On this episode of The Truth Hurts Show, Brian Goldstein and Makan sit down with Emil Khordorkovsky—a real estate investor and lender behind over $700 million in deals. They dive into the real reasons most deals fall apart, the problems with switching asset classes, and why out-of-state investing often doesn’t pencil the way people think it will.

Emil shares hard-earned lessons from two decades in the game, including what makes a deal actually work, why so many online real estate gurus are full of it, and how tax strategies like depreciation really play out in practice. No hype—just real talk from someone who's seen the good, the bad, and the expensive mistakes.