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December 6, 2017

How to Make a Fortune Doing Student Housing

Episode 21:

Dixie Decker has extensive experience with complex real estate transactions. Her expertise is reflected by her extensive 15 years of experience in mortgage lending and real estate investing and she currently holds her license as a real estate agent in Missouri.

She’s bought, financed, and overseen real estate transactions in excess of 26 million dollars.

Her success can be attributed in large part to her team building talents, marketing acumen, and cutting-edge business systems. Through hands-on experience of real estate investing in hundreds of deals, her customer service and quick response time is top notch.

Dixie, welcome to the show. We’re going to have a nice chat here.

Hey, thank you.

It’s great to have you on. As I told you before we jumped on the interview here, I haphazardly fell into the college world and did it with a partner who was a plumber. I don’t know, I think we had 11 or 12 three-families over by College of Holy Cross here in the Massachusetts area. I’d love to hear, with all the real estate background as a backdrop, take us behind the green curtain, so to speak, as far as how you started to niche into the college scene, and anything else you want to share as far as the when, how, and why.

Oh my goodness, that’s such a loaded question. I think that sometimes stuff finds us. My very best friend since 7th grade and I reunited in 2010, 2011, after I went through a divorce and my life turned upside down. There’s a lot more about life prior to that, but he had gotten out of the military and had some of that GI money and a friend of his and himself fixed up a house next to the university so I could go back to college. We went to lunch and he was telling me about this, and I’m like, “You’re insane! These college kids are animals! They’re just going to destroy this place!” He’s like, “No. No, they’re not. They pay a great amount of money to live there, and they take great care of it because the rents are much higher than what we consider slumlords for most college students.” I had been a realtor and had been in mortgages, and over the course of time I had bought a house, fixed it up, and then rented it and moved onto another one just during my past marriage. When I got divorced I lost it all. Foreclosure, short sales, everything. That thought intrigued me, but again, I was at that time broke, had nothing, and I’m like real estate world is at an end in my life.

If you fast forward just a little bit to 2013, I met Ron LeGrand and went to one of his training boot camps. That is when I heard the concept of, none of your own money, none of your own credit, you can still buy houses. When I learned those tools I was attempting to do a tenant buyer, we’ve all heard of those, I think, and I had a house next to the university that I couldn’t get someone to rent, own, or even put down a down payment. I remembered this conversation that Brandon and I had had about the student rentals for college kids, so I put it on the market that way, as well as a rent to own property, and somebody took it.

A single family was going to pay me about $750 a month to live in this house, and I ended up getting three college kids at $400 apiece. I ended up getting $1,200 out of this rental per month because it was near the university. When that happened I thought, holy cow, I can use this buy-without-your-own-money concept in this same area with college housing. No one wanted to buy because they knew they were only going to stay two years, maybe three, and after they live in the dorm the first year, they just want to rent. I decided to just start latching onto that. Here we are three, four years later, and I think we just counted this last month 206 tenants this season for college rentals.

Source: Pexels

“A house that got you $750 from a single family might make you $1200 as a student house.” - Dixie Decker Click To Tweet

I jotted down some things here that I know are burning for the listeners. First of all, too, I want to comment about Ron. As everyone knows, I’m a big advocate of Ron LeGrand. He wrote the foreword to our book, the Amazon bestseller Real Estate On Your Terms, and so I just think it’s so cool that you took that stuff and then niched it. Finely done. When we talk about 206 tenants, shed some light for the listeners, Dixie. Do you have parents cosign, do you have issues with payment? Just address that in their minds, and then I’ve got a few other things around that.

Yeah, absolutely. I do get as many parents as I possibly can to cosign on the lease, and I only do one lease for all the tenants in that house. They’re all equally responsible for the full amount of rent, so even though they have this, quote, “room rate,” that’s how I sell it to them. Because each kid, or each student, has been given a budget by their parents, so I took Ron’s favorite thing, “What’s the most you can pay,” and I do that same thing in my office for rent when these college kids call in. What’s the most you can pay per month? They already know what that number is, because mom and dad have been saving since the kid was born to pay for college, and they know exactly how much they can spend per month. We just wrap them all into one lease, the parents cosign, and that’s really, really what holds them the most accountable for paying that bill and treating my property the best that they can treat it. Because mom and dad are just as responsible as they are.

You bet. That’s why I asked that. I kind of in my head say, “I know she’s getting that done,” so I’m glad you’re doing that. You mentioned that when you first started, now obviously it’s a machine, but when you first started you took a house, which of course a lot of the listeners do, and we do, we run many of them, and you market it as rent-to-own and the college. Talk about two things: one, what would you say is too far away from a “university area,” and when you did the marketing way back then, 2013, you’re just trying to figure out the whole thing, and it sounds like you simultaneously did it to be safe, what’s the difference in the marketing? Talk about those two things.

Let’s talk about the radius first. Everyone wants to ask that, and everyone’s kind of trained with this realtor brain that you need to be a half mile, one mile, two miles. My theory is, if a kid can bike to school within 10 minutes, or walk within five to 10 minutes, you are in the right radius. Some people are like, “That’s a mile.” I’m like, I guess it depends on who you are.

I did go over to Ohio State University and there were some people, waitresses, in the restaurant, and I was chatting with them and they said that at that particular university it’s not uncommon for them to have a 20-minute walk to school from what they call their student housing that’s not on campus. It really kind of depends on the size of the university, but it was super easy to find that out as well. If you know what university you want to be at, those kids are working all around that area and they’re always chatting it up. My area, we’re a smaller town, so they don’t like to be much more than about 10 minutes away, walking or biking. Does that clarify it at all?

Yeah, most definitely. I want them to have that visual now, and then go to the other piece there. They’re new, and they have a house near…

The marketing.

Yeah, they have one right now, and then what are the differences that they’re going to think about with their marketing, aside from future training with you?

I’ll throw it out, there are multiple ways. That’s kind of the Ron world and the mindset. I’ve created my own world out of this thing, but it also goes back to, in my brain, all of this is the same concept of selling and marketing, versus a house. You’re always marketing to people.

What the college kids are often looking for in that ad is, how much is it going to cost them? My subject line in these posts, whether it be Craigslist, or there are some university marketing sites you can get linked into for free, and then your Zillow and your Trulia, all of that stuff, is really near such and such campus, and cost per room, so I’ll put $500 per room. Or, that’s what I’m aiming at, is to attach the location so they know, this is next to my university or my college, and then how much is it going to cost me?

That is the most significant piece for them, and then of course in the body of your marketing, we sell the features of the property. Why is it justifiable to be that price point? Why am I not paying $200 to live on crooked floors and the walls peeling off that everyone’s partying in? Mine are granite, stainless steel, hardwood tile, brand new paint, gorgeous carpet. The parents are like, “You want my kid to live here?” I’m like, “Do I want your kid to live here? What are you trying to tell me?” Because often it’s nicer than the homes they’ve come from. That makes the parent feel warm and fuzzy, like their child has a good safe place to live, even though we know clean has nothing to do with safe. I can’t promise that feature, but that is the feeling they get, just like when they walk into a home to buy it. It’s always about a feeling.

Source: Pexels

“A nice, clean house makes parents feel like their child has a good safe place to live.” - Dixie Decker Click To Tweet

That’s kind of my marketing for the students, is price is per room, and of course, that differs from the rent to own, where it’s no bank financing needed. It’s kind of two different concepts there, but it’s all the same desirability within the content.

I love it. It’s a cool takeaway. You’re talking, I’m thinking, man, that didn’t even dawn on me till we started chit-chatting here, but we’ve got, aside from me owning those back in the 90s, we’ve got one right now today with my kids. It’s near Holy Cross, so I’ll have my son play around with it. Thank you for that share. Good stuff.

Yeah.

Obviously, in your world, Dixie, because you’ve niched it, you work with a whole bunch of different students, clients, investors from different backgrounds. Some are experienced, I’m sure, and some are new. For the listeners, what do you see as some of the bigger obstacles to someone doing the university housing? It seems like a pretty simple model.

I believe it’s a very simple model. It goes back to, when we stand on stage, or we’re in a room and we’re sharing this system with people, I think the key factor, whether you’re new or been doing it a while, is to just follow what’s been working for somebody else. I think that’s the biggest challenge for experienced people, is they think they’re so experienced they really can do what they want to do with that model. As great as that sounds, sometimes that’s the hardest person to retrain the brain.

I always say, don’t pay for their utilities. If you do those windows are open, the heat is running full-time, they don’t pay attention to it, and you end up with an astronomically large bill. Of course, the experienced person is like, “You can’t sell this to them if you don’t include those utilities. Then they come back to me 12 months after the lease is ended, because I only do a 12-month lease, I don’t care that they’re only in school for nine months. They have summer jobs or whatever. They come back and they go, “Oh my gosh! I didn’t make the money that I thought I was going to make because I paid for their utilities!” I’m like, that’s the number one rule, don’t pay for their utilities! It goes back to that.

Source: Pexels

“The #1 rule of student housing is don’t pay for student’s utilities!” - Dixie Decker Click To Tweet

The experienced person, I’ve had them, similar to what you’ve said, we’re going to play around with that and see what we can do with it, but an experienced investor can take some of their current portfolio and streamline the landlord’s side of it so that it’s less hands-on by training the tenant the way that I do, as well as increase their cash flow. I have one guy that I’ve been working with, he had $1,400 a month on this as a rent to own deal, and he’s like, “That’s near the university, I can do student housing with this.” He followed my model, and he’s getting $2,000 a month out of it now.

Kind of a no-brainer.

He gave himself a raise of $7,200 a year. I don’t know when the last time regular bosses gave people raises like that. I never got one when I was working a day job.

Yeah, and I can’t stress enough, Dixie, what you said. I think almost every guest says this, clearly, but in their own niche, and that is, don’t just dabble. Whoever the mentor is, in this case, you, with university housing; immerse yourself in it and do it 100%. Don’t look left, don’t look right, don’t look back, just do it 100%. I can’t stress that enough.

Absolutely. Then I have some new people I’ve been working with, and the coolest thing about them is that that is their biggest fear, is that “I’m new, how can I possibly go into a niche”. When we talk I just say, it’s just another exit strategy, that’s all. If you’re targeting your south side of town or north side of town, et cetera, you’re just going to be targeting the area around your university. It’s the same overall buying concept and mentality, it’s just choosing something you want to specialize in, or just do a little bit of everything when you have multiple exit strategies. It’s super easy to turn these into the student rentals once you have them bought. Same thing as the experienced guy, I had a new person, I ended up picking up two with a really quick time, and they were like, “Man, we have six paychecks already, versus one paycheck or two paychecks.” Because they have six rooms in two houses. They’re elated. So I think it’s super awesome.

Yeah, and you said another exit strategy, in my book I talk about becoming the master transaction engineer, it’s not a new term in real estate, but all this is doing, in my opinion, is exactly what you said: okay guys, you have all this training, now he’s yet another way to exit a deal. Sweet, I love it.

Absolutely.

Talk about this a little bit. You’ve got 206 tenants, the person listening goes out and gets their first property by a university… Talk about the scalability, and in the scalability, as you grew, so they can see the vision there. In the rent to own world I don’t micromanage them at all, as you know, and so in this world do you have, on your staff, management folks or anything like that? Talk a little bit about the scalability.

It’s kind of two-fold. I have some people that, they don’t want to do anything, they hire a property management company, so of course this model works with that concept as well. For me and my business, I have one assistant that works for me, and she works nine to three each day. She’s a mom of four, so she’s super busy. Nine to three, Monday through Friday, she quote “works”. When I say works, she’s putting out marketing, she’s opening the door to show the property, she’s sending out e-sign leases, she’s taking applications through the internet, or through email. She’s really working all those tenants by herself nine to three, Monday through Friday. I really just make decisions now.

When I first started, the difference in where I started and where I am now is, we used to drive out and meet people. We used to meet in person to sign leases and go over it. Because I believe that these tenants are hands-off, and not micromanaged, if you just do it up front, so what I have done is just recorded a video that says, “Here are the 10 things you need to know about this lease before you sign it. This is our expectation of you, and we’re not your mother or your father, we are your landlord. If you’re fighting with a friend, don’t call us. Don’t call us. If there’s a property problem, call us if you didn’t cause it.”

I always giggle about this, but I’m like, garbage disposals don’t break on their own. I can tell you the number one thing in student housing that’s in a garbage disposal, and it’s a shot glass or it’s a beer bottle cap. If those are in there that tenant is paying for it, and their parent knows they’re paying for it. I don’t really have a lot of problems because those things don’t just break on their own. If I’m buying pretty houses on a lease option or owner financing, that’s the key for me, is to keep my maintenance down so I don’t have any. I kind of play with both of those world. We are a lot more automated and hands-off than we were when we first started. Again, kind of systemizing this whole thing to make it super easy. It all starts with that lease and the expectation we set up front with everybody.

I love it. You set expectations, you literally train them, and then do they actually come to your office at some point? Do you make them drive to you instead of going out, or does that even get done electronically?

You can do it two ways. I have a couple people I’m working with, their niche area, or their target market, is actually not near them. What they do is, they have used college interns that want to be in hotel management administration and need some credit hours, and they are having them meet these folks at the property to say, “Here it is. If this is something that works for you, then you can just submit your application to this email address or this website,” depending on how they’re structured. They can be very hands-off there.

My gal right now, the coolest thing she does is, we only set one appointment per house, and we drive the marketing to that. We’ll have five or six groups show up on Thursday at 1:00, because it’s the only day you can see it, and the only appointment we have available, and they don’t know that they’re actually going to be there with six other groups. When they get there with six other groups, you have never seen a phone ring faster to get a security deposit in your bank accounts than when they’re competing for the most gorgeous house available.

Source: Pexels

“Every entrepreneur needs to have a book to become the authority in their niche.” - Adam Witty Click To Tweet

I love it.

That’s how we drive it for competition, and scarcity because they think they’re not going to get it. You bet your bottom dollar, after the other five groups don’t get it, we happen to have one more just a few doors down, would you like to go see it. That one’s then rented as well. It really does itself. When you first get it going, you don’t have any tenants, but the key is these kids do have gatherings or parties, and their friends actually want it the next year because they came there and saw it when they were visiting. You’ll have it leased before it’s even going vacant, because their friend or the next year people want it. They rent it for you a lot of times.

That’s cool. It’s a really cool model, and you can hear, every time you answer the questions, you can hear all the different moving pieces of real estate and how you niched it here. I love it. Some really cool takeaways.

Let me pivot back to the bio, because you probably hear this too, but I hear so many students, or want-to-be-students, talk about how they got beat up in ’08 like I did. In your case, you went from divorce to millionaire.

Yep.

All right, let’s talk to them for a second here. You jumped back in the trenches, you got it going. Tell us a little bit about what maybe they can take away from that so they can get back on their feet. Because so many people are beaten up by that, and they’re still in a fetal position, believe it or not.

Absolutely. When you get in that mindset, you really do feel like your world is over. For me, I had a lot of personal things with my ex-husband that, emotional, mental, physical abuse, the whole bit, as well as the financial side of the world ending. When you’re rebuilding yourself, you’re so gun shy, or jaded, to be deserving of what life can offer you. I guess my biggest thing was, I continued to tell myself, I’m a winner. I played sports my whole life, and you win or lose, and sometimes you fail, but I don’t know that you fail if you get back up and try again. I think there is always a solution, and if you keep your eyes open and you just keep moving towards your goals, I think it all shakes itself out. I think when we quit trying, or quit looking for those opportunities, that’s when we stay back in that quote “failure” or that path. I just work really hard to keep my mindset in, what can I do next? What can make tomorrow better than yesterday? Because you do get beat up. You get beat up and you’re just devastated.

That’s called life and business, right? Stuff happens.

Yeah, it is. Every day.

I’ll mention this again at the end but I want these guys to know, in the shown notes I’m going to make sure I have links to your boot camp and your trainings, because clearly this stick-to-it-iveness, this get-back-on-your-feet, call it whatever you want, I’m making those words up, that will rub off on them when they hang out with you for a few days. I’ll put that in the show notes for everyone, and I’ll say that again at the end for everyone.

Awesome.

If you could help the audience, help the listeners, avoid some more, because you mentioned a few, of the expensive mistakes kind of lurking out there in the university housing world, which mistakes would it be? Second, if you could share maybe how to help them avoid that? Any more thoughts on that?

I think the number one thing is really the utilities. That will bite you every time. It doesn’t seem like a lot, but if you pay a couple hundred dollars a month, that’s over half your cash flow, and some owners, that’s all the cash flow they get per month. I often hear, “I just want $100 or $200 a month off this house.” I’m like, “I want $150 or $200 per room in that house!” I don’t want to give it up to utilities. Then secondly is getting them all on one lease. The minute you do separate leases, it’s like a get out of jail free card.

And be flexible. When there is a kid in that group of three or four, and he drops out, or a girl gets pregnant, or whatever the situation is, they’re not coming back to school in December. I tell them upfront, when they’re signing that lease, or through my video that I send them I say, “Hey, I know one of you guys in this group is going to come into some trouble this year. It happens. Just let us know when that happens, but only let us know after you’ve found someone to take your place in the lease. Because you probably have friends, and those friends aren’t going to like where they’re living right now, and they’re going to want to live in your house. If something happens like that with your group, just send me their application. We’ll get them added onto the lease, and we’ll let you go, no harm no foul. You have to replace yourself.” That right there has saved hundreds of leases at this point, because they now know that if something happens, they’re not going to be financially devastated and neither will their parents, so long as they do xyz. That right there will save you a fortune. And no vacancies. I have no vacancies right now. Hundred percent occupied, for 12 months.

That’s super cool. So you literally, I said it earlier, but you literally train and set expectations and automate that piece. That’s pretty cool.

Yep. In a video, upfront. One time in 12 months and I’m done.

I got asked this yesterday on a show, and I always forget to ask it, because I’m in a role in the conversation. I was on, I don’t know if you know Mark Podolsky, he has a really cool system, he calls him The Land Geek. He was interviewing me for his podcast. He said, “All right Chris, that sounds great, your model sounds great, but what the heck can go wrong? Tell me the downside of this.” I guess I’d ask for the listeners, are there any downsides to this? What can they hear about that?

I think in every business there’s a downside. I think the downside of this, if you get wrapped up in people’s drama, or you enjoy that and you don’t know it, you will become their mother or their father or their friend very quickly. That’s when things will quickly go downhill. You do have to run it like a business. Everybody has a sob story, is what I’ve learned in life, and I’m okay with that, but we have to follow the rules. In this business, because they’re college kids, or maybe this is the first time they’ve moved out of mom and dad’s home, if you don’t do that first piece upfront you are going to have 12 months of no fun. That to me is your biggest thing. You can work yourself to death if you run and show property after property after property, and they don’t show up, they don’t keep their appointments. That’s where that competition on the showing, “It’s the only one we have available” mindset really plays to your benefit. Because if you don’t implement those things it can be miserable, because you’re just flying by the seat of your pants, and everybody’s running you and you’re not running the show.

Yeah, and short answer, get and keep a mentor. In this case, you. There’s the answer.

Absolutely.

You’ve had some success, to say the least, in this niche. Can you think of a really cool deal, maybe profit-wise or otherwise, that you consider a really cool win, inside the university housing world?

I do. I’ve told this one before, and it kind of comes outside of my niche a little bit, but I had a house that is right behind what we call Greek Row in our university area, so it’s the fraternities and the sororities. It was an old Victorian house. We rehabbed it and fixed it up with private money, and I was going to put all college kids in there. I was at a point in this career, let’s call it, in the last few years, that I decided to take a calculated risk. I’d done a little bit of research ahead of time, but I found that our small town had these things called vacation rentals, and I thought it was really weird, because we’re not a vacation town. I took this house and I made it a duplex, so upstairs is a four-bedroom unit and downstairs is a four-bedroom unit. Upstairs I put in four college kids at $600 a month, so I get $2,400 upstairs, and then downstairs I tested a vacation rental concept. I have alumni, and any time there’s an event, family, wedding, you name it, it’s happening, they’re renting this bottom unit that’s four-bedroom. It’s averaging right now, Chris, $3,600 a month down there.

That’s sweet.

The whole mortgage is like $2,400, so the cash flow on that one house is just ridiculous. That’s the coolest thing. There’s a need even outside of the student housing in that same area for visitors and things, and I just thought that was one of the neatest ones I’ve done, because it mixes two different mindsets together.

The other thing that makes it neat is, I mentioned earlier about my book calling it the master transaction engineer, you basically combined in that one deal, among other things, rehab, private money, university money, and vacation money. It did all of that. This is one of the reasons, Dixie, that I love the podcast, and I actually had one of our higher end JV partners who we do deals with the other day say, “Chris, I realize now after listening to all your other shows that you actually want to train people in all this other stuff so they have other avenues.” I said, “Exactly, thank you.” You should get to know and be the master transaction engineer by gobbling up this training. You’re giving them some great takeaways, so I appreciate that.

Now I’ve got some rapid-fire questions here. What are the top three productive things you do, Dixie, to be the very best in your world? Because you’re moving and grooving and making things happen.

Delegate. Follow a schedule even though you’re self-employed, to hold yourself accountable. And keep yourself educated all the time.

Love it.

Those are my three things.

I love it. On the education piece, and I know you leaned on this side of the development side of things to get back on your feet, what book are you reading right now, or maybe a CD or a magazine?

It does go back to keeping my mindset correct, versus education on real estate. I’m always doing that, and seminars, and going to different things like that. One of my most favorite people in the whole world is Richard Flint, and I am right now reading Making Your Life Simply Simple. It’s his new book, and I’ve read most everything else he has put out, but that also keeps me motivated and in the right mindset to head where I want to go.

Making Your Life Simply Simple, and it’s Richard Flint?

Richard Flint.

Great. It sounds like you like him for other books, so I want to make sure the listeners get that. I want to add some notes to the show notes, and I always scribble these books. I’ve got so many books from these interviews, I got to lock myself in a room for a year.

Absolutely. He has several, and I’ve been working with him actually for the last year as just kind of a life coach, and a personal consultant on keeping me all motivated and headed in the right direction. Because your mindset in the right place also helps you launch that financial side of your world altogether.

Oh, for sure. A big part of the game. A big part of the game. I’m not going to render a guess on the percentage, everybody’s different, but it’s a big part of the game.

Absolutely.

In general, all the interviews I’ve done, I like this question. I’ve got two more questions for you. One is, a successful entrepreneur in general, forget real estate for a minute, never stops learning. What’s the next challenge, aside from your education you just mentioned, how about the next challenge you’re looking to master? Anything next on the horizon for you?

It’s funny that you mention that. This last year has been full of lots of new challenges, and that comes with now teaching this niche to other people, I think I have a lot of knowledge to offer to people, but I just started offering to teach other people in the last year, and I’ve already got some great success stories. That is still on the horizon to continue that.

We have just been offered an opportunity around our area to develop an apartment complex. I’ve been the single-family house girl that has turned them into multiple paychecks, but now I’m kind of reaching into that apartment world where you’ve got 20 units in one building, and I haven’t been in that arena yet. That’s my 2017-18 new arena I’m going to go play in.

You just added another avenue to your master transaction engineer, another exit. That’s cool. Really cool.

Yep, absolutely.

I’m going to throw a question before my last one. I get asked this all the time, why teach? You’ve got cool deals going on, you’ve got profits going on, your life’s in order; why teach?

I’d like to say I was bored, but that doesn’t happen in my world. I look at real estate as the retirement portfolio and the long game. I’m holding all these properties for the long game. In the interim, I have 14-year-old and nine-year-old little girls at home and they’re starting to see what mom and dad are doing. Brandon’s now my life partner, 7th grade best friend now life partner. Starting to see what we’re doing, and they’re saying, “Mom, can we do this? We want to do this. We don’t actually want to get a real job. How do we do this?” As you know, Ron LeGrand’s personality, last September he says, “Guess what, this is really cool Dixie. You’re going to stand in front of my group and teach a one-day class in one month. Get ready.” I don’t know that I chose it. He chose me.

Then it was wonderful, and the give-back from the people that are utilizing it, and they come back and say, “Thank you so much.” That just launched me to the next level, because I didn’t have to wait for one house at a time. This just upped my income by double what my boss would’ve given me. That’s the give-back, that’s the reward, of sharing it with somebody else. Because quite frankly, my market demand for student housing is so large, I don’t need to go to another city to make money. This concept can be used across the country by other people. I can’t do it all.

I love it. The giving back is just, you can’t put a price tag on it, it’s a piece of the answer I gave Mark yesterday on his show. I said you can’t put a price tag on, the satisfaction level soars when you see people go from A to Z in whatever niche you’re in. I appreciate that piece. By the way, you mentioned 7th grade; I haven’t met anyone yet, my wife and I met in 7th grade at age 11, so I think that’s really cool. Just a side note for you. We’ve got some more similarities, Dixie.

Absolutely, yeah.

Pretty cool. Last question. If you were to go back, I’m going to pick in this case 20 years, and have a conversation with yourself. What would that conversation be?

This one goes a little deep for me. Never take the back seat to your life. Always stay in charge of it, and always be making decisions that you know are right for you. It goes back to even our parents’ teachings, but I forgot that. I was a very strong person and personality, but I took the back seat to my life when I got married and said, “You know what honey, you run the show. I support you.” I lost who I was, and I lost what my dreams were, so I would go back and say, “Stick with your gut and follow your heart. Don’t give that up, ever.”

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“Never take the back seat to your life.” - Dixie Decker Click To Tweet

I love it. Thanks for being so candid. Thanks for all your incredible shares. It was really awesome. I could hand-pick probably 12 or 15 from the very beginning, with the parents cosigning, and the marketing. There’s just so many takeaways here. Now when they go to your course, and again I want to remind everybody, go to the show notes and make sure they get their feet into your boot camp, because now when they go, they won’t be going blind. They’ve got a nice little foundation here that was built. Certainly, guys, don’t go out and try to run a business with that. Go ahead and immerse yourself, don’t just study, immerse yourself in Dixie’s material. Dixie, could you also tell these guys the best way to reach you in addition to the links we’ll put in the show notes?

The link is best, we have a phone number as well, and that should be in the show links for them too. Those two methods will get you right in contact with either myself or my assistant, because again, we’re still a small operation doing this ourselves, and teaching directly. When they start with me they’re going to get all of the forms, and all of the procedures. They don’t have to recreate that or even retype it, it’s all there for them. I’ve made it as simple as possible at this point.

Super, super. Good, I look forward to delving more into that with you, and okay smart listeners, that completes another master’s class. It was a great one. My closing thoughts here as always, you can listen to this and other episodes over and over and over again. I hope you do, but in order to experience a quantum leap, you’ve got to go take action. Grab one or two or three of the things that Dixie mentioned. In particular, go to the show notes, go now, get yourself booked, because she’ll book them up, and get yourself into those boot camps that are coming up, and then go take action. You’ll have the roadmap, go take action.

Also be sure to go ahead, if you love the show, leave a review. Don’t just listen and leave; leave a review. Dixie, we really appreciate you spending some time with us today, and I know we all have the same 168 hours a week, and those go by so fast, and I appreciate you taking one of them to spend with us this week.

Thank you so much. I appreciate the opportunity.

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