It’s Never a Bad Time to Invest in Real Estate: How to Win in the Worst Markets w/ Joel Miller
Release Date: 04/03/2025
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Money School Podcast
From the outside, doctors and dentists look like they’ve got it all: good money, respected careers, the kind of lifestyle most people want. But what almost no one talks about is how fragile that life really is. One accident, one injury, and the very hands that their entire career depends on can suddenly stop producing income. That was Dr. Jeff Anzalone’s reality after a skiing accident nearly ended his ability to practice dentistry. It forced him to realize: as much as medicine can be rewarding, it’s still trading time for money, and it can all disappear in an instant. The solution...
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Money School Podcast
Most people who buy life insurance never read the fine print. They’re promised “stock market–like returns without the risk,” a retirement account that doubles as a tax-free loan machine, and peace of mind for their families. On paper? It looks like the perfect product. But what happens when the math doesn’t add up, the illustrations don’t match reality, and families find out, years later, that the policy they’ve been funding is set to collapse? That’s the dark underbelly of the Indexed Universal Life (IUL) industry. And it’s exactly what my guest, Jonathan, aka the IUL...
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4,000 Reviews, $1M in Refunds: The Ugly Truth About IULs w/ Jonathan Aguilera
Money School Podcast
Most people who buy life insurance never read the fine print. They’re promised “stock market–like returns without the risk,” a retirement account that doubles as a tax-free loan machine, and peace of mind for their families. On paper? It looks like the perfect product. But what happens when the math doesn’t add up, the illustrations don’t match reality, and families find out, years later, that the policy they’ve been funding is set to collapse? That’s the dark underbelly of the Indexed Universal Life (IUL) industry. And it’s exactly what my guest, Jonathan, aka the IUL...
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Money School Podcast
Most business owners only call the bank when they’re in trouble. Cash is tight, deals are falling apart, stress is mounting. By then? It’s too late. The banks shut the doors and wave at you from behind the glass. That’s the obvious mistake. The less obvious one? Not realizing the best time to secure financing is when you don’t need it. That’s when banks give you more, on better terms, and when private lenders are willing to play ball. That’s the theme of my conversation with George Otel, founder of U.S. Business Funding. He’s closed 400+ deals, from SBA loans to $50M...
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Beyond the Bidding Wars: How Elite Investors Find Opportunities Others Miss w/ Aleea Stanton
Money School Podcast
Most real estate investors are running the same race: chasing the hottest markets, competing for the same deals, and trying to outbid one another. The problem? That crowded approach often blinds you to the opportunities hiding in plain sight. The truth is, success in investing isn’t about following the crowd or chasing trends; it’s about looking where others aren’t, leading with strategy, and building relationships that open doors no one else can see. That’s what sets Aleea Stanton apart. She didn’t start investing just to rack up properties. She began with a deeper purpose: to give...
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Money School Podcast
You’ve experienced life at the highest level: private planes, exclusive circles, red carpet events, and the luxury that money can buy. But beyond the accolades and access, have you ever found yourself asking, 'Is this all there is?' There’s a silent struggle that often shadows success. Behind the velvet ropes and curated lifestyles, many high-profile individuals wrestle with an inner void—an ache that no amount of wealth, recognition, or adrenaline can truly silence. When the applause quiets and the entourage leaves, the stillness can feel suffocating. For some, that emptiness is numbed...
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Money School Podcast
You’ve got something valuable sitting right under your nose: your home’s equity. But here’s the thing: it’s not exactly helping you pay the bills. Your house might be worth a lot more than before, but day-to-day expenses still pile up. Inflation’s squeezing your paycheck, groceries keep getting more expensive, and it feels like you’re stretched thinner every month. You’re “house rich,” sure, but cash? Not so much. And that’s exhausting. The reality is, owning a valuable home doesn’t mean your wallet feels any heavier. Lots of folks are stuck in this same spot right...
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Money School Podcast
You built your business from scratch and poured your heart and soul into it. So it might feel strange, even disloyal, to think about stepping away or exiting. From the outside, everything’s working: sales are up, your team’s solid, and your brand is gaining traction. But under the surface? You’re tired, the vision that once felt clear now feels fuzzy, and growth has started to feel like a grind. This isn’t uncommon. Many founders hesitate to plan an exit because things still feel “fine.” But there’s a big difference between “fine” and truly free. Founders leave their...
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How to Beat the Insurance Companies at Their Own Game w/ Rob Haynie
Money School Podcast
Here’s the dirty secret in the term insurance industry: They win when you cancel. They win when your policy lapses. They win when you don’t understand what you really own. Think about that for a second. You’ve been sold on the idea that term insurance is the smart, affordable choice. But what no one tells you is this: it’s a ticking clock. If you outlive the term, you get nothing. All those years of paying in? Gone. Just like that. Who wins? The insurance companies. Every. Single. Time. They count on you to drop it. They bank on you not knowing any better. But what if you flipped the...
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Why So Many Real Estate Investors Are Burnt Out w/ Ashley Kehr
Money School Podcast
Feeling burnt out? You’re not the only investor hitting that wall. Long hours, back-to-back deals, tenants, contractors, financing, and the never-ending pressure to grow. You got into real estate for time freedom and financial independence, but somewhere along the way, it started to feel like just another grind. Here’s the truth most investors won’t say out loud: Burnout isn’t a rite of passage, it’s a red flag. And ignoring it can cost you more than just momentum; it can eat away at your health, relationships, and your reason for investing in the first place. But what if there’s...
info_outlineThe stock market’s ups and downs, the uncertainty of the economy, and inflation have many investors on edge, searching for something stable. But for those who know how to play it right, real estate has always stood out as a reliable option.
So, what’s the trick to making it work, especially when times are tough?
Here’s the thing: there’s never really a bad time to invest in real estate—just bad strategies. A good deal is always a good deal, no matter what’s happening around you. Take Joel Miller, for example. He started investing in 1978, a time when double-digit mortgage rates and sky-high inflation were enough to make most people think twice. But Joel’s experience proves that real estate can thrive in any market, as long as you know what you're doing.
Real estate is the most forgiving investment vehicle there is. Unlike stocks or indexes, it puts more control in your hands, and there’s always a way to make your money back (if you picked a good deal).
And that’s huge when you’re trying to navigate uncertain times.
So, is now the right time to invest? According to Joel, it’s always the right time if you find the right deal. The market may shift, but if you hold onto a property long enough, there’s usually a way to make it work.
In this episode, I sit down with Joel Miller, a real estate veteran with over four decades of experience. Joel talks about his new book, Build Wealth In Real Estate And Enjoy The Journey, the wisdom he’s gained in his investing career and how you can spot good opportunities, no matter the market conditions.
Things You’ll Learn In This Episode
-Knowledge vs. wisdom
If you want to have a long investing career, knowing all the best strategies isn’t enough. What are some of the basic accounting mistakes investors make that tank their businesses?
-Don’t wish for better rates, wish for better deals
Even in the worst markets, there’s never a bad time to invest in real estate, but there are bad strategies. What rule should govern whether or not we do a deal?
-The problem with low interest rates
Many people wish for the super low interest rates we had a few years ago, but here’s the thing: they weren’t normal or good for the economy. Why are today’s interest rates better?
-Real estate: the most forgiving investing vehicle
In real estate investing, you can make a mistake and still find a way to make your money back. How does that differ from other investments?
Guest Bio
Joel Miller is a real estate investor, entrepreneur, mentor and author of Build Wealth In Real Estate And Enjoy The Journey. After obtaining a BA in accounting, Joel has been investing in rental properties since 1978 and flipping houses since 1991. He has served in numerous leadership roles in his professional and personal circles, and he teaches real estate investing at both the beginner and advanced levels. He is also a hard money lender to other investors as well as a trusted mentor, author, podcast guest, and benefactor to his community. To get a copy of the book, visit https://www.joelmillerbooks.com/.
About Your Host
From pro-snowboarder to money mogul, Chris Naugle has dedicated his life to being America’s #1 Money Mentor. With a core belief that success is built not by the resources you have, but by how resourceful you can be. Chris has built and owned 19 companies, with his businesses being featured in Forbes, ABC, House Hunters, and his very own HGTV pilot in 2018. He is currently founder of The Money School™, and Money Mentor for The Money Multiplier.
His success also includes managing tens of millions of dollars in assets in the financial services and advisory industry and in real estate transactions. As an innovator and visionary in wealth-building and real estate, he empowers entrepreneurs, business owners, and real estate investors with the knowledge of how money works.
Chris is also a nationally recognized speaker, author, and podcast host. He has spoken to and taught over ten thousand Americans delivering the financial knowledge that fuels lasting freedom.
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