In 2015, we found what looked like a goldmine: a lot in Houston's 5th Ward for just $20k. We had an investor lined up who promised to fund the new construction townhouses as long as we brought the project.

We got the lot under contract and went to him for the money. Then, silence.

For three months, we chased him. Our calls went unanswered while the closing deadline loomed. Eventually, we had to terminate the contract and walk away, losing our earnest money and a massive opportunity. When he finally picked up the phone, he gave us the reality check that changed everything:

"I won't fund a deal unless you have skin in the game."

That $20,000 lesson taught me that "finding a deal" isn't enough—you have to understand the mechanics of financing and investor expectations. I wrote Smart Money Moves to give you the blueprint I wish I had back then.