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 open the deal room now and get into today's opportunity.

So super excited about what he is sharing. Sorry, just getting this into all the groups and on all the pages. Yep.

I got to go in and share it too.

Thank you.

Do you have it going live yet?

We're live.

Did you— are you able to tag me in those or it just goes live?

I don't—

I'm not super knowledgeable.

On friend's profile, Tracy.

Okay, cool.

I just shared it. On your profile.

Yay.

Thank you.

You're welcome. And then I can share it to groups and to Wealth Wise Women, Firepower.

Just share it to your profile.

The link for the Facebook Live is also in the chat.

You're awesome.

Thank you. So I'm pretty sure, Blake, you created your Facebook just for us. Is that right?

Correct. I had it a while ago. I needed it for a job because that's how they did scheduling. So that's the only reason I had it. I'm not very up to date on Facebook, so It's very bare.

That's okay. I think it's for us old folks.

All right.

You know, well, it's been explained to me that, that, um, the social medias are equivalent to kind of like a, a girlfriend. Each one's a little bit different. Like, here we go.

I'm always afraid of these explanations.

Well, I'm afraid every time he opens his mouth. I don't know what's happening.

I don't know what to do.

Wow.

Just wow. That's the power of Prayer right there, Tracy. You have to pray that I say the right things. That's all you do.

Do you think I haven't been—

God guides all his thoughts, words, and actions. I do too, right?

First thing in the morning, and then I let him— I, it literally, I get on my knees every morning like it all depends on him, and then I get up and on my feet like it all depends on me, right? Right. That's the way it's supposed to work. But social media is like women that you would date. Some of them you'd bring home to mom, some of them you'd bring to the prom. You know, so, okay.

Okay.

We'll leave it right there.

So I'm really excited to be sharing.

I get to go be in the big chair. I'm in the big chair. With all of you. I'm in the big chair.

Really excited about this. So we have our virtual summit that's coming up. It is May 19th, 20th, 21st, but leading up to it, we're going to do 7 webinars. And what we threw, funny enough, on my AI, what we talked about and through all our brainstorming and stuff. I'm super excited about this. So we're going to have 7 webinars. So we're sticking with 7 streams. Like that's the 7 is the, I guess—

it's a god number.

It's a god number. Apparently I didn't know that. So the first webinar is going to be Titan Impact Group, and that's the brain of the whole plan. Then we've got Titan 23. This is the fund. We're going to talk about the PPM, the GPT. Then the next one's going to be Land Shark, which is the machine, the podcast. Wealth Wise Women is the heart, the nonprofit for education. Chosen Forever is the soul, the nonprofit for impact. OZ Wizard, the tax plan, $1 billion away from Uncle Sam. And then Seven Streams, the investor club, so 100 millionaires. So because we have so many things to talk about, from the RV park to the data centers to Katya's product, to Tracy with the lending, Laura, what you do, like every— there's so many things to talk about, but all of those fall in some category under one of these. So this is how we're going to do it. And we're going to weave all this in. But all the details to all the things we're going to talk about, we're actually going to be teaching about this on the virtual summit in May. So we're really excited about this.

Well, the other thing too is what I think is important is that we have resources for all this information, right? Yeah, already. So we don't have to like design any new information or design any new tools to present. What I think I would like to see is that if we could get people that want to interact with us on that, because you're the expert, we're the expert, you and I are the expert on these things. We've got other experts that we work with on these things.

Right.

I think for the webinar, it's important to have people like Roman, Tracy, Laura sitting side by side with us, but then having somebody like Blake Katya, Cicely, asking us the questions, talking to us about the stuff. Yeah. Right. I just had that. I just had that podcast yesterday. And the dude like literally asked me one question. I talked for 30 minutes.

And no, there's no way you did that.

We're going to have the, we're going to have a sass jar. You guys ever heard of a cuss jar?

I have one in my kitchen.

I'm 100% going to be a billionaire. If I got all of you ladies to pay into the sass jar.

We're in agreement with you.

Laughter is the best medicine. If I can cause anybody to laugh today, I'm helping you get healthier. You're welcome.

100%. Like, ready for this? Good job, Trates. Ready for this?

Yeah.

Again, the sass jar would make me a billionaire.

So I'm going to say, I pray that the level of sass Except for you're super sassy.

Hey, if you spot it, you got it, right?

Is that like who smelt it dealt it? Oh, that should have been coming from Tommy.

Is that like it takes one to know one? You're so impatient. Guess what?

Takes one to know one.

Mirror, mirror on the wall.

Okay, so we're done with this. I know we have Ryan is here and I understand Ryan's got a deal we want to run. So Let's get the expert up here and you get to—

Oh, I'm getting, I'm getting— Did you see how that worked, Blake? She called me the expert to get me out of the big chair.

Live it up. We went and worked out at 5:30 this morning.

Somebody decided that gym time had to be before meditation.

Gym time is in the morning.

I want to be a member of the 5 o'clock club. I just can't carry it.

Listen, here's what I know. Ready for this?

Yeah.

People that make under $1 million get up at 4:00 AM. People that make $1 million or more get up at 5:00 AM. And people that make $1 billion get up at 9:00 AM.

Dadgummit, that's not ringing true in my life right now, but I'm going to accept it and I'm going to be in that group.

So those are, those are your, those are your success times. This is what I know to be true based on surveys. Is that people that make less than $1 million get up before 5:00 AM. They get up at 4:00 AM. People that make $1 million or more typically get up between 5:00 and 6:00 AM, right? Because they still have enterprise to run. But when you're a billionaire, your enterprise runs itself. I guess so you can literally wake up the minute the bank opens. You don't have— 9:00 AM Eastern is 6:00 AM Pacific. Exactly. So let me get over here. I know it looks silly, but Does it sound any better up there?

As opposed to what?

Uh, it was down here on the— so do I sound better now or before?

Well, I don't, I don't want to look at you like that, so let's put it back on the jacket.

See, Sastre?

He's telling the truth.

I'm just saying, nothing about the Sastre says that the truth can't be sassy, right?

Okay, so we've got— so Ryan, welcome, we'd love to see your face. Happy that, uh, we got a rule around here, Ryan.

If you don't show your face, you can't talk.

There we go.

All right, that's fine. I'm on site here. We're building, uh, doing some residential construction.

So there we go.

Now quick break.

Now you have our attention. This guy is blue collar all the way.

So $1,000,000.25 on Instagram.

Hey, you know, somebody's got to build and renovate these facilities. That's, that's 100%. That's my job. Operator, she's the, she's 30 years of experience. That's, that's hers is dealing with the disease of Alzheimer's and stuff. But for me, I'm renovating them. I'm finding them, raising capital, and renovating these things.

So beautiful. Nice.

So I went ahead and teed it up in my chat if you want it. Because I, all I did was I took the 3 documents that you emailed me, Ryan, and I uploaded them into our, our Deal Hunter.

And then I told him, I wanna make sure that we preface Ryan and give him a heads up. Sure. Okay. What we're about to do is, we've developed, we do real estate investing, 100% using AI. We no longer use smart, the old method of people going out and going onto the government website and calling a feasibility study program operator and get like, we do all that with AI.

Including raising capital, hundreds of millions of dollars.

So, and, and, and what, and, and why I say we use AI is because we're the experts behind this. We take it like when I call a feasibility study, uh, call for a feasibility study, I still have to take that information in and, you know, use my brain to figure it out. But what I did was with this team, we put together a program where we took my brain of 30 years of development. And put it into an AI model. And here's what it doesn't have to deal with. It doesn't have to deal with a bad day. It doesn't have to deal with sassy co-hosts. It doesn't have to put up with any trouble getting through to people on voicemails and returning text messages. Like it doesn't have to deal with any of that. It just goes straight out, gets the information and brings it back. Like my retrievers used to when I was rabbit hunting and pheasant hunting. Like boom, right now. Here's the issue. It doesn't sugarcoat nothing. It has zero bias to it. So if it comes back and says there's a problem, you better pay attention because it's not saying it out of, out of some sort of, out of some sort of emotional disorder. It's saying it out of the lack of information disorder. So either you don't have enough information or the information you gave it is coming back bunk, right?

So I'm going to add to that. I'm going to add to that, Ryan. So since all I did was upload the 3 documents you sent me, there may be additional information that you might be able to provide provide as we go through this that might have some clarity.

So that's why I'm putting this preface out there, because we were literally at a trade show last week. I did a demo for the guy standing there, and it told him— it literally told him that his deal was garbage, and he got mad at me. And I'm like, you know, sorry, bro. Like, he's like, oh, that thing's lying. I'm like, yeah, we'll say it's lying. It's broken. You're good.

He's not doing enough deals because he's taking the numbers on one deal too personal. You can't follow that.

Man, the guy, well, the guy, I would see it that way too. The guy did spend almost $150,000 to let me sit there and tell him. Oh God.

Okay. So, Tracy, do you want to pull it up, honey?

Yep. Got it.

And just for all fairness, Trevor Hicks, we already know what he looks like. We sometimes like his camera off. Um, depending on what he's wearing, sometimes he shows up, you know, um, shows up in his, uh, in his birthday suit.

Wow.

Nice.

He's got clothes over the birthday suit, but I mean, all right, here we go. Here we go.

All right.

Hold on a second.

So we've got 3 PDFs that were put in there. One of them is a senior living fund summary, one-pager. Then we have a deck and then we have the operations and financials. And so of course, Tracy put the famous phrase, we only need 3 words to do this, right? And it's called run this deal. You don't have to be a prompt wizard to use this tool. Right? You literally just tell it, run this deal, give it the information, run this deal. So what it's come back with, it thought about it for 12 seconds and it said, this is not a yes as is, it's a conditional maybe that needs a real underwriting package before capital goes hard. Let's see what's going on with it. What it likes is the sector thesis is real, operator story is directionally strong, strategy has multiple value-add levers. So these are all components it's saying is good. The part that it's worried about is the deal package is not asset level.

Yeah, it's true.

It's what?

It's true. It's not, there's no deal numbers whatsoever because it's a fund. It, we have, we have deals that we like, we have a buy box, but we essentially build the package around the grouping of properties that meet our buy box, which We have some that we like, but we— others haven't— we haven't even sourced yet.

Right. So what you're creating is a pool, like a blind pool. You're having fun.

Yeah.

People put money in and then you're going to, uh, you're going to utilize that, uh, capital to invest into a certain particular, uh, asset vertical.

So you're exactly right.

So that, that's understandable. It says here there are inconsistent terms across documents. Let's see what's going on here. Uh, it says early exit is shown for after 6 months in the one-page summary, but after 12 months in the deck. So what it's doing is just, it's, it's going to point at inconsistencies for one reason. When you go to a due, when you go to due diligence, uh, and you go to say, for example, FactRight. FactRight is a third-party due diligence, um, company, largest in the country. They literally, like, there's not a registered investment advisor in this country that isn't utilizing a FactRight report to put people's money into, right? So if you want to get a— anywhere between a $5 million to $50 million check cut, you have to go through a third-party operator to validate this stuff. Pretend like this is literally that validator. So right there, it's just pointing out a simple inconsistency that would trip up a $50 million check.

And you're correct on that. Yeah.

So the one-pager says it's $150 million target raise. Uh, while the operating financial decks show a much smaller visible near-term source and uses footprint. Okay. Makes sense. And so again, one document's going to suggest something other than the other. So the suggestion is made that you make everything cohesive, make everything sound the same. One document references $90 million committed already from institutions, but there is no evidence package. Subscription status breakdown, or soft versus hard commitment detail. So again, it's just suggesting the things you'll need to validate that claim. And then the pro forma has a major red flag. So one, on the acquisition pro forma income statement, year 6 revenue jumps from 78.5, uh, jumps to 78.5 from 45.6 in year 5, then drops back to 48 in year 7. One revenue line appears duplicated. Medicare, I'm sorry, Medicaid waiver room and board in year 6, the same value has as the private pay room. Okay. So basically it's just going through and kind of making it into Swiss cheese, brother. Does it just go on? Here's an issue. Here's an issue. Here's an issue. Here's an issue. Like, not that your deal's bad. These are the spots you're going to get stuck. These are your mouse traps. Right. So balance sheet, go ahead and keep going down if you want, Tracy. Financial structure is loose. And so best case, the team actually has strong operations. Let's go over the, let's go over the good news, right? The best case is that there's strong operations. It can buy and convert mismanaged products below replacement costs, stabilize occupancy. Like these are all great things because your model is for senior living, right? Like, yeah, that's how you add senior living, right? So we already know it's called the silver tsunami. There's going to be a need for 1.8 million beds in the next 15 years, right? So, yep. Um, with a little, with a little cleanup to this, uh, it, it goes, it goes into being a, a, uh, an amazing, uh, an amazing opportunity with clean documents, right? So my underwriting grade is that the theme and market is an A-, like that's what we just talked about. The operator narrative is a B, documentation is a C, financial model is a D, and investor readiness is a C. Again, so now it's just telling you what you got to do to, you know, just like when you're in school, when you got your midterm grade, you had a choice. Continue to be, continue to be like Tommy D, or you can figure out, figure out your path in life like Catherine Bell. Yeah, I can guarantee I had way more fun in high school than Catherine. So grades are— my grades show that dramatically anyway. So what I would demand before taking the next meeting seriously, and here's the thing, we— Catherine had me build this thing with two goals in mind. First one was to collapse timelines. The second one was to add commas to bank accounts. And so this particular program does that. It eliminates We could have spent 3 weeks figuring this out, right? Like we could have— it took 12 seconds. So yeah, with that in mind, uh, level 1 had some suggestions, level 2 has some suggestions, because again, we're using this on a daily basis to get into deals. And so if this was an A+, A+, A+, A+, A+, A+, Blake Pepper would be over there on the phone hooking us up with the, the, the next stop. Laura would be filling out the transaction coordinator sheet. Like we'd be like, our machine operates off of this device right here. So, okay. Going through it, finishing it out. Leverage points. If you're negotiating, like it's telling me how to buy your deal, right? Best funding structure, wait and invest at the asset SPV level. So it's like saying, you know, hold off. Uh, it's saying path 2. What was path 2? Tracy, please.

Convertible prep equity with hard protection.

Right. So it's given me another path, like being a partner in it, a senior in mezzanine debt. Are you familiar with mezzanine debt?

Yes. Yeah. Like, we see that on the syndication side, mezzanine or bridge, right?

Right, right, right. Okay.

You find it.

And so again, yeah, these are just things that it's suggesting to us. So if it's suggesting it to us, it's good for you to, you know, maybe understand that. So that way, because if you understand it, great. My team understanding mezzanine debt, it's a— or mezzanine structuring is basically it's set up that you're doing debt and equity at the same time. That's the easiest way to talk about it. So everybody, your homework assignment is go find mezzanine debt, come back, tell me about it. So the next actions on this is to get the full asset level underwriting package. And what we can do with this is Tracy can actually, if you have GPT 2.0, meaning the pro level, you're— or plus level, you're paying the $20. If you're able to pay the $20, Tracy can take this conversation and send it to you. Then you can load into this conversation all the things that you have and continue to add to it all the things that you have, and/or ask it to start adjusting those things for you because it does document creation. It literally makes 23 bankable documents for us. Programmed to do that. Okay. So feel free, take it over to your, you know, to your system and run it and put it together and, and do all those things. Zoom user, welcome to the show.

Hi, Sicily.

Oh, it's Sicily.

I think it's Sicily. I think the Sicily lost his driving. Yes, it is.

All right.

So, and then we see Trevor. He's driving too.

Trevor's driving too. Trevor's on a mission today. Where do you— he's got that mission face on.

Ryan, I put that chat link in the, in the chat.

In the chat.

I can email it to you if you want, then we can talk about it more.

Absolutely. So thanks for bringing this, Ryan. This is awesome. Thanks, Gracie.

Good stuff.

It's great. That's what we're looking for every day. So, um, number next, who's got the next deal up and ready to go and share your screen?

One more thing for Ryan. We do have, we do have the company out here, Amil in Arizona.

Oh yeah.

Where you got, where are you guys located? Uh, right.

My partner's the head of the board of assisted living in Indiana. So she's Indiana, Louisville, Midwest. I'm DC Metro. And I'm actually in Panama City, Florida right now. Cause we have Alabama, Georgia, Tallahassee, and Pensacola that we have properties we're looking at. So I'm down here posting up for our camp right now.

Nice.

Awesome. Wonderful. Well, we, some of the resources we'd like to send your way is a connection with Emil. I'll make that through Tracy. We'll put Tracy and Emil and Ryan together. And then also with maybe looking at Avesta, Tracy, this is a good opportunity for maybe a referral over to Sanjay. If we can get everything figured out for you, Ryan.

That would be awesome. I appreciate it, guys.

Awesome.

Awesome.

Blake, you had your— do you have your deal ready to go?

Yeah, I can pull up that deal.

Pop that deal up. Let's take a look at it because we got to call that guy, man. That thing was hot yesterday. Yeah, we want to move on this, Blake. Don't pull a Tristan. No, I'm going to beat on the photo. He owes me. He owes me another $10 million building.

Yeah, I mean, yeah, I really am sad. I wanted that building.

I'm so mad at that.

Here's what I'm holding. I'm holding how it got— how I— it's how I got my house. It went under contract and I wasn't ready with all the banking documents I got. And so in the meantime, I spent the month getting ready with all my banking documents. It fell out of contract. I literally got under contract in 20 minutes. And I got it for less than what it was originally listed for, which was a really big deal. So I'm saying we can get this building over by the airpark the same, the same.

Loud muffler noises. Make the lady go, huh?

Okay, so Blake's got this up.

All right, Blake, do you want the GBT or do you want the OM with the phone numbers?

Oh, we're gonna do the Deal Hunter because we're gonna, we're We're going to go ahead and start calling Gary too. I just want to see what it said for the size and best use. Multitenant industrial outdoor storage. Uh, that's in case you didn't know, that's what IOS stands for. And a contract fleet yard. Why it's the best use for this is that the map you sent reinforces the same conclusion, right? Going from that angle, the winning business model is to do phase 1 by stabilizing the property, get the multitenant fence yard built out. Put in phase 2, which is to increase value with light improvements, such as getting rid of the compromised fence, upgrading the surface, doing better striping, getting a circulation pattern put in there, and then expanding the office dispatch base and putting small bay industrial or even service buildings with feasible— like the place we're building now, which is getting, which is getting repurposed from industrial to multifamily. We're going into this industrial space and industrialing it even more, right? So why this beats the alternative? Better than multifamily, better than retail, better than office, better than pure landhold, better than what else? Nothing. So the best use rankings: iOS, contractor, small bay, fleet dispatch, materials laydown. Here's the other part to this. Like the, the area has a lot of retailers in the area. I wanna do one more thing before we get into this Blake, go back to the map. I wanna see if we can do something real quick. Not that map, go pull the, go pull a new one. We're only going to do this time, we're only going to do 500 feet, right? And so where it says, where it says down there in the corner, 1 mile, we're going to change it to 500 feet. That's about good right there because this is what is basically known as a, as a quad, right? Your quad is 35th to 17th. It's actually your quad is 35th to 27th, but you can stretch it to 17th. Indian to Thomas, that whole quad right there is pretty, pretty significant area. So let's type, let's put it in there. Dictated up. I can't see. Go ahead and do a, do an analysis of this area and discover who has all the competition in that area. I see a lot of industrial buildings. What is the vacancy rate of these buildings down there for the industrial use? And then what is the vacancy rate of all of the open lots? I don't want to buy something that's going to experience any vacancy. So I need to understand the absorption, uh, and, and, uh, absorption rate there. Uh, so that, you know, I know whether or not I'm getting into a market that, uh, can sustain a constant income influx. Trevor Hicks got a chat going. What do you got down there, Trev?

That's the one we were talking about yesterday in Ash Fork.

Oh, Catherine's— I think that's Catherine's Chateau property, buddy. What? Oh, I didn't— you didn't warn me, man. You didn't warn me. It's 200.

You know, I'm actually going to be driving right past there next. I told you we're coming there. I'm driving right past there on Friday.

Oh, you're going to be there on Friday?

What is it?

Video time.

Wait, wait, wait. Too many people talking. Hold on, I got goosebumps. You're going to be there Friday?

Next Friday I fly into Phoenix. Yeah, that morning. And then we drive up to Sedona. So I'm going to be driving past there Friday afternoon.

Okay, clear the schedule so we can hang out with Trevor the entire time they're here. On Friday, like the minute he lands till the minute he leaves, we're going to just trail him. We're going to be behind him in the car.

I'm pretty sure that wasn't his plan.

I don't care.

They'll be like, I don't care.

I am going to the Grand Canyon.

Okay, Trevor, we need to connect so that we can give you some time. Give Tommy some Trevor time.

I need Trevor time. We're going to follow him up there.

You can just follow us into the Grand Canyon because that's where I'm headed.

Yeah, let's go. So I'll show you where the Anasazi used to live. I've been down in there where I've been in the Grand Canyon in spots white people aren't allowed. So, okay, there's some cool stuff. All right, here's what it— here's what it comes back with at the market read. But zero vacancy risk is not realistic. So of course it's not. See how it talks to me? This thing needs to start paying a sass fee. Trevor, you missed it. We're going to— we're going to start a sass jar so that when all the women start sassing on me, we get some EMD money.

And I just interject, when you're sassy, You created—

you see right there, we just made 50 grand with all that sass that just happened from that right there. Boom. I just triggered the— like, not even in here to get sassy back, dude. Wow.

Wow.

At least Queen Bee with the rest of them. And then you got—

you created this thing. It's your personality and it's your— you just sat there and took responsibility for the whole creation of this. You can't, you can't like, you know, talk back to it now.

So anyway, we're going to go ahead and get a SAS star going and have a SAS star up for all these ladies that had the SAS going. Right here, it says that the, the area is surrounded with the Triangle Industrial Center. It's got the Thunderbird Business Park, the Pacific Business Park, Osborne West Business Park, Thomas Center. So there's a lot going on down there. So this means that the tendency down there is real. Right. So existing building competition nearby explains it all right there. There's 14 industrial spaces for lease in that area. The IOS yard shows that there's some pockets of space available right off of that area. So, and then industrial building vacancy rates, it shows that we're between a 9 and a 12, right, in the Q4. Q4 2025. So what does that mean, Blake? Uh, it means— and, and what it says is this matters because the buildings around the site are mostly older, smaller infill industrial products, not giant speculative boxes. And we have that out, out in— off of the 303. So that's why you see a 6% and a 6.5% vacancy rate on buildings, uh, between, um, $100,000 and, and $3,000. Right. So open lot, iOS vacancy rates, uh, says that the iOS, uh, vacancy rate averaged 2.5% in Q4 versus 6.7% for the traditional industrial space. I would treat that 2.5% as a directional signal, not as a Phoenix Grand Avenue fact, but it supports the idea that usable industrial yard inventory is usually much tighter than the building inventory because zoning is limited and replacement supply is hard to create. This is, this is, I couldn't teach this to anybody. Like, this is, this is blowing my mind right now. So the broader Phoenix industrial market did show a strong demand. We just got off the phone with a guy who's literally spending $1.5 billion.

With a B.

That was my fucking, that, oh, I'm cussing now. I'm cussing now. That's how excited I am. I'm gonna start talking about poop in a minute. $1.5 billion. They want me to spend, they want me to spend $1.5 billion in Phoenix with this guy.

Steve, we talked about this. I help people shop.

That was breakfast.

I help people shop.

And you know, that was breakfast this morning. So I love it. What this means for your property is that it's good signs. Let's scroll down. I already know about the good signs. Here's the risks, competition in this area. Okay, there is a competition to it, right? So, uh, the biggest vacancy risk for this deal is, is not is Phoenix industrial dead, it's whether the yard is priced too high. So we gotta, we gotta find a way to price it in a way that people find value in being there. So the bottom line answer is, do you— I do not think that this location where vacancy should scare you off. I do think it's a location where buying too high should scare you off. And we discovered this is not a high buy. Like we had deal, we had deal room on this one, didn't we? I'm almost positive of it. So, uh, next actions, call 5 brokers who handle small infill lots, uh, pull an active IOS, uh, tenant target, blah, blah, blah. Underwrite the deal at 85, 90, and 95% occupancy before you touch the ask price. So let's do it. Let's, let's, let's just figure out real quick, copy and paste, underwrite the deal. Just copy, copy that entire line right there. Drop it in and then let it cook and let's jump over and look at Trevor's real quick, please.

So, and then so Trevor's in his car.

I know. So you're going to stop sharing.

Okay.

We're going to start sharing and we're going to click on Trevor's dealio.

His dealio.

His dealio. Da da da da.

What's it called?

Did it pop up?

Should be in the chat. You should be able to click it in the chat and it'll pull through there.

Oh.

Got it.

Okay, hold on.

Right there. I love technology. All right, there we go.

Scroll it up to the top.

Everybody over to the side. All right, so here was the deal. It's called 8200 West Rolling Park— Rolling Ridge Road in Ash Fork, Arizona. I love that area. Uh, here's some core facts and what it came out with after about 4 minutes of deciding was that it's an interesting land bank plus lifestyle asset, but not a clean revert, uh, retreat event play as currently described. The strongest angle today is to buy it below asking, use the cabin and Airstream for housing with short-term rental, and then within the legal limits, and then treat the extra acreage as long-term optionality. So at the current market price, it looks rich unless there's a major hidden infrastructure already in place. What the listing gives you is a 204-acre across 5 parcels in the Juniper Wood Ranch, um, MSA. So Juniper Wood Ranch is actually a, a byproduct of the 1940s when they built US 6, uh, when they had High Route 66 out there. A lot of property was just bought by developers, early stage developers, and then they were made into, you know, tracks of land that they could sell, right, to collect taxes. So what the listing gives you is information about what's there. The zoning kill shot: RCU 10A does allow rural residential use and one RV travel trailer for temporary occupancy. The 10A density standard implies roughly one dwelling per 10 acres. So you can't subdivide this into like housing, right? It's 200 acres. If you divided it into 10-acre lots and sold it, you're only going to get 20 lots. Right. So, um, and so, uh, by the current planning standards, the short-term— go back up a little bit— short-term rentals do not allow for weddings, parties, specialized retreats, or other commercial activities. So for these people to even advertise that this is an event space, 100% illegal against code. Right.

Right.

So it goes against, it goes against the structure of the code.

They clearly didn't do their research with Real Hunter.

Right. So not something that I would write as legal by right, by right.

Tracy was just saying something.

I was just going to say, I just, I saw also that it said that the bed and breakfast require owner occupancy. Like it's pretty tight there.

Oh yeah. Yeah. No. And that's the thing is like some of these People forget to realize that just because it's out in rural America or in the country, out in the no man's land, that you can't— you can do whatever you want. You can't. The people out there have set it up so you can't. They don't want you to. They don't want you there.

Right.

Right.

So they don't want you to come out there, subdivide it, and bring a bunch of, of, of people out from, uh, from Phoenix to come up. We were at the gym this morning. I left the gym this morning in a massive— like, I was mad. Anybody ever gone—

there was a few F-bombs used. Let's just say that.

Anybody ever been at the gym when somebody's is too weak to hold the weight that they were lifting and it drops. And is that so loud? Raise your hand if that scares you or gives you like, like the, the what the hell going on. Literally 2 people at the gym this morning, every single time they lifted it up, they do their 5 or 10 reps and then wham, they drop.

And they were wearing earbuds, so they didn't even hear like how horrible it was.

It wasn't even, it wasn't even that. It was literally the fact that if they dropped them, you could feel it. Like the floor shook when they did it. Right. I did, I did heavy equipment operating for, you know, better part of 20 years. And so like a jackhammer going pop, pop, pop, pop. I'm used to that on a job site. I go to a gym that I spend $200 a month on just for my membership, and I got idiots there acting like it's a $10 a month Planet Fitness. I wanna lose my shit.

You just call those the, the lunkheads.

Well, and there's signs everywhere that say not to do that.

Don't drop your weights.

And there were employees standing right there who wouldn't say anything about it.

They didn't say anything. They're too scared to say something. And so it's like, are they okay? There's a, there's a new preacher in town out here in Arizona. His name's Mark Driscoll.

And I love Mark Driscoll.

He's right here in Scottsdale.

No kidding.

Yeah. The church, Driscoll's church is down here in Phoenix.

Wow.

We're going to have to go. Mark talks about the fact that weak men are designed not to say anything to anybody. How many people did I say something to before I left?

And it was a woman that actually went and handled it for you at the front desk.

Maybe she did. We don't know. But I left. I said things to people, etc. The point being is out there, that's why this property is set up to not be a resort. They don't want them there, right? Think about the movie Yellowstone or the TV show Yellowstone. They just wanted the ranch out there, right? And why, why did those rich people want to go there? Because of the peace and the view and all the beauty, right?

Right, right.

Go on Facebook, go into Go into the Facebook groups around metropolitan areas and they're all like, oh my God, did you see they're building a giant store down the road? These are people that moved out there for the peace and quiet. But guess what? They moved out there and stole peace and quiet from somebody else. I call it karma.

So what did it say that was the best use of this?

It's literally best use is used as kind of like a retreat for family. This is, this is a family compound property. And that's why I said this is a highly possible for us to open our idea.

My chateau with my horses.

Having a 30,000-square-foot chateau that we host our events at.

What was the, what was the price of this? I guess I didn't see that.

Oh, let's go through that. So what we found out there, dirt value is based on 40 acres just sold for $34,000. So it's under, it's literally under $1,000 an acre out there. 10-acre lots are going a little higher because there's stuff you can do on it and there might be power, power and proximity, or water. So going down, it shows for us to go hard at a $525,000 to $625,000 price. Trevor, how much did they ask for?

I think it's listed on Zillow still for $750,000 or $775,000.

Okay. So $750,000 to $775,000 for 200+ acres.

So it says pass on the $700,000 unless you can get it for, you know, $525,000 to $625,000 income test.

And I'm pretty sure I looked up that they bought it in 2021 for in the $300,000 range. So I know that there's— yeah, and I know we're direct to seller also, and I know that they're willing to go creative offer as well, seller finance. So there are— there is some play there.

Yeah. And usually on something like that, if you're able to just give them back the money they spent, they're typically open to holding the rest.

Yeah, correct.

So that would be very doable.

Yeah. And that's, that's an, that's an optionality sometimes. But from the retreat standpoint, you kind of, this is what Trevor and I were looking for, cuz we're, we're looking for a place to host a retreat. We're looking for a place that we can take people out to and do mindset making, right?

Yes.

I need, I need that as well, actually. I've been looking for that too.

Well, here's the thing, like Tracy, you don't need to do a mindset retreat every month, do you? You want to do it like once, once a year or twice a year, right?

And I mean, yeah, but what I'm—

here's the point I'm making, right? Right. As a, as somebody who wants to host a retreat, I look for places I can do it once or twice a year.

Right.

So if we had 10 people, right, that wanted to host one once or twice a year, then the 10 of us go in on a place to do it.

Right.

100%. Yeah.

And this is— I call it the Boy Scout method. This is how Boy Scouts did it. Boy Scouts had what was called a council. Okay, you had all your Boy Scout troops, and each troop formed a council. The council bought the camp for all the kids to camp at during summer camp, but every troop had the ability to be there and camp anytime, any month of the year.

That's a great model. You know, I'm taking all of my books and creating retreats out of them. With workbooks and all the things. So that would be something I'd definitely look at.

Tommy, Tommy, that's why you're coming to mine in May, right? When we're talking about this retreat, I'm— he neglects to tell me he's coming to mine in the end of May and I'm already hosting one just outside of Zion.

So send me the details and I'll get it in his calendar.

What is it? And tell me the details of that one too, because—

so Trevor, really quick, what are the details so that everybody knows and everybody can hear and can other people sign up and is it always men, women? Kids? Who is it for?

No, so yeah, it's a good question. So it's a 4-day, 3-night adventure retreat is what we've deemed it. This is the first one we're hosting. We capped it at 10 spots, but we do have some expansion. I have 7 of the 10 spots full right now. It's the end of May, May 27th to the 30th, and I'll drop the landing page in here. So if you're at all interested, put your information in there. Um, and essentially we're getting outdoors, we're doing some hiking, we're doing some canyoneering, so doing actual experiential type things together, and then setting aside time in the afternoon, in the evenings, to, to have some more fireside chats and things like that too. I'm not calling it a mastermind, I'm calling it an adventure retreat to hopefully kind of bring clarity and again still work on some mindset type things too. So, what does it cost for that? It's $1,950, and that includes all of the experiences, that includes your lodging. So we're actually staying at a friend of mine's tiny home cabin or tiny home cabins. They own a tiny home retreat that has 42 different tiny homes, so all be staying there together. That includes that, that includes all of the, uh, the adventures as well, and a couple of select meals too, and some, some different things that— there's, there's a couple surprises in there, but I'll put it in there. I'll put in the chat.

Just, just for men, right?

No, I have women and men coming. It's all entrepreneurs whatsoever. We were talking about just, uh, real estate, but it is, it is all entrepreneurs.

So nice.

No kids for this one, but I'm talking about doing— I have plans to do another one in late August as well as October. And I'm talking about doing the October one to allow kids to come as well.

I'd love to see if we can invite Michael.

That's awesome. Throw that in the chat. I don't see it yet.

There you go.

Yeah. Let me talk to you more about that tonight, Trevor. And then also I'd like to make a connection between you and Michael Lancott, and then you get— you guys can have a conversation. If it feels, uh, warranted, I'd like you to have him invite, you know, send him an invite as well. But I'd like to at least just make the connection between you guys. Sure. Where, where exactly is your friend's, uh, place at?

Apple Valley, Utah.

Yeah, because Michael, Michael's in Utah. That would be super easy for him to attend. Um, but Michael's the, uh, owner and operator of Y&R, uh, which is Young and Retired. And you want to talk about a wealth of knowledge and, and a super, super level guy, uh, probably the most level dude I've ever seen under the age of 40.

Amazing.

Yeah.

Yeah. Please make that connection.

Really solid dude. So, all right. So it's 9:47. We, uh, we ran this deal a little deep, Trevor. I think it's I think it's fair to say that we'd love to maybe talk with the owners of this thing, maybe even show them this, this thing. I don't, I don't know, maybe they get mad, call them out on some stuff.

But I think you talk to them, I'm sure they know it because they said that that was their initial goal was to develop a big retreat up there. And then they, they entered— yeah, and they've since moved on from that idea to other things. And I feel like they've moved on to other things because maybe they didn't do their research before they bought it, right?

And they found out that they can't. Yeah, correct.

So I think that it even shows right there that it sold in 2021 for $340,000. You know, it took— it would take me weeks, maybe even months, to get a damn title agency to come back to me and say, oh yeah, they paid da da da. Yep. Right, like just finding out what somebody paid on something took— used to—

and then now it's giving you a script.

Yeah, here you go. That's crazy. But yeah, I think it's, I think it's possible to discuss with them the opportunity, right? And then go, go at it from a, if they need full asking price, then they need to go, you know, full, you know, full in owner financing. We have some ideas about what we could do there. Aside from the retreat idea, one of the other ideas, I'd have to see it on a map to know for sure, but One of the big things right now is carving roads into these mountains and then having it set up as an off-road course for cars and Jeeps and off-road vehicles.

That's cool. That's cool.

It's a decent, it's a decent market. Bounce back over, Catherine, if you could stop sharing, Blake, pull yours. Let's call this guy before the show ends. Where'd Ryan go? Did Ryan dip out?

Yeah.

Okay.

He's on a job site.

Oh, so, so shall I pray? Lord, give Tommy the right words to say. Just kidding. Wow.

Laura, do it for me. Wow.

Are we calling Gary or Nico?

Let's start with Gary because he's the managing director.

Are you gonna call him?

Yeah. Where's my phone? Here we go.

And then, like, placing bets.

Has anybody seen this cool new feature on, on, on your phone where it makes you into some, like, weird person that dresses funny?

What?

I don't know. That is not— it's my face with my messy hair, like, but like, what the Like, what is that?

What are you looking at?

That's the screen.

All these.

It's got me all—

It shows him playing golf. It shows—

It's called what?

Same thing. If he shares any of those pictures, there's now a shopping cart that people can actually go click on and buy any of the clothes that they have him wearing in these pictures. And he gets an affiliate link and gets paid off of that at marketing.

So how could we all sign up to have that gig?

I know, right? I'm like, I want to do it.

You have to have a non-synthetic device.

You have— it's only with— he's got— is that a Google phone?

The Google Lens that they're—

man, come on over from the dark side and get back on iPhone.

It's Android. I've never been on an iPhone ever.

Well, we're talking to Apple, so Apple, we want that cool feature.

Yeah, thank you, Apple. What is it called anyway?

Non-satanic device stuff.

Oh no, what is that thing called that you did with your clothes?

I have no idea who's being sassy.

It's something that has to go along with Gemini.

I think it's Google Lens.

I don't, I don't know. I have to double check.

I don't hear anything. Are you calling?

Yeah, it's ringing. Your call has been forwarded to voicemail. Person you're trying to reach is not available. The tone— please record your message. When you have finished recording, you may hang up. Yes, hi, this message is for Gary Cornish. My name's Tommy with Titan Impact Group. We're calling about the property at 2956 West Osborne Road in Phoenix. It was discovered on LoopNet. If you would please give us a call, 602-888-9199. Thank you. I had a guy call the other day on a property that like, and I should have let it, I should have let it wait. Like we should have, I should have waited until the next day to take the call because the guy turned into, it turned into a crap show. Because it was like whatever we called on, when we got him on the phone, it was like he was like 100% trying to convince us not to buy it. So it was a good example of what not to do when, when, you know, when dealing with somebody on the phone. Tomorrow, or maybe the next day, we're actually going to look at, we're going to take a look at what not to, what not to pay for when it comes to coaching. I paid, I paid, I paid a small amount of money. I'm going to be straight honest with it. I paid $300 for a branding company to help me brand up a little bit. And I didn't do any due diligence because they came with a pretty good or strong recommendation. The issue is, is that when, when I did, we did a video together. I took the video. They gave me a copy of the video. They were supposed to do something with the video, but I took a copy of the video. And with the copy of the video I had, I got more views on Catherine's account with the video I made than he's got on his entire account with his own content. Like, my video never made it to his page. Like, there was no branding work done. He just took the $300 and gave me a video, and I could have paid somebody like $100 to shoot a video.

Well, the worst part was the sound was atrocious. I would— I could have done a better job on my Apple.

Like, the whole product was just trash. But the— I— so I, like, out of frustration, went back and audited him now. And, and it was funny, I did it because there was a video where it showed, uh, like he was getting a wreck, like he was in a road rage. And yeah, I was like, oh my God, you know, like, what's going on? Because I know the guy. Turns out he staged the whole thing so that he could get 88,000 views. And so, and I'm like, wait a minute. And so I was like, if he spent— like, he— if he was able to get 88,000 views on that video, I went back and looked that he never made it past 1,000 on over 300 videos before that one. So literally clickbait was what this guy used to accelerate his brand, and it was drama clickbait. He's out the window cussing and yelling and stuff, and I'm like, not only do I want my money back, but I almost want to call the guy out for being horrible. Like, you're not a marketer.

Well, liar.

But anyway, anyway, let's call the— let's call Nico. And the reason why I brought that up was just because, like, again, if you're not saying something about something that's bad, you're not just a weak man, you're almost evil. Allowing evil to happen is evil. Anyway, the point was that these, these guys, they don't call during the show. We're gonna— I'm gonna make sure that we call them.

Please record your message. When you have finished recording, you may hang up.

Yes, I am looking for Nico. This is Tommy D with Titan Impact Group. Uh, we're calling regarding a property. Osborne in Phoenix. If you would, I think it's 2956 Osborne. If you would give me a call back, we'd like to discuss what we found on LoopNet about it. My number is 602-888-9199. Thank you and have a good day. Did God answer your prayers, Tracy? Did I make it through okay?

You did good. Yeah, because nobody answered.

Yeah, just teasing.

Obviously, obviously that's the way God wanted it because Oh, maybe. Oh boy. So anyway, this, this particular property, I don't know, Trevor, did you take a, did you see what, what Blake brought to the table with this one? Yeah.

This is the deal we were looking at yesterday, right?

Correct. Correct. So it had a pretty decent, uh, uh, uh, pretty decent deal on that. So here it shows that underwritten at 85%, 90%, and 95%. So the purchase price is $8.5 million, closings and all that, everything else. So total basis is about $9.1 million, 260 spaces. Operating expense is 25% of the load, uh, gross revenue. Uh, debt case is 65% loan-to-value, 8%, 8.5% IO. Uh, so our annual debt service is going to be about half a mil with equity at $3.2 million. Uh, I ran this at 3 rent levels, $325, $350, $375. That's really high for that area. Just gonna say that right now. 85% occupancy shows that we have a, uh, DSCR 1.2. At $350, it shows that we're at 1.3. I'm only looking at the DSCR because it doesn't make sense if it's under 1.2. The other numbers don't mean anything. So at the 1.47, so at 90% occupancy, we still are at 1.35, 1.45, 1.55, 1.56. At 95 occupancy, we're at 1.4. So this thing pencils strongly, uh, on all levels at 80 to, 80 to 95%. The issue is, is that the, uh, I believe that the monthly, um, per unit price is too high. I think it needs to be $250, $275, and $295, right? So should we call it that? Got it too high. So yeah, we will in a minute. So, um, okay. So on the base side, base basis, base case scenario is that underwriting this at a 90% stabilized occupancy, $350 a month average rent, and, uh, 8% yield on yield, yield on cost, 7.2% on cash on cash with the debt is acceptable, but not sexy. So very true. When we lower the price, it's going to drop that. So one of the things— go ahead and keep going down a little bit— one of the things that we looked at for something like this is that the, uh, the 260 space count is truly usable. I think that we could probably go up in the space count because how many, how many acres was this, Blake? It's 12 acres, right?

9.8.

9.8.

And that's including 2 office spaces, which that takes up some land, so it's included in it. So it's eliminating some of spaces that we have available. So we can increase it if we remove some of those office little spaces that they have in the OM.

I think, I think we could leave those on there at 9, at 9, 8. Let's figure out how many usable square foot that's talking about. And then what we got to do to adjust, go ahead and hit the dictate button. We got 1 minute left and we'll get this deal run out. I want to, I want to adjust and understand how many square foot are you accounting for, uh, for rentable space for, um, the iOS. But so, okay, keep going, keep going. It says here that the gross site area is 426,000. So we actually have the availability to go to about 212,000, uh, when it comes to the, to the parking space. So for a site like this, a rough screen is usually 70 to 85% usable, right? So how that accounts using 320,000 usable square foot, that's a 75% efficiency. So, and that equals about 1,231 square foot per space. I don't need that big. If we're just parking trucks there, that's huge. I can park 2 trucks and 3 trucks in that space, I believe. So let's do this. Give it the, give it the message. I want to park, I want to park trucks in this area. So I only really need our spaces to be like 15 by 50. So break this down again and run that through the 320,000 foot. So again, we can increase our spaces, but then decrease our prices per space. That makes a huge difference. Because at the end, end of it all, we're trying to figure out like how much we can— usually industrial is $19 to $24 a square foot. That's where we want to be, period. Right. And that's leased. That's per year. So, and I think we are, because we're buying it. What did we say we're buying it at, Blake? $800 or $900 a square foot.

I believe it was about the $825, $830 range somewhere in there.

So, um, having it now says that we can do 426 stalls max. And so what it's gonna do though is it's gonna knock us down to 60% efficiency. All right. Which gives us 256 spaces all the way up to 290. We can go as high as 322. So doing it that way, You know, there's 260 to 280 stalls, trailers only, small trucks, et cetera. So, um, we're not doing full tractor-trailer combo. We're just doing tractors or, or trailers. I mean, so go ahead and run this, uh, out, do a 15 by, uh, 70 space. So give us all 304 raw spaces and put these at $250,000, $275,000, and $295,000. And rerun the numbers at that. Send it. We have an appointment at what time?

She's supposed to be here at 10, but I, I'm, I haven't seen any emails or messages anywhere. I don't know where she, I know she was communicating directly with you.

Oh yeah. It's going to take a minute to think.

Here's the deal, you guys. This has been consistent inside of like people scheduling appointments and then not showing up and not communicating. Not, I mean, it's This is fascinating. If you're not running your life out of your calendar and absolutely making sure you have enough margin to get places, I mean, it is so incredibly disrespectful and unprofessional and it has me like literally just write people off. And I mean, they want to reschedule time and I'm just, I'm not interested. Me either. If you're, if you're, if you're not professional enough to be running your life out of your calendar, so that you can be places on time. Like, I'm just— you're wasting my time. My time is incredibly valuable, especially if it's a no-show.

If it's a no-call, no-show, like, that's it. You're not— you don't get another chance to get on my calendar.

Yeah, we're done.

What was her name?

Alyssa Rojas. It was the private jet company.

Now, if there's circumstances out of their control, okay, usually you can pick up a phone and call or text, right?

Right.

Be in communication, people.

Yes.

So is today Thursday?

Yes. All day, Tommy.

All day.

Again, that one, that one would have got us probably $20 right there. That's a $20 SAS bill right there. Has anybody ever seen the Robin Williams movie Popeye?

No.

Laura? Okay. Remember when Olive's dad would walk around, you old man, right? Remember that? No, it's been a heartbeat. Oh my goodness. All right. Homework today for everybody now is go find the movie Popeye starring Robin Williams.

Blake, he just goes and finds it.

Right?

Wow, Blake, you get a wow. You beat me, but that's because I'm wrapping up computers and stuff.

That's awesome, Blake.

I'm over here working. I don't know what you guys are— I'm over here working. I know, right?

Okay, let's go back to the deal. Let's make it— rolled off to a Popeye.

Go right in the middle of the screen, right in the middle of the screen. Go right in the middle of timeline, drop it right there, and let's see it play from right there. We'll find— we'll find— man, nope, that's where they found the baby.

You know this thing, screen for screen. That's really sad.

Right there is perfect. Let it play. It's thinking about it, it's trying.

And no, it's not going to share it because it'll close off the videos if you're on Zoom.

Yeah, that's true, that's true. Anyway, go back and watch this movie. Blake has found it for you. He's going to put the link in the chat. Everybody go watch it. Pay attention to the old guy. He's Olive's dad. You know Olive, right? Popeye's girlfriend? Yeah, right. Okay, so Olive's dad walks around all day, "You owe me an apology." That's all he does all day. You're— you're—

is that you?

You're creating that.

I said it? Laura did. Don't blame other people's stuff on me.

Okay, you are BFF.

Oh my God, I am not responsible for what anybody else does, says, thinks, feels like— wow, that gets you another wow.

Wow.

Laura's full of wows today.

I'm up to $100. Okay, I'm gonna get $100 before I get off this.

And Alyssa, wow, honey, how are you?

That's all we have to say is we're just wrapping up this, uh, all right, so let me, let me, let me tighten this up with a prayer. As a matter of fact, we're gonna, we're gonna, we're gonna use the one sent to us by our fearless SaaS leader. Amor, hello. Thanks for coming in.

Yeah.

Good to see you.

You want me to read it?

No, I got it. Hold on.

Oh, Tina's watching us. Tina, we miss you.

All right. Do you want me to read it or you got it? Okay. This is a prayer from Amor today. God, we thank you that abundance, favor, and opportunity are flowing to us and through us. We are both generous givers and graceful receivers. Wealth is not scarce around us. It surrounds us, aligns us, and multiplies in our hands. We walk in overflow, not in limitation. We make wise spirit-led decisions, and every opportunity we touch is blessed. Doors are opening, strategies are clear, and increase is consistent. May our investments and our work, uh, be fruitful, our mindset be disciplined, and our hearts remain aligned with purpose as well as we build wealth that impacts generations. Yes, indeed, it won't be long now. Things are going to happen so fast your head will swim. Everything will be happening at once, and everywhere you look, blessings will be, will be there. Amos 9:13. So everyone have a blessed day.

Amen. Amen.

Tomorrow, most of you at 3 when we have our next meeting.

Yep.

Beautiful, everybody. Bye-bye.