9:10 My mentor taught me "Whenever you're at risk of losing money, use business days in that part of the contract. Whenever you're at risk of making money, use calendar days in that part of the contract." So my inspection period/due diligence clauses are always in business days, but my assignment agreement uses calendar days.
You can also put in your offer sheet or talk to the agent you will respectfully submit you EMD after your inspection time, at which time your buyer is now submitting that EMD
Great video; very informative! One way to ensure cash buyers don't flake out is to ask them to pay $5,000 EMD. If they are serious cash buyers, that amount will not be astronomical to them. This way, they're less likely to flake out and if they do, you will be compensated very well for the time and energy you spent on the deal.
hey Lili I started cold calling today and i have to say that its the worst experience ever! lol i got cussed out and hung up on! i think on market deals is the way to go. stay tuned!
My question is: how is the split between the broker/realtor and the seller? How much percentage each one keeps? I am dealing with a hard situation now.
Hey @brunnasud, did you get the help you need? I can help walk you through the process, Also if you need help with funding your transactions, I can help with that as well.
You're awesome at teaching the process btw, definitely see your influence from Jerry. Keep up the great work & let us know if you start dealing in Atlanta!
I did that i calle the agente did My offert ando the agente toldo me yeah and wey Will need 20k as EMD and i was like shet i can't do that and i told him i was gonna talk to My partner and never came back lol
If the contract does have inspection contingency for earnest money refunded to byer, what should the wording be? I'm looking at a contract as a buyer and the contract's wording says something to the effect of 'if e inspection revelaing unaceptable conditions, then the buyer can cancel the contract and get their earnest money back.' Is this common, or what language is common in the inspection area of a contract?
What about if you are wholesaling a property in a different state. How is earnest money handled? How do they get the earnest money and can you chose a title company that’s not in the same state as the property or should you find one in their state that is investor friendly?
Funds are handled through wire transfers, so there's no need to wholesale in your own state. You could reach out to a title company you want to use and ask them if the deal needs to be in their state. That's a great question though.
Be careful with scams. I got scammed out of $4500 on 2 different properties with 2 different REMax agents with EMDs. I literally don’t have any trusts for agents. Doing auction buys now.
If you have a cash buyer within 72 hours of obtaining the property, yes the cash buyer can cover it, however if not you can use a gator lender. A gator lender works directly with your title company to cover your EMD. When you close with the cash buyer, the gator gets the EMD back and a fee which is variable, not a percentage. I'm a gator lender if you ever have any additional questions.
If your using a FHA loan, yes you do. If your using a USDA loan no. Home inspections can be put into your FHA loan. But i highly recommend that you do a home inspection. If it comes up with any problem that helps you to negotiate price or walk away.
@@Liliinvests I understand. Just wanted to clarify. Your doing Tulsa. I'm in NC. If i find something in Tulsa or surrounding area. I will refer them to you.
This is B.S. Why would a buyer risk putting down 1% only to find out that the seller can't close for whatever reason? Why should the buyer take all of the risks?! The buyer might be missing out on other offers by giving earnest money to a seller, who can't close or may have never had the intention of closing. It's a two way street and there should'nt be any Earnest or "good faith," money involved at all. Both parties are mutually at risk and should equally take the risk in making a mutual agreement.
CONFUSED NEED ANSWERS 🤔🤔🤔: 1) If I am working with a realtor on an on market house as the wholesaler, do I call the realtor and tell them the verbiage so they can put it in the contract for me to have it signed? 2) To get the verbiage to the cash buyer, do I need to fill out a EMD contract in regards to the nonrefundable deposit so they can sign as well as I do? 3) The EMD that I have to pay I assume that is my own money correct?
Lili, you mention there's 10 things you always include in your offer letter when working with RE agents, however the 'offer sheet' link you provided only has 9. Is there something I'm missing?
PLEASE ANSWER LILI I LOVE YOUR VIDEOS!!! Will agent's and sellers take Jerry Norton's proof of funds seriously ? i tried using a similar POF with an agent , i used a free website and it was a tranasctional funding and the seller literally laughed at me (very disrespectful smh) i was going to buy jerry norton's POF but will they take it serious? i keep coming across crazy potential deals but i lost some confidence in my POF :/
What if there is no contract signed only earnest money they give the time when they talk about the property then after two days they changed their mind to buy the property the seller told us that they won't give back the earnest money
SO YOU SENT THE EMD AND SIGNED CONTRACT TO THE TITLLE COMPANY . THEN YOU FIND YOUR BUYER AND ASK FOR EMD ALSO , DOES HE SEND THAT EMD TO YOU ? OR TO THE TITTLE COMPANY ? IS TEH TITTLE COMPANY GONNA HAVE 2 DIFERENT EMD CHECKS ? OR THE EMD THE BUYER SEND TO YOU IS IN YOUR ACCOUNT IN CASE THE TRANSACTION DOES NOT GO HAPPEN YOU GET TO KEEP IT ?
You need to show it to the buyer so you as a wholesaler need to take pictures - they can be with a phone and don't have to be professional just clear. The inspection will be done by the buyer to make sure you as the wholesaler didn't missed something - so basically double checking. If you ever need earnest money for a deal reach out to me. good luck!
We just went under contract today and agreed to $1K from the buyer for $240K house. It is worth it to try for a lower amount if you need. Some people (like us) will agree. 🥰
Well your using an agent. So when using an agent you need earnest money. When not using an agent is very rare you use earnest money. Working with an agent does has it's perks though
My realtor keeps telling me that my earnest money will stay in escrow account after closing and not be put towards my down payment or closing costs. Is this correct ?
Lili Thompson also you know a hell of a lot more than I do. I’m still new myself, did 3 deals so far since July all off market. I’m still learning everyday...🤙🏾
I’m confused so essentially there is money needed to start wholesaling ... or that you should do off market deals first if you don’t have much capital untill you have enough to be able to do the deposit ???
Yes, you need earnest money and holding costs. But if you don't have the capital, there are investors like me who lend for short transactions. We are called gator lenders.
So wait, you were saying how I would put down a x amount of earnest money depending on the size of the property if its on market........but what about properties not on MLS. Couldnt you just give an earnest money deposit of whatever amount to the title company to give the seller.
Ooookay, so BOTH the wholesaler and the cash buyer put down the same amount of earnest money to the title company? So that’s why you get yours back in addition to the assignment fee after closing?
I'm not a title company. I'm an investor. But I think the title company works it into the paperwork. At least, there's a clause for it in Pace Morby's free wholesale contract. And you don't have to worry about mutual release states because he had his lawyer draft something in for that too.
Hello we are building a home in New Mexico.. our realtor is telling us that the builder requires $15k of earnest money and that it is non-refundable if we back out... we don’t have $15k sitting around... we are pre-approved and the home is being purchased for $378,900 we won’t even move in until October but they want it now. And I’m sorry I don’t have Instagram is there any way you can reply to me on here?
You can go to any but start doing your research by calling around and finding out which title companies are investor friendly. If You ever need help with comping a potential deal reach out to me and I can help.
When you do your inspection, are you hiring a plumber to scope the lines, termite inspector, general contractor, and a foundation inspection? What professionals and things are you searching for???
Unless there appear to be issues with those things one inspection is fine. There's no need to spend extra money and time hiring specialists. I hope this is helpful. I'm an investor and I lend for EMD and inspection. If you have anymore questions or are looming for a lender or buyer, reach out.
@@KammiLutz thanks for the reply. I've heard a lot of people say for ex: they wish they had the sewer line scoped by a plumber because the inspector didn't see it and there was an issue they found after buying that costs a ton to repair. Another example is when I purchased my personal home, the inspector missed a leak in the roof that has also caused other issues, the inspector also missed a broken AC unit because it was winter as well as another leak in the basement.
hey Lili , as a wholesaler am i allowed and entitled to making the difference between my emd and my cash buyer's emd ? (my cash buyer's emd has to be higher mines so he/she can be committed to closing and funding the deal that way they arent compensated )
I think what your asking is are you supposed to come out of pocket to cover the buyer's EMD. What you want to make sure you do is make sure the buyer's EMD covers your EMD. If you ever need help funding your EMD on any deals reach out to us, we can help with that.
Only if you are buying the property for yourself, if you will assign the contract to another buyer then it's in their best interest for them to get an inspection. If you need any help with comps reach out to me
Hey! So basically I give my earnest money to the title company? (I don’t even know what a title company is please help :( ) and the cash buyer give me THEIR earnest mOney? I can get my earnest money back as long as I back out within the time period that the contracts says ?
@@Liliinvests so on my purchase and sale contract I have Sale price: 100k Emd: 100.00$ Balance of funds due at closing: 100k And then after closing title will give me my 100.00 Correct?
@@Yellow-gt9qe Yes BUT make sure your cash buyer puts down earnest money too, that way theres goes into the deal and yours comes back to you. I teach this and give the correct contracts for it in my program, check it out and lmk if you need more help liliinvests.com/14dbb_mentorship
The deal still has to be at a discount, however, by allowing the realtor to (double-dip) meaning they can collect an addition 3% on the buyer's side (you). In essence, they are making double the amount they would just by selling traditionally, where the buyer would bring they own realtor into the deal. Hope this helps
@@newlifekenya1208 Lol im good on that, I have realtors I'm partnered with now marketing my off-market deals. So much less messy and less saturated dealing with off-market only. Besides, when it's listed thousands have already seen it, investors don't typically buy those, only people looking to live in them do.
My Ernest money went to the clouds! At the beginning they said ill need 55k Cash to Close They should of told me 60K. My 5k deposit they said will go to my cloaing cost! Ya right! This is a Greedy Game, with Greedy people!
9:10 My mentor taught me "Whenever you're at risk of losing money, use business days in that part of the contract. Whenever you're at risk of making money, use calendar days in that part of the contract." So my inspection period/due diligence clauses are always in business days, but my assignment agreement uses calendar days.
You can also put in your offer sheet or talk to the agent you will respectfully submit you EMD after your inspection time, at which time your buyer is now submitting that EMD
Amazing advice. Thank you.
U got a facebook bro
Thanks logan
how do i put that on the contract? Is there any contracts that already has that clause in there? Or would I have to talk to the agent about it?
now doing it that way, how is the buyer now submitting the EMD?
Great video; very informative!
One way to ensure cash buyers don't flake out is to ask them to pay $5,000 EMD. If they are serious cash buyers, that amount will not be astronomical to them. This way, they're less likely to flake out and if they do, you will be compensated very well for the time and energy you spent on the deal.
Lili is a legend!!!!! I love your videos
Closed my deal with $100 on a 85K purchase. Maybe I got lucky!
Either way, keep it going!
was it an on market property? And which market was this?
Just want to say thank you for taking the time to provide us free resources 😊
hey Lili I started cold calling today and i have to say that its the worst experience ever! lol i got cussed out and hung up on! i think on market deals is the way to go. stay tuned!
REO is the way to go, double close and work around the no assignment clause to flip bank owned properties. 👍
@@mcmag888 any video links on how to do that? And how to find REO properties?
Some of not all mobile home dealers require EMD if your going to purchase from them.
I love this because you actually explain the words
My question is: how is the split between the broker/realtor and the seller? How much percentage each one keeps? I am dealing with a hard situation now.
Hey @brunnasud, did you get the help you need? I can help walk you through the process, Also if you need help with funding your transactions, I can help with that as well.
For clarity ; it varies state to state .
Ive started wholesaling and I’ve been watching all your videos! Thank you for the awesome info and inspiration! 🙏🏽
Thanks for watching!
I just came across this video and whooping information got me thinking! I will be tuned in every Wednesday Q&A. Thanks so much!!🤗💕
you and graham stephan are my favorite finance channels!
You're awesome at teaching the process btw, definitely see your influence from Jerry. Keep up the great work & let us know if you start dealing in Atlanta!
I did that i calle the agente did My offert ando the agente toldo me yeah and wey Will need 20k as EMD and i was like shet i can't do that and i told him i was gonna talk to My partner and never came back lol
Another Great investing video! Thank you for sharing your knowledge.
Thanks for watching!
lol I you have an amazing energy lady, thank you for breaking it down so enthusiastically and clearly ! You are the best. Mark
If the contract does have inspection contingency for earnest money refunded to byer, what should the wording be? I'm looking at a contract as a buyer and the contract's wording says something to the effect of 'if e inspection revelaing unaceptable conditions, then the buyer can cancel the contract and get their earnest money back.' Is this common, or what language is common in the inspection area of a contract?
What about if you are wholesaling a property in a different state. How is earnest money handled? How do they get the earnest money and can you chose a title company that’s not in the same state as the property or should you find one in their state that is investor friendly?
Funds are handled through wire transfers, so there's no need to wholesale in your own state. You could reach out to a title company you want to use and ask them if the deal needs to be in their state. That's a great question though.
Be careful with scams. I got scammed out of $4500 on 2 different properties with 2 different REMax agents with EMDs. I literally don’t have any trusts for agents. Doing auction buys now.
So what if you don’t have 500-1000 dollars to put down in EMD would you just get it from the cash buyer ?
If you have a cash buyer within 72 hours of obtaining the property, yes the cash buyer can cover it, however if not you can use a gator lender. A gator lender works directly with your title company to cover your EMD. When you close with the cash buyer, the gator gets the EMD back and a fee which is variable, not a percentage. I'm a gator lender if you ever have any additional questions.
Exactly, if you don’t have the funds the money is out there. I also lend EMD if you ever need it again.
Very knowledgeable and easy to understand, Thank you... Appreciate it!
Glad it was helpful!
Do you pay for home inspections every-time?
Hey great question! Join me Wednesday’s on IG live for my Q&A sessions :) instagram.com/liliinvests
If your using a FHA loan, yes you do. If your using a USDA loan no. Home inspections can be put into your FHA loan. But i highly recommend that you do a home inspection. If it comes up with any problem that helps you to negotiate price or walk away.
@@KingGio71 We're discussing wholesaling in this video, not purchasing
@@Liliinvests I understand. Just wanted to clarify. Your doing Tulsa. I'm in NC. If i find something in Tulsa or surrounding area. I will refer them to you.
@@Liliinvests do you have a video on this question?
Thank for all Information, sincerely
This is B.S. Why would a buyer risk putting down 1% only to find out that the seller can't close for whatever reason? Why should the buyer take all of the risks?! The buyer might be missing out on other offers by giving earnest money to a seller, who can't close or may have never had the intention of closing. It's a two way street and there should'nt be any Earnest or "good faith," money involved at all. Both parties are mutually at risk and should equally take the risk in making a mutual agreement.
Love your content keep it coming earned a new sub
Thanks, welcome to the squad!
CONFUSED NEED ANSWERS 🤔🤔🤔:
1) If I am working with a realtor on an on market house as the wholesaler, do I call the realtor and tell them the verbiage so they can put it in the contract for me to have it signed?
2) To get the verbiage to the cash buyer, do I need to fill out a EMD contract in regards to the nonrefundable deposit so they can sign as well as I do?
3) The EMD that I have to pay I assume that is my own money correct?
Whats the difference between earnest money and a non refundable deposit
Lili, you mention there's 10 things you always include in your offer letter when working with RE agents, however the 'offer sheet' link you provided only has 9. Is there something I'm missing?
PLEASE ANSWER LILI I LOVE YOUR VIDEOS!!!
Will agent's and sellers take Jerry Norton's proof of funds seriously ? i tried using a similar POF with an agent , i used a free website and it was a tranasctional funding and the seller literally laughed at me (very disrespectful smh)
i was going to buy jerry norton's POF but will they take it serious?
i keep coming across crazy potential deals but i lost some confidence in my POF :/
What if it’s on a non-contingency contract? and I can’t get an inspection contingency
My title company says 10k minimum. Why so much?
Love your videos, you make everything so easy to understand.
Glad you like them!
What if there is no contract signed only earnest money they give the time when they talk about the property then after two days they changed their mind to buy the property the seller told us that they won't give back the earnest money
What's the difference between Earnest money and the Due Diligence Fee?
Question : the double dip rule does the wholesaler pay the agent the other 3% or the buyer?
SO YOU SENT THE EMD AND SIGNED CONTRACT TO THE TITLLE COMPANY . THEN YOU FIND YOUR BUYER AND ASK FOR EMD ALSO , DOES HE SEND THAT EMD TO YOU ? OR TO THE TITTLE COMPANY ? IS TEH TITTLE COMPANY GONNA HAVE 2 DIFERENT EMD CHECKS ? OR THE EMD THE BUYER SEND TO YOU IS IN YOUR ACCOUNT IN CASE THE TRANSACTION DOES NOT GO HAPPEN YOU GET TO KEEP IT ?
The buyer would send the money to the same title attorney you have your EMD at.
I have a question! Does the wholesaler pay for the inspection and for photos to be taken of the property or does the cash buyer do that? Thanks!
You need to show it to the buyer so you as a wholesaler need to take pictures - they can be with a phone and don't have to be professional just clear. The inspection will be done by the buyer to make sure you as the wholesaler didn't missed something - so basically double checking. If you ever need earnest money for a deal reach out to me. good luck!
Videos are very informative!!! Got me thinking 🤔
Good I’m glad lol! Join me on IG for more daily content instagram.com/liliinvests
We just went under contract today and agreed to $1K from the buyer for $240K house. It is worth it to try for a lower amount if you need. Some people (like us) will agree. 🥰
Thank you 😊
My realtor wanted me to put 7 but I could only do 4. I did and seller accepted
@@k.b.s4703 I’m so glad they did.
Does earnest money go towards the cost of the home or is it a separate fee of its own
Do I have to submit the contract and the earnest money to a title company in the same city/town as the home that’s under contract?
Great question. I don't think so, but if it were my deal, I'd double-check with the title company.
Well your using an agent. So when using an agent you need earnest money. When not using an agent is very rare you use earnest money. Working with an agent does has it's perks though
14 years old!!
Your channel is awesome.
Really enjoying your content. .Most agents ask for Proof of Funds . What's your work around for that or do you have a POF Letter that you use
Great question! I can provide you POF for a wholesale deal . reach out to me
When are you going to have a TH-cam live?
Another great and informative video! Thank you. I am not so good with social media. However, seeeeeeee you on Wednesday for the Q&A session :)
I’m looking forward to it!
My realtor keeps telling me that my earnest money will stay in escrow account after closing and not be put towards my down payment or closing costs. Is this correct ?
Nice!Thanks
Haha...yes you are right, I didn't know you were dealing with an agent on your deal. I was referring to off market.......🙌🏽
yep you're right for off market, that agent would've blocked me for this one lol
Lili Thompson also you know a hell of a lot more than I do. I’m still new myself, did 3 deals so far since July all off market. I’m still learning everyday...🤙🏾
@@deeg.7082 3 deals is awesome! did you pull lists? cold call?
@@Liliinvests lol
@@Liliinvests Propstream, 2 were referrals and 1 was cold call vacant property.
I’m confused so essentially there is money needed to start wholesaling ... or that you should do off market deals first if you don’t have much capital untill you have enough to be able to do the deposit ???
Yes, you need earnest money and holding costs. But if you don't have the capital, there are investors like me who lend for short transactions. We are called gator lenders.
Awesome!
I really appreciate it
Got you
So wait, you were saying how I would put down a x amount of earnest money depending on the size of the property if its on market........but what about properties not on MLS. Couldnt you just give an earnest money deposit of whatever amount to the title company to give the seller.
Buying house FHA $355,000 what percentage 🎉🎉🎉
I have a quick question so i just got my feet wet in this and I’m in the middle of trying to obtain the earnest money but who pays the escrow?
Ooookay, so BOTH the wholesaler and the cash buyer put down the same amount of earnest money to the title company? So that’s why you get yours back in addition to the assignment fee after closing?
What happens to your earnest money once you assign the contract??
I'm not a title company. I'm an investor. But I think the title company works it into the paperwork. At least, there's a clause for it in Pace Morby's free wholesale contract. And you don't have to worry about mutual release states because he had his lawyer draft something in for that too.
Hello we are building a home in New Mexico.. our realtor is telling us that the builder requires $15k of earnest money and that it is non-refundable if we back out... we don’t have $15k sitting around... we are pre-approved and the home is being purchased for $378,900 we won’t even move in until October but they want it now. And I’m sorry I don’t have Instagram is there any way you can reply to me on here?
What title company do you use or go to to deposit the earnest money?
You can go to any but start doing your research by calling around and finding out which title companies are investor friendly. If You ever need help with comping a potential deal reach out to me and I can help.
Hire a real estate attorney first and before signing a contract, before earnest money deposit.
When you do your inspection, are you hiring a plumber to scope the lines, termite inspector, general contractor, and a foundation inspection? What professionals and things are you searching for???
Unless there appear to be issues with those things one inspection is fine. There's no need to spend extra money and time hiring specialists. I hope this is helpful. I'm an investor and I lend for EMD and inspection. If you have anymore questions or are looming for a lender or buyer, reach out.
@@KammiLutz thanks for the reply. I've heard a lot of people say for ex: they wish they had the sewer line scoped by a plumber because the inspector didn't see it and there was an issue they found after buying that costs a ton to repair. Another example is when I purchased my personal home, the inspector missed a leak in the roof that has also caused other issues, the inspector also missed a broken AC unit because it was winter as well as another leak in the basement.
hey Lili , as a wholesaler am i allowed and entitled to making the difference between my emd and my cash buyer's emd ? (my cash buyer's emd has to be higher mines so he/she can be committed to closing and funding the deal that way they arent compensated )
I think what your asking is are you supposed to come out of pocket to cover the buyer's EMD. What you want to make sure you do is make sure the buyer's EMD covers your EMD. If you ever need help funding your EMD on any deals reach out to us, we can help with that.
@@newlifekenya1208 I’m interested, email ?
How you can often the payment of earnest money deposit? Cash, check or money order
Hey, I can answer any questions you may have about earnest money or the wholesaling process. Reach out anytime.
Do i have to get the earnest money check. From an escrow company?
Do i find the title company?
do you pay for a home inspection? even wholesaling
Only if you are buying the property for yourself, if you will assign the contract to another buyer then it's in their best interest for them to get an inspection. If you need any help with comps reach out to me
Hey! So basically I give my earnest money to the title company? (I don’t even know what a title company is please help :( ) and the cash buyer give me THEIR earnest mOney? I can get my earnest money back as long as I back out within the time period that the contracts says ?
Do you need to put down earnest money when you buy off market
Watch the video again I tell you all about it
Well yes but you can put like 10-100 dollars down but on market you need 500-1000 down
How about if you don't back out and at the end the bank doesn't approve you?
this is wholesaling, we work with cash buyers
Hey can you tell me how do I send EMD to an out of state title company
wire transfer by your bank but make sure it's directly to the title company and not a personal account
So if I put earnest money down and the deal goes through I don't get the emd back correct? Instead I'll get my assignment fee?
You get both back
@@Liliinvests so on my purchase and sale contract I have
Sale price: 100k
Emd: 100.00$
Balance of funds due at closing: 100k
And then after closing title will give me my 100.00
Correct?
@@Yellow-gt9qe Yes BUT make sure your cash buyer puts down earnest money too, that way theres goes into the deal and yours comes back to you. I teach this and give the correct contracts for it in my program, check it out and lmk if you need more help liliinvests.com/14dbb_mentorship
What about proof of funds cuzzzz I’m broke
Hey I’m trying to get my first deal what if you can’t find comps in the area
Hey great question! Join me Wednesday’s on IG live for my Q&A sessions :) instagram.com/liliinvests
I use propstream. Try it out 7 day free trial $ 98.00 month.
either the home is very rare or it's in the middle of nowhere😄If you found another or need help on the next one, reach out to me I can help
Can you give earnest money to the real estate agent?
No , go through the title company
Your offer sheet is not available on your website after you pay the seven dollar fee.
Email Caleb@liliinvests.com
The offer sheet is delivered to your email for free
Seller change Earnest Money from 1k to 5k, what do I do.
Bring someone like me on the deal if you can’t bring the EMD cost down. I’ll either help negotiate or I pay for it myself
Im confused on how you can make much money dealing with realtors and on-market properties when the realtors are already taking a percentage?
The deal still has to be at a discount, however, by allowing the realtor to (double-dip) meaning they can collect an addition 3% on the buyer's side (you). In essence, they are making double the amount they would just by selling traditionally, where the buyer would bring they own realtor into the deal. Hope this helps
@@newlifekenya1208 Lol im good on that, I have realtors I'm partnered with now marketing my off-market deals. So much less messy and less saturated dealing with off-market only. Besides, when it's listed thousands have already seen it, investors don't typically buy those, only people looking to live in them do.
My Ernest money went to the clouds! At the beginning they said ill need 55k Cash to Close They should of told me 60K. My 5k deposit they said will go to my cloaing cost! Ya right! This is a Greedy Game, with Greedy people!
🔥🔥🔥🔥🔥🔥🔥🔥🔥🔥🔥
With agents do you use your own title company?
Hey great question! Join me Wednesday’s on IG live for my Q&A sessions :) instagram.com/liliinvests