MagBak: Get 15% off of ANY product using code ICED15 at https://creators.magbak.com/theicedcoffeehour9tn Airbnb: Find a co-host at https://airbnb.com/host AMP: Check it out at https://amp.ai and use code ICED for 10% OFF Your order Upwork: Post your job free at http://upwork.com/COFFEE and connect with top talent to grow your business. Shopify: Sign up for a $1 per month trial period at https://shopify.com/ich Real Estate Spreadsheet: https://docs.google.com/spreadsheets/d/14s9RLZKXQdz5UkkdzVDMnVoEjyREkND7/edit?usp=sharing&ouid=115177699567463889514&rtpof=true&sd=true Follow  @OneRentalataTime  Here! Sign up for the waitlist at: http://www.extradollar.com/ *𝗖𝗢𝗡𝗡𝗘𝗖𝗧 𝗪𝗜𝗧𝗛 𝗨𝗦* 𝗜𝗚: https://www.instagram.com/icedcoffeehour 𝗝𝗔𝗖𝗞: https://www.instagram.com/jlsselby 𝗚𝗥𝗔𝗛𝗔𝗠: https://www.instagram.com/gpstephan 00:00:00 - Intro 00:01:20 - The 52-Year Spreadsheet & What It Revealed 00:03:38 - Why Prices Don't Fall: Transactions Crash Instead 00:06:24 - The 18-Year Cycle Myth & The Slow Recovery Timeline 00:09:35 - Advice for the Average Buyer in 2026 00:10:53 - Prediction: Home Prices Flat Until 2030 00:12:35 - Why This Isn't 2008: The Adjustable Rate Mortgage Difference 00:15:03 - The Demographics Argument & Boomer Inventory Concerns 00:16:33 - How Zuber Could Be Wrong & Policy Fixes for Entry-Level Housing 00:19:20 - Ben Shapiro's "Just Move" Take & When to Buy vs Rent 00:20:38 - The Discipline of a Buy Box (How to Find 15% Off Deals) 00:24:02 - Why Real Estate Is Inefficient & Where the Opportunity Lives 00:26:39 - Creative Financing: What It Is and Where People Mess Up 00:28:32 - The Three-Step Process to Build Wealth 00:30:20 - Living on $12K While Making $50K: How Michael Stays Content 00:32:46 - The Crying-in-the-Car Moment After 12 Years of Sacrifice 00:34:53 - Inflation History & The Stock Market Reversion to the Mean 00:38:43 - What Happens If Rates Drop to 4%? (Kevin Warsh & Trimmed Averages) 00:41:00 - Who Should and Shouldn't Be a Real Estate Investor 00:42:46 - The Duplex Story: A Sober Living Buyer Overpays 50% 00:46:16 - Lies About Real Estate Investing (Brandon Turner & the No-Money-Down Myth) 00:47:31 - Why Debt Always Blows Up & The Power of 30-Year Fixed Rates 00:49:32 - Hardest Part of Being a Landlord 00:50:24 - How Michael Spends His Margin (Travel, Not Stuff) 00:52:02 - The Need vs Want Audit That Changed Everything 00:54:26 - The Caleb Hammer Insight: Health and Wealth Are Linked 00:57:20 - Dave Ramsey's 40-Year Consistency & The Billion-Dollar Loan Question 00:59:35 - The Guy Who Lost $10M Over a $50K Credit 01:00:03 - Should Graham & Jack Invest More in Real Estate? 01:03:45 - Multifamily, Commercial & Where the Wealth Transfer Is Coming 01:05:08 - Will AI Make Houses Cheaper? The K-Shaped Housing Future 01:06:21 - Michael's Returns: Infinite ROI After Cash-Out Refis 01:07:11 - Rent Control & Why It Destroys Cities 01:09:11 - Markets to Avoid & Markets Worth Hunting 01:10:41 - The Anti-Landlord Movement & The Loss of Hope 01:14:04 - Confronting Graham: Why Won't You Spend More? 01:15:49 - The Bill Perkins Argument & Shifting From Saving to Spending 01:17:46 - Graham's 2% Rule (And Why He Still Won't Spend It) 01:20:52 - The Cruise Ship Lesson: Billionaires Who Worked Too Long 01:22:18 - The Business Class Debate That Won't End 01:29:42 - Feedback for Jack & Graham on the Podcast 01:32:51 - Where Iced Coffee Hour Is Headed Next 01:37:31 - ExtraDollar Launch & Wrap-Up 𝗖𝗹𝗶𝗽𝘀 𝗖𝗵𝗮𝗻𝗻𝗲𝗹: https://www.youtube.com/c/TheIcedCoffeeHourClips 𝗫.𝗰𝗼𝗺: https://x.com/TheICHpodcast 𝗧𝗶𝗸𝗧𝗼𝗸: https://www.tiktok.com/@theicedcoffeehour 𝗦𝗽𝗼𝘁𝗶𝗳𝘆: https://open.spotify.com/show/5c2uoXBQkOjIiCOf60jJj7 𝗔𝗽𝗽𝗹𝗲: https://podcasts.apple.com/us/podcast/the-iced-coffee-hour/id1515070058 For sponsorships or business inquiries reach out to: [email protected] Apply for The Index Membership: https://entertheindex.com/ For Podcast Inquiries, please DM @icedcoffeehour on Instagram! *Some of the links and other products that appear on this video are from companies which Graham Stephan & Jack Selby will earn an affiliate commission or referral bonus. Graham Stephan & Jack Selby are part of an affiliate network and receives compensation for sending traffic to partner sites. The content in this video is accurate as of the posting date. Some of the offers mentioned may no longer be available. Learn more about your ad choices. Visit podcastchoices.com/adchoices