Coaching

May 09

Mentor Appreciation Day: Code 3 Invest

By Brian Waters Coaching, Financing, Investment Properties

Shoutout to My Mentor Who Got Me Started in Real Estate

I want to give a huge shoutout to my mentor, Ryan D. Lee—the guy who opened my eyes to the power of passive income and helped me shift from grinding for a paycheck to building real wealth through real estate. His guidance not only got me started on my investing journey but continues to push me toward greater financial freedom every day.

One of the best resources he’s created—and one I personally recommend to anyone looking to escape the rat race—is his podcast: The Passive Income Machine.

Why You Should Be Listening to The Passive Income Machine Podcast

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If you’re tired of working harder only to feel like you’re falling further behind, this podcast is your wake-up call. Hosted by Ryan, founder of Wealth Outside Wall Street, this show breaks down the exact process high-income earners are using to retire in 10 years or less.

No Wall Street smoke and mirrors. No get-rich-quick traps. Just a clear path to freedom—backed by proven strategies and real results.

What You’ll Get From the Show:

A Step-by-Step Blueprint to Build Passive Income

Ryan breaks down the system he uses to help people build what he calls their “Passive Income Machine”—a portfolio that produces steady cash flow and long-term wealth.
Inspiring Real-Life Stories

Every episode features everyday professionals who have made the shift from working for money to having their money work for them.
Tactical, Actionable Strategies

You’ll learn exactly how to create income from assets, leverage your income wisely, and take the guesswork out of investing.
Mindset Shifts That Change Everything

Ryan doesn’t just teach strategy—he helps you rewire how you think about money, time, and the life you actually want to live.
Behind-the-Scenes Access

Get a peek into the same playbook Ryan uses inside his exclusive Money Mastery community—a network of investors creating freedom on their own terms.

Start Your Journey to Freedom Today

Whether you’re a W-2 earner, business owner, or just someone who knows there’s more to life than working until you’re 65, this podcast will show you how to take control of your future.

I’m living proof of what can happen when you follow this advice.

Don’t wait for “someday.” Start building your freedom plan today.

Link to Podcast

Apr 26

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Why Your “Why” Is the Key to Real Estate Success

By Brian Waters Coaching, First Responders, Long Term Rentals

Why Your “Why” Is the Key to Real Estate Success

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Hey there, Code 3 Invest community!

Welcome back to the Code 3 Invest Real Estate Podcast, where we dive deep into the nuts and bolts of real estate investing to help you achieve financial freedom.

I’m Brian Waters—full-time Fire Captain, father, husband, and real estate investor. Through my coaching, I guide busy professionals like you to build wealth with out-of-state rental properties, all while managing demanding W-2 jobs.

Today, we’re not talking about cash flow or the perfect property (though those are important). Instead, we’re diving into something foundational that can make or break your real estate journey: your “why.” Why are you investing in real estate? What’s the driving force behind your goals? Defining your “why” isn’t just motivational fluff—it’s the fuel that keeps you going when the going gets tough. Let’s break it down.

Why Your “Why” Matters

Real estate investing isn’t a straight path. Deals fall through. Tenants miss rent. Roofs leak at the worst possible time. Without a clear “why” anchoring you, it’s easy to throw in the towel when challenges arise. Your “why” is your North Star—it gets you out of bed, keeps you pushing through rehab projects, and helps you negotiate with stubborn sellers.

For me, my “why” is simple: time. Specifically, time with my wife and twin boys. As a Fire Captain, I already spend half my life at the fire station. I didn’t get into real estate to trade one grind for another or to work endless overtime. We only get 18 summers with our kids, and time is the one thing we can’t get back. I want the freedom to be present for football games, family dinners, and spontaneous weekend trips. Real estate is the vehicle that makes that possible.

Your “why” might be different—financial independence, early retirement, or leaving a legacy for your family. Whatever it is, it needs to be personal and ignite a fire within you.

How Real Estate Aligns with Your “Why”

One of the best things about real estate is its flexibility. It’s a toolbox, and you get to choose the tools that fit your “why.” Love the hustle? Flip houses. Prefer passive income? Buy and hold rentals with property managers handling the day-to-day. I focus on out-of-state turnkey properties with low down payments and professional management to maximize my time.

For me, building a portfolio of single-family rentals means steady cash flow that brings me closer to my goal of more mornings with my kids and date nights with my wife.

Every property I buy, every tenant I place, is a step toward that vision. Your “why” should guide your strategy, ensuring every deal moves you closer to your dream life.

How to Find Your “Why”

Finding your “why” is easier than you think. Grab a coffee (or a beer—no judgment here) and take 10 minutes to reflect. Ask yourself:

What do I want my life to look like in 5 or 10 years?
What would I regret not having more of? Time? Security? Adventure?

Write it down. Be honest. Don’t overthink it. Once you’ve got your “why,” use it as a filter for every real estate decision. Does this deal align with my goal? If not, why bother?

Here’s a real-world example: A friend of mine started investing because his “why” was working less overtime. Every rental property he bought brought in cash flow that reduced his reliance on extra shifts. After five years and over 10 properties, he’s free to take family trips without financial stress.

That’s the power of a clear “why”—it turns real estate into a purpose-driven pursuit.

Your “Why” Can Evolve

Your “why” isn’t set in stone. Mine has evolved. Early on, it was about proving I could succeed. As my kids grew, it shifted to prioritizing family time. That’s okay. Life changes, and your “why” can too. The key is to check in with yourself regularly. Without a defined “why,” you’re just drifting, and real estate is too powerful a tool to waste on aimless drifting.

I’ve faced plenty of bumps in my real estate journey—frustrating moments that could’ve made me quit. But revisiting my “why” kept me grounded and moving forward. When challenges hit, your “why” will be your anchor.

Start Today: Define Your “Why”

Defining your “why” isn’t just a feel-good exercise—it’s the backbone of your real estate journey.

For me, it’s about time with my wife and kids, and real estate’s flexibility lets me chase that every day.

What’s your “why”? I’d love to hear it—drop me a message: Brian@code3invest.com

Ready to take the next step? I coach everyday go-getters to build portfolios of single-family rentals, step by step, even with busy schedules. Visit [insert website, e.g., code3invest.com] to learn how we can work together to transform your family’s future through real estate.

If you enjoyed this post, share it with a friend who’s curious about real estate investing, and don’t miss our latest Code 3 Invest Real Estate Podcast episode for more insights [Code 3 Invest Podcast].

Until next time, keep chasing your “why”!

Stay driven,

Brian Waters
Code 3 Invest

Mar 12

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What’s Your Financial Independence Number? Let’s Find Out 💰🔥

By Brian Waters Coaching, Financing, First Responders, Getting Started

Hey Heroes,

What if work became optional? Picture this: sipping coffee on a beach ☕🏖️, no alarm clock, no boss—just freedom. That’s what your financial independence (FI) number unlocks—the amount you need to cover expenses without a paycheck. I’m Brian Waters from Code 3 Invest Real Estate, and today, I’m walking you through how to find your FI number. Let’s dive in! 🚀

What’s a Financial Independence Number? 🌟

Your FI number is the magic figure where you don’t trade time for money—your investments do the work 💸. Think rental properties 🏠, dividends, or anything that passively pays the bills. For me, it’s about time—time to do what I want, when I want, with whom I want ⏳. Time’s our most precious asset. Money doesn’t buy happiness, but it buys food, shelter, vacations… and yeah, those make me happy 😊. Until you start this journey, you’re working for someone else, no end in sight ⛓️.

Step 1: Know Your Expenses 📊

You can’t hit a target you can’t see 🎯. Pull your bank statements or budgeting app and calculate your yearly cost of living—housing, food, transportation, insurance, fun stuff like travel ✈️. Don’t guess; track it for accuracy. My family spends $150,000 a year—$12,500/month after taxes. Twin boys in sports and family trips add up (the food bill’s insane! 🍔⚽). Overestimate here—life throws curveballs ⚾.

Why It Matters: What if you’re forced to retire early? A pilot with an eye injury can’t fly ✈️❌, or a Firefighter who has a career ending injury, what’s next?. Knowing your budget is peace of mind 🧘‍♂️.
Pro Tip: My wife and I did this together—call it “standing on the beach naked” 🏝️😅. It was uncomfortable but great at the same time. It stopped money fights, showed me she’s a budgeting rockstar (mostly spends on the kids 👧👦), and helped her see where every dollar flows. Transparency made us stronger 💪.

Step 2: Define Your “Enough”

FI isn’t about being a billionaire—it’s time freedom ⏰. What’s your ideal life cost? Maybe $100,000/year for simplicity, or $300,000 for luxury 💎. Enough to say, “I’m done working for someone else”—like an Office Space moment, smashing the printer 🖨️💥. Test it: live on your target budget for a few months. Too tight? Adjust up. Plenty? Dial down. I’m a “Ready, Shoot, Aim” guy—start, then tweak 🎯.

Reality Check: Busy pros miss birthdays 🎂, holidays 🎄, or “me time” 😴. This number buys those back.
Challenge: Stop living by chance 🎲. An injury could end your career tomorrow. Be accountable—nobody’s doing this for you ✋.

Step 3: Build the Income 🏦

My path? Real estate 🏘️. I went from one rental to 14 in four years—cash flow, appreciation, tax advantages, and principal paydown 📈. The goal: passive income matching your expenses. This hits home for me—I started at the fire department at 32 with little savings 🚒. Full retirement means working to 63, but this job’s rough. I’m on track to retire at 53 instead. That’s the plan ✅.

Mindset: Kiyosaki calls it leaving the rat race 🐀🏃‍♂️. Gurus pitch one-year miracles—nah, this is a 10-year plan ⏳. My kids just turned 11; time flies ✈️. Ten years beats 30-45 in the grind.
Next Steps: Strategy’s coming in future emails 📩. For now, nail your number.

Your Turn: Calculate It 🧮

Grab a calculator. Tally monthly expenses, multiply by 12, tweak for your dreams ✨. My $150K/year lifestyle? That’s my starting point. I bet you’re doing better than you think—if not, it’s a wake-up call ☎️. This isn’t get-rich-quick; it’s a plan to own your time ⏰.

“Invest like your life depends on it—because every dollar’s a lifeline.” 🔥

Reply with your FI number—I’d love to hear it!

Why I love Single Family Rental Properties!!

By Brian Waters Coaching, Financing, Investment Properties

I get asked a lot why I love to buy long term out of state rental properties? While there are a ton of different strategies in Real Estate Investing, I think one is a great way to get your feet wet and build that generational wealth.

Enter…..Long Term Single Family Rentals!!!

There is so much to learn when you first start to invest that its a great strategy to master before moving to Flips, Multi-Family, and Syndications.

Those are great strategies, but not for Newbies.

I coach investors to really dig in and understand the reasons why Real Estate is so great. I teach them to analyze property numbers and most importantly be able to make a solid financial decision on how to purchase that first out of state rental.

In the ever evolving landscape of real estate investing, long-term single family rental properties have many benefits.

One in particular is CONTROL. I really value control when investing. I have dabbled in the stock market only to see my portfolio on a wild rollercoaster ride.

When starting out, I want maximum control. I feel as though, I personally, have my best interest in mind and single families allow this control.

One source of control is the 30-Year Fixed Rate Mortgage. Each W-2 earner is allotted 10 of these “GOLDEN TICKETS” for financing.

If rates rise, we’re set with a fixed rate.

If rates drop, we can refinance to a better rate.

What you owe on the mortgage will not change for 30 years, but the rent you collect from the tenant to pay that increases each year, thus giving you more and more cashflow each year.

Beyond increasing cashflow each year, you benefit from the Appreciation of the property.

Appreciation is that hidden benefit that happens over the long term.

Appreciation is the value of the home going up over time.

On average, across the Nation we are seeing a 5% Appreciation in this asset class each year. This is a huge win over the course of a 10-year period.

You can always access some of that by refinancing later.

While there are so many other benefits from investing in single family homes, I do believe that one of my favorite reasons is Demand.

Single Family homes are the most purchased and rented of all the real estate classes.

As long as people need a roof over their head than we as owners have that protection while investing.

That protection of avoiding the investment roller coaster lets me sleep very well at night.

After I grow my portfolio to 20-30 properties and master the single family rentals, then I may get into multi-family or syndications.

But for now, why change a good thing. I have built a portfolio of 14 properties and have seen the magic of this asset class right before my eyes.

If you want to join my happy clients and learn to purchase cash flowing rentals out of state than lets jump on a call to see if we are a good fit.

Crush Real Estate Investing,

Brian Waters

Real Estate Investor/Mentor

Let’s have a consult and discuss how you can benefit from a 1-on-1 coaching session, have a professional help guide you through the process or bringing you into one of our upcoming deals.

CLICK BELOW FOR MORE INFO ON MY PROGRAM👇

https://code3invest.com/contact/