Colin is originally from Ireland and has been investing in the US since 2009. During that time he has bought and sold more than $100 million worth of real estate, including 350+ fix and flips in the Tampa Bay Area between 2015-2021 (where he is also a licensed Realtor®). An acknowledged expert in foreclosure auctions, Colin also has experience in a wide variety of real estate related activities, including buy and hold, fix and flip, wholesaling, vacant land sales with owner finance, note investing, and much more.
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Itunes – www.TonyJavier.com/itunes
Welcome to the real estate masters podcast, where we interview the top names in the real estate game. If you wanna grow your real estate business, see more podcast or get free resources, go to www.remcommunity.com. The only podcast that allows you to directly connect with the guests in many of the highest level names in real estate game, you are in for a treat with our next guest. Do me a favor, subscribe to the podcast, leave us a review, and don’t forget to go to REM community.com to connect with some of the highest level real estate professionals in United States through our community and through our high level masterminds. Let’s go
Welcome to today’s show. Uh, today we have Colin Murphy. I am your host, Tony Javier. Colin is, uh, outta the Tampa bay area. He’s done over 350, uh, real estate transactions, uh, is getting ready to go remote. I believe we’ll get into that in a little bit, uh, but Colin, good to have you on this show today and thanks for, uh, jumping on and, uh, agreeing to share your wealth of knowledge with our community.
My pleasure, Tony. It’s good to be here.
So tell us exactly how you got started. People love hearing people’s stories on how they got started in real estate. We’d love to hear how you got started and kind of fast forward as to today with what you’re doing in your, uh, real estate investing business.
Sure. I’m happy to, and I’ve had a very meandering real estate journey, uh, like like many people have I’m originally from Ireland, but I now live in Tampa, Florida. I’m 41 years old and I’ve been a full-time real estate investor since my mid twenties. I started out in London, London, England, and my first kind of Forry into real estate was actually selling advertising space in real estate magazines and showroom space for real estate exhibitions. And this would’ve been back in 2003, four, five, where a lot of your listeners might remember was that previous real estate boom, you know, before the great recession, four or five years later. And after like a few years of that kind of work hard play hard, uh, game in London where I got to travel the world, I got to meet a lot of, uh, investors, builders, realtors, currency, people literally traveling a lot to Eastern Europe and to south America.
And over to Florida, I got offered, uh, post in Ireland to open up this office in Dublin Ireland for a, a British company that was promoting real estate in mostly in Eastern Europe and central America. So I opened an office in Dublin in 2007, you know, and hired a bunch of people, got a fancy office, had the, the receptionist, the marketing person he had in person, a couple of sales people and started doing the evening seminars and putting adverts and newspapers and all this old school stuff that nobody does anymore to drum up interest in, in people, uh, investing in real estate overseas and, and the Irish had a huge passion for investing in real estate back then and, and were very willing to target all sorts of second and third year markets. When the first year markets were just getting too expensive. So, you know, business was good for about two years.
And then, you know, between March oh eight, when burst earns collapsed and September oh eight, when layman brothers went down, my business kind of went down as well and demand, just evaporated for what I was selling. I had to, you know, let loads of people go and close an office and basically dust myself down and start from scratch with, you know, a couple of thousand bucks in the bank. And this was, you know, brought fast forward to like early 2009. I set up a firm called Twana with two others, and we started selling Florida condos to Irish and British buyers. And that went really well at the time. There was, there was still quite a, a large amount of cash buyers that were willing to buy real estate for 30 cents on the dollar, you know, these beautiful gated community condos that were selling for like 2 42 50.
And they were now, you know, retailing for 80 or 90 with tenants in place paying a thousand dollars. So that went quite well for quite a few years, for about three, four years. And then that kind of low hanging fruit started going away. And we used to be selling kind of B quality stuff for less than a hundred thousand dollars. And then you got to kind of C minus and borderline D quality for, you know, mid hundreds. So we just kind of pivoted again and, uh, decided to pool our money and start doing a few fix and flips in early 2014. And, uh, this was in Tampa, Florida. We did that and we just started scaling it up and up and up until we got to about a hundred flips a year in, in 10 of 2019, uh, you know, before we pivoted again for the pandemic, but we had quite a few, uh, good years there.
Very nice, very nice, well, cool journey, you know, people, um, you know, have, I think probably have the same stories as an entrepreneurial journey. You know, you start something you do really well, you kind of start growing and then you get knocked off your rocker for a little bit. Right. And then you just gotta figure out how to, how to pivot, get back, get back up and then figure something out. But you could probably attest to this that, you know, at the time I probably sucked, but you know, looking back, I imagine that you probably came back bigger and stronger, which it sounds like, um, and a lot of people don’t understand that, that when they, when they get kind of, you know, pushed down that, uh, nine times outta 10, I hear that most people get come back, uh, bigger and stronger. Would you, would you agree with that?
I would agree. Yeah. A hundred percent. And you know, if you can just try and develop that resilience, you’re gonna do yourself a huge for a, in terms of your future chances of success. I think resilience is more important than intelligence or look, I mean, in my opinion, you don’t need to be super intelligent or lucky to do well in real estate, but you certainly do need resilience to whether all the ups and downs that the market’s gonna throw at you.
Yeah, absolutely. So tell us about what you’re doing now. So you’re in Tampa, Florida, you shared with me that you’re looking to get your business automated enough to where you can move outta the country. Uh, so tell us where you are in that process, what you plan on doing with that and tell us why you want to do that.
I’m pretty advanced in that process. I’m, I’m literally moving to Madrid Spain in less than a month, you know, so everything is more or less organized. The, the, the removal company are scheduled. Uh, we have a home in Spain already. I had an open house in my own home. You know, we’re looking at my home office and obviously it was just crazy and, you know, sold this same day. Um, and yeah, I’ve taken a lot of steps to automate things. I mean, but I have experience in it as, as well, Tony, because, you know, I lived in Madrid, Spain from 2005 to 2016, and I was investing in real estate during most of that period. And I, I had local business partners that were doing the underground project management and the underground closing, coordinating, and admin and, you know, client viewings and all the rest of it.
So I had a bit of experience doing it and obviously technology has changed and, and automation has changed. And now I’m still, you know, pretty much a fix and flipper, you know, slightly smaller volume that I used to do, but still, you know, generally two or three houses a month now, which is, it’s not easy just to get that many in, in such a tight inventory market, to be honest with you, but I’m still doing that. And I have some good systems in places for, you know, people drawing up renovation, scopes, the inspections beforehand, the video walkthroughs, the photos, the, the private lending, the real estate attorneys that have power of attorney to, to sign documents on my behalf, you know, for buying and selling houses and, you know, putting on and releasing mortgages. That’s, that’s very important, uh, having a good CPA here and overseas, giving you advice on what to do to avoid paying, you know, 60% tax on everything because not a good of about living in Europe, but the, the, the tax environment, isn’t one of them.
So you need to be, uh, properly structured for that, but it’s, it’s, it’s an adventure. I’m sure I’m gonna make some mistakes, uh, on, on the first year or two before I figure out, I’m sure I’ll make some expensive mistakes. I’m sure I’ll end up buying a house or two that I might not have bought if I was still, uh, living in Tampa. Um, but, um, I’m happy to, to give it a go. I think the, you know, the Tampa market and the Florida market is a fantastic real estate market. I have a lot of kind of deep experience in it over the last 10, 15 years. And nowadays, there’s no reason to give that up just because you’re living on the other side of the world, if you have good of people in place, and obviously you need a very wide team of people, if you’re gonna be a fix and flipper, you need a huge team of people from the, the general contractors to the painters, the roofers, the AC guys, the landscapers, the property managers, the utility people, there’s, there’s loads of inner and outer circle people that you need organized.
And it’s a lot easier to do that if you’re on the ground from a, any years before you leave. Um, but anything is doable. It’s a lot easier to be a buying hold investor remotely, I guess, but if you’re fixing flipper, it’s not for the, the faint hearted. Uh, I remember in the early days we fixed and flipped a couple of properties in Charlotte, North Carolina, based in Tampa, Florida. And it was a huge paint. I mean, we barely got out of there alive, just trying to flip something that was a thousand months away. But, uh, we’ve, we’ve learned a bit since then.
Well, I’ll tell you one thing for me, moving from Wichita, Kansas, I moved to Tampa for a year and then San Diego, but me removed from the business, you to look at things at a higher level. So even though some people may go, man, that’s crazy. And even, even before I learned the concept of not visiting properties and doing that kind of thing, I thought it was crazy not being able to go to properties and, or, or, you know, not meeting with sellers and that kind of thing. Um, but it, it, it forces you again to on your team more to look at the higher level, um, uh, you know, operations, uh, of the business and, and it helps you become a better business person. So you’ve already done it once. Uh, what are your thoughts on that being removed from the business and doing deals in other places? I imagine that, um, you would probably concur that it helps you to kind of think of it more from a business perspective and not necessarily just from an overall, uh, or, you know, kind of like details operational perspective.
Yeah. I think that’s a very smart insight and I think you’re absolutely correct. And a lot of the things that you might consider negatives about being away from it all can actually be flipped into positives. And one of the ones is that you don’t use tons of your time in a car, just driving around all your houses, that that’s something you can pay somebody else to do. You know, that’s, you know, 15, 20, $30 an hour task, and you can use your own time for much higher value once. And just even being in Madrid, Spain, and having at least six hours of quiet work before your phone is even going to ring is, is just wonderful because there’s how many business owners are out there where their phone just doesn’t stop ringing. And doesn’t give them 10 minutes to, to think about anything. So just be having that peace and quiet in the mornings to plan out stuff and strategize and plan out your cash flow, catch up on your, your, your, your bookkeeping and, and tweak your, your goals and then decide is, is a smart thing to do. And what, what do I need to buy? What questions do I need to ask this person about each property you, like I said, you can turn a lot of those so-called negatives in, into positives. And by the time Florida is, is waking up, you might have a, a list of, of, you know, instructions for 10 or 12 people that can do that running around and, and do all that labor intensive work for you. And you’re, you’re just doing the high level stuff, which is basically deciding how best to allocate your capital.
Yeah. So tell, tell us how you, um, well, I guess you said you did it before, I was gonna ask you how you got your vision for being able to, to operate your business from afar, but you said you’ve, you’ve done it before you bought properties and places you haven’t been before. Uh, but why did you choose Madrid Spain? And what’s your, um, what’s your next thing? Like, obviously when you moved to, like, for me, when I moved to San Diego or actually I moved to Tampa first, I tried flipping out there. It wasn’t quite the market I wanted to be in. So I ended up moving to San Diego. And so when I moved to San Diego, I had to think of like, what’s the next thing? You know, obviously I had the flipping business, it was automated. I didn’t have to spend a lot of time on it. Um, so I kept looking for the next thing and I’ve started multiple businesses since then. So, so for you moving to Madrid, Spain, why did you move there? And then what’s your next thing that you’re looking, uh, to do, uh, within your career?
I mean, Madrid, the reason is very simple. I’m, I’m married to a woman who’s born in and grew up in, in Madrid, Spain, and that’s as good a reason as any to live in, in Madrid, Spain, aside from the, the great food and, and culture climate and all the rest of it. And, and I, I loved living in Madrid, Spain for many years, even though I had to struggle for many years just to learn how to speak Spanish in a way that I was understood and figure out what other people were talking about is, is a long, uh, as a long haul, but very worthwhile endeavor. So living in Madrid, Spain, because my wife was from there. And even my, my kids were in Madrid, Spain. I mean, they’re basically American now, but they were, they were born in Madrid, Spain. And, you know, the next thing for me, you know, aside from the, the fix and flipping, which I’m gonna continue to do, I I’m, I’m doing it with land.
Instead at, uh, the beginning of the year, I started figuring out how to buy vacant land and flip, vacant land and, and create owner finance note notes through doing that. And that’s, as you can imagine, if you’re buying a piece of UN improved vacant land for say $10,000, and then you’re able to sell it to someone else for 25 or 28, with a 10,000 deposit and owner finance over five years of 700 a month, there’s a lot less moving parts to that than trying to renovate a bunch of kitchens and bathrooms and roofs and, and pool enclosures and all the rest of it. So that was my idea of I’ll continue the fix and flip houses, cuz I’ve had all these crews and all these great people that have done hundreds of deals with, but if I’m gonna be based permanently overseas or for many years overseas, what else could I do that is very interesting and, and vacant land was one of them.
So I started, um, our marketing campaign back in February, March, just mailing thousands of, of absentee owners, of vacant land, sending them blind offers, uh, offering them a percentage of the tax value of the land basically. And, um, that’s actually worked out surprisingly well and, and was able to hit the ground reasonably quickly. And it’s, it’s, it’s one of those great things. If you’re used to spending hundreds of thousands of dollars on houses, it, it doesn’t feel that risky spending tens of thousands of dollars on, on some land and you can actually create quite nice little passive income streams out of it.
And, uh, are you doing that just in Tampa? Are you doing that in other markets as well?
It’s something you could do anywhere. I mean, anywhere in Florida and most states, I just started doing it in two counties in the Tampa bay area, Pasco county and Hernando county, which are just north, you know, about 30 minutes and 45 minutes north of downtown Tampa. And there’s a little bit less, uh, competition from other wholesalers and other people mailing. The, the main part of Tampa is Hillsborough county and Pinellas county, which are more densely populated urban areas, which with much more expensive, uh, land and, and more intense competition from, from builders and so on. So I’m starting in the more suburban and, and borderline kind of, you know, rural areas.
And what are people buying that land for when you own or finance it to them? Excuse me, are they putting mobile homes on it? Are they building houses? What are they typically doing with those properties?
Yeah, I mean, I’ll give you an example of one. I just closed a few weeks ago, if you like, where I bought, uh, you know, 1.3 acres of land in Pasco county for 12 and a half thousand dollars. Wow. And I advertised it on land.com. I mean the MLS funding enough, doesn’t generate a lot of interest for vacant land, but land.com does, and it might filter it out to a bunch of other websites from there. And you you’re just advertising the, the lifestyle there’s people that want land for, for hunting, for recreation, for camping, for, for mobile homes. Um, just off the grid people, I mean, there’s all sorts of folks that wanna buy land. And in that case, I managed to sell it to a local person in Tampa. I think he had a, a landscaping business and he just went through, uh, divorce and this solds, the, the house and he had some money and he just wanted to be piece of land where he could put, uh, a mobile home and plant a bunch of, uh, vegetables. And he bought it from me for $30,000 with a 12 and a half thousand dollars deposit. So that’s all my initial capital back. And then a note of the remaining 17 and a half thousand dollars over five year at seven and a half percent interest that was about seven 50 a month.
Wow. Good for you. That’s some good numbers right there. People do those people typically do those numbers with mobile homes. So doing em with the land is even better. Cuz then you don’t have a mobile home to deal with. So that’s amazing. That’s good. I like that. Yeah.
And my, my deal is, well, if I can get I’m on my, I think seven it’s flat at the moment. I haven’t sold them all, but I’ve sold a few and I’m, I’m kind of some of them, I don’t do the owner finance. Some of them I will, but I’m figuring if I can get 10 or 20 of those seven 50 a months going, that’s a very significant passive income stream that, I mean, it will end in 3, 5, 6 years, but it’s still quite significant and is far less time intensive or labor intensive than trying to manage a bunch of rentals. Cuz there’s no maintenance, there’s no repairs, there’s no property managers. You’re literally just getting this ACH money into your account. And you’re, you’re a lender really, which is a nice place to be.
And I’m sure there’s less competition cuz everyone’s mailing the same, you know, homeowner list. So to mail vacant landowners, I imagine that less, less way less competition than traditional real estate investing
It is. And don’t get me wrong. I mean you have to throw a lot of darts here. You still have to send, I mean I’m sending I think 500 a week, which is not much compared to what some folks are doing, but it’s it’s enough. And then you’re, you’re kind of offering maybe 20 or 30% of the, the tax value of the land. And a lot of people will get annoyed at it. Some people will, I, I have those prepaid envelopes. Some people will send back rude notes and those envelopes or send back just scrap from a, a magazine in them. But every now and again, you get, somebody will literally sign a cut contract and send it straight back to you or bring you up and say, I’m not selling it for 10,000, but I might talk to you about 14 and you’re you’re after the races. So
You’re physically sending in the offer. So if something’s tax valued at 10 grand, you’re offering them three grand, let’s say, uh, and then you’re sending a prepaid or a Pret stamped envelope. So they can just send the offer,
Sending them a signed contract where they just have to sign beside my name. And I’m sending a, a, like a prepaid envelope where they just have to pop it back in and it’s, it’s free to mail back anywhere in the us.
Interesting. That’s a, that’s a, a real
Strategy which set
Up. Yeah. I was gonna say that’s a good strategy,
But I’m sure
I’m gonna say, yeah, it’s probably pretty expensive to do it that way. Cause you have to stamp envelopes. You gotta cuz you’re actually doing a physical space.
No, no you’re not stamping. No you’re not stamping it. It was it’s, it’s, there’s a lot of bureaucracy to get that done, uh, through U you know, United States postal service, but once you’re sending all these letters, um, they don’t, I have an actual stamp on them and I only get charged for people that actually use them that actually put them in a mailbox.
Oh, is it like a meter?
I have, I have a business account with USPS. I have a special code in all of those envelopes and a barcode. And, and anytime that gets in the mail that barcode gets scanned and I’ll get billed, you know, the, the 40 cents or, or whatever it is.
Gotcha. That’s genius. So I like that. That’s probably a good, uh, strategy for re it into real estate investors too, if they, if they wanna implement that somehow. Well, good stuff. So let’s um, let’s talk about automation again real quick. So what are, what are some key things that you had to do, um, to get things where you were comfortable with making that leap to, to moving to Spain?
Okay. So, uh, what do I need? So, you know, you need to be on lots of wholesaler lists. Obviously you need, you need to be getting lots of emails and lots of SMSs and lots of text messages. Ideally you could have a VA, a virtual assistant tracking that for you and alerting you to any properties that meet some criteria you’ve identified previously. Um, you need, uh, some sort of service where you can get text messages and phone calls over sees without actually having a physical phone and paying a fortune. In my case, I use a, a product called RingCentral, which is, has quite a lot of sophisticated kind of call center type options. Um, you need, um, you need, I, I buy in a pretty well defined area. It’s literally only about 15 miles north to south and three miles east to west. So I generally, you have people renovating houses or doing work in that area.
And if I get a hot lead, I’m sending a message to somebody saying, can you drive over here? Take a quick look at it. Let me know if there’s any structural issues. I’ve got lots of photos so I can re review all those photos. I know what it costs to renovate. I, I have fixed costs for all these lock single family cookie cutter houses. So I know what it’s gonna cost me, you know, pretty much just by looking at the photos, I only need to make sure that there’s no structural issues with the home and you just generally need to be really in today is marketing to be really quick. I mean, I’ve got offered deals at nine in the morning and I’m sending them non-refundable deposits at nine 20 in the morning just to lock ’em up. And then you need to be able to, you know, line up private lenders who are gonna send money where real estate attorneys gonna sign, you know, mortgage documents and purchase agreements on your behalf.
And, um, it’s not, I mean, to be honest with, you’s not that different. I don’t drive to a lot of the houses now just being at my house in Tampa. So the time difference is gonna be a big one. I’m gonna try and have to educate everybody to try and do what they need to do with me before lunchtime. You know, that’s gonna be a big one, but just having your kind of Rolodex of property and specs, photographers, cleaners, GCs, all those guys on call that will, will jump when they’re given an instruction is, is key to any business, but it, it it’s applies just as much to, uh, a kind of a overseas kind of presence as a, a, a local presence, but in terms of pure kind of automation and, and checklists and things like that is, I mean, it’s outsourcing those 10 and $15 an hour tasks is, is key stuff like the, the sourcing, you know, pulling down the information, the beds bats, the permit records, the, the year bills, the, the links to the photographs, getting closing coordinators to move the things towards closing and deal with the other lenders and tight agents and realtors, having a property inspector that knows that has an exact list of criteria to do for me, that I specifically know, need to know to make my decisions having, uh, general contractors who work to fix templates at fixed prices.
You know, kitchens are this much bathrooms are this much. Uh, that’s, that’s all, uh, key. And, and there’s generally a lot of heavy lifting and arguments involved in, in getting to that point. But, uh, I mean, this I’m sure I still have a lot to learn about automation. You know, I’m sure you could probably teach me a lot about it. I still do a lot of juggling that I probably don’t need to.
So when it comes down to really is people and systems, right? Good systems that you run in your business to where, when something happens, you know, uh, what needs to be done and then also good people to run it. And people that you trust on your team that are employees, subcontractors and all that good stuff that, uh, can help you. Right. So if you have those two things in place that makes your, your life a lot easier,
I think I need to work more on, I have the great team of people. I have that down, and they’re all super responsive, but I do need to work at bit more probably on systemizing it so that I’m not quite as much about in every little place as I probably, uh, am.
Yep. Yep. Well, cool. Well, let’s wrap this up. So I, I guess, you know, being in the business, how long you’ve been in, in real estate, can you share with us some things that, um, you think would be good to share from a standpoint of just lessons learned, things that maybe happened either positive or negative that impacted you and your business that you learned from that you think, uh, the listeners could, could learn a lot from as well?
Yeah. I mean, a few kind of general tips. Um, that’ll help anybody. I mean, the first, you know, general piece of advice get up early in the mornings. You know, if you can start your day 45 minutes of quiet time, just to, to pray, meditate, review your goals, read a thought provoking book. I think you’ll become a much camera person and better able to handle all the stressful kind of curve ball that come at you, but also better able to respond to opportunities that come your way. I think you need that kind of canvas that only comes from having a quiet start to the day in, in my experience. Um, second thing that’s very necessary to, you know, achieve any kind of scale or, or kind of organization in real estate is to have the habit of, and it sounds very obvious Tony, but just have the habit of tracking your income and expenses, you know, every, every month, just for your own household, for your rentals for your business.
And I think if more people spend three or four hours a month, it’s not a huge amount of time, just three or four hours a month building, and they’re reviewing their, their personal balance sheets, their P statements they’d have more reserves to rainy days. They’d find it a lot easier, uh, to buy stuff and, and just accumulate wealth and, and, and the cash flow just cause you need to be on top of that stuff, which is not as time intensive as, as people might think. Um, action, orientated mindset, super important. Um, you have to, you don’t make any progress unless you take action gain experience. Some people are always trying to wait for the market conditions to change in their favor. There’s to is no point in, in doing that, in my opinion, you, you, you set your own parameters and if something meets ’em, you, you dive into it and learn from your mistakes.
And, uh, if you don’t have that healthy attitude to risk, I think you’ll probably end up working for somebody that has, um, cuz they’re the people that, that get things done. Um, you know, uh, terms of mistakes I’ve made. I mean, I, I didn’t really get successful until I went deep. I spent too many years going wide, literally selling or trying to sell real estate, uh, not just all over the us, but all over the world. And, and for many, many years it was just a, a total stressful scramble to get three or $4,000 a month to pay the mortgage and cover a few bills. And it was really only one we focused on let’s target a small area. Let’s become experts in this area. Let’s become experts in this type of properties. Let’s get people that can help us to renovate these types of houses and then build it up.
The only thing you need to do is make sure there’s more crews involved and more people that can lend you money to do it. And, and that was a huge just game changer. Just go, go deep before you go wide. And there’s no nothing wrong with going wide after you’ve gone deep. If there’s other people in there continuing what you’ve started, that’s great. But, uh, get, you know, don’t try and, uh, you know, renovate properties in three or four different markets, I would advise you to get good at, at a couple of, uh, towns or, or sections of towns first and, and take it from there.
Cool, good stuff. Thanks for sharing those learning lessons. Uh, a lot of, lot of things you could share, I’m sure there’s more, but how can people get a hold of you if people wanna get ahold of you get in touch with you, um, where can they find you?
Uh, website is the easiest place. It’s Colin investments.com. That’s C O L I N. investments.com. I also have a real estate podcast. It’s just simply called Colin podcasts about real estate. You’ll find that on all the usual, uh, Spotify and, and apple and Google podcast sites. And, uh, you, you can contact me through the website. I, I set aside time every week to, to chat to people about their real estate goals. I’ve written a number of reports that are free to download, and I posted a bunch of, of videos and, and interviews with, with interesting people in there and, uh, always happy to, to chat to people about where they are, especially about real estate.
Awesome, good stuff. Well, thanks again, Colin and congrats on the success and good luck to, uh, to you and your wife and your kids with the, the move to Madrid. I’m sure that’s gonna be a, a big change, but at the same time you lived there before and she’s from there. So I may not be as, as big as I’m thinking, but nonetheless, when you move countries, it’s, it’s still a pretty big deal. So
Its stressful relocating, but yeah, I, you very much.
Yeah. Good luck Tim. We’ll uh, we’ll catch up soon.
All right. Thanks man.
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