Every investor dreams of getting into real estate during the perfect market.

But the truth is, there's actually no perfect time.

And if you ask our guests today, they'll tell you some of the biggest fortunes in real estate are built when everyone else is terrified to buy.

These two have been investing for over 20 years, through booms, through bust, and even the chaos of 2008.

So if you're wondering how to start in a market that feels uncertain, you bust, and even the chaos of 2008. So if you're

wondering how to start in a market that feels uncertain, you're about to hear from people who

didn't just survive the downturns, they use them to build everything they have.

This is the Real Estate Rookie Podcast. I'm Ashley Care. And I'm Tony J. Robinson. And with that, let's give a big warm welcome to James and Thatch. Fellas, thanks so much for joining us today. Go. Let's go. Wake their ass up this morning. Let's go. Yeah, I just flew out of Seattle. I got in late last night. I missed you. Well, we're ready, baby.

Whatever you got for a, give it to us. Yeah, I'm ready to talk about pre-2008. So, James,

let's start with you. You were investing before the crash. Honestly, one of the very few investors,

I know that was doing this. What did your business look like when things started to fall apart? Oh, man. Yeah, 2008 was

you learned a lot in 2008 when the market started crashing. But, you know, I was actually a

wholesaler that had just started flipping homes. I had about six rentals at the time. And we,

me and my partner, Will, actually branched out on our own. And literally 60 days after we had opened up our own shop, subprime mortgages blew away. They just blew up. There was none to be had. And I remember reading about it in the news. And I didn't even know what that really meant. I was like, oh, I mean, that's how

new I was in real estate. I've been buying and selling for like four years. I got really good

at wholesaling by then. And once that went away, it was like the lights went off. And it was just,

there was nothing going on. It was, you go down to auctions, no one was buying. You could find a house for a

dollar and no one would buy it. Just no one wanted to touch real estate. It just went into a

massive spin. And, you know, I saw a lot of people leave the market at that time. A lot of

people quit the industry. And I will say the best thing we ever did was not quit during that time.

That's what about you?

What was your business looking like during that time period?

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