# ![@Jacob_Naviaux Avatar](https://lunarcrush.com/gi/w:26/cr:twitter::1812465556299427840.png) @Jacob_Naviaux Jacob Naviaux

Jacob Naviaux posts on X about money, market, cash flow, business the most. They currently have [-----] followers and [---] posts still getting attention that total [-----] engagements in the last [--] hours.

### Engagements: [-----] [#](/creator/twitter::1812465556299427840/interactions)
![Engagements Line Chart](https://lunarcrush.com/gi/w:600/cr:twitter::1812465556299427840/c:line/m:interactions.svg)

- [--] Week [-------] -69%
- [--] Month [---------] +2,029%

### Mentions: [--] [#](/creator/twitter::1812465556299427840/posts_active)
![Mentions Line Chart](https://lunarcrush.com/gi/w:600/cr:twitter::1812465556299427840/c:line/m:posts_active.svg)

- [--] Week [--] -18%
- [--] Month [---] +109%

### Followers: [-----] [#](/creator/twitter::1812465556299427840/followers)
![Followers Line Chart](https://lunarcrush.com/gi/w:600/cr:twitter::1812465556299427840/c:line/m:followers.svg)

- [--] Week [-----] +9.50%
- [--] Month [-----] +215%

### CreatorRank: [-------] [#](/creator/twitter::1812465556299427840/influencer_rank)
![CreatorRank Line Chart](https://lunarcrush.com/gi/w:600/cr:twitter::1812465556299427840/c:line/m:influencer_rank.svg)

### Social Influence

**Social category influence**
[finance](/list/finance)  35.92% [technology brands](/list/technology-brands)  3.88% [social networks](/list/social-networks)  2.91% [fashion brands](/list/fashion-brands)  1.94% [cryptocurrencies](/list/cryptocurrencies)  0.97% [countries](/list/countries)  0.97% [stocks](/list/stocks)  0.97%

**Social topic influence**
[money](/topic/money) 13.59%, [market](/topic/market) #4323, [cash flow](/topic/cash-flow) 7.77%, [business](/topic/business) 6.8%, [mls](/topic/mls) #1164, [if you](/topic/if-you) 4.85%, [have the](/topic/have-the) 3.88%, [agents](/topic/agents) 3.88%, [agent](/topic/agent) 2.91%, [all the](/topic/all-the) 2.91%

**Top accounts mentioned or mentioned by**
[@theficouple](/creator/undefined) [@livinginnorthga](/creator/undefined) [@genzmultifamily](/creator/undefined) [@michaelfichman](/creator/undefined) [@rbartny](/creator/undefined) [@jlucavasco](/creator/undefined) [@pacejordanmorby](/creator/undefined) [@realtormambuca](/creator/undefined) [@kevindureiko](/creator/undefined) [@flhomeoptions](/creator/undefined) [@halffeelee](/creator/undefined) [@david19050367](/creator/undefined) [@stemulite23](/creator/undefined) [@mapatriot1630](/creator/undefined) [@owoldestiny](/creator/undefined) [@robert_simon_](/creator/undefined) [@moldetroy](/creator/undefined) [@digdeeper1](/creator/undefined) [@joeknowsthemrkt](/creator/undefined) [@thmindustriesre](/creator/undefined)

**Top assets mentioned**
[Caught in 4K (4K)](/topic/$4k)
### Top Social Posts
Top posts by engagements in the last [--] hours

"@theficouple Have you found it take longer to lease your vacancies by having a strict no pet policy The rental market has been so soft last couple years in Atlanta I havent wanted to turn away that large of a percentage of the tenant pool"  
[X Link](https://x.com/Jacob_Naviaux/status/2023158228977340703)  2026-02-15T22:11Z [----] followers, [---] engagements


"When a seller says: Ill take your offer. Just send the contract and Ill sign it when I get back in town. Your instinct is to say: Great When should I follow up Stop right there. Thats the amateur move. When a seller stalls like this you need urgency without pressure. The best way Ive found Create a good cop/bad cop scenario. Heres exactly what to say: So heres the dealI had to pull some strings to get this price approved by my finance manager. If we wait a few more days he may reduce the offer or pull it completely since were also looking at another property. I do have approval at this price"  
[X Link](https://x.com/Jacob_Naviaux/status/2021207569977516225)  2026-02-10T13:00Z [----] followers, 20.7K engagements


"Finally closed this flip after owning it for [---] days. Bought for $600K last May. 4700sf 3-story traditional [----] build in a very desirable ATL suburb. Prior owner was an elderly guy who didnt have the money to take care of it. It was in decent shape but definitely needed some love. We went in and did a cosmetic rehab spending about $95K. Listed late July for $850K based on a nearby comp that closed at $835K net. Tons of showings. Zero offers. Over the next [--] months we took a couple price drops down to $799.9K. Still plenty of traffic. A couple low offers we passed on. Feedback was"  
[X Link](https://x.com/Jacob_Naviaux/status/2021718719584723378)  2026-02-11T22:51Z [----] followers, 160.2K engagements


"Met my wife when I was a broke college kid using credit cards to take her out to a nice dinner. Almost [--] years together. Married a little over [--]. Here are some of the business ups and downs weve walked through side by side: [--]. Turned down a full-time offer at a Big [--] accounting firm after graduating from University of Georgia. Took a 100% commission sales job at a real estate investing company in Atlanta instead. That decision taught me how to find buy and sell discounted real estate. That skill has made me millions. [--]. Made my first $100K at [--] working for that company. Was consistently"  
[X Link](https://x.com/Jacob_Naviaux/status/2022704542970708298)  2026-02-14T16:08Z [----] followers, [----] engagements


"@JLucaVasco Each situation is slightly different. Have to feel out the agent. But overall Id say you want to have a good phone conversation with them to get them to like you and put preference to going with you over others if youre close"  
[X Link](https://x.com/Jacob_Naviaux/status/2022793530737926490)  2026-02-14T22:02Z [----] followers, [--] engagements


"Take the $2M hire a loan officer at $70K salary and lend it out at 10-11% to experienced borrowers doing flips with short terms like 4-6 months. Could probably bring in around $250K per year revenue minus $70K salary Im still doing better than the apartment even at full market rent and probably way less headache. Dont have the appreciation potential of course but for the lower headache and ability to grow the HM fund Id rather scale that business. https://twitter.com/i/web/status/2023177708885180651 https://twitter.com/i/web/status/2023177708885180651"  
[X Link](https://x.com/Jacob_Naviaux/status/2023177708885180651)  2026-02-15T23:28Z [----] followers, [---] engagements


"@PaceJordanMorby The crypto and stock bros love to come after the real estate guys about how much better their asset class is. Funny how many times theyll comment on my posts saying stuff like that"  
[X Link](https://x.com/Jacob_Naviaux/status/2022847435580547537)  2026-02-15T01:36Z [----] followers, [--] engagements


"@theficouple Yeah 100%. Tons of institutional purchases of single family homes. Big surplus of inventory. 10-14 days is amazing. Has taken me 60-90 days typically to get mine filled last couple years"  
[X Link](https://x.com/Jacob_Naviaux/status/2023167290389254592)  2026-02-15T22:47Z [----] followers, [--] engagements


"4 years ago my wife and I bought this house as a primary residence for $2.65M. At the time we were netting about $120K per month and had been doing that consistently for quite a while. We had more cash than we knew what to do with so putting down 25% and taking on the mortgage payment felt very comfortable. Back then every long-term financial decision went through the same filter: Even if our income dropped by X% are we still totally fine That framework gave us confidence. But in hindsight I underestimated how much of our income was tied to things we didnt fully control. Over the past [--] years"  
[X Link](https://x.com/Jacob_Naviaux/status/2017946220304449948)  2026-02-01T13:00Z [----] followers, 1.9M engagements


"I made $4M+ wholesaling straight off the MLS before I realized how much Id underestimated one thing: Relationships. From [--------] I was printing money buying deals off the MLS. Then rates started climbing in [----]. Inventory dried up. And that well got a lot shallowerfast. Today 90% of my deals come from agents and other wholesalers (it used to be closer to 40%). Im spending way less time chasing listings and way more time building relationships and providing value. Why Markets shift. Strategies stop working. But strong relationships compound. If your business relies heavily on one funnel its"  
[X Link](https://x.com/Jacob_Naviaux/status/2022657181733044505)  2026-02-14T13:00Z [----] followers, [----] engagements


"Money makes you more of who you already are. As Ive gotten older and watched people in my circle get richer Ive noticed this to be true. If someone is generous they give bigger. If theyre disciplined they get sharper. If theyre a jerk they just become a louder one. Thats why character cash flow. Build the person first. The money will amplify whatever youve built. https://twitter.com/i/web/status/2023019558307545424 https://twitter.com/i/web/status/2023019558307545424"  
[X Link](https://x.com/Jacob_Naviaux/status/2023019558307545424)  2026-02-15T13:00Z [----] followers, [---] engagements


"@dig_deeper1 One 40-unit apartment building. Easier to [----] gains from one property vs [--] duplexes assuming the H&B sale for the duplexes would be selling individually vs selling to one investor"  
[X Link](https://x.com/Jacob_Naviaux/status/2023163399421526290)  2026-02-15T22:31Z [----] followers, [---] engagements


"Most listing agents and sellers dont push for higher earnest money. We always do and heres why 👇 If youre only getting 1% EM and the buyer terminates after contingencies expire That 1% wont even come close to covering: [--] weeks of holding costs (HM interest taxes utilities) The momentum you lost by going off market On a $400K sale 1% = $4K. One month of holding + reset is easily more than that. We almost always counter at 3% EM hoping to land at 2%+. Why [--]. If the buyer walks late we recoup holding costs + some extra for lost momentum. [--]. The buyer now has real skin in the game. When someone"  
[X Link](https://x.com/Jacob_Naviaux/status/2023195330540392776)  2026-02-16T00:38Z [----] followers, [----] engagements


"Smart tip. Never heard of this strategy before with IRAs. Still think Roth 401k is a better option though for these two reasons: IRAs are subject to UDFI (unrelated debt-financed income) while 401ks aren'tthis is where you invest your IRA funds into a project using debt which makes the percentage funded by debt taxable to your IRA. And then with one prohibited transaction (even unintentional) your whole IRA account becomes disqualified making it subject to taxes and penalties whereas with a 401k a prohibited transaction only makes that transaction itself taxable with penalties not the whole"  
[X Link](https://x.com/Jacob_Naviaux/status/2023199564052721807)  2026-02-16T00:55Z [----] followers, [----] engagements


"When Im selling a flip and agree to make repairs before closing I dont start the work until all contingencies have expired: Due diligence Finance Appraisal Only exception If its something Id fix regardless of whether this deal closes or not. Heres why: If you start repairs before contingencies expire youre taking on all the risk. Buyer backs out. EM gets returned. Youve already spent the money. Now youre back on market. You might say: Who cares The house is better now. Doesnt matter. The next buyer is almost always going to come with their own repair listno matter how perfect it is. Id rather"  
[X Link](https://x.com/Jacob_Naviaux/status/2023381964665872408)  2026-02-16T13:00Z [----] followers, [----] engagements


"Did a deal once that paid us twice. Wholesaler wanted $299K for a 1300sf fixer upper in a prime in-town neighborhood. Similar fixer uppers were selling in the mid $300s. Told my wife to lock it up immediately. She worked the wholesaler down to $279K. Property was occupied so we held a group showing where [--] investors showed up. Asking was $340K. Sold it for $346K. [--] pop. About [--] months later the buyer calls and asks if we want to buy it back. We lock it up at $350K. Turn around and sell it for $367.5K. [----] pop. Same deal. Less than a year. $84.5K total profit."  
[X Link](https://x.com/Jacob_Naviaux/status/2016634129748537396)  2026-01-28T22:06Z [----] followers, [----] engagements


"@joeknowsthemrkt What was price when prior listing expired/withdrawn and what is it now"  
[X Link](https://x.com/Jacob_Naviaux/status/2016681184571363428)  2026-01-29T01:13Z [----] followers, [--] engagements


"Hard money lender: Were going to need to extend closing a few days. Borrower: Why Were two weeks into this deal and youve had everything for a week. HML: Its still in underwriting. This happens all the time. And lenders act like extending is no big deal. But heres the real risk: Seller has a higher backup offer and wants the deal to fall apart Buyer loses their earnest money Deal dead. Buyer screwed. Yessometimes borrowers are slow with docs. Yessometimes title causes delays. But lets be honest: A lot of times its the hard money lender. When I lend: If I have borrower docs + clear title I can"  
[X Link](https://x.com/Jacob_Naviaux/status/2017589959801119073)  2026-01-31T13:25Z [----] followers, [----] engagements


"Saw a brutal mistake at a foreclosure auction once. I was bidding on an HOA foreclosure. Capped my bid at $32K because there was a superior lien ahead of the HOA with a $140K principal balance taken out just a few years prior that would survive the sale. A couple investors missed it. They bid the property all the way up to $180K. Winner thought they crushed it Until resale when they learned they inherited the $140K lien. If youre buying foreclosures you better know exactly what liens survive the sale. Foreclosures are unforgiving. One mistake can wipe you out"  
[X Link](https://x.com/Jacob_Naviaux/status/2018308636238340205)  2026-02-02T13:00Z [----] followers, 165.7K engagements


"Bought a property at a foreclosure auction once that turned into an expensive lesson. It was a condo in a complex where one investment company was aggressively buying units for $120K$150K. Recent comps. Multiple sales. Felt solid. I win the auction at $70K thinking I just locked up an easy $40K+. I reach out asking $140K. They come back at $90K. I push back using their own recent purchases. They basically tell me to pound sand. I say not interested assuming theyll come back in a couple weeks. They dont. I explore flipping or holdingneither makes sense. Weeks later I circle back and say Ill"  
[X Link](https://x.com/Jacob_Naviaux/status/2019169352788959443)  2026-02-04T22:01Z [----] followers, [----] engagements


"One thing I learned a few years ago: Shooting for top of market on flips is not always the smartest play. Sure it looks great on social media. HGTV-style renovations. High-end finishes everywhere. But if youre operating in the first-time homebuyer price point just getting the house clean and move-in ready is often the better move. I used to renovate every flip to the top of the market. Now I do this way more often: Simpler rehabs Middle-of-market pricing Way less headache. And usually the same profit sometimes even more. Flashy doesnt equal smart"  
[X Link](https://x.com/Jacob_Naviaux/status/2019395695057195296)  2026-02-05T13:00Z [----] followers, [----] engagements


"Wholesalers get a bad rap for taking advantage of distressed sellers. Heres my take. If wholesalers disappeared tomorrow 90%+ of flippers would take a massive hit to deal flow. Yes you can buy off the MLS. But personally Id lose out on most from increased competition of them being listed. Yes you can do direct-to-seller marketing. But thats an entirely separate business with its own costs systems and headaches. Wholesalers fill that gap. Are there bad apples in wholesaling Absolutely. But there are bad apples in every lane: flippers developers landlords agents lenders etc. Wholesalers provide"  
[X Link](https://x.com/Jacob_Naviaux/status/2019456080770920629)  2026-02-05T17:00Z [----] followers, [----] engagements


"If you buy fixer-uppers its just a matter of time before your car gets infested with fleas. Bought a foreclosure once. Walked it after winning the bidno issues. Came back for a second walk Didnt realize fleas were all over my legs until I was back in my car. Fun fact I learned from that experience: Flea eggs can lay dormant for YEARS. Vibrations = host detected they hatch. Ever since then: Quick check before getting in my car after walking a disgusting property Flea spray lives in my car"  
[X Link](https://x.com/Jacob_Naviaux/status/2019531556369424645)  2026-02-05T22:00Z [----] followers, [----] engagements


"Unpopular opinion: Agents waste just as much time as wholesalers. Wholesalers get flak for locking up deals too high and backing out. But agents do the same thing by listing overpriced properties that sit for months before expiring"  
[X Link](https://x.com/Jacob_Naviaux/status/2019757986982363645)  2026-02-06T13:00Z [----] followers, [----] engagements


"I just fired my property manager. They werent adding enough value anymore. After [---] years working together I finally pulled the plug and switched to full self-management. If youre thinking about self-managing here are [--] things you absolutely need to do it right: 1) A local agent who specializes in tenant placement. Pick someone whos been around the block and knows all the tricks professional tenants use (fake paystubs/bank statements/rental history). I still give final approval but my agent handles most of the screening legwork. 2) A strong vendor list. Two vendors handle 90% of my"  
[X Link](https://x.com/Jacob_Naviaux/status/2019818442476433827)  2026-02-06T17:00Z [----] followers, [----] engagements


"If a deal is a light cosmetic flip I can wholesale for $10K or take down and flip for $30K Im flipping it myself nearly every time. Same deal. A little more work. [--] the profit"  
[X Link](https://x.com/Jacob_Naviaux/status/2019893893605568815)  2026-02-06T22:00Z [----] followers, [----] engagements


"Had an interesting situation pop up with a tenant this week. Theyre upset that the front of the house feels cooler than the rest of the home and are now citing habitability statutes and formally demanding further action (see screenshot). Context: HVAC tech serviced the system a couple weeks ago Tenant raised the same concern during the visit Tech confirmed system is operating properly Explained temp variance is expected due to furnace + duct layout Home is maintaining a safe livable temperature No mechanical issues found We explained all of this to the tenant and closed the maintenance"  
[X Link](https://x.com/Jacob_Naviaux/status/2020122763961221382)  2026-02-07T13:09Z [----] followers, [----] engagements


"If youre broke and trying to get into real estate stop obsessing over passive income. Youre broke. You dont need $200$400/month from a rental. You need cash now. Go wholesale. Make $10K$20K per deal. Do that a few times until youve stacked enough cash to take down a flip when a good one comes along and make $30K$50K. The mistake beginners make is trying to skip steps. First Build an active income machine that prints cash. Then: Take the excess and deploy it into passive investments. Cash flow first. Passive later. https://twitter.com/i/web/status/2020301756752592992"  
[X Link](https://x.com/Jacob_Naviaux/status/2020301756752592992)  2026-02-08T01:00Z [----] followers, [----] engagements


"@LivingInNorthGa Id 100% strongly recommend he install a well on the other property and if he doesnt have the money get his expectations set where hes fine marketing the deal with a concession for the new buyer to install one"  
[X Link](https://x.com/Jacob_Naviaux/status/2020305547820757491)  2026-02-08T01:15Z [----] followers, [--] engagements


"@RealtorMambuca Yep both are great from a cashflow standpoint but would recommend wholesaling starting out unless the person had at least 60-75k to play with (in my market of Atlanta)"  
[X Link](https://x.com/Jacob_Naviaux/status/2020480699640188931)  2026-02-08T12:51Z [----] followers, [--] engagements


"@KevinDureiko Brokering hard money loans is another great cashflow strategy. We do that too on the wholesale deals we sell. Great way horizontally integrate"  
[X Link](https://x.com/Jacob_Naviaux/status/2020481676090945766)  2026-02-08T12:55Z [----] followers, [--] engagements


"Most money Ive ever made in a 3-month stretch: $794000 gross. $686K from [--] wholesale deals (no marketing spend) $108K from [--] flip This is why scaling wholesaling has always appealed to me more than scaling flipping. With flips every house is different: different repairs timelines budgets surprises and risk. With wholesaling it was much easier to build a machine. I trained acquisition and disposition agents to consistently find and move deals. Yes wholesaling has its annoyances. But its lower risk less capital intensive and far more scalable. Theres a reason far more investors have built"  
[X Link](https://x.com/Jacob_Naviaux/status/2020482796444156050)  2026-02-08T13:00Z [----] followers, [----] engagements


"@theficouple Whoever says $1M a year is normal is completely out of touch. Ive made that 3x in my 10yr real estate investing career. Can count on one hand how many people in my industry in my immediate circle make that"  
[X Link](https://x.com/Jacob_Naviaux/status/2020483843216552137)  2026-02-08T13:04Z [----] followers, [---] engagements


"Owning your own businesswhen its built the right waybuys you a level of freedom most W2 jobs never will. Vacations when you want Half days on Fridays Lunch with the wifey in the middle of the week Are there seasons where I have to work too many hours to take advantage of all those freedoms For sure. But theyre seasons not permanent situations. Thats why I love being my own boss"  
[X Link](https://x.com/Jacob_Naviaux/status/2020560157462110628)  2026-02-08T18:07Z [----] followers, [----] engagements


"@thmindustriesre Such a baller deal. How in the world did you get a bank to be that dumb to accept that low of a priceThis wouldve easily sold in my market for like 365K with those numbers"  
[X Link](https://x.com/Jacob_Naviaux/status/2020589992213725657)  2026-02-08T20:06Z [----] followers, [--] engagements


"@houseflipperny 99%"  
[X Link](https://x.com/Jacob_Naviaux/status/2020602033716531335)  2026-02-08T20:54Z [----] followers, [--] engagements


"@MichaelFichman Why do you say that"  
[X Link](https://x.com/Jacob_Naviaux/status/2021013139375239462)  2026-02-10T00:07Z [----] followers, [---] engagements


"So important. Would tell my sales agents to do this same thing with investors at initial meeting before getting added to our system. When only one decision maker would come to the meeting always dealt with pushback from other decision maker when it came to actually buying a deal. https://twitter.com/i/web/status/2021022065000587500 https://twitter.com/i/web/status/2021022065000587500"  
[X Link](https://x.com/Jacob_Naviaux/status/2021022065000587500)  2026-02-10T00:43Z [----] followers, [--] engagements


"@LivingInNorthGa Typically the ones who have built up a sizable operation sourcing off market properties for investors have built their own brokerage setup like a Mark Spain"  
[X Link](https://x.com/Jacob_Naviaux/status/2021022526705631686)  2026-02-10T00:44Z [----] followers, [---] engagements


"@ikehobbs Learned this lesson after losing $220K in a Ponzi scheme 😅"  
[X Link](https://x.com/Jacob_Naviaux/status/2021027060748345729)  2026-02-10T01:02Z [----] followers, [---] engagements


"@FLHomeOptions They most definitely shop rate and terms. I am just very competitive and have the benefit of being a small time private lender that doesnt make them have to jump through as many hoops which a lot of these guys like"  
[X Link](https://x.com/Jacob_Naviaux/status/2021192832610967727)  2026-02-10T12:01Z [----] followers, [--] engagements


"@GenZMultifamily Can make a very healthy monthly cashflow but retire Probably not unless youre down to live a middle to upper-middle class lifestyle. Not what I want"  
[X Link](https://x.com/Jacob_Naviaux/status/2021348261261635911)  2026-02-10T22:19Z [----] followers, [---] engagements


"@TheJSantiago Thank God for people who live like this"  
[X Link](https://x.com/Jacob_Naviaux/status/2021369880449257692)  2026-02-10T23:45Z [----] followers, [--] engagements


"@theficouple Much easier to find cashflowing real estate compared to major metros like Im in in Atlanta"  
[X Link](https://x.com/Jacob_Naviaux/status/2021379909193695731)  2026-02-11T00:25Z [----] followers, [----] engagements


"@theficouple 401k IRA"  
[X Link](https://x.com/Jacob_Naviaux/status/2021380150487564684)  2026-02-11T00:25Z [----] followers, [--] engagements


"@RBartNY Yep so nice not to have to talk to the seller and have somebody else handle that"  
[X Link](https://x.com/Jacob_Naviaux/status/2021728781224857684)  2026-02-11T23:31Z [----] followers, [--] engagements


"@HalfFeeLee Thought I was going to make closer to 75k on it. If I wouldve sold it for 825k within a month or so of being listed I wouldve made that. Just got crushed with holding costs. Even if I only made 40k wouldve called it a good deal for the relatively light rehab"  
[X Link](https://x.com/Jacob_Naviaux/status/2021733137173402030)  2026-02-11T23:48Z [----] followers, [--] engagements


"@will_labovick Yeah this is more for advanced investors which is why I said its difficult for people to break 7-figure mark only using one exit strategy"  
[X Link](https://x.com/Jacob_Naviaux/status/2021737795061264509)  2026-02-12T00:07Z [----] followers, [--] engagements


"@RBartNY Totally agree. Made a lot of money buying off the MLS over the years"  
[X Link](https://x.com/Jacob_Naviaux/status/2021738753719480327)  2026-02-12T00:10Z [----] followers, [--] engagements


"@David19050367 Yep if they do a new kitchen and master new fixtures and light landscaping could easily be worth $1M"  
[X Link](https://x.com/Jacob_Naviaux/status/2021745978823647266)  2026-02-12T00:39Z [----] followers, [---] engagements


"@Robert_Simon_ For sure Curb appeal on this one was top notch"  
[X Link](https://x.com/Jacob_Naviaux/status/2021746431351026110)  2026-02-12T00:41Z [----] followers, [----] engagements


"Agreed with all this would just opt for Roth 401k over IRA. IRAs have way lower annual contribution limits compared to 401ks. Annual limit with an IRA is $7000 if you're under [--] whereas 401k max between employee and employer profit-sharing is $70000 under [--]. IRAs also are subject to UDFI (unrelated debt-financed income) while 401ks aren'tthis is where you invest your IRA funds into a project using debt which makes the percentage funded by debt taxable to your IRA. And then with one prohibited transaction (even unintentional) your whole IRA account becomes disqualified making it subject to"  
[X Link](https://x.com/Jacob_Naviaux/status/2021750436533809336)  2026-02-12T00:57Z [----] followers, [---] engagements


"@Joe_K__ Dont have all the figures in front of me right now so will have to get back to you. But was probably 50k just with interior/exterior paint and HVAC alone"  
[X Link](https://x.com/Jacob_Naviaux/status/2021755139149672560)  2026-02-12T01:16Z [----] followers, [---] engagements


"Hybrid hard coat. Has the foam backing like synthetic does but instead of a mesh screen between the foam and the base stucco layer like you see with synthetic there's a wire thatch material in between the foam and base stucco layer which gives it more of the concrete feel like you see with regular hardcoat. People were fine with this"  
[X Link](https://x.com/Jacob_Naviaux/status/2021933190760354140)  2026-02-12T13:03Z [----] followers, [--] engagements


"@Stemulite23 Sure on this one deal but I way outperform the S&P when you account for all the flips I do in a year"  
[X Link](https://x.com/Jacob_Naviaux/status/2021936087523111432)  2026-02-12T13:15Z [----] followers, [--] engagements


"@N8RealEstate Wised up and figured your real value was underwriting and buying more discounted deals. Awesome stuff brother"  
[X Link](https://x.com/Jacob_Naviaux/status/2022120545987580196)  2026-02-13T01:28Z [----] followers, [--] engagements


"@theficouple These type of deals typically need rehab though at least from what Ive seen. If youre using a loan to buy them usually HM flip loan then cash out refi with DSCR or conventional mortgage"  
[X Link](https://x.com/Jacob_Naviaux/status/2022121254262825298)  2026-02-13T01:30Z [----] followers, [---] engagements


"Everyone wants "passive income" way too early. I didn't touch a passive deal until I was already making $500k+/yr in real estate. Build an active cash machine firstsomething that pays the bills and stacks capital. Passive income is a destination not a starting point"  
[X Link](https://x.com/anyuser/status/2022430591673893182)  2026-02-13T22:00Z [----] followers, [----] engagements


"@theficouple As much as I am an own type of guy renting in todays environment may not be a bad idea for a lot of people. Big reason why first time homebuyer age is now 40"  
[X Link](https://x.com/Jacob_Naviaux/status/2023413970175131929)  2026-02-16T15:07Z [----] followers, [---] engagements


"Needed a new roof on a flip I just wrapped up. Called my usual roofer. He quoted $110/square (labor only). Its been about three years since Ive had to replace an entire roof but jobs I did with him from late 2020early [----] were $65$75/square. $110/square felt too steep even with costs going up. So I asked around and got referred to another roofer. He checked out the job and said he could do $75/square. Hired him. Materials + dumpster delivered. Crew knocked it out in one day. Lesson: You cannot get lazy with your subs. Costs move. Crews change. Your go-to guys get busy and/or raise prices. If"  
[X Link](https://x.com/Jacob_Naviaux/status/2020845448102129979)  2026-02-09T13:01Z [----] followers, 18.6K engagements


"I lend private money on fix and flips in my market. Im very selective on who I work with because Im not chasing max yield. Im chasing consistent returns with minimal headache. I intentionally charge low interest and origination because I want to attract the best operators"  
[X Link](https://x.com/Jacob_Naviaux/status/2020905654609719530)  2026-02-09T17:00Z [----] followers, [----] engagements


"Last year I averaged $30001 net profit per flip sold. Some context: Avg sales price: $333133 Avg rehab: $29350 My baseline net profit target for a typical cosmetic flip in my market is $30000. Ill buy almost any flip that fits that metric within [--] miles of Atlanta. If the rehab starts getting more involved I usually want a higher net. Worth noting: I save 23% on sale costs by listing myself I save 1020% on rehab by not using a GC I save on holding costs by having cheaper money than most Just sharing real numbers. https://twitter.com/i/web/status/2020981076152418421"  
[X Link](https://x.com/Jacob_Naviaux/status/2020981076152418421)  2026-02-09T22:00Z [----] followers, [----] engagements


"I hear investors say this all the time: I only wholesale. I dont wholesale. I actually buy and flip. That mindset is exactly why most of them never crack [--] figures. You cant rely on one exit strategy in this business. Deals dont care about your ego. If I was too proud to wholesale because I only want to be the end buyer Id leave hundreds of thousands on the table every year. The goal isnt to pick a lane and defend it. Its to extract maximum value from every deal"  
[X Link](https://x.com/Jacob_Naviaux/status/2021275077942063154)  2026-02-10T17:28Z [----] followers, [----] engagements


"If youre debating new cabinets vs refinishing or whether to rip out the fiberglass shower for tile dont guess. Pull recent comps at the price point youre targeting. See exactly what those houses have. Then copy it. Dont reinvent the wheel when the data is right in front of you"  
[X Link](https://x.com/Jacob_Naviaux/status/2021343537325826098)  2026-02-10T22:00Z [----] followers, [----] engagements


"If I had to start over from scratch as a real estate wholesaler Id focus on one thing: Agent outreach. Direct-to-seller marketing is what everyone preachesbut its a beast. High spend and hundreds of conversations just to land one deal. By working with agents youre tapping into multiple marketing funnels that are already running on someone elses dime. Will the fees be smaller Usually yes. But no massive marketing budget. No endless seller calls. Much faster conversion cycles. Lower profits. But much lower friction. That tradeoff wins earlyevery time"  
[X Link](https://x.com/Jacob_Naviaux/status/2021570082300670177)  2026-02-11T13:00Z [----] followers, [----] engagements


"Credit score doesnt tell you how a tenant will treat your property. Walking their current residence does. I recently started having my leasing agent meet applicants at their existing home to sign the lease before final approval. I picked this up from a Section [--] guy I follow on IG but he never explained how he actually implemented itso I tested it myself. Heres whats working: After income credit criminal and rental history are verifiedand were ready to move forwardwe schedule the lease signing at their current residence. This expectation is communicated up front before they ever spend money"  
[X Link](https://x.com/Jacob_Naviaux/status/2021630497386873127)  2026-02-11T17:00Z [----] followers, [----] engagements


"Everyone wants to make $1M/year. Very few realize how hard it is to go from $100K $500K $1M. Each level requires different skills a different mindset and different systems. Ive had years over $1M. Ive also had years around $500K. And I can tell you this with full honesty: Life at $500K can be pretty damn nice too. Typically: More freedom Less chaos Fewer moving parts Dont underestimate how good a great living at $500K can beor how much it really takes to scale past it"  
[X Link](https://x.com/Jacob_Naviaux/status/2021932333855641736)  2026-02-12T13:00Z [----] followers, [----] engagements


"@MAPatriot1630 Lots of people out there who want a move-in ready home but cant afford to buy the top renovated house in that area. Thats the market I typically aim for and have had a ton of success doing. Low offers were upper 600s to 750k"  
[X Link](https://x.com/Jacob_Naviaux/status/2021932764086325454)  2026-02-12T13:01Z [----] followers, [---] engagements


"A lot of investors rely on the 1-mile radius rule when pulling comps. But think about it logically. Do buyers pick a random point on a map and say: I want to buy a house within [--] mile of that Of course not. Buyers anchor to schools and neighborhoodsnot arbitrary circles. The 1-mile rule is a lazy shortcut that works sometimes but gets a lot of people in trouble. Heres what I do: Suburbs I pull comps in the same high school district Schools drive demand and price more than distance. City I draw a tight polygon around the exact neighborhood or pocket Cross one street and values can change fast."  
[X Link](https://x.com/Jacob_Naviaux/status/2021993314350723204)  2026-02-12T17:02Z [----] followers, [----] engagements


"For the past year Ive been wanting to ditch my HVAC guy Ive used for the last [--] years. Not because he does bad work. Hes a good dude very knowledgeable and does quality installs. But the communication fell off hard. Constant follow-ups just to get him out. Was driving me crazy each time I had to use him. Finally pulled the plug and got referred to someone else. Way less headache. More responsive. And cheaper. Just installed two new 2-ton Goodman systems for $9000 (materials + labor). My old guy wouldve been around $13000 for the same job. Lesson: Subs are good til theyre not. Cant get"  
[X Link](https://x.com/Jacob_Naviaux/status/2022068359479562347)  2026-02-12T22:00Z [----] followers, [----] engagements


"Posted my first tweet on Oct [--] [----] with [--] followers. Took me [--] months to hit [---] [--] weeks later went from [---] [----] Just sharing whats actually working in my business right now. 10+ years investing: Flips Wholesaling Rentals Private lending This account is me documenting real decisions real mistakes and real systems Im using today. Appreciate the love. Hope the content is helping you make more money and fewer mistakes"  
[X Link](https://x.com/Jacob_Naviaux/status/2022294744903147864)  2026-02-13T13:00Z [----] followers, [----] engagements


"A few things Ive learned after running a 7-figure business for [--] years: [--]. No one will ever work as hard as you. Its not their companyand thats okay. Build systems not expectations. [--]. Sales solve almost everything. If money is coming in most problems are temporary. If its not every problem feels fatal. [--]. Fall in love with the process not the finish line. Goals are fine. Daily execution and incremental improvement are what actually compound. Most investors dont fail from lack of knowledge. They fail from lack of consistency"  
[X Link](https://x.com/Jacob_Naviaux/status/2022355145548304680)  2026-02-13T17:00Z [----] followers, [---] engagements


"@theficouple Been a great one and looking forward to it continuing"  
[X Link](https://x.com/Jacob_Naviaux/status/2022756831538360384)  2026-02-14T19:36Z [----] followers, [--] engagements


"@LivingInNorthGa Yep gotta start somewhere. No one started something new as an expert"  
[X Link](https://x.com/Jacob_Naviaux/status/2023037881171030525)  2026-02-15T14:13Z [----] followers, [--] engagements


"Ive never been a DTS guy. Done some direct mail and cold calling campaigns but never mastered it. Would say 97% of the 500+ deals Ive done in my career have come from wholesalers agents and directly off the MLS. I do agree though that you learn a ton from learning seller behavior. Just think you can learn it (at least to a good enough degree) from watching youtube videos vs spending tens of thousands on marketing doing it firsthand. https://twitter.com/i/web/status/2023040883084366243 https://twitter.com/i/web/status/2023040883084366243"  
[X Link](https://x.com/Jacob_Naviaux/status/2023040883084366243)  2026-02-15T14:25Z [----] followers, [--] engagements


"@theficouple A LOT of work to manage a high-end Airbnb like that. Its a brand in itself to operate at a high level. Only stuff I see that people house hack in Atlanta are duplexes/tris/quads or single family home with basement unit or ADU. None of those have ever appealed to me personally"  
[X Link](https://x.com/Jacob_Naviaux/status/2023418787748319532)  2026-02-16T15:26Z [----] followers, [--] engagements


"@okiesmo Thats awesome Not going to be anywhere close to 2x on this but hopefully will have a couple hundred thousands in gains after selling costs (which will really just cover all the interest we spent over the [--] years)"  
[X Link](https://x.com/Jacob_Naviaux/status/2017985734573949158)  2026-02-01T15:37Z [----] followers, 12.1K engagements


"@CraigSwann1 Going to miss it thats for sure"  
[X Link](https://x.com/Jacob_Naviaux/status/2018056174361366832)  2026-02-01T20:17Z [----] followers, [----] engagements


"@MOFO_Finance There are most definitely bad players out there in the wholesale space. Just like there are in the flipper developer lender etc space. A lot of the bad rap wholesaling gets is bc of those bad apples. Its a very needed element to the residential real estate investing industry"  
[X Link](https://x.com/Jacob_Naviaux/status/2018115320905404513)  2026-02-02T00:12Z [----] followers, [---] engagements


"Thank you. Wouldnt sell if I had the money. Just got priced out of the house. The house could easily be worth $4.5M after a pool + outdoor living + 3rd garage was added along with more interior renovations. Cutting ties with it downsizing slightly and buying all cash to get rid of a mortgage. https://twitter.com/i/web/status/2018116397637771709 https://twitter.com/i/web/status/2018116397637771709"  
[X Link](https://x.com/Jacob_Naviaux/status/2018116397637771709)  2026-02-02T00:16Z [----] followers, [--] engagements


"If you can sell and downsize to something more affordable. Maybe even rent (not a bad idea in todays environment). Pay off highest interest credit account first and then go to next highest and keep going til all credit is paid off. Try your best to live on 60% of your income. Easier said than done but if you do all that for few years youll be in a much more comfortable position. https://twitter.com/i/web/status/2018124674119487707 https://twitter.com/i/web/status/2018124674119487707"  
[X Link](https://x.com/Jacob_Naviaux/status/2018124674119487707)  2026-02-02T00:49Z [----] followers, [---] engagements


"@cryptomania25 Wouldnt say we were just winging it. Thought we were being very rational. Making that much per month out this debt obligation at less than 13% DTI. Significantly less than most Americans spend on their primaries"  
[X Link](https://x.com/Jacob_Naviaux/status/2018280543482224645)  2026-02-02T11:09Z [----] followers, [--] engagements


"@photo_bb No its way down. Same with flipping lending traditional Realtor etc. Were seeing the lowest transactions being done nationwide per capita since late 70s"  
[X Link](https://x.com/Jacob_Naviaux/status/2018331103497486583)  2026-02-02T14:30Z [----] followers, [--] engagements


"If you count your money before the deal is closed and disbursed youre setting yourself up for disappointment"  
[X Link](https://x.com/Jacob_Naviaux/status/2018368910634926395)  2026-02-02T17:00Z [----] followers, [----] engagements


"@VisionCraft007 So true. Going to focus much more heavily on purchasing more real estate to rent out to have cashflow coming in from other avenues other than just from my business"  
[X Link](https://x.com/Jacob_Naviaux/status/2018383080487026950)  2026-02-02T17:56Z [----] followers, [---] engagements


"@AlanSladen What state is that First time hearing that"  
[X Link](https://x.com/Jacob_Naviaux/status/2018477812550885506)  2026-02-03T00:13Z [----] followers, [---] engagements


"@GenZMultifamily Looking to get more into this side of real estate for this exact reason. Flipping and wholesaling are awesome for cashflow and never planning on stopping them but 100% want to put more emphasis on this going forward"  
[X Link](https://x.com/Jacob_Naviaux/status/2018483038062059829)  2026-02-03T00:33Z [----] followers, [--] engagements


"@GenZMultifamily Still resonates bc so many people going into buying SFR rentals thinking its the key to cashflow. SFR rarely cashflow after you back out all the tenant turns vacancies eviction costs etc. Ive always bought SFR for appreciation"  
[X Link](https://x.com/Jacob_Naviaux/status/2018484971120328848)  2026-02-03T00:41Z [----] followers, [---] engagements


"@REExchangor @GenZMultifamily If you sell in markets like OH where cashflow exists definitely interested"  
[X Link](https://x.com/Jacob_Naviaux/status/2018494019383226613)  2026-02-03T01:17Z [----] followers, [--] engagements


"Listing agents who say No blind offers after their listing has been sitting for a month+ are a joke. I get it more so in the first couple weeks. Plenty of rookie investors will overpay because they cant accurately estimate their rehab costs off pics. But once its been sitting for a month or more If I tie up your property with a [--] day due diligence period the worst-case scenario is I terminate. and youre right back where you already are: with a listing that isnt moving"  
[X Link](https://x.com/Jacob_Naviaux/status/2018731243563614617)  2026-02-03T17:00Z [----] followers, [----] engagements


"@MichaelFichman Wish I could say theres so much inventory out there in my market (Atlanta) but not the case. Saw a stat recently that were seeing lowest residential transaction volume per capita nationwide since late 1970s"  
[X Link](https://x.com/Jacob_Naviaux/status/2018776657230758168)  2026-02-03T20:00Z [----] followers, [--] engagements


"@MichaelFichman Anything 50ish mile radius of Atlanta. Wholesalers agents and MLS. No DTS"  
[X Link](https://x.com/Jacob_Naviaux/status/2018779887562047554)  2026-02-03T20:13Z [----] followers, [--] engagements


"The tweet was more so talking about listings that have been sitting for over a month. If youre throwing away offers with due diligence periods when youve been on market for 30+ days I think youre dumb. If I had a zero DD offer and an offer with DD both at the same price Im obviously going to take the zero DD offer. Not relevant to the tweet though. https://twitter.com/i/web/status/2018801851991278063 https://twitter.com/i/web/status/2018801851991278063"  
[X Link](https://x.com/Jacob_Naviaux/status/2018801851991278063)  2026-02-03T21:40Z [----] followers, [--] engagements


"@TylerTapley Your prerogative if its your property but if youre representing a seller and throwing away offers by being so dead set on only zero DD offers I think thats irresponsible and a disservice to the seller"  
[X Link](https://x.com/Jacob_Naviaux/status/2018805011111899324)  2026-02-03T21:53Z [----] followers, [--] engagements


"Gotten rocked on a prehabbed deal before. So hard to pinpoint an accurate rehab once drywall is up. You walk these thinking it wont be that much and then turns out much different once you get into it. Exceptions out there for sure but usually they sell way too high to investors who make a dumb buying decision. https://twitter.com/i/web/status/2018849689286672462 https://twitter.com/i/web/status/2018849689286672462"  
[X Link](https://x.com/Jacob_Naviaux/status/2018849689286672462)  2026-02-04T00:50Z [----] followers, [---] engagements


"@GenZMultifamily Great rules. Curious why you use below market rent though vs just a conservative rent figure or is that what you mean like youre just not using the upper end of what you may be able to rent for"  
[X Link](https://x.com/Jacob_Naviaux/status/2019014436456202481)  2026-02-04T11:45Z [----] followers, [---] engagements


"Quick reminder that negotiating with contractors over text is often the worst move. Painter Ive used for years walked a job with me and said itd probably be a 3-man job for [--] days. I was expecting $4.5K$5.5K. He texts over a quote for $8400. I counter at $5500 via text. He replies: Cant help on this one. Instead of going back and forth I pick up the phone. I ask why this job is so much higher than others. He says Its a big job. I push back: [--] guys for [--] days should put us around $4500$5500. Thats when he explains that after reviewing it more closely with his partner they think its really a"  
[X Link](https://x.com/Jacob_Naviaux/status/2019093636646932861)  2026-02-04T17:00Z [----] followers, 56.7K engagements


"@dylthorn They probably pay their [--] helpers $250 per day and then they each make $350 per day. I dont hire companies that have large overhead. I hire guys who are working personally to keep the costs low. And yes these are labor costs. Im paying for the paint"  
[X Link](https://x.com/Jacob_Naviaux/status/2019191542330847595)  2026-02-04T23:29Z [----] followers, [--] engagements


"@GenZMultifamily Gotcha. Id still try to forget that info asap. Emotions just muddle things IMO"  
[X Link](https://x.com/Jacob_Naviaux/status/2019212281427476512)  2026-02-05T00:51Z [----] followers, [--] engagements


"@LivingInNorthGa If I was an agent Id prefer the luxury listings though. Way more complex to run a listing business at scale to make similar money as an agent who sells a few $2M+ properties a year. Obviously much harder market to break into"  
[X Link](https://x.com/Jacob_Naviaux/status/2019462822795567303)  2026-02-05T17:27Z [----] followers, [--] engagements


"@owoldestiny Arguably the most common form of time wasting in real estate"  
[X Link](https://x.com/Jacob_Naviaux/status/2019817798038667736)  2026-02-06T16:57Z [----] followers, [--] engagements


"@PaceJordanMorby In the wholesale circles for sure but most flippers would probably still argue wholesalers waste more time than agents. 100% agree on the 9-5ers of real estate with top agents being the exclusion"  
[X Link](https://x.com/Jacob_Naviaux/status/2019818919998218469)  2026-02-06T17:02Z [----] followers, [--] engagements


"@theficouple Assuming this is active income $40000/mo is far from wealthy. The most I ever consistently got to was $120k/mo but it was all active income. Never felt wealthy. Felt rich but not wealthy"  
[X Link](https://x.com/Jacob_Naviaux/status/2019921310537662868)  2026-02-06T23:49Z [----] followers, [----] engagements

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