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Apr 30, 2025 · 38m · paul-morris

Is Now a Good Time to Buy? (AMA)

Paul Mark Morris · 33m spoken Josh Spitzen · 1m spoken
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gold bands on the timeline = statements, start to end. Hover to read, click to jump. CC turns on captions

In this inaugural Ask Me Anything episode of the 'Radical Wealth Plan' podcast, host Paul Morris answers audience questions on real estate investing, covering buying versus renting, market timing, low-capital entry strategies, and long-term wealth building. Drawing from his extensive industry experience, Paul provides actionable frameworks for analyzing deals, leveraging tax advantages, and scaling a resilient property portfolio.

How this conversation actually went

Every chapter scored 0–10 on four independent dynamics. Hover any point for the reasoning behind the score. How this is scored →

Paul as informed peer 2.5 Guest teaching 0.3 Guest disagreement 0.5 Paul pushing back 1.0
05100:0010:0020:0030:001:17–9:17 · Paul as informed peer 7/10 Evaluating Buying Versus Renting and House Hacking Strategies Josh acts as an AMA co-host, asking standard questions and presenting a mild counter-scenario about why some investors choose to rent. Paul responds with comprehensive explanations covering tax deductions, house hacking, and historical personal anecdotes.9:18–17:13 · Paul as informed peer 8/10 Market Timing Realities and Santa Monica Case Study Josh puts forward a claim that LA real estate never drops over any two-year window in 50 years. Paul immediately looks up historical data via ChatGPT to challenge the assertion, showing extended six-to-seven-year downturns, while walking through his 2008 Santa Monica case study.17:14–20:26 · Paul as informed peer 0/10 Applying the One Percent Rule and Market Dynamics Monologue segment where Paul answers listener questions solo regarding the one percent rule and regional appreciation differences.20:27–26:00 · Paul as informed peer 0/10 Creative Financing and Investing with Low or Zero Capital Monologue segment covering syndications, creative low-capital real estate entry, REITs, and FHA rule changes.26:00–34:49 · Paul as informed peer 0/10 DIY Property Management Versus Hiring Professional Managers Monologue segment where Paul contrasts property management approaches, pro forma assumptions, and buy-and-hold versus flipping strategies.34:50–37:34 · Paul as informed peer 0/10 Exiting Public Stocks for Self-Directed Real Estate IRAs Monologue segment explaining Paul's full divestment from the stock market into self-directed real estate IRAs.1:17–9:17 · Guest teaching 1/10 Evaluating Buying Versus Renting and House Hacking Strategies Josh acts as an AMA co-host, asking standard questions and presenting a mild counter-scenario about why some investors choose to rent. Paul responds with comprehensive explanations covering tax deductions, house hacking, and historical personal anecdotes.9:18–17:13 · Guest teaching 1/10 Market Timing Realities and Santa Monica Case Study Josh puts forward a claim that LA real estate never drops over any two-year window in 50 years. Paul immediately looks up historical data via ChatGPT to challenge the assertion, showing extended six-to-seven-year downturns, while walking through his 2008 Santa Monica case study.17:14–20:26 · Guest teaching 0/10 Applying the One Percent Rule and Market Dynamics Monologue segment where Paul answers listener questions solo regarding the one percent rule and regional appreciation differences.20:27–26:00 · Guest teaching 0/10 Creative Financing and Investing with Low or Zero Capital Monologue segment covering syndications, creative low-capital real estate entry, REITs, and FHA rule changes.26:00–34:49 · Guest teaching 0/10 DIY Property Management Versus Hiring Professional Managers Monologue segment where Paul contrasts property management approaches, pro forma assumptions, and buy-and-hold versus flipping strategies.34:50–37:34 · Guest teaching 0/10 Exiting Public Stocks for Self-Directed Real Estate IRAs Monologue segment explaining Paul's full divestment from the stock market into self-directed real estate IRAs.1:17–9:17 · Guest disagreement 1/10 Evaluating Buying Versus Renting and House Hacking Strategies Josh acts as an AMA co-host, asking standard questions and presenting a mild counter-scenario about why some investors choose to rent. Paul responds with comprehensive explanations covering tax deductions, house hacking, and historical personal anecdotes.9:18–17:13 · Guest disagreement 2/10 Market Timing Realities and Santa Monica Case Study Josh puts forward a claim that LA real estate never drops over any two-year window in 50 years. Paul immediately looks up historical data via ChatGPT to challenge the assertion, showing extended six-to-seven-year downturns, while walking through his 2008 Santa Monica case study.17:14–20:26 · Guest disagreement 0/10 Applying the One Percent Rule and Market Dynamics Monologue segment where Paul answers listener questions solo regarding the one percent rule and regional appreciation differences.20:27–26:00 · Guest disagreement 0/10 Creative Financing and Investing with Low or Zero Capital Monologue segment covering syndications, creative low-capital real estate entry, REITs, and FHA rule changes.26:00–34:49 · Guest disagreement 0/10 DIY Property Management Versus Hiring Professional Managers Monologue segment where Paul contrasts property management approaches, pro forma assumptions, and buy-and-hold versus flipping strategies.34:50–37:34 · Guest disagreement 0/10 Exiting Public Stocks for Self-Directed Real Estate IRAs Monologue segment explaining Paul's full divestment from the stock market into self-directed real estate IRAs.1:17–9:17 · Paul pushing back 2/10 Evaluating Buying Versus Renting and House Hacking Strategies Josh acts as an AMA co-host, asking standard questions and presenting a mild counter-scenario about why some investors choose to rent. Paul responds with comprehensive explanations covering tax deductions, house hacking, and historical personal anecdotes.9:18–17:13 · Paul pushing back 4/10 Market Timing Realities and Santa Monica Case Study Josh puts forward a claim that LA real estate never drops over any two-year window in 50 years. Paul immediately looks up historical data via ChatGPT to challenge the assertion, showing extended six-to-seven-year downturns, while walking through his 2008 Santa Monica case study.17:14–20:26 · Paul pushing back 0/10 Applying the One Percent Rule and Market Dynamics Monologue segment where Paul answers listener questions solo regarding the one percent rule and regional appreciation differences.20:27–26:00 · Paul pushing back 0/10 Creative Financing and Investing with Low or Zero Capital Monologue segment covering syndications, creative low-capital real estate entry, REITs, and FHA rule changes.26:00–34:49 · Paul pushing back 0/10 DIY Property Management Versus Hiring Professional Managers Monologue segment where Paul contrasts property management approaches, pro forma assumptions, and buy-and-hold versus flipping strategies.34:50–37:34 · Paul pushing back 0/10 Exiting Public Stocks for Self-Directed Real Estate IRAs Monologue segment explaining Paul's full divestment from the stock market into self-directed real estate IRAs.

speaking balance: gold is Paul, purple is the guest (3 minute bins)

0:00 · Paul 0% · guest 100%0:00 · Paul 0% · guest 100%3:00 · Paul 0% · guest 100%3:00 · Paul 0% · guest 100%6:00 · Paul 0% · guest 100%6:00 · Paul 0% · guest 100%9:00 · Paul 0% · guest 100%9:00 · Paul 0% · guest 100%12:00 · Paul 0% · guest 100%12:00 · Paul 0% · guest 100%15:00 · Paul 0% · guest 100%15:00 · Paul 0% · guest 100%18:00 · Paul 0% · guest 100%18:00 · Paul 0% · guest 100%21:00 · Paul 0% · guest 100%21:00 · Paul 0% · guest 100%24:00 · Paul 0% · guest 100%24:00 · Paul 0% · guest 100%27:00 · Paul 0% · guest 100%27:00 · Paul 0% · guest 100%30:00 · Paul 0% · guest 100%30:00 · Paul 0% · guest 100%33:00 · Paul 0% · guest 100%33:00 · Paul 0% · guest 100%36:00 · Paul 0% · guest 100%36:00 · Paul 0% · guest 100%
Sharpest disagreement ▶ 14:25 Josh asserts infallible two-year LA real estate appreciation rule

Josh confidently asserts that LA home prices have never failed to appreciate within any two-year window over 50 years, staking out a strong historical claim.

 Hardest push from Paul ▶ 14:59 Paul live fact-checks Josh's historical market assertion

Paul consults historical data on ChatGPT mid-conversation to show that LA downturns have historically lasted up to seven years, gently correcting Josh's framing.

 Biggest teaching moment ▶ 3:02 Josh challenges the 'always buy' rule with investor capital allocation logic

Josh reframes the buy-versus-rent debate by noting top investors intentionally rent their personal residences to allocate capital into higher-yielding opportunities.

 Paul holds their own ▶ 11:20 Paul breaks down the Santa Monica crash turnaround case study

Paul demonstrates real estate mastery by explaining how buying at the 2008 peak and adding value still resulted in growing a $2.1M purchase into a $6.2M exit.
the scores for every segment, with the reasoning behind each
ChapterTopicPaul as informed peerGuest teachingGuest disagreementPaul pushing backWhy
Evaluating Buying Versus Renting and House Hacking Strategies 7112 Josh acts as an AMA co-host, asking standard questions and presenting a mild counter-scenario about why some investors choose to rent. Paul responds with comprehensive explanations covering tax deductions, house hacking, and historical personal anecdotes.
Market Timing Realities and Santa Monica Case Study 8124 Josh puts forward a claim that LA real estate never drops over any two-year window in 50 years. Paul immediately looks up historical data via ChatGPT to challenge the assertion, showing extended six-to-seven-year downturns, while walking through his 2008 Santa Monica case study.
Applying the One Percent Rule and Market Dynamics 0000 Monologue segment where Paul answers listener questions solo regarding the one percent rule and regional appreciation differences.
Creative Financing and Investing with Low or Zero Capital 0000 Monologue segment covering syndications, creative low-capital real estate entry, REITs, and FHA rule changes.
DIY Property Management Versus Hiring Professional Managers 0000 Monologue segment where Paul contrasts property management approaches, pro forma assumptions, and buy-and-hold versus flipping strategies.
Exiting Public Stocks for Self-Directed Real Estate IRAs 0000 Monologue segment explaining Paul's full divestment from the stock market into self-directed real estate IRAs.

Statements from this episode (8)

Disclosure
Morris's $2.1M Santa Monica home dropped to $1.6M in 2008
“It was the house that I had in Santa Monica. I bought it in 2008. I bought it one minute before the market crashed. I paid two one for a dump of a house. I put a bunch of money down because I was being conservative. And, you know, six months later, it was wort…”
Paul Mark Morris Apr 30, 2025 ▶ 11:24
Disclosure
Morris sold a $2.1M Santa Monica home for $6.2M after 14 years
“Fast forward to three years ago you know, I was at a buy at two one. I put maybe, you know, seven, 800,000 dollars in carrying costs all, and, you know, maybe three million dollars, and I sold it three years ago for 6.2 million dollars.”
Paul Mark Morris Apr 30, 2025 ▶ 12:37
Assertion Partly supported
Morris: Los Angeles residential properties rent at roughly 0.5% of purchase price
“And in hot markets like Los Angeles, you really cannot get one percent. There are some markets you can get it in. Los Angeles is not one of them. But I still use the one percent rule because things in Los Angeles will tend to rent at about a half a percent.”
Paul Mark Morris Apr 30, 2025 ▶ 17:53
What-if
Morris: LA appreciation outperformed high-yield cash flow markets over 25 years
“And I still believe if I had started investing in Los Angeles, 25 years ago, we could do the math. You'd be a lot better off at your .6 less than one percent because appreciation would have way made up for it.”
Paul Mark Morris Apr 30, 2025 ▶ 20:08
Assertion Not checkable as stated
Morris has never lost money in real estate by ignoring projected appreciation
“I never buy on the future. It's got to make sense right here and right now as if the market will never change. And when I do that, that's one of the reasons why I've never lost money in a real estate deal is that I'm not building appreciation into it.”
Paul Mark Morris Apr 30, 2025 ▶ 29:11
Insight
Morris: Investors flipping multiple active developments face extreme bankruptcy risk
“This is when I see people lose big money in real estate, is they're the people that are buying, and developing. They may buy a great you know, a terrible house on a great piece of land. They tear the house down, and now they're in the middle of this great big …”
Paul Mark Morris Apr 30, 2025 ▶ 32:45
Disclosure
Morris completely liquidated his public stock portfolio into a self-directed IRA
“But when I, you know, was in a heated moment of the stock market, and I watched my stock portfolio cross an important number for me, I'm like, you know what, I'm out. And I sold everything, and I put it in what's called a self-directed IRA.”
Paul Mark Morris Apr 30, 2025 ▶ 35:57
Assertion Not checkable as stated
Morris: Real estate returns matched the stock market's recent massive run
“I definitely missed a great run, for sure. I know I did just as well with my real estate investments in my self-directed IRA.”
Paul Mark Morris Apr 30, 2025 ▶ 36:46
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