Pod Insights BiggerPockets Real Estate Podcast The 2026 Housing Market is Here: 3 New Moves We’re Making This Year About this episode 2026 is finally here! And if you can still read this sentence without seeing double, you’ve made it! But this year, things are going to be a little… different. We usually talk about the best places or strategies for buying rentals, but we’re going on a bit of a detour to start the year by discussing our real estate resolutions, all of which will actively help us retire early. Want to retire with rentals, too? This is the episode for you, and we’re sharing the strategies we’re using in 2026 to get there. Kathy Fettke shares a new way she’s optimizing her real estate portfolio, with the goal to increase cash flow by 10% on her current portfolio (not buying more rentals!). Henry takes an opposite approach to most investors, opting not to scale his portfolio and instead doing something much safer. Dave details his “End Game”—the ultimate real estate portfolio for early retirement. You can copy these experts’ strategies in 2026 to retire with rentals, too! In This Episode We Cover How to use AI to optimize your portfolio and find the cash flow blind spots where you’re losing potential profits Stop scaling? Why Henry is making moves to pay off some rentals instead (and whether you should, too) Building your “End Game” portfolio to retire with rentals you actually enjoy owning The three “buckets” of investing and a sign you’ve already outgrown yours (it could cost you) Henry and Dave’s real goal that has nothing to do with real estate (can you help them out?) And So Much More! Check out more resources from this show on BiggerPockets.com and https://www.biggerpockets.com/blog/real-estate-1221 Interested in learning more about today’s sponsors or becoming a BiggerPockets partner yourself? Email [email protected] . Learn more about your ad choices. Visit megaphone.fm/adchoices
Transcript Speaker names marked ? are inferred from speaking time and the show’s known hosts — they are not voice-verified.
0:04 Dave Meyer? Happy New Year, everyone. Welcome to the BiggerPockets Podcast. I'm Dave Meyer, Head of Real Estate Investing at BiggerPockets. I hope you all had a great holiday and are excited, as I am, to grow your portfolios this year. Today, we're kicking off the new year with New Year's resolutions. And for that, I'm joined by my on-the-market co-host, Kathy Fecky and Henry Washington. We're going to share our goals for the year, the strategies we're planning to achieve those goals, and the risks we're avoiding in a changing market. A heads up that this show will also be published on the on-the-market podcast feed over this New Year's break. And make sure to tune in next week for my annual State of Real Estate Investing show and a huge announcement for the BiggerPockets
0:48 Dave Meyer? podcast you're not going to want to miss. With that, let's jump in. Kathy, Henry, how are you? Happy New Year.
0:55 Speaker 01 Happy New Year to you.
0:57 Henry Washington? Happy New Year.
0:58 Dave Meyer? I am not going to lie and pretend that we're recording this in the new year. It's not really the new year, but proactively to everyone, we're recording this in December, but Happy New Year to all of you. Kathy, you have some great holiday plans. Tell everyone what you're up to. You're always somewhere fun.
1:15 Speaker 01 Well, yes, I'm in Paris, recording this from a cave.
1:20 Dave Meyer? You literally look like you're like a medieval wine cellar right now.
1:24 Speaker 01 I'm pretty sure I am. I'm in the oldest part of Paris. But I am here for the Christmas markets and mainly because my daughter is getting married in France. So I had to come see the venue with her.
1:35 Dave Meyer? Had to.
1:35 Speaker 01 And then it's also the-
1:36 Dave Meyer? You had to.
1:37 Speaker 01 I had to. And it's the last year of the Northern Lights being like really intense. So we're going to take a little trip up to the North Pole, to the north of Norway.
1:46 Dave Meyer? Oh, that's so great. Wow. What a fun trip. Henry, what were you up to in the holidays?
1:51 Henry Washington? Food.
1:54 Dave Meyer? Enough said, really.
1:55 Henry Washington? Absolutely. I mean, I have little kids, so I do get to enjoy like the joy of Christmas still. So that's fun, but mostly I'm eating my way through the holidays.
2:03 Dave Meyer? Yeah, good for you. All right. Well, let's jump into the today's episode because I really wanted to start looking forward. Last year was a interesting, I wouldn't call it a great year. I was going to say it's a great year. I would not have called 2025 a great year. That would have been a straight up lie.
2:20 Dave Meyer? I am feeling optimistic going into 2026 and just about real estate in general. So let's talk about this in terms of what our new year's resolutions are. We'll start with real estate, but if you want to throw a non-real estate one in, I would love to hear them. But Kathy, what's your real estate new year's resolution?
2:39 Speaker 01 Well, I have a few, but one is to really dive into AI because Rich actually bought a really expensive program and he's finished it and I have not, not even close. But it is, I know it's so powerful. I mean, one of the things that Rich did is he uploaded everything. Our bank statements, the cash flow, our system knows everything about us. And when we upload it, we could know which properties are performing well, which are not. I mean, we should be knowing that anyway, but I feel like sometimes it's easy to get lazy or you've just owned properties for a while and haven't really taken a look like, how is this? Is this still a good performer? So using AI to optimize our portfolio is, is my goal for real estate.
3:25 Dave Meyer? I like that a lot. I like this as a goal. It's not like, oh, I have to buy this property by this date. It's, this is more like a growth mindset kind of goal. Like, how do you just evolve as an investor generally so that you can make better decisions going forward? Is that program, is that real estate specific?
3:42 Speaker 01 No, no, it was just a bunch of business owners. But I mean, it's like he's got a business consultant now. All of our business financials are in there and we had every employee detail what they do. Not in a Doge kind of way, but I guess kind of like, what do you do all day? And so AI knows each employee and, and knows how to optimize for them. It's, it's really been phenomenal.
4:07 Dave Meyer? Wow.
4:07 Speaker 01 And we've already, we had one of the best months ever for our company last month. I don't know if it has to do with that or not, but that's strange, right? At a time when real estate has been so slow, sales have been slow, we had a really good month.
4:19 Dave Meyer? That's awesome. So it sounds like you're using AI not just to identify properties or deals, but work on and in your business as well.
4:28 Speaker 01 Yeah. I mean, how many times do you really know what your insurance covers?
4:32 Dave Meyer? Literally never.
4:34 Speaker 01 So, so with, I'll say Claude, for example, we can upload our entire insurance thing. There's a word for it.
4:41 Henry Washington? Your insurance binder?
4:43 Speaker 01 Yeah, that thing, the binder, to just really know the details of your insurance policy and even ask it, hey, does this covering me for everything I need for my, for this investment property in this particular state? It's, it's really phenomenal what's, what's available to us and it's only going to get better. So why not be on the cutting edge of it?
4:59 Dave Meyer? I love it. Henry, are you using AI regularly?
5:02 Henry Washington? The short answer is yes, but I'd be lying to you if I told you I was using it on a, on a much deeper level than just the, the surface level, asking for help with certain items. Now I did try to build something similar to what Kathy is talking about about two months ago, where I was uploading transaction data and information from my property manager. Cause I wanted to see if AI could give me a sense of how well certain properties are performing. And I thought if I could upload the actual bank statements and marry that against the data from your property manager, who's actually going out to the properties, doing the actual repairs. And then I wanted to marry that against what I'm spending with contractors on certain properties to get just like a bird's eye view of my portfolio.
5:45 Henry Washington? And it was very challenging in chat GPT. And so, uh, I'm wondering if I should try like Claude or Gemini or one of those.
5:53 Speaker 01 Claude is so good for business.
5:54 Dave Meyer? Oh, really? I gotta check that out. Cause Henry and I were just in Seattle and people were raving about Gemini.
5:59 Henry Washington? Yeah.
6:00 Dave Meyer? I feel like it's a horse race right now. One releases a new one and it gets a little bit better. And then the other one gets a little bit better, but there's not a clear winner. I just have to tell you guys, I got a little bit of a, a behind the scenes look at a big real estate company's new AI tool. It's not bigger pockets, but there's another one that's going to release one soon. I got to do the beta. It is so fucking cool. I like, it's unbelievable how good the analysis and information about properties and.
6:29 Dave Meyer? Markets for a data analyst, this thing is so cool. I am super excited to start using these kinds of tools in my own analysis. But I have to ask you guys, like, I am, maybe I'm just a complete control freak, but like, I use this for research, but I double check everything.
6:45 Speaker 01 Oh, you have to.
6:46 Dave Meyer? Does still, right?
6:47 Speaker 01 Yeah, because it still makes lots of errors. It's not there yet, but it will be, it will be so learning the things that we're learning and, you know, bottom line, the goal for me for doing all this is I want to see if I can, wait, let me say that in a more powerful way. I'm going to increase cash flow by 10% by optimizing our portfolio, whether that means taking some older properties that aren't really performing and 1031 exchanging them into better ones, or just looking at things like we bought a lot 10 years ago because we were living at a house where someone was going to build this mega box property that block our view. And so we bought the lot they wouldn't do it. And now we don't live there anymore. We just kind of haven't done
7:30 Speaker 01 anything with it. We tried to sell it. Nobody wanted just a lot. So that's one thing. It's like, how do I optimize this piece of land that's just been sitting there and we're paying taxes on. And so I've been working with a manufactured housing company and we're going to put manufactured housing on that lot. And so when I'm doing a whole new thing and it's actually going to cash flow in California. Yeah. And if my daughter ever decides she wants to move down the street from us, there'll be a house there for her.
7:56 Dave Meyer? Hint, hint.
7:59 Speaker 01 But yeah, it's kind of just stuff like that. Just kind of looking at what we have, kind of the theme is more isn't always better. Look at what you have and make it better.
8:06 Dave Meyer? That's great. Well, I think this is an awesome New Year's resolution. I really like this idea of getting better at AI because I will admit, I am simultaneously excited by AI and very, very scared of it and terrified of it. And so sometimes I just like choose to ignore it because. I'll see these like deep fake videos online and I'm like AI is evil. But then you talk about all these things that like AI is amazing for. I just need to figure out the right way to use it for my business that makes sense and not be like overwhelmed by the like societal implications that might be coming with AI at the same time.
8:44 Speaker 01 I mean, an example is just, I've been working a lot with Claude. That's what I use. That's and asking for LA County, you know, what do I need to know about manufactured housing? Tell me the step by step process and it's not a hundred percent, you know, it's not easy, but it helps it feel not as daunting.
9:01 Dave Meyer? All right. Well, I love this. This is a great New Year's resolution. Thanks for bringing this one, Kathy. We got to take a quick break, but we'll be back with Henry's New Year's Resolution right after this. Summer bookings sound great until someone slips by the pool, gets hurt on your dock, or damages your property during a long holiday weekend. A lot of short-term rental investors don't realize their standard policy may leave gaps when it comes to short-term rental activity. That's why investors use steadily. They offer landlord insurance built for real estate investors, including short-term rentals. And if you're a BiggerPockets Pro member, you'll also get 5% off your landlord insurance premiums. Visit biggerpockets.com/landlordinsurance to learn more.
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12:43 Dave Meyer? Welcome back. I'm here with Kathy and Henry sharing our goals, New Year's resolutions for 2026. We heard Kathy's, which I love, about getting better at using AI. Henry, what is your New Year's resolution, even though you don't like them?
12:57 Henry Washington? No, I don't like them. And I always feel awkward when people ask questions like this because of the kind of investor I am. Like, I'm in, I just do old, boring real estate, Dave. Like, I just buy distressed properties. I fix them up, and then I rent them out, or I sell them. And I think when people ask about resolutions, they expect to hear some, like, super, you know, ambitious, creative, like, thing that you're doing.
13:25 Dave Meyer? Like a big pivot. Like, you're making some change. Yeah, yeah.
13:29 Henry Washington? And I'm not. My goals are very similar each year, because I just want to continue to do what works and what's worked for generations, which is another iteration of the same thing. But now that I've placed that caveat, essentially, I think of investing in three buckets, where you're either growing, you're stabilizing, or you're protecting. And we, as investors, operate in typically two of those buckets at a time, heavily weighted more so on one than the other. And so, as I started in 2017, I've been a lot more focused on growth. So my goals each year were always around, how many more assets do I need to acquire? Right? How many more projects do I need to flip to give me the funding to acquire those assets?
14:14 Henry Washington? But now, I'm in a place where I'm more focused on stabilization and protection. And to me, protection is paying off. And so, my goals for 2026, or my resolution, if you want to call it that, is more focused around stabilization, optimization, similar to Kathy, and paying off debt. So, I have a stretch goal of paying off two properties in 2026. And I know two doesn't sound like a lot, but we're talking about completely clearing the debt on two assets, which I think is a big deal. So I want to pay off two of my assets. And there's about four assets that I need to stabilize. Because I'm bleeding money in them right now. Some of them my own fault, some of them no fault of my own.
14:57 Henry Washington? One in particular, I bought a duplex not in a flood zone and we had a crazy flash flood. And it tore through both units of the duplex. And then on top of that, a big mistake happened with one of the remediation companies, where they did some work unauthorized to the tune of $40,000. So I have about a $40,000 bill that we're fighting because they weren't supposed to do the work. And I have about a $50,000 renovation I'm gonna have to fund out of pocket, right? So these are big ticket items. They don't just come very easy. So that property right now is a duplex that I pay monthly all the expenses on, but has no income, right? So stabilization is a big deal for me in 2026.
15:41 Henry Washington? I also have some multifamily assets I bought in 2023. Again, no fault of my own. The city has come in and is requiring me to do some work that we didn't plan on doing, that we can't really fight. So there's just, there's a lot that happens in a real estate portfolio that I just, I think, requires you to take a step back and evaluate. So 2026, stabilizing the assets that are bleeding money and paying off two properties. And so those lead me to my other goals, which is I need money to do those things, right? So that guides me to how many projects I need to take on throughout the year to generate the income I need to solve those problems, live my life. Makes sense?
16:27 Dave Meyer? It does make sense. I love the way of thinking backwards. Like, a lot of people would be like, how many flips can I do? Maximize and then take that money and be like, what am I gonna do with it? But I really like thinking about it, like, what do I need to do? And then sort of backing into the minimum amount of work that you can do. That doesn't mean you might not take on more deals if you find opportunity. But like, just having a good sense, like, okay, I need to do two a quarter or one a year. Like, I need to do that, make sure I'm hustling on that, and then I'll take everything else that comes from there.
17:00 Henry Washington? Yep. Average probably around like forty five thousand dollars net profit on a flip. And I would estimate that I need to do about fifteen projects to be able to pay off the properties that I'm looking to pay off and to be able to have the income necessary to continue to live and be able to stabilize the four assets I need to stabilize. So that's my goals.
17:25 Dave Meyer? I love it. I guess I understand maybe why you don't love a new year's resolution because this sounds like it's a multi-year project too. It's not like, you know, this is something you do in twenty twenty six. This is a piece of a larger goal that you have been working for and will probably need to keep working towards beyond twenty twenty six.
17:47 Henry Washington? Yeah, my larger goal, like ideally, like this is now they say your your goals are supposed to be like big and scary, right? Like in in corporate world, they call them stretch goals. The big scary stretch goal is to have a third of my portfolio paid off ten years from now. And
18:03 Dave Meyer? I like that.
18:03 Henry Washington? That's a lot. It's a lot of money.
18:07 Dave Meyer? Yeah, yeah.
18:08 Henry Washington? But I feel like if you don't set a big scare, like, you know, shoot for the moon, land on the stars, right? If I end up with with half of that paid off, that's still going to put me in an extremely strong financial position in ten years. So the larger goal is that. And then what I do each year is tying into that. And then I have to adjust each year because yeah, I have a goal of two this year, but what if I only get one, right? So then I need to take what happens in twenty twenty six in terms of the economic outlook and make new goals. Maybe ten might be too far out. Maybe I need to change it. So, you know, I think I'm not afraid to reevaluate my goals based on what's happening, but I try to make it all tie together.
18:49 Speaker 01 I love that. It sounds like you're also looking at the protection side of it because if you, as you start paying off properties, there's such relief knowing that if there's any, anything goes wrong and you just can't predict, you can't predict things like twenty twenty coming along. That wasn't, that turned out not to be bad for real estate at all. A pretty good time for real estate, but could have gone the other direction.
19:14 Henry Washington? Yeah.
19:14 Speaker 01 And when you've got paid off properties, boy, you all you have to do is sell a couple and it'll help pay for the other ones that you've maybe over leveraged. And I know that you have way over leveraged to get to where you are now. And that has worked, but at some point you're like, okay. I it's time to to turn the ship and and pay some of this off. I that's great.
19:33 Dave Meyer? It's interesting to hear both of you are focusing on optimization instead of growth. Is that a reflection of the market or just where you are in your personal investing journey?
19:50 Speaker 01 It's a good question. It was just the first thing that came to mind because it's what I've been doing and excited about. You know, just taking a look at some of these properties that, you know, like about 10 or 15 years ago, really haven't paid any attention to them, you know? For example, one, it just vacated and I talked to the property manager and she goes, you know, if you update this by about $20,000, you'll get about 100,000 extra in equity. Like, I hadn't even thought about it.
20:18 Dave Meyer? Easy.
20:20 Speaker 01 So that's exciting. And what if I do that, then we can sell that or or keep it, take the money out and and. So it's almost like an after the fact burr, you know?
20:29 Henry Washington? Yeah.
20:29 Speaker 01 10 years later, down the road, burr.
20:31 Dave Meyer? It's a slow burr.
20:34 Dave Meyer? Doesn't matter. Just keep optimizing things over the long run. This is the way to do it.
20:38 Speaker 01 Yeah.
20:39 Dave Meyer? It's absolutely right. I love that.
20:41 Henry Washington? For for me, Dave, it is more a function of where I am as an investor. Cause I'm a deal junkie and I love the process of finding deals. I love buying a great deal. And I love operating assets in, you know, great parts of the community. Like, it's just, it all is so fun for me. But at some point, I have to get to a place where I am protecting the assets I have so that I have paid off assets to pass on to my children. The overarching goal for my real estate business is for my children to be able to be the people they're called to be and not the people that have to be for money.
21:19 Dave Meyer? Yeah.
21:19 Henry Washington? Right? So if they. Need or want to do something that isn't going to pay them a ton of money. At least I have these assets that will be paid off that can provide income for them. And so to get there, I have to pay off properties. And so I have to draw a line in the sand somewhere and start paying down these assets. And so that's why I have the the 10 year goal, trying to get some of these paid off so that I have those to pass. Now, when I get to that point, Dave, I may just start doing more deals again, but I always have.
21:46 Dave Meyer? You will.
21:46 Henry Washington? Yeah, you're right. And I'll probably still do deals that that are like home run deals along the way. I'm not saying I'll never buy another rental property between now and 10 years from now. I'm just saying I'm not an aggressive growth mode. So optimization is more important to me right now than growth was. And growth was more important to me when I first got started. It's just a shift in where I am as an investor.
22:09 Dave Meyer? All right, well, these are great resolutions. Thank you. I really think these are, obviously, they're not just resolutions, but just goals and good perspective on where you both are in your investing journey. We are going to take a quick break, but we'll come back with my New Year's resolution right after this. The Cashflow Roadshow is back. Me, Henry, and other BiggerPockets personalities are coming to the Texas area from January 13th to 16th. We're going to be in Dallas, we're going to be in Austin, we're going to Houston, and we have a whole slate of events. We're definitely going to have meetups. We're doing our first ever live podcast recording of the BiggerPockets Podcast. And we're also doing our first ever one day workshop where Henry and I and other experts are going to be giving you hands on advice on your personalized strategy.
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27:11 Dave Meyer? Welcome back. I am here with Henry and Kathy talking about our new year's resolution. Kathy shared that she's looking to optimize her portfolio and learn more about AI. Henry is going to be trying to pay down some of his debt and stabilize some of his assets. My new year's resolution for 2026, and I'm with you on this, Henry. This is something I've been thinking about for at least six months and is going to take me 10 years. But my plan right now, and the thing that I'm focusing on is enacting what I'm calling my, my end game.
27:46 Dave Meyer? Hopefully not going anywhere, but I've been investing for 15 Years now, and I've, I feel like I've had these like two different eras of my own investing. My first 10 years, I bought rental properties, I self-managed them, all of them locally in Denver. Those were the first 10 years. The last five years, then I moved abroad. I was living in Europe. I sold some rentals. I got pretty into passive investing. I got into lending. I do, I do syndications. I still own rental properties, but I've kind of had this second era. And now I want to move, I'm back in the United States. I want to move into my, my third act as a real estate investor.
28:27 Dave Meyer? And I call it my end game because I want to spend the next 10 to 15 years putting myself into retirement. I, I am in a fortunate position where I do feel like I have enough capital to do it, but I need to rearrange my portfolio into an optimized way. So that 10, 15 years from now, I'm going to have a portfolio that is just rock solid. It's only assets that I really like. Ideally, they are paid off or have a very low debt on my overall portfolio. And I actually think it's like a good time to start acquiring rental properties right now. And so I'm seeing opportunities to like trade out of some of my more passive options or lending, and start acquiring the assets that I want to own, ideally for the rest of my life.
29:12 Dave Meyer? Like that, that's kind of what I'm starting to think about. And I'm even considering, Henry and I were just together in Seattle. We were talking about this, thinking about putting things on 15 year notes, for example, instead of going to the 30 year fix that I've always really used. And just start thinking, I'm 38 years old. Like at 53, I probably still won't retire, but I, I want the portfolio that I can retire off of and that I wouldn't need to touch if I didn't want to for the rest of my life to be in place. That's not going to happen in 2026. This is going to take me probably at least five years to reposition things. Do some different projects, learn a little bit, but that's my goal. That's the thing I'm really working on.
29:53 Speaker 01 Love it.
29:54 Henry Washington? Yeah, no, I think that that's just smart financial planning, right? Like, it's similar to what I'm thinking about, because I enjoy what I do now. Like, I like chasing deals. I like flipping houses. It's still fun and exciting. And is there annoying parts of it? Sure, but I enjoy it. But will I still enjoy it in 10 years, right? Will I just be tired of the chase? I've talked to a lot of seasoned investors in their 50s, 60s and 70s. And the one theme across all of them is at some point, they got tired of chasing deals, right? They got tired of churning houses and flipping houses. And so if I can get myself to a point where I don't ever have to flip another house if I don't want to,
30:38 Henry Washington? but I can still choose to, like, that's ideal. And it sounds like that's what you're trying to get to. Like, how do I get to the point where if I just want to sit down and do nothing? I can, I'm taking care of my family's taken care of, my legacy's taken care of. But if I want to go do some cockamamie crazy deal, I can also go do that, right? Like, just getting, getting yourself to retirement doesn't mean you have to retire.
31:01 Dave Meyer? First of all, I got tired of flipping houses before I even got started. So, good for you.
31:06 Speaker 01 I did one, that's all I needed.
31:08 Dave Meyer? I'm at two right now, and I'm tired. And I didn't even do the GC.
31:13 Henry Washington? You didn't do the hard part.
31:15 Dave Meyer? I didn't even do the hard part, and I'm tired of it. No, I signed, I signed last night, though.
31:20 Speaker 01 Wow.
31:20 Dave Meyer? Getting this thing done. So, that's great. No, I, that's exactly right. It's like, I, it's not, for me, it's not even like the flipping. I'm always tinkering. I'm just like an optimizer. I'm like always moving money from here to there. And like, I gotta stop doing that, too. Like, I just, it's, I will do some of it. I will keep some of my money for fun, because for me, that's fun. Like, you were talking about, Henry, you like looking at deals. For me, I like investing in passive deals. I like underwriting deals and like figuring them out and looking for different opportunities. But I need to put sort of like the rock solid thing back in place, because I had a lot of great rentals. I'm not, I don't regret selling any of them. But I have not rebuilt my active portfolio in the way I want to yet.
32:03 Dave Meyer? And so, so that's really what I'm going to be focusing on. And like I said, there's better and better deals. Like it's not even that prices have gone down that much. It's just that asset quality is so much better, in my opinion. And you're seeing high quality properties come on the market. I think multifamily is looking more and more attractive right now. And so that's, that's the plan for 2026. My other resolution, just so you know, as always, is to go on as many vacations as humanly possible.
32:35 Henry Washington? Yeah.
32:37 Dave Meyer? How, how do I travel all the time?
32:39 Henry Washington? Can we go on record, Dave, and set a stretch resolution? You and I?
32:43 Dave Meyer? Uh oh.
32:43 Henry Washington? Can we set a resolution that within five years, we land an Anthony Bourdain style TV show where we travel around, eat food and talk about real estate?
32:52 Dave Meyer? This is our dream in life. Yes. Let's, we need a new vision board, you and I.
32:56 Henry Washington? Yes.
32:56 Dave Meyer? All right. Well, this was a lot of fun. Thank you, guys. I would love to hear your New Year's resolutions, right? We want to hear them.
33:02 Speaker 01 Yeah.
33:02 Dave Meyer? Share them with us in the comments. We want to hear what your New Year's resolutions are. Real estate wise, fun wise, lifestyle wise, because at the end of the day, in real estate, we're doing this usually not because we just want to own or acquire assets for something, but because it frees up something else in our lives. Spending more times with our friends, family, traveling, eating disgusting amounts of food. This is why we're actually here. So tell us what your resolutions are. Kathy, Happy New Year. Thanks for being here.
33:33 Speaker 01 Thank you. You too.
33:34 Dave Meyer? Henry, Happy New Year. Excited for another year doing on the market with you both. And James, of course, when he decides to grace us with his presence.
33:42 Speaker 01 Yes.
33:42 Henry Washington? Absolutely. Thank you.
33:44 Dave Meyer? Thanks, everyone. We'll see you next time.
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