How My Journey Out of $2.5M in Debt Inspired Me to Live a Charity-Focused Life

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When I sold my HR outsourcing company to a publicly traded firm in 1997, I fancied myself semi-retired. My family moved from metro Detroit, which was cratering at the time, to the top of a mountain in Southwestern Virginia’s Blue Ridge. We bought 120 acres, complete with walking trails, a large stocked pond and endless woods for our kids to explore. (It also included these strange old rusty barrels with copper tubing lying around, but I don’t know what that was.)

We set up a not-for-profit organization to reach out to international students studying in the United States. We were sad to learn that international students, who came to the United States for five and a half years on average rarely set foot in an American’s home. We gave students a weekend getaway that would include a chance to ride a goat, milk a cow, go fishing and hiking, and enjoy our Blue Ridge Mountain paradise.

We did this for a year or two, and it was a great opportunity for students who came from Virginia Tech, UNC, Duke, and more. Our kids enjoyed meeting folks from other cultures as well. Though going into semi-retirement at 35 sounds exciting, I was bored. I was a high-energy entrepreneur, and I couldn’t sit still. I wanted to do more. Though I knew nothing about real estate, my friend and I started flipping houses.

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Lesson #1: Early retirement is highly overrated.

This was long before Chip and JoAnna Gaines, and I don’t think the term “flipping” was even a thing yet. We sold our first home in a few hours for a $24k profit, and I thought this would be easy. We went on to flip dozens of houses in the next several years. Most weren’t that profitable, so we went on to build modular and stick-built homes, developed a subdivision, and I started an online real estate marketing portal at Smith Mountain Lake that I still operate today.

U.S. real estate was on a steep uphill ascent by now, and it was like a drug to me.

In a recent Bigger Pockets article, I spoke about the pitfalls of speculating. Speculating in stocks and commodities and startups is risky business, and speculators risk losing everything. It is also possible to speculate in real estate. I learned that the hard way.

I started flipping expensive lots at Smith Mountain Lake. My partner and I would locate a waterfront lot that had been purchased for a song decades before. Many were so overgrown that you couldn’t see the water. Erosion had eaten into the shoreline, and the owner was just paying taxes on it while it lay as dormant as his previous dreams of building there.

We’d buy the lot for cash or bank financing. We would then clear the underbrush, thin the trees, and make it a park-like setting (complete with a park bench). We would get dock permits, clean up the shoreline, and shoot professional photos to market on our waterfront website.

We went on to sell these lots for about $100k profit or more in many cases. We did a few dozen of these and thought we’d struck gold. These lakefront lots, which had sold for tens of thousands in past decades, were now appreciating at a hundred thousand or so annually, and we sold them for $300k to almost a million dollars each.

We brought in a few investors, went a little deeper in debt, and got multiple lots going at a time. Not only was it profitable, it was fun.

Lesson #2: Don’t let fun, big profits and greed cloud common sense, especially in a bubble market.

We saw the signs that the market was in a bubble, but we’d never experienced one before, at least as real estate investors. So we trusted our instincts over the wisdom of those who knew.

A May 2006 Fortune Magazine article stated that “The great housing bubble has finally started to deflate […] In many once-sizzling markets around the country, accounts of dropping list prices have replaced tales of waiting lists for unbuilt condos and bidding wars over humdrum three-bedroom colonials.”

Those great philosophers, Simon and Garfunkel, in the song “The Boxer” said, “A man hears what he wants to hear and disregards the rest.” Well, that’s exactly what we did. We listened to the siren song of the real estate gurus and our growing bank accounts. And we ignored people speaking the truth.


Lesson #3: Suspect gurus who have something to gain by pumping up an already inflated market.

We didn’t want to believe it, so my partner and I kept buying waterfront lots at so-called deep discounts. We should have seen the signs when web traffic and calls slowed down. By the time we stopped buying, we had quite a few waterfront lots. That’s when the market screeched to a halt. Plus, I had other real estate including a lakefront vacation home and more.

We ended up $2.5M in debt by the end of 2007. That’s when my partner bailed. So now I ended up $2.5M in debt.

This dramatically increased my interest payments and my stress. Since my regular income also came from real estate, which was also drying up, I found myself in a very difficult, painful place. It was easy to beat myself up when I thought about the fact that I had gone from semi-retirement and almost $2M in the bank to working very long hours and $2.5M in debt.

There was only one saving grace in all of this—all of this debt was backed by real estate. Unmarketable, plummeting real estate, but real estate nevertheless.

Lesson #4: If you must speculate, real estate has real advantages. (Many other asset classes would’ve left me with nothing.)

Now what?

It was the end of 2007. I felt somewhat alone. One quiet morning, in my regular time of meditation and prayer, I got this crazy thought: WWGMD?

What would George Mueller do?

Who is George Mueller? I’m glad you asked. George Mueller lived in the 1800s in Bristol, England. He was a Hellion turned Saint who rescued and housed thousands of orphans off the street. His fundraising techniques were unique, to say the least. He carefully calculated his budget, but he never shared this information with anyone. He felt that Divine Providence was leading him, and that this same Providence would “provide.”

Related: 3 Ways Investors Can Give Back to Their Communities (& the Larger World)

It did. But the provision often came at the last possible second. This left him with some very interesting situations.

One such time, the orphans were seated for breakfast with their plates in front of them—but no food or drink. They had no funds to purchase more. After giving thanks, there was a knock at the door ,and a local baker stood there with plenty of bread for everyone. He said he could not sleep for thinking of the children in need, and he’d been up baking for them all night. Minutes later, they learned that a milk wagon had broken down right outside the door. They needed to empty the wagon to take it for repairs and were offering the orphanage all their bottles of milk.

Anyway, I started wondering what Mueller would have done if he was stuck in my situation. After reading more about his life, I concluded that he would have begun by generously giving his way out of debt. Mueller would have started liberally disbursing the funds he had, trusting that it would have somehow lead to a path out of the jam he was in. So that’s what I decided to do.

My friends thought I was nuts. They counseled me to throw in the towel. Declare bankruptcy. “You’re gonna give you way out of debt?

My wife was scared. (Wouldn’t you be?) “How’s this going to work?”

I had no good answer. I couldn’t explain how it would work. But I believed in the universal law of sowing and reaping. Others call it Karma. I believed—and still believe—that we were created to give and to give generously. It’s written into the fiber of our being.

In late 2007, I gathered my family around and told them my plan. We chose a few organizations we were passionate about—groups caring for the poor around the world, people facilitating adoptions, our local church, and more.


In January of 2008, we began to give generously to these organizations—outrageously, as if we were making a half a million a year or more, not like scared people with enormous debt living off borrowed time. (It’s not in my nature to share this with readers, or anyone, but I want to encourage you by what happened next.)

About four weeks later, I was in a Subway restaurant and saw a real estate developer I knew. I told him a bit about my situation, particularly about my waterfront parcel that could not be subdivided. The developer made a generally off-handed comment that burned like a fire in my brain and set off a series of unique ideas about a completely new way to get the county to approve my request to subdivide.

You see, there was an obscure law that allowed an owner to split a piece of land one time to gift to a family member. And the split piece of land couldn’t be resold for five years. The law just assumed the original piece would be held, but it didn’t specify that. So the spouse could sell off the original piece, then the next owner could rinse and repeat.

I wasn’t willing to try this sneakily without direct county approval. I wouldn’t even consider it if it wasn’t completely approved with full disclosure. My surveyor and I met the county planner the next day. The planner was completely baffled. She studied our plan, she looked at the law, and peering over her glasses with a smirk, she informed us that “no one has ever read the law this way before.”

And she approved our plan.

Then I had another hurdle. Every progressive buyer had to buy the entire remaining parcel—not just the one-acre lot they wanted. So the first couple had to pay about $1.3M to get the $350k lot they wanted and trust the second buyer, who they didn’t know, to buy the remaining parcel at $950k. Then they had to do the same with the third buyer, and so on.

And the lender had to approve all of this—even in the middle of the great bank meltdown of the fall of 2008. (What were the odds?)

It all worked. One thing led to another, and 13 months later, I’d gone from $2.5M in debt to completely debt-free! We even paid off our home in the process.

Make no mistake: I had to work hard, very hard, to achieve this result. I invested time, money, creative energy, and more.

But I’m absolutely convinced this wouldn’t have happened if I hadn’t started with generous giving.

Lesson #5: Give generously, even when it might seem you can’t afford it.

My entire family learned a lesson from that experience that we couldn’t have learned from a book. As a result, we made aggressive giving a part of our lifestyle pattern from that time on. We’ve had a lot of fun along the way, and we’ve helped a lot of people in need.

How to Turn Your Life and Business Into a Giving Machine

We live in the wealthiest society in world history, but there are still billions who are in desperate need, who could benefit from what we spend at Starbucks every week. Here are a few thoughts on establishing a practice of giving back.

1. Consider setting aside a regular amount that is not based on your income. And give ahead.

As a real estate investor and broker, I don’t often have a steady, predictable income. We’re not cashing a check on Friday evening like many of our parents did, so it’s not as easy to establish a regular pattern of giving.

Though I wasn’t aware of it at the time, our plan to give a set amount each week, based on the income we wanted to have, was a key. This became a way of giving ahead, and I find that most people’s income follows this practice.

2. Follow your passions.

With billions in need on the planet, it’s easy to be overwhelmed. “Where do I start? And how can my small donation help?”

You may not make the impact of Bill and Melissa Gates, but your donation can mean every bit that much to one hurting child or one abuse victim.

You will be surprised how a small amount can change their life. My family learned this firsthand on a trip to Nicaragua a few years ago.

3. Trust but verify.

We’ve all heard of non-profits who took advantage of the trust they gained. If you’re going to give big, take some time to check out the organization carefully.

Make a trip to see their work in person if possible. Ask them for financial records. See how much of their donations go toward salaries and administration. Try to learn all you can, and get involved as a volunteer if possible.

4. Consider setting up your own not-for-profit.

This is not a necessary step, but after our giving grew and we became aware of more needs, our family set up our own small 501(c)(3) not-for-profit. This gave us the flexibility to offer matched donations and to play a more personal role in the lives and needs we serve.

Real estate investor and BiggerPockets reader Bill Manassero and his family have established a non-profit organization called Child Hope International. Their mission is to serve the poverty-stricken children of Haiti. Check them out at

5. Set up your company to give back.

Giving back to our community and the world has become a way of life for our family, and our children view it as normal. Now we’re extending it to our real estate investment firm.

You’re probably familiar with Tom’s Shoes. You buy a pair of shoes, and the company donates a pair to a needy child. You don’t have to share your shoes with the child since the company takes care of that.

Related: Success Without Fulfillment is the Ultimate Failure: Why Giving Back is Vital to Good Business

We’re setting up our multifamily investment firm to give investors access to one of the safest, most profitable asset classes on the planet: commercial multifamily real estate. Investors get to keep all of their profits. They don’t have to share them with needy people (unless they choose to).

We invite investors to tell us what they’re passionate about. What problem in the world do they want to solve? What organizations do they know who are addressing it?

Then, if it’s also something our company is passionate about, we will invest a significant portion of our internal profits (tied to that investor’s allocation) to this organization.

In this way, we are working to change the world. And I see changing the world as the responsibility of each one of us.

A Troubling Example: Human Trafficking

My family and my company are particularly passionate about fighting human trafficking and rescuing its victims.

According to the Department of Homeland Security, “Human trafficking is modern-day slavery and involves the use of force, fraud, or coercion to obtain some type of labor or commercial sex act. Traffickers use force, fraud, or coercion to lure their victims and force them into labor or commercial sexual exploitation. They look for people who are susceptible for a variety of reasons, including psychological or emotional vulnerability, economic hardship, lack of a social safety net, natural disasters, or political instability. ”

Human trafficking is a global threat to vulnerable men, women, and children around the world. This horrific injustice affects millions of people every year in every country, at all socioeconomic levels. Human trafficking generates $150 billion per year from its 21 million victims. That’s about double the annual record profits from Apple, Nike, Starbucks and General Motors combined. Ninety-eight percent of the victims are women and girls.

Our firm funnels a large percentage of our profits to fight human trafficking and to rescue and restore its victims, to tell them that they’re not just a product to be used then discarded, that they’re valuable and precious.

We’re excited to work with our investors to place our profits with organizations that are doing this important work. We have our favorites, but if investors introduce us to others, we’ll check them out and consider investing in them as well.

Many people have asked me about human trafficking organizations we support. There are many great ones. One I recommend is Exodus Cry. They produced a shocking documentary called Nefarious. If you weren’t convinced about the evils of human trafficking, this will do it.

I’m so grateful for the opportunities I’ve had to give back. I’ve been blessed beyond my parents’ dream for me, and I have even higher hopes for my own children’s efforts to impact the world.

You and I only have a short time on this earth to leave our mark. Let’s use the time, opportunities, and wealth we have to make a lasting impact, to leave a legacy of generosity, to experience the satisfying joy that cannot be found through living for ourselves.

“I shall pass this way but once; any good that I can do or any kindness I can show to any human being, let me do it now. Let me not defer nor neglect it, for I shall not pass this way again.” —Etienne de Grellet

[Editor’s Note: We are republishing this article to help out our newer readers.]

What causes does your company contribute to? How do you give back in your everyday life?

Let me know with a comment!

About Author

Paul Moore

Paul is author of The Perfect Investment - Create Enduring Wealth from the Historic Shift to Multifamily Housing, which you should probably get if you want to learn to invest in multifamily. He is a Managing Partner at Wellings Capital, a multifamily and self-storage investment firm, and hosts the How to Lose Money podcast. Paul was 2-time Finalist for MI Entrepreneur of the Year, has flipped 60 homes and 30 waterfront lots, developed a subdivision, and appeared on HGTV. Paul's firm invests heavily to fight human trafficking and rescue its victims.


  1. Denise Brown-Puryear

    Your article is soooo refreshing… especially from a Real Estate Investor. I too have been blessed with the principle of reaping and sowing. Especially when I too was going through a tough economic time back in Brooklyn, NY with my multifamily property. But I continued to give through my church as well as to those in need along with prayer and my situation was turned around on numerous occasions. Right in the “nick” of time!

    This is an inspiration and a message that my husband and I can certainly give more and will do so. Thanks so much for sharing your testimony.

  2. Dave Van Horn


    This was truly inspirational and not your typical commercial investing article (and I mean that in a good way!).

    Thanks so much for sharing your story with the BP community, I can’t wait to point others to this piece in the future.


  3. Cristina Abellar on

    I was so touched with your article. My heart was beating hard as I was reading because I’ve witnessed poverty, abuse and neglect first hand. I was born in the Philippines and though I was fortunate enough to belong in the middle class, I have seen different kinds of devastating life conditions while I was growing up. There were too many that you really do not know how to equate help. I can also attest that it is in generous giving that I found true happiness. My ardent daily prayer is to have more people like you & your family; our world would be a better place to live in. Paul, God Bless you & yours!

  4. Paul Moore


    Thanks for your gracious comments. I have been to Haiti, Nicaragua, India, Mexico and Nepal on mission trips. You lived it. And experienced it firsthand. This means a lot.

    Gold bless you as well.

  5. JL Hut

    Inspiring, thanks for sharing. It is not easy to give when the chips are down, but you have shown us it can be done.

    For those who can’t find cash to give, we just need to remember that Time = Money. Sometimes time is what child or someone in need wants the most, but its the hardest thing to give for an entrepreneur. But the we all get paid the same, each of us get 24 hours deposited in our account each day to spend.

    Finding balance in life is one of the most difficult challenges we face as entrepreneurs, especially in our time spending accounts.
    I have had my struggles with time spending. Have you ever wanted a little more time, like a 30 hour day? I encourage all of us to ..spend.. a little time on someone in need.

    We support WAR, an organization you may be interested in. They work to stop human trafficking and provide employment for victims as well.

    Thanks for the encouragement to look outward.


    • Paul Moore

      JL, thanks for your comment! I agree with what you’re saying, and I believe that those who are truly generous are not just generous with money, but generous with their time.

      Always great to hear about another organization fighting for freedom. Thanks again.

  6. Nick Terry

    Paul, I loved your article. I too have recently become aware of human trafficking and how much of it is going on, even here in the US. An organization I think you should look into is Operation Underground Railroad. I really appreciated the part where you talked about the blessings that come from giving. I can attest to this. I started donating to OUR the end of 2015. I can’t explain how it has happened other than what you say most people call Karma, but my salary has increased by 57% and my real estate business quadrupled since I started donating. I truly hope your article inspires as many of us as possible to set a goal to start donating to a worthy cause within the next few weeks. We truly are the wealthiest society that has ever been on the planet. Let us help those that are not so fortunate and I can attest that you life will improve because of it.


  7. Denny Robert

    Awesome article and inspiring too. Thanks for sharing your story Paul.

    My bachelors degree is Nonprofit Leadership and Management, but I have an entrepreneurial drive that I couldn’t satisfy working in nonprofits. One of my main drivers for finding success in the marketplace has been to share the fruits with nonprofits and those in need.

  8. Michael Woodward

    WOW!! Incredible article Paul!!! By far the best I’ve ever read in my real estate circles. I’ve known for a while that the principles of giving you described are real but I haven’t always been diligent to do it. As some others mentioned in the comments, it’s hard to give in faith, especially when times are tough……BUT…… It wouldn’t be called a sacrifice if it was easy……. It wouldn’t be called faith if it was “safe”. Thank you for reminding me to put this extremely important task into regular practice. You might already realize this but your decision to write this article is having a tremendous compounding effect of your personal giving. Just now, I set a meeting with my wife tonight to discuss where we’re going to send our donations.

    Many blessings to you and your family. May God continue to prosper you supernaturally!!

    • Paul Moore

      Michael, thanks for sharing and for your kind words. I have heard it said that faith is spelled R-I-S-K. Stepping out in faith doesn’t always make sense to our natural minds, but we must be obedient. We are always better off when we are obedient. Blessings to you!

  9. Todd Olive

    Paul – A truly inspiring article and an amazing testimony. Thank you for sharing your story. A few years ago, my wife and I were digging ourselves out of a hole as well and committed to tithe (truly tithe) in the midst of that mess off of whatever income we were bringing in. It was a tough decision considering our situation but the blessings we have seen since we committed to give have been countless and have come in many different ways. We discovered it was all about trust. Your article has inspired me to give more and more creatively. Thanks again!

  10. MarJuana Williams

    We can never out give God. This is a basic biblical principle that we often forget or simply do not believe. Your story is a reminder that if we believe, the Word of God will not return void. It is a confirmation for me today, as God placed on my heart this morning to give and my first thought was I could not afford to give. The TRUTH is, I cannot afford NOT to give.

    The best is yet to come for you Paul. Be blessed!

    • Paul Moore

      Marjuana, giving has to be one of the most upside down principles out there. It doesn’t make a lot of sense to our natural minds, but I am living proof that there’s something powerful about giving. Glad I could play a small part in confirming your desire to give. Thanks for commenting!

  11. Ujwal Velagapudi

    Great article, and inspiration! I invest mostly in the city of Detroit, and while I am profiting as an investor, I would like to see more development and good come to the city. I had purchased a small piece of land adjacent to my property and have been looking to build a small playground for the kids in the neighborhood. I was actually also considering a small non profit organization myself, or partnering up with a church, to help with educating/training adults and assist them to get back in the workforce.

    I also own a small sports bar and I think that is something where I will look to implement this more into our business. I’ve dabbled with directing cover charges/profits from a night towards charity and will look to do similar things.

  12. Julie Rogers

    Very nice article.
    Food for thought.
    It appears that most of the people that write these article are making considerable more money than I am.
    I am apprehensive about giving, it invites complacency. So when I have a little money, I spend it, helping a hard working person stay employed. Don’t have much to spend though.

    Got to save too.

    Thanks again for the train of thought.

  13. Julie Rogers

    Very nice article.
    Food for thought.
    It appears that most of the people that write these article are making considerable more money than I am.
    I am apprehensive about giving, it invites complacency. So when I have a little money, I spend it, helping a hard working person stay employed. Don’t have much to spend though.

    Got to save money too.

    Thanks again for the train of thought.

  14. LaTunya Patton Smith on

    Fantastic article! “Give and it shall be given to you, a good measure, pressed down and shaken together…” Luke 6:38
    You are absolutely right. Giving is the true key to obtaining wealth. We are here to bless others.

  15. ahmed abutaleb

    Another fantastic read, but not in the usual way. This one has much deeper meaning and purpose, and reminds us all that life is about more than the simple accumulation of money. And if you are fortunate enough to live in the USA or lucky enough to have been born here, you have more opportunities and are likely far wealthier than the vast, vast majority of all of the other inhabitants of our planet. We each have a moral obligation to give of our time, money, advice, knowledge, and other resources that we possess. These are gifts from God even though we sometimes try to convince ourselves that we solely are responsible for the bounty we’ve accumulated via our unique intelligence/education/diplomas/drive/etc.

    Your personal push to donate and help those less fortunate, as well as your openness about it and encouragement of the rest of us is inspiring and uplifting. One thing you may be aware of, and possibly a bit quicker or easier than establishing a non-profit is to set up a personal “Charitable Giving” Fund. I set up two of these a few years ago – one in my parents’ names, and a separate one in my Wife’s and my name via Fidelity. We’ve been funding them on a regular basis, the money is invested in the stock market, and we can easily donate directly and easily from these funds when a worthy cause presents itself. It’s my dream that these accounts continue to grow and live long after my wife and I are gone, and that they are thoughtfully managed by my kids, and their progeny for the continued benefit to those less fortunate.


  16. fred pineda

    Thank you for the post Paul. I love to read about the good people can do; not just make a good amount of money in real estate investing. My wife is passionate about human trafficking. One reason we want to get started in real estate investment is to buy a few properties and convert them into shelter for victims of human trafficking and abused women (Lord willing). Many blessing to you.


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