then to have the chance to speak to him in person

  • Magick Oracle

    So what if you get denied for loans for funding your future business but you are constantly denied? My credit isn’t even too bad it’s so frustrating … so I can have a plan, but the bank will not provide me with what I need … it’s all so frustrating right now

  • maganda isreal

    This is really cool you've sent me over $4651 of this tool now available for you to speed up the registration Great Work…

  • narutokun616

    So like, you ask a mate for £1M invest into a property and flip the property to gain tenants(can provide incentive) go to the back and get it mortgages for more than you paid for… pay your mate back, and you still own the property, you still have cash flow. My question is if the property is re-valued at £3m what happens to the £2m??

  • Becky Weaver

    He’s a fraud and filed for Chapter 7 bankruptcy, come on! Didn’t want to pay the vendors where seminars were held – only $24 mil. That’s unethical. Check out website that exposes him. His wealth was from BOOK SALES TO MLM orgs. NOT real estate. That’s why he never talks DETAILS. Because he didn’t know that – until recently – I met a colleague who told us the whole story!

  • Barbara Levendusky

    Not sure why everyone's giving such bad reviews. Had gotten pre-approvals many times. I did my due diligence and built up my credit to get into the range of their "minimum requirement". with the assistance of a credit expert which I contact (captainspyhacker2 @gmailCOM or +1502-378-7817) to helped me fixed my credit. He helped me pay off my CC debt and improved my scores to 780 in a couple of days Applied, got approved, Took less than a week for the whole process, with funds directly sent to my checking. I had benefited a lot from Captain spy service as I'm presently writing this message in my new house at Texas Thanks Captain!

  • Wayne Elk

    The camera work is infuriating! Can't see what robert is pointing at on the board coz we're forced to look at the alexandra on the end. Why do u have to break up the flow of explanation just to tell us what u asked in these little side segments???

  • Joseph Hunt

    I love the content of this channel, but the commentating halfway through the video is distracting and unnecessary. I get it that its used to keep it's "entertainment value" up, but it's not needed. Just thinking of ways of how this channel could be better. Besides that, keep up the good work!

  • Cristian Mora

    Just amazing! Thank you so much for this amazing content, I’ve learned more here about money then I ever will in high school or college.
    Currently working for myself as a young millennial/entrepreneur. These classes have helped me tremendously now I have a clear idea where to invest my money.
    Thank you God for these teachings.


    This is simply a BUY to LET why try to insinuate that you are smart – many people do whats so clever about it ??? main thing is deposit you need at least 1/3 of the purchase price the rest is the mortgage . But you have to find a good manager to find you seamless occupation to pay the mortgage and managing costs … You make money from income and you make capital when you sell it since the tenants will pay at least good part of the mortgage ….This is good for condominiums or number of houses or flats but workings of it is not simple as on paper . Tenants intentionally or otherwise damage the property managing agent could be slack and all that will eat into your profit. There could be issues with managing issues with building it self , mortgage rates, council etc It is not simple its a young mans game up to 55 then sell the lot and come out Selling will be at least 3 -4 years …Too much of a headache in reality and there is no quick liquidity as such unless you buy over 20 flats ( definitely not less than 10 ) then income will be adequate in work in progress but liability is high and if you don't have seamless stream tenants there will be a big big problem. You still have to do something to bring in money because uncertainty is very high in those quantities If it works like the theory it is fine but it usually doesn't. Then what Mr Rich Dad ??? I think you have been lucky as well . I| watched most of your vids here and you are right however its in theory there needs to be luck as well . If mortgage rates go up how can you reflect it on the fixed term leases etc … Variables and uncertainties are very high it must also be said – I can say more than that but I leave it at that .<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<

  • Beto Brown

    Hola Alexandra, le pueden poner subtitulos en español a los videos? Entiendo el ingles en un 70% u 80% aproximadamente y a pesar de ello tengo algunas dudas. Ojala y se pueda. Saludos.

  • Andrew Johnson

    Was the host cast ironically because they thought that that would appeal to millennials? She is the opposite of everything that you look for in a video host?

  • Lp Oa Kr Em Sa Hr p a r m a r

    I m a student and want to learn to build what is my dream project ever but for that i have to get in school for two years, can somebody help me to invest in that please

  • mo_ad_ba_a

    tell you what that makes sense but i still confused how can i get a loan from the bank while i have no job & no money then how can i get a loan from somebody to get a loan from the bank while i dont have money or business license , people will say what is the warranty to return it back , because who has money like to deal with somebody has money as well so i have an online store but didn't get the cash flow as i expected so hopefully somebody can give me a direct logic answer that to correct my thoughts about this point.

  • Shadow Weaver

    Very interesting content I personally don't know where to get money to invest other then the bank I don't know people with money or someone as a mentor to teach me I know investing in property can be worth while but I personally don't understand how to necessarily work it to my advantage and I also have to agree with alot of people in comments you don't need a pull away and the girl yelling at you its unnecessary

  • Lead liathróidí

    I was interested in this however I’m not watching it through due to this woman yelling at us. The interruptions and casting here should be changed.

  • goodruss68

    Why does Alexandra put on a fake Hispanic accent? It's not needed. Good upper level concept marketing video. They've left out all of the details. Wonder how much money Robert wants for the details…..

  • Orion Xavier

    When he says "and then we move on to the next (new property investment)" seems like a subtle bit of information but in my opinion is very important. Because over time, property suffers damage from weather, foundations erode causing cosmetic or structural damage (busting water pipes), etc. All of this necessitates putting money back into the property without a return. Because over time this kind of damage lowers the value of the property, so over time you lose money. But this kind of time frame is probably like 10 or 20 years later. So you definitely don't want to just sit on one property, thinking it's going to provide "an infinite return." Because it will eventually provided diminished returns.

  • Baki Terriyaki

    This is some really interesting information tbh money is a weird thing,and they make it so obvious,that if you learn the lingo,read between the lines and invest intelligently with good planning and critical thinking you can make money into a game practically

  • Chris Livengood

    I know whos video to watch. Who was making it interesting, who was describing, and who was really teaching the lesson. Who obviously the boss was. And whos videos these were meant for

  • Jorge Lima

    Excelente video Alexandra💯🥂
    Tengo que arreglar mi credito 💯😂
    Great video Alex 💯🥂
    Wow this is epic, I need to fix my credit 🤑😂

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