Updated: Mar 16
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Christopher H. Loo, MD-PhD: Hey, guys, I want to welcome you guys to the financial freedom for physicians podcast. We've got a great episode this week. Before we begin, please hit the subscribe button, as well as the notifications bell. And be sure to like, comment and share if you liked this episode, and we'll get into this week's sponsor and show. Today's episode is sponsored by Dr. Heather fork of doctors crossing. Dr. Heather fork is a retired dermatologist based out of Austin, Texas, and she is a career coach and strategist and the founder of The Doctors crossing, she's come out with this new course called LinkedIn networking for physicians. The significance of this course is that in today's hyper competitive, hyper dynamic, ever changing economy, success is all about information speed, access networks, and execution speed. So part of your success in today's economy relies on a strong network of collaborators, partners, and acquaintances who can help you accomplish your goals a lot faster and more efficiently. So if you're operating under the mantra of doing it alone, or doing it all by yourself, there are better, faster, easier and more efficient ways to get things done today, you can save a lot of time, energy and money by learning how to leverage social media to network online. Dr. Heather forks course, is a brand new course designed to teach you step by step how to efficiently network using online LinkedIn social media, networking, tools, tactics and strategies. She has been a pioneer in the field of physician counseling physician burnout career transitions in physician coaching. Her course is a six module course with 22 videos where you can learn at your own pace on demand and teach you how to strategically use LinkedIn to your advantage. It also has a bonus PDF guide, How to rock your informational interviews. So if you're interested, you can check out the course in the link in the show notes below. Also, as a special bonus, you can also check out Dr. Forks carpe diem resume kid that when purchased with the LinkedIn course you get a 23% discount. Or if you want to purchase separately, you can click on the link in the show notes below as well. So thanks for listening in on the show. Welcome, everybody to this week's podcast episode for the financial freedom for physicians podcast. And I'm your host, Dr. Christopher Loo. And my mission is to empower physicians to achieve financial independence and financial freedom early on so that they can practice medicine on their own terms as opposed to having to practice. So I will talk about four types of freedom. The first is financial and second is emotional time in location freedom. My mission is to bring guests that are doing innovative, creative things outside the box, and to show you what's possible so you can design your best life and your business, finance, career, family and relationships. So without much ado, we'll bring on this week's guest. Hey guys, this week's podcast episode is with Alan Donenfeld founder and CEO of City Vest. City Vest is a platform that is designed to democratize access to private equity real estate for high net worth individuals and accredited investors. So we had a really interesting discussion. City Vest is actually an official sponsor for financial freedom for physicians. So we talk a lot a lot about various aspects, including talking about Alan's background City Vest. We then talk about why the particular focus on private equity in real estate is especially for physicians in high net worth individuals. Then we discussed how the City Vest got started. A lot of the advantages and disadvantages in what roles investment plays with these institutional real estate investments. And we then get into the nuts and bolts of how to get started, what physicians should consider when considering City Vest over other options, as well as their upcoming Amroc access funds. So if you're interested in this, it was a great conversation. I love Alan, he's great to talk to. And it's great to just pick his brain about private equity and just passive real estate investing as opposed to direct active real estate investing. So without much ado, we'll bring Alan onto the show. So Alan, let me start out and ask you to describe your background.
Alan Donenfeld: Great, Chris, great to be on your podcast. So my name is Alan Donenfeld. I'm CEO and founder of City Vest, we have a website at City Vestank.com. And over the past 40 years, I've invested billions of dollars in a full range of investments, alternative investments, private equity, real estate, and others. And I've been a president of several public companies, founded an SEC, registered FINRA broker dealer, and also ran a high performing hedge fund for about 12 years. And honestly, I've seen a lot of different kinds of investments in my career. And I feel like I've finally learned how to crack the code to successful investing. Specifically, in the last couple years, I've been investing for my own capital account, and family and friends, using this base of investing knowledge and methods, which follows what many successful institutional investors are doing. And I'm now committed to working with individual investors, primarily physicians, to help them protect and grow their wealth, which is focused on investing in real estate. And I do this through my online investment platform at City Vest.com, which is an easy and secure method for individuals to find, to browse, invest in and benefit from real estate, private equity fund investing.
Christopher H. Loo, MD-PhD: And that's a great introduction. And I know, we did a we're doing, you know, a podcast series and trying to educate the physician audiences about the different ways to invest in real estate. And I know, you had recently done a successful fundraise back at the end of December, and now you know, it's 2022. So most of my audience of physicians, they invest in real estate as a key way to create safe and passive income streams to become financially independent. So why focus on real estate as opposed to other investments?
Alan Donenfeld: So that's, that's a really softball question because everybody knows that real estate is a great place to invest. So my goal, over the past 10 years or so, has been to find the Holy Grail of what investments have the highest rates of return and are safest. What will produce these high rates of return over long periods of time, so that you know that your money is protected? And that one investment obviously is real estate. And most people know this. There's an overwhelming consensus that real estate is one great investment that you should have overweight in your portfolio for the long term. It's widely quoted that over 90% of the world's millionaires have been created by investing in real estate. And there's been over the past 10 years or so, lots of empirical evidence that real estate is a great investment, specifically, the San Francisco Federal Reserve, did a 100 years survey of a range of assets. And not only did real estate turn out to be the highest returns of any asset class they track, but it also did that with the least volatility. So that was a big vote of confidence for real estate. Then there was a study by a pension fund consulting firm named Cliff water that looked at the rates of return of their public pension fund clients over the past 20 years. And how did those pension funds perform in those various asset classes? And not surprisingly, real estate was the best performing in fact, it produced a return that was 53% higher than US stocks. Another piece of evidence is the target Only one investment group in which their members have to have a minimum net worth of 10 million or more. And real estate is the highest allocation of any asset class at about 23% right now. And all of this is not surprising, since the population is growing by about a little over 2 million people per year, with a target at about 440 million people by 2050. So there's a steady growing demand for real estate. We've seen that acutely over the past six months with rents and real estate prices going up. But it's the sheer demand for real estate that will continue to push real estate valuations higher. On the institutional investment side, we have private equity giants like Blackstone, Apollo KKR and Carlyle Group, of which those four firms alone manage a trillion dollars, actually 1.4 trillion, and those firms have been expanding their real estate investment activities. Blackstone, specifically in their annual report stated that, and this is a quote, they invest in real estate with conviction through all my market cycles across the entire risk spectrum. Blackstone has a massive $350 billion invested in their global real estate portfolios. And so, overall, institutional real estate private equity funds have dramatically allocated capital to real estate. And they the rates of returns have outperformed all other investment areas. And specifically, the private equity funds have outperformed other categories in real estate, such as syndicated deals, or crowdfunding, or REITs. All of those are okay. But it's the real estate private equity funds, where these funds have opportunistic capital, where they identify and execute acquisitions with speed targeting. Using that capital in the bank. To find the most attractive deals and syndicated deals, crowdfunded deals, small sponsor reads, they just can't compete with institutional real estate private equity funds. Unfortunately, what we have found over time is that because these institutional real estate private equity funds outperform, they attract a lot of capital from firms like Blackstone, KKR, Colony and Apollo. And as they attract more and more capital, the minimum investment from investors has gone up, oftentimes for the very big funds, up to 10 and $20 million dollar minimum investments. But even for some smaller and mid-sized funds, if they truly outperform they attract a lot of capital, and the minimum investment sizes go up to 500,000. And a million, which precludes an individual accredited investor from participating in those best funds. City Vest is on a mission to change that, to provide access to those best real estate private equity funds. Through our website, our negotiation and our structure.
Christopher H. Loo, MD-PhD: It's a really powerful and beautiful mission to democratize access and to allow people to participate in more deals, better deals, so please walk me through how City Vest got started the entire journey, all the ups and downs. The audience would love to hear your story.
Alan Donenfeld: Sure. And I'd love to tell you about it because it wasn't the journey that I set out on. But in the 1980s when I was working at some large investment banking firms, I was making very good money. I bought a couple of condos and then moved up to some four plexes. And that whole process was a pain in the neck dealing with what many people call the three T's. It tenants trash and toilets. So you just don't want to be buying a condo or a house and renting it out. It seems like it's a great way to make some money, but small properties are very competitive to buy and you end up overpaying and doing a lot of work to generate that small amount of income. And it certainly is not passive, when you have to arrange the mortgage and use your own credit and make renovations. So that journey, which a lot of other people are promoting, investing in real estate, buying a condo, buying a house, is not a fun journey. I did that. And frankly, I didn't have great performance from those deals, because they were small. And the time that I spent finding the properties, fixing up the renovation, and dealing with tenants, just wasn't worth it. So I did find after a period of time, I found a real estate private equity fund. This was actually about five years ago, after I do have lots of individual properties. And over time, I've gotten almost all of that in favor of real estate, private equity fund investments. And the reason that I prefer that is that you can do a lot of due diligence on an institutional Real Estate Fund. And you can see their historical audited track record is. So as opposed to looking at a deal and doing all sorts of analysis, in real estate, a private equity fund manager has an audited track record, so you have a very good sense of who's good and who's not how they performed in the past. And then we require an administrator to be a part of that professional management team, so that the month to month accounting, and distributions are made by someone who is a professional. And then usually, the minimum investment sizes are quite high. So you have other investors in that fund, that are institutional investors that somewhat keep that fund honest. One, they've done their own due diligence. So there's comfort in being alongside other bigger investors. But they're also monitoring the activities, looking at the individual deals that that fund manager is doing. So it's a way of, of keeping the institutional fund manager on their toes doing the right thing. Unfortunately, these funds to the best of them that grow to having, you know, several 100 million in assets under management, they end up having very high minimum investment requirements, because they have performed. And so what my brother and I did about five years ago, is we found a fund that we wanted to invest in.
Alan Donenfeld: It had in this particular case, it had a $500,000 minimum, I was looking to invest just 100,000, myself, my brother had 100, we were up to 200,000, my brother's a anesthesiologist, he brought in a couple of his friends, we met that $500,000 minimum requirement, as they group in a theater fund structured like a an investing Co Op. And with that group of investors at that mill at $500,000. Minimum, we invested. And we did quite well with that first deal. We then continued to find other funds that were great performers institutionally focused, some of the minimum went up to as high as, as a million. We brought in our audience mostly through friends of my brother in his hospital. And so we did a couple of these deals. And what we found is that the third or fourth deal, we were about two and a half million in total investment size. And I asked the fund manager gret, a much higher level than your minimum investment of a million, do you think we could get better terms, and they in fact, agreed. So that's when it dawned on me about five years ago, that not only could we gain access to these institutional private equity funds, but we could also get better terms from that underlying fund manager. So it became like the Holy Grail of real estate investing. Not only are we finding the best managers that were audited with administrators that had other institutional investors, that we then would gain access to them. But then finally, we actually got a better investment term. So everything came together, I decided to create City Vest.com as that platform to easily reach out to investors and provide all the information that they could use to participate with us in gaining access to these funds.
Christopher H. Loo, MD-PhD: That's a really great story. And I love how City Vest is. There's so many advantages that you described and the story and what role the city does play with these institutional real estate investments.
Alan Donenfeld: So our role is to find a real estate private equity fund, we look at about 700 per year. And once we find that fund, we do the due diligence, for the for the first time ever, individuals can participate alongside the one percenters alongside institutional investors in investing in these funds, exclusively through the City Vest site, there's no other site that focuses exclusively on creating feeder funds to invest in real estate, private, underlying real estate private equity fund. And all of that is available through our website, which is the online investment platform, City Vest.com, I believe we are the simplest and best and smartest way to invest in real estate.
Christopher H. Loo, MD-PhD: You certainly have a very nice platform. And so a couple I know a lot of people in the audience in the followers, they you know, their peak in their interest is piqued. I know some of them have invested in the City Vest. And so you know, for the beginning investor, what, what, why should physicians consider City Vest over other options when looking into these types of investments?
Alan Donenfeld: Sure. So let me give you some specifics of what we have to do in order to post an access fund, which is what we call our feeder fund. Here's what we have to do. Each year, we screen about 700. institutional funds, those funds have to have at least 100 million in prior assets under management. So we're targeting only experienced investment fund managers, then those funds that meet that size requirement, have to have auditors and administrators so that we can trust their numbers, then, those funds that meet those requirements, they're of a certain size, they've got proper service providers making sure that their numbers are accurate, then I look at their prior track record. And we want funds that have a greater than 20% IRR on their realized investments. In those prior investments, we then hire a third party due diligence firm named Buttonwood, to ensure the quality of these offerings, and make sure that there is that auditor, they actually do the game agreement with the auditor, and administrator, they look at that track record, they do background checks, they make sure that fund is investing their own capital in the fund, there's a number of checks that third party firm goes through, then we have to set up this single purpose feeder fund, again, that we call an access fund to provide the entity through which we aggregate the capital to make the investment. That pool of investment capital that comes into our access fund is typically between three and 6 million, although some of our investors now that they're investing in our third, fourth and fifth access fund, they've been increasing their investment size, they may have started out at 25,000. Some of them right now we're at 150 or 200,000, a couple of people even at 500,000 in an individual deal, we then have to go to that underlying fund and negotiate the best investment terms that we can given that we're going to be investing this three to $6 million amount. And typically, that investment term is a 12% preferred return. Sometimes it is 10%. Sometimes it could be 13, or 14%. But the target is right in between at about 12%. We make these available at a fairly low minimum investment size in our access fund of 25,000. Although as I've described, many investors are now at the 150 $200,000 per investment size. We then put all of this information on the city's best website so that an investor can review the various aspects of the deal, the strategy team track record, Terms of the deal and all of the documents both for the underlying fund and for our fund. So we're totally transparent about what makes up that fund and the underlying fund. And then we provide a invest now button that you can click it provides a simple three step investment process, beginning with DocuSign, which is fairly easy to fill in, once you've concluded all that funded your investment, you will then get access to our investment dashboard, which shows what you've invested in any quarterly information quarterly distributions, and then obviously, at the end of the year, end of the year of financials, and that Kate, one report for your tax reporting.
Christopher H. Loo, MD-PhD: Yeah, that there's a lot of good information and a lot of the nitty gritty details. And I love how you, you know, you talked about your journey or beginning how you started City Vest. And now I know a lot of physicians in the audience would be interested in investing in private real estate equity funds, so how, what's the best way they can get started?
Alan Donenfeld: Sure. So I totally understand that a physician who has their daytime job really shouldn't be weighing in on weekends looking for individual properties. And, buying individual properties. And the world of private equity funds might be a bit arcane and difficult to understand. So I think the best way for a physician to get started with our investment process is to register to join a group conference call with me and on the phone will be a group of other physicians, we schedule this for a 30 or 40 minute 30 or 45 minute basis, every day, we provide a link to get on these daily group conference calls. And we discuss how City Vest has to operate. It all sounds very much like this call. And in addition, this specific deal that we're offering at the time, so some more sophisticated physicians may be on the call. And they're going to ask questions about, you know, what are the acquisition cap rates with the cash on cash returns, the pref equity return of the fund, the sharing of profits. All of this goes into that 45 minutes discussion of real estate one to one. Hopefully, the physicians are comfortable investing after that, but maybe not, maybe that physician wants to attend three or four other calls, or over a period of time of six months. At that point, maybe the physician set the real estate to one real one. And they feel comfortable investing. But the most important thing is to get that information to understand what you're investing in, and understand private equity funds. And I'm happy to be the provider of that education to help anyone learn about cap rates, IRR cash on cash returns.
Christopher H. Loo, MD-PhD: Awesome. And can you provide examples of the kinds of real estate privately private equity fund investments that you make?
Alan Donenfeld: Sure, so the investment fund managers, at least from our side, all have a historical performance. The strategies are, are varied, although we do have a focus, but they could include multifamily properties, industrial medical office, student housing, Senior Living, self storage, we don't tend to do anything in office or retail. Fortunately, because those two have been badly hurt over the past two years. So we haven't done any of those deals. I've never liked them very much, although there could be distressed retail or distressed offices that we would like in the future. Each of these asset classes have their own unique and different dynamics. And that will vary by region of the country. And so each particular fund will have their own focus and there a specific reason of why I think it's attractive. We have primarily focused on multifamily just because of the dynamics of population growth and the the low rate of new housing built that just not keeping up with that population increase. We do believe that the highest returns with modest risk are available in that value add multifamily investment focus, and so that's where we have invested most of our money. Within that value, add multi-family focus, we create a feeder fund for that investment. And so some of this might be confusing about the various sectors and why invest in one another. And that's the very reason why we have these group conference calls. So I can dig in a little bit as to why, for example, investing in B and C Class multifamily, specifically in the south, why that has a particularly attractive return. In today's market. Obviously, we have population growth, moving from California to New York and, and approved Midwest states, down to the south across the board in the south. But there are so there are particular dynamics that go into on group conference calls. And generally we look for funds that have a track record, I realized a track record of having achieved a greater than 20% IRR returns.
Christopher H. Loo, MD-PhD: Yeah, so it sounds like the City Vest has, you know, a very dynamic and broad strategy. And, you know, a lot of them in today's I know, every fund in every company has a mission. So what is City Vest’s, number one motto or what is their number one mission when conducting business operations.
Alan Donenfeld: So the overall mission is to provide the best and smartest real estate investments. And that's our investing in real estate private equity funds. And I think we have been accomplishing that. The specific motto that drives us is trust, but verify. And the reason I say that is there's lots of sponsors that will show anyone a deal, and if a physician sees it, generally, a physician doesn't have the capability to dig into the projection models and understand what is the month to month, year to year growth rate in rents? How are they dealing with expenses, what's the going in cap rate versus the exit cap rate. And so what we tried to do is look at all of that information for a fund manager, how have they performed in the past. And so to maintain our high standards, and reduce the risk of these fund managers, we require a verified due diligence report that we commissioned from a third party from the button but we require on all real estate funds. That button report will confirm everything from the investment managers, background checks, scrutiny of their track record, confirming the fund governance of audits administrators, confirming that the manager has the so-called skin in the game that they're investing a certain amount in their own fund. And this third party due diligence report is unique amongst any website, nobody else provides a third party report, they might do it themselves, good or bad. It might be on individual assets. But for cinefest purposes, we want to trust that fund, but verify. And that's where Buttonwood comes through to look at the specifics of that fund, and verify all the information at the end of the day. Investors can trust the city's best funds, because all of the information has been verified by Buttonwood and by us and we're presenting all that information on our website.
Christopher H. Loo, MD-PhD: Yeah, so I love the way you show the motto of trust. And because in today's world, you know business is all about trust in and honesty. And so it sounds like you provide a great service for physician investors and also with you know, verification so what kind of feedback are you getting from investors, physicians clients?
Alan Donenfeld: You know, honestly, most of our investors have done deals that are syndicated real estate deals, some are investing in REITs. Some are on crowdfunded sites. And so virtually every investor at one point or another is writing me emails saying something like, I wish I had found CVEs when I started investing years ago, they all appreciate the level of screening you know, looking It's 700 funds, screening through them all the due diligence that we do when requiring our due diligence reports. And most people, for example, comment that they're sticking with City Vest for now on for all of their investments. And you know, everyone in between our deals is saying that the next year wins the next year, because frankly, I think we are the best way to invest in real estate.
Christopher H. Loo, MD-PhD: Yeah, and I know you have a I know you have an upcoming fund right now you want to tell the audience about that?
Alan Donenfeld: Yeah, absolutely. So we're really excited that we have recently launched the AmRoc access fund, that we're raising capital right now. It's to invest into AmRoc premier Opportunity Fund, which is a Florida based fund. They're raising a total of 250 million to acquire value at opportunistic, Class A, B, and C, multifamily properties throughout the south, primarily south east. And to some extent, some ground up multifamily development projects in these markets where they deem that there's exceptional growth and returns available. They have an incredible track record, they've achieved a 28.7 average IRR on realized investment. So what's key there, it's on realized investments, not just they're saying that, but it's verified because they bought and sold properties. And that's not on a small amount of properties. It's on over $3 billion of acquisitions that they've acquired in the past. That audited track record, produced a 2.6 realized equity multiple that's on their acquisitions of from 2012, to current that they have realized and sold. That underlying fund Amrok premier has over 100 years of combined investing experience with over 400 team members vertically integrated operator meeting, they've got a construction division brokerage division, capital markets division, a reselling division, and a very experienced team. In total, they've acquired 125,000 multifamily units. So as opposed to somebody that might go out and want to buy one or two or five, they've acquired 125,000 multifamily units, and been involved in the construction or renovation of 75,000 units. So they performed exceedingly well, a very experienced group. So just to recap, some key considerations, that proven track record of a 28% average IRR on realized investments they have, if you wouldn't want to invest directly in their fund, you'd have to invest $250,000 minimum investment in that fund. However, in our fund, you're allowed to invest 25,000, I hope and expect you to want to invest much more but we do accept 25,000. They because we're coming in with a pool, that is likely to be around 5 million, they have provided us with a 13% pref return followed by 80% of profits. If you would want to invest directly at that $250,000 level, you would only get a 10% pref return through a direct investment in them. And then you would get that 80% of profits. But as the IRR goes up, your percent of profits goes down and can go as low as a 5050 split of profit with a manager. So far less attractive terms, much better to invest and our 13% Press level. They have this attractive investment niche, class B and C properties in the south have great experience. And the firm AmRoc is investing 1% of the equity raised up to two and a half million. So significant skin in the game. They've got great service providers of legal counsel, auditor and fund administrator All in all, one of the best funds that we've done with that very high 30% pref level.
Christopher H. Loo, MD-PhD: You've given some really great advice and a lot of wisdom. So and you've talked about City Vest and its goals and mission, the types of investments How do you get started? And what are some of your take home messages that you want to share with the audience?
Alan Donenfeld: Well, hopefully it's clear that real estate investments have earned the reputation as one of the best investments. And for good reason, great returns, long term returns with low volatility and risk, the risk of losing money is low, it's not zero, there have been times that real estate values have come down. Even in 2008, stocks came down, you know, 45%, real estate came down, also not quite as bad. But even one year later, real estate was up significantly in value. So you need to be invested in real estate for the long term. And just like large family offices invest their capital, and insurance and pension funds, investor capital, you need to be overweight. In real estate, most investors don't really know how to do that. The easiest way is in REITs, but frankly, REITs underperform with three and a half percent level of distributions, which is just totally inadequate, as compared to real estate private equity funds that have much higher prefs and cash on cash return. So I usually recommend that individual investors have at least 10%. And if you follow Tiger 21, you should have 20 to 25% of your entire portfolio. In investing in real estate, make sure it's diversified. Each of our real estate, private equity funds, obviously, are diversified because their funds, that's one thing that a typical syndicated deal, or a crowdfunded deal does not have is any sort of diversification. Also, you won't find the level of governance from an auditor, and administrator in those individual deals. So takeaway is we're offering diversified funds that have a great track record, lots of due diligence, great service providers, and we believe that we're providing the best real estate investment service available.
Christopher H. Loo, MD-PhD: And lastly, how can people reach out to you or find out more about City Vest in your current offerings?
Alan Donenfeld: Sure. So you can go to City Vest.com website, there is a button that says, Learn More. There's an education center for providing articles, I'd be happy to send individual articles, how we operate, happy to get on a direct call with anyone, or you can join one, any one of our daily group conference calls, we have them every single day, they vary in times a day. So if you're only available at 6pm, we can do that. Other days, we have a noon time call, if that works for you. So happy to speak one on one, or through group conversation. My direct phone number, if you want to call me, is 917-747-3091. I'll repeat that for you 917-747-3091. You can read about us, there's a button that says investments where you'll see the current AmRoc deal. Maybe you'll be hearing this podcast in a month or two. That may be another deal at that time. But feel free to join our calls, or call me directly.
Christopher H. Loo, MD-PhD: Awesome. And We hope to have you on the show as a guest in future upcoming events. And, you know, I know you have a lot of educational content. So thanks so much. And we look forward to having you again,
Alan Donenfeld: Chris, I appreciate the time you spent today and happy to educate your audience to participate in what we think are the best investments around so I'm happy to talk to everybody. I appreciate your time, Chris.
Christopher H. Loo, MD-PhD: Well, I hope you really enjoyed that fantastic episode with our special guest this week. Just remember as a shout out to this week's sponsor, Dr. Heather fork, MD, of the doctors crossing, who has come out with a new online course devoted teaching you how to leverage social media to network online effectively for your next job, your career or as a side income. Again, social media is very valuable in today's society. It can be used for marketing, advertising, selling communication with your followers, growing your brand, influencing followers, as well as networking. So don't miss out. It's really important in today's age to really leverage technology, especially in the COVID age. So go to the link in the show notes below. And we'll see you back next week.
Christopher H. Loo, MD-PhD: Many thanks again for being here. If you're new, you can find me online at Christopher H. Loo, MD-PhD, where I have links to other episodes or links to online resources that will support you on your financial literacy journey. I'll see you there in on next week's show. While I bring you thoroughly vetted information on this show regarding a variety of financial topics, I cannot promise you a one size fits all solution. This is why I caution you to continue to learn. Educate yourself and seek professional advice unique to your situation. If you want to talk to me, I welcome it. Please reach out via email at ChristopherLooMDPhD@gmail.com. I read and personally respond to all of my emails. Talk soon!