GMT20260513-155540_Recording_gallery_2432x1368.mp4

Good morning and welcome to The Deal Room Live, the daily real estate deal tank powered by Titan Impact Group, a global leader in AI-driven real estate investing and funding, where the real estate world meets speed, precision, and profit. And bring us your deal so we can put it into our AI model that analyzes and structures real estate deals in minutes, generates all the docs you need to get the deal done, and gives you a verified, unbiased breakdown of due diligence reports. The investors get the advantage of getting fully vetted AI-analyzed deals that cut their due diligence time down by 60%. So you're in the right place. Let's the deal room now and get into today's opportunity.

Okay, cool. I have my camera off because I got to do something with Olivia real quick, but I can hear you guys. If you need me, just say it and I will be right here.

I'm in the room.

Say hello to her. I love and miss her. You can say hello to her. You can say hello to her yourself. Oh my God, look at you. I miss you. I miss you too. So I still have your emails in my emails. They just come through and every time I'm like, Oh my gosh, I want to get caught up on all the fun things you're up to. I'm so excited that you get to work with my mom all the time, right? You and me were talking, you and my mom hadn't met yet, and now you guys get besties. It's funny because we were laughing about that. No, your whole family, and it took like a decade to meet your mom. Well, she's pretty great. She is super great. I feel like she's We saved the best for last. Oh, stop it. And I thought about that, and I thought Dan was taking the— Daniel was taking the kids to CEO Space and everything, and I thought if he would have been able to take the younger ones, still nobody would have met me because I would have stayed in bed for a week to catch up on the rest. I would have taken advantage of that. So anyway, it's fine. I just got to help her with a couple of things real quick, and— but I am here if you need me, just Yell my name or whatever. Perfect. Okay, great. Thank you. Love it. Thank you. Wait, you said that she wanted to do it in payments and this is saying, okay, so we need to redo it saying you, she's got one chance to get it done by this date. One lump sum is how it's wrote out.

Oh, that's not the one that I sent over to you.

No, I know it's the one that she wrote.

No, it's 3 payments of $1,900.

Okay.

So I need your checks of $1,900 and then Okay, so hold on.

So thank you for this. I really love this settlement agreement, but we need to adjust it just a little bit and the adjustment needs to be 2 payments of $1,900 and then a 3rd payment of the remaining balance over a 3-month period. Okay. And what state is this for?

He's in Ohio.

Please verify that this is 100% legally compliant in Ohio as well. Please rewrite this and update it.

Okay.

Awesome sauce. Okay, so it is just us here. Whoop whoop. And it popped up.

It's Laura's birthday.

And it popped up. It's Laura's birthday again. And oh, even my like, it's Laura's birthday. Celebrate Laura's birthday.

He was like, don't forget.

He was like, remember to celebrate Laura's birthday. Isn't that funny? And there's Katya. Hi, honey.

Ignore my throat.

Oh, honey, that is not good.

Morning. How are you guys doing?

We are celebrating Laura's birthday today.

Happy birthday.

We celebrate the anniversaries of our 20-something birthday.

20-something with 20-something of experience. That's what my mom always says.

We love celebrating the anniversary of our birthdays. Awesome.

Say that again.

I'm the same age as you.

Woo!

Wait, you're 29? I was going to say I'm going to be 21 today. Oh, you're 21 for today. Got it.

Okay.

Oh my God.

I celebrate the anniversary.

What are your plans for today? How are you going to celebrate?

That's not true.

Oh no, we're going to go get pedicures later.

And then are you in Arizona?

Yes. She's here for 2 and a half weeks. So we have birthday months. Amazing. When you have this many anniversaries, you have to celebrate months of birthdays. Oh my gosh, that's awesome. So we're going to, we're going to go get our nails done, but then every night for the next, like, while she's here, where either we'll have to be at some networking event or a dance lesson or some cool speakeasy that's like hidden away somewhere in Arizona. ChatGPT, tell me all the fun things to do.

That's awesome. That sounds like so much fun. Oh, good job. I'm excited to hear about it.

I'll do videos and post. Ooh, speaking of that, I made a bunch of videos for you.

Awesome.

So I gotta get those to you. Oh, and I'm loving the, like, what we learned every day. I wanna talk to you about using those to create thumbnails for the YouTube so that we can put them on there. I think that would be awesome.

Okay.

So I wanna do that with you. We are live streaming on all the things. So if you wanna do your thing in LinkedIn like we talked about yesterday, that would be awesome. And in the meantime, okay, it says, yep, it went, just went live. Okay. So deals to run today, super important. I so desperately wanna tell you all what's going on behind the scenes, but I can't. There's some legal things going on. Anyway, when we get past through the whole thing, I'll disclose all the things that are happening. But long story short, the, it's really important that people do background checks on, um, on operators and, uh, the team and everything, because the team can, it can be a brilliant business, but a really crappy team will take them down. And based on all our discovery of some stuff that's happened with something, anyway, long story short, it turns out it's a Ponzi scheme and there's been some criminal activity in the sense of piercing the corporate veil. So I want everybody to understand piercing the corporate veil. So when you have an LLC, like every deal that you do needs to be in its own LLC. Right? And the importance of having your own LLC for it is that it protects the asset, but it protects the people and everything around it, right? But there's rules around having an LLC. Your LLC isn't your personal bank account. It is a business bank account. All money coming in and out must only be associated with that particular property or project or LLC. You can't be like taking vacations with it or, hey, I'm going to go buy some shoes and there's like money in that account, so I'm just going to spend it on whatever. You do that, it's called piercing the corporate veil. When you pierce the corporate veil, all the rules and protections around having that LLC now disappear. You're gone. All the protection is gone. So making sure again, and I talk about this like you're— when you play a game, you don't get to vote on the rules. You don't get to like them, hate them, whatever. Just know what the rules are and play and win, right? Well, again, having an LLC is a legal structure and there's just rules to it and you play and win. When you feel like you're— these rules don't apply to you and you pierce the corporate veil, now that's where When you've pierced the corporate veil, all those protections are gone. Now you're vulnerable to— there's just a whole world of laws that when they get broken, you're screwed. You screwed yourself. So again, no taking shortcuts, follow the rules. And so Trevor, we're talking about the importance of LLCs, and when you have an LLC, to never ever pierce that corporate veil. And we're talking about a whole other something I discovered in a whole Ponzi scheme that's happening and some illegal activity. And anyway, through the whole thing, who knows what direction we're gonna go, whether it's pressing criminal charges, whatever. But the point is that they pierced the corporate veil by doing some really stupid stuff, and because of that, they now have exposed themselves, which now gives us the ability to literally press criminal charges and go after them and the assets and all the things. So here's the other thing you want to understand, it's that each individual property that you have needs to have its own LLC. You never want to put two properties into an LLC because if something happens to one property, then you could literally lose both. So some people think that it's a giant pain in the butt, like, what does it matter? No, it actually really matters. I literally have like an entire closet of all the binders of all the LLCs because each asset needs to be protected in each one. You never know what's going to happen. Right? Unless you have a crystal ball. And if you have a crystal ball, that's a whole other conversation I want to have with you. So the protecting the asset and the investors and protecting the money literally is at the top, which is why, again, so I— why I love this country so much. It's that the laws are there to build an incredible empire, to go make a difference, and which we're all here to do. But you need to play by the rules and protect it all as well. So I know of, and I can tell another story. So years ago there was somebody that I was working with. He was like a centimillionaire on the verge of being a billionaire. Long story short, he ended up pretty much losing everything because he did not take the time to actually put everything into the individual LLCs and then into the family trust and make sure the whole thing was protected. And because he didn't take the time to do that, because it was too much of a pain in the ass is what he thought, he literally lost it all. So You can either take the pain up front of, yes, it is some, some paperwork and you got to go through the process, but at least it's protected. Like locking your doors in your house. Is it a pain to do? Yeah, it takes a few minutes to go around and lock all the doors, but at the end of the day, you're protecting it. But if you leave all the doors unlocked and some of the doors open and somebody comes in, well, you're the dumbass. It's your fault, right? So that's the importance of having these LLCs and making sure you play by the rules so that you don't pierce the corporate veil and lose it all. So anyways, Tina, you're coming in on a conversation about the importance of having all your assets in individual LLCs and never, ever, ever, under any circumstance, pierce the corporate veil or commingle funds. So let's talk about that for a second. So this is a lesson, Katya, Blake, for all of you who already know, forgive me, but I think this is an important lesson to understand. It's that the You want to talk about that for a sec? By the way, it's Laura's birthday. Can we all say happy birthday?

Happy birthday!

All right. Hi everyone. Thanks for that. So, you know, commingling of funds. So like I have, I have several rental properties, single-family homes. I have what's known as a Delaware series LLC. So to what Catherine spoke about, I have an overall LLC and then each of my properties is in its own series, but that acts like individual LLCs. So something happens at my property in Series A, they can't touch anything in all the rest of the series, right? They can only go over after the assets in Series A, provided I don't commingle funds. So each of the series has its own bank account. I cannot, which I learned the hard way, I cannot transfer money from So if I need money, if I have money in Series A and I need money in Series G, that property in Series G, I can't— if I transfer money directly from Series A to Series G, that is commingling of funds and that has now pierced that corporate veil. So I can take money from Series A out into a personal account, turn around and take it from that personal account into Series G, which occurs as a pain in the ass some days, but they can't touch that. It's been a distribution to a personal account and now a contribution from a personal account. Those are individual, not separate. But if I went straight from A to G, which would be a hell of a lot— 4 transactions versus 1 transaction versus 4— now if something happened in either A or G, they could go after both and quite possibly all of them. So that's that. And then commingling of funds also involves— I only use money in those series accounts to spend for business things. I don't go use the Series A debit card to go get my nails done. I take a distribution into my personal account and then I use that to go get my nails done or whatever else, right? So you've got to be able to tie all of the expenses from each of those bank accounts. So 7 properties, 7 bank accounts. That's how it— that's what I've got to do to protect myself from the overall asset.

And oh, you go back.

And if you have a system in place, it's because right now that seems very challenging, like keeping track of all the LLCs and all the bank accounts. So is it as scary as it sounds? Okay.

When you have the system in place and again, you just play by the rules, right? Like, Katya, when we were playing cash flow, right? And your balance sheet starts to fill up and you start to have all these mortgages and all the things, there's like literally each one is its own, essentially its own business, right? And it does become more cumbersome. But at the end of the day, it's like that's the reality of growing your wealth is being responsible about it. And there's just more to manage. But again, just know what the rules are, play and win. So was this— I know, Katya and Blake, this is new probably to hear.

So, and I don't think we even— I don't even think we know the process of developing an LLC. So this is all super new. So thank you so much.

Absolutely. Go ahead, Cecily, and I'll add to that. Created an LLC last night for my friend who's a developer. He called me. He's working on a development in Indiana and he's like, I don't know how to— he's a lawyer, but he's like, I need help. Like, we got to do LLC right now because we're going to— they're working on development. So this is all like coming full circle. And he was telling me, he's like, we need an LLC for every project. And I was like, this isn't making any sense. And now you're talking about this, but we got the LLC done. And so I'm really happy that I'm hearing about like not commingling the funds and piercing because I'm on the back end supporting and I feel like he's pretty savvy, but I want to make sure that I'm not tied into any of that stuff too. Yep. So this, I literally like midnight last night, we created the LLC for this new project that he's doing. So yeah, this was— here. And then there's further rules around your LLC. So for instance, so we use a company and I'll be introducing you guys to them. I've been using them for decades because you have to be doing your annual minutes, your monthly minutes, like you need to be documenting all of this. 'Cause again, if you don't document all of this and have all of this in the binder ready to go and you ever get audited, once again, it's piercing the corporate veil. You need to have all of this completely documented of anything that's happening inside of that LLC. Again, it's that minute. Did you say minutes?

Like, what do you mean by minutes?

Even if the, even if the, the ownership meeting happens with, I don't know, you in the shower, like, it still needs to be documented of everything that happened legally for that LLC during that month. So we have, I, I pay this company. It's a service. They literally send me an email. They ask me all these questions. Whatever gets answered in the questions, they turn around, they generate the minutes. I get them back. I print them. I sign them. I put them in the binder. We're good. And just so you know, like, again, there's all the rules around this. I, when we had our company in California, like we got audited all the freaking time and it was a joke. First of all, whenever I'd get audited, I'd always get more money back. That was like delight number one, which they were like, how is this possible? Two, they'd always offer me a job because I— my everything was so clear. And so like, here's the rules, and I just followed the rules, right? Again, didn't have opinions about it, feelings about it, just follow the rules, play the game, and I won. And so again, it's about following the rules. There's actually a conference that happens twice a year called Magnify Your Wealth, which is where Laura and I learned about all of this to help protect. And more importantly, like, again, with the Rockefellers, it's all about own nothing, control everything. So again, these properties going into these LLCs, you have control of the LLC and the property, but you don't actually own it yourself. The LLC owns it. So again, it's more protection. So when I see— I saw Katya, like, all of a sudden there was like a light bulb moment. I saw the light bulb moment go off of like, did that make sense? Like, own nothing, control everything, right? So anyway, super important. Never ever put anything, including your own vehicle or your own house, in your personal name. Have it in a trust, in an LLC, have it wherever, but literally have nothing in your name. So that's a whole other thing. It looks like Tommy just popped on and so did Roman. Are y'all gonna join us?

We do some construction labor work. That's what we're doing. We're doing some labor construction stuff. We're construction stuffing right now.

You're construction stuffing. Nice. That's awesome. It'd be cool to have you guys share. I know Tommy, you had some cool videos. It'd be fun to share those videos and be sharing with people all the fun things that you're doing.

We do, we do. If the people just go to our social media accounts, they'll find all these videos. So sending them out to go look at your TikTok, my TikTok, Instagram is another great place to look and see all the stuff we're doing. So your YouTube channel, which is youtube.com, uh, /TIG20B is where like every, every one of our regular podcasts like today end up getting clipped up into small segments and sent over there. And then we're about 3 weeks behind on video. So if you wanted to know what we were doing 3 weeks ago, you can go watch it today.

That's a whole other thing. That's why we need Blake. We need to have a meeting with you to like turn that over to you. Anyway, so okay, so now that you all got this fun legal lesson I hope it was helpful. Actually, I know it was helpful. Katya and Cecily had shared. And we have a new guest here. Is it Michael? Welcome. Super happy to have you here.

Hello.

Thank you, guys.

Absolutely. Where are you coming in from?

I'm coming from Czech Republic, Central Europe. Oh my goodness.

Yay. More international people.

Woo-hoo!

I love it. We got Canada, Mexico, Czech Republic. Like, this is awesome. This is becoming the full international call. I love it. So welcome. This is exciting. We are helping everybody here use AI to find deals, structure the deals, acquire the deals, circle, get all the way through the deals, all the way in and out, adding commas to bank accounts and collapsing timelines. So I know that several of you are working on deals. Katya, you have your Palisades deal. Blake, you've got your deals. Does anybody have any other deals that they want to talk about or break down?

The boss has a deal. The boss has a deal. Okay.

So the boss.

So do we have, do we have, do we have the head Land Shark account up on the computer you're operating? Yes. If you go on there, it's, I believe it says it's the rental. If you go to, if we go to Deal Hunter by Land Shark, and I always assume everybody already knows we're going to ChatGPT, we're going to go open Deal Hunter by Land Shark and we're going to start working. For people that have never been on here before, like, I think we're going to need to have like a need to watch this video first over there so that people understand, like, we do real estate investing at light speed comparatively. Like, I just got off the phone with the broker I actually hung my license with 30 years ago. He's going to be on the podcast next week, by the way. Bill Nye is going to be on the podcast.

Like, I got— Bill Nye the Science Guy?

Bill Nye the Real Estate Guy.

Way more famous and richer.

Bill Nye, the Real Estate Guy.

So what, which chat did you— were everybody seeing your ChatGPT? Which chat do you want me to go to?

I think, I think we're open to, uh, gonna open to— I'm trying to zoom in so I can see all the little words, but I can't see all the words.

You're driving too, which isn't smart.

It's the— it has the word rental in it somewhere.

Luxury rental deal analysis.

Let's do that one. Okay. I believe that's the one. Okay. So if we pop that open, we scroll to the top. You can see the, you can see the, the conversation a little bit, but basically this is a rental. They sent me documents, they sent me pro formas, we ran the numbers. And so what it's coming up with is, is a fair market offer or FMO, fair market offer.

Don't sit back.

And are you able to, I'm not able to see like all the details, but Yeah, this particular property is located in what's known as like North Scottsdale. It's got a significant location, situs. If you don't know what the word situs is, I'm giving everybody some extra credit today if they go find out what the word situs means. S-I-T-U-S. But the situs of this property is really amazing. So, and that's where the bigger selling point is. So I'm willing to pay a little bit more for the property above appraised value. Because in this, you can see I put the appraisal in here. I believe that the appraisal, it should be in a group of attached documents, probably the last, the last entry that I made.

Okay.

Let me see. All the way down to the bottom?

All the way down to the bottom would be the last entry that I made. I don't know if you guys want to run through the whole thing, but right there is the last entry I made, I believe. Yep.

That's the last one.

And it's got the pro forma and there should be like 4 docs there.

Okay. I'm looking, hang on.

There's a lot of stuff in this. And that's the beautiful part. Like it, like literally all collectively gave me all that information over a 10-minute conversation.

There's the pro forma. Do you want to look through that? Or do you want to look at the attachments? I'm not seeing the attachments.

I might, what I might've done, I might not have hit the damn button on the, on the computer where it says—

the last attachment I see says Desert Oasis Revenue Updated PDF.

Okay. Yep. So that I didn't, I didn't actually. Load up the rest of them. So they're still sitting in my inbox. Okay. We can grab those and use that as a demonstration and grab the— go back to the email and grab the documents and drop them in there. Or I think I did it from here.

Here's the— do you want me to read through the 3-year pro forma?

Well, the— that was based on the pro forma they gave us, but it didn't have any— it didn't have— the pro forma they gave us didn't have any expenses out of it. Oh, got it. Right. So the, let me see here. So what I did was I, in the very last section of it, where the other consideration was that there wasn't a 30 to 40%, if you go underneath that, you'll see that it recalculated everything based on taking out like 30 to 40% of expenses.

Right here after applying.

Yep. And then, and then the actuals with expense haircut. Right. And so. Basically even going that route left it to where we need to be creative with the guy, but they did send over a pro forma that showed $75,000. So we'll start running it from here. I'm outside. I'm going to come in real quick and we'll, I'll give it the new information I've got. And we'll show what the NOI is. Does anybody else have a property keyed up?

I have two, but if they don't fit today, then we can always do them tomorrow or Friday.

You already have it pulled up? Have you already done a deal run on it?

Yes, I have on both.

Okay, which one do you want to do?

Pick one. There's a series of cabins in California near Big Bear, or there is a piece of land for a boat and luxury toy storage.

I like those way better. And if you're making me pick, I'm gonna pick the dirt.

Okay, then give me one moment.

All right, one moment, son. Okay, here you go. Oh, we do. Let me do it. The value came out a little bit more adjusted after we got a pro forma. The estimated potential for that property is about a $75,000 yearly NOI. Give me the cash-on-cash return. If we paid full asking price for it and gave them 20% down, what would the NOI be on the full asking price of this property? If we did 20% down, $75,000 is the NOI. I need to know the cash-on-cash return. I need to know the ROI after a potential 4-year hold and increases of only 3% annually. Give me those numbers in a table so I can send them to the realtor. What you got, Katia? Is she sharing that?

No, you are.

Sorry. Nothing is loading. My computer is like too many things. So let me just delete some stuff.

Katy is way too busy for us today.

Blake, you're in good company.

What's Blake doing? What do you got, Blake?

I have a couple different properties. I was looking at some fun ones, but I just found an outdoor pickleball/badminton court that I'm cooking right now.

Can you be a bigger suck-up, bro?

What was that?

Can you be a bigger suck-up?

That's true.

Well, would you rather look at that or a vacant zipline park?

Bacon lit by and part me.

Pickleball. Zip line.

Raise your hand for zip line. There we go. 2, 3, 4.

Raise your hand for pickleball.

5, 6. Put your hands down. Put your hands down. Put your hands down. Amore, you don't get to vote. You just showed up.

Don't do me like that.

Don't do me like that. So, well, I've got actually almost the entire Florida team in here. I had a great call with the, my birth broker, the guy that brought me into the, into the real estate world, Bill Nye and his son Brent. And they're down there in Wesley Chapel. So I got off the phone with them. That's why I was late, was I was tied up on them. But they are coming to the podcast next week and I told them that I want to get my Florida team plugged into them because they, I'm ready for this. I want to see Amor's face when I say this. We've got the event center for the Florida, for Florida, for the Florida Summit.

What?

I've got the event center already booked for the Florida Summit. What?

Okay.

I need to hear more.

So it's called Covington Farms. It's a gigantic, beautiful house, holds over 1,000 people comfortably, 300 easy. But Brent and I and his family, his wife and his family own the property. And when I told them what we were doing, they said they want us to come down and host a, host a giant investor networking session at their— What? Woo-hoo! If Catherine wants to be fancy dancing or somebody wants to be fancy dancing.

Hey, we are fancy dancing, baby. That is what we are doing.

Covington Farms, Florida.

I know, I know where this is in Dade City, Tommy. Tell them when they're ready to sell it, I'll buy it as a wedding venue.

It's already a wedding venue. They got— I trust me, I know, I know exactly where it is. Havington Farms, Dade City. Yeah, there you go. The images.

Okay, let me share this.

Oh wow, see what it's like.

Oh, that's beautiful, that's beautiful.

Oh wow, we shot a wedding here before.

That's why I say I know where this is and I've got my eyes. That was so It's a giant wedding venue, but they can host, they can host a variety of events. And it's got like, it's got an amazing amount of square footage inside of it. That one looks like the one over there by in Buckeye, right? Remember that one that Lil Hitt hit? The— it's called the— what was it called? Nard— Nardie Manor or something like that.

I got a fart.

Aww. So this will be a nice venue for sometime in the spring. Winter, winter spring season. So that way we were able to— right there, look at that one.

That's—

wow. I think that's— is that St. Pete? That's St. Pete. That ain't— is that the barn?

That's the barn.

That's the barn. That's the place I wanted to take you.

Over there.

Yeah. By the way, they used seashells to make that paint color.

Crazy. So this is— I could definitely seat everybody.

Love it.

Nice.

That's It's fun and a whole different experience. Yeah. Not the typical conference.

And then where it's located in Dade City, it's easy to get on and off the highway. We can go look at properties. We can go look at businesses and do the same thing we're doing here at Club Scottsdale.

That's awesome.

It's a huge property too. Huge property.

Love it.

Love it.

Very cool. So, and then—

You're right there. Do they have the babies? We need the babies.

Uh-huh.

The Barn.

The Barn at Covington Farm.

Love this.

This is awesome. Pretty amazing.

This is so beautiful. Maybe we could have a wedding there too or something.

Are you planning on getting married again? Oh, not me.

I'm married.

I was talking about just some other people that I know.

This is the third time in two days some people be trying to push that thing on us.

Just saying.

I think it's a great idea. Don't do it. Don't do it. No.

I was gonna say, it didn't turn out so well for my last husband. I'm not really sure.

I was just being funny, guys. All right, I'm just saying, I'm just saying that because he's secretly in love with me, and that's okay.

So Roman and Tommy are gonna get married?

No, not that.

No. But anyway, so Katya, did you fix your internet problem yet?

Yes, I did. It finally put together—

I'll sell your spot to Blake.

I'm sorry.

I'm ready. All right, go.

Okay.

Do you guys see my screen? Yes. Is it wonky?

No, it says Kathy is trying to share screen.

Oh, okay.

There it is.

So do you see? All right, hold on. This is crazy.

Run it to the top. Let's start at the top. Tell it to me like I never seen it before, because I haven't.

You see here how I asked it and then it said, stop thinking. And I said, no problem. Let's look into this. Stopped thinking. I'm like, why are we not thinking? So this is the property. It's in Corona, and this is a perfect location for a toy storage, luxury toy storage, because it's in the center of a lot of wealthy areas. And Corona has a lot of repair shops and stores, I guess, like quad, side-by-side shops.

Got it.

And it's right by the freeway that goes to Glamis, Joshua Tree, Big Bear, like all the places.

Okay, so, well, go back to that real quick because I wanted to take a look at that property. It's yard, uh, yard storage currently. Looks like it's storage for lumber.

Is that wood?

It looks like lumber or wood or something. Anyway, it's already set up as a laydown yard, so that would tell me they might have a lease on it, right? So And keep going. I'm just, again, I'm just trying to get my brain wrapped around it a little bit. And then when I look at Deal Hunter, I can be like, aha, true story. So I see where you're located there. Good port access and stuff. And the logistics hub where you're able to park trucks is good. Or the RV—

is it lagging? Is it lagging on your end or just my end?

Probably on your end. I'm happy with the way that's going. Okay. Demographics are fair. Okay. Okay. Looks good. Selling it by King Realty. All right, cool. I think that's the end probably, right? That is perfect. Let's go see what the Land Shark said. Okay. Turn this damn screen so I'm not— my neck ain't broke. So on the deal snapshot, it got all the information. You verified all this, and this is how Deal Hunter works. I want everybody to know that Katya, she's a student at college who utilizes this like it's a a best friend and they sit and have conversations about real estate. And she's really learned how to utilize this model to her benefit. So I like the, I like the results that she's able to produce as an investor and a developer. It's important to have data. So keep rolling. Let's see what else we got.

I even discussed with my best friend yesterday over some coffee about how private lending works. Explained as a third grader right here. So Tommy's correct.

That's awesome.

That's cool.

Okay.

Yay!

I'm so glad to hear that.

That's amazing.

Okay. So rent jumping from $17,000 to $71,000 for the final 6 months of lease term. And that is a massive value swing if enforceable and collectible. So, so what does that mean? Do they currently have the lease on it? Is that what it said?

Let me check the— I don't think so. I didn't see anything about that, but let me write it down so that I can take a look.

Deal Hunter was coming up with something from somewhere. So that's what I'm trying to figure out what Deal Hunter's brain is doing. Go back up a little bit.

So current rent, rent step up, existing tenant. Yes, no renewal, right?

Huh. So this is one where you got to talk to the owners, but where did it get that information? Like, that's what I want to know. So how far down the, how far down in this conversation did you go so far?

I, there's been several things that we discussed.

Digging in. Okay. But it's asking the right questions. So let's verify where it got the info.

Okay. Let me see.

Because I think, I think based on what I've seen so far, it looks pretty good. And I'm sure we could run through the numbers to figure some of that stuff out too.

Oh my gosh.

But I don't want to dive too deep into the potentials until I know for sure what we're talking about here.

Okay. So do you want me to dictate or do you want me to keep scrolling down?

Go ahead and let's dictate it and it'll pop it up.

Okay. Ready, sync.

Where did you, where did you get the information about the current lease and the current rent and the escalation over the next 6 months? Can you verify your source on that?

Oh my gosh. It's lagging. Can you guys see how it's lagging?

You're okay. You're okay.

When was the last time you shut down and restarted your computer?

Probably last time you told her to.

No, I swear it was actually Monday because my computer has so many projects, like school, work, everything.

It was Monday.

How often do you sleep?

What do you mean?

Your computer needs to be put to night-night.

No, I sleep a good amount of hours every day.

And so does your computer needs to. That's why your computer is like acting like it's having a stroke right now. Blake, tell her.

Oh my gosh.

Okay. So on page 3, property summary, the offering memorandum states lease, the current rent is as follows, yada. It also says additional details of the lease and tenancy can be provided pursuant to signed NDA.

So if you look at the dates on it, they already got paid all that and their lease is up as of the end of this month. Per that, per what it says right there. Right? So to understand what that, what that looks like is we would have to talk to the, to the current owners. So now let's go back and take a look at what you said as far as like, what, what was your return? Was it 40%?

I think so. Yes. Let's go back. I don't remember the exact.

All right. Ready? Watch this. Hit your dictate. Oh, okay. The information you provided throughout this conversation has been phenomenal. You should give yourself an award for the amount of research that you've done. Now what I'd like you to do is verify whether or not this is going to produce a potential ROI of 40% or more, and if not, explain why, and if so, explain how. And that should give it a lot of fodder. I did get your email about the Palisades, and we've got a meeting for that at 1:30.

What day? I have it scheduled for 11 on Wednesday.

That's the time, right? So next Wednesday, right?

Next Wednesday.

Okay. Cause I'm going—

is it in our calendar?

No, no, I need to put it in the calendar. I finalized everything yesterday while I was— before I was going to take our final exam. So I have to still put it in.

Okay.

And if you want, just add it to my calendar and then I'll go in and add my Zoom link so that we have as much time as needed.

They're gonna— I think they're going to have you sign because it's a government entity.

And just so you know, that's literally right in the middle of our summit.

Oh, that's not good.

Well, that's the Wealth Wise Women one, right?

The 20th?

The 7th Streams.

Okay.

Is 7th Streams on the 20th?

It's on the 20th, but I can always ask for another time.

We can do it.

We, Kathy and I can do it.

They also have 3, they also have 3 PM on the 21st.

3 PM would be the best on the 21st. That would be the best.

Do that one.

Okay, I'll do that one. So look, I wrote— we wrote it and then it said stopped thinking. So then I copied and pasted again and now it's thinking, but the streaming's interrupted. So I might have to do this solo after.

Yeah, you're gonna have to break it off and go like shut down all 9,000 windows that you got, give it a little nap, come back later to play.

Okay.

Okay. Blake, did you— you got that zipline park pulled up yet? We're going to zipline while we play pickleball.

You want to pull them up?

Let's take a look at them. Show her the darn pickleball person. If it ain't got— I want to dictate, make sure it's 40% or we're not doing it.

No, it's not going to. It's not going to go through. It's way— it's priced way too high. I just found it and then I let it cook and then just blew up the deal. Let me go pull it up though.

I can— so super overpriced, right?

Oh, it is. They are asking $2.4 million.

$4 million for what, like 3 courts? Oh, half a bag of balls.

Let me show it real quick.

I also have that other property. So when he's done where I ran the financials through for the storage and the RV park.

The RV park over in Quartzsite, right?

Correct.

They're trying to make it more upscale, growing it. Has a warehouse that's going to have 4 indoor badminton courts that can be changed But essentially it's just an outdoor and then this warehouse, but they're wanting 2.4% and supposedly they're going to put in pizza and then like some food trucks, it seems like it. But for 2.4%, it's quite expensive.

Can they carry, can they carry 3.5%? No, like, can they carry, can they carry 3%, like give us 1.4% to like finish it?

Oh, that's a good—

that's the offer I would make them. I would offer them 3.5% owner carry and get them to write a contract for 3.5% because then at that point they'd owe us $1.4 million at close.

Blake, he's kidding, right? He's messing with you.

No, Tommy would never do that.

I'm not messing with you. That is 100% how I'd offer that deal. Because they don't have, they don't even have a pro forma for that thing yet. So I'd be like, I totally see your dream. Here's a bigger one. So, because again, you could do that. And I want Catherine to know I'm serious about this and that, and the fact that this is how startups happen. We heard a guy the other day. Did you, were you paying attention when he said you get more money for revenue that isn't made than you do for revenue that is made?

Actually, he's going to be here any minute.

So we were talking to this really smart dude the other day. He's like, I can 20x something with no revenue before I can 2x something that does have revenue.

Isn't that insane? Off of projections versus reality.

Right. And so on that deal right there, there's— that's 100% projections right there.

So seller financing.

See that? Look at it. 5 out of 5 cap, right? That— who gets a 5 cap? Lowe's, Home Depot, CVS, Walgreens. Those are the people that get 5 cap. When you're, when you're, when you're a mom and pop, No, never done nothing. You're more around a 12 to 14 cap. And you want to know what that is? Go do the math on their, on their proposed block income. And you'll see that you'd say, tell it, make it, make it a 12 cap. And now tell us what the price is. Because remember, when the cap goes up, the price goes down. At a 12 cap, we're at 1.2. Yep. Right. Cut it in half because it just— you're buying a building with some pickleball courts. That's it. So I would go in and say, listen, I'll give you 1.2, but I want to sign a contract for 3.5. We'll come with the 1.2, give you 1.2, but I want you to carry a note for the rest of this 3.5, cuz I want a contract on that. And the reason why I'm doing that is because I'm actually gonna go raise the 2.4, but I'm keeping 1.2 for me to do whatever I need to do there to make it worth 3.5. Right. Looking at me, he's trying to figure it out. Cuz really at the end of the day, it's not, it isn't gonna NOI 40% ever. It's a, it's a quick flip sales play. I don't know what their propensity for memberships out there. That's what you probably remember the last time you had to do a feasibility study, how long that took, bro. It was like a 3-day process.

For the car wash?

No, it was for one of the other ones you did. It was the—

Oh, the land in Mesa? That took like 25 minutes.

That was a— I felt like it was 3 days. He was thinking.

25 minutes feels like 3 days.

25 minutes. And GPT time is 3 days.

Is that like dog years?

Works for me.

And Charlie years.

Charlie years. That's great, Blake. Charlie years.

All right. So, and so the NOI really has to make sense. So you can see right there that on a, on a DSCR scale, you're right there. You're real close. You gotta get that NOI up. But all right, cool. Pull up the other one real quick. I want to see Catherine Bell's one with the Scottsdale rental. That one has details yet. Let's jump back over there real quick while Blake gets the other one ready. Trevor or Roman, do you guys have anything you're happy dappy about? You want to, you want to talk on Roman? Always has something.

That's why I'm happy dappy.

Scared to say anything. Not happy. I don't have any of mine. Nothing, nothing worth running. You got a property to look at, Roman? So right here it shows. Cash on cash return in the negative on all 4 years, right? So like, there's no way to make money there.

He's here.

There's no way to make money off of that. Who's here?

It's a various—

pull the door. Hey, what's going on, brother? Good morning. How are you? I'm well, very good. Come on over, have a seat.

How are you? You— how you been? You've got like people from all sorts of countries here.

This is Laura.

Hi.

Nice to meet you. Tavarius.

Oh, we've got tons of people.

We are just about to wrap up our podcast here.

So get to see what we do.

Let me grab that bag right there. So anyway, all right. So looking at this, it shows that it's got negative holds. So if we scroll down, we can see that it never even comes out of the hole in a DSCR scale. Right. So again, this is why at the asking price, this makes no freaking sense. So go ahead and go down to the bottom real quick, and we'll tell it real fast. Build the scenario where this makes sense and change— the only thing I want you to change is the asking price. Give me a fair market offer with a DSCR score that shows at 1.25, and that the— and don't change anything but the asking price. Leave everything else the same because we want to see what a fair market asking price is based on their pro forma they sent up. And they can send that, and then Blake, do you have the, the skydiving park or whatever thing?

Zip line. Zip line.

I have the zip line park. Essentially it would be more based as a land play because the zip line park is vacant. So I was just running a feasibility on it and right now it's saying it's doable, of course, but because Branson, the entire area, it is just a giant mosh pit of just tourist traps. Essentially. I've been there a couple times. It's cool. But the zipline's still there, it's just not operating.

And I apologize because it's got poor marketing and advertising, 100%.

Or did somebody die?

Or somebody died and they got sued.

Hasn't even pulled anything up like that.

So I think that— you want to see if we can? I will find shit, bro. I will find it.

All right, actually, only give me like 30 seconds.

30 seconds. Oh my God, we're gonna change your name to Katya.

Her computer completely crashed. She's texting me.

She's out. I can pick on her all I want now. She gone. Oh no, I can't. Amor's still here. Never mind, Amor will get me.

The numbers that they have on the OM and then also on the website aren't matching up, so that's one thing that Deal Hunter brought up. But essentially it has 7 different lines. It's in Branson, Missouri. The plot's a little bit of a funky setup., but it's zigzag that they have for the actual zip lines. Okay. But this is the entirety of Branson. It's just a whole bunch of—

Yeah. So again, if it's properly marketed and advertised, those things don't fail there. Oh, I'm not even sharing my screen. The things that cause them to fail, and we'll run through it, we'll ask it and tell it to figure out why, what makes it fail. I'll point that out. No one died. All right.

I'll run back up to the top. No, that's good news at least.

Okay. So what it, what it, what it got is they want it at $3.5 million, which is going to be too high. That's 15 acres. Okay. And then it's approximately 27 acres total.

So it's running. I have to verify how much it actually has, because the marketing says 27, but LoopNet says only 16 roughly. So that's a pretty big difference.

Right, because it says 27, but the, but the LoopNet says 16. So it's like even on their own advertising, it's got It's got inconsistency. So that's, that is a red flag usually. Good morning, Ellia. So going down, Ellia, they introduced us.

So do you want me to just send you to other things later?

No, we're going to do it right now. Let's pull up a Morse. Okay. Let's, I, since there's these, got these red flags, let's go ahead and shelve this for tomorrow.

Sounds good.

Because I can guarantee it's got operating issues. Let me show it. Let me look at a Morse thing because this is in Quartzsite, Arizona, and it was an RV park, 20 spaces, right?

Oh wow, it has 20 spaces. It has a couple of manufactured homes on it too, and like a big house rental too, big rental house on it.

Everything is for rent there, and they got mortgages on a couple of the units out there. Okay, it seems funky donkey for sure. And then seller finance, so that was the other part, it was the seller financing that I liked about it.

Okay. So I put the numbers in.

Yep.

Move out the way. That they sent us.

Right. And they were sent, sent it to us. Asking price was like $600,000 or something, right? Something like that.

And basically this is a go deal if we ask for less or whatever, and definitely seller finance.

Right. Okay. And then the value cap rates show based on the estimated value that 8 to 12 cap rate range. They were at $600,000. So they're at about a 9 cap. That sounds okay.

9.13.

We'd like them to be at a 12, because again, they're not a name brand. Anybody that's not a name brand, you got to start in the double digits minimum. If you ain't got 20 years of track record, you got to start in the double digits. This can—

keep going.

Yep. Keep going. That's what's good. So the biggest underwriting issue right there is that it's got— so a seller NOI is 50%. You're going down. Let's see. So it says to offer between $500,000, $525,000, and that's with us getting a bank. If the seller wants to close at $600,000, make them carry. And what are they asking them to carry? 80 to 85%. So a down payment of 15 to 20%, make them owner carry. What did they, what would they be willing to carry?

No, I can find that out.

Okay. So it says here, Joe is $550,000. But if they do seller financing, then go with a— we'll make it go at a bank rate. Because again, we got to get the books right. We got to get the park stabilized. It's going to take 2 to 3 years. And with all that done, then we can go back and refi and get $1 million to pay them off. So I like it. Let's run it. Uh, is it able to pick up my voice? You want me to do a prompt? Oh, wait, wait, there you go. If we could get, I would like to see if we could get an LOI to the owners and an email composed so that we can request what they feel like is a fair selling seller financing term sheet. We feel like they would need to go ahead and prepare a term sheet based on the numbers above and include that in the email for the seller.

Oh no, it didn't work.

Thanks, GPT. I would just like to, I would, I can text it to you when we're done and get it.

Okay, just text it to me and then I'll run that.

Sounds good.

All right.

Well, it's 10 o'clock. Does anybody else have anything they want to throw in here real quick before we wrap it up? Roman, he's probably over there being on OnlyFans.

I just got a new one sent here in Florida for a 64-unit mobile home park development. Already has development approved.

So I just run it through OZ Wizard GPT and see if it's in the OZ area and then Let us know. We'll do tomorrow.

This is awesome. All right, everybody. I wanna know.

Sizzle, baby.

I'm good. I'm good. But how's your baby?

How's your baby?

Oh, my baby's good. He's better.

I'm back. I'm back in action.

All right. And then I wanna have you on that call with the, with California on the 21st. I don't know if you heard about that one, but with Katya. With Katya.

Okay. I'll write that. What is our time? Your time?

My time? Italy time.

We're at the same time right now.

Okay, okay, thank you. And then let's see Tina in here. Hi Tina, see you next week. That's about it. I'll wrap it up with a prayer. Heavenly Father, thank everyone for being in here. We ask that you continue to bless and guide us, get us through the rest of this week in your will and in your son's name we pray. Amen. Thank you.

Thank you everyone, have an amazing day. We'll see you tomorrow. Bye.