AI Live - Land Shark Mastermind

And explained the whole process, and it sounded pretty interesting. And yeah, I wanted to give it a shot.

That's exciting. How and where did you get connected with him?

Uh, well, I like— I'm licensed now, so, um, wholesale, and he had responded to one of my ads on the Facebook real estate groups.

Oh, cool.

That's exciting. Well, awesome. So, um, I've been investing for well over 20 years. And Tommy and I teamed up to, um, be able to again collapse timelines, add commas, and use all the things with AI. I've been able to do some pretty extraordinary things. I've wrote 8 books, and I'm a 5-time international bestselling author.

Oh, wow.

When I originally launched my, my AI clone, there's an actual AI clone of me. It's CatherineBell.ai. You'll see at the bottom of my signature, and people can go get free coaching from her there. And she's helped add copious amounts of commas to people's bank accounts. And that's what I focus on when I released my clone. along with my first 3 books in November of 2024. Within 3 weeks, I accidentally raised $11 million with investor capital.

Wow.

So clearly, I've been a raving fan of AI and all the insane things that we can do with it to be able to— I believe in doing good and doing well at the same time. So all my investing is impact investing. And so today, We're gonna hop on and show you and everybody else more about how we do it. And the more you use it, it's like a muscle, the better you get at it.

Beautiful.

So that's what we're here to do. So if you have a deal, we invite you to bring the deal up, and then I'm going to show you how to, how to do all of this. Good morning, Chris. Good morning, Rachel. Good morning, Victoria. We'll have people hop in the whole time. So excited to have them here. And everybody is on their way to becoming successful investors and, of course, using AI to be able to, you know, make all that happen. So super excited.

Thank you.

Chris, Rachel, do you have deals that you want to run? This morning?

No, not at the moment. I did send Tommy that Fort Myers one. He wanted to look at that, but no, I don't have anything right now. I've been busy getting ready for this event on Saturday.

How exciting. I love that. Okay, I've got the RV park that I ran, and so I'll go over that with everybody just to show everybody that.

Um, yeah, I'm excited to see that one. Yeah.

Um, it's always— and I don't know if anybody has actual experience with running, um, RV parks. Do any of you have experience with it, like actual hands-on?

Yes.

Okay.

I was gonna also be a GP of one that I was, um, in the process of partnering and buying here. In my backyard, but some of the partners were, um, not communicating, and I just got tired of being the one that, you know, wants to give 110% and nobody's giving back, you know, kind of thing. So it's like, nope, I'm not working with these kind of partners. So I walked away from it. It's an amazing park. I would have loved to have been able to, uh, buy that, but, you know, it is what it is. You live and learn, and you just move on to the next.

Right. I always say get the no with a happy heart because God's got a bigger yes.

That's right. Exactly.

So I've had a park since 2023, and it is very, very hands-on. So if anybody tells you that it's hands-off and you have nothing to do, they're lying to you, just so you know. And it's a— I always say, you know, a person with experience can never be held hostage by a person with a theory. And so people who have theories about how things are done are always interesting opinions. But people with actual experience, that's who, you know, who I, who I choose to listen to. So it's very, very hands-on. And yeah, and so the, the other piece for people who don't understand RV parks. Is inside of being a real estate investor is that RV parks are 2 separate pieces. There's the real estate piece and then there's the business piece. They're 2 completely separate animals. And so one, which people get sucked into because they're excited, is the real estate piece, but then they don't understand that there's an actual business, a day-to-day business that needs to be run and managed every single day. So So being clear, like, what those pieces are is super important. So one of the things is understanding what type of investor you are. And so that's why we did the investor survey. And I like to be the bank and rent dirt. Those are my things. I don't do tenants and toilets. I don't do guests and toilets. Hence the reason I'm selling my RV park, because it's just not my, not my personality. But I do like them for the cash flow perspective if they're actually run property. So let me share my screen with all of you and show you the fun that I have been having. So let me start here.

Okay.

Okay.

Sorry about this. I'm trying to pull up the actual website for you.

Come on.

Okay, share the sound because I love my AI to talk to me. Makes my life easier. I'm an auditory learner. So this is a park, RV park. It's out in Pensacola West. It's a KOA, which again has its perks and its drawbacks and all the things. So here we go. So it's in in Florida. It they're asking ten million. It has 155 sites, 21 acres that include ten undeveloped acres. So that would be interesting to find out why those acres are undeveloped. 'Cause if it's a swamp, then clearly that's why it's undeveloped. But can we actually develop it? That would be interesting to know. So the current public listing confirms $10.5 million, 155 sites, 16 slip marinas, and 400 feet of beach frontage, which is awesome.

Um.

And then, and it's— they've done $1.4 million in recent owner improvements. So it'll be interesting to know what those are. So verdict, go with conditions.

Okay.

So what it's saying is, um, this is absolutely worth opening in the deal room, but I would not buy it at the $10.5 million, and we're going to go through why. So it's looking for— we want the T-12s. The make sure the NOI, the occupancy, like all the numbers. And this is a piece that I always share with everybody. Do the numbers and the numbers tell you what to do. So reading this really brilliant book, which I invite all of you to actually read, it is called The Lifestyle Investor. And what's really great is one of the things that he's talked about is the 10 Commandments of investing. And this was really interesting. What he actually went through is that he said, when you come at a deal, look at the deal from the place of like, this is a crappy deal, and then poke holes in it and find reasons why it's a really good deal. So if you come at every deal like it's a bad deal, then there'll be less likely that you actually get stuck inside of a bad deal. So it's just a different perspective. I don't know about all of you, but I'm definitely a glass half full person, and I see rainbows and butterflies and all the potential and amazing things that could happen and that we could do and all of this. And if I'm not careful, that can easily get me into trouble because I put on rose-colored glasses and don't necessarily see all the drawbacks. So I have to be very careful, which is why I have my conditions of satisfaction and making sure that all of those are met. So part of my conditions of satisfaction is do the numbers and the numbers tell you what to do. That's always a big piece of it. And then the other piece is trust and verify. So that's what this is going through, is making sure we do the numbers, numbers are gonna tell us what to do, and then we're gonna trust and verify.

Mm-hmm.

That what they're actually saying in marketing are the same thing. And in my experience, they never are. There's the rose-colored glasses and then there's the marketing glasses, which they'll say anything to get it sold even if it's not true. So it's our job to go out there and find out what's so and what's real about it. So it says, If the deal is clear, so only if the normalized trailing NOI is roughly $840,000 to $945,000 a year, depending on the cap rate we ultimately assign. So again, cap rates are based on the quality of the actual property as well. So it's a whole other thing to understand. So when we go through the numbers on this one, so again, they're asking $10.5 million. Price per site is $67,000. It's interesting. It says that it's they bought it in 2022 for $14 million. So first question: Why are they like literally taking a massive haircut a few years later? Like that's a serious question. A 25% reduction from what they bought it to what they're selling it for. Like something's up. And you gotta find out why.

Yeah, especially after they did those, like, that big capex.

Yeah, yeah, this is some serious red flags already.

Yeah.

And it could be mismanagement, you know, they could have gotten into it thinking that, you know, they were, they were like, yay, they, you know, they went to some course that said, hey, you should, you should invest in RV parks, and they went, yay. And then they got into it and realized, nope, I'm not that type of investor. Again, which is why we created the investor survey. Because the investor survey— it took me 20 years to figure out that I like to be the bank and rent dirt. And so I would rather shorten the learning curve for all of you and save you the time, money, headache, heartache of going through deals that you know, you really have no business being in 'cause it's not your personality and keep you in deals that really make your heart sing. Unless you like to take the long hard road like I did, and you're welcome to do that too. Okay, so the 25% haircut matters. It means seller's motivation, operational underperformance, financing pressure, deferred CapEx, prior overpayment, changes, in the included parcel business assessments, or a simply motivated repricing in a smaller capital market. So we gotta go and figure out, you know, what all of this is. The NOI makes $10.5 million defensible. Okay, so the going cap rates. So here's where we need to figure out like what the actual cap rate is, because then that's gonna actually determine the actual price, and they have to be able to prove those numbers versus just have an opinion about them. Um, and a lot of, um, realtors don't understand this. They don't understand how cap rates work and how the cap rates, uh, have to make sense for the actual property, and they just like throw it up there thinking that Uh, they can just say that it is that when in reality it's not that at all. So that's really important to understand. So the underwriting position, so it's saying it would initially underwrite this at an 8.5 cap normalized, but 8.5 is automatically, uh, correct, but because the property combines. So premium Factors. So waterfront, strong tourism market, marina, diversified accommodation types, branded KOA. That actually can be a pretty big deal because KOA will do a ton of marketing and advertising for them as well. Apparent expansion. The other thing you need to understand about if it's KOA, that there's most likely some sort of franchise fee associated with that. So you want to get really clear what all those fees are that are associated with that. Um, risk factors, of course, it's Florida, so the storm flooding exposure, uh, high operational business, just like what I was saying, RV parks are very hands-on. These are not passive at all. Uh, potentially meaningful payroll, utilities, aging infrastructure, Uh, unresolved acreage parcels, uh, unverified expansion entitlements, insurance exposure, seasonal revenue. That's really important too. Um, okay, so then, uh, where are we at? So the market thesis is strong. Uh, so it's in Baldwin County, approximate, uh, recorded approximately $8.8 8.85 million visitors. Oh my goodness. And $8.33 billion in visitor spending in 2025. That's awesome. Gulf Shores, Orange Beach, floor Morgan Accounting, 7.4 million. That is incredible. Alabama Beach has also reported record lodging rentals. In 2025. So it's interesting because definitely since COVID the RV park model, people obviously we all know what happened during COVID and a lot of people moved to actually living out of RVs and traveling that way. So that's there's been a massive boom in this industry since COVID So the campground itself is open year round. Okay, good. It has RV sites, cabins, lodges, marina slips, pool, hot tub, event venue. That's cool. You could have like family reunions, weddings, birthdays, things like that. That's really cool. Kayak and paddleboarding rentals, golf cart, RV storage. That's really cool. Cabanas, propane, premier sites, day pass. Okay, awesome. So there's lots of— what I see here is there's lots of different revenue streams and ways to generate income with this, which is really important. Okay, first major due diligence bomb. Acreage does not reconcile. So the broker markets it at 21 acres, but one publicly on record Says it only shows 9.9 acres, so that's interesting. So we have to go back and verify where the 21 acres is coming from versus where the APN is only recording 9.9 acres. Again, what's the marketing? What's the realtor saying versus what's reality?

Um.

Da da da.

So it doesn't automatically mean it's wrong. It means the acquisition consists of multiple parcels. Okay, so before valuing in the expansion land. So now here's what I love. It tells me all the things that we need to get in order to value this. So this is really, really cool. And I bet you we could get most of this through Deal Hunter. Currently assigned zero.

For those.

2nd major due diligence, floodstorm exposure. So this would be interesting. I would want a full report of how many storms came through there and what damage was actually done. And then when it comes to insurance, what actually can be covered and what is not. Because you need to be able— if you need to be able to be self-insured and make sure you have that, those funds set aside to be able to cover whatever the insurance losses might be. There it is. So $100,000 to $200,000 unexpected annual insurance difference can move a value. That's really important. Insurance in Florida is insane, which is why I, I personally Sold all the property I had in Florida because I got sick and tired of the insurance issues. Zoning expansion. Independently verified zoning designation every parcel. Okay, so expansion underwriting. Okay, so we would have to go through all these pieces with the municipality. Then physical CapEx read. So it's saying it needs the inspections on all of these. So we would need all of this, and it wants the seller's ledger for what the CapEx, the invoices, dates, all of it. So again, trust and verify. This is really important. Finance strategy. Path 1. Okay, so now we get into the different ways that we could potentially fund this. Best execution, conventional commercial acquisition. So put in 63.6, 7.5 amortized over 25 years. Estimate annual service. Okay, backup funding. Path 2, bank and seller carry. So again, what is the seller's motivation for selling this? Because that will tell us an enormous amount of what negotiation that we have available, um, with them. Are they still wanting the cash flow, um, or, um, So what is it that's happening? Then get out of this. This is really important. So if the seller did a carry, so senior loan 6.3, seller note, buyer JV equity. So that brings it to the 10. Okay, so creative funding path 3, full headline with seller participation tied to expansion. So the example is 9.25 at closing, deferred consideration payable only if the defined expansion approval site thresholds are achieved. So that's another way to do it so that the seller— what they're saying, the marketing of this is actually true. And that'll usually tell a lot is if a seller is willing to be a part of it through to what they're saying the expansion can be versus they're like a hell no, they already know that it's not possible so they don't wanna be a part of it and they're just not telling the truth. So again, negotiation leverage. So the current ask is materially below the reported 2022 transaction. So we wanna know why. Number 2, financial information isn't in the marketing, obviously. Acreage reconciliation, we need to get that. Expansion is speculative until entitled. Flood insurance burden, and then the $1.4 million recent investment. So the offer strategy, so I would not lead with $10.5 million cash. Open with 9 to 9.5 with all the things that we need. Seller-friendly alternative is that offer the 10.5, but do a seller carry deferred consideration. And it's all based on the expansion and the entitlement. So the stress test framework. So, 10.5, uh, we need to figure out what the actual real NOI is. That's really important because that's— that'll help determine what the actual sell price is. Um, and then saying that the minimum comfort is more like—

what is it?

840 target.

Okay, so.

Renegotiate down to 8.2 to 8.8. But again, after all the things— and here's what I love, it does a SWOT analysis. So the strengths are that it's rare bayfront position, KOA branding, diversified accommodations, marina, private beach, year-round operations, strong tourism demand. Weak operationally intense. Intensive potential aging infrastructure, flood wind exposure, unknown financial quality opportunities, additional RV sites, premium waterfront rates, marina optimization, cabins, glamping event, wedding revenue, RV boat storage, F&B economics. Not sure what that is. Revenue management improvements threats. Here we go. Number one, hurricane.

Do do do.

Insurance escalation, entitled expansion, utility constraints, hidden CapEx softening, discretionary travel, KOA franchise economics, and then debt costs. It's interesting, a lot of people don't realize that this right here, franchise economics are a whole other animal. And a lot of franchise companies, I don't know about KOA specifically, but I do know other franchise models, Most franchise models in the franchise world take anywhere from 80 to 90% of your profits. Like, think about that. 80 to 90% of your profits. It's crazy. So that's why you want to be really, really clear what all the fees— and this is where the fine print comes in about whatever the agreement is that you have with the actual franchise. Lender review again. What the lender's going to want documents needed before they go. So these are all the things that I can go back and contact the broker with needing all of this final verdict. Go with conditions. So it's a big opportunity. It could be very, very cool. The biggest risk is the make the NOI again. The numbers don't make sense right now. Uh, most importantly, verify the payroll, insurance, management revenue, KOA expenses, all of that. Um, and then it can come back, renegotiate, um, and then deal with the funding and backup funding and all of that. So the next actions would be to email the realtor for deal room access. And then send— I would put into Deal Hunter all of the economics and information that they have inside of the deal room to be able to do all of this, and we could continue moving forward. But I'm not going to waste the realtor's time because I'm not personally interested in this particular property. But if somebody else is, let me know, and I'm happy to pass that information along and make those introductions. And raise capital for things like this. I'll happily raise the capital and bring that to the table. But I don't actually want to be the operator of this. That is not my personality. So, anybody have questions or anything? Was this interesting?

Yeah, definitely.

Very. Do any of you have any deals that you wanna run today? I do not today. I have— I have— I missed it though. How, how was the walkthrough yesterday?

The walkthrough?

Yeah, you were gonna bring pictures and stuff. Yeah.

It didn't happen. So, um, what— so here's, um, let me share it. So here's like the other side of like why everything got moved around, um, is that I'm in the middle of selling my, my personal home that I raised my family in. And, um, doing that for multiple reasons. It's been very emotional. Um, we've done a ton of construction and getting the house ready so that it's ready to sell. And I have lots and lots of friends and people that I know that are realtors, but there's one realtor that I work with every single time. And the reason is because right out of the gate, every single time, she gets me, like, literally it sold, like, right out of the gate. We listed it on, we list, it went live, so she's been pre-marketing it for probably about a good 4 to 6 weeks, and I don't even know what she does, all the things. I just know she's the who that knows how. And, um, we— it went live Friday, literally had a cash offer Friday, and by yesterday, so 5 days later, we are under contract there. It's a cash offer and they're going to close by the 24th. Like, that is one hell of a realtor. That is a realtor who busts her ass to make things happen. And so when all my other friends who are realtors like, why didn't you pick me? Because you don't have that track record. Yeah, like every time she does this for me and all of my investor friends, you know. So, um, again, it's— she's worth her weight in gold. Um, so the point being, yesterday, um, because of all the construction, I had a cleaning company come in and Um, just do all that. And so, um, today they're doing inspections and all of that, so, uh, we'll be able to focus on, uh, running the other, um, uh, doing the deals with the other properties and stuff. But yes, the focus has been because of the tight timeline in getting this closed, and now I have to also find somewhere else to live in this time. And I'm going home on Saturday. I'm going home to Canada because Monday is Canadian Thanksgiving. So I'll be there for a week. So we're closing in 2 weeks, and 7 of those days I'm in Canada. And I have to find somewhere to live. So this is going to be interesting.

You might be homeless, Catherine.

It's, it's me and my dogs. So, you know, I can live through the whole thing. Yeah. It's the emotional part is just that I raised my kids here.

Yeah, that was hard for me too. Like, when I sold mine, it was the same thing. Like, I was crying at the closing table and there was like, I was like, this isn't just a house. You know, this is a home that me and my kids built together. You know, this is what we did. And yeah, it is. And you're talking the same thing about the realtors. If I had the first realtor I had to sell it, She didn't do anything. I got a lot of showings, but no offers, no nothing. And so then I fired her and I got another realtor and I had that cash offer, paid closing, everything else like that within 2 days, I think it was, if that. So yeah, it makes a big difference. And you can't take whatever realtors say with a grain of salt, especially when you're looking at deals and so forth, because They're gonna try to make it as sweet as possible to get you to buy it, you know?

So, because, yeah, it's their own personal interest.

Yeah.

So, Tina, I saw your message. Let me make the introduction and have the conversation because she just might be able to. I mean, she is like— this woman is amazing. She blows my mind. I would love that. Yeah, she is. She makes stuff happen. So, well, congratulations. We'll, we'll do the congratulations when it's the money's in the bank, right? So there's this, like, weird hesitation because I'm like, I don't want to commit to something. Again, anything can happen. We all know, I've— we've been investing for so long that I absolutely know deals can fall apart literally at the closing table.

Yep.

Like, that was my whole, you know, again, earlier this year, uh, in May, putting together, um, the data center deal, you know, a $10 million deal, and literally the whole thing fell apart at the closing table when everybody was there to sign. And I just like, I can't even tell you It's what a long way. Yeah, I, I feel like I have— I think I feel like I need like, uh, investment therapy. Maybe that's a whole new thing. We need therapists who can like do therapy around deals going south. Yeah, yeah, because it is some emotional gymnastics. Oh my gosh, yeah, yeah, it is not fun. And given that we're, um, This is October, and Tommy's not here. He's at another meeting. So I'm gonna take this opportunity. This is actually kind of perfect. I like to take October and talk about Halloween horror stories. So I feel like when we we can what is it? We either earn or we learn. Those are the two things in real estate. And I don't know about all of you, but. Couple decades of doing some investing, I have some pretty intense Halloween horror story investing stories. And, uh, I feel like those are the ones that I learned the most amount from and that where my conditions of satisfaction came from. So it's, uh, I like to share those stories in October because for Halloween. So the month of October, sharing like one by one Some insane stories that I have had. So I've got stories around my vacation rentals when we had our hedge fund, around the flipping females when we flipped the 500 properties. I've got lots of Halloween horror stories. So I don't know what stories are you guys interested in hearing? You want vacation rentals, flips? Commercial deals. What do you want to hear? I can tell you all of them, or like I'll share whatever and whatever my conditions of satisfaction. What did I learn from it? Because I think those are super important for people to understand.

I would say share your top three or your top five, you know, just so we we know.

Okay, so um the commercial deals. So I just shared about the data center. That was a really important one. And what went sideways in that, what's really, so it definitely comes down to your team. Team can make or break you. And I think that's something for people to really understand is— Who, yeah, again, who do you have team, who is on your team and what their background and experience is. So for me, again, doing commercial deals, doing full background checks with everybody involved is absolutely paramount. Like that's an absolute, like really important one. So there was, speaking of RV parks, so I'll share another commercial deal that we were doing. And what ended up happening, it was probably 3, 4 years ago now. I was introduced to these people through trusted people in the networking community, really great people. And it was 2 gentlemen and they were in their 60s. Again, just really great. You couldn't help but love them. Like really great, just really great men. Again, genuine, authentic, amazing. Like absolutely fell in love with them. They were— I was— they wanted me to raise $100 million for them to buy multiple RV parks. And so their model was really interesting, and it was a whole membership model, and they had the who's the new how on their team. To be able to do all the pieces. And so again, doing my due diligence, all of that, and going through, uh, really understanding what it was that they wanted to build, you know, who they were and what they're creating and everything. And through the whole process, it was just— they were truly a delight to work with. And, um, ended up flying out to Texas and then Missouri, uh, and spent 2 weeks traveling with them. Literally, we all stayed together because we were going to all these different RV parks and doing our due diligence, you know, boots on the ground, all of that, going through the whole process. It was wonderful. And, um, while we were there, I let them know that our legal team is doing full deep dive background checks on their entire team. So criminal, financial, all of it. And they were all fine with it. They kept telling me, yeah, yeah, yeah, it's clean, it's clean, it's clean, it's clean. So spent this whole time with them, absolutely loved them. And then I finally get back from this trip and the legal team came back with the full background checks on these, the entire team. And so what it was was there was 5 partners who were partners in on this deal. And again, they all had their really great resumes and their experience and track record. So that part was buttoned up. But what ended up coming back was between the 5 of them, there were 27 bankruptcies, 17 judgment liens, $14 million of investor money missing, and prison time. And they kept telling me that their records were clean. So again, it was Uh, very much, um, deeply grateful for my legal team and the background checks that they run on people and all the dirt that they were able to dig up. Um, but for me, again, it's the, the fact that they had lied about it, saying that it was clean. And I don't know if they didn't think that my legal team was gonna find it, whatever the reason was. At that point, I had no interest in hearing any of the story about why, where the $14 million is, what the prison time— the prison time was because of the $14 million, I found that out— but any of the other deals. So having my conditions of satisfaction was super, super important. So for all of you, I would strongly encourage and invite you to make sure that you have a very strong due diligence and background process that absolutely must pass. And I've said no to more deals than I've actually said yes to because of my due diligence process. And so another, again, grateful for the due diligence process is it was several, it's probably It was about a year ago, year and a half ago, something like that. I was sitting in front of these couple of guys who were looking to raise capital for a restaurant here in Scottsdale. And I kept getting like weird niggly feelings, which again, not a great due diligence process, but I listened to it and that's super important. And they had a great big beautiful dinner. Over at the Ritz-Carlton and, you know, all of that. And all the other people ended up leaving and it was late at night. And so I stayed and really just wanted to talk to these 2 guys. And instead of talking to them, I kept asking them one question. And I asked them multiple times in multiple different ways and they kept avoiding the question. And the question was, is tell me a time that you failed and how did you handle it? And both of them had, according to them, had no failures. And that's a huge red flag because you're in this business long enough, you're going to fail. And what I want to know is how you're going to handle it and how you're going to navigate through it. Because when you navigate through it, Then that tells me your character. It tells me how you're going to take care of me and my investors. It's going to— it just says so much about who they are. And so long story short, fast forward, it's probably about a month ago or whatever, I was flipping through Instagram and all of a sudden what pops up is these 2 guys had raised millions of dollars And they took that money and bought jets and houses and cars and all the things. And they're going to federal prison. So, my listening to that niggling inside of me, but more importantly, asking the hard, tough questions, which had me ultimately not invest and raise capital for them, literally saved me and my investors, I'm sure, millions of dollars. So again, having that due diligence process and being brave enough to answer— ask the tough questions is super, super important. So I would love to know with all of you, like, what is your due diligence checklist and your due diligence process? And so if you don't have one, you know, I can go through what mine are and help you come up with what yours are and really have those be your fundamentals.

You know, or they can use due diligence.ai. Like, yeah, I built an entire GPT for that. So, um, but, um, yeah. Did you guys run any deals yet? There was a guy who's supposed to come in this morning, Sammy. Did Sammy show up to run a deal?

He's— so Sammy is here, uh, and then I just went over— Sammy didn't have any deals to run, but I went over that RV park in Florida.

Got it.

So that was interesting.

Sammy showed me a Cave Creek property— not Cave Creek, Phoenix property on Cave Creek Road. And that's what I thought he was going to come in and run today. So I was over at Fenimore signing up Brett Siglin to be our partner inside of the Opportunity Zone program. Brett and I worked out a deal. I'm going to give him 40 hours of AI training and build a Projects folder for him and get his GPT operating good. And he's going to do—

Oh, there.

Opportunity Zone funds for iInvestor for $10,000. There's going to be 3 tiers though, because this is the part where Sanjay is not understanding inside of how Opportunity Zones are drawn together. But a standard PPM for one is 10 grand. But if you have multiple entities inside of that Opportunity Zone, that's going to increase the price. It's going to be an OZ Plus program. Right. And then if you've got something that's like more, you know, more, more running parts than a Swiss watch, you're looking at a 50-plus program.

Right.

But to just blanket every deal can be a 10 grand deal, that's not gonna work. And, you know, I, I do know of other, other programs out there. Sanjay's got a great program, but there's other People, 1776 thing, the capitalist hat I wear, is another program exactly like Sanjay's.

Mm-hmm.

So, but so yeah, so that the due diligence thing is huge. We were talking with— I was actually, when I was talking with Brett, he was saying that these due diligence reports Producing for Opportunity Zone sponsors are running anywhere between $5,000 and $10,000 minimum. So, the use of AI and the due diligence is important, but—

Yeah, so in the spirit of October and Halloween, I like to talk about Halloween horror stories because sometimes it's very therapeutic. to have people talk through the painful deals that happened or didn't happen and what they learned, because it's inside of the lessons that we learn that we become better investors. So that's what we were talking about when you hopped on.

Nice. Yeah, no, and that's cool. The, yeah, the horror stories that could be told, I mean, we experience them on a daily basis in multiple ways. Um, so, um, yeah, I mean, I, I guess it's, it's called catharsis. Um, so, but, um, okay. I mean, if— did, did we have any positivity out of, out of any deal that we had today, or no?

Uh, I'm the only one that has a deal. Sammy, do you have that deal that Tommy's talking about?

Yes, I can, um, provide that address. Okay.

Yeah, I just want to demo— I wanted to demo for Sammy how that, how that worked. Sammy's like brand new to AI, and so I wanted him to see how we actually set up opportunity or set up our, our, um, Deal Hunter to be a, you know, a due diligence machine inside of the fact that we just take his address. He's got an address for it. We put it in, we say run this deal, and then the results are given to us in less than 3 minutes. So that's kind of what we're after. Do the demonstration for him on that. Let him see the demo on that.

Yeah, I'm, I'm looking. What was the actual website? I always forget what it is. Landshark-dealhunter.com.

Okay, why is it not? Yeah, I just learned today, like, I can't even get to the edit part of my GPTs anymore. They no longer let us edit the GPTs. So we've got to get our plugins done next week or so.

Okay, so Sammy, Yes.

Here is—

okay, you see my screen?

Yes.

Okay, so landshark-dealhunter.com. So I'm gonna put it in the chat for everybody. Okay, so it's there. Come on. Now, We're gonna run a deal. And so it pops up. And then what we do is, you wanna tell me the address?

Yes, it's 13607 North 21st Place.

And that's in Cape Creek?

No, Phoenix, AZ.

85022.

Okay.

And then we use 3 fabulous words: run this deal. Then it does its magic.

I'll check the property's listing and public record trail, look for nearby sale and rent comps, then test the deal under a practical acquisition and financing scenario. I'll separate verified numbers from assumptions.

So again, I like my AI to talk to me. Um, yeah, that's how I do my deals.

Phoenix, Arizona, October 8th, 2026. 2607 North 21st Place, Phoenix, Arizona 85029. Renegotiate conditional. MLS 760888. Realtor. Property listing. View Redfin listing. Address and parcel identity should be cross-checked because some property portals show inconsistent records. Advertised asking price, $379,900. MLS-derived listing price, livable sq—

Say that again.

Can you scroll as it's talking? There you go. Some of us need to read instead of listen.

Yeah, it's just, it's jumping as I'm scrolling because it's still processing. So it's a 2/1, 1,000 square feet. Built in '82, horse property. Here's what you got. HomeSmart, cash or conventional. Initial deal hunter read: this is more interesting as a large lot value-add acquisition than an ordinary 2-bedroom rental. The upside is the land, potential equestrian use, and potential additional residential improvements. Not existing, but do not—

come on.

But do not pay for an additional dwelling.

Lots—

hold on, ChatGPT, it's still processing, so it's jumping. Lot split business use unless the city confirms that it is legally and physically feasible. So where the opportunity is, come on. So large lot, um, ADU potential, renovation and repositioning. So the biggest issue is the $379,000 asking price requires substantial support from the property's conditions adjusted comparable sales and large lot premium. Neither A dependable renovation budget, nor a sufficient comparable set of closing sales has been confirmed yet. Okay, so if we go to sales comps, so it has a bunch of comps in the area. Bigger property, bigger houses, more square footage for around the same. Uh, same price. So it's definitely listed really high for what it is. Um, and then it's going over the closed sales. Uh, August, June, similar houses. So houses that are 3/2s, not 2/1s, went for $330,000 and $335,000. And given that it's a buyer's market right now, It's— this seems to be definitely high. My working flip scenario, $430,000 hypothetical resale value, not a verified ARV, a defensible final valuation. So the property's asking of $379,000, ask may attract a lifestyle buyer who values the land for an investor. The premium needs to convert into actual resale proceeds or incremental rentals. So the fix and flip underwriting is resale $430,000, rehab $40,000, all the closing sales costs, profit maybe around $40,000 for 6 months. Oh wow, it gave this new illustration where— no kidding, this is new.

You like that?

See this?

Yeah, I see it.

I made it so you can slide the numbers too.

That's Insane.

Yeah, it's getting, it's getting way more like, this is what we're going to create and put in the plugin, right?

Wow.

So the paid version is going to have all this stuff available, right? Free version is just going to give you the top section. So, right, let's go through it because like you got to get going. You got a meeting at, at 1 Camelback Right at 10:00, you got to get going.

Okay, well, it's going to take me till 10:30 to get there.

I understand, but I mean, you got to get the— can you just hurry up and go through the property report?

Yeah. Buy-hold analysis. It's a negative cash flow. It's saying the DSCR is only 0.58, so that doesn't even come close. Funding strategy, conventional, private hard money, seller finance, stress test, breaking points, public record due diligence. So there's red flags with the property record mismatch, zoning improvements not verified, physical condition uncertainty. Negotiation strategy is suggest offer, proof of funds, pre-approved. 15 days. The mini SWAT strengths: large lot, uh, ADU. Weakness: small home, 1 bedroom. Threats: unverified zoning, cost overruns, limited buyer pool. Exit lender investor. So primary exit: renovate and sell. Backup: hold and rent. Um, final deal hunt verdict: Is to renegotiate interested property, interesting property, not yet a bankable investment as asked. And then it gives a checklist of all the things that are needed in order to be able to figure out if you want to move forward. Then the next question is, what do you want to do? Flip, buy and hold, add a casita, wholesale, creative financing. And then it does the tighten up the deal. So that's new.

Well, you can copy this and send it over to them. I'm going to wrap it up with a prayer so that you can get busy and get going. Uh, Sammy D, what do you think of that report?

Um, it's good, it's good. I mean, I could definitely use it. I, um, absolutely.

Yeah, well, and again, it's like you're not going to get that information in, in any faster time doing anything on your own.

Right.

So, and what it can do inside of like looking for deals, same thing. You, you can't do it any faster when it's, when it's able to, to web crawl 150 websites that have listings on them. Like you said, people put this stuff out there, right? How fast can you go from 0 to 150 sites? Not as fast as a web crawler, you know. And so my web crawler will go get everything, bring it back. And then here's the better part. I can say, don't show me anything unless it's got a potential of 40% ROI. So now what is it going to do? It's going to get rid of all the trash that I don't want to look at.

Saving you time.

Yeah, yeah, that's why AI rocks. So I am sitting outside of one CamelBak currently right now. Um, and we wait. I'm going to, uh, uh, go in and schedule a tour so that we can, uh, Catherine can come down and take a look at this place. Um, and I'm trying to see if I can get the camera to flip around, but it's not letting me. So anyway, let me wrap it up with a prayer, and, uh, we'll see everybody again tomorrow. Heavenly Father, we thank you for the blessing of this day, the blessing of the life that we live. We ask that you continue to bless and guide us, and Lord, protect the enemies of of of our world against the wrath that you put upon them so that they can stay out of our way to accomplish what your your way is. In in your Son's name, Amen. Everyone, Amen. We'll talk.