Land Shark Mastermind

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. We got to get our webinar to look like that. All 7 of them, good to go. All the things, right?

All the things.

All the things, we said. So what the hell was up? Let me— I was down here looking at this, that one-pager thing. I really want to get that out there. Trying to find that, that, that—

so we've got 2 minutes.

Document for Jason North. This is basically what I need right here.

We've got 1 minute.

So you got this right here. So with that one right there, Leave that there.

Morning, Blake.

Good morning, how are you? Doing well. How about you guys?

Oh gosh, that is like one of the funniest—

I've seen it but it never registered. And yesterday she's like, oh, by the way, balake. And I'm like, what? That's too funny. And she's like, every time I think of that, every time I see Blake, I think of that thing with, with Aaron.

And I'm like, hey, Aaron, A friend, a good friend of mine is named Aaron, so when that first came out we were like, hey, hey, Aaron!

He's like, oh God.

Yeah, it was so fun. Or D-Nice.

D-Nice.

D-Nice.

Yeah, I haven't seen that in forever. Yeah, no, they're too funny.

And what was the last guy? He's all, present! Morning! Oh God.

All right, we're gonna turn this, turn this show around today because it's way off the rails.

Okay. So you're going to give me back the computer or are you going to do it?

Yeah. So I got the build-out budget on here. We're going to do a free estimates demo this morning with everybody. And we're going to kind of walk through, talk through that a little bit. Okay. We got to get a document over to our lender this morning. They want to know the, like we told them we built it out for $2.5 million, bought the land for $500,000. So these are all the things that they want proof of. And it's like, okay, well, I don't have receipts. They're like, okay, make it up, put it in a spreadsheet. Hmm. Okay.

Like, My Claude can do that. If you give it to me, my Claude will build it out gorgeous, like the way you like.

Really?

Yeah, she's amazing.

We're just going to throw free estimates away and never show anybody that stuff ever again.

No, it's all together. There's no one tool that does all the things.

In this room it does. Free estimates is the only tool we use. You can take your Claude and go Gemini on it somewhere. Don't wow me.

Be proud of that.

Do not wow me with your microphone off. I cannot hear it. Wow. Wow. I need the— I need—

Hey, here's the homework really quick. The Zoom, I need you all to log into Zoom sometime this weekend and watch the Webinar Plus series or whatever, because we need to get on board and make that happen for Land Shark, but more importantly for the May thing.

Can you share the screen? We'll show them where it's at.

The Webinar Plus series?

Yeah, we'll show you. Hold on one second. You're gonna share the screen. We'll walk right to it. So, so when you log into Zoom, you go into Zoom online, there's this thing called Zoom Webinars. Go back to it. So right here where it says Webinar Plus, there's Webinar Plus.

And then it has the, like, watch these videos and it'll show, give you like the previews of the things that we—

wait, hold on. Go back to Webinars. It is not Webinars Plus because that's, that's something different. It's Webinar. Go to, where was the Watch demo.

Yeah, when it came right here, watch that right there.

So right here, there it is.

Most webinars look like this and they work fine for getting your message across, but your attendees are expecting more and they deserve more.

Okay, so go through and we're gonna, you know, set all these, these our webinar things up with all the, all the fun toys. I am just not sure, do we all have the same access to that?

I think so.

Well, if you have a Zoom account, you can go in and watch. It was just in the top right corner.

Okay.

Okay. So we are started. All the cameras are live, doing a live thing.

We got Mike in the background over there. I want to kind of turn— we turn.

That's much better. Okay. So, um, Blake, do you want to do all the Facebook Live things?

I'm good here. I'm good here. I'm good here. Am I good there?

Yeah, no, we got all the things live, so I have them all in the chat. I can resend them as well.

Oh, perfect. Yeah, and keep— like, I want you to be messaging people as they come in and asking them, hey, please open this up, go share, go, go live.

Perfect, I can do that.

You get to keep bugging people the whole time.

That's so good.

You have siblings?

I have 3 of them.

Awesome. So you know how to be the annoying brother?

I would say at times, for sure.

Okay, so you have the skill set. So SRA, same rules apply.

Alrighty, I got you.

Now you're gonna take that and you're gonna do it. Wow, that got you a wow. Wow.

See, see what I deal with?

I'm an equal opportunity wow applier, Tony, just so you know.

He's about all that wow. There's a song in that. So I'm trying to get on the dang— Dig Dog Dang, Chosen Forever.

Blake, are you going and sharing it on Titan?

Are you live somewhere?

Is that live there? Live there?

That's TikTok.

Yeah, TikTok and Facebook.

It is not showing you as live on, on, on TikTok. Showing you as active, but it is not showing you as live.

According to this, I'm live and people are streaming up. Says you're to join us as a guest.

Hold on, hold on.

It just popped up asking, had you joined us? There you go.

It took— I had to dig to find it. All right, so that was ridiculous. Like, I literally had to dig. I was on your profile and I had to dig to find it on TikTok. TikTok be tricky, bro. Hate the TikTok. I've been hating TikTok since 2020 when Trump got messed up in that election deal. Anyway, don't be political on social media. It's It's not, it's not healthy. Heads up, I went through that shit. Don't do it. Don't do it. Take your politics to the poll. Take it to a county meeting. Become viral on somebody else's TikTok. Do not try it on your own. 70,000 people lost. I feel like, I feel like, uh, uh, uh, when I woke up and my account was banned when I had 70,000 people, it literally felt like my world ended. Wow. Because like how dependent we are now on other people's attention to our— because that's how I make money. I'm not— I don't care about what people think about me. I care about the fact that I need to reach 700 people a week to make, you know, to make a paycheck.

Yeah.

You know what I mean? So that's how integral, uh, social media has become. And it's like, wow. Okay. We'll roll that. So, Balake Keeper.

Balake. Oh my gosh.

Balake Keeper. Did you, uh, did you get a chance to pull that phone number for— we, uh, we called that guy yesterday, left a message on each one, didn't hear nothing back. So we— that's going to be the first thing we want to run up on is trying to make those phone calls to those, uh, to those brokers again. And then did Cicely send us a— she sent us a survey, right?

Cicely, did you do your survey yet?

No, not yet. I worked like 15 hours yesterday. I'm, I'm gonna do it this weekend when I'm home.

I just want to encourage you, there's no pressure.

Yeah, I keep thinking about it.

I know, I know.

But she has like 3 kids, so I love that she's here every day.

Right, right. And I want to just make you a part of it and feel, feel included.

100%.

I don't ever want you to feel like you're not, not a part of us. We take it easy over there slamming, breaking stuff.

I wrote the instructions down. It was Land Shark, right? The Explorer Land Shark?

No, it's called the Land Shark Investor Survey on GPT. We can Show you real quick on GPT, cuz we're gonna, we're gonna do something on free estimates real quick anyway. Blake's gonna get the, uh, the phone number to his deal pulled up and we're gonna look at that here pretty soon.

Okay.

But we'll show you where to go here. If you can look on the screen, we're gonna go to the ExploreGPTs.

Write it down. I can send you this link.

Right. Okay.

That will be great.

That will save—

yeah.

And there's a meeting at 1 today.

Yes.

You sent me. Yeah, I'll be there.

What you do is exit right there. Go, go back into ExploreGPT. To get her a link, you gotta go to my, and then go to a Land Shark like that right there. No, it's impossible for me to find it when you go to my GPTs right there.

My GPT.

No, this is not for you, Cicely. She's just getting the link. Oh, okay. Confusing you. Sorry. Go to— I just put it in the chat. Edit. That's okay. We're gonna— oh my goodness. What the hell happened here?

ChatGPT is being weird today.

Close out of it. Like, it's 100% not working properly.

All my stuff up today.

We really, we really need somebody to manage the backside of this account because she gets so frustrated trying to do this that it makes me frustrated.

I just put it in the chat. You got the— in the chat, you got it?

Go back to ExploreGPT. Don't stop sharing. For everybody in the normal world, we're going to go to search public GPTs. We're going to type in Land Shark Investor Survey. It'll pop up right there. And there you go. If it ever asks you to give a rating, give a 5-star. If you give anything less, I want you to punch yourself in the nose.

So, got it.

I almost got a wow, but not quite.

I'm trying to copy it to save it somewhere.

If you hit start chat. It'll save it in your chats.

Yeah. Save it over here on this side.

It'll save it over here for you.

Yep. Yep. Yep. All right. So let's go to, let's go to free estimates. We got work to do today. What I need is I left a document open down there in the Word, in the Word, in the Word. One page. Nope. That ain't the document. Minimize that one. Go get the other one somewhere in there. That one. That's the one. Open that up all the way so I can show like what we're looking at. Does a build-out budget by phase go up? Like, Push it that way. So I need right here, I need this entire thing copied.

This phase 1, not phase 2.

Nope. Stop right there. Copy that and bounce back out to the GPT right there. Drop it right there. Give me a space to dictate. Break. Yep. Right there. So I'm gonna need to create a price breakdown for this phase 1. You can see that we've gotten some work done and I need to break down how much all that work cost. So dirt work by itself from the Outback, uh, the Outback Dirt crew was almost $433,000. And we can put the estimate in there for this for you to review. But we also had to get electric pulled, we had to get water pulled, we had to re-dig, re-dig a well and sleeve it so that we could expand it out. We've also gotten our electricity subplat survey done. We've put the roads in. We had to— we've had to do maintenance over the last 3 years. We've put income-producing buildings on the property, which we still, uh, maintain. And we had a, uh, large, uh, metal shop built, uh, 1,500-square-foot metal shop built. Uh, and we've continued to just, uh, um, survive out there for the last 3 years. On just that. The total expenses for all of this have, uh, come up to $2.5 million with the land cost at $400,000. So this is why we feel like our, our budget was $3 million on all these things. So make a line item budget, display it in the chat so I can copy, edit, and download. What's the matter over there? Where are you? Are you watching Facebook Live somewhere? Right there.

It's live here. It's live here.

Okay. Well, what I'm saying is you're watching one is one's a camera and one's you're watching it right as a monitor.

This is the camera.

Yeah.

Are you live there too?

I'm making sure it's live here.

Got it.

Do you guys want me to add that? You want me to watch it? I've been watching it.

Yes, please. And then share it to any investor groups that you're a part of. Share it to your page. Help people to join us live. Okay.

That's amore. All right, here we go. Uh, I see more come in here. All quiet. Speak up, speak up please. Unless you're in an airport flying an airplane. Page 1. So this is what I, we told it, explained to it. Pre-cost construction. So the surveying's $85,000. Let's roll through this real fast. Surveying right there. Uh, $85,000. Engineering, $120,000. Water rights, $65,000. That's subtotal of $270,000. Site work and dirt work came out to, uh, the mass grading, clearing, compaction, all that from the Outback Dirt Crew was $43,000. The additional grading and corrections were $120,000. We have drainage systems and erosion control for $95,000. Roads and access infrastructure is $210,000. We've got $140,000 in internal roads and ongoing road maintenance is $90,000. Well drilling, $180,000. Well and sleeve expansion, $120,000. Water distribution infrastructure, $85,000. Keep going. Electric and utility infrastructure, We had power pull-down for $220,000, transformer setup for $95,000, and rough-in distro for $110,000. A 1,500-square-foot metal building was $225,000. Income-producing buildings were $350,000. Operations, carry, survival costs, $120,000, $65,000. Repairs, upkeep on buildings. Sounds good. Show us what it says on total hard costs. Let's roll through it all the way down. Again, the $298,300. All right. So we're going to, we're going to adjust this a little bit more. Hit that speaker button. We've installed 2 bathrooms on the facilities. We've also installed 4 septic tanks, standalone septic tanks for each one of the income-producing properties and the bathrooms. We have installed camera systems. We've installed security systems. We've fenced and gated the front of the property. The roads are on a rough grade and we've had to, we've had 4 significant rainfalls which required us to redo the road work out there. So that has to be accounted for. So keep the price where it's at, adjust the numbers on some of the other stuff, specifically around the cost of road, road work and water work and structures. You can kind of adjust the numbers in those to bring those down and put them, put in this new line item stuff. And then add the, uh, I want to add in also the cost to have the drawings recertified, uh, and then having to, uh, change from the, uh, we got the, the county to approve 24 lots. Now we have to get the county to approve 54 lots. Um, and we had, uh, we've purchased over, uh, 17, uh, structures and/or components for the property. So all of those range between $5,000 and $15,000 per unit. And so this is the beautiful thing about GPT is that it's just like having a person here to talk to that is so wicked smart. They can figure out everything I just said that fast, right? And, and so in seconds, it's able to readjust the numbers because I had other things that popped in my head. Oh yeah, I forgot I built 2 bathrooms out there. Oh yeah, I forgot to put 4 septic tanks in. I don't see that in there. Right. Right. So, uh, it goes through and boom, rewrites it again. So let's hit it again. Let's go pre-construction soft costs. Now we're at $400,000. Now that sounds a little bit— now that sounds a little bit better in my brain. Uh, we've got site dirt work at $500,000, right? We're gonna figure out where to put the storm damage. Okay. Right there. Put it in there. So we got roads and access at $490,000. Water infrastructure was adjusted to $300,000. That sounds good. Electrical is at $370,000. Septic, $195,000. Um, uh, the metal shop and all that was $450,000. 17 units at $10,000, $170,000. That sounds about right. Security system. Yeah. Yeah. So it pushed it all the way to $2.5 million.

Okay.

All right. Let's see. What else can we do? Push it back down. The land basis was $4 million or $400,000. All right, this all looks good. Ready? All right, this looks pretty good. I want you to break it down even further and break down every number into, uh, margins, supplying a 20% margin to profit on every one of these. So giving us actual cost plus margins, uh, we also wanna factor in the total cost of taxes, which is about 8.8%. So then you can rearrange those numbers that way. All of this has got to go into a Google Sheets format so that we can edit, copy, download. And it's analyzing, thinking about it, doing the thing, doing the thing. And what do we get?

Tell me, download it.

And then can you give me a running total down here in the bottom on everything, everything? So what it did was it took our base numbers and then added out all that stuff to it. So we got to go back into GPT because it didn't do what I wanted. And I'm gonna tell it different now. Go to GPT for me, please. Right there. I noticed on the, uh, on the, uh, spreadsheet that you kept the numbers and then added 20% plus margin and 8.8% tax. I want you to back the numbers down, uh, so that those, uh, values fit into the final number of, of a gross total of $2.5 million. Then add in the $400,000 land price. And that would give us to the $2.9 million.

So the amount of time, given that I love spreadsheets and spreadsheet nerding out, the amount of time it would take me to actually turn around and build a spreadsheet to do this, I mean, would be, it would be a few hours to do all this.

Right. And it comes with all of the, all the formulas in place already. Right. So it's quite amazing based on that. So let's take a look at what it, what it produced. And so now it's, it's, It's got our total right there. It shows our total. Now we don't have to adjust for that, but this is something that we're going to basically email right away. Right. So, and, and boom, there you go.

You want the 20% margin left in there?

So with the 20% margin, change it to profit and then switch where it says 8.8% tax, put profit behind that. So like this, take the, the column and put it on the other side of tax before final total. Does that make sense? Hold on.

Oh my God.

All right, hold on, hold on. Let's go back to GPT and kind of crack that one open a little bit over to the side so I can see what it says. It says adjust. All right, ready? All right, so the, the, the adjusted Phase 1 budget is good with the numbers, but we need to reorganize the columns and make sure the math is mathing properly. So the category is exactly the way I want it. The item is exactly how I want it. I want to put an item, I want to put more detailed description there, maybe like 3 bullet points of what the, what the cost, or what the item actually covered. And the adjusted base that needs to actually say labor and material, and that's the price right there. Then I want to put the 8.8% tax next to that. And then I want the the profit next to that, and then I want there to be the final total. So the subtotal column is, can actually be used in between tax and profit. And so the profit column can be over there, but that's the way that the columns need to be laid out. Remake the Google Sheet for me so I can edit, copy, download. Boom, boom, boom, boom. I'm chasing dragons. Dragon's Dragon or Bad Things. I forget the name of the song. It's in my head though.

Never heard that.

Really?

Really.

We're gonna have to play it later.

So, so if everybody could go on to Facebook Live and be watching, like, open up the video. Don't just like let it be in your feed. You have to open it up and have that.

Why are you calling me out like that?

Well, you're doing it on TikTok, so you're good.

I did, I did both. You can actually do both.

Really? Something else.

That juice It's smoky. That fire in the background way back there, right?

It actually looks really cool.

It looks really cool back there, way back there. Here we go, here we go, here we go. Switching it up. Tag that right there. Let's just say, what's it doing? What's it doing? Come on, come on, come on, lady. Let's go, let's go.

Come on.

There we go. Get your facts together. There we go.

Look at that baby.

Bam. Now we're cooking with bacon grease right there like that, right? So looking at it, uh, broke down like that, project basis. Let's go right there. What's that say? What's it, what's that one? See it right there, right there, right there. Clickety clack. Boom. Done. Yeah. I like that one. How about that one?

How about that one?

I like that one.

So that one's much better.

Package it up and blast it to Jason Norton and get me my $15 million, please. Like, I'm tired of playing with this guy. Like, now or like, make it happen.

Okay. So you're gonna work with Balake.

Balake. It is your turn, Balake peeper. We love you, Blake.

If at any time you don't take this as love, just let us know.

Listen here, Elora.

Okay, I will let you know.

What's amor? Amor?

I did, yeah, I did her earlier.

Amore.

Amore.

Okay, A-A-Ron.

No, I'm, I'm Tomai.

Tomai.

I am Tomai. Tomai D. Oh my, here's something. Then you got, you got Catherine. Oh brother, the Catherine.

I like that, the Catherine.

The Catherine. Oh boy, it's Friday. So, but Blake, let's call this dude. Read me a number real quick. What do we got? 602-988-980. 8898. And what I'm thinking we're going to do is we are going to try to figure out how to set up callers that when we end up with these guys' numbers that don't want to talk to us, we just set up our dialer that calls them every 5 minutes till they answer the phone and leave thousands of messages until we block up their damn voicemail. What? I'm 100% down with making this son of a biscuit. The person I'm trying to reach is Gary Cornish over there at— Gary, uh, Cornish, this is Tommy D with Titan Impact Group trying to talk to you about 2956 West Osborne Road. Uh, if you got somebody you can send to me to talk to me about this property, that'd be great. Uh, 602-888-9199. Thank you. All right, that's, that's dude number 1. Let's go with dude number 2. Uh, 377.

We're calling out all the 2021 realtors that don't bother to answer their phones.

We could probably have a whole ass podcast about that.

This is people's number one pet peeve about realtors.

100% my number one pet peeve, dude. Like, answer your phone.

Well, as a seller, I'd be pissed if that's how I was being represented.

Yeah. Well, the sellers of this place over there, 2956 West Osborne Road in Phoenix, need to, uh, need to look into Newmark a little bit differently.

Voicemail.

Person you're trying to reach is not available. At the tone, Please record your message. When you have finished recording, you may hang up.

Nico Bugalero, uh, this is Tommy D trying to get a hold of you for the, uh, property at 2956 West Osborne Road. Oh, we're getting a call right now from your partner Gary. We'll talk to you later, Nico. Good morning. Hello? Yes, good morning. Hey Gary, sorry. Yeah, great. Thanks for calling me back. How are you doing this morning?

Great. I'm playing the Phoenician Golf Course with a friend in a tournament, but I wanted to step away and take your call. So, um, if I can answer anything briefly, that'd be great, or I can call you back this afternoon if you want to chat.

Yeah, yeah, I mean, I don't, I don't want to, I don't want to ruin your, your, uh, your, uh, green time, uh, but definitely give me a call back, uh, later this afternoon, or maybe I can talk to you tomorrow around the same time. My afternoon's kind of slammed up today, but we're interested in the 2956 West Osborne Road property. We found it on LoopNet. We're part of an investment group that, that researches vacant land and property for, for, for development. And this is on our radar. So we wanted to kind of touch base with you, see what we can come up with.

Yeah, absolutely. So do you have, do you see my email and all that?

Gary.Cornish@nmrk.com.

Yeah.

Yeah. Don't forget this. Just shoot me an email and I'll call you back, but to give you just a quick little elevator pitch. We recently just fell out with a contractor. They've got some different location needs for their project. And so we have not fully relaunched it to the market. Still available for sale. Asking price is $8.5 million. I do have 3 backup offers that we're going to be responding to that are all in that, call it low $8 million range. And, and, you know, requiring within a, 45 to 75 days easy, nothing too prolonged. So, you know, it's already zoned industrial. It's a great little pocket for those heavy industrial, light industrial uses. And if you guys want to get in the mix, I would just, you know, suggest get an offer over to us and, and, and, you know, getting it, getting in the mix now because we're going to be countering the other groups here pretty soon.

Got it. Is this in an Opportunity Zone?

It is an Opportunity Zone.

It is Opportunity Zone. Okay. All right. Well, that's our goal is that we're a group buying, you know, basically dirt or lots and getting them shovel ready for Opportunity Zone development. So, we do a buy and hold for about 2 to 3 years and then our goal is to continue to create a marketplace for these Opportunity Zone sponsors and developers to build these projects. So, we have an interest in it to that level. And so, yeah, if you've got a couple other people kicking the tires on it, Uh, well, you know, since there's plenty of land out there for us to pick on, uh, you know, we'll let you play with that. But we'll shoot you an email and, and, uh, you know, leave our name on your, on your, on your desktop. That way if, uh, anything else falls through or you guys want to get creative with it where, you know, maybe they take a little bit more than the 8.5, because based on our market analysis, it's a little bit undervalued, uh, from what we found. So there's a good chance that we could structure something up that a little differently. So just let us know.

Yeah. I mean, if you think it's not $8.5 million, it's your deal.

Oh yeah. Well, and again, like I said, we're, we're, we're an equity group that's out shopping these things and, uh, came across our radar. One of our, one of our members brought it to the table. We, we researched it enough and did enough digging and deep diving on it through AI to discover that, you know, with the local comps in the area, this thing is at the, you know, it's in the market range, but it's, It's right there at the bottom of it. So we'll shoot you an email and let you know what we think. And maybe we can get on a phone call early next week. Great.

Thanks for coming.

All right, Gary. All right. Bye-bye. So did you see what I did there?

That was a genius move.

Go ahead and give it to your low 8s. I'll offer you a 10, but let me know when you're ready to talk.

So I'd like Blake to actually send the email and copy us from his Titan email. So if you want to coach him through that. Blake, are you ready to go?

Yeah, let's do it.

Go ahead and open up your, your GPT right there. We'll, we'll do a quick prompt for it to start that email. Oh, we'll open up the, the, the, the conversation you've been having. So it has, it's working from that knowledge base. All right.

Right there.

All right.

Yeah. We're looking at this property and thinking about putting an offer on it. And they're, they're wanting $8.5 million. They've got some offers in the low 8s. We think that a per square foot price based on the comps would justify us paying a little above asking. If this is true, please put together an email to the broker on record and let's get him to respond to this email somehow with an opportunity to discuss how we could create a a significant win-win-win for us, the community, and the sellers. And so it'll think about it for a little bit. One of the big things is if we found comps that justified paying like, you know, $9 or $10 million, sending this to them in an email saying that we'd like to speak, you know, like to speak to the sellers about these options forces him to actually tell his sellers that he underpriced it. By law, he has to tell them every offer he gets that we you get, including the ones that are above the asking price and why we feel like it's above.

Blake, you want to make sure that you copy Laura on all the emails because she's our transaction coordinator.

Perfect.

I can do that.

So, so it's here. Let's see. Pretty good. I like all that. I like all that.

So Tina, yes, to your point, I'm surprised they don't have AI answering it now as well. Why aren't you on the webinar with us, honey? You need to be here. We miss you. Landsharkmastermind.com/webinar. She's watching that on Facebook. All the things. All the things.

All the things.

We miss you.

All the things.

All the things.

We need somebody in charge of sound effects. Whenever somebody does this with their fingers, we need to hear chimes and, and bells.

Am I good to put this in an email then?

Email it to— email it to Mr. Whatever-his-face-was, right?

I'll tag you guys.

Or Gary Cornish. Address it to Gary. Address it to Gary. Oh, yep. And then put your name on it and loop us in, me and Catherine. And then I'm going to say, I would bet that that property is actually going to fall out on the next cycle. So, uh, what I would do is kind of just sit back and see what happens. If somebody buys it, let them buy it, but I would wait until it falls off the map for the next cycle and then come back and say, hey, by the way, because people aren't going to know how to take that. They're not going to know, is that valuable or not valuable?

Right.

And so we can kind of play on that situation where some people will realize there's value in the fact that it's it's going to be off the map next year. So we need to buy it now. We need to build on it now. Right? So as long as we break ground on it before the 2028 deadline, old, old maps are used in that new cycle. Right? So that's valuable. All right, cool. Put in there. Let's see. Let's give it one more prompt and I'll jump over to—

Can I ask a question?

For— Please do.

For educational purposes. Okay. And maybe you could guide me to the right place where I could find the information. So I don't take too much time.

And some background. So Cicely is a realtor and she does, she flips mobile homes. Nice. Yeah, go ahead, Cicely.

So the Opportunity Zone, is there a place I can find more information on that? Cause I don't know what that is.

OZ Wizard, OZ Wizard 2.0 GPT.

OZ Wizard.

That's in the ChatGPT blog.

Or ozwizard.ai.

Right.

Is a website you can go to and have a conversation.

That's just a conversation with my clone.

Okay, buzzywizard.ai. And that's all.

Laura, can you put the link to the book in the chat?

And are we using— is— are we using funds from Titan to purchase? Are we— is it like— how— or is it owner finance? Or how are we— how are we putting— where are we getting the money from to buy the deals?

On, on most of the deals, we're doing what's considered a capital stack. Most deals can need about 10% down. So we'll raise that through private money lending. We'll raise that through joint venture. We'll raise that through hard money lending.

Yep. Investors, uh, crazy.

So that, that first, that first step in a capital stack is typically about 10%. Then we raise the rest of that capital, uh, through debt. And that debt we are trying to achieve is under 12%, because then we're going to, uh, what we're going to do is try to raise equity to cover the debt. And, um, we'll raise that equity to cover the debt because whatever we're buying is going to cash flow and we're going to get it to a cash flow status. So are you familiar with the term debt service coverage ratio?

No.

If you know about a DSCR loan, a DSCR loan, takes our potential cash flow compared to our mortgage and comes up with a ratio, which means that if I pay $1,000 a month in a mortgage, I need to make $1,200 a month in rent or cash flow. And so on a property like what we're looking at right here in Phoenix, we can rent it out. Blake ran the numbers on it. We can rent it out for— I think it was 1.3 to 1.6 DSCR. So he can cash flow it and cover that cash flow or cover that debt service number by, by 20 to 40, 20 to 60%. Okay. You know, okay.

So really, like, we're finding deals, we bring the deals, and then there's— you guys have like funding connections, basically.

That depends on the deal. It's got to be— it's got to meet the criteria for our, for our land purposes. It has to be 1 acre, $1 million and potential of 40% ROI. So that, that, that's where we are. That's what we will only cover. However, we've got other people that come in this room that are looking for other kinds of deals. Like Tracy's got people shopping for deals all day long. So we're, we're gonna run deals. And part of what we do is we're, we're trying to bring some, some level of integrity to this group. And so we've started saying, you know, we're going to charge people $500 to run deals, but that's not your deal. That's your— your deal gets ran because you're running it here in the room and we're shopping it. We're able to, to learn from it and grow from it. But if people want us to run deals because people love what we're doing, if they want us to run deals for them but not share it with the group because they don't want— they don't want people to steal it from them, um, or, or take it from them, and they get worried about it because we had a bunch of people come up to us about that. They're like, how do you get— how do you secure it? Well, pay me $500 and I won't share it with nobody. You and I will do it and we'll do the demo offline and we'll, we'll run a deal for you offline. I got people blowing up my mailbox wanting me to run deals offline because they don't want somebody else to steal it.

And then it creates the— all the bankable documents and everything, right? Right, right.

So in here, if you share it with us, you're sharing everything including the profits. So we, uh, you know, that, that's part of the deal is that like we can learn from it, we can make money from it. We'll do it. For us, it has to meet those parameters: 1 acre, $1 million, 40% plus.

Okay.

Thank you. Like Blake's deal right here doesn't make 40% plus yet. We gotta, we gotta negotiate with the guy to get it there. So that's why we're working this deal, cuz we're able to learn from it too. We might, might find something better. I don't know. Right. You know, there's a lot of work that goes into doing these due diligence, making these calls, getting the offer, getting, getting all the paperwork done. Katia has probably put 100, 150 hours into her project already alone. Right. She, she, she'd been working so hard on it.

She had to go on vacation, which they sent over the PSA this morning. Laura, you should have been copied on it.

So anyway, there you go. And so hopefully that answered your question thoroughly. Yes.

Thank you.

Absolutely. So interest, change the, change it to interest in your property. Well, no, you already have the property there. Let's say interest in 2956 blah, blah, blah.

That's good.

You have a, let's see the rest of it. You have a signature line. It's good to me, man. I got another call coming in and let's answer this. See who it is.

Good morning.

Good morning. Good, Nico. I just spoke with your partner. Gary.

Yeah. Gary.

Gary.

Yeah.

A little bit. He said you guys got a few offers there, so we're going to We'll, we'll just put our, our name on your table, and, and then, you know, if anything falls through and you want to collect with us, we'll, we'll have your, uh, you'll have our contact. Alrighty, sir, have a great day. All right, you too.

Bye-bye.

So Blake, go ahead and add his email as well.

Nico Buggeron, that's his name. He even said Buggerello. I didn't get it wrong, that's how you say it. Y'all laughing about it like I did something wrong. His mom was gonna be mad you're making fun of his name.

Wouldn't that be his dad, not his mom?

No, because she was fool enough to take the name and add it to something else.

Maybe.

Should I then change it to Gary and Nico, or should I just change it to—

Just leave it Gary and tag Nico on it. Nico called after the fact. We're— he's lucky he's getting to dance with us.

All right.

And then I added all three of you in as well. Is this good to send?

Perfect.

Good to click the button?

Send it. All right. Deploy, deploy, deploy. There we go. So that thing's right. And then pop back into your, pop back into your spot there so we can, and finish up that, that prompt. Wrong one. We want to, all right, we want to validate and verify the current market price per square foot for heavy industrial property, and then discover what the difference is between us and the actual going rate and the the highest level, like what recently sold in the last year out there. We know that the Phoenix market is expanding rapidly. So we wanna take a look at what, uh, what the current square foot price is on that market. Mm-hmm. And then, uh, because the seller's agents told us that they had a, an offer fall out, and so they're gonna be actively trying to sell it again. So we wanna know what the current market square foot price is. What? And then what the—

yeah, come over and say hi.

What is going to be the next highest after that? What's been the highest out there? Ready to go.

2 seconds. So everybody, while we're doing this, Blake, stop sharing your screen for just a sec. I actually want you guys all to meet the man behind all the brilliance of this space that we get to. So this is Mike, and I'm super excited to have you guys meet him. So this is his Space, and he's the genius behind all this. Again, you know, Tommy and I are super networkers. This guy's like a superhero networker. We need to like get him, get him a cape for the amount of connections that he makes. So this is people from all over the country. So, watch, Laura's in Washington, Blake's in California, California, Oklahoma, Florida, like the whole country is here. So doing lots of deals.

I appreciate you guys. Great. Community and everything. I was going to tell you guys, the building next door, Auto— I just heard a rumor that they're gonna hit the market with the—

oh, everything.

Oh, the auto business right next door. Yeah. Wow, wow.

And so—

oh, we need to market.

No, no.

Okay, if you broker that, I'll buy you dinner.

Dinner.

He's like, I gotta go, I gotta go. There we go.

He's like, runs out. Nice to meet you.

Pleasure.

Nice to meet you, Catherine.

I'll introduce you guys later.

You're here?

Oh yeah.

Oh yeah, you're at the large group in—

Nice, nice.

They're partners and he's actually in Pittsburgh, so I'll make him go to—

No, he said Philadelphia. He's not in Pittsburgh, he's in Philadelphia.

He can drive. It ain't that far.

He can drive.

Tell him not be on later, but Awesome.

See you guys soon.

Thank you, sir. Nice meeting you.

Okay, that's how you—

sorry about that.

That's how you get leads right there. He's like, $26 million for the exotic car transport company next door. Exotic car transport company storage facility next door. Like, that's what their job is. Actually, like, go look, go look it up.

I want to go for a tour now.

This is my life. Like, I will have a full agenda today and she'll be like, I want to go smell cheese in France.

Oh, hold on. Hold on, hang on. Like, listen, like, I could be like, I want to go buy purses, handbags, and scarves. No, I want cash flowing business. Okay, listen, it could be worse. To my— to my large ticket items.

All right, Elora, that's enough out of you.

Okay, Blake, you can bring your thing back up. Sorry, I just really wanted you to reel us back in. Blake, reel us back in. Isn't that Amore's job? Where's she at?

Amore? Where's Amore?

The Tommy Wrangler. Is that her title, right? Small and Tall is the Tommy Wrangler. I just like hearing you say Wrangler. That's hilarious. Wrangler. Well, for a cowboy, it's appropriate.

Jesus criminy.

No, it's Jesus Christ, not Jesus criminy.

No, no.

No, not when you're not praising Joshua.

Joshua was actually his name. Go, go, uh, where you at, Blake? Hurry up. So the current market prices are— they showed from $1,624,000, $2,942,000. So if we do the math on that, it breaks down to how much? So it shows that it's roughly 43 below the active average. So basically down there what we would be asking on that down there. Keep going. Uh, it's not overpriced. So, uh, the catch is— keep going, keep going. All right, so ask it for, uh, ready. I'm gonna need a fair market offer based on the comps, and I want it broke down in, uh, table format so I can show this to the broker. And so this right here kind of helps get the, the numbers exactly right. So when you're presenting this why we think that. So, and a decent— and, and again, in a decent location. It's not, it's not horrible. It's on the wrong side of the tracks. That's number one. The railroad tracks are across the street, so you can't do anything rail there at all. What you could do— yikes, my brain just went— I'd have to go by and look, but you could almost probably tunnel over to the rail yard underneath the highway. For real?

Yeah, but would the, would the city and state really allow that?

Listen, do not Do not pee pee on my Aladdin's carpet. Oh, got it. No such thing as it won't know when we riding on Aladdin's carpet, baby.

I just said, will they let you?

100%.

Okay, better to ask for forgiveness than permission.

I got a genie in a bottle and he's gonna say, "Pada!" Pada? Yeah, it's way better than "tada." I ain't got the teeth in to say "tada," so it comes out "pada." It was almost a wow. Can I get a what?

What?

You can get a what now? All right, let's see what you got, Blake. So the comparisons keep going down. So yeah, look here. You can see that the recently solds, they're smaller, right? But, and again, this leads to Blake, we're probably overthinking this. Like we're trying to be brain surgeons when what we really need to do is look at the fact that this is 9.8 acres. And if we gave easement and access, we can sell it for twice the money if we break it up. If we were able to subdivide this into 3, 3-acre lots. Look right there, $30 a square foot. Like, so that's kind of where, that's kind of where you got to look at this thing from, is like, huh, well, what if they, instead of having 9 acres and we do all this big bullshit, what if we made 3, 3-acre lots and sold them to, because we don't need to, we don't need permission to split it. As a matter of fact, we can divide any size lot up to 5 times without permission. So if we made 3, 3-acre lots and sold them at $30 a square foot. Now do the math on that. Keep going down right there. So it's showing right here that a conservative ask is at $7.6 million. The upper end of fair market is at $8.9 million. Excuse me. So, um, but if you look, keep going down, keep going down, keep going down, keep going down. All right, keep going down. All right, there. Do the microphone one more time. After looking at this for a minute, we discovered that if we subdivide this from 9-acre lot down to 3, 3-acre lots and sold them at the price of the 3 to 4-acre lot square foot price, how much of a margin is that between the selling of the 8.5 and where we would end up on our, our total, uh, after we split and divide and sell? So, cuz again, this is, this is where it's, you know, some people like, oh, it's 9 acres. Well, we just build a road down the side of it so you can get into each one. Right. And I think it's got back access and we can create front access pretty easily there. Tracy got a fork going today. No potato chips? Every time I watch Tracy on video, I get hungry.

My daughter just brought it down to me. It was noon here, so they're trying to keep me fed. Yesterday I lived on chips and ice cream. Wait, that was me.

All right, let's see what it says, Blake. So it shows here that if we break them into 3 to 4 acre 3-acre lots, your per lot value right there shows that you're gonna sell for between $3.6 and $4.2, right? So depending, like, you could probably sell the one all the way out by the road at $4.2 and then sell the last one at $3.6, right? And so what that looks like, uh, in your, in your breakdown is, uh, let's see, slide down a little bit more. So the gross upside looks like about $2.3 to $4.7 above the 8.5, right?

Nice.

So here's how we're going to play that, because when we talk to them, we're going to be like, hey, can it be subdivided? Can we split it in 3 lots? If we can actually sell it in 3 legal sellable lots, that's game changer, because then all we need to do is we literally need to sell 2 and keep the third, keep the third and do an owner finance on that. And then you become the bank.

Nice.

Right.

You want to be the bank, Blake?

I'd love to.

Okay, so you see how all of a sudden the whole picture changes a little bit? We're trying to figure out how many trucks we can park there when we need to figure out how to plant 17 survey stakes and a roadway.

Pretty cool, hey?

I love this because again, my brain does not work like the typical, you know, oh, let me do blah blah blah. Like, I was thinking about that on the way in. Yeah, we got to go. There's a building like Catherine's like, I want to go next door and look at this building. I'm not upset at that at all, because as much as I want to go do that, there's another building up the road I want to go look at for another purpose.

And they just put a great big billboard on that lot over there. It's for sale. Right. You know, the one that I go through.

I'm not touching any lot that isn't, isn't touching the runway, period. I'm not interested. So, cause they're just too damn expensive at this point. The idea is that I don't know until I go. Right. And because I'm not shopping for, like, my, my, my boot store or my car wash or my—

You're not limited.

Right. I'm not limited to what I can go shopping for because I'm going shopping for— I'm going shopping for value and opportunity.

Right.

Right.

Do the numbers. Numbers tell you what to do.

100%.

Love that.

Okay. All right. Blake, your homework is to, uh, discover if these lots are dividable and how we can possibly get into doing that. What is the least amount of money we can make doing it? So you're gonna use free estimates to give you the ballpark figures that you need to discover what it's gonna cost for soft costs to do the land division, the survey, and do all the things that we need to do to get that done. There's a building on one of these, I think over there. So like I said, if we create the lots we can create the— we can create the value.

Sounds good.

All right, man. Well, everybody have a wonderful day. I'm gonna end us out with a prayer. Heavenly Father, we thank you for the blessing of this day, the blessing of the life that you've given to us, and the ability to utilize all the amazing parts of our body, including our brains, to create things for your world. In your name we pray. Amen.

Amen. Amen. Have an amazing weekend, everyone.

Bye.

See everybody.

Bye-bye.

We have a call today at 1 o'clock, right?

Sure. Yeah.

What time is the calendar?

No.

We've got 2 back to back at noon.