(upbeat music) – Hey guys, welcome to Advanced
Lessons in Millennial Money featuring Robert Kiyosaki. I’m Alexandra Gonzalez. In this episode, I got a chance to speak with Robert Kiyosaki
and his real estate expert and Rich Dad advisor, Ken McElroy. For over two decades, Ken McElroy has experienced massive success
in the real estate world from investment analysis
and property management to acquisitions and property development. With over 750 investment
dollars in real estate, Ken offers a unique perspective in how to get the biggest
return on your investment. One of the topics Robert talks about is using debt to get rich. We get a lot of questions
about how that actually works. Let’s listen to how Ken
and Robert pull this off. – So, Kenny, you wanna say anything about the beauties of debt
and how you learn to use debt to get rich? – Sure, sure, well I
think when I was your age, everybody just said stay out of debt. So, it wasn’t until later that I realized that you can use it and you
can use it to buy assets. So, it’s a big difference,
doing good debt and bad debt, but essentially, all it
is, it’s a form of money from somebody to buy something in a loan or a mortgage or
whatever you wanna call it. So, it’s just money. And so, being able to
use money from a bank or from a life company or a pension or something like that. – Or an investor like me. – Yeah, or an investor. In the form of a loan or equity is the most important
thing that you could learn because I think I certainly grew up with no money and my parents didn’t either and we always used to have
to save for everything that we always did, it was always how much money can we save
and then we can buy something and it wasn’t until later that I realized that when you use debt,
you can actually do it, you don’t even have to have any money. You just use other people’s money. – When you go to the bank
and ask to borrow money, your bank is going to
consider how much debt you can have based on net
operating income or NOI. Not sure what that means? Let’s listen to Ken explain. – NOI means net operating income, so if you really think about it, it’s just income minus expenses. That’s all it is. And so, it’s important to know
where you are financially, so a banker’s gonna look at
your income after expenses so that’s a great way to see it. – It’s really quite simple. So let’s say, I’ll keep
the numbers simple. You have a thousand dollars income and you have 500 dollars in expenses, this is a prop. – Yep, so you have a 500 dollar NOI or net operating income. – So why is that important? – Well, the banker looks at that number because that’s the number that they see to be able to pay back
any debt you might want. – [Robert] Right, this is
where this comes in, right? – Correct. So, they’re gonna look
here and they’re gonna say, okay this person has 500 dollars in NOI, therefore we can give them a loan, say up to 350 dollars, 250 dollars or something like that. So, they’re not gonna give you
a loan for the whole amount because they don’t want
you to be that tight, so what they’re gonna do is
they’re gonna look at the NOI and say, how much can we loan you? – Now that we’ve learned
about debt and NOI, what role does the property play when seeking funding for the investment? Robert and Ken discuss. – Okay, so when Kenny calls me and says, I have this property. It’s in horrible condition,
there’s no income, there’s expenses all over the place, you get excited right? – Yeah, so I do. It can work the opposite too. So a lot of people get hung up here because they don’t have
a financial statement or any way to go to a banker, let’s say, but sometimes a banker will look at the property itself. So they’ll say, like
the one you explained, they’ll say well this has a bad NOI on it, why would we give you money? You know what I mean? And so that’s when the
financial education comes in and you say, well this is
what I plan to do with it. – Correct, what Kenny is saying, we’ve had, I’m keeping the numbers simple. He’s had income of zero
and this is a thousand. – Yeah, so you’d have a negative NOI. – And the banker goes, tell me why. – I can’t lend on that, right? Because it’s a higher risk of being able to be paid back. – My next question was how can you use NOI to determine the value of a property when you’re looking to invest? Let’s watch. So how can you use NOI to determine the value of a property,
of an investment property? – So, the NOI or the net operating income determines the value. What you back into it with another vehicle called a capitalization rate or cap rate, so it’s actually, we’re
getting a little technical, but typically, the cap
rate or capitalization rate divided into the NOI determines the price. So that’s generally how that works. But in the case that
we were talking about, the value of the building
with no tenant in it – Is way low.
– Is way low. And there’s really no income. So it’s basically
whatever the structure is. So I’ve seen lots of situations
where a vacant building, somebody might’ve spent
five, ten million dollars on a building that’s completely vacant, vacant warehouses,
vacant whatevers, right? Sometimes you see ’em get
converted into clubs or whatever. Well, there’s value there. Somebody spent a lot of
money on it at one time. Somebody owns it, too. It could be a bank, it could be whatever. So taking that and creating value, sticking a restaurant in it, a gym in it, a club in it, it doesn’t
really matter who’s in it. Well it does because you
want them to pay you, but now you’re creating the income. And that’s how you create value. So in that example, let’s
say you buy a building for a million bucks on a block. With a tenant in it, it could be worth three, four, five million. – If it’s a tenant in it, the value is up. – Yeah, right? ‘Cause now, what you do is
you put all that together and then you can actually sell it. – Got it. And so, even if the NOI is negative, if you create a plan that
creates value for the property, it shows the increase that you’re gonna give the property’s value, the bank will give you the loan. – Oftentimes, yeah. – [Robert] Not always. – Not always.
– Not always, but there are ways to do it. So, in that particular
case, you might get a loan from somebody like Robert. Say hey, you know, I need a million bucks and this is my plan. And then once you get a tenant in it, then you go back to the bank and you say, hey give me a loan. And then they give you a
loan and you pay Robert back. – Every investor should be looking at ways to increase income and reduce expenses. But have you ever wondered
how that’s possible? Ken gives us a secret. – So the thing that Kenny
is always looking for is after we stabilize the building, he’ll tell me, he says
look, in five years, I’m gonna get this from one
thousand to 10 thousand. – [Ken] Yeah. – And I’ll go, okay, so I know I’m in it for five years with him as an investor. And on top of that, we’re
gonna reduce the expenses back to 500. NOI goes up, the value goes up, the debt goes up to let’s say 10 thousand. Does that makes sense to you? – Yeah. – So I have a friend, for example, he actually bought a building
in a town up in Idaho where I have a vacation house
for about a million bucks and it was sitting, it
was an old Elks building, beautiful building downtown. But it had been vacant for a long time. He bought it and he put
like 30 offices in there, small offices, you know
1500 to 2,000 feet each and grew the revenue, right? So everybody pays. – [Robert] So the income went up. – Yeah, you know what I mean?
– Yeah. – So he broke it up and leased it up. So he has his expenses, but now he’s got 30 people paying rent as opposed to just one
big vacant building, he turned it into a pretty
cool workspace for everybody. – Kenny, in his third book,
Advanced Guide to Real Estate, his job is to get this
up, keep this stable, then he goes back to the banker and says, look, we’ve got all these
tenants, money’s going up. And so now we want 12 thousand dollars because he’s improved
income, kept expenses low, building’s more valuable. – Yeah, the key there is the bank’s always looking at your NOI to
pay back their loan. So the more you can grow that,
the more loan you can get. – And so, essentially, the
renters are paying your debt. – Of course. Essentially, so if that
building I was referring to goes to 50 percent vacant,
now he’s in trouble. But if he can keep it full, so now you’re getting into management, but regardless of that,
that’s how you do it. There’s opportunities
like this everywhere. – Once you’ve bought all these apartments, someone has to manage it for you. Unless you wanna run the
apartment building yourself, you’re going to need a
good property manager. Here’s the importance of a
good property management. And I know that another
thing that you always mention in all your books and the
ABCs of Real Estate Investing is that property management
is very important. Poor property management
equals poor profits, right? And so, I wanted you to kind of explain the importance of the property management. – Well, essentially all
property management is is taking care of the
property in every way, so taking care of the people that might be inside of this building, you know, for various things that
come up from day to day, collecting the rent and
paying all the expenses. That’s really all it is. And so the property manager’s job is to make sure the place is clean and that things are getting
rented and all those things. And so the owner of the building would hire a company like that or they could do it themselves and basically keep the place full. So in our world, we have a
property management company that we have about 300 employees, all we do is focus on
this, these two things. How do we keep our expenses
low and keep our income high? Because we’re always
trying to grow our NOI so our NOI, you know we have a budget for let’s say, 2017 or 2018 or 2019, the goal is to grow that NOI each year. – And Kenny’s done such things
as the way he grew the income was, this is a little common, he put washing machines,
right, in the units. There are no washing machines. And so when he put washing
machines in the building, this went up. – Yeah, so in my apartment houses, we would buy apartment houses that had washer and dryer
hook-ups but no machines. And so the people would walk down to the laundromat or whatever, and it was a bit of an
inconvenience for the people and all that. So, I said, well let’s
just buy for 650 dollars, we can buy a washer and dryer set and stick ’em in all there. And we did that. And so I probably bought
three or four thousand sets of washers and dryers
for a lot of our properties and so now all of a sudden, we can charge 75 or a hundred dollars more in rent. – [Robert] And this goes up. This doesn’t go up as much. – It’s a win-win. Because they have to go
spend some money anyway to go do their laundry, now they can do it here and for me, if I can pay back those washers and dryers in one year because it’s only 650 dollars for a set and if I can get 75 dollars more then all of a sudden, I’ve got 900 to almost a thousand dollars more in rent. So I’m actually, it’s what
I call a one-year payback. – So what Kenny does, he
borrows the money here to put washing machines in here. Again, the tenant pays it all off and the washing machines stay there. – And I think that’s a brilliant idea because I know that both of you have created incentives for the renters. So for example, if they stayed for a year, you would do certain renovations like including the washing machine. And so, every year, there
was another incentive, which not only increased
the property’s value, but also the renter’s
paying for it essentially. – [Robert] And the banker is happy. – My last question was pulled straight from the YouTube comments
that you guys left. I asked Robert how would
you respond to critics who say real estate is
a slow lane approach to getting rich. This was Robert’s reaction. Well, one of my last questions is what would you guys respond to the critics who say that real estate is a slow lane approach to getting rich? – [Robert] They’re entitled
to their point of view. – Yeah. That’s fine with me. I can’t think of another. I mean, I think it’s really super simple. Real estate is very slow and very dumb. – Every month, we got cash flow. – Yeah, you know. I like that, I like we’re not
banking on something going up. This is called creating value. We’re not parking our money in something and hoping it goes up. This is very strategic. – Perfect. – Everybody’s got their point of view. Most people wanna get rich quick. That’s why they never get rich. – [Ken] Yeah, this is not that. – [Robert] Yeah, this
is financial education. This is smart, this is having your banker be your partner. – Yeah, and these are
long-term assets, by the way. This is business, this is
like managing a business. We would not sell these. So, unlike the stock market or something, we’re not trying to time things. We’re trying to generate cash flow here and then move to the next one. – Okay, great. – So, can I give you one last thing ’cause those guys always upset me? So what Kenny does, he increases this, fixes this, and then when this goes up, he gives my money back. So I might give Kenny a million dollars for five years, let’s say. He increases this, decreases this. The bank says, oh yeah, NOI is up, so he puts all this money in there. I get my million dollars back. I still own the property. I still have the cash flow going in. So all you guys wanna get rich quick, it’s called an infinite return, right? – Yeah, and it’s tax free. – [Robert] It’s tax free. – The reason it’s tax free
is because when we use debt to pay back debt, it’s debt. So it’s owed. So, when Robert gets his money back, it’s actually tax free. – [Robert] Yeah, let me say I lend Kenny, and this is pretty common numbers. I lend him one million. He fixes all this, the bank
gives him three million. I get my million dollars
back and that is tax free. I get it back. And I still own the building with Kenny. – So yeah, so to your question, you gotta wonder why if you
can invest a million dollars and get it back tax free and still have lots of cash flow– – [Robert] And still have
the cash flowing this way. – Why somebody would think that. It’s a pretty simple model. – And that’s it for this episode of Advanced Lessons in Millennial Money. If you like this video,
give it a thumbs up, subscribe to our channel
and comment below. (speaking in foreign language) (upbeat music) – Who say real estate is a slow– Slow lone preach. How would you exp– My last cut– My last question was pulled
straight from the comments (laughing) I’m sorry.


  1. Nothing here makes sense, in he’s other vid he says, working is for losers you don’t need to work, as I said then, you CANT get a loan without a job…it’s so easy for someone with money to say utterly ridiculous false things…you DO need a job and you DO need a deposit…

  2. That woman is my target wife.

  3. What a bunch of bullshit.

  4. What if my credit is awful and I can't get a loan to save my life????

  5. Ty

  6. I want Mr. Kiyosaki to be my Rich Dad!

  7. I'm grateful for this. My financial genius is awakening.

  8. She is really annoying I am unsubscribing because she is irritating. She keeps saying what is coming next in the exact same wording as the next sentence coming it is redundant and pointless wasting a lot of time through the whole video.

  9. You need good credit. Low debt.

  10. Simply love him♥️but what I think is better to build apartments instead to buy apartments. Be developer. Some people love cloths – I love houses

  11. What about interest?

  12. bullshit. your tax evaders.

  13. Man!! this is the most valuable lesson I have taken in more than two decades!!, Im 22 btw lol

  14. Wtf I don’t understand

  15. She fine lowkey

  16. Its like All videos in youtube-scam and shit….

  17. Fascinating stuff, however this really is only viable in the US it seems. Here in the U.K. you need a bare minimum of £20-30k to even be considered for a mortgage, let alone a full loan to buy property outright. It’s all stacked against how much you earn yourself so unless you’re earning 6 figures a year the banks will pretty much laugh in your face.
    Buy to let has been crushed here also so that route is now gone as well.
    Honestly I’ve seen so many people approach banks asking for £250,000 to buy a house outright or upwards of £1million for commercial property that they want to rent out, what happened? The bank laughed in their face and showed them the door.
    I’ve seen people approach extremely wealthy independent investors, the result has been the same.

    Tell you what, let me do exactly what they’re outlining here. I am currently a sales executive taking around £70k a year including my basic and commissions, I’m going to get in touch with no less than 50 extremely wealthy people, people like Robert, maybe even INCLUDING Robert, with detailed plans of property both residential and commercial and how they will get a great ROI by trusting me with the investment and then I’ll report back to you all.
    Who wants to take odds or have a wager with me that the answer will be “NO” across the spectrum?
    Who fancies the odds?

  18. can I invest in your love, alexandra?

  19. So this is what Dora is up to nowadays.

  20. How to face the risk that a tenant doesn't pay? Property Managers?

  21. These examples are crap sorry. All of them require that everything will works 100% perfectly. Interest rates keep the same level, you get people who rent your stuff and not ome word what you have to put in…..

  22. Im so glad I found this.

  23. Fake title, you still need to get money in order to invest it

  24. I do understand fiances in a game.. but when I would view them in real life I do watch them as a lie.
    Why? because somebody has to lose… when I play a game I get money because.. I just let people play.. I can't lie to myself that I love every human I get into an action with.. because I MAY love myself at the best.. and.. this is pretty bullshit for me.

  25. what happens when the rat schild owned central bank lends another $billion to gvt that gvt can't repay ?

  26. So how are you supposed to make money if you always are having to pay off your debt from the bank. Is it just if you make more than the required monthly payments?

  27. You need a crockpot attitude not a microwave attitude

  28. We all need a little debt…it reflects on how well an individual can pay it back and it also gives the bank a hold on to an account on a bank that you trust. It can also reflect on how society or community is rolling. A good bank always has a good relationship with there client.

  29. So, so, right?

  30. Might just this be the greatest program ever? I made $1303 in my first hour with this terrific website here

  31. His play is simple: he borrows money from an investor and then doesn't pay: just file for bankruptcy.

  32. This might sound retarded but to buy real estate with debt, I would get a loan from the bank? Or can i also use my credit card?

  33. inspirational? yes. But these people have never been truly broke. they've always had family put them thru college, been officers in the military, had plenty of money. If you have nobody and nothing, you have to go at things differently. It can be done, but it's a lot harder and slower. I had to live in an old minivan while I went to college, 3 years, on 5k a year, selling my plasma for 3k a year, not long ago, to get the college loans needed to get a veteran set up to where he could get his VA home loan, sell the house to me, so he'd get a rent free room. He helped me convert the house (50k, 1600 sq ft, in OK) into 10 rooms, 8 of which make me $125 a week each. THAT is how to make money with real estate, not trying to rent to one family for $700 a month. If you stick to towns with colleges and military bases, there's lots of demand for low cost "crash pad" types of rooms to rent.. Use a 'sober living" contract, which lets you enter each room daily for a couple of minutes and lets you eject them "at will".

  34. Invest in anthem stock Insurance people have to have cant afford not to

  35. El saqueo de los tenants

  36. Great info but get people who know how to shoot a video like this instead of using kids. Most of the time the chart is out of frame when we need to see what is happening there.

  37. This is just to become rich or survive upper middle class, survive in luxury and the whole presentation looks good in that regard. But what if someone has higher ambition than this? What if someone wants to be in the Bill Gates or Jeff Bezos club? Some who wants to leave his mark in this life? Probably this teaching won't help I guess. This is to just live rich and die rich if I am not mistaken.

  38. The problem with all these videos at the end of the day are bullshit because these people made their money with help from other people mother and fathers or banks but for someone really coming out of nothing it is nowhere that easy what if we can get any bank help!? Yea it’s all a game set for rich people to stay rich and the lower class to stay right where they are at

  39. Happily watching video > Interrupted by presenter saying what the next question she asks will be > Back to video where she asks the question that was just mentioned > Annoyed at previous interruption wasting my time > Happily watching video > Interrupted by presenter saying what the next question she asks will be > Back to video where she asks the question that was just mentioned > Annoyed at previous interruption wasting my time > Happily watching video > Interrupted by presenter saying what the next question she asks will be > Back to video where she asks the question that was just mentioned > Annoyed at previous interruption wasting my time > Happily watching video > Interrupted by presenter saying what the next question she asks will be > Back to video where she asks the question that was just mentioned > Annoyed at previous interruption wasting my time > Happily watching video > Interrupted by presenter saying what the next question she asks will be > Back to video where she asks the question that was just mentioned > Annoyed at previous interruption wasting my time >

  40. One question.. I am bewildered about… I ran out of money…. I literally have struggle to live ….. still is it possible to animate what Robert says?

  41. after watching this chick in a few of their videos…I always feel dumber…but then again I'm not a millennial…which is the demographic she's meant for…god help us… :>/

  42. This is really cool you've sent me over $1463 of this tool now available for you to speed up the registration Great Work…

  43. This is possibly the best video on real estate on YouTube.

  44. "Iv'e been fooled by get rich quick schemes before but I know I'm going to get rich this time and quick" Homer Simpson.

  45. A ha ha

  46. Im just wondering why the dumb bitch is there….

  47. This channel has taught me so much 💡much appreciated

  48. A good tips for investing in real state. Thanks

  49. Get rich quick and get poor even quicker. Slow and steady, inch by inch, anything's a cinch.

  50. Hello, thank you very much for your video, they are excellent, they contribute and help the community a lot, only that sometimes the Spanish speakers complicate us to understand, therefore we would love them to put subtitles, since the YouTube ones are not good. Thank you so much

  51. I always feel she's lying LMAO

  52. If my NOI is 5000.00 what does that buy me in real estate? Or am I missing something….?

  53. If you’re starting a business and have no NOI, would you recommend using personal equity as collateral? Or is it best to seek out an investor that’s willing to front the risk?

  54. Ok ur rich now so r u ready to help the poorest people in our world are u ready

  55. Thanks, I am learning a lot from this channel and this video was very informative

  56. Really not trying to be negative but i do not like these hosts…im here for the millionaire not the hosts

  57. The little dude does wayyyy too much blow. “Sniff, sniff”
    This really takes away from the content of the video and the message they are trying to convey.

  58. So you are taxed for whatever income you have on your renting propriety.
    This video is bullshit

    The income tax rates for the 2018/219 tax year are as follows:

    Higher rate tax band (taxable income of £46,351 to £150,000) = 40%

    Additional rate taxpayer (taxable income of over £150,000) = 45%

    If you earn £15,000 from renting out your property, for example, the first £11,850 is tax-free, so you will only pay 20% tax on the remaining £3,150, which comes to £630.

  59. 15:49 example. I get it, using debt to pay back debt = tax-free. Under what legal tax code?

    Underless they meant under the ex. that, person A borrows $ from person B. Over "X"peroid of time, person A has made enough $, then pays back person B.

  60. why are you Record like this stuped videos on you toube?you want earn money from watch population?ı have watching this video capple times…but you have still no soluttion …read book thats not the answer for lott off people?

  61. (:50) "with over 750 investment dollars in real estate"???

  62. So basically this is ALL BULLSHIT unless you own a property already! What a bunch of shit!
    "Make $ with no $" LIES.
    What the fuck are you supposed to do if you own no property??
    Oh wait? Stay broke. Thanks for wasting my time misleading lying fuck tards!

  63. I just don't like her and I dont know why

  64. ALL markets go through cycles. The real estate market has gone up the most compared to other markets over recent time. However, the cycles are very long and they can turn very soon. If the market is very overheated your liabilities will be too much. The world economy is synced together and interest rates cannot go down much further. Therefore, if we experience a very hard recession it will be very hard for the real estate market to go back up this time like it did in 2009 because there will be way too much supply again and there will also be very high rental inflation and buyer inflation.

  65. So I understand if you look at say a interest only property loan
    And the rental income plus expenses are less than the interest you’re making an income
    But I don’t see how you wouldn’t have to pay tax on that profit (in oz you can’t even claim travel to your investment property any longer)
    Unless of course if you used that profit to continue to invest in more and more properties that were positively geared
    Is that the formula I’m understanding?

  66. Anyone has experience with vacant lots in a city where it is not that crowded but a part of the city that is growing. For private parking rental and are risk very high? Or medium to low.

  67. If you use other peoples money and do not make them any money. There Will be problems!🧐

  68. i cant stand this chick!

  69. i would prefer the video in a different approach and not include her.
    she sound like she is just reading script.
    just my opinion.

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  71. She's too fat, another girl..!! Maybe a … you know..

  72. I don't appreciate watching a video where the host is dumb as rocks… she should do porn instead, win-win

  73. The camera angle is so frustrating

  74. How to parasitize success off of other people 101

  75. Get a different host!! She’s your friend’s daughter but she’s not a good host!!🤮

  76. All you fucking real estate investors do is creating a bigger and bigger gap between rich and poor. Instead of robbing the poor with rent, give everyone a home for themselfs.
    You guys don't deserve respect at all. You will be punished for your greed after this life.

  77. I hate bankers. The world should NOT be this way.

  78. So in order for this to work you have to have connections to people with expendable income to risk— nope don’t have that.

  79. Amway brought me here

  80. this woman makes me feel like I wanna puke….. cheers from Deutschland


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  82. this would be nice if it was a simulator game

  83. I think Robert has the right idea about business but to think of his tenants or the working man for that matter in such a condescending way really irks me. I get the impression that it’s almost like dehumanizing classes of people if you will. We are in this world together helping it move forward. Being wealthy doesn’t make you better than the next person. Also have to think about the real wealthy persons headaches and anxieties being wealthy. Sometimes having a job from 8 to 5 coming home and not having to worry about anything makes me wealthier than someone that has anxieties 24 seven. Just saying 😄

  84. Get rid of her ffs.

  85. There is room for more billionaires in this world. Finding the right products to sell to the public is not easy. Finding a rich Mate is impossible .and risky. Working people the tax people keep their hand in your pocket. Getting rich in 5 years will not b easy Thanks

  86. Whose relative is this girl? She talks like a 5 year old girl reciting Jack and Jill went up the hill.

  87. This channel is gold!!!thanks for sharing good strategies

  88. Now, where do i find a guy who is gonna lend me 1 million so i could buy a building?

  89. So where is the money for the renovations, offices or washing machines come from? The same investor? They would probably just say fuck me and do it themselvth. Are you leaving out the investors 5 or 7%. Can you talk about what makes someone worthy to invest in if they are negative noi, jobless and debt poor.. Talk about why a millionaire would give someone that money? A millionaire would just do it themselves.. Lets talk about risk for the millionaire? How do they know your not a crook or homeless or a junkie?

  90. Let say … If a HS student has 200$ in his pocket. What sorts of asset He can buy with to grow his money ?

  91. Pay rent doesn't cover dept on the UK for mortgages, if you bay house 90.000 k you most pay to mortgages interest minimum £400 to £500 inters plus £400 loan Receive income from rent £500-600 still you have to mantienc and pay rates or tax to the government about £800 year,, D'ONTE listen scam be on the trap before catch you ,,, They are scam scam .. This video scam

  92. You still need income in order to borrow money

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