以下是这段内容的中文翻译： 在《千禧年投资》最新一集中，主持人帕特里克·唐纳利（Patrick Donnelly）采访了自称“房地产至上主义者”的作家艾伦·科里（Alan Corey），讨论了他从一名有抱负的喜剧演员到实现财务自由的房地产投资者的历程。科里的故事充满了非传统的抱负、严谨的储蓄习惯以及对房地产杠杆的深刻理解。 科里大学毕业后，在没有任何人脉的情况下独自一人来到纽约市，住在西班牙哈莱姆区一间月租 400 美元的非法转租公寓里——他形容那段经历是无意中住进了“贫民区”。他最初的梦想是成为一名喜剧编剧，为此，他一边做着年薪 48,000 美元的技术支持工作，一边表演了五年的单口喜剧。他找到了一种独特的省钱方式：通过提供娱乐而非消费娱乐，并且过着节俭的生活，经常吃拉面，购买打折的烘焙食品。 他被生活中那些似乎能掌控自己时间的富人所启发（比如那些同时是小企业主和房地产投资者的篮球教练），科里如饥似渴地阅读了大量个人理财书籍，并意识到房地产提供了股票无法比拟的掌控力。他决定只专注于房地产投资。他的储蓄策略是激进的：将 50% 的收入存入城另一头一个无法轻易取用的银行账户，并扔掉提款卡。他的目标是五年内每年购买一套房产。 21 岁那年，在 9/11 事件之后，他以 99,600 美元的价格在布鲁克林买下了他的第一套一居室公寓。他很快通过“房屋改造”（house hack），用厚窗帘将客厅隔开，然后租给朋友，从而完全覆盖了月供。这次立即的成功坚定了他在房地产领域的信念。第二年，他存够了 15,000 美元，买下了一套双拼房（duplex），他自己住了进去，并将房间租给五位喜剧演员，额外产生了 2,000 美元的利润——这甚至超过了他技术支持工作的税后收入。 2008 年的金融危机对许多人来说是毁灭性的，但对科里来说却带来了机遇。他自称是“交易狂人”（deal junkie），尽管当时贷款难以获得，但房产价格大幅下跌，租赁需求却激增。在此期间，他与一名承包商和一名律师（他当时女友的父亲）合作，在布鲁克林的红钩区翻新并出售了一栋多功能建筑。他们以 400,000 美元买入，投入 200,000 美元进行翻修，一年后以 110 万美元的价格售出。买家正是《创智赢家》（Shark Tank）节目中的芭芭拉·科克伦（Barbara Corcoran）。这笔对一个 25 岁的年轻人来说高达 150,000 美元的利润是一个转折点，它巩固了他对房地产的投入，并激励他写下了第一本书《30岁前赚到一百万》（*A Million Bucks by 30*）。 在危机中失去技术支持工作后，科里将职业发展“游戏化”了。他的第二本书《颠覆性求职》（*The Subversive Job Search*）详细介绍了他的策略：即逆向分析高管职位描述，获取相关证书，并通过快速跳槽来提高薪水，最终在两年半内实现了年薪 150,000 美元的目标。 科里后来发展了他的“房屋 FIRE”（House Fire）策略，将传统的 FIRE（财务独立，提前退休）运动理念应用于房地产。他认为在股票中存够年度开支 25 倍的资金（即 4% 规则）是令人望而生畏的。相反，他建议购买能产生足够现金流以覆盖特定月度开支的房产。例如，与其储蓄 45,000 美元来永久支付每月 150 美元的网络费用，他会用 22,500 美元作为首付购买一套每月能产生 150 美元现金流的房产。这种“一账一房”（house for every bill）的方法让他更快地实现了财务独立，因为租金上涨最终能提供更高的生活水平，而那些已付清贷款的“账单房”可以重新分配给其他开支。他估计，对于大多数人来说，大约五套房产就足以实现这一目标。 如今，科里的投资组合包括他在亚特兰大居住地的 18 个多户单元（四单元房、三单元房、双拼房），以及在 350 个公寓综合体单元中的合伙权益。他出售了自己在纽约市表现出色的房产，这些房产最初是为现金流而购买的，后来以数百万美元的利润（通常卖给了名人）售出，他将房产增值视为“虚构的彩票”或额外的意外收益。 科里强烈反对偿还长期固定利率债务，这与戴夫·拉姆齐（Dave Ramsey）等人的传统建议截然不同。他认为，由于通货膨胀，固定利率抵押贷款会随着时间推移变得更便宜，与今天赚到的每一美元相比，其购买力优势实际上会增加三倍。他仍然是一位“房地产至上主义者”，只专注于房地产，抵制多元化投资到其他资产类别，宁愿坚守在他的能力圈内。 通过与 Adulting is Easy 的劳伦（Lauren）共同创立的 House Money Media，科里现在为他人提供指导，包括课程、播客和 Discord 社区。他的目标是成为他年轻时从未有过的导师，指导第一代房地产投资者，并通过强调找到一个利基市场并坚持下去以实现持续成功的重要性，帮助他们避免“分析瘫痪”。

In a recent episode of Millennial Investing, host Patrick Donnelly sat down with Alan Corey, a self-described "real estate maximalist" and author, to discuss his journey from aspiring comedian to financially independent real estate investor. Corey's story is one of unconventional ambition, disciplined saving, and a deep understanding of leverage in real estate. Corey began his adult life moving to New York City after college with no connections, living in an illegal sublet in Spanish Harlem for $400 a month – an experience he describes as unknowingly living in "the projects." His initial dream was to be a comedy writer, leading him to perform stand-up for five years while working a tech support job for $48,000 annually. He found a unique way to save money: by being the entertainment instead of paying for it, and by living frugally, often eating ramen noodles and getting discounted bakery items. Inspired by wealthy individuals in his life who seemed to have control over their time (like basketball coaches who were small business owners and real estate investors), Corey devoured books on personal finance and realized real estate offered a level of control that stocks didn't. He decided to focus solely on real estate. His savings strategy was radical: 50% of his income went into an inaccessible bank account across town, with the ATM card thrown away. His goal was to buy one property a year for five years. His first purchase at 21, post-9/11, was a $99,600 one-bedroom apartment in Brooklyn. He quickly "house hacked" it by dividing the living room with a heavy curtain and renting it to a friend, covering his entire mortgage. This immediate success solidified his belief in real estate. The next year, with $15,000 saved, he bought a duplex, moving in and renting rooms to five comedians, generating an additional $2,000 in profit—more than his tech support take-home pay. The 2008 financial crisis, while devastating for many, presented opportunities for Corey. He describes himself as a "deal junkie," and while loans were hard to come by, properties became discounted, and demand for rentals surged. During this period, he partnered with a contractor and a lawyer (his then-girlfriend's father) to flip a mixed-use building in Red Hook, Brooklyn. They bought it for $400,000, invested $200,000 in renovations, and sold it a year later for $1.1 million. The buyer? Barbara Corcoran of Shark Tank fame. This $150,000 profit for a 25-year-old was a pivotal moment, cementing his commitment to real estate and inspiring him to write his first book, *A Million Bucks by 30*. After losing his tech support job during the crisis, Corey gamified career advancement. His second book, *The Subversive Job Search*, details his strategy: reverse-engineering C-suite job descriptions, acquiring relevant certifications, and rapidly job-hopping to increase his salary, eventually reaching his goal of a $150,000 salary within two and a half years. Corey later developed his "House Fire" strategy, adapting the traditional FIRE (Financial Independence, Retire Early) movement to real estate. He found the idea of saving 25 times annual expenses in stocks (the 4% rule) daunting. Instead, he proposed buying properties that generate enough cash flow to cover specific monthly expenses. For example, instead of saving $45,000 to cover a $150/month internet bill for life, he'd put $22,500 down on a property that cash-flowed $150/month. This "house for every bill" approach allowed him to achieve financial independence much faster, as rent increases would eventually provide a higher lifestyle, and paid-off "bill-houses" could be reallocated to other expenses. He estimates around five properties are enough to achieve this for most people. Today, Corey's portfolio includes 18 multifamily doors (quads, triplexes, duplexes) in Atlanta, where he lives, plus partnerships in 350 additional apartment complex doors. He liquidated his high-performing New York City properties, which he bought for cash flow and later sold for multi-million dollar profits (often to celebrities), viewing appreciation as "imaginary lottery tickets" or bonus upside. Corey is a strong advocate against paying off long-term fixed-rate debt, contrasting with traditional advice like Dave Ramsey's. He argues that a fixed-rate mortgage becomes cheaper over time due to inflation, effectively tripling its purchasing power benefit compared to a dollar earned today. He remains a "real estate maximalist," focusing solely on real estate and resisting diversification into other asset classes, preferring to stay within his circle of competence. Through House Money Media, a venture with Lauren from Adulting is Easy, Corey now mentors others, providing courses, podcasts, and a Discord community. He aims to be the mentor he never had, guiding first-generation real estate investors and helping them avoid "analysis paralysis" by emphasizing the importance of finding a niche and sticking to it for consistent success.