Sina Sabeti

My name is Sina Sabeti I was born and raised in the heart of Iran's capital, where the hustle and bustle of city life provided a constant backdrop to my formative years. Growing up in a mid-class family, I witnessed firsthand the challenges of navigating a volatile economy and the constant struggle to maintain financial stability. We had a roof over our heads and the basic necessities, but there was always an undercurrent of worry about money.

This early exposure to the realities of financial insecurity instilled in me a deep-seated desire for something more. I yearned for financial freedom, not just for myself, but for my future family. I vowed to break the cycle of scarcity and create a life of abundance and opportunity.

My father, a complex and enigmatic figure, played a significant role in shaping my worldview. He grappled with alcoholism, a struggle that cast a long shadow over our family life. Yet, beneath his personal demons, he possessed an unwavering work ethic and an unyielding dedication to providing for his loved ones. He worked tirelessly, often sacrificing his own well-being to ensure we had what we needed. From him, I learned the invaluable lessons of perseverance, resilience, and the unwavering pursuit of one's goals, even in the face of adversity.

My mother, a force of nature in her own right, also left an indelible mark on my character. She was a woman of strong opinions, always ready to engage in a spirited debate. While her methods were sometimes unconventional, and her advice not always sound, she instilled in me a sense of independence, critical thinking, and the courage to challenge the status quo.

My entrepreneurial journey began at the tender age of 12 when I started working in my brother's electronics store. He was 18 at the time, and like many teenagers, he was more interested in socializing and exploring the world than in the day-to-day operations of a business. I saw an opportunity to contribute and eagerly stepped into the role. I balanced school in the mornings with work in the afternoons, learning the art of salesmanship, customer service, and the intricacies of running a small business.

After about a year, my brother's interest in the store waned, and he decided to join the military. With no one else to take over, I was tasked with liquidating the inventory. It was a bittersweet experience, marking the end of my first foray into the business world. My mother, ever the pragmatist, insisted that I focus on my education and put my entrepreneurial aspirations on hold.

Around this time, our family experienced a series of significant changes that would forever alter the course of our lives. My grandmother, sister, and her husband all decided to emigrate, leaving Iran in search of new opportunities abroad. My parents, feeling the pull of their own families and a desire for a fresh start, decided it was time for us to relocate to northern Iran. We left the bustling metropolis of Tehran behind and settled in a smaller town closer to my mother's relatives.

In retrospect, I'm amazed at the resilience I displayed as a teenager, navigating so much change and upheaval with relative ease. The transition to a new town, a new school, a new culture-it was a lot to take in. But I embraced the challenges, eager to explore new horizons and forge my own path.

The house we purchased in northern Iran was considerably less expensive than our previous home in Tehran. My father, ever the resourceful businessman, used the remaining funds from the sale to invest in a fruit wholesale business with my uncle and partner with someone on a construction project. He envisioned building and selling an apartment building, hoping to capitalize on the booming real estate market.

Despite my parents' insistence that I focus on school, I continued to skip classes whenever possible. The traditional education system felt stifling and uninspiring to me. I longed for real-world experiences and the opportunity to apply my knowledge in practical ways. I found solace in the world of business, spending countless hours exploring the local computer stores and immersing myself in the burgeoning world of technology.

Back in 2002, personal computers were not yet the ubiquitous household items they are today. Building a computer involved purchasing individual components and assembling them yourself. It was a complex and fascinating process, and I was captivated by it. I saw an opportunity in the market for used computer parts. Stores often had limited inventory and struggled to meet the demands of their customers.

With no financial backing from my father and armed with nothing but determination and resourcefulness, I set out to create my own niche in the used parts market. I spent my days walking from store to store, gathering information about their inventory, their needs, and the prices they were willing to pay or sell for. It was a crash course in market research, negotiation, and salesmanship.

After a week of tireless effort, I finally found my first deal. One store desperately needed a specific memory RAM, and I knew another store that had it in stock. I negotiated a price with the seller, and lacking the cash to buy it outright, I left my necklace and ID as collateral. The feeling of closing that deal, of connecting the dots and creating value, was exhilarating. It was a pivotal moment that solidified my passion for business and entrepreneurship.

Within three months, I had established a reputation in the local market. I was the 15-year-old kid who hustled, who knew the ins and outs of the used parts trade. My father, recognizing my entrepreneurial spirit and perhaps hoping to channel my energy in a more productive direction, offered me a job in his warehouse. He even agreed to pay for a private school that offered flexible hours, allowing me to continue my business pursuits. I rarely attended classes, but I made sure to pass the exams, maintaining a semblance of academic progress while devoting most of my time to building my business.

When my brother returned from his military service, my father finally initiated the construction project he had been planning. He had deliberately delayed it, wanting my brother to be involved from the start and gain valuable experience in the construction industry. As the first project progressed, I grew increasingly concerned about their business model. They were relying heavily on double-digit inflation rates to generate profits, rather than sound business practices and efficient operations. I tried to express my concerns to my father, but he was resistant to my ideas, confident in his approach.

Frustrated but undeterred, I offered to take over the sales and marketing for their next project. I believed I could bring a fresh perspective and innovative strategies to the table. That was my official entry into the world of real estate, a world that would soon become my playground.

Tragedy struck just a few months later when my father unexpectedly passed away. It was a devastating blow to our family, leaving us emotionally shattered and financially vulnerable. We rallied together, determined to honor his memory by completing the construction project he had started. I worked tirelessly to sell the units, leveraging my sales skills and market knowledge to secure buyers quickly. With the proceeds from the sale, we made the difficult decision to leave Iran and seek a new life in the United States.

Escaping through the borders, as I was too young to obtain a passport without completing military service, we embarked on a perilous journey. We spent a year in Turkey, navigating the complexities of the immigration process and adjusting to a new culture and language. Finally, in May 2008, we arrived in the United States, filled with a mix of trepidation and hope for the future.

I wasted no time in pursuing the American dream. I enrolled in ESL classes to improve my English and secured a job delivering pizzas while attending college full-time. My days were long and exhausting, but I was fueled by an unyielding determination to succeed. I even found time to continue my entrepreneurial pursuits, buying and selling computers on eBay late into the night.

My family, though supportive of my ambitions, worried about my relentless work ethic. They urged me to find a less demanding path, one that would allow me to enjoy my youth and avoid burnout. I took their concerns to heart and decided to explore other business opportunities, hoping to find something that offered more financial rewards with less physical exertion.

My first venture was a small woodworking shop, set up in our garage. I poured my creativity and passion into crafting beautiful, handcrafted pieces. However, the market wasn't as receptive as I had hoped. It turned out that handmade crafts weren't as valued in the U.S. as they were in Iran. My next attempt was a kiosk in the local mall, where I sold fashion jewelry and offered watch and jewelry repair services. The retail side of the business struggled to gain traction, but the repair services proved to be surprisingly profitable. I offered fast, affordable battery replacements, undercutting the prices of the big jewelry chains and providing same-day service. It wasn't the glamorous business I had envisioned, but it paid the bills and allowed me to continue exploring new opportunities.

I became increasingly fascinated by the world of import and export, particularly from China. I spent countless hours researching suppliers and wholesalers, eager to tap into the vast potential of that market. However, I quickly realized that my location in Wichita, Kansas, was a significant obstacle. I lacked the capital to establish a large-scale import business, and the distance from major ports and distribution centers made it logistically challenging.

Determined to overcome these hurdles, my mother and I made the bold decision to relocate to Phoenix, Arizona. It was a strategic move, bringing us closer to the bustling wholesale markets of Los Angeles while remaining in a more affordable region. Every week, I would embark on an arduous overnight drive to downtown LA. I'd sleep in my car for a few hours, then hit the wholesale markets as soon as they opened. I spent my days navigating the labyrinthine alleys, sourcing fashion jewelry and handbags, and building relationships with suppliers. It was a relentless grind, but I was driven by the thrill of the hunt and the potential for profit.

I carefully curated assortments of jewelry and handbags, taking professional photographs and crafting compelling descriptions to sell them online. I experimented with different platforms, eventually finding success on Liquidation.com. My profit margins were decent, but my lack of capital limited my buying power. By the time I received payments for my sales, the money was already earmarked for rent, inventory replenishment, and other expenses. I was trapped in a cycle of constant hustle, always one step away from a breakthrough.

One late night, while browsing eBay for potential deals, I stumbled upon a liquidation website selling pallets of handbags at incredibly low prices. It was a lightbulb moment. I saw an opportunity to add value by carefully sorting and repackaging the handbags, then reselling them online at a higher price point. It was a gamble, but the potential rewards were too tempting to ignore.

I took the plunge and ordered a pallet of handbags. I spent hours meticulously sorting through the inventory, creating attractive assortments of different styles and colors. I photographed each bag individually, highlighting its unique features and crafting detailed descriptions. I listed the repackaged handbags on the same liquidation website I had purchased them from, and to my delight, they sold quickly and at a significant profit. My profit margins soared, and for a brief, glorious moment, I felt like I had finally cracked the code to sustainable success.

Unfortunately, my newfound prosperity was short-lived. My wholesale supplier, realizing that I was essentially competing with them by selling their products at a higher price, abruptly cut me off. I was devastated. I had invested so much time and energy into building this business, only to have it crumble before my eyes.

But I refused to give up. I borrowed money and booked a flight to China, determined to find a new supplier and regain control of my destiny. I navigated the bustling streets of Guangzhou, visiting countless factories and showrooms in search of the perfect partner. Finally, I located the factory that had been supplying my previous wholesaler. I negotiated a deal to purchase a full container of handbags, confident that I could replicate my previous success.

The first few months were promising. The profit margins were even higher than before, and I was finally able to build some financial stability. However, challenges soon emerged. Maintaining consistent inventory and cash flow proved to be a constant struggle. The factory in China grew increasingly frustrated with my sporadic orders and relatively small volumes. They were accustomed to working with larger buyers, and my business didn't fit their model.

Despite my best efforts, I couldn't keep up with the demands of the market. My inventory dwindled, and my cash flow dried up. The factory in China eventually stopped fulfilling my orders, and I was once again left with a failing business and mounting debts.

It was a dark time. I felt like I had exhausted all my options. I had no money, no support, and no clear path forward. I questioned my abilities and my decision to pursue entrepreneurship. For a few days, I wallowed in self-pity, consumed by doubt and despair.

But then, something shifted. I realized that I couldn't let this setback define me. I had overcome challenges before, and I would do it again. I dusted myself off, rolled up my sleeves, and started brainstorming new ideas. I needed a business that didn't rely on suppliers or significant capital, something I could start and scale with my existing skills and resources.

The answer, it turned out, was right in front of me - construction. I had always been fascinated by the process of building and creating. Even as a child, I would skip school to watch construction sites, mesmerized by the transformation of raw materials into something tangible and valuable. I had also gained valuable experience working alongside my father and brother on their construction project.

I decided to leverage my existing skills and knowledge in the construction industry. I started by reaching out to local realtors, offering my services as a handyman. I was willing to tackle any construction or repair project they needed, from minor fixes to full-scale renovations. To my delight, a kind and compassionate realtor responded to my outreach. She asked me to measure a bedroom and provide a quote for replacing carpet with laminate flooring. I met her the next day, offered a competitive price, and assured her I could start immediately.

With that first job, my construction business was officially born. I poured my heart and soul into that project, working long hours to ensure it was completed quickly and to the client's utmost satisfaction. The profit margin was slim, but the experience was invaluable. That job led to three more referrals from the realtor's friends and colleagues. Word of my work ethic, dedication, and commitment to customer satisfaction spread like wildfire.

Within a year, I had built a thriving construction business. I had a team of four skilled laborers assisting me, and we were booked solid with projects ranging from minor repairs to full-scale renovations. I had earned the trust and respect of my clients, many of whom were affluent doctors and professionals who owned investment properties. They appreciated my honesty, transparency, and willingness to go the extra mile.

I recall one early job where I had grossly underestimated the time and effort required to complete a particular task. Rather than complaining or trying to renegotiate the price, I rolled up my sleeves and worked tirelessly, often alone late into the night, to finish the project on time and within budget. That unwavering commitment to customer satisfaction solidified my reputation as a reliable and trustworthy contractor.

As my construction business flourished, I found myself surrounded by successful individuals with significant real estate holdings. It dawned on me that I could leverage my knowledge, network, and experience to help them find and manage investment properties. In early 2013, I enrolled in real estate school and obtained my license.

However, my plans to transition into a realtor role with my existing clients didn't unfold as I had envisioned. They saw me as their trusted construction guy, not a real estate professional. I had to find a new way to break into the real estate investment world.

That's when I discovered the exciting world of wholesaling. I started attending investor group meetings, networking with potential buyers, and learning the ins and outs of finding and assigning contracts for properties. I initially focused on finding deals for my clients, but I soon realized I could streamline the process and increase my earning potential by putting offers in my own name and then wholesaling the contracts to my buyers.

Wholesaling was a revelation. It allowed me to generate significant income without using any of my own capital. It was a perfect fit for my entrepreneurial spirit and risk tolerance. I hired an assistant to help me manage the growing volume of leads and deals, and my business flourished.

However, my success wasn't without its challenges. My broker, unfamiliar with the concept of wholesaling, constantly questioned my contracts and expressed concerns about potential legal issues. It was frustrating and time-consuming to educate him on the intricacies of the business. I realized that I needed more autonomy and control if I wanted to take my business to the next level.

In early 2017, I made the bold decision to open my own real estate brokerage. I started hiring agents and building a team, creating a culture of innovation, collaboration, and customer-centricity. Later that year, I expanded further by opening a mortgage brokerage. My vision was to eventually create a fund to finance fix-and-flip projects, further solidifying my position in the real estate industry and providing a valuable service to other investors.

By 2019, I was ready to take on the world of fix-and-flips. I started acquiring properties, carefully selecting those with the potential for high returns. I oversaw every aspect of the renovation process, from design and planning to execution and project management. I either sold the renovated properties for a profit or added them to my growing rental portfolio. I also diversified my businesses by launching NIKSI, a collection of companies offering architecture, title services, and custom cabinetry. NIKSI became a one-stop shop for real estate investors, providing comprehensive solutions and exceptional service.

The real estate market experienced a sudden and dramatic shift in late 2022. Interest rates rose, buyer demand cooled, and property values declined. I recognized the changing landscape and made the strategic decision to pause my acquisitions. I didn't want to risk overextending myself or losing everything I had worked so hard to build.

I used the downtime to refine my systems, build a more robust infrastructure, and prepare for the next wave of opportunities. I focused on strengthening my team, enhancing my marketing strategies, and developing new partnerships. I also took the time to reflect on my journey, identify areas for improvement, and set ambitious goals for the future.

In the second quarter of 2024, as the market began to stabilize, I resumed investing with renewed vigor and a clearer vision. I was armed with a wealth of experience, a battle-tested team, and a bulletproof system. I was ready to scale my business to new heights and make an even greater impact in the real estate world.

This book is a culmination of my experiences, lessons learned, and hard-won wisdom.

It's designed to empower and inspire anyone, regardless of their location or financial situation, to achieve success in the dynamic world of real estate. Whether you're a beginner taking your first tentative steps into the market or a seasoned investor seeking to expand your portfolio and maximize your returns, there's something here for you.

I've structured the book to guide you through the various stages of real estate investment, providing practical advice, actionable strategies, and real-world examples to help you navigate the complexities of the industry. The first chapter focuses on the fundamentals of buying your first home, laying a solid foundation for future success. We'll explore the key factors to consider when choosing a property, the intricacies of the mortgage process, and the importance of building a strong financial foundation.

The second chapter delves into the exciting world of rental properties and building a profitable portfolio. We'll discuss how to identify lucrative investment opportunities, conduct thorough due diligence, and manage your properties effectively to maximize cash flow and long-term appreciation.

The third chapter unveils the secrets of real estate wholesaling, a strategy that allows you to generate income without using any of your own capital. We'll explore the step-by-step process of finding deals, negotiating contracts, and assigning them to eager buyers. Wholesaling is a fantastic option for those with limited financial resources but a knack for sales and networking.

The fourth chapter takes you on a deep dive into the world of fix-and-flips. We'll cover everything from identifying properties with renovation potential to managing contractors, budgeting for renovations, and staging your property for a quick and profitable sale. Fix-and-flips offer the potential for significant returns, but they also require careful planning, meticulous execution, and a keen eye for detail.

Finally, the fifth chapter explores the pinnacle of real estate success - becoming a note holder. We'll delve into the intricacies of private lending, the power of leverage, and the strategies for building a passive income stream that can last a lifetime. Becoming a note holder is not for the faint of heart, but it offers the ultimate level of control and financial freedom in the real estate industry.

Throughout this book, I'll share my personal experiences, both triumphs and setbacks, to provide you with valuable insights and lessons learned. I'll also introduce you to the concept of 'NIKSI-fying' your business, a philosophy that emphasizes innovation, collaboration, and customer-centricity. It's about building a sustainable and scalable business that not only generates profits but also creates lasting value for your clients and community.

I believe that success in real estate is not limited by location, age, or wealth. It's about mindset, strategy, and unwavering determination. It's about embracing challenges, learning from your mistakes, and never giving up on your dreams.

I'm excited to embark on this journey with you. I hope this book empowers you to take control of your financial future, build a thriving real estate business, and achieve the life you've always envisioned. Remember, the possibilities are endless.