The Residual Real Estate Agent Show

Jose Luiz Morales
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  • UPDATED BIWEEKLY

My name is Jose Luiz Morales. I am 33 year old real estate agent & investor from Ventura, CA. I have been in the Real Estate Industry for the past 10 years. CEO of The Morales Group. My team & I have sold 500 properties & over 300 million in sales. Currently have a 10 million dollar real estate portfolio. My parents taught me from an early age to be an entrepreneur & to make smart investments. Entrepreneur from the age of 9. Father of Jose Luiz Jr, I consider myself a Family Man. Real Estate & Business Mentor/Educator. The purpose of this podcast is to educate & inspire young entrepreneurs and business owners by discussing current topics related to Real Estate, Finance & Business.

  1. 3D AGO

    Sell Your Rental Without a 1031 and Pay Zero Tax

    The spendthrift trust explained, and why it might be the most powerful tax strategy real estate investors are sleeping on. I sat down with Don Thornton, a real estate investor who has been using this trust to legally eliminate taxes on rental income and capital gains. Not defer them. Eliminate them. When your properties are held inside a spendthrift trust for real estate, the rent your tenants pay comes into the trust as passive income and it is not a taxable event. When you sell an asset inside the trust, there is no capital gains tax. No 1031 required. No moving to Puerto Rico. The money just comes in clean. Here is what we cover in this episode: ✅ What the non-grantor irrevocable trust structure actually is and why every word in the name matters for your taxes ✅ How the trust leaseback strategy lets you move up to 97% of your business net taxable income out of reach of the IRS legally ✅ Why this trust offers stronger asset protection for real estate than any LLC on the market, a good attorney can crack an LLC, but they are not cracking this ✅ How eminent domain protection inside a trust works and why the government literally cannot force you to sell land held as a trust asset ✅ The IRS Code 643(b) provision that makes all of this legal, backed by an IRS opinion letter and 33 years of returns with zero audits ✅ How to avoid capital gains tax on real estate sales without being chained to another exchange ✅ Real examples including how Don moved from paying massive tax bills to using the trust to cover his living expenses, his kids, and his assets If you have been writing big checks to the IRS every year and feeling like there has to be a better way, there is. This is it. Drop a comment below with your biggest tax question and make sure you subscribe so you never miss an episode of the Morales Group Show.

    30 min

  2. APR 12

    Assume a VA Loan With Only $25K Down

    If you've been looking at assumable loans and hitting a wall because you don't have $150K or $200K cash to cover the gap, this episode is for you. I brought in Mike Yates, Senior VP at My Home Lending, to break down a real program that solves the biggest problem buyers run into with assumable loan down payment requirements. Most people find a home with a 2.5% VA or FHA loan and then walk away when they see what they need to bring to the table. What Mike shared is a no-brainer if you're in that situation. Here is what we cover: ✅ How a HELOC in second position can bridge the gap on a VA or FHA assumable loan so you bring in as little as $25K instead of $200K ✅ How the assumable mortgage second mortgage structure works, what the rates look like, and how the interest-only draw period gives you flexibility ✅ Why the blended rate on a combined assumable plus HELOC loan often beats a brand new 30-year mortgage at today's rates ✅ What the assumable loan qualification process actually looks like, including debt-to-income requirements and servicer approval ✅ How taking over a loan that is already years into its amortization schedule is a massive advantage most buyers completely overlook ✅ The role of assumption specialists and why having one in your corner matters now that assumable mortgage programs are coming back in a big way This is assumable loan gap financing done right. The gap is not a dead end. There is a real program, a real lender, and real numbers that make this work. If this helped you, hit subscribe and share it with someone who is stuck on that same gap. More episodes like this coming.

    12 min

  3. APR 5

    Why Realtors Are Losing in 2026 (and How to Win)

    Real estate lead conversion is broken for most agents right now, and the numbers prove it. 71% of Realtors reported zero sales in 2026. That is not a mindset problem. That is a structural problem, and this episode gives you the blueprint to fix it. The market went from 6.7 deals per agent available in 2000 down to 2.71 today. You are not working less. The game changed. And if you are still running the same real estate prospecting system you were using in 2021, you are competing for half the deals with double the agents while Zillow, Opendoor, and Redfin take the rest. Here is exactly what this episode covers: ✅ The only 4 ways to grow your real estate income and which one most agents completely ignore ✅ Why your real estate lead generation 2026 strategy needs to prioritize the cash conversion cycle above everything else ✅ How a cash offer real estate strategy generates motivated seller leads that listing agents cannot touch ✅ The framework for real estate lead conversion that turns more of your existing pipeline into closed deals without adding a single new lead source ✅ How real estate wholesaling for agents and real estate creative finance open revenue streams most Realtors never access ✅ The exact past client system we use so that when someone is ready to sell, we are the first call they make ✅ Real numbers. Real deals. A verifiable address on screen. If you are serious about figuring out how to grow real estate business in a market that is actually shrinking, this is the episode. Not theory. Not motivation. A specific blueprint that produced 150 closed transactions last year when the market dropped 20%. Listen it. Take notes. Then go execute.

    29 min

  4. MAR 29

    4 IRA Rules Every Real Estate Investor Must Know

    Investing your retirement account in real estate is something most people have heard of but never actually done — because nobody explained the rules clearly enough to make them feel safe moving forward. There are four basic prohibited transactions you need to know before you put a single dollar of your IRA into a real estate note or any real estate deal. That's it. Four. And once you understand them, you realize this is nowhere near as complicated as your financial advisor made it sound. Here's what we cover in this episode: The four things the IRS says you flat out cannot do with your retirement account — including why you can't personally guarantee a loan, why collectibles are off the table, and what "self-dealing" actually means in plain English. The disqualified individual rule — who you can and cannot lend to. The short answer: up and down your family tree is off limits. Everyone else is fair game. Your friends, your business partners, other real estate investors you know — all fine. Why note investing inside a self-directed IRA is one of the cleanest setups available. Your IRA becomes the bank. Another investor makes monthly payments directly into your account. No tenants, no toilets, no property management. The return comparison that changes how most people think about their 401k. If your retirement account is averaging 6% in mutual funds right now, and you could be earning 8.5%, 10%, even 12% on secured real estate loans — that gap compounds into a very different retirement. The difference between secured and unsecured lending, and why secured always wins when you're protecting your IRA. I am not an attorney or a CPA. This is educational content, not legal or financial advice. Always consult a qualified professional before making investment decisions. If you have questions about anything covered here, drop them in the comments. I read every one. Subscribe for more content on building real wealth through real estate.

    7 min

  5. MAR 26

    The 2 Step System to Find the Right Wholesale Market Fast

    Stop guessing where the deals are and start using a data-driven real estate wholesaling strategy that actually closes checks in 2026. In this episode, we reveal the exact 2-step formula to identify the hottest markets and the lead qualification framework that turns "maybe" into a contract. If you want to master real estate wholesaling step by step, you need to stop chasing dead leads and start analyzing data like a pro. We break down why market population and median home price are the non-negotiable metrics for every wholesale market expansion. You will also learn how to leverage AI lead qualification real estate tools to rank zip codes by cash transaction volume so you only market where the money is already flowing. By the end of this deep dive into wholesaling real estate, you’ll have the "4 Pillars of Motivation" checklist to ensure you never waste another dollar on unmotivated sellers. Whether you are wholesaling houses in your backyard or scaling through virtual wholesaling 2026, these lead generation strategies are designed to get you from contact to contract faster than ever before. What You’ll Learn: 🟢 The 2-step formula for picking a winning wholesale market 🟢 How to use real estate motivation cues to qualify every seller 🟢 Strategies for how to wholesale real estate in low-competition territories 🟢 Why motivated seller leads are won or lost in the first 90 days of cold calling 🟢 The 4 pillars every wholesaler needs to master for property investing success If you are ready to take your lead generation to the next level and dominate real estate wholesaling, this is the blueprint you've been waiting for.

    8 min

  6. MAR 15

    The Difference Between Home Care and Assisted Living

    Searching for senior care in California often leads to a $25,000 monthly trap that most families never see coming until it is too late. In this episode, we break down the high stakes of senior care and how to protect your family's estate. The reality of senior living today is far different than the "nursing homes" of the past. Whether you are navigating probate in california or trying to decide between a non medical home care agency vs private caregiver, the legal and financial risks are massive. We dive deep into the actual in home care vs assisted living costs so you can make an informed decision for your loved ones. ✅ Understand the true cost of 24/7 in-home patient care and why it often exceeds $25,000 per month.  ✅ Learn why hiring an independent caregiver in California can lead to devastating employment lawsuits.  ✅ Discover the assisted living vs nursing home difference and why "senior resort living" is the modern solution.  ✅ How to navigate medicare & senior care limitations and when to use the Assisted Living Waiver Program.  ✅ Essential elder care planning tips for adult children managing their parents' future.  ✅ Why a licensed and bonded agency is your only real protection when providing senior care at home. Most families start with the promise of "never putting mom in a home," but without proper hospital long term care planning, they risk losing everything to high costs and legal violations. This guide provides the clarity you need to choose the safest and most affordable path forward for your family.

    10 min

  7. MAR 10

    Senior Living vs Multifamily: The Real Difference in Margins

    America’s senior housing crisis is getting worse, and it's creating a massive shift for anyone looking to investing in senior living. If you are tired of the low returns in multifamily real estate investing, this episode reveals the "nuts and bolts" of why smart money is moving into the senior sector right now. In this deep dive, Stuart Keller explains how a growing retirement population is driving a unique housing senior investment opportunity that most traditional landlords completely overlook. We break down the complex world of real estate syndication for accredited investors and why the operating margins in this niche are fundamentally different from standard apartments. If you want to build passive income 2026 can rely on, you need to understand the critical role of staffing ratios for assisted living facilities and how to properly underwrite senior living communities to avoid the common traps that kill high-yield deals. What you will learn in this episode: 🟢 The first step to investing in senior living and where to find the best off-market deals. 🟢 Why multifamily real estate investing strategies fail when applied to senior care. 🟢 How to leverage real estate syndication to recapitalize properties with accredited investors. 🟢 The "margin trap" and why staffing ratios for assisted living facilities are more important than your occupancy rate. 🟢 A breakdown of independent living vs. memory care and the power of a "continuance of care" model.

    10 min

  8. MAR 2

    The Truth About Pricing Your Home in 2026

    Are you struggling with a property that won’t budge? Most homeowners think they know their pricing, but the market often has a different story to tell. If you have been asking yourself why is my house not selling, you need to hear the honest conversation in this episode. We dive deep into the reality of overpriced listings and why a "happy place" number can lead to 90 days of silence. What You Will Learn: 🟢 The truth about pricing your home when the market rejects your initial offer. 🟢 Expert seller advice real estate professionals usually keep behind closed doors. 🟢 How to determine if is it a good time to sell your house or if you should wait for the market to catch up. 🟢 Strategic tips for pricing your home in a dynamic market to avoid sitting for months with zero interest. 🟢 The psychological battle of should i sell my house or keep it a rental after landing a new job. In this raw consultation, Daniel Mesrobian breaks down why selling your home requires more than just a sign in the yard; it requires a mental shift. If your realtor hasn't been upfront about your value, you are likely losing time and money. We explore exactly how to price your home correctly by looking at local luxury developments and current buyer demand. Stop guessing at your pricing and start making decisions based on real-time data. Whether you choose to stay or move, being "all in" is the only way to win in today's housing market. Don't let your property become one of those overpriced listings that everyone ignores. Watch now to find out if you are truly ready to let go and start new.

    9 min
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Ratings & Reviews

5
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About

My name is Jose Luiz Morales. I am 33 year old real estate agent & investor from Ventura, CA. I have been in the Real Estate Industry for the past 10 years. CEO of The Morales Group. My team & I have sold 500 properties & over 300 million in sales. Currently have a 10 million dollar real estate portfolio. My parents taught me from an early age to be an entrepreneur & to make smart investments. Entrepreneur from the age of 9. Father of Jose Luiz Jr, I consider myself a Family Man. Real Estate & Business Mentor/Educator. The purpose of this podcast is to educate & inspire young entrepreneurs and business owners by discussing current topics related to Real Estate, Finance & Business.

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