(upbeat music) – Hey guys, welcome to Advanced
Lessons in Millennial Money featuring Robert Kiyosaki. I’m Alexandra Gonzalez. In this episode, I got a chance to speak with Robert Kiyosaki
and his real estate expert and Rich Dad advisor, Ken McElroy. For over two decades, Ken McElroy has experienced massive success
in the real estate world from investment analysis
and property management to acquisitions and property development. With over 750 investment
dollars in real estate, Ken offers a unique perspective in how to get the biggest
return on your investment. One of the topics Robert talks about is using debt to get rich. We get a lot of questions
about how that actually works. Let’s listen to how Ken
and Robert pull this off. – So, Kenny, you wanna say anything about the beauties of debt
and how you learn to use debt to get rich? – Sure, sure, well I
think when I was your age, everybody just said stay out of debt. So, it wasn’t until later that I realized that you can use it and you
can use it to buy assets. So, it’s a big difference,
doing good debt and bad debt, but essentially, all it
is, it’s a form of money from somebody to buy something in a loan or a mortgage or
whatever you wanna call it. So, it’s just money. And so, being able to
use money from a bank or from a life company or a pension or something like that. – Or an investor like me. – Yeah, or an investor. In the form of a loan or equity is the most important
thing that you could learn because I think I certainly grew up with no money and my parents didn’t either and we always used to have
to save for everything that we always did, it was always how much money can we save
and then we can buy something and it wasn’t until later that I realized that when you use debt,
you can actually do it, you don’t even have to have any money. You just use other people’s money. – When you go to the bank
and ask to borrow money, your bank is going to
consider how much debt you can have based on net
operating income or NOI. Not sure what that means? Let’s listen to Ken explain. – NOI means net operating income, so if you really think about it, it’s just income minus expenses. That’s all it is. And so, it’s important to know
where you are financially, so a banker’s gonna look at
your income after expenses so that’s a great way to see it. – It’s really quite simple. So let’s say, I’ll keep
the numbers simple. You have a thousand dollars income and you have 500 dollars in expenses, this is a prop. – Yep, so you have a 500 dollar NOI or net operating income. – So why is that important? – Well, the banker looks at that number because that’s the number that they see to be able to pay back
any debt you might want. – [Robert] Right, this is
where this comes in, right? – Correct. So, they’re gonna look
here and they’re gonna say, okay this person has 500 dollars in NOI, therefore we can give them a loan, say up to 350 dollars, 250 dollars or something like that. So, they’re not gonna give you
a loan for the whole amount because they don’t want
you to be that tight, so what they’re gonna do is
they’re gonna look at the NOI and say, how much can we loan you? – Now that we’ve learned
about debt and NOI, what role does the property play when seeking funding for the investment? Robert and Ken discuss. – Okay, so when Kenny calls me and says, I have this property. It’s in horrible condition,
there’s no income, there’s expenses all over the place, you get excited right? – Yeah, so I do. It can work the opposite too. So a lot of people get hung up here because they don’t have
a financial statement or any way to go to a banker, let’s say, but sometimes a banker will look at the property itself. So they’ll say, like
the one you explained, they’ll say well this has a bad NOI on it, why would we give you money? You know what I mean? And so that’s when the
financial education comes in and you say, well this is
what I plan to do with it. – Correct, what Kenny is saying, we’ve had, I’m keeping the numbers simple. He’s had income of zero
and this is a thousand. – Yeah, so you’d have a negative NOI. – And the banker goes, tell me why. – I can’t lend on that, right? Because it’s a higher risk of being able to be paid back. – My next question was how can you use NOI to determine the value of a property when you’re looking to invest? Let’s watch. So how can you use NOI to determine the value of a property,
of an investment property? – So, the NOI or the net operating income determines the value. What you back into it with another vehicle called a capitalization rate or cap rate, so it’s actually, we’re
getting a little technical, but typically, the cap
rate or capitalization rate divided into the NOI determines the price. So that’s generally how that works. But in the case that
we were talking about, the value of the building
with no tenant in it – Is way low.
– Is way low. And there’s really no income. So it’s basically
whatever the structure is. So I’ve seen lots of situations
where a vacant building, somebody might’ve spent
five, ten million dollars on a building that’s completely vacant, vacant warehouses,
vacant whatevers, right? Sometimes you see ’em get
converted into clubs or whatever. Well, there’s value there. Somebody spent a lot of
money on it at one time. Somebody owns it, too. It could be a bank, it could be whatever. So taking that and creating value, sticking a restaurant in it, a gym in it, a club in it, it doesn’t
really matter who’s in it. Well it does because you
want them to pay you, but now you’re creating the income. And that’s how you create value. So in that example, let’s
say you buy a building for a million bucks on a block. With a tenant in it, it could be worth three, four, five million. – If it’s a tenant in it, the value is up. – Yeah, right? ‘Cause now, what you do is
you put all that together and then you can actually sell it. – Got it. And so, even if the NOI is negative, if you create a plan that
creates value for the property, it shows the increase that you’re gonna give the property’s value, the bank will give you the loan. – Oftentimes, yeah. – [Robert] Not always. – Not always.
– Not always, but there are ways to do it. So, in that particular
case, you might get a loan from somebody like Robert. Say hey, you know, I need a million bucks and this is my plan. And then once you get a tenant in it, then you go back to the bank and you say, hey give me a loan. And then they give you a
loan and you pay Robert back. – Every investor should be looking at ways to increase income and reduce expenses. But have you ever wondered
how that’s possible? Ken gives us a secret. – So the thing that Kenny
is always looking for is after we stabilize the building, he’ll tell me, he says
look, in five years, I’m gonna get this from one
thousand to 10 thousand. – [Ken] Yeah. – And I’ll go, okay, so I know I’m in it for five years with him as an investor. And on top of that, we’re
gonna reduce the expenses back to 500. NOI goes up, the value goes up, the debt goes up to let’s say 10 thousand. Does that makes sense to you? – Yeah. – So I have a friend, for example, he actually bought a building
in a town up in Idaho where I have a vacation house
for about a million bucks and it was sitting, it
was an old Elks building, beautiful building downtown. But it had been vacant for a long time. He bought it and he put
like 30 offices in there, small offices, you know
1500 to 2,000 feet each and grew the revenue, right? So everybody pays. – [Robert] So the income went up. – Yeah, you know what I mean?
– Yeah. – So he broke it up and leased it up. So he has his expenses, but now he’s got 30 people paying rent as opposed to just one
big vacant building, he turned it into a pretty
cool workspace for everybody. – Kenny, in his third book,
Advanced Guide to Real Estate, his job is to get this
up, keep this stable, then he goes back to the banker and says, look, we’ve got all these
tenants, money’s going up. And so now we want 12 thousand dollars because he’s improved
income, kept expenses low, building’s more valuable. – Yeah, the key there is the bank’s always looking at your NOI to
pay back their loan. So the more you can grow that,
the more loan you can get. – And so, essentially, the
renters are paying your debt. – Of course. Essentially, so if that
building I was referring to goes to 50 percent vacant,
now he’s in trouble. But if he can keep it full, so now you’re getting into management, but regardless of that,
that’s how you do it. There’s opportunities
like this everywhere. – Once you’ve bought all these apartments, someone has to manage it for you. Unless you wanna run the
apartment building yourself, you’re going to need a
good property manager. Here’s the importance of a
good property management. And I know that another
thing that you always mention in all your books and the
ABCs of Real Estate Investing is that property management
is very important. Poor property management
equals poor profits, right? And so, I wanted you to kind of explain the importance of the property management. – Well, essentially all
property management is is taking care of the
property in every way, so taking care of the people that might be inside of this building, you know, for various things that
come up from day to day, collecting the rent and
paying all the expenses. That’s really all it is. And so the property manager’s job is to make sure the place is clean and that things are getting
rented and all those things. And so the owner of the building would hire a company like that or they could do it themselves and basically keep the place full. So in our world, we have a
property management company that we have about 300 employees, all we do is focus on
this, these two things. How do we keep our expenses
low and keep our income high? Because we’re always
trying to grow our NOI so our NOI, you know we have a budget for let’s say, 2017 or 2018 or 2019, the goal is to grow that NOI each year. – And Kenny’s done such things
as the way he grew the income was, this is a little common, he put washing machines,
right, in the units. There are no washing machines. And so when he put washing
machines in the building, this went up. – Yeah, so in my apartment houses, we would buy apartment houses that had washer and dryer
hook-ups but no machines. And so the people would walk down to the laundromat or whatever, and it was a bit of an
inconvenience for the people and all that. So, I said, well let’s
just buy for 650 dollars, we can buy a washer and dryer set and stick ’em in all there. And we did that. And so I probably bought
three or four thousand sets of washers and dryers
for a lot of our properties and so now all of a sudden, we can charge 75 or a hundred dollars more in rent. – [Robert] And this goes up. This doesn’t go up as much. – It’s a win-win. Because they have to go
spend some money anyway to go do their laundry, now they can do it here and for me, if I can pay back those washers and dryers in one year because it’s only 650 dollars for a set and if I can get 75 dollars more then all of a sudden, I’ve got 900 to almost a thousand dollars more in rent. So I’m actually, it’s what
I call a one-year payback. – So what Kenny does, he
borrows the money here to put washing machines in here. Again, the tenant pays it all off and the washing machines stay there. – And I think that’s a brilliant idea because I know that both of you have created incentives for the renters. So for example, if they stayed for a year, you would do certain renovations like including the washing machine. And so, every year, there
was another incentive, which not only increased
the property’s value, but also the renter’s
paying for it essentially. – [Robert] And the banker is happy. – My last question was pulled straight from the YouTube comments
that you guys left. I asked Robert how would
you respond to critics who say real estate is
a slow lane approach to getting rich. This was Robert’s reaction. Well, one of my last questions is what would you guys respond to the critics who say that real estate is a slow lane approach to getting rich? – [Robert] They’re entitled
to their point of view. – Yeah. That’s fine with me. I can’t think of another. I mean, I think it’s really super simple. Real estate is very slow and very dumb. – Every month, we got cash flow. – Yeah, you know. I like that, I like we’re not
banking on something going up. This is called creating value. We’re not parking our money in something and hoping it goes up. This is very strategic. – Perfect. – Everybody’s got their point of view. Most people wanna get rich quick. That’s why they never get rich. – [Ken] Yeah, this is not that. – [Robert] Yeah, this
is financial education. This is smart, this is having your banker be your partner. – Yeah, and these are
long-term assets, by the way. This is business, this is
like managing a business. We would not sell these. So, unlike the stock market or something, we’re not trying to time things. We’re trying to generate cash flow here and then move to the next one. – Okay, great. – So, can I give you one last thing ’cause those guys always upset me? So what Kenny does, he increases this, fixes this, and then when this goes up, he gives my money back. So I might give Kenny a million dollars for five years, let’s say. He increases this, decreases this. The bank says, oh yeah, NOI is up, so he puts all this money in there. I get my million dollars back. I still own the property. I still have the cash flow going in. So all you guys wanna get rich quick, it’s called an infinite return, right? – Yeah, and it’s tax free. – [Robert] It’s tax free. – The reason it’s tax free
is because when we use debt to pay back debt, it’s debt. So it’s owed. So, when Robert gets his money back, it’s actually tax free. – [Robert] Yeah, let me say I lend Kenny, and this is pretty common numbers. I lend him one million. He fixes all this, the bank
gives him three million. I get my million dollars
back and that is tax free. I get it back. And I still own the building with Kenny. – So yeah, so to your question, you gotta wonder why if you
can invest a million dollars and get it back tax free and still have lots of cash flow– – [Robert] And still have
the cash flowing this way. – Why somebody would think that. It’s a pretty simple model. – And that’s it for this episode of Advanced Lessons in Millennial Money. If you like this video,
give it a thumbs up, subscribe to our channel
and comment below. (speaking in foreign language) (upbeat music) – Who say real estate is a slow– Slow lone preach. How would you exp– My last cut– My last question was pulled
straight from the comments (laughing) I’m sorry.


  1. Joseph Hunt says:

    I love the content of this channel, but the commentating halfway through the video is distracting and unnecessary. I get it that its used to keep it's "entertainment value" up, but it's not needed. Just thinking of ways of how this channel could be better. Besides that, keep up the good work!

  2. MeMyselfI says:

    This girl's voice is beyond annoying…..

  3. Cristian Mora says:

    Just amazing! Thank you so much for this amazing content, I’ve learned more here about money then I ever will in high school or college.
    Currently working for myself as a young millennial/entrepreneur. These classes have helped me tremendously now I have a clear idea where to invest my money.
    Thank you God for these teachings.

  4. Deevansh Mehta says:

    How to start with zero income

  5. Ap0c says:

    I have 8200 debt now how does that makes me rich?

  6. joseph duffy says:

    Problem is, it's just getting rich of poor people, who have to rent as they can't afford too buy!? 🙁

  7. VISTA says:

    This is simply a BUY to LET why try to insinuate that you are smart – many people do whats so clever about it ??? main thing is deposit you need at least 1/3 of the purchase price the rest is the mortgage . But you have to find a good manager to find you seamless occupation to pay the mortgage and managing costs … You make money from income and you make capital when you sell it since the tenants will pay at least good part of the mortgage ….This is good for condominiums or number of houses or flats but workings of it is not simple as on paper . Tenants intentionally or otherwise damage the property managing agent could be slack and all that will eat into your profit. There could be issues with managing issues with building it self , mortgage rates, council etc It is not simple its a young mans game up to 55 then sell the lot and come out Selling will be at least 3 -4 years …Too much of a headache in reality and there is no quick liquidity as such unless you buy over 20 flats ( definitely not less than 10 ) then income will be adequate in work in progress but liability is high and if you don't have seamless stream tenants there will be a big big problem. You still have to do something to bring in money because uncertainty is very high in those quantities If it works like the theory it is fine but it usually doesn't. Then what Mr Rich Dad ??? I think you have been lucky as well . I| watched most of your vids here and you are right however its in theory there needs to be luck as well . If mortgage rates go up how can you reflect it on the fixed term leases etc … Variables and uncertainties are very high it must also be said – I can say more than that but I leave it at that .<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<

  8. Gerard Krausch says:

    she must be hard of hearing. people that cant hear well scream. lack of volume control i reckon.

  9. Ohmtina Instagram says:

    This girl is turning me off to these videos…the way she talks is super annoying…

  10. Beto Brown says:

    Hola Alexandra, le pueden poner subtitulos en español a los videos? Entiendo el ingles en un 70% u 80% aproximadamente y a pesar de ello tengo algunas dudas. Ojala y se pueda. Saludos.

  11. Miroslav Hronek says:

    Czech subtitles please

  12. Andrew Johnson says:

    Was the host cast ironically because they thought that that would appeal to millennials? She is the opposite of everything that you look for in a video host?

  13. holy shiet says:

    It's harder to make $1 from 0$, than 100$ from 1$.

  14. Lp Oa Kr Em Sa Hr p a r m a r says:

    I m a student and want to learn to build what is my dream project ever but for that i have to get in school for two years, can somebody help me to invest in that please

  15. Mo.B.AbuBakr MoPere says:

    tell you what that makes sense but i still confused how can i get a loan from the bank while i have no job & no money then how can i get a loan from somebody to get a loan from the bank while i dont have money or business license , people will say what is the warranty to return it back , because who has money like to deal with somebody has money as well so i have an online store but didn't get the cash flow as i expected so hopefully somebody can give me a direct logic answer that to correct my thoughts about this point.

  16. sumitrjadhav says:

    Why the interruptions? Just let the video play..

  17. JourneywithJay says:

    How about some other options other than real estate?

  18. uttonio55 says:

    She looks ugly

  19. Shadow Weaver says:

    Very interesting content I personally don't know where to get money to invest other then the bank I don't know people with money or someone as a mentor to teach me I know investing in property can be worth while but I personally don't understand how to necessarily work it to my advantage and I also have to agree with alot of people in comments you don't need a pull away and the girl yelling at you its unnecessary

  20. toordog says:

    Omg, comedy at every comment lmao, millennials are funny!

  21. Lead liathróidí says:

    I was interested in this however I’m not watching it through due to this woman yelling at us. The interruptions and casting here should be changed.

  22. Alvaro lluminated says:

    No all people are living in America!!! many people have only money to survive daily.

  23. Joshua Newbill says:

    I love your channel. Been at it all morning , pulling in information!! Thanks so much!

  24. John Harris says:

    How many rental properties do you bet they’re banging this chick 😂😂😂

  25. Christiano Ronaldo says:

    The girl does nothing. She have to leave

  26. A2Z PhilTopia says:

    How to get a loan from robert san

  27. goodruss68 says:

    Why does Alexandra put on a fake Hispanic accent? It's not needed. Good upper level concept marketing video. They've left out all of the details. Wonder how much money Robert wants for the details…..

  28. M T says:

    so easy ,long term build relationships ,and financial education ,personal development ideal for a school dropout like me

  29. John Souza says:

    How do you do anything in hongkong I will wait for someone to share this with me.

  30. Andy Gething says:

    How will this work in the UK, we have a different tax system and the dreaded credit scores.

  31. vivo v9 says:

    Robert b my partner in india… 100 acre property will give 25 percent equity @ 10millions investment for 5 years.

  32. Joel Lugo says:

    Love the videos keep it up

  33. Jeremy Brown says:

    This guy is full of crap.

  34. L'Italiano - The Italian says:

    I was contacted from Steve R. Gonzales who says is working for Mr. Kyosaki, do you know him?

  35. G DUB says:

    Color me not impressed with this video.

  36. Delroy Francis says:

    How long will the bank give u to start paying back the lone

  37. Orion Xavier says:

    When he says "and then we move on to the next (new property investment)" seems like a subtle bit of information but in my opinion is very important. Because over time, property suffers damage from weather, foundations erode causing cosmetic or structural damage (busting water pipes), etc. All of this necessitates putting money back into the property without a return. Because over time this kind of damage lowers the value of the property, so over time you lose money. But this kind of time frame is probably like 10 or 20 years later. So you definitely don't want to just sit on one property, thinking it's going to provide "an infinite return." Because it will eventually provided diminished returns.

  38. Julio Rivera says:

    Hablas español….wow.

  39. Blue Rob Pacure says:

    i like the video but i like you more alexa, i can't keep myself from staring at you on your seat at the side.

  40. Tremyane Pierce says:

    All that information for free . I have no excuses.

  41. Baki Terriyaki says:

    This is some really interesting information tbh money is a weird thing,and they make it so obvious,that if you learn the lingo,read between the lines and invest intelligently with good planning and critical thinking you can make money into a game practically

  42. Cheong KT Cheong says:

    It doesn't work in Singapore where all income are taxable

  43. freelancing variety says:

    how can get to contact robert?

  44. Martini BTD says:

    We can all agree we broke niggas that took the wrong classes in highschool? Or just me?

  45. Douglas says:

    Over $750! That’s crazy 😝

  46. Evy 117 says:

    It’s called taking a loan ….. I gotta love how ppl over market basic things

  47. The Finest Fap says:

    I know whos video to watch. Who was making it interesting, who was describing, and who was really teaching the lesson. Who obviously the boss was. And whos videos these were meant for

  48. The Finest Fap says:

    Robert didnt have to do that. Ken at quite a few points was put on the spot. Guy was sweating

  49. Etienne De Wet says:

    So what happens when you have payed off the bank for the loan you took out to buy those apartnments?

  50. pankaj chandwani says:

    This stupid girl just says yes lmao

  51. I love Guitar says:

    This lady is going to be a great business women for real, she is learning a lot.

  52. Jorge Crypto Life says:

    Excelente video Alexandra💯🥂
    Tengo que arreglar mi credito 💯😂
    Great video Alex 💯🥂
    Wow this is epic, I need to fix my credit 🤑😂

  53. Tahmid Jamil says:

    god, this woman popping up after every 2 mins with her useless monologue is so annoyong…

  54. MotoJP says:

    Good video but it Really cuts the flow of the video when you keep flashing it back to yourself asking questions to the camera. Especially when you are asking them the very same question 2 seconds later. Without this very choppy edit you can have something that looks and feels more professional and flows smoother to keep your viewers interested

  55. Jiany Star Massa vich says:

    Girl, please add something, otherwise why are you there. You just perokee yourself!

  56. Anupam Roy Chawdhury says:

    You're really sweet!😘

  57. Myo Ko Aung says:

    good to know about Real Estate investing and NOI ,but they didn't say any about of( APR) loan interest and if the property is vacant ,How you going to handle for your monthly statement?

  58. John Hardin says:

    Like your chirping bird. Keep up the great work, kid.

  59. D Johnson says:

    Is there a email where can ask question and get more advice?

  60. Add Schade08 says:

    I actually understood what they're saying. Impressive presentation and elaboration. Thank you. Your an inspiration.

  61. deliquenme says:

    That is easy to say when you live in a country where you have positive NOI, but what can you do when the NOI is nengative? For example I live in Romania where the wages are around $400, prices are higher than the US, France, Spain, etc.

  62. Ruth Tejada says:

    If robert didn't put his own money in rich dad company but used the capital of others, then do they own rich dad company? How can you raise money with you being the owner not them?

  63. Epicsodic says:

    seems like a psa on how to fix the tax system

  64. LdR GHEttO says:

    4:06 Robert said " you get excited".. What did he want to say? Why Kenny have to be excited? It's bad, isn't it? I mean if you have only expences. Why does he got excited? Please help me(not only) for("at" instead of "for") this!! For this too <—))

  65. Baller AC says:

    Robert lends Ken £1m to buy property and after some time he gets his money (£1m) back and he still owns the property..

    Somebody explain me this Infinite Return thing please

  66. Tadeh Mirzakhanian says:

    is it just me or the Spanish pronunciation of her name “Alexandra Gonzalez” on an American show feels like ear-rape?

  67. rav ver says:

    after getting so much advice from this guy, she is still on a paycheck, what is wrong with her`??

  68. Bertha Sola says:

    If ken owes Robert 1 million and pays it back with the banks loan of 3 million. Then wouldn’t it be reoccurring debt? How would he be generating cash flow if it doesn’t go into his pockets?

  69. nelson ivan says:

    To be honest she’s too loud when I have my earphones on it’s not good

  70. Bearded Chauffeur says:

    This dude had a wild night out before this video was recorded.

  71. Jack Masi says:

    There are four markets that are infinite return. Shelter, food, clothing and death.

  72. Clerance Blue says:

    Honey, may i get a bite from your cheek:))

  73. Mladja Hadron says:

    Secret is keep your banker happy.

  74. Luis tineo says:

    Robert I need a loan 🙏

  75. BoiRC TheFlux says:

    Its not really a zero dollar thing!!! You still need a millionaire friend…


    If you don't have a business partner/investor where do you find them?

  77. Alonso Escajadillo says:

    Great!!! I like the last part, getting the money out without taxes

  78. Brian K. Gillman says:

    Great stuff

    (Ken's name is spelled wrong at beginning of video).

  79. S P says:

    wonder why someone want to give you free infos..hmmm..maby this girl give them something .. 😉 and creather influencer..

  80. S P says:

    yeah buy all with nothng hahaha

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  82. Nirmal says:

    Popular video of Robert,

  83. Daniel Dogeanu says:

    I find two big problems with this scheme:

    1. No bank will lend you money if you don't have an income or some way to pay the debt, and
    2. What if you don't find tenants?

  84. The adjuster Smith says:

    Jeremy Scorpio stfu really really

  85. W says:

    Love the info. Can't stand the "host". Why is she even there? This seems like a children's tv show when she speaks.

  86. Crunchy Asmr CrunchyGirl says:

    this is like a game and the skill tree is jobs

  87. Crunchy Asmr CrunchyGirl says:

    dept is good if you know what your doing…

  88. Victoriano Lorejo says:


  89. ceej 502 says:

    How do I ask you for the million js

  90. Sukhbir Sekhon says:

    They needed new pens.

  91. Robert Ruest says:

    What's the catch…? I'm about to invest and go $30million in debt over the next few years to go tax free and cash flow positive, but worried the stress of management in Canada would overwhelm me.

  92. Daniel Garofalo says:

    How do I buy a property if I don't have the money for the down payment?

  93. Hamzat Muhammad says:

    pls ao can i invest with 10000

  94. Opeyemi Amonota says:

    pls ao can i make investment with 10000

  95. Mess Over says:

    Hi from NC! Just discovered you and subscribed.

  96. human light says:

    Financial education is best subject ever

  97. TheBlueskyson says:

    Kenny makes sense

  98. Max Harper says:

    I’m getting lucrative ROI working with my mentor. I believe now the online market is indeed lucrative

  99. max dürrschnabel says:

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