In this episode of The Mentor Podcast, Ron sits down with Adel Kayati — Ron's partner, lead acquisitionist, and a mentor with Global Publishing. Adel is hands-on with students (including live seller calls) and actively buying deals alongside Ron. In this episode, Ron and Adel lay out a practical, no-nonsense framework to eliminate the biggest risks in real estate while still doing profitable deals right now. What you'll learn about in this episode Why you should never personally guarantee debt—and how that single decision protects your credit, assets, and sanity. The title-holding structure Ron uses on every deal: one property per land trust, owned by an LLC (which is owned by Ron and his wife)—and why taking title in your personal name is a bad idea. Land trusts 101: simple deed + trust agreement, privacy benefits, and where to find the forms and training. No-recourse terms deals: buying with wraps, "subject-to," or lease-purchase—the trust signs, not you; the house is the only collateral; nothing hits your credit. The MAO ("mayo") rule for junkers: MAO = ARV × 0.70 − repairs (use 0.80 if ARV > $300k) — and never pay MAO. Ron's rehab rule of thumb: only touch rehabs when ARV ≥ purchase + repairs + ~$100k (≈ $50k profit + $50k carrying/transaction costs). Why wholesaling is Ron's favorite "no-risk" strategy (e.g., $10 earnest money to $20k–$50k checks) — and why it's a perfect fit for Roth IRA profits. FSBO focus vs. MLS grind: why most MLS deals won't pencil and how Ron filters them fast. A simple private-money safety check: don't borrow more than 65% of ARV on junkers. Market-timed tactics: in a sliding market, get conservative on ARV, avoid most rehabs, and prioritize wholesales and terms. Terms-deal cash-flow safety: Make sure non-refundable option deposit > your total cash out of pocket (down + closing). Target ≥5% of price for the deposit; delay first payment until the 3rd month after closing or vacancy, whichever is later. Expect near-breakeven or slight negatives on some recent high-rate loans; reserve part of the deposit to cover a year of any shortfall and big items (e.g., A/C). Easy lead targets right now: expired listings and low-equity, newer homes (many recent VA loans) in great neighborhoods—often "sell for what you owe" situations. Perspective from 44 years in the business: deals exist in every market—boom or crash—if you follow the rules above. Resources: RonsQuickStart.com — Details and dates for Ron's 4-Day Quick Start event. RonLeGrand.com — Additional trainings, tools, and information. RonsGoldClub.com — Land Trust training and form libraries (search "land trust") and the "4 LLCs" lesson (mentioned in the episode). Sign up for a Free Mentor Panning Session: https://www.RonLeGrand.com/Plan Free Training: www.TheMentorPodcast.com/Terms182 Get Ron's $599 Wholesaling course for FREE when you join his Gold Club for ONLY $99 a month! – www.TheMentorPodcast.com/GC182

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