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Successful Short-Term Rental Location St. Augustine, Housing Inventory, Rabbi Moffic



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Rabbi Evan Moffic and Jason Hartman start the show by talking about The Florida Boom of the 1920s and how it brought on the great depression. Then, Evan shares that he purchased a Short-Term-Rental Home in Florida in February 2020 and explains the successes and worries involved with the purchase, especially during the pandemic. The two also talk about self-driving cars and how these would significantly change how we live.

Rabbi Evan Moffic 0:02
Welcome to the Solomon Success Show where we explore the timeless wisdom of King Solomon and the Bible as it relates to business and investing false prophets and get rich quick schemes are everywhere. Let’s not be distracted by these. Instead, let’s go to the source, the eternal principles that create a life of peace, power, and prosperity. Here’s our host, Jason Hartman.

Jason Hartman 0:40
I’ve got Evan, my favorite Rabbi here with me, Evan, how are you?

Rabbi Evan Moffic 0:45
I’m doing great, Jason. So always fun to talk with you and learn with you and work together and do what we do. Yeah,

Jason Hartman 0:52
good stuff. Absolutely. I agree completely. And Evan, you are one of the most informed people I know, you’re just a voracious reader, you really keep track of the news and what’s going on in the world. And you were telling me about an interesting book that you’re reading. I mean, you just read everything. It’s amazing. But what is the name of this book? Because you you cited an interesting passage from it that confirmed one of my, one of my theories.

Rabbi Evan Moffic 1:22
This book is called bubble in the sun, the Florida boom of the 1920s, and how it brought on the Great Depression.

Jason Hartman 1:30
Alright, so we’re going back 100 years to the roaring 20s. Folks. Now, I must remind you that this was two years after we have the Spanish flu pandemic that killed what 50 to 100 million people, they don’t even know how many. And it started in Kansas, or Kansas City. Or there’s

Rabbi Evan Moffic 1:52
another related point that roaring 20s that actually I didn’t mention to you before when we were talking but that’s actually very relevant. It talks about how Miami Beach was really founded in the 1910s. In that, because of World War One, Miami Beach, started attracting tourists would have been going to France, the south of France, or would have been going to the Riviera is very high in places, but they couldn’t go overseas because of the war. So they traveled domestically to Miami Beach, just like today saying about Airbnb, that are going to stay where they can drive stay in the United States and not overseas. And that happened because of World War One. And then that built up Miami for after World War. So

Jason Hartman 2:34
let me just give a little backstory here. For those who may not know or if they did hear this before, they’re not exactly connecting the dots. So Evan started out as a client, and he purchased a couple of properties. And one of them are a few properties. I don’t know how many I can’t remember, but a few properties. And one of them was a short term rental property in the one and only short term rental market that we have ever sold. And that is St. Augustine, Florida. And he and his family are in their Airbnb property in St. Augustine, Florida right now as we speak. Now, what’s interesting about this too, is that, Evan, you closed on that property. And you were on the show talking about it before in what like February?

Rabbi Evan Moffic 3:22
Yes, I wanted to go down for the closing just you know, we’re Chicago in February and I was trying to convince my wife that I you know, had to go down there for the closing. But, but everything was really starting to freeze up by then with COVID. So, you know, I basically said, Okay, I’ll just do a mobile closing, thankfully, but it really closed February 25.

Jason Hartman 3:42
Right. So you you purchase that property, and then they lockdowns, shutdowns, quarantines, the pandemic, it all really went into full swing. Yep. You know, and you did not seem worried. But I must ask you just really candid.

Rabbi Evan Moffic 4:01
Were you worried at all? A little bit? A little bit, but I was more worried when you were talking about the demise of short term rentals. That’s what got worried me because I, you know, I was just worried because you’re usually right about these kind of things. And there was one point where I was very worried. And that was the month of May, because the governor of florida shut down short term rentals, which nobody understands why because he didn’t shut down hotels. But then

Jason Hartman 4:27
the hotels had better lobbyists. That’s why

Rabbi Evan Moffic 4:31
he probably wants to run for president and Marriott and Hilton are probably big contributors. But then it really just started to boom, literally, I mean, it just started to fill up and fill up and fill up in the month of September usually slows down and there was no slowing down. And so there that month of May, I was worried that after that it was smooth.

Jason Hartman 4:51
And you made the statement to me just a few minutes ago before we started recording for this, that that property was a life changing decision. What do you mean by that? Well, really,

Rabbi Evan Moffic 5:02
it remains to be seen, right? I mean, it’s not a life changing decision financially. But my wife, and I mean, we, we all we love, we love going to the beach, we love, you know, we love the warm weather, and we probably would have never bought a second home just because it didn’t make financial sense. You know, I’m kind of prudent, I’m not going to buy a house that’s going to sit empty most of the year. But this gave us that opportunity to kind of buy a kind of house we’d eventually loved to be in, but also to make money with it, too. So that to me was kind of I hadn’t thought of it. It was like a new way of thinking that this, and I knew what was out there. But I didn’t think you could cashflow an expensive house like this. And you showed me how and you know, our local market specialists who we love, you know, he doesn’t we don’t you just use him for short term rentals. We use them for other things. He showed me how, and that really helped. So I think it’s life changing in the sense of Yeah, it’s going to be very financially rewarding, but also just lifestyle rewarding. Yeah. So

Jason Hartman 6:02
interestingly, the Airbnb and short term rental market has been really kind of split into two different camps. Some of them are really struggling, urban, well, really three camps, maybe urban properties, really, really struggling. Things are very tough for short term rental owners, or managers in urban markets, right, as they are for every property in an urban market, right, right now, but also, what I predicted at the beginning of this, which has come true, is that the short term rentals that would do well, are the ones where you could drive them in less than four hours or so. And you could have a truly different experience than where you were driving from. So for your short term rental, and people come from all sorts of places, right? You know, you’ve been just totally booked up, and you’ve been raking in the cash. It’s been great for you. I know that. But they can drive from Atlanta, they can drive from Orlando, to St. Augustine, Florida. And if you don’t know where St. Augustine is, folks, just look it up. You know, it’s outside of Jacksonville, Florida. And it’s a really beautiful, charming little place. I’m going there in a few days. It’s just it’s America’s oldest city. It’s it’s not really a city, but it’s a town. And it’s just charming. And people can drive and have a truly different experience and feel like they’re on vacation. And I think that’s the key. Those short term rentals are working. And they’ve got to be in a low density area like your you are, right. Yeah. So those are working great. But many are suffering. So it’s it’s very mixed. Okay.

Rabbi Evan Moffic 7:48
Other thing you said that is that this it’s a nice house. But this isn’t a fancy house. It’s it’s the kind of house where during a recession, instead of one family staying here, three families could come and stay here and they would have enough room. So it’s kind of utilitarian, it’s not, it’s very close to the ocean, but it’s not this huge palatial ocean house that costs a million dollars. So you know, in a bad month, I can cover the mortgage. It’s not. So

Jason Hartman 8:16
how much was it? Like? 400,000?

Rabbi Evan Moffic 8:18
Yeah, well, 469 but that included all the furnishings.

Jason Hartman 8:21
Okay. So yeah, so maybe 30,000 in furniture, so $430,000 40,000 in furniture or something like that. Probably. Our Airbnb is around here that I saw that are 990 5 million.

Rabbi Evan Moffic 8:33
Yeah. You know, I would I would never buy one of those because it’s just too risky. Got it?

Jason Hartman 8:40
Yeah. Okay. So anyway, we covered the short term rental thing. Now, let’s go back to the book. What’s the title of that book again? Because Oh, you bubble in the sun. Okay, bubble in the sun. And it’s about the 1920s the roaring 20s. And it’s about Florida. You know, Florida was famous in that era for, you know, y’all heard the term swampland in Florida. Right. And, you know, there used to be a lot of sleazy promoters promoting Florida properties 100 years ago. And guess what? They’re still sleazy promoters promoting properties today. 100 years later, okay. But we’re not one of them. So, what was interesting is that passes you shared with me before we started recording for this, and that was about the automobile. Yeah, read that if you would share that with our listeners.

Rabbi Evan Moffic 9:29
The invention of the automobile has had more influence on society. And the combined exploits of Napoleon Ganga is Khan and Julius Caesar. Your street would be instrumental in creating the consumer goods oriented society that we inhabit today. It would contribute to the emergence of the vast expanse of American suburbs where it soon changed the architecture of the American home by adding carport and then garages to bungalows and single family residents. Equally, it brought an end to rural isolation in large Fried the homemaker from the house. And basically the main point he makes is that the automobile essentially turned all of American raw land into real estate.

Jason Hartman 10:10
Okay, well, he said that exactly. So read that do you have that piece was telling

Rabbi Evan Moffic 10:16
the automobile more than the railroad, the streetcar or any other factor turned the American landscape from raw land into real estate? It did. So by making the land accessible and thus developable. Its value could be easily established, enhanced and commodified.

Jason Hartman 10:35
Okay, so now, let’s go 100 years later, fast forward, okay, to 100 years later. And what I’ve been talking about starting about eight years ago, is the autonomous automobile, the self driving car. And it’s interesting, I was reading about it again, today, I’ve been talking about it for eight years, at least, you had a thought about the corollary to that quote, in the book,

Rabbi Evan Moffic 11:04
well, you’ve said that you could imagine a time when, if you’re, if you like to serve, and let’s say, you don’t want to live in the Socialist Republic of California anymore. We used to live in Newport Beach you’d like to serve, but you decide to move to Phoenix, you could hop in a self driving car, let’s say you happen at 11am 11pm or midnight, go to sleep, wake up six hours later, seven hours later, whatever time refreshed, at the beach, surf all day, take your car back, stay overnight, if you want, you don’t have to live there, pay the taxes, and that you can still have some of that beautiful lifestyle aspects while living in a totally different place. Yeah, that’s a

Jason Hartman 11:43
game changer. Yeah. And so just to add to that, and you got that, right. I gave the example of a person who worked Monday through Friday, and on Friday night, they hung out at home, they watched a movie, they had dinner, they relaxed, and then at 11pm, they got in their car and went to bed. Right. Okay. And then, you know, I mean, they get there faster. But you know, it’s 7am, for example, they wake up, they’re in Newport Beach, or they’re in La Jolla, they’re in San Diego. And, you know, they wake up refreshed, they’ve got their surfboard on the top of the car, and they get out, they go surfing all day. And then, you know, maybe they have dinner in San Diego or Newport Beach. And then they decide, well, you know, I think I’ll just go back home to Phoenix. And you know, maybe it’s a guy and, you know, he serves, but he has a family, and he wants to live in Phoenix, because, you know, the house, he can buy a nice house there for I mean, it’s gone up now. But say it’s a $700,000 nice house in Phoenix, that would be equivalent to a $3 million house in La Jolla, or Newport Beach. Okay. So the self driving car just changes the game completely changes everything. And what it does is it disrupts the high priced real estate market, and it allocates some of that value to lower priced real estate markets. And guess what, listeners, for the last 17 years, I’ve been helping you invest in these lower priced real estate markets. Okay, so you’re already there. And I must give you some sound effect on that,

Rabbi Evan Moffic 13:33
too. And I think, obviously, the pandemic, the fact that more people can work from home just makes us even more likely.

Jason Hartman 13:41
I mean, what sparked this we were talking today is, you know, apple, which, you know, we don’t we don’t advise investing in stocks. But you know, I look at it sometimes to CNBC, Apple stock popped a whole bunch today. And the reason is, there was a report that they’re working on itself, they’re working on more self driving car technology to come out in 2024. And we know Apple is really good with consumer products and great with making something popular. You know, they take, they take another person’s idea and they turn it into this massively popular consumer goods. So that’s a signal maybe the self driving car really will start to accelerate and start to really appear more widely. And I read an article today about Tesla’s, they made an announcement and Ilan is notoriously bad at keeping promises and he’s, you know, notoriously bad at deadlines, but they do eventually come. He says they will be. Again, he said this before, it’s not the first time okay, but whatever, take it with a grain of salt. He’s out again, saying that full self driving is right here. Now I can tell you my new car, okay, that cost dramatically less than a Tesla, okay. And I had two Tesla’s a couple of years. You know, three years ago, I had a Model X and a Model S. I had both of them, you know, my new car for less money. is better than the Tesla’s were three years ago, dramatically better. And it doesn’t even market itself as a self driving car. Just the self driving functionality in that it stays in the lane incredibly well, it stops and goes, you know, you got to put your hand on the wheel because the car beeps at you if you don’t, but you really don’t need your hands on the wheel. It’s absolutely incredible. It’s so impressive. I mean, and that is a game changer. It is a total game changer. And remember, we are all about suburbia. And for eight years, I’ve been saying the rise of suburbia. Now I got it. And we’re gonna get into some housing inventory stuff, because you got a really interesting thing from the calculated risk blog that we want to talk about. But just, you know, a little more on this for a moment. I just got to give my backstory here for a moment. As a younger single guy living in Irvine, California and Newport Beach, California, I got to tell you, for many years, I hated living in suburbia. And I always wanted to live in a city where there be, you know, a younger population, right? A larger single population. I mean, I lived in family Ville, I was bored. Now granted, I mean, but Well, I was working and I made a lot of money selling houses for families. Okay. So you know, business was great. And you know, those are beautiful areas, okay. But they are kind of boring. And I remember once I posted on Facebook, this was, you know, 10 years ago, probably because Irvine, California always seems to make the FBI list every single year of one of the safest cities in America. They do a ranking every year the FBI does. So I posted a link to the article and I said, congratulations to Irvine. They’re the number one safest city in America again. And here’s the thing about that. It’s great that if you live in Irvine, you know you’ll never die. The only problem is it’s so boring that you may never actually live in the first place. You know, but but you know, I’m sort of half kidding. It’s not really that boring. Okay, let’s put in if you if you have kids, and you’re going to soccer games, you know, it’s great. Okay, but I did not love it. Angeles. It’s too far. You were working. Yeah. Morning, noon and night. So the traffic’s so bad that you couldn’t live in Los Angeles and drive out to Orange County, to you know, go on YouTube and watch some of Paul Joseph Weston’s videos is Watson Watson Watson. I don’t know, you know, who I mean? He’s usually big YouTuber. And you know, he has a video called La is a shithole. And, you know, listen, I grew up in LA, I don’t it pains me to say that, but it’s a disaster. It really is. So I don’t want to go away. Okay. Are we done on the self driving car and the automobile in general, and all that stuff? And tell us more about that book later, too?

Rabbi Evan Moffic 18:08
Yeah. And the big The bottom line is self driving cars are going to make the the single family homes you buy we all buy more valuable? Yeah. You know, and it just it’s the same same forces that are propelling. They’re propelling the increases right now. We’ll just continue in other ways. Yeah.

Jason Hartman 18:24
So the rise of suburbia that has been accelerated, that I predicted eight years ago, that’s been accelerated this year due to COVID. And due to the Joe Biden campaign rallies, I mean, the riots and burning down and breaking windows, Joe Biden campaign rallies, same thing. Anyway. So I hope people get that what my joke is right, read this article.

Rabbi Evan Moffic 18:47
I think it’s a great joke. It said, you know, maybe if a politician can win by staying in their home and doing nothing, maybe all politicians should just stay in their houses and do nothing.

Jason Hartman 18:57
Right. Yeah. Yeah, absolutely. That would be a good idea. So the rise of suburbia is upon us. And it’s had an acceleration this year. But the autonomous vehicle is only a few years away. And it’s going to have another huge push. So folks, all of these suburban properties that you find at Jason slash properties. And talk to your investment counselor. Yes. Jason, slash properties. Shameless self promotion, they’re all of those properties. Many of you, our clients, you’ve been listening to us for years. And you Congratulations, because you’re about to see a big bump in value. I mean, listen, there are other factors, obviously. But I’m just telling you, the self driving car is a game changer for your suburban properties. It makes them much more valuable. The example of that, Evan gave that is You heard from years ago about the surfer, who moved to Phoenix but still likes to surf on Saturday? That’s quantifiable. But what about the couple who, you know, move to boring suburbia? But you know, when it opens up again, okay, it’s not open now, but it will open again someday take Broadway, right? Take out, you know, the attractions like the arts and the opera and, and you know what is available in urban areas, right? Well, they they could go, they could, you know, leave their house dressed up at six o’clock in the evening, they arrive all relaxed and nice. And in the car on the way there, you know, they have a glass of wine, a glass of champagne, you can drink and drive if you’re not driving, okay, the car is driving, okay. And then they can go to the opera. And then afterwards, they can go to a bar or a nightclub, or to watch some music, they can have as many drinks as they want. They get in their self driving car, and they’re ushered home safely. So it’s a game changer. They don’t have to live in that expensive real estate environment anymore. They can live anywhere they want.

Rabbi Evan Moffic 21:17
And sometimes we’re a little hard on cities on this podcast, but I’m not anti city, I love visiting New York City or, you know, in actually self driving car will make some of the great parts of the city even more accessible. It’s just you won’t have to live there. You don’t have to do the traffic.

Jason Hartman 21:32
I like cities to I think they’re great. I just don’t want to live in one. And I sort of, you know, I might want to live in one if the prices were reasonable, but they’re totally unreasonable. And so are the taxes. So the game changer is is happening. Okay, it is happening right before our eyes. So congratulations to all of you clients who are investing through our network, and all of you who aren’t yet reach out to us, Jason, or one 800, Hartman, and Evan, now let’s talk about this fascinating article on housing inventory.

Rabbi Evan Moffic 22:10
Well, there’s a couple things here. One thing is it just talks about how inventory is just so low, and it’s the lowest it’s ever been, since they started recording statistics in 1982. And one of the things that was starting to it was lower starting in about 2012, through 2017. And it started to level in 2017. Through 2019, it was pretty steady. And then in 2020, it went way down for a few reasons. One is people didn’t want to sell their homes because of COVID. That was a huge thing. And the other is, obviously people weren’t building as much because of COVID. But the other part of it, and we’ve talked about inventory, you’ve taught us so much about this. The other part of this article that was really interesting, was the rental forecast for the next 10 years. And and and how the demographics were two things. One, there’s going to be a lot more homebuyers as millennials reach the age where they can really afford to buy homes. And we’re starting to see some of that now during COVID. But also, as you’ve talked about, the price to buy home is going to be so high that they’re still going to have to be a lot of renters, there’s still gonna be a lot of renters. And this is one thing that I’ve learned in working with clients. Everyone’s always worried about, oh, when is my house going to be vacant? Why did my house can be vacant? I gonna have a tenant right away. And we all want to have tenants right away. But I’ve started to tell clients, you

Jason Hartman 23:32
need to say when is my house gonna be rented? rented? Yeah.

Rabbi Evan Moffic 23:34
When I when it’s going to be rented that people are worried if there’s not a tenant in place, the day it closes. And they’re worried Well, what if I get vacancies, and I’ve kind of learned and I’m trying to encourage clients is, vacancies are not going to be a problem, especially where we’re buying, because the most important thing is getting the right property and getting the right team vacancies, there is always going to be demand. Because the places we’re buying, the population is growing. And the renter demographics are very, very favorable. And this was just more evidence of that in this article.

Jason Hartman 24:06
Yeah. Okay. So tell us more detail about it, though. Because one of the things the article talks about, and this is a very well done, study of this, you know, there are charts and graphs and bullet points. It’s it’s well done. But it does say that even though inventory is incredibly tight and incredibly scarce, right now, it does say that it is going to loosen a little bit by mid 2021. And it’s going to, we’re going to get a little bit of relief. It’s not saying it’s going to be anything dramatic, but it’s going to be better. And I guess that’s because their their thesis is that the builders are really ramping up and they’re going to start to come online

Rabbi Evan Moffic 24:54
supply and demand. Right, right. I mean, supply and demand is Yeah, here. It says In 2020, inventory really declined due to a combination of potential sellers keeping their properties off the market during a pandemic, and a pickup in buying due to record low mortgage rates and move away from multifamily and strong second home buy. At the same time demographics are now favorable for home buying. And he says here that this was the really what you just referred to making the assumption that pandemic will mostly be over by 2021, we can make a few general predictions, potential sellers will be more willing to sell their homes and allow strangers into their homes, the move away from densities will slow that will change the pandemic and and cities will be attractive once again, of course, the trends towards working towards remote working online shopping and Home Entertainment will likely continue. And this will allow some people to live anywhere three demographics will be favorable for home buying, the generation moving into the home buying years is much larger than the leading edge of the boomers that will be downsizing or moving into retirement communities for mortgage rates are probably close to a bottom now. And those of you who are want to buy right now buy right now, but it seems unlikely rates will increase weekly will with the Fed will be holding down rates for the foreseeable future five Home Builders will continue to respond to low inventories and housing starts will likely increase further in the second half of 2021.

Jason Hartman 26:19
Okay, thank you for sharing that. Now. I want to make a very important point. Are you all listening? And are all all of you ready for the very important point? I just want to make sure you catch this very important point. Okay. I hope you’re paying attention now. inventory is not a generic concept, the inventory that will be created, when there is a little bit of relief in inventory is not going to be inventory that you as an investor are going to be the least bit interested in. It’s going to be way too expensive for you. builders are not building any entry level anything. Okay? They can’t, the government has put so many restrictions on them, and made building so expensive. And lumber prices, lumber prices, steel prices, everything prices, you know, whatever, right? They have made it so expensive, that they cannot make a small basic house pencil out, they can only build upper middle and high end houses. That’s the only thing that really pencils, with a few exceptions of you know, a few production builders that are willing to build the lower end stuff. And by and large in the overall scheme of things, that is nothing. Right. It’s like nothing in terms of the overall market size. Okay, now we’ve got a few of those that we have scouted out for you at great expense. Okay. And with great effort, you can find out about those, you can talk to Evan or our other team members, you can see them at Jason And, and we’d be happy to help you with them. So I just want everybody to understand that very important point. inventory is not the exact inventory you’re necessarily looking for as an investor. It’s just inventory is a generic concept. So but

Rabbi Evan Moffic 28:41
but what it does is it’s it to our advantage because it pushes home prices up of course.

Jason Hartman 28:46
Yeah, once you’re once you’re in the game, it’s to your advantage. But if you’re not as a game, it’s to your disadvantage. That’s right.

Rabbi Evan Moffic 28:53
Yeah, that’s right. And we may have to revise those rules. Because I remember one thing I learned from you early on, is you said if it houses over $250,000, you should probably rent it. If it’s under you should probably buy it

Jason Hartman 29:07
by hand a little awkward. Yeah, we have been revised the numbers upward. So now I’ll add like $100,000 to that probably and say, if it’s over 350 You know, there are other reasons to buy a house and rent a house, you know, for your personal use is what we’re talking about there. But that’s, that’s another subject for another day. Okay, yeah. So we get this inventory as you talk is so connected to price, and but even more so the kind of inventory we have, because it’s not being built anymore. It’s even it’s even better is supplying it all goes back to supply and demand. The kind of housing that we have is in high demand for renters, and the supply is just not there, especially right now then eviction on foreclosures, there’s not many foreclosures happening, that the existing supply is even more valuable. The foreclosures will increase the evictions will hit. And there will be a wave of that. But that again mostly affects. Well, the evictions mostly affect the institutional apartments. Okay, these are not single family homes in a areas very much, okay. It’s mostly lower end workforce apartments, were the people that have been highly affected by the unemployment problem live. Okay, so waitresses, I shouldn’t, that’s that sounds so sexist by today’s standards, I better say servers, okay. Because, you know, someone knows, shoot me or something. And so, you know, it’s, it’s a different market. Okay. It’s it’s not the market that is renting by and large with, you know, there’s a couple exceptions here and there, obviously. But by and large, it’s not the market that’s running the types of properties we’re recommending. So good stuff, Evan. closing thoughts. Let’s wrap it up.

Rabbi Evan Moffic 30:56
Well, I just want to say our, our clients are just terrific. And I think they get this, you know, I was talking to one today, even while while on vacation, I was talking to a great client who says, You know, I get it. And our biggest issue is, is, is inventory, and we’re getting more of it. But it’s, it’s really our clients get that what we have is a conservative investment that pays you well over time. In fact, I was telling this client, we were talking about his investments in general, and he has stocks and bonds and so forth. And I was telling him, I said, I kind of think I said, this is just my opinion, Tibet, kind of think of the income properties in some ways, it could be categorized as a bond, because it’s conservative, but it has returns much greater than stocks, because especially the kind we sell, because it’s low risk, right? I mean, we the replacement cost is often greater than the price we pay. Now, that takes a while to explain all that. But But really, we have this great asset that our clients really understand. And that I’ve just feel grateful for that and grateful that we’re educating them every day.

Jason Hartman 31:55
Yeah, yeah, it’s a multi dimensional asset class. And it’s, it’s the most historically proven asset class in the world. It’s the most tax favored asset class in America. And taxes are the single largest expense in anybody’s life. So reach out to us if we can help you one 800 Hartman or Jason Hartman, calm. Also, we have our ongoing asset protection and estate planning webinar. A lot of you are taking advantage of that. That’s Jason Slash protect. Also our Alabama new construction properties at Jason Slash sweet home like Sweet Home Alabama, so you can check all that stuff out. And Evan, thank you so much for joining me. And I want to have you say something to our audience because you are a rabbi. Well, yeah, well, a Merry Christmas.

Rabbi Evan Moffic 32:45
That’s exactly what I was thinking. Perhaps the first Rabbi to wish you a Merry Christmas. And if you’re Jewish, I Happy Hanukkah, I know I have some several Jewish clients, Happy Hanukkah, whatever your race, religion, ethnicity, we wish you a happy holiday season and joy of being with your loved ones. And you know, as Jason always says, we help you take care of the money thing, so that you can really enjoy life and we help you there. So enjoy,

Jason Hartman 33:12
just take care of the money thing. And with all the Happy Holidays wishes, I want to wish you happy investing. And thanks for joining us, everybody.

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