This Lucrative “Rental” Strategy Brings in $800,000 Per Year

16:25Tony J. Robinson:All right, so we're back with Garrett. So, God, I want to talk about the actual build-out. But before we do, I guess I just have one question. And I'm sure a lot of the Ricky audience is thinking this as well. Who the heck is paying money to come stay in a tent? What is your typical demographic of traveler?

16:42Garrett Brown:So, you know, one of the main things you have to decide when you're getting into this space is what your vision is long-term for the property and who your guest avatar or your target guest even is because there's some glamping sites that are catered to families and they built it out like that. And there's some glamping sites that are catered to couples or romantic getaways. And there are some that are more just maybe a little more traditional leaning towards the camping side with a little bit of luxury that kind of target more of a mass audience. And so I knew that, you know, I went and traveled.

17:18Garrett Brown:One of my biggest pieces of advice is go stay in some of these structures nearby. Go find glamping sites near you or campgrounds and things and go try out some of these unique structures. I went and stayed in a geodome in Arizona near the Grand Canyon when I was looking. I went and stayed in some tiny homes. I went and stayed in different places to see what they were doing that I liked, what they were doing that I didn't personally enjoy as a guest. And so I decided that I really wanted to tap into the higher-end luxury market of the couple's romantic getaways. And the biggest part of it that I didn't mention before that is you just need to build an experience that caters to that guest you're trying to attract.

17:59So I went to some

18:01Garrett Brown:facilities and they would have 20 or 30 domes stacked up right beside each other. And there's a lot of those out there. I went to some that was way more spaced out. You had one cabin on a couple acres and then another cabin that was much further away. And both of those could be successful business models. Again, it goes back to your goals and envision, but I decided that I wanted less, uh, I wanted less structures on my property, but I was going to command a higher rate because each one was going to have their own private amenities. And so I knew that I was going to be able to target and in the glamping field, I will just go ahead and say that I had to be taught this because I didn't realize it at first.

18:42Garrett Brown:Women dominate this market for the booking side of it. It is, if you look at our social media feed there, it's about 80 to 85 % of women that are on our feed. And the main reason, and I've talked to tons of people, glamping experts all over the world, and they all say the same thing that guys, we plan a trip about a week ahead in advance. women are planning the trip a year or two in advance. And so that's how you get those long lead times, long bookings. And so we started to cater to our audience, which we knew was going to be somebody that loved nature, somebody that liked to explore. And that was also near a major city.

19:19Garrett Brown:That's one thing that I try to talk about a lot. And I mentioned it in the guide that I wrote for BiggerPockets coming out soon called The Glamping Investor, that it's called the 60-30-10 rule that I have. And so I knew that I needed to be around 60 minutes from a major city. And when I say major city, 500 ,000 plus people, the more cities nearby, the better. 30 minutes from some type of national, regional, or state attraction. So that way you know that at least people from that city are going to come out to that area routinely and have something to do. We obviously want to build the experience for them on site that they never want to leave, but all the other places around you will draw in even more people and make sure you have a pretty decent flow of guests coming through.

20:09Garrett Brown:And then the 10 of it is just 10 minutes from some type of civilization, you know, Dollar General, a gas station. There's land out there that people will see and it's, you know, three or four hours from everywhere. And people are like, oh, it's so cheap. I can buy that and it's going to be great. And it's like, yeah, it's a reason that you can buy 20 acres for$10 ,000 in this town because nobody is ever going to travel there. So we just looked in the analytics of it. I found the place I found ended up being 45 minutes from Houston, Texas, and it's two hours from Dallas and Austin and all the other bigger sites.

20:42Garrett Brown:It's near the second largest lake in Texas, and it's also near a national forest. And so, and you know, I have a, and the reason, you know, it's near a dollar general as well, because the reason that's so valuable is because if you're not near any of these, how are you going to get cleaners to come out there? How are you going to get supplies? How are you going to get handy people? The further they have to travel, the more expensive it becomes and the harder it becomes to actually keep them. So I thought about that while I was building out the entire business. And I thought about my guest avatar to decide on exactly how I wanted to build it, what amenities I wanted to add.

21:18Garrett Brown:And we, you know, that helped us to get an idea of the nightly rate that we could attract. So then once we kind of set that foundation, we have crushed it and definitely gotten... We make as much per night as a five-star hotel basically does because we built out that experience. And we also didn't put each structure on top of each other. But again, they're both good business structures. It just wasn't for me personally.

21:41Ashley Kerr:Garrett, you literally described the reason my A-frame is successful because it meets that 60-30-10. Like literally almost to the minute it does. It meets that because like we did not think it was going to be successful. Well, as successful as it is, like we obviously thought it was going to be an investment, but it has done better than we expected. And it is a perfect example of that rule that you have come up with because it proves it. It proves that that actually works if you follow that rule. and the dollar general thing I laugh at because that is that is the closest store to that thing to there there's no Walmart or Target or anything in the town but there is a dollar general and like part of dollar general's model is that they found find towns where you don't have a Walmart and a Target and they go in and drop their buildings into there and you can still get your essentials and like in our a-frame it's very limited cooking like we don't have an oven we have a stovetop that you can cook on but i'm assuming that there's other glamping tents or different glamping things that don't have huge kitchens for people to cook on so like being 10 minutes within civilization so you can go out to eat things like that is also important it's it's good for the

23:08Garrett Brown:guess too. Like we find that tons of people on our social media all the time are like, you know, is like, Oh, I'm scared to go out there. It's in the middle of nowhere and things like that. And then when we kind of relay, like, you know, what exactly is around it and all these things, they start to get a little more at ease. You know, nobody wants to just be in the middle of nowhere with nothing around. And then you're out of paper towels and then they got to drive 45 minutes to go, you know, to figure out the paper towels. And so that sounds like a nightmare to me. It's something I didn't personally want to find out how that would happen if it did happen to me.

23:41You know what?

23:42Ashley Kerr:That just made me think I should find out if Instacart will deliver to that property because that would be a really good thing to add into the listing is this does have Instacart so that you could order stuff.

23:54Garrett Brown:My second Glamp site that we just opened up near Austin is a little bit bigger of a town, a little closer to Austin. In my first Glamp site, We can get Uber Eats and things like that out there. It's much harder. It takes a lot longer. But the new site near Austin, it is the biggest revelation ever that if I need something, I can just Instacart it or Uber Eats it to the guests. A guest had ants inside. And we have pest control and all that. And sometimes these things happen in nature. And I instantly Uber Eats him some ant spray. And we turned a bad situation into a five-star stay with just that.

24:32Garrett Brown:So that was amazing. Don't have that luxury everywhere. But if you do, that is definitely a top tier amenity to be able to have for your own self.

24:40Ashley Kerr:I can completely relate like on a personal level because I have never lived in a house that can get DoorDash or Uber Eats. Like never in my whole life until I bought my lake house. And at the lake house, I am spoiled to death. And like, it started to get out of control that for the first time in my life, I could door dash stuff and I really had to like cut back, but it was funny.

25:06Tony J. Robinson:That's hilarious. I can order something on Amazon at like 8am and it'll be at my house for like 2pm. It's like insane, the infrastructure that we have out here.

25:17Ashley Kerr:And we'll be recording a podcast until we be like, okay, we got five minutes. I'm going to run to Starbucks. I'm like, okay, if you give me 45 minutes, I can do this.

25:26Garrett Brown:Yeah, I'll run to the gas station around the corner and get my coffee over here.

25:30Tony J. Robinson:Yeah, I'm spoiled down here in SoCal. But Garrett, I want to talk a little bit about evaluating the deal because we get the rule, right? 60-30-10, which is super important just from a practical standpoint for the guest. But how do you as the investor evaluate the potential of a glamp site? I think when we think about traditional long-term rentals, it's a much more straightforward process to predict what the income will be because you just look for other properties of the similar size and functionality of yours and see what they're renting for. But if I want to go outside of Austin and build a glamp site filled with yurts and domes, I may not have as many other yurts and domes to compare to.

26:17Tony J. Robinson:So what is the process for effectively analyzing glamp sites?

26:21Garrett Brown:So when I first analyzed my first site, that was something I kind of ran into because I'm near Houston, Texas is where I built it. But there wasn't many unique structures in the area. When I started looking around, I think I saw one yurt that happened to be maybe 20 minutes away from where I was, which we'll get into the permitting issues, which I didn't run into much because I planned ahead. But I was starting to see like, okay, there's not many unique builds and that could be a sign of maybe it's not the right area to go into. But I took a chance with that. I knew it was so close and I could follow the 60-30-10 rule.

27:01Garrett Brown:Nowadays, though, I'd say there's a lot more commonplace for different glamping structures. And my friend Ben Wolf, who created Stay on Narrow, which is one of the coolest destination, he's not really glamping, he's even more high end than that, than I would say, like tree houses and things. But one of his phrases that he uses a lot every time we talk is, he looks for signal and not saturation. And so how he even found one of his popular sites that he knew was going to be profitable for him, was he was looking in the area. You can use something like, you know, Price Labs has market dashboards that you can go into and see what's performing in the area and see what comps you have.

27:40Garrett Brown:But you could even just go onto Airbnb, simple as that, or even, you know, go to Google and type glamping or campgrounds, tiny homes, things like that in this area. And if you're, as you're looking at them, use something like the market dashboards from Price Labs and see what these structures are kind of making, see what their reviews are saying, see, you know, do they have like, do they have high end amenities? Do they have great photos and all these things like that? If you're looking in an area and you see a few tiny homes or, you know, smaller cottages or cabins that are performing pretty well based on the market research from Price Labs and your own just diving into Airbnb, that's probably a pretty good sign that there at least is the desire for people to rent this type of accommodation.

28:27Garrett Brown:Then if I go into it and break it down even further, even to this day, sometimes it's going to be hard to know exactly what you would make on a structure if there's not other similar ones there. If you have a couple glamping sites that are already established, you can get a pretty good feel for where you're going to fall in line with revenue-wise. But with my first Geodome, I was going to be the only unique stay in the area. All the, you know, everybody's average daily rate was around 150 or 200 for just smaller cottages. And I just I decided that I was going to add the amenities to beat them out.

29:06Garrett Brown:And then kind of I started lower with my price points. We were about under I think we were around 250 nightly rate. And we kind of just kept gradually raising that up and adding more cabins to keep increasing that that lever. The main thing that really helped me decide, though, was I was using spreadsheets and typing in different numbers and researching other people's had calculators. I'm pretty sure I even used Tony's calculator at some point to decide on different, what are these short-term rentals making? How is this going to compare? And so I took a lot of that data and made my own spreadsheet.

29:42Garrett Brown:And I actually will put it out to the public soon with my glamping investor guide of you can analyze these different glamping structures by simply seeing what else is available in the area, looking at their nightly rate, learning in their occupancy on something like Price Labs, and then entering all your information that you see. And it will help you automatically calculate what your cash on cash return will be, what your, you know, if you want to sell it in five years, what that profit could be. And, you know, if you don't have a ton of data out there, there's no real way to know like not a ton of data.

30:16Garrett Brown:If you don't have a ton of structures like yours in an area you're going to, it will be a little harder to estimate what you'll make. But if you're able to fall into that 60, 30, 10 rule and understand that if you build the experience with the right marketing behind it, which I personally think is one of my strong suits and why we've been able to really make it go forward, then you're going to be able to beat those traditional short-term rental cottages and cabins because you're building an experience and people thrive and will pay much higher than you even expect for these experiences that you could provide.

30:54Garrett Brown:People crave this type of stay now. I built it for virality. I built it for Instagram. And that's what people love. They love the social currency of staying somewhere cool and being able to get away from these city nights. And you'll be a little surprised that you can almost double the rates of some of these just basic cabins that are out there if you provide the right couple of amenities and the right experience for the guests that are thinking about it.

31:17Tony J. Robinson:Good. I want to give you some kudos because I think it takes guts to go into a market where the data set is limited and you've got to not take a leap of faith because I think that that's a little bit, you know, that's underselling the work that goes into it. But it is a little bit of like, hey, we're going to make some assumptions around what we think is possible here and being able to kind of take that swing. But I think it goes back to the point you made at the beginning of the podcast where it's like, even if I just were to turn this single family home into a long-term rental, will probably still be okay.

31:54Tony J. Robinson:And I think having that as like your fallback and having a backup plan is what gives you some confidence to move forward. I know so far we've talked about all the great parts of glamping and all the good things that come along with it, but I know that it's not always sunshine and rainbows. So permits, septic inspections, guest expectations, and just all of those rookie mistakes that can kill your dream site before it's even built. So I want to get to that right after a quick word from today's show sponsors. Most investors only think about insurance when something goes wrong. A tenant injury, storm damage, loss of rent.

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37:01Ashley Kerr:That's 50 % off your first year at Monarch.com with code ROOKIE. Okay, welcome back from our short break. Garrett, what are some of the mistakes or maybe items that glamping investors totally underestimate getting started?

37:19Garrett Brown:So there's a myriad of things that you need to pay attention to. I think, you know, I talked to glamping, you know, beginners and people that already have sites all over the country and the world all the time. And I think the biggest holdup for a lot of people is the permitting side. I was lucky enough. Well, I don't know if luck's the right word because I did my due diligence, but I'm in an area that I didn't have a ton of very high pressure permitting processes to go through. But it's because I did my research up front with this. So I says, I'm looking into the, you know, I'm looking into the sites.

37:54Garrett Brown:I'm looking in trying to figure out, you know, I'm trying to bring this geodome structure to rural Texas where most of these people, you know, they probably have one person in the permitting department and you call them up and, hey, I want to build a geodome. And they're like, a geo what? You know, like, oh, what do you, you know, they think you're trying to build something just like a spaceship or something. And so one real big piece of advice I will give is if you are going to go the Geodome route or the Yurt route or anything like that, I highly recommend that you try to find a company that will be able to give you architectural stamped plans.

38:32Garrett Brown:Pacific Domes is one of the ones that has that. It's included with the cost. I think it might have been a little more like another$1 ,500 or$2 ,000. but those plans made it, made it much easier with my County to get it permitted. And as I was looking into different counties, you know, I'm, there's like three or four counties that were in the general area of that Lake. I was looking in, I would call each permit department and I would say, Hey, this is, and you always want to be honest. You don't want to lie and tell them you're doing something else. I would call them and say, or, or email them, Hey, this is what I want to do.

39:05Garrett Brown:I want to build a geodome or, you know, a glamping site. is that something we could do? What are your thoughts? Three out of the four were just like, no, I don't know about that. I don't think we could ever do that. One of them goes, we've never done that, but we'd be open to hearing it. So I was like, okay, that's a good sign. And then I also, the biggest key piece was I was talking to contractors at the time in all of these areas and I would just ask them, most of them work in multiple counties. I would go, hey, which county has the easiest permitting process? And every single one of them was like, hey, go to County A.

39:42Garrett Brown:Like, County B, good luck. You're never going to have that happen. County A is the one to go to because they're not going to care as much. I hope they're not watching this. They just want their permitting money. And so that's how I ended up in the place that I was. And the other big piece of it is when you're newer, rely on contractors with a great reputation. I was on Facebook groups. All of them have local Facebook groups in these areas. And I was asking, hey, anybody know good contractors? Anybody know good contractors? And I was getting some recommendations. But the names that kept popping up multiple times, those are the ones that I would call to.

40:24Garrett Brown:Because then I ended up finding out that small town areas, this is how it is pretty much all over the board. one of the contractors had, I think his aunt worked in the permitting department there. And he was like, oh yeah, that's no problem to get that permit done over there. We can do that for sure. And that's kind of what you find out in these small towns is that usually you just need to pick up the phone and call around and tell people what you're thinking about doing. The better contractors you use, the better electricians and all that, they most likely have reputations with the county to where if they find out you're working with this contractor they're not going to care as much they're going to be like okay he's obviously working with somebody we know that builds all the time out here so they were very relaxed for a lack of better words uh with my my structures but the other thing is you know septic is going to be huge too don't underestimate your septic that is by far the biggest pushback you'll get in your permitting the process is how you're doing your septic design.

41:25Garrett Brown:And so finding a reputable septic company upfront and working with them, they should have something that's called a septic designer or a septic system drawer, drawer, artist, I don't know, whatever they want to coin it sometimes. This person is going to be vital in you getting your permitting for your systems there. If you want to do the off-grid toilets and things, that's a whole nother. I don't recommend it for, Or good luck to your cleaners for dealing with that. And you're not going to get those prices that you're thinking. You're going to definitely have to dramatically cut your estimated revenue if you're using that type of system.

42:03Garrett Brown:But go with a septic designer that knows the area and think about your vision too up front. One mistake I made was I knew I wanted six or seven cabins in the end. Well, I don't know if it's a mistake. I want to correct myself because sometimes just the sheer amount of money you have could stop this. But I wish I would have designed one massive septic system to feed every single cabin because it would have been much cheaper in the long run. But I did a septic system for just my first two cabins, which saved me money instead of doing one septic system per. That's way more expensive. I don't recommend that.

42:41Garrett Brown:But me doing the two cabins, I paid about$10 ,000 for my septic system. If I would have been able to have the money up front, which I didn't at the time, full transparency, and I could have gotten all seven cabins and one big septic system for about$25 ,000 to$30 ,000, I would have saved a lot of headache and money going forward with my county because that was the one thing they were a little worried about. They were like, hey, we don't want you to have a ton of small septic systems all around your property and things like that.

43:11Ashley Kerr:And more to maintain, more to pump. Yeah.

43:15Garrett Brown:More contract, maintenance contracts I have to have. But again, I didn't have the funds to build all this and spend $30 ,000 on a commercial septic system. But that is the one thing that I would get ahead of is your septic design because almost every single county, that's going to be one of their biggest worries. Well, actually less than the structure. It's actually the septic involved.

43:35Ashley Kerr:Garrett, what about the water source? There was a time where I had a dream of owning a campground and I learned a lot about water. Daryl even went and got his water certification in case we did buy a campground. And so now he's certified to test water, I guess. I don't know. But one of the properties we looked at was it had a well house and it had to be tested because there were so many units on the property as far as campground hookups and things like that on it. So what about that for glamping, the water source? I mean, what is the best option to use there?

44:13Garrett Brown:Very similar with that. So with our water well, and I want to throw this out there too, people are hearing these big numbers for electricity and septic, but I will say those add a ton of value to your land. And if you want to exit later on and sell everything, that kind of infrastructure is how you're going to make a lot of your money back. So if you're going to spend money on utilities, don't be upset about it because that is actually putting in real value to the land that you're building. So with the water well system, one great thing about having a house on the property, and again, every county is going to be different.

44:52Garrett Brown:So work with somebody in your area that you know and talk to your county. I was able to tap in for my first cabin into the water well system that I had for the house because it was only a one bedroom. After that, though, when we when we wanted to, we knew we were planning on expanding and adding more. I had to add another water well system to the back of the land that could feed more cabins. And so now I'm able to, even with the new cabins that we're working on right now, I'm able to tap into the water well system there for each. And, you know, I've certified it with the company that did the water well.

45:29Garrett Brown:You know, don't get Joe Schmo hanging out at the Dollar General to come and try to put in a water well for you with one of the hand cranks or something. Like, use a reputable company because it's a big deal, too. Like, you're going to need your water well tested and maintained. And so you want a reputable company that has been there for a while, get a few different quotes from different companies. And then that water well source, though, is going to be able to supply quite a few cabins. It's kind of amazing how, you know, in every area of the country is different, too. Like, again, I'm in East or East Texas of sorts.

46:01Garrett Brown:So maybe a little different for me than somebody in Montana or something. But making sure that you have a well-built water well system that can supply. Again, this is why you need to know what your vision is going forward. You just want to make sure that you're going to be able to have the capacity for all the other units. I spent about$12 ,000 on my water well and about$1 ,000 to build a well house around it. But that water well system added a ton of value to my land because now I have water on both sides of my 11 acres. And I also have been able to feed almost every single other cabin that I have with this water well system.

46:39Garrett Brown:but it was all by design and knowing what my vision was for the future. So it's something I wouldn't take lightly in your planning.

46:47Ashley Kerr:And like talking about a well in a septic, like you don't have to pay fees on it. Like you do public utilities. So like, that is one benefit. You have a huge upfront cost, but over time, um, like I have a friend who's buying a house right now and the septic is 37 years old. So like, she hasn't gotten the test results back yet, but I'm Like, I'm pretty sure there's a chance that's going to have to be replaced. But the fact that, like, some of these systems can last a really, really long time, like, obviously, it was still working. The house didn't back up with, you know.

47:23Garrett Brown:A lot of those are built, like, they do a different type of septic system now. It's called an aerobic system. It's a little newer and works a little better. But even though some of those older septic systems, if they were built well and they were permitted, they probably were made of concrete or something like that. and they hold up for quite a while. But that's why you get any place you're buying and it has a septic, you need a septic inspection.

47:46Ashley Kerr:Yeah, and like in New York, the county requires that like you have to, you can't transfer title without doing it, yeah. And the banks require for you to get, if you're especially if you're getting a mortgage, the bank will require you to do it.

47:59Garrett Brown:My water bill and sewer bill each month is$0 now. Like besides, well, besides the maintenance and things like that, But even a long-term rental I bought not long ago near Houston, Texas, the water and sewer bill is almost$150 a month now and has been fluctuating. And it's just small things like that that just gradually eat up into your profit. And so it's great having a$0 water bill each month.

48:23Ashley Kerr:Feel free. Take those long showers.

48:25Garrett Brown:Oh, they do. Trust me. The guests do. I see our electricity bill. That's one thing.

48:29Ashley Kerr:Next, you have to get solar panels.

48:31Garrett Brown:Yeah. Yeah. That might be the next step. because electricity and Wi-Fi, you're not getting away from paying those for sure.

48:38Tony J. Robinson:Garrett, how many units that are on that property now?

48:41Garrett Brown:We have five units currently, and we are in the process. We just got our permit for our next two. And after that, we're probably going to shut off how many more we build. My goal was always six to seven. And so we're very close to that.

48:55Tony J. Robinson:So if we go back to the first one you built out, I just want to compile all of the costs aside from the cost that you spent to acquire the single family home, but the septic, the, the, the, the other utilities, the actual build costs, just like ballpark, what did you actually have to spend out of pocket to get that first unit up and running?

49:14Garrett Brown:So, yep, this was, this is definitely a learning lesson for me. And I tell people going forward that I love my geodome. I'd probably never build another one because I learned so much about it. And I don't like, I hope Pacific domes doesn't hate me for this, but I wouldn't recommend people building this because I spent about$125 ,000 between all the utilities, all the road work, the structure. We spent like$10 ,000 on the bathroom inside. It's not just a cookie cutter place. We have a hot tub. We have a deck. It's overlooking a pond, all of that. We spent about$125 ,000. I love my Geodome. It cash flows like crazy.

49:53Garrett Brown:I think we We made the two and a half years we've been running it, we've made$95K gross each year with it. And I wish I would have spent that money on a more traditional A-frame maybe or something. My recommendation for anybody thinking about this, especially if you're going to spend that kind of cash and you're not going the safari tent route for a little cheaper, which you can do and everybody has their place. I would try to build something a little more stick built, but a little, you know, very unique, the best you can work with an architect or something, but then really spend the money on the outside that you're building as well.

50:28Garrett Brown:That's, you know, some of my people, like I have a friend in London who has a very popular site called Secret Garden Glamping, and he spends about 40 or$50 ,000 per unit, but they spend about that same amount on the outside and they are booked out for two years in advance because they make the outside so cool. And he said the same thing. People love the inside. You need a place with AC. You need a place with running hot water, nice bathrooms. But most people that come out there are actually trying to hang out outside. They're only sleeping or maybe cooking some meals here and there inside. So any advice I would have for people going forward, you're going to have to spend the money on the utilities.

51:09Garrett Brown:And with our second cabin, it was a lot cheaper because I had the septic in place already. I had the water well in place already. I had road work done. It became much easier. But that first cabin is usually the one with the biggest lift. So I would look into something maybe with a little more equity value, but I do love my Geodome and it has performed well in it. And it's held up very well too. So it's just something to think about for people that might be considering these types of stays.

51:34Ashley Kerr:Well, Garrett, thank you so much for joining us today. And congratulations on your new book, where can people find the glamping investor?

51:42Garrett Brown:Yep. So it is coming out July 15th. You can, depending on when you're listening to this, it may already be out or it may be pre-order available. You can go to biggerpockets.com slash glamp guide, and you'll be able to order it there. It's every bit of knowledge that I've gained in these past five or six years put into one amazing resource. And for the cost of a Netflix subscription, basically, you don't need to spend $6 ,000 at a mastermind to learn what I've learned over this. I put every single thing into this book and I'm sure it's going to be a valuable resource for anybody that is curious about this type of investing.

52:18Ashley Kerr:Well, Garrett, I can't wait to read it. I recently did a YouTube video on Bigger Stays YouTube with Garrett and I had to stop during the middle of it because I felt like I was at a conference. I just paid$1 ,000 and someone just said that one thing that was like, Yes, that made that worth it. So definitely check out the book, The Glamping and Foster. Thank you so much for joining us today. This is the Real Estate Rookie Podcast. I'm Ashley. He's Tony. And we'll see you guys on the next episode.

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