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by Garret Wong

4.1(9 reviews)
40 episodes
Updated Daily
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Podcast Overview

Welcome to MyFirstKeys, the ultimate resource for anyone looking to confidently purchase and manage rental properties—whether you’re just starting out or adding doors to an existing portfolio. Hosted by Garret Wong, a full time real estate investor and seasoned property manager with nearly 30 years of experience, My First Keys dives deep into the realities of real estate ownership. Originally a research scientist specializing in molecular biology, Garret transitioned into property investment and quickly grew a personal portfolio of 43 buildings and 75 doors (while working full time!). He then founded a property management company that has overseen over 1 billion dollars in assets, with industry-leading success rates in rent collections (98.6%) and legal proceedings (98.5%). Each episode delivers practical, real-world advice on acquiring a property or scaling a portfolio, plus tenant screening, maintenance, legal know-how, and more—so you can acquire, operate, and scale your investments with confidence. Tune in to learn from Garret’s unique blend of analytical thinking and field-tested experience, and discover how to take charge of your journey to real estate wealth. Join our Community Here! https://info.upperedgepm.com/myfirstkeys

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Publishing Since

11/1/2024

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61

Podcast Authority

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Recent Episodes

Episode thumbnail for How Walking Away From a Bidding War Gave Me $220/Month Cashflow

October 28, 2025

How Walking Away From a Bidding War Gave Me $220/Month Cashflow

<p>In this episode, Garret Wong breaks down the truth behind real estate bidding wars, how they’re engineered to manipulate emotion, drive overpayment, and destroy cash flow. Through a real client story, Garret reveals how walking away from an overhyped deal led to a smarter off-market purchase and long-term success. If you’ve ever felt pressured to “win” a deal, this episode will show you why discipline always wins in the end.</p><h3><strong>Timestamps:</strong></h3><p><strong>[00:00:00] Introduction</strong></p><p>Garret introduces the question: “Should I participate in a bidding war?” and explains why most investors lose money not by buying bad properties, but by overpaying in emotional negotiations.</p><p><br></p><p><strong>[00:01:00] Topic 1 – The Psychology of Bidding Wars</strong></p><p>How realtors intentionally engineer urgency through underpricing, open-house weekends, and fear of missing out. Garret breaks down how this manipulates buyers into emotional decision-making.</p><p><br></p><p><strong>[00:02:00] Topic 2 – The Client Case Study</strong></p><p>A client wanted a trendy single-family home with eight competing bids. When Garret made him recalculate the numbers at $30K over list price, his $175/month cashflow turned into –$43. They walked away, and two weeks later found an off-market duplex earning $220/month.</p><p><br></p><p><strong>[00:05:00] Topic 3 – How to Compete Strategically (If You Must)</strong></p><p>Practical tips on staying rational: use escalation clauses, cap your bid, and add investor-friendly clauses for protection. Garret emphasizes the importance of knowing your ROI box and walking away once numbers stop working.</p><p><br></p><p><strong>[00:07:00] Topic 4 – Working With the Right Realtor</strong></p><p>Why every investor should choose an agent who understands cashflow and ROI — not one who pushes for higher offers.</p><p><br></p><p><strong>[00:09:00] Key Takeaways</strong></p><p>Discipline in a bidding war predicts your net worth in five years. Winning isn’t about owning the property — it’s about protecting your profit and staying aligned with your investment plan.</p><p><br></p><h3><strong>Mentioned in this Episode:</strong></h3><ul><li><a href="https://UpperEdgePropertyManagement" rel="noopener noreferrer" target="_blank"><strong>Upper Edge Property Management</strong> </a></li><li><a href="https://my-first-keys.mn.co/feed" rel="noopener noreferrer" target="_blank"><strong>My First Keys™ </strong></a></li></ul><br/><p><br></p><h2>About Garret Wong</h2><p>Garret Wong is the founder of the&nbsp;My First Keys&nbsp;podcast, the Rent It Yourself Community and a seasoned property manager with nearly 30 years of experience. Originally a research scientist specializing in molecular biology, Garret transitioned into property investment, where he has grown a personal portfolio of 43 buildings and 75 doors into a property management company that has managed over 1 billion in assets, with a 98.5% success rate in legal proceedings and a 98.6% rent collection ratio.</p><p>Known for his practical approach and strategic insights, Garret has developed an extensive SOP library to manage everything from tenant selection to maintenance, helping landlords and property managers build a reliable, resilient system.</p><p><br></p><h2>Connect with Garret:</h2><p><a href="https://my-first-keys.mn.co/" rel="noopener noreferrer" target="_blank">My First Keys</a></p><p><a href="https://www.garretwong.com/" rel="noopener noreferrer" target="_blank">Personal Website</a></p><p><a href="https://wongcapitalcorp.com/" rel="noopener noreferrer" target="_blank">Wong Capital</a></p><p><a href="https://www.facebook.com/profile.php?id=61558664464789" rel="noopener noreferrer" target="_blank">Facebook</a></p><p><a href="https://www.linkedin.com/in/garret-wong-33197913/" rel="noopener noreferrer" target="_blank">LinkedIn</a></p><p><a href="https://www.instagram.com/garretwong.rei/?hl=en" rel="noopener...

Episode thumbnail for Investor-Grade Offer Strategy: 10 Clauses That Protect You (2025 Edition)

September 15, 2025

Investor-Grade Offer Strategy: 10 Clauses That Protect You (2025 Edition)

<p>In this episode, Garret Wong breaks down the 10 critical elements every real estate investor must include in their offer to purchase. From legal clauses to deal psychology, Garret shares real stories and actionable language to help you avoid costly mistakes and write offers that win — even in competitive markets.</p><p>Whether you're just starting out or fine-tuning your strategy, this episode gives you the legal edge to protect your investment.</p><p><br></p><h2><strong>Timestamps:</strong></h2><p><strong>[00:00:00] Introduction</strong></p><p>Garret explains the importance of treating offers as legal instruments — not emotional gestures — and why missing terms can cost you thousands.</p><p><br></p><p><strong>[00:01:08] Topic 1: Purchase Price &amp; Payment Structure</strong></p><p>How to strategically choose your number, show strength as a buyer, and document creative financing using Schedule A.</p><p><br></p><p><strong>[00:02:34] Topic 2: Key Contract Dates</strong></p><p>Why closing date, possession date, and offer expiry all require precision. Garret shares his favorite timing formula: Tuesday at 5 PM.</p><p><br></p><p><strong>[00:05:25] Topic 3: Contingencies That Protect You</strong></p><p>From financing to inspection to appraisal, Garret walks through protective clauses that defend your deposit and your deal.</p><p><br></p><p><strong>[00:07:39] Topic 4: Due Diligence Language</strong></p><p>The exact clause language Garret uses to maintain maximum flexibility during inspections and partner reviews.</p><p><br></p><p><strong>[00:08:38] Topic 5: Conditions vs. Other Terms</strong></p><p>Why you must explicitly write in post-condition walkthroughs — or risk being denied access later.</p><p><br></p><p><strong>[00:09:12] Topic 6: Included Assets &amp; Exclusions</strong></p><p>Assume nothing is staying. Garret shares a costly snooker table story that proves why exclusions matter.</p><p><br></p><p><strong>[00:12:53] Topic 7: Earnest Money &amp; Consideration</strong></p><p>How deposit size impacts perception, and why documenting how it’s held is crucial in protecting yourself.</p><p><br></p><p><strong>[00:14:43] Topic 8: Attorney or Broker Review Clause</strong></p><p>A simple clause that gives you an “out” while signaling professionalism in private deals.</p><p><br></p><p><strong>[00:15:15] Topic 9: Seller Motivation &amp; Market Positioning</strong></p><p>How to align your offer structure with seller circumstances — downsizing, divorce, out-of-town landlords, etc.</p><p><br></p><p><strong>[00:16:19] Topic 10: Strategic Offer Dynamics</strong></p><p><br></p><p>Utilize schedules, clean formatting, and escalation clauses to enhance the professionalism and credibility of your offer.</p><p><br></p><p><strong>[00:18:40] Key Takeaways</strong></p><p>Garret emphasizes that every clause in your offer is either protection or positioning — so don’t rely on someone else to defend your interests. Master the language, control the narrative, and write offers that win.</p><p><br></p><h2><strong>Mentioned in this Episode:</strong></h2><p><strong>Free Webinar Series</strong> – Live breakdowns of legal documents and offer strategies.</p><p><a href="https://info.upperedgepm.com/webinar-registration" rel="noopener noreferrer" target="_blank">Sign up here</a></p><p><br></p><h2>About Garret Wong</h2><p>Garret Wong is the founder of the&nbsp;My First Keys&nbsp;podcast, the Rent It Yourself Community and a seasoned property manager with nearly 30 years of experience. Originally a research scientist specializing in molecular biology, Garret transitioned into property investment, where he has grown a personal portfolio of 43 buildings and 75 doors into a property management company that has managed over 1 billion in assets, with a 98.5% success rate in legal proceedings and a 98.6% rent collection ratio.</p><p>Known for his practical approach and strategic insights, Garret has developed an extensive SOP library to manage everything...

Episode thumbnail for Estimating Renovation Costs Like a Pro (Without a Contractor on Site)

August 12, 2025

Estimating Renovation Costs Like a Pro (Without a Contractor on Site)

<p>In this episode of My First Keys, Garret Wong reveals how seasoned investors estimate renovation costs in just 15 minutes—without waiting on a contractor. Learn the exact process his team uses to confidently make offers and stay on budget, including how to build your cost catalog, avoid costly surprises, and leverage spreadsheets that think like an investor.</p><p><strong>Timestamps:</strong></p><p>[00:00:00] <strong>Introduction</strong></p><p>Garret sets the stage by highlighting a common investor pitfall—guessing reno costs and blowing budgets.</p><p>[00:01:38] <strong>Why Most Investors Fail at Estimating Costs</strong></p><p>The dangers of relying on hope, gut feelings, or delayed contractor quotes when speed matters most.</p><p>[00:03:00] <strong>The 10-Step Walkthrough Process for Estimating Costs</strong></p><p>How to break down a property room-by-room, create a master checklist, and avoid missing big-ticket repairs like roofs or HVAC systems.</p><p>[00:06:11] <strong>Building a Real-Time Pricing Catalog</strong></p><p>Where to source accurate local contractor rates, how often to update your data, and why even Garret uses Home Depot prices as benchmarks.</p><p>[00:08:29] <strong>Industry Rule-of-Thumb vs. Real Numbers</strong></p><p>Why per-square-foot estimates and online averages can mislead, and how to adjust for quality, geography, and contractor availability.</p><p>[00:10:56] <strong>Contingency Buffers and ROI-Focused Renovations</strong></p><p>Why 10-20% buffers are essential, what hidden costs to plan for, and how to prioritize kitchens, bathrooms, and curb appeal upgrades.</p><p>[00:13:18] <strong>Garret’s Personal Estimating System</strong></p><p>From laser measurement tools to Excel spreadsheets with built-in contingencies and JV scenarios, Garret shares his proprietary workflow.</p><p>[00:15:40] <strong>Final Thoughts &amp; Weekly Toolkit Invitation</strong></p><p>Garret encourages investors to "practice estimating like it's the gym" and invites listeners to join his email list for exclusive tools and resources.</p><p><strong>Mentioned in this Episode:</strong></p><ul><li><a href="https://www.upperedgepm.com" rel="noopener noreferrer" target="_blank"><strong>Upper Edge Property Management</strong></a></li><li><a href="https://www.homedepot.ca" rel="noopener noreferrer" target="_blank"><strong>Home Depot Canada</strong></a> (for cost benchmarks)</li><li><a href="https://www.reikit.com" rel="noopener noreferrer" target="_blank"><strong>REIkit Estimator</strong></a></li><li><a href="https://www.biggerpockets.com/tools" rel="noopener noreferrer" target="_blank"><strong>BiggerPockets Rehab Estimator Tools</strong></a></li><li><a href="https://www.dealmachine.com" rel="noopener noreferrer" target="_blank"><strong>DealMachine</strong></a></li></ul><br/><p><br></p><h2>We love giving back!</h2><p>Check out our weekly webinar series <a href="https://info.upperedgepm.com/webinar-registration" rel="noopener noreferrer" target="_blank">HERE</a>, where you can learn how to purchase your first property, manage your existing property, or scale your portfolio!</p><p><br></p><h2>About Garret Wong</h2><p>Garret Wong is the founder of the&nbsp;My First Keys&nbsp;podcast, the Rent It Yourself Community and a seasoned property manager with nearly 30 years of experience. Originally a research scientist specializing in molecular biology, Garret transitioned into property investment, where he has grown a personal portfolio of 43 buildings and 75 doors into a property management company that has managed over 1 billion in assets, with a 98.5% success rate in legal proceedings and a 98.6% rent collection ratio.</p><p>Known for his practical approach and strategic insights, Garret has developed an extensive SOP library to manage everything from tenant selection to maintenance, helping landlords and property managers build a reliable, resilient system.</p><p><br></p><h2>Connect with Garret:</h2><p><a...

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What is LandlordPal?

Welcome to MyFirstKeys, the ultimate resource for anyone looking to confidently purchase and manage rental properties—whether you’re just starting out or adding doors to an existing portfolio.

Hosted by Garret Wong, a full time real estate investor and seasoned property manager with nearly 30 years of experience, My First Keys dives deep into the realities of real estate ownership.

Originally a research scientist specializing in molecular biology, Garret transitioned into property investment and quickly grew a personal portfolio of 43 buildings and 75 doors (while working full time!). He then founded a property management company that has overseen over 1 billion dollars in assets, with industry-leading success rates in rent collections (98.6%) and legal proceedings (98.5%).

Each episode delivers practical, real-world advice on acquiring a property or scaling a portfolio, plus tenant screening, maintenance, legal know-how, and more—so you can acquire, operate, and scale your investments with confidence. Tune in to learn from Garret’s unique blend of analytical thinking and field-tested experience, and discover how to take charge of your journey to real estate wealth.

Join our Community Here! https://info.upperedgepm.com/myfirstkeys

How often does this podcast release new episodes?

This podcast updates daily.

Where can I listen to this podcast?

This podcast is available on 4 platforms including Apple Podcasts, Spotify, and more. You can also use the RSS feed directly.

Does this podcast accept guests?

Yes, this podcast regularly features guests.

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