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Will Real Estate Ever Come Back?

Can I Make Money with Real Estate in a Depression?

Question: Marc, what’s your take on making money with real estate in the current economy? M.F. Apple Valley MN

Marc Charles:

The answer is yes…anyone can make money with real estate in a depression. I’ve proven it…and so have a boatload of other savvy entrepreneurs.

But the key is refusing to think and invest like the “masses” do.

If you invest like the masses, your buddies, and realtors… you can lose your shirt, the kitchen sink and whatever else isn’t nailed down.

In 2005 the real estate was picking up steam as the “holy grail” for making money.



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I’m not the “Great Predictor” or even a forecaster. But I’m not fooled by the masses, the media and so-called “experts”.

The reason I’ve avoided losses (I haven’t lost a dime in real estate since 2005) and managed to make money is because I’m not in a mindless stupor.

On top of that, I try using some horse sense when it comes to real estate investing, making money and business.

Horse sense is just sound, practical judgment.

W. C. Fields said horse sense is “The thing a horse has that keeps him from betting on people.”

Most of us have experienced the most recent real estate fiasco on some level. I know a ton of entrepreneurs who have been devastated by it.

But, the real estate boom (and bust) was predictable.

And I’m NOT a psychic master!

But if you had eyes to see, you could have known the real estate boom would never last.

Remember the League of Power special report (Level IV) about making money with real estate?

Here are four key points from the report:

1. Minimal risk
2. The ‘experts’ and masses generally get it wrong
3. Superior knowledge beats them every time
4. This knowledge is hidden by the politicians and media

“The fact experts and masses get it wrong with such regular predictability is the reason I have minimal risk; by doing the EXACT opposite to what they do”.

Most people involved in real estate prior to the crash were exposed to maximum risk, agreed with so-called experts, utilized inferior knowledge, and believed the media were telling the truth (not to mention politicians).

In other words, most entrepreneurs were doing the exact opposite of what they should have been doing…and therefore lost money.


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I knew the real estate market and sub-prime mortgages were toast when……

On a walk near my home on the coast of Maine I saw a cashier from the local convenience store drive into her three car garage attached to a $650,000 home.

This was in rural Maine mind you. $650k is a lot of money for a home here if it’s not on the water.

Anyway, when I saw this gal pull into a three car garage in her Escalade, I knew the boom was toast. That was early 2005.

This is horse sense in action.

Granted, the nationwide real estate frenzy lasted another three years. But then it went kaput!

Can I Make Money with Real Estate in a Depression?

The masses were insanely bullish on real estate from 2003-2008.

In most cases, people were bullish because “on paper” they were making money hand over fist.

But the market collapsed….and a lot people, including pseudo savvy entrepreneurs lost a bundle.


We’ve learned about “perceived” and “actual” risk in The League of Power . Who else is teaching this stuff?

Let’s forget about perceived risk for a second and concentrate actual , real world risk.

If you want to make money with real estate in depression (or any cycle for that matter) you need wise counsel….not conventional wisdom.

Here’s what I’m talking about…..

Most people never realize, or they refuse to believe they’re involved in hysteria.

How Do I Know I’m Involved in Hysteria?

One way to determine if you’re involved in hysteria is with Google.

I’m serious.

We can all agree……Google is the “engine of the masses”…right? Almost everyone with Internet access uses it.

Well, if you Google the term “real estate” you’ll discover something interesting.

Ten out of the top fourteen search results are for real estate companies and realtors.

Generally speaking, real estate companies and realtors have lost tens of billions of dollars. Their formula for making money in real estate in a depression is to “buy a house”.

Most real estate companies, developers and realtors (who own property) are underwater….meaning they owe more on the properties than they’re worth.

Heck…most individual home owners are in the same boat!

The masses are telling you to “buy a house” or “buy a foreclosed house”.

We need to remove ourselves from the masses if we want to make money in real estate in a depression.


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Another key to making money with real estate in a depression as I said is by using horse sense or wise counsel.

If you don’t have it you can get it.

Proverbs talks about seeking counsel….

“Where no counsel is, the people fall: but in the multitude of counselors there is safety”

This passage is actually talking about “wise” counselors.

In other words, most people think they’re “wise” ….at least in their own eyes.

But in reality, most of the counsel you and I receive is incredibly “un-wise”.

This is a long winded response to your question…but sometimes you can’t cover this stuff in one paragraph.

Anyway, I’ll stop the Sunday School lesson!

One of the best places to obtain “wise counsel” is from people who’s ignored the “madness of the crowd” and prospered.

The “wise counsel” I’ve received over the years has been from people who ignored the masses and prospered. Many of them enjoyed phenomenal success.

Their success is not limited making money. They also had success in life….marriage, and family.

On top of that, they did this over a long period of time….not a couple of months or years.

For example, my good friend Phil S. played a major role in my success.

Phil was worth more than $200 million when he died two years ago. He enjoyed phenomenal success in business, marriage (his second one lasted 40 years) and with family.

He patiently taught me to ignore the crowd and focus on the “money making formula” for any business I was considering.

Anyway, I’ve made money with real estate.

But I’ve also avoided major losses!

I didn’t lose a nickel in real estate from 2004-2009.

What’s more, I’m not underwater with mortgages or overvalued real estate.

In fact, I paid cash for most of my real estate holdings before the run up and collapse of the market.

How to Make Money with Real Estate in a Depression

Here are my four keys for doing it:

1)     Buy at super deep discounts
I criticized real estate companies for their formula “buy a house”. But the difference is buying at “super deep discounts”. Real estate companies will always show you their “listings” first, and are not interested in deep discount deals.  You make money in real estate when you buy right not when you sell.

2)     Be patient for the right deal. If you’re over anxious about doing deals you will lose money

Patient is waiting six months to a year for the right deal. You may find it in two weeks. But you must be willing to wait until you find the diamond.

3)    Pay cash whenever possible

Heck…you can find a boatload of deals in Maine, North Carolina, Arizona or Indiana for under $30,000! It takes a lot of effort to lose money on a house or property when you only spend $30k.

4)    If you own rental property beat your competition into submission.

This is a BIG deal in a depression. It means you need to stop thinking like “the masses” and raise the rents because you’re broke.  Lower your rents! Improve the properties, add some amenities and respect your tenants (don’t just talk about it). Your competition can’t lower rent, improve spaces and respect tenants. So, let’s beat them at their own game and make money in a depression.

Are Foreclosures Really The Key to Great Success in Real Estate

The problem with most foreclosure properties is finding a clear title.

If you don’t have a legitimate clear title for a home, property or land it can be a major headache down the road….and a cash drain.

My good friend, P.K., is a developer in Las Vegas.  He recently performed a title search with a new company recently, and it came back “clear”.

However, the title company used old world methods and failed to discover a mineral rights lien on the property. Not good. This will be a major headache and cash drain for him.

Anyway, most of the foreclosed properties I’ve reviewed had varying degrees of problems including liens. I’ll cover foreclosed properties in another issue.

One thing about foreclosed property though…..

There are viable alternatives to buying foreclosed property. Such as buying mortgage free properties at bankruptcy and estate sales.

The bottom line is the “masses” are living in Wonderland.

The days of Fix and Flip are over….for now.

Granted, you can buy properties at super-deep discounts, improve the space and possibly sell them…”possibly” being the key phrase.

But let’s get real..

The fix and flip real estate market may not recover for 10 years…if ever.

But there are still incredible deals to be had.

I’m talking about deals where you obtain homes, apartments, farms or timberland for 30-60% (or more) off their asking price.

Patience is the key. Treat this as a ten year business opportunity. And simply wait for a seller to agree to your terms, and then rent the property.

If you do it right you make sure you won’t be under water with the stupid thing, you can make money…..and especially if the depression widens and real estate values continue to slide.


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Location is Still a Key to Making Money in Real Estate…Even in a Depression

Years ago I met a real estate magnate who made several fortunes in the market.

After our third or fourth meeting his wisdom emerged.

Stan was worth about $50 Million…..most of it from self storage real estate, college apartment buildings and ginseng farms.

Anyway, he would always say to me “Always think like a woman when it comes to real estate”.

He said woman typically buy real estate or convince their husband to buy it based on nesting instincts.

In other words, generally speaking, when a woman considers a home or real estate she’ll wonder how far it is to other kid’s homes, the supermarket, the playground, swimming holes, and shopping.

My friend made a lot of money “thinking like a woman” when he built homes, gated communities, apartment complexes and “gentlemen farms”.

He always bought, sold, built or acquired real estate which had easy access to the things a woman wants for herself or family.

On top of that, Stan made (and kept) a fortune during recessions, boom and busts.

This week I saw thousands of properties for sale in New England at deep discounts (including more than a dozen farms).

But only a handful of these properties were listed at super deep discounts, but that’s where negotiation comes into play.

However, it looks like “the masses” are becoming more desperate to sell….if we move contrary to the masses, this could spell a buying opportunity for us.

What’s more, only a handful of the properties I reviewed had easy access to the things a woman wants like other homes, playgrounds, swimming holes and shopping.

Granted, some people are willing to live in the middle of nowhere.

But generally speaking good location is still a key to making money with real estate in a depression.

You also need to acquire property at super deep discounts, be patient for the right deal, and pay cash whenever possible.

If you buy rental property beat your competition into submission by lowering rents, improving the space and respecting tenants.

I hope I answered your question.

If you have a business question for Marc Charles please email us at: [email protected]


Marc Charles
“The King of Legitimate Business Opportunities”

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To learn how you can use to drive visitors to your content or add this service to your site, please contact us at [email protected].

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