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How to Create Wealth Investing in Real Estate
GRANT CARDONE'S MUCH ANTICIPATED REAL ESTATE BOOK IS HERE ! Grant covers the mistakes he's made in detail, the deals he's done, and his future plan going forward. He shows you EXACTLY what you need to do to build huge wealth in real estate. Grant outlines the perfect solution for you in this easy-to-read guide that you'll likely want to read from cover-to-cover in one sitting. In How to Create Wealth Investing in Real Estate Grant Cardone shares the exact formula he used to create almost $1B of real estate holdings, almost 5000 units. This is not a book about flipping or wholesaling homes, its about investing in real estate that is a proven method for creating massive wealth. This book is about how you can buy income producing real estate, protect your capital, and provide you and your family with passive while the property pays down debt and you wait for asset appreciation.
142 pages, Paperback
Published July 1, 2018
278 people are currently reading
2249 people want to read
About the author
Grant Cardone
77 books1,322 followersI am a NY Times Best Selling Author, internationally-recognized Sales Training Expert, Business Coach, and the Founder and CEO of 3 businesses: Cardone Training Technologies, Cardone Group, and Twin Capital Management. You may have seen me as the star and co-executive producer of a show, called TurnAround King.
In addition to speaking internationally to individuals, companies, and industry leaders on sales effectiveness, negotiating strategies, business development and business expansion, I am a regular contributor to networks including, Fox News, MSNBC, CNBC, Huffington Post, Business Week’s Business Exchange, The Wall Street Journal, CNN, Reuters, CNBC, Today Show and over 600 radio shows.
I am the author of four published books, with a fifth book slated to release in 2012.
• "Sell To Survive" (2008): The definitive sales survival manual on how to SELL your way through any economy.
• "The Closers Survival Guide" (2009): The ultimate guide to getting sales done.
• "If You're Not First, You're Last" (2010): Sales strategies to dominate your market and beat your competition.
• "The 10X Rule": Where to start, what to do, and how to follow up each action you take with more action to 10X your success!
I have also authored a number of business and motivational audio and video programs; The Rules of Success Motivational Program, Control Without Confrontation, 21st Century Selling, Maximizing Every Opportunity and a customized program for the auto industry called The One a Day Sales and Management Program.
I first became known in the business world with the development of a revolutionary new selling process, known as, Information Assisted Selling (a non-confrontational 21st Century selling approach)
In addition to speaking internationally to individuals, companies, and industry leaders on sales effectiveness, negotiating strategies, business development and business expansion, I am a regular contributor to networks including, Fox News, MSNBC, CNBC, Huffington Post, Business Week’s Business Exchange, The Wall Street Journal, CNN, Reuters, CNBC, Today Show and over 600 radio shows.
I am the author of four published books, with a fifth book slated to release in 2012.
• "Sell To Survive" (2008): The definitive sales survival manual on how to SELL your way through any economy.
• "The Closers Survival Guide" (2009): The ultimate guide to getting sales done.
• "If You're Not First, You're Last" (2010): Sales strategies to dominate your market and beat your competition.
• "The 10X Rule": Where to start, what to do, and how to follow up each action you take with more action to 10X your success!
I have also authored a number of business and motivational audio and video programs; The Rules of Success Motivational Program, Control Without Confrontation, 21st Century Selling, Maximizing Every Opportunity and a customized program for the auto industry called The One a Day Sales and Management Program.
I first became known in the business world with the development of a revolutionary new selling process, known as, Information Assisted Selling (a non-confrontational 21st Century selling approach)
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Displaying 1 - 30 of 67 reviews
September 24, 2018
CRITERIA:
Must be income-producing machine, in great location, where the rent is less than the cost of home ownership and buying at or below replacement cost. Look for markets with Decades of projected job growth and Market demographics more likely to rent than own.
Do not buy SFR's, instead buy multiple doors as can have 10% units vacant and still be cash flow positive using the income to cover expenses as well as paying down debt while you wait for appreciation.
You'll need to pay your manager $4,000 a month as if you pay less you have more issues and they steal.
APARTMENTS ARE THE BEST ASSET AS THEY PROVIDE CASH FLOW AND PAY DOWN DEBT WHILE WAITING FOR APPRECIATION!
EXIT PLAN: Look for 100% return in 10 years so if put $15MM down on a $50MM, would need to appreciate to $65MM (only put $15MM in). You can reach that by only increasing rent by $50 a year.
FUTURE VALUE CALCULATION:
PG 71: Take # of units x rent increase x 12 months x occupancy rate = NOI (Net Operating Income). Divide by cap rate (6%).
Then add back in your yearly + cash flow and you find around 300% return in 10 years!
WHAT TO LOOK FOR:
The right location which is convenient to jobs, highways, easily visible from Street traffic, more affordable than the homes and their surrounding neighborhoods, priced below replacement cost which is what it would cost to rebuild (so competition can't come in and build new as their cost would be higher), in a market with high barriers-to-entry and probably a b class product in a B Class neighborhood that has great street presence.
GC first deal was 48 units for $1.95MM and out $350k down. Sold 3 years later for $5.2MM. Paid off the $1.6MM debt and kept the $3.6MM profit plus the cash flow of $130k over the 3 years. THIS MEANS TURNED $350K INTO $3.73MM IN 3 YEARS!
LOOK FOR GROWING CITIES!
Anything UNDER 16 UNITS will not produce enough free cash flow!
LOOK FOR 16+ UNITS!
You need to know every sale, every comp, every rental, what properties are under rented, over leveraged, what a property sold for in the last cycle, the vacancy in your market, and the cost of every expense from insurance to utilities to management fees to cost to turn to how long it takes to turn to the cost to advertise to closing ratios to trailing 12 months of operation and then to build relationships with the top three controlling brokers in the market.
Use loopnet to find Brokers but don't mention you found them on loopnet.
You will need selling and financing history of a property along with rental comps and I break down the property and detailed information with rent comps and sales history.
Love the location when you first visit!
Be CASH FLOW + W/OUT IMPROVEMENTS AT 4-6% ON CASH INVESTED.
USE DEBT AND STAY BETWEEN 65% TO 75%. GOAL IS TO HAVE RENTERS PAY DOWN YOUR DEBT!
Have manager onsite and pay them well.
Have a 1.25% DVR (debt coverage ratio).
Set aside $250-$300 per unit per year for future renovation.
Get insurance quote while under contract.
Assume property taxes at full value.
Use 40% as expense calculation.
Have 3 years of repair costs in reserves.
Know break even occupancy (worst case scenario) and see history.
KNOW THE FINANCIAL STATEMENTS BY HEART.
WALK AT LEAST 25 DEALS AND CREATE FOLDERS OF DATA ON ONE'S DIDN'T BUY!
Produce at least $24k a year.
Have minimal 25/50/75 rent increase potential as don't want to buy at full market rents.
WALK PROPERTIES WHEN NOT WORKING TO LEARN FROM BROKERS.
Know what the last buyer paid for the deal and know how the property operated during the bad times.
Walk the property at day, night, and weekends and Mystery Shop the property in person and over the phone.
Must be income-producing machine, in great location, where the rent is less than the cost of home ownership and buying at or below replacement cost. Look for markets with Decades of projected job growth and Market demographics more likely to rent than own.
Do not buy SFR's, instead buy multiple doors as can have 10% units vacant and still be cash flow positive using the income to cover expenses as well as paying down debt while you wait for appreciation.
You'll need to pay your manager $4,000 a month as if you pay less you have more issues and they steal.
APARTMENTS ARE THE BEST ASSET AS THEY PROVIDE CASH FLOW AND PAY DOWN DEBT WHILE WAITING FOR APPRECIATION!
EXIT PLAN: Look for 100% return in 10 years so if put $15MM down on a $50MM, would need to appreciate to $65MM (only put $15MM in). You can reach that by only increasing rent by $50 a year.
FUTURE VALUE CALCULATION:
PG 71: Take # of units x rent increase x 12 months x occupancy rate = NOI (Net Operating Income). Divide by cap rate (6%).
Then add back in your yearly + cash flow and you find around 300% return in 10 years!
WHAT TO LOOK FOR:
The right location which is convenient to jobs, highways, easily visible from Street traffic, more affordable than the homes and their surrounding neighborhoods, priced below replacement cost which is what it would cost to rebuild (so competition can't come in and build new as their cost would be higher), in a market with high barriers-to-entry and probably a b class product in a B Class neighborhood that has great street presence.
GC first deal was 48 units for $1.95MM and out $350k down. Sold 3 years later for $5.2MM. Paid off the $1.6MM debt and kept the $3.6MM profit plus the cash flow of $130k over the 3 years. THIS MEANS TURNED $350K INTO $3.73MM IN 3 YEARS!
LOOK FOR GROWING CITIES!
Anything UNDER 16 UNITS will not produce enough free cash flow!
LOOK FOR 16+ UNITS!
You need to know every sale, every comp, every rental, what properties are under rented, over leveraged, what a property sold for in the last cycle, the vacancy in your market, and the cost of every expense from insurance to utilities to management fees to cost to turn to how long it takes to turn to the cost to advertise to closing ratios to trailing 12 months of operation and then to build relationships with the top three controlling brokers in the market.
Use loopnet to find Brokers but don't mention you found them on loopnet.
You will need selling and financing history of a property along with rental comps and I break down the property and detailed information with rent comps and sales history.
Love the location when you first visit!
Be CASH FLOW + W/OUT IMPROVEMENTS AT 4-6% ON CASH INVESTED.
USE DEBT AND STAY BETWEEN 65% TO 75%. GOAL IS TO HAVE RENTERS PAY DOWN YOUR DEBT!
Have manager onsite and pay them well.
Have a 1.25% DVR (debt coverage ratio).
Set aside $250-$300 per unit per year for future renovation.
Get insurance quote while under contract.
Assume property taxes at full value.
Use 40% as expense calculation.
Have 3 years of repair costs in reserves.
Know break even occupancy (worst case scenario) and see history.
KNOW THE FINANCIAL STATEMENTS BY HEART.
WALK AT LEAST 25 DEALS AND CREATE FOLDERS OF DATA ON ONE'S DIDN'T BUY!
Produce at least $24k a year.
Have minimal 25/50/75 rent increase potential as don't want to buy at full market rents.
WALK PROPERTIES WHEN NOT WORKING TO LEARN FROM BROKERS.
Know what the last buyer paid for the deal and know how the property operated during the bad times.
Walk the property at day, night, and weekends and Mystery Shop the property in person and over the phone.
July 2, 2022
some principle and ideas I found useful:
Only buy apartments 16+ units
- “Avoid one door”
- NOI= net operating income, cap rate the noi in percentage form, DCR= debt coverage ratio, normally have DCR of 1.25%.
- Always use leverage 65% - 75% in debt.
- Understand the power of COC cash on cash. COC is free cash/put down. Leverage allows you to make 100% return on the capital you put down. Say I buy a property for 50 million and put down 30% (15 million) in ten years assuming the NOI increases and I sell the property for 65 million. I just made a 100% return on my invested capital.
- When buying your first property study everything about the market, visit thousands of properties and always use brokers as a mediator between you and the seller.
- The apartment's value is determined by the rents and the cash flow produced by the property.
- Buy high and sell higher. You get what you pay for: Warren Buffet says,”Far better to buy a wonderful company at a fair pricethan buy a fair company at a wonderful price.
- The interest rate of the loan must be lower than the cap rate in order to make money for the investor.
Only buy apartments 16+ units
- “Avoid one door”
- NOI= net operating income, cap rate the noi in percentage form, DCR= debt coverage ratio, normally have DCR of 1.25%.
- Always use leverage 65% - 75% in debt.
- Understand the power of COC cash on cash. COC is free cash/put down. Leverage allows you to make 100% return on the capital you put down. Say I buy a property for 50 million and put down 30% (15 million) in ten years assuming the NOI increases and I sell the property for 65 million. I just made a 100% return on my invested capital.
- When buying your first property study everything about the market, visit thousands of properties and always use brokers as a mediator between you and the seller.
- The apartment's value is determined by the rents and the cash flow produced by the property.
- Buy high and sell higher. You get what you pay for: Warren Buffet says,”Far better to buy a wonderful company at a fair pricethan buy a fair company at a wonderful price.
- The interest rate of the loan must be lower than the cap rate in order to make money for the investor.
This entire review has been hidden because of spoilers.
January 13, 2019
Great book for people who are starting in real estate investments. If you aren't sure how to start with real estates this book is for you. There is enough technical details about the math of this type investments, but not overwhelming. Great start for your career as an investor. It's pretty easy to read.
November 6, 2022
Nice book especially when I got it for free.
70% of book is about why you should invest in real estate, different useful tips, about mistakes, calculations. Other 30% is about author, his company and other marketing things.
Short, useful and definitely I will return to this book when I invest in real estate.
70% of book is about why you should invest in real estate, different useful tips, about mistakes, calculations. Other 30% is about author, his company and other marketing things.
Short, useful and definitely I will return to this book when I invest in real estate.
November 7, 2025
Pretty straightforward & insightful, did pitch his investment program (which I didn’t mind)
July 28, 2023
3-4 stars. East to understand to start to learn about investment. Naturally partial advertising to invest in his company, it is his book lol, but a lot of principles broken down to be easily understood
October 9, 2024
Just buy minimum 32 units. Ok cool. How?
September 1, 2020
Was very below par. There was essentially no value provided throughout the entire book and was essentially selling his services at Cardone Capital. Wouldn't recommend this book to anyone.
April 21, 2021
Book was good. Easy read. If you watch a lot of his videos you probably won't learn much new information, but there is some. It is nice to have the info in a hands on text format. My two biggest gripes about the book are that all the information is very surface level, and there is a lot of pushing his investment fund. It gets pretty sales pitchy at times. At the points where I wish he would dig under the surface a little more, the book starts to pitch the investment fund. Either way, good book for baseline understanding. Not going to be an expert after reading it, but it will open your eyes and thoughts a little bit.
July 20, 2018
There are a few great nuggets of info here; however, remember that this is one of his “free” books (similar to the Millionaire Booklet), so don’t expect the quality of his in-print books.
Also, be prepared for the sales pitch for his Cardone Capital fund. But, like I said, there are noteworthy pieces of information throughout.
Also, be prepared for the sales pitch for his Cardone Capital fund. But, like I said, there are noteworthy pieces of information throughout.
December 13, 2024
Good introduction to investing in real estate - or should I say multifamily. Not complicated and doesn't get into the super nitty gritty, but covers enough information in a simple way to help with the basics. I disagree with Cardone's philosophy in multifamily being the only real estate investment worth having, but he makes fair arguments.
October 13, 2025
Grant Cardone (GC) successfully persuaded me to invest in Cardone Capital via this book. $10k/year for 20 years he promises returns of between 15-25%.
$10,000 x 20 years =$200,000 with no investment return
$10,000 x 20 years + 20% yearly interest compounded average = $2,250,256
$10k / year for 20 years to 10X my money is music to my ears. If you don’t have $10k to spare yearly, you have major budgeting/income problems.
This also persuaded me to start investing in RE by myself as well at the smaller level because GCs approach for his Cardone Capital is on 10-20 year plans. A 10 year plan will 4X your return, which is better than any bank or high yield savings account (HYSE) can promise.
I want skin in the game now but also skin in the game later.
GC said your net worth is tied ultimately to the assets you own, so why not get in the game yourself too? Both at the big level with GC and what you can afford?
This book goes into depth on why apartment buildings are the best real estate (RE) vehicle to get guaranteed returns on… the problem is most people do not have the capital, experience, time, or connections to buy a 16+ unit or higher.
Going in on one of these by yourself to start is pretty much impossible for 97% of America due to the fact the bank requires minimum 25% of your own money down, which can range from $300k to multi-millions. Who has that kind of money except the ultra wealthy?
GC argues that anything less than a 16 unit, or any property that doesn’t Cashflow at least $24k / year ($2k monthly) is not worth your time.
Ultimately, this book is a big plug for his venture fund, but I’m glad I read it. I think anyone interested in learning about how Big Time RE investors play, this is a great book.
It will teach you a lot about RE investors play general and mistakes not to make.
$10,000 x 20 years =$200,000 with no investment return
$10,000 x 20 years + 20% yearly interest compounded average = $2,250,256
$10k / year for 20 years to 10X my money is music to my ears. If you don’t have $10k to spare yearly, you have major budgeting/income problems.
This also persuaded me to start investing in RE by myself as well at the smaller level because GCs approach for his Cardone Capital is on 10-20 year plans. A 10 year plan will 4X your return, which is better than any bank or high yield savings account (HYSE) can promise.
I want skin in the game now but also skin in the game later.
GC said your net worth is tied ultimately to the assets you own, so why not get in the game yourself too? Both at the big level with GC and what you can afford?
This book goes into depth on why apartment buildings are the best real estate (RE) vehicle to get guaranteed returns on… the problem is most people do not have the capital, experience, time, or connections to buy a 16+ unit or higher.
Going in on one of these by yourself to start is pretty much impossible for 97% of America due to the fact the bank requires minimum 25% of your own money down, which can range from $300k to multi-millions. Who has that kind of money except the ultra wealthy?
GC argues that anything less than a 16 unit, or any property that doesn’t Cashflow at least $24k / year ($2k monthly) is not worth your time.
Ultimately, this book is a big plug for his venture fund, but I’m glad I read it. I think anyone interested in learning about how Big Time RE investors play, this is a great book.
It will teach you a lot about RE investors play general and mistakes not to make.
October 14, 2025
EXCELLENT book! I don’t understand why he is giving it out for free. The information is inside is worth so much more.
Unlike Rich Dad Poor Dad, this book ACTUALLY walks you step by step on how to create wealth. The advice is practical and measurable.
The only problem is that you have to have a few hundred thousands - millions of dollars to begin. Aside from that, this is easily one of my top 3 reads. I’m left feeling motivated and inspired for the future.
In short, invest in 16+ unit apartments. Pay your property manager well. Set aside $250-$300 per unit for renovation expenses. Find investors who leverage/ use “good debt”. AIM for 1.25% debt coverage ratio (DCR). Raise rents 5% per year. Wait for the property to appreciate. Know the market and calculate what you can sell it for.
If I had to summarize this book in a couple of words it would be “Making Ridiculous amount of Money through Real Estate”. I can’t wait to incorporate some of these ideas into my life in hopes of reaching eternal financial freedom.☺️
🔟/🔟
Unlike Rich Dad Poor Dad, this book ACTUALLY walks you step by step on how to create wealth. The advice is practical and measurable.
The only problem is that you have to have a few hundred thousands - millions of dollars to begin. Aside from that, this is easily one of my top 3 reads. I’m left feeling motivated and inspired for the future.
In short, invest in 16+ unit apartments. Pay your property manager well. Set aside $250-$300 per unit for renovation expenses. Find investors who leverage/ use “good debt”. AIM for 1.25% debt coverage ratio (DCR). Raise rents 5% per year. Wait for the property to appreciate. Know the market and calculate what you can sell it for.
If I had to summarize this book in a couple of words it would be “Making Ridiculous amount of Money through Real Estate”. I can’t wait to incorporate some of these ideas into my life in hopes of reaching eternal financial freedom.☺️
🔟/🔟
March 29, 2019
I had to drop this one after a few days of constant torture. I heard about Cardone and his accomplishments and thought this was going to be one of great information and inspiration for investors and entrepreneurs.
He basically mentions his investment company and his accomplishments and how you will multiply your money with him in every paragraph. I don’t even think he wrote this book. Jeez I don’t even think he read it after it was done!
A person supposedly that smart should know how annoying this type of repetitive and advertising centered content can be. People are paying for this book, jeez!
Don’t waste your time and money.
He basically mentions his investment company and his accomplishments and how you will multiply your money with him in every paragraph. I don’t even think he wrote this book. Jeez I don’t even think he read it after it was done!
A person supposedly that smart should know how annoying this type of repetitive and advertising centered content can be. People are paying for this book, jeez!
Don’t waste your time and money.
May 17, 2019
Great book with very valuable and easy to understand wisdom that you apply in your life on your journey to financial independence and wealth. Grant has a very no nonsense approach which is easy to appreciate. I'm going to definitely take the advice to heart and apply the principles. It will surely be a book I will be referring back to repeatedly for it's expert advice. It's not your one and done type book. I would really recommend you follow Grant on his social media for more golden nuggets of wisdom.
May 27, 2021
Grant Cardone explains various aspects of ownership of apartments--solopreneur, Grant Cardone explains various aspects of ownership of apartments--solopreneur, partners, group investing--and why he believes his method of searching for the right ones is the right way to grow great wealth. This is done in orderly fashion and broken down so that it is understandable to most. It is not without mention of investing funds in his organization, guaranteeing monthly returns. By the time one finishes this book, there is a clearer understanding of all that is involved in such a venture.
October 4, 2022
Grant provided great examples of how to create wealth investing in real estate in this book. With real estate and any other business you have to be able to scale in order to make the money. There were a lot of plugs in the book for his real estate investing platform for everyday (non accredited) investors. If you do not want to do the due diligence on the property this is probably a good way to go.
October 26, 2018
Grant illustrates how to increase your finances through investing in real estate via multi family homes. He seamlessly provides advice on how to accomplish thar
Amazing book. I would recommend to any real estate investor, beginner or seasoned. I enjoyed learning about substantially increasing my finances through investing bug and not small.
Amazing book. I would recommend to any real estate investor, beginner or seasoned. I enjoyed learning about substantially increasing my finances through investing bug and not small.
April 19, 2019
Inspirational
This book has super insights into investing in Real Estate and has opened up peoples eyes on how create real wealth. He is phenominal in his strategic approach on how, where and when to invest with step by step guidelines. Not only is he inspirational he gives back to society as well to aid others along their journey to financial freedom. Bravo Grant....
This book has super insights into investing in Real Estate and has opened up peoples eyes on how create real wealth. He is phenominal in his strategic approach on how, where and when to invest with step by step guidelines. Not only is he inspirational he gives back to society as well to aid others along their journey to financial freedom. Bravo Grant....
March 30, 2021
While this book has a TON of name dropping of his own company, there is a good amount of information for the newbie who is just trying to understand terminology and concepts. Before reading this, I had no idea what to even search for when it came to real estate, now I have things I can start digging further into.
November 28, 2024
simple book to read and understand
Takes on this book is that, he has been brought up with a rough childhood. Stated how to retain, earn and invest money into real estate.
Problem of this is that he has mention it multiple times how to do this on his Youtube videos and a lot of the strategies in the book are referenced through Youtube videos
Takes on this book is that, he has been brought up with a rough childhood. Stated how to retain, earn and invest money into real estate.
Problem of this is that he has mention it multiple times how to do this on his Youtube videos and a lot of the strategies in the book are referenced through Youtube videos
February 4, 2020
Excellent read
I learnt few things that I did not see in other materials. It all makes sense and it's important to start sooner than later but with bigger property one way or the other.
I learnt few things that I did not see in other materials. It all makes sense and it's important to start sooner than later but with bigger property one way or the other.
October 26, 2022
I was excited when I got the book but all it turned out to be was an elongated advertisement to invest in Grant’s company. They said the book was free but I had to pay $12 in shipping. Book is 4 oz. I never even opened the book because I was able to download it on my iPad before the physical book arrived. Very disappointing. I learned a few real estate terms but certainly a waste of my time.
August 16, 2023
Real Estate Power Investing
I read this book barely understanding the world of investing. I finished this book with some great knowledge, inspiration, and a a passion to grow so I can move forward with more confidence
I read this book barely understanding the world of investing. I finished this book with some great knowledge, inspiration, and a a passion to grow so I can move forward with more confidence
February 5, 2019
Great book .
Very informative and to the point . This is a very good intro for a beginner into real estate .
Very informative and to the point . This is a very good intro for a beginner into real estate .
March 26, 2019
Grant has been a genius in all his work more so books. This should also be a master piece
April 23, 2019
Great
Great book with financial calculation breakdowns. He does mention investing in his company a few times, but a great book nonetheless.
Great book with financial calculation breakdowns. He does mention investing in his company a few times, but a great book nonetheless.
May 13, 2019
Fantastic book on Real estate .
January 11, 2020
I received this book as a promotion, it’s more like a practical way to invest with him in cardone capital, although there’s some advice worth considered. It´s a bit repetitive.
Displaying 1 - 30 of 67 reviews