Live April 20

The Seven Streams Investment Club shows you how to participate in all of this through a structure. Okay, good morning everyone. We are about to get started. We got some deals to run, which we're super excited about. It's very exciting. Blake, good morning. Laura, good morning. Dan, good morning. New people coming in from everywhere.

Good morning.

And as always, bring up your deals. We're going to get started doing all the fun AI deal flow, which is really exciting. So I think this is Dan's first time being here. Dan, he's declining being a purchase panelist. So Dan, if you'd like to join us live in the room, please accept being a panelist. There he goes. We get to talk to you because we're all about running deals. Okay, so we've got the master here and we've got some deals to run so they can see you.

I only need to see the TV.

They don't need to see the whole me. Okay. Do you have a deal you want me to run?

We're going to, yeah, we're going to, how many people?

I don't know.

I don't want to start running it until we got everybody in here.

Blake, Dan, Laura. I'm not sure which Dan this is. Got a lot of Dans in our life.

Oh, it's, it's me, Dan from, uh, I love it.

So, uh, California. Yeah, this is the team that I just built all their AI stuff for.

Got it.

Yeah, so they're super excited to see Deal Hunter and, um, running the deals and everything through Deal Hunter, doing the underwriting.

They have a, they have a phone?

Yeah.

You want to show them what I did on Titan 23?

Oh yeah, we could do that.

I started a new one this morning for the data center. Okay, um, pull that up. Share that.

Oh, hold on, he can't hear you. They want him to hear you.

All right, all right.

Hey, can you hear them?

I don't know.

Can somebody say something?

Hello? Hello?

Hey, Laura, can I get a wow? Wow.

Wow. Okay. Okay. So, Dan, here's something that we just built that we're excited. We're actually talking about you as Tommy built it.

Well, no, I built it, and then you told me about it.

Okay, so we go to ChatGPT.

I build, I build GPT models to help me make life easier. I built Deal Hunter by Land Shark. What it does is cuts down the due diligence of real estate investing by like 60 to 80%. I built Free Estimates in honor of my dad. He was a general contractor and he spent most of his life writing free estimates for people. So I built a GPT that you can import, uh, uh, 20 to 100 photos into, into the GPT, give it a zip code and say, give me a, give me a free estimate, and it'll provide you with a materials list, a cost breakdown, uh, a schedule, a work schedule, uh, and an estimate. It goes above and beyond. Oh, I love when it does that. Fantastic.

Yeah, I've been playing with it a little bit. I was plugging in addresses and NOIs And it would say things like, okay, we've identified management inefficiencies at this property and this is— this property is more of a turnaround than this. And based on the market cap, you should offer this and present it this way to the broker. And it was, yeah, doing amazing stuff.

Well, I made it do it. Do it. Does a great job of being very thorough because I built it like when I was— I don't know if Catherine had told you, but I do want to share the— I mean, you're sharing the screen, but do you want to pull up the GPT? There you go. I don't know if Catherine had mentioned it, but I have a science degree in nursing. I was at ASU getting my doctorate degree in nursing when COVID hit. And so when I got out of, when I got out of nursing and went back into construction, I brought with it all the science that I had learned. And we had been using AI in nursing prior to 2020, probably for about 4 or 5 years. So I had been on, I was actually on GPT 117 days prior to it actually launching. So I've been working with AI for quite a long time. It's in my conversations right there. It says equity fund disclosure setup. So I don't know if Catherine— go ahead and go all the way up to the top. I don't know if Catherine had mentioned to you about like how the fund that we operate, Titan 23, it's a, it's a Reg D PPM. It's got basically a boilerplate PPM, but we use a subclass A-3 disclosure document to assign to each one of our deals. And so what I did was I took our PPM, I put our disclosure documents in here, added a bunch of knowledge-based information to it about the SEC and where to find the info. And so this morning I explained that we're trying to do a $10 million raise for a project where we're buying a— we're buying a defunct data center. It's, it's not a data center yet, but it's been operating as a crypto mining operation. The mine went out of business, the miners went out of business, if you will, but it's still got all the infrastructure. So we're going to buy it and get it ready. But I need to raise $10 million in equity. We got $5 million in debt on it already. So I, with all this information in there, I told it what I wanted to do, and then it ran me through a step one, step one, Scroll for me, Catherine. So again, it just gives me step by step what it wants to know. Step 2, step 3, step 4, step 5. Like, I need to answer all these questions based on— I gave it a very small prompt, right? I could have sat there and had a 10-hour conversation with it, but I gave it this very small prompt so that I'm starting to teach it how to operate. And so Titan 23 is proprietary to only our fund. It wouldn't work with your fund. It'll work with ours though. And every time we get a project, I can just feed it the information and say, start, you know, start the interview process. So go down a little bit more. Uh, what I did was— I think it's at the bottom of it. Yeah. Um, so because I left the prompt on my machine at home, that's the only tough part.

Toodles.

Um, what I did was I hit that dictate button and I sat there and I gave it word for word what I wanted to do.

Yeah.

And then I always forget to hit the send arrow, right? So it's sitting at home already, already ready for me to just click the— click the go button and it'll start building it out and putting it together. And then when it's done, I'll get it to give me— because it has our— it has our disclosure document template in there. It'll build out my disclosure document enough where I can send it now over to our attorney and the guys over at Avestor. And they can just take it and turn it right into the clean doc we need for our, you know, for our investors.

Right. Beautiful. So, so do you have a deal you want to run?

Yeah. So that was, that was just me giving Dan an update. Yeah.

Thanks. I appreciate it.

That was a custom GPT we built specifically for Titan 23, our fund.

Yeah.

So, so it's a whole other new other layer to the depth that you can go with your GPTs. Okay. So Deal Hunter. So everybody knows you go to GPTs, explore GPTs, and then under the search, you go to the search and then you pull up Deal Hunter by Landshark, and then you can start a chat.

We're going to go, we're going to go in there and tell it, we're going to go start the chat. Whatever. Go.

Yeah, there we go.

There we go, right there.

You're ready.

The address is 203 West Fremont Road, Phoenix, Arizona, uh, 85041. Run this deal. And so this is, uh, 85— 8— nope, nope, I'm sorry, 203. I don't know where I got the 850. 203 West Fremont Road. West Fremont Road, Arizona 85041.

Yep.

Run this deal. Okay. Send it. So what I did here, as most people, when we get new people in here, I like to explain, I don't need to be a prompt wizard every single time I want to talk to my GPT. I want to make it super simple. So I made MyGPT, I made Deal Hunter have the prompt already in it to know what the 3 simple words, run this deal, actually means. Run this deal is the prompt. And what it does is it sends it off on a, on like, it's literally like when I was hunting pheasant and upland game, uh, up in the Midwest, I had, I had hound dogs or I just say, you know, sick 'em. And them dogs went out and found whatever I was, you know, hunting that day. They knew the difference between chasing rabbit tail and chasing you know, pheasant because of the prompt that I gave it. I'd tell that dog, you know, sic 'em. It went for rabbit. I told him fetch 'em. It went for pheasant. It knew the difference, right? Based on just a little word, right? So when I, when I got into training my GPT, I trained it like I trained my dog. I trained it like I was a, I was a nursing student. Like when I was a nursing student, we had to not only show our work but prove our work. If you're going to make a claim in anything in science, you better have 1400 sources that back your claim up. It's called theoretical evidence. So I made GPT— when I made this GPT, I said I want theoretical evidence. That's why it's still cooking over here. If you read the prompts that are popping up, it, it's literally saying like, uh, you know, all the things it's doing right now. I love when it, it, it tells me what it's doing as it's working because, um, I'm able to— if I'm watching it, I'm able to make sure it's on point. So for 1 minute and 30 seconds, it worked on this project. It's supposed to now give me back about 2 weeks worth of work. So as it continues to spill out the information, um, some of the things I'm going to keep in mind is that I've already had a conversation with this guy. So I'm the expert about this project. So the first thing I'm going to be doing is validating what I've already learned, what I already know about the property, like the fact that I know it's a 2.5-acre property in Phoenix, and I know this about Phoenix. Right now we're in a— they're allowing densities of up to like 60 units per acre. Do you know how many units I could probably put on this property if it's in the right place? I don't even know where it's at on the map. Like, you— I couldn't— I couldn't point Fremont Street out on a map right now if I tried. But I do pay attention to the zip codes. And that's a— that's a hot zip code right now for multifamily especially. Okay. So Right here it shows that this property sold for $800,000 in January of 2026, 4 months ago. Right. Holy crap. Not this property. A nearby property. It was a 3,800 square foot home on 1 acre. So again, like there's 1 acre lots over there. I might, I might build, build a monster house instead. Depends on where it's at, right?

Right. And what the numbers say.

Correct. Correct.

So, Tommy, I had a quick question.

What does—

is this going to show if there's any, um, clouds on title? Does it run kind of like a title?

No, no. Um, again, because what I'm going to do is it's going to tell me— it's what it'll do is it'll tell me if it's in court, right? Like, as I get into a deeper, a deeper discussion with it, I can say, hey, go look up court records and see if it's in any kind of probate, foreclosure, les pendes, blah, blah, blah. I can make it go do that. But just for the words run this deal, I need to know if it's worth my time, period. Right. So before I even dive into is it, is it tangled up in anything, if I, I call it going to find the hair on it, I look for the basics. I want to know, is it going to be over $1 million? Is it going to return 40% on my money? And, and is it, is it worth, you know, basically pursuing at that point. So I have two basic criteria. Um, it's an and/or. Uh, it needs to be over an acre or over a million dollars. Um, if it's not over an acre, it better be over a million. If it's not over— if it's over a million, it can be under an acre. Um, so that's basically question one. And question two is it must meet at least 40% ROI. If it does, I can ask it right now. I can say, is this 40% ROI? If it says no, we're not even looking anymore. Because in the deal room and in our Land Shark Mastermind group, any one of our members brings a deal to the table, it gets split 50/50 with the Land Shark group. It's a collective. And so that's part of the membership dues here, are that every deal that you bring, we do this deal with you, we put all our effort behind it with you. It's a 50/50 joint venture.

Team.

Correct. All you got to do is just stay the sponsor, stay on the deal, making all pieces move forward, right? Because our promise to you is, as a paid member, you're going to get your money back from your first deal in 1 year. That's what we, that's what we promote, you know, is like, I will teach as we go along. I'm not going to sell you a teaching course, right? I'm going to sell you a membership to a real trade, you know, a real life, uh, um, um, uh, business opportunity where we— when, when you do your, your survey with us You do your Land Shark survey. It tells you the type of investor you are. You get a 90-day blueprint and a 12-month business plan, and we get to work on that. That's what we do.

Yeah. You know, so it says, okay, so base conclusion.

Go ahead and run through this for a minute. Let me jump this call real quick. That's the other thing we do is we take calls. Good morning. Morning.

I'm looking for a Tommy.

This is. Can I help you?

This is Clay Toothfish. Got an email from you yesterday regarding the Cortez property.

Yes, sir. Um, you had the property in Cortez. I'm in the middle of a podcast right now. Uh, would you be able to text me that address and I could take a look at it and give you a call right after this podcast?

Yeah, you over it and you said it was still available. Give me a call.

Okay, that's right. That's— well, we look at about 100 properties a day, so I apologize. What is it that you actually have? Is it, uh, where's the located?

Uh, it is the Texas Corridor.

Yeah, definitely, definitely interested in taking a look at it. Um, does it currently have a house on it? Permits and plans, that's why. There you go, now you're talking my language. Um, okay. Uh, yeah, we definitely want to talk about that. We're, we're about 4 weeks out from starting a new project. How soon do you guys need to move on this property?

Um, we'd like to get it under contract as soon as possible, but that doesn't mean that we need to close as soon as possible. I believe that their timeline lines up pretty well. I believe that they're about 4 weeks or so, 2 to 4 weeks away from getting final approval. Permit, and they're going to sell the contract and get it on that approval. So whoever buys it can break ground immediately.

Got you. That's right. So you guys don't have the— don't have the permits yet. Um, start a new conversation, right?

Already done. First, we'll make that back. The city has got— he built— he has like 40 projects going on.

Got it.

Getting the permit isn't an issue, and he won't actually sell the contract or he won't actually close on the house until the permit's approved because he obviously knows the time.

No, absolutely. And that's what we're after for it as well, is because we've already got guys, boots on the ground, ready to start turning dirt. So if we can get a, uh, if we can get a shovel-ready project for our construction company, that's a bonus bonus, you know. So, um, uh, perfect. What's the address on that?

Uh, that one is going to be 560 East Cortez Street. But if you want to just call me after your podcast, we can certainly talk about it then too.

Well, we're in a real estate investors podcast, so I thought you were cold, cold calling and pitching me. I didn't know you were a hot lead, so I was trying to dump you in the weeds so I didn't have to deal with you. But you turned out to be valuable. So I was like, all right, cool, we'll talk to this guy. We got about half a dozen investors on this morning listening to our call. So, um, you said it was 85, uh, say, say the, uh, 8560, the zip, uh, the address. I'm sorry.

I work with a bunch. I've talked to like 8 or so still this year and he's trying to offload different opportunity coming up that requires a little bit more capital.

No, totally understandable. We, we, we— I'm a general contractor, KB2 licensed. I got about a dozen other contractors I work with. I do a real estate investing podcast every morning with my partner Catherine Bell. We do, we do real estate investing across the country, but, you know, we hold down and tack down the Scottsdale market, so It's kind of like BNI for real estate investors, you know. So that's what we do.

Oh yeah, we would love to get a deal done together. So obviously give me a call and kind of talk through numbers and your thoughts. And I believe I already sent you over the rendering of the plans and everything else. You should have access to them.

If you don't mind, would you refresh my— because like I said, I probably get 100 to 150 deals a day. Can you refresh my inbox with— I know I responded last night to your email, so obviously it was pretty far down if I, uh, if I, I hadn't seen it. But, um, would you mind refreshing my box with it?

Live to our thread and just sent you over the records and the address again.

Appreciate you so much. Thank you, sir.

Yep, I will talk to you later.

All right, bye-bye. Bye. So all day, I mean, that's kind of how this goes. Um, let's, uh, let's— I— because we, we recorded everything and then just dumped it in there. Let's go down to the bottom and tell it that we just want to look at the address and run this deal. All right, just, uh, pinpoint the address and run this deal. And so I have the other one that we're going to bounce back to going. But like, this is how, this is how our, our day goes every day. Like people calling us about real estate deals, people calling us about the address, businesses. All right, ready? Just stop it. Just hit the stop button right there. And again, this is a— wait until it— can I prompt you. I'm gonna prompt you back there. Um, when, when your GPT's, uh, working, working ahead of you or whatever and you got to make some changes, stop it. Don't let it think on its own anymore. Stop it and, and, and reset it. Treat it like a toddler if you have to. Just, hey, knock it off, you know, and make it stop and go back to what you need. So here we go. The address is 8560 Cortez Boulevard, Scottsdale, Arizona, 85260. I think it's 85260. And so this is a, uh, to my understanding, is about 33, uh, uh, 33,000 square foot, uh, property. So we'll be looking at it. Go back over to Fremont Street real quick, the deal analysis on 203. And so what it says here— go back up a little bit. We can look at it thoroughly real quick. I gave it the address, said run this deal, and these are the things that brought back. Keep going up. It brought back the deal snapshot, showed us what it found. It found it as a 2.5-acre site. Here's the APN number. There was a building put on it in 1941 and another source from 1962. Shows buildings on there are 1,200 square feet, 2,400 square feet, 4,400 square feet, 6,500 square feet. So it shows this is a major diligence flag. It's— excuse me, it's even got a link in there about like the Zillow. It's probably got a Zillow ad. Click that, you can see, um, a Zillow ad on it right there. Like, that's what you're looking at. So they got a price on it for $683,000. So the guy that sent this to me didn't come to me with a price. So that's what I'm kind of trying to discover right now is price. See that curve right there? Look at that curve. Started way down there in 2018. So when we got back, when I got back in it, it was down there at $106,000 for the whole property. And now we're, now we're sitting at, sitting up there in that range. Go look at what it was in 2022. It was up there all the way at $800,000. Like way back in, you know, way back in 2021, 2022, it was, it was at almost 800,000, and it's going to get there again. It's going to get there again, guaranteed, right? Right. So, um, you don't have to be a, a, a Forex trader to read the graph and see which direction it's going to go. So go ahead and get out of there. Just right. Okay. And, and so we're looking at this and we go down we can see that there was a property down the road, 1 acre sold for $800,000. Right. So it's a large lot owner-user, likely compound. Yeah, we can build a compound on it.

Yeah.

Small redevelopment with splits and entitlements, maybe do an existing improvement to the property like salvage it and sell the land at a premium or income conversion only if the zoning and use supports it, meaning like rezoning it for truck parking or ISO yard or whatever, right? So quick underwriting range shows that low, low case is going to be $525, high case $750. Keep going down. So the max allowable offer by strategy is, uh, to try and, and flip it, uh, basically is, um, $775 is the resale So to get a profit margin of 100, 150 to maybe even 225, we're going to want to be at a max offer between $475,000 and $600,000. So as a land bank entitlement play, again, $425,000 to $550,000. And then as far as far as like a preeminence estate and doing the compound, we could probably go up as high as $600,000 because we'll sell it for several million. Right. So major data conflicts on building area and vintage shows that this, this is going to— that's an appraisal killer out there right now. So there's no real way to get a good appraisal on it. So the best play is probably going to be getting some hard money, private money pulled in, do an interest only between 9% and 13% with some points attached to it, slide down a little bit more. Going after a local bank and saying, hey, we're going to do a cleanup resale DSCR deal by a BRRRR method, if you will. We got a guy on the BRRRR method on TikTok. I love this. I love this pitch with the BRRRR method. He's teaching his kids how to do it. Yeah, right. And a great guy teaching his kids how to do it. So we'll be sharing content about that guy. He's a pretty cool guy.

Yeah.

And then option 3 is a seller carry where we get them to agree to like a 3 to 10 year balloon with a 10 to 20% down and maybe doing 5 to 7% interest-only payments. People like those interest-only payments where they're getting, you know, they're getting, uh, a cash every, uh, every month, getting a cash or a check every month, right? So due diligence before you spend real money. Here's all the things. And, and ready for this, Dan? See right there where it says due diligence before you spend real money? Copy and paste that right there. Is do a copy, and I would paste it right below and start it thinking. Ready?

Right here?

Yep, just drop it right there, paste it. Okay. And give it— give me space and tell it, um, provide me with this list, uh, in, uh, section by section. Send it. And then I'm going to go back and look look through the rest of that while this is cooking and go back up. I had this issue with waiting for stuff to be done. So right here in the negotiation levers, I'm going to be able to, you know, it provides— this thing knows me like the back of my hand because my daddy taught me how to negotiate at a flea market. Like not my dad particularly, but he forced me to learn how to negotiate. So I built this into this Deal Hunter was negotiation's all part of the deal. So when I say run this deal, give me some ideas on how I can negotiate. Right? So putting it in there that way gives me— it gives me the understanding that it does know my deal. So go/no-go factors. So it's a go if I can get it between that $475,000 and $600,000. It's a caution at $600,000 above, and it's a no-go without any very clear redevelopment or premium estate thesis. So today's action plan is to pull the seller's ass pull a title prelim right there. You know, like what Dan was saying, how do I find out about title? I could probably get a title prelim off of this real fast. Um, verify parcel, get current photos, etc. This week, again, action plan. A lot of people get stuck because they're like, okay, great, I got a deal, now what? Then they go and listen to, you know, 750 hours of YouTube videos and they go, okay, I don't know what to do, now what? And then they go to a convention and spend $50,000 there to become part of the owner's club. And they're like, now what?

So really quick, so any of our newer students on here, if you don't understand any of the words that we're using, you literally can go into Deal Hunter Land Shark and just say, what is this? And it'll literally give you a breakdown lesson of exactly what it is like. Everything literally is in one place for you.

And that's the other thing you can say. Give me a case study. Tell— this is the one I love. I love to tell people, tell it to talk to you like you're a 5th grader, right?

Yeah.

Like, my dad was a 5th grader mentally. He couldn't read. He had dyslexia. But he ran a company. He ran a home building company as general contractor because he knew how to work with his hands. He didn't need to read, right? Right. He needed to read to write a contract. So what do you— what do you do? What do you do? He went and got somebody to write a contract for on his project. He scraped out their name and put his. He, he invented copy paste, you know? So, but that was how my dad figured it out.

Yeah.

Right? And so this is how I figured it out. I, I know how to read. I know how to program. I know how to, I know how to prompt. Why not use it?

Right.

Right. My dad knew how to think, but he just didn't know how to apply that thinking. Yeah. Right?

Yeah.

So go down a little bit more. So the next questions are right there and then click on sources. I love showing people my sources right here.

Yeah, this is the biggest thing, Dan. I was explaining that running this, when you run any deals through it, it'll literally give you all the sources of where it pulled the information. Clicky clicky, Catherine Bell.

Click on it. Did you click on it?

I clicked on it.

Oh, that's where it pops up now. It used to pop up over here. No, they changed it again. They did. They did. So it's got all the listings that it's ever had on it. It's going to have information. See right there, it says Knowledge and Action Explainer. That's my document that I created. And what I told it to do was go out and look at like Phoenix Planning Department. It's right there. It's on, it's, it's one of the sources. So the zoning maps, it's one of the sources. Keep going down. Is that, is that all? Yeah, just go, go. There you go. Look, like these are all the things that it went and looked for, looked at to give me the data. He did. All right, now we're down to the bottom. I have no idea what Phi Kappa Psi fraternity had to do with this, but it was a good source, I guess.

That's hilarious, right?

All right, so go back down a little bit more. Right here we have, uh, the seller deal terms, um, you know, for the due diligence. This is just the due diligence checklist. It's going to tell you everything on what you need to do next, next, next. So just go next, next, next through this. I don't— we don't need to read it. I want to go look at the next deal. So easy, easy. We can't even read the headlines. The headlines. The headlines.

Got it.

Okay. Like, again, I need a remote control for you. Well, you're going to go there. Laura, can you give me a remote control for Miss Catherine, please? Oh, no. Laura.

Yeah. I got a wow, though.

Wow. I got a while. All right. Can you go back up?

Where's Katya and the sash jar? That was $5 in the sash jar.

Oh, so deal terms. Oh, this is just everything it covered. The offering memo, the title and ownership. So it's telling you where to go, what to do. Parcel map, where to go, what to do. Zoning, utilities, why it's a hidden cost. Like, here's the other part. You see right here where it says the things that you need on land when you're looking at land, you need water, sewer, electric, gas access. Like those are important because they add value or remove value. If you ain't got them, it's going to be an issue. Keep going down. Uh, so it'll look for it. This will go look for open permits, code violations, all this stuff. So I can go section by section and make it do every one of these things, the flood pattern. The income. So it'll do each one section by section if I tell it to. So that's, that's a great example of, of how we can do a deal. I got a call with this guy later. So this is all pertinent information. My phone call, 100% ready for my phone call now. And I can have an intellectual, high-level investor conversation with this guy. No problem. Yeah, right. Let's go look at the guy that just called.

Okay, so Right there. This one.

Yep. So go up, back up to the top.

You even gave us pictures.

It did. Oh, I love when the pictures go in there. So here it is trying to talk to us. And, and, and so, um, it's given me a suggestion on how to do my pitch right there, how I should frame myself. I love it. It's so cute. Keep going. Like, I can't make Deal Hunter pay for a SaaS charge. Keep going. Go to where we told it the address and then told it to, uh, run the deal, right? Uh, nope, keep going.

We gave it the address.

We had to stop it and correct. There we go.

Boom. Okay.

Oh, look, it's a scraped lot in a cul-de-sac with a weird-ass backyard.

Yeah, but I like it.

Yeah, so here's you— here's issue number one. It's 0.8 acres, not one full. Um, it does have approved plans, but we'll have to see what those approved plans look like now sitting on a goofy-ass lot. Go down. Um, pinpoint the parcel appears to be vacant lot shown, 34,000 square foot. Um, blah blah blah blah blah. Fast read shows looks like a builder-developer play only. At 2.1 in land basis, the deal is too skinny for a clean developer margin unless builder gets it done for, you know, having a DC edge, but proof of finished value north of 6.6. So the recent sale of 1.5 and a near— so that was recently sold for 1.5, the near high-end product Uh, in the Cortez, Cortez, he called it the, the Cactus Corridor.

Yeah.

Um, is in the 5 to 5, upper 5s, right? So that's where it is. Um, and just around the corner from this was a $5.6 million that sold for $8.1. There's one already there for $5.7, uh, $5.9, that's $5,700. And then there's one around the corner from it at 8, uh, $8,500, uh, that's asking $15,000. So, um, the seller ask is 2.1, last sale was 1.5. If they— yeah, if they put all those deals in there, yeah, then it's worth it, maybe. So buy at, uh, 2.1, exit at 6, that's an non-land project cost of $3.7 million. Scroll down right there. It looks like we exit the deal with about $150,000.

That's too skinny.

Really tight. That's not even in our margins. Ready for this? Let's just jump straight to the damn, like, pull the trigger on it. Go down and talk to it. I need to know what the ROI is on this deal. Give me 5 examples of what the ROI could be. And if it's not over 40%, red flag that. Because again, I'm starting to analyze the deal. It's making my brain work. So I'm like, hold on, if my brain's working, that means this is it. So let me, let me go ask what my question is in my brain and see if it'll give me scenarios. So here we go. ROI scenarios. 5 cases, land at 2.1, total cost 5.8, exit profits negative.

Negative profit.

Negative profit. So I get a 2.5 ROI if I can sell it and get $150K. If I get a profit at $550K, that's a 9.4. If I, if I can sell it, if I can buy the land at $1.7, get the total cost of $5.4, I'm at 17.4. It's only, it's only close to a decent ROI. It's still under 40, but it's a 22% ROI. Because that's why we do 50/50. That's why we do a 40%, right? Is because we do 40% because we're 50/50, right? And at 50/50, we get 20, you get 20, right? If it goes higher than that, then we can get higher than that. So let's take a look at the, the price per square foot. Go click that button right there. Based on the total cost for construction, what are you estimating the cost per square foot to be on construction? Because I know what we can build for per square foot, but I want to see what it's, it's telling me. So it's, it's pricing this between— yeah, that's pretty decent price too. I'm at $600,000 more or less. So estimated range of $500,000 to $585,000 square foot all in. Like, that's, that's a, a, a tight budget for a contractor to build. A custom home, right? Right. Usually they like $600 to $700 a square foot. So this is where it gets tough too. So we might be able to get a better opportunity if our, if our hard costs were around $375 a square foot, right? But I just don't see that being a high possibility, right? To be honest. So this, this is probably a no deal. This is probably a no deal.

A no-go, right?

It's a no deal even though I looked it up. And it's got some stuff.

And to be clear, like, how— I want everybody to think about, like, how long it would have taken to go and do all this research and analysis to come up with all of this. And we did this in under 15 minutes.

Blake, Craig here's up, buddy. What do you got going on on that, uh, industrial piece? We, we looked at it. We kind of got to a point where we were investigating the, uh, the opportunity there, but I think it, that one too was falling short, um, because of the, the, the way that the land structure was set up, the, the, the ability to split, divide it wasn't available. So did you, uh, did you do any more digging on whether or not we could create a parking lot yard there or a container yard?

I didn't do too much more digging on it. Um, ultimately I knew the price was pretty high because there was a large gap from what they purchased and then what they're selling for right now. But I haven't done too much digging. I can throw a prompt into it. I could bring it back up in a couple of minutes.

That's if you want to. Did you have anything else you want to look at?

I can see it's been a little bit. I was looking at some land in Oklahoma. Let me see if I can pull that up.

Okay. Katya's back.

Katya's got some trouble.

Sorry, guys. I'm back. I'm here.

Happy you're here.

Did you— did you make it any further in the weeds trying to find the owners to that property with their phone numbers? And stuff.

So I— hold on, I got a notification. Am I muted?

No, no, we definitely hear you.

Oh, okay.

For some reason it says you're spotlighted, honey. Oh, is that why?

Okay, okay. Well, you missed a sasquatch opportunity there, Katya.

That was a sasquatch.

Oh, he just joined us.

Yay!

Logan is Dan's partner. So welcome, Logan. Excited that you're here. We're running deals. So we're talking about a deal that Katya found. She's a, uh, college— full-time college student, and she brought us a $12 million deal. So we've been running through all the due diligence on that. So continue, Katya.

So I went, I did some deep diving, and I found the business, the Tasmanian Works LLC, and then I contacted the numbers through there and no response. And then whenever I call, it goes straight to voicemail. So if you have any creative recommendations of how—

did you ask Deal Hunter approach it?

I asked Deal Hunter, um, and it guided me back to the Tasmanian Works, but I can go and discuss some more creative ways as well.

So did— so here's another question: have you gone to the azcc.gov.au .gov website. Is it AZ— Arizona Corporation Commission website, azcc.gov.

Okay, look up their LLC.

You look up their LLC and you can find out all their contact info. You can find out who the primaries and principals members, who's the managing partner, who's their statutory agent.

Okay, I'll do that today.

Uh, what?

I wonder if Deal Hunter would be able to dig into that.

It will. I have to give it API access though in the way that I teach it to go internal API.

Okay, I'll get that done today.

Okay. Laura, Sarai, do you have any deals you want to run?

I had that crazy Palisades that I sent to—

That's the one. Yeah, because I've had a couple of RV people hit us up. To talk about it. So, um, there was that deal.

So Katya, did you run it through Deal Hunter? Is it ready to go?

Uh, yes, let me find it right now.

Springs.

And then Sarai, did you, did you, uh, how did you do on any, uh, investigating of the 10, uh, the list of 10 you had?

Yeah. Hey Tommy. Um, well, I was doing the investigating. I found a couple that I liked and then one I was looking at, um, showed up as a hotel, but then when I went and did a little more digging on it, um, it looks like it's scheduled for demolition and it has some pretty crummy, um, reviews on like TripAdvisor. So it's pretty bad hotel. I don't know if that's something that you guys are interested in looking in. I don't even know if the hotel has been demolished yet because I can't tell.

But yeah, you live in the area, would you be able to drive by it?

Yeah, I can definitely do that.

I mean, if it's still standing, we like buying them before they knock them down because we like to knock them down.

And then we go, yeah, yeah, yeah.

I can definitely go over there. That's— it's probably about, I don't know, 20 minutes from my place.

Do you have it in your Deal Honor? Do you feel like sharing your screen and pulling the Deal Honor up and let's run it a little bit on it?

I can try. I do not know how to share my screen because I am very tech new, but, but I can give you the address.

I talked to this really burly big guy yesterday with cool sound effects and crazy stuff. He's like some sort of expert in Zoom. Here he's really close to living by you.

He's nearby. Yeah, he's close. If I could nail him to— honestly, Tommy, you've probably talked to him more than I have in the last day.

I'll give you some tips offline on how to get his attention.

Sarai, if you go down to the bottom of your screen, there's a little box that's a box with an arrow and it says share.

I am so sorry. I'm trying to—

it's all good. So it's in your Zoom screen.

Okay.

You see it at the bottom? If you have—

yeah, yeah.

If you click that, it'll give you an option of what to share. You can share your full screen. There you go. Look at you.

So this is what it did look like, which I was able to pull up on LoopNet, and I'm not even really 100% I'm not sure where I found that it was flagged for demolition, but, and there's another one I was looking at.

So do you have it in your GPT?

Yeah, here she is.

Right there.

Okay.

Yeah, that's what I was looking at. So feel free to guide me in a direction, Tommy. That'd be great.

All right. Is it behind me? Because I'd rather face this way. Okay. So let's go through it. So let's see what your original prompt was.

Scroll up to the top.

Was this when you were breaking it down deal by deal?

Right there.

Yeah, I asked it to break down all of them and then I chose from the top tier and asked for those specifically. Where do you want me to go?

So go back to the one, go back to your target property.

Right.

Because that's the one we claim to be like the one, we call it the 1%, right?

Yeah.

So right here, go down to the end of this conversation. Right to the bottom of it right there. Um, hold on, back up a little bit. Want to make sure that we're, we're still in there. Keep going, keep going a little bit more. Yep, that's still the same spot. Go back down, go down. Yeah, bottom right there. So trying to see if yours has it. I don't see it. Are— oh, you're operating out of the, um, browser, correct? That you're operating in browser, not in app.

Yeah, yeah.

And I wasn't really shown exactly how to do that, so I just went with what I had. So I at least had something to bring to you today.

So when you operate from a browser, there's options that are not included that are in the app. So in the future, use the app. And then I see right under that, that name Lady Rook, it says free.

Yeah.

Order for you to have the, the best results, it needs to stay Plus. Okay, right. So it's, it's $20 a month, 100% worth it. And the reason is, is because it limits how much activity you can spend, how much time you can spend doing it. But then the other thing that it does is it also reduces the— basically, I call it reduces the IQ level. On a free version, you're operating under 100 IQ points. If you go to the plus version, it operates at like 120 IQ points. And then when you operate at the $200 level version, it operates close to 170, 180. It's insane. So right now it's just going to probably act like what I would call a mid-level real estate broker. So, right.

Well, do you want to take it and put it in yours and then I'll get this all set up when you and I get offline? Is that, is that a thing?

I think it would be cool to do an A/B test on it. So we're going to run ours and you're going to run yours. So what I'm going to have you do is go back up, copy and paste, copy the address, but paste it right there into your Deal Hunter. Go back up. No, where did the address go? Nope, you don't.

I'm looking.

The address is over on the other tab.

You went too far. Go back down. Go back down.

Yeah, I see that. No, that's not it. Hold on.

All right. There.

There we are.

Copy Deal 3 right there. Copy that whole line. And then go start a new conversation in Deal Hunter. Move out of this one, leave this one, and go to Deal Hunter right there.

Do new chat.

I'm so sorry, you guys. You got to give me a lot more direct information.

Where it says Deal Hunter, GPT's Deal Hunter.

Right here?

On the left?

No, on the left in your sidebar.

Oh God, I'm so sorry. I don't even know what that means.

Your left side, but right here, right there. There you go.

Yeah.

Click that.

Okay.

Say not now. And then get rid of the cute little pictures of the pictures.

Yeah. Right there.

Right there. You're going to paste that.

And then just 3 magic words.

Give it a space and give it the 3 magic words and say, run this deal. And send it. And then if you don't mind, send that, uh, address to us in the chat, and we're going to run it from this side. Okay, I'm just gonna— I'm just gonna display the difference. So right here on yours, it thought— the thinking process of this thing when it did it was that fast. So it's former hotel, land development plate, we understand that, know that. I'll wait for you to go ahead and go ahead and paste it.

I did. It went directly to you for some reason instead of the whole group.

It's in the—

I got you. I got you.

There we are.

There we go. And then so go down a little bit. Let's see what it says, what this deal really is. It's no cash flow, so it's a land play. Slowly go back up a little bit. Let's, let's go section by section slowly. Go back up a little bit more. Right there it says reality check that it's probably a bankruptcy.

Yes.

Off-market estimate is about $5.7 million and it's given you the Realtor thing. That's cool. Highest and best use is multifamily, senior living, hotel, hospitality, medical, mixed use. The best play based on location and demand is the multifamily senior living. So back of napkin pro forma, right? Multifamily play, 408 units, getting a revenue of $1,700 a month brings you a net gross value annual of 9.7. We assume a 5.3 NOI with an exit cap of 66.25%. It's going to value at about $86 million. So development math real quick, land at 4.5, construction 8.6 or 86, soft cost at 10, total cost at 101. This is the exits 86, the total cost of 101. There's not enough margin at this density or cost. So it's going to make some suggestions, go all the way down. Great. How, how to make the deal work, push density, go senior living. Spend more money. Like, you go on senior living, you go from $1,700 a unit to $5,700 a unit, but you also go up in expenses. Basis is everything. So every $1 million discount is a massive swing to the IRR. If you don't understand IRR, you can go ask and it'll explain it. But what I, what I do is I tell it to calculate it. I already understand IRR, so I just make it calculate it. I know what I need to be is between 16 and 22%. So option 1, debt equity. Option 2, JV. That's kind of what we do. Option 3, bankruptcy play. So negotiate directly with the trustee, skip the seller, skip the seller's agent, and go right to the bank. So go down major risks. So demolition order. So apparently there's an order right there.

Yeah.

Right. So the city has said you need to knock this down. Right. So, um, one, some of the other things we have is I noticed it's on the lakefront and it's possible wetland issues, right? So we need to figure that out. But, um, some of the other things with the demolition order, like, is there outstanding fees, right? So we'd have to figure that out. Due diligence tells you to go do that. Have you ran it yet?

Um, no, because if I, I, it would, I'd have to change the screen. What's the point? So if you're okay if I change the screen.

Yeah, you can change it real quick. Go ahead.

Um, hey, hey, Tommy.

Yep.

Hey, uh, this is Logan Rutledge. Thanks for the intro, Catherine. Uh, really glad to be here. Um, I was, you said earlier that you like to knock them down instead of buying the properties they're knocked down. Why is that?

Because I'm a developer. I have a contractor's license and I can knock them down for probably about 30% of what anybody else can.

Gotcha.

Okay. I have a demolition company actually in the state of Florida already. CES Environmental go out there and knock it down for me. And I'd make, I'd make 40% on that deal without touching a stone.

Gotcha.

Okay.

And you mentioned earlier that Sariya was on the browser, not on an app. I'm on a PC and I assume I'm on— I mean, Catherine, everything I did, you know, last week was— I'm on the browser, correct?

Yep.

Okay.

Is that okay? I operate from my phone. When I operate from my phone, I have an Android. I don't have an Apple. Don't get me started. But Apple, you know, Apple didn't ruin me and why wouldn't it ruin you?

Maybe you shouldn't keep telling people this.

Hey, listen. All right, Amor, if you're gonna sneak up on me like that, at least we need Rook. If Rook is paying attention, Rook, this is why I need you here, bro. I need you to hit these alarm buttons when these women walk in so I know how I'm going to get attacked.

I'll let them know.

I need to know when the attack is coming. So when they come in, Amor needs to have like a butterfly sound, right? Um, Laura's always here, so we could just have the da da da.

Oh, Laura, don't let him do Wow, that's a wow and a sas jar.

That's a double whammy.

Listen, we've got guests in the building today. Can you ladies please control yourselves?

We have company.

All right, so, so is it better to do this on my phone, like do it through the app on my phone instead of the browser?

I prefer it on my, on my app because it gives me better features than what I feel like it produces on the on the, on the PC version, on the, on the, um, uh, the iOS. When you're running it through, uh, when you're running it through it, to me it was designed to run through an app, not run through the, uh, the, the browser. And so there's features that I'm used— there's only features that I'm used to because I use the brow— I use the app only. When people use the browser, I can tell because my features are missing.

Gotcha.

Okay. Right. So that's why I'm always like, go use the brow— go use the app and you'll find some really cool tools that you never had before.

Okay.

Here's when it ran through yours, right?

So when it ran through mine, it thought for 57 seconds and provided similar information, but you can see how different it is.

Well, it already knows that you're going to want to ask more detailed, right? Instructions.

Right. So going through, it's in. So this is something that's important to me. It shows that it's in the commercial tourist zoning district.

Right.

Means that it can go up to 80 units per acre. Right. Okay.

And that didn't show up on mine.

Right, right, right. It knows my brain wants to know. It knows my personality, knows Mine's called Charlie. I don't know, do you guys have— do you guys have your own?

Um, well, look, we know that, um, Logan and Dan do because they just did it. So tell them what the name of your GPT is.

We've got several. I know Logan, you got Merlin.

Merlin, like that. Yeah, Catherine's got Yoda. Mine's Charlie. Charlie's my older brother. He's, uh, he's rude, he's to the point, he doesn't bullshit me, and He, he tells it like it is. He gives me big brother advice. And so, and I, so I've made mine to be more like my older big brother, kind of a bully. But, you know, to the point, you know, tell me the truth type thing. So if you haven't done that yet, reach out to Catherine, get on her schedule to get your AI voice tuned in so that way you can start having conversations with this thing because it does more than real estate for me. I have a conversation with it on a daily basis about like how to be a better leader or how to be a better negotiator. And it practices with me. Excuse me. Um, and so it's been very helpful in that regard. Um, but, um, um, anyway, back to this over here. It knows that I need to know. It knows that I need to know goes and no-goes. So, uh, Sarai, yours didn't have the no-go or go in there, but the more you use it, it's gonna be— become clear to what you're looking for.

Okay.

And so that's why using the same address between mine and yours is— I need the paid version. It can be, it can be different. The paid version's important, but it would, even with Catherine using the paid version or Laura or Moore or, or Katya, any of these people using the paid version of this, they're gonna get different results based on what their interests have been put in as it continues to learn you.

Yeah.

It's gonna use the knowledge. It's gonna use the knowledge and education base that I, I designed, right? But it's going to, but it's going to start to learn, like Katya's always refers to, well, Tommy would, Tommy would like this, Tommy would like that. Like Katya's taught hers to be just like a total suck up to me. What would Tommy do? Right?

That is not true.

Katya, I'm going to call you later because we need to make some changes.

Don't be programming hers differently, amor. I programmed it perfectly.

Katya, I just wonder if you have to tell your GPT to add to the SaaS jar. That's what I'm wondering.

Oh my God, Sarai just joined the SaaS jar club.

Yay!

Welcome, Sarai.

Welcome, welcome, welcome. All right, so indicative framework here shows like we've got 8.2, uh, total land. Like, this wasn't in yours either. The— there's an 8.2 total land with a 4.5 upland buildable, meaning like most of the property's in the water, right? Okay. So best fit: cash, private money, bridge to construction. Go down. Backup path is a JV partner with the local developer, which I can kind of structure that up. Keep going. And then seller bankruptcy structure if available. So we'd have to do some digging in and going, going deeper on this. Why don't you cruise by there and see Uh, Sarai, if there is actually a building there, or if you don't— Catherine, pop up on Google real quick, see what's available on Google. We can maybe see what the timestamp on Google shows. This is another method that I use to find stuff out. I can go to Google, or not Google Earth, just regular Google. Yeah, right. And, um, and then go to the, the, the, the layers button right there. Nope, wrong one. Layers. Boom. And then zoom in on it.

I don't know where it is.

It's the red button right there. No, see where the red button is right there? Yeah. Okay, there we go. And so yeah, like, like you can see, um, it looks like it's still there. So there's already hotels on both sides all the way across.

Right?

And so converting over to a, a, if we went over to like a 4-floor, uh, skilled nursing facility, assisted living facility, and they're allowing 80 units per acre, you got 8 acres but you're only 4 are buildable. There's where you're, there's where you're able to, to get your nuggets, right? Here's a nugget, maybe Logan and, and And Dan may be able to shed some light on this if they're familiar with this. But if I've got 8 total acres on my lot and only 4 buildable, I'm not restricted by my buildable. I'm able to build up to my 80 units per acre as long as I'm not falling out of compliance with what's called— what's the damn boundaries around setbacks? So as long as my setbacks are okay and I'm not infringing on my setbacks, I can probably line this entire property with a big-ass building.

So you think you could do 12 by 80 as opposed to just the 4 by 80 is what you're saying?

Correct. So if our total units out there are 8 acres, that's 1,600 units versus if I only have 4 acres, that's only— that's 320. Yeah, right. So if I'm going to—

massive jump.

Yeah, you know, $320 ain't jack, but if I can go to $1,600 and I only build 12 and I build 1,200 units, I 4x my 300-unit, right?

Yeah, yeah.

So my 300-unit budget in my head, because again, I'm going based on what I know is buildable. If I go with what's available, that makes a big difference. So we can even have asset of, of, of, um, deal on our next time. So But, uh, we're at the top of the hour. Oh wow. And, uh, that was a fast show today, right? Um, I've got a couple of appointments that we have to get to. Um, so here's the deal, you guys, before we go, before we go, we've gotta— we've got tomorrow is a regular scheduled show. Um, the, uh, tomorrow afternoon at 3 o'clock we have the webinar about Titan 23. And so our Titan 23 fund webinar is tomorrow afternoon at 3 o'clock, 45 minutes. Catherine and I will be bringing forward information about the fund, about the different assets that we're going to be investing into. So please come ask questions, get involved and learn more. Something else to keep in mind tomorrow, we're going to talk about— I got another email from, from BlackPoint about properties that they're looking for. We've got a retail buyer in Florida Let's, let's pay attention. Florida team down there, buyer hounding for grocery stores, anchored retail plazas in Florida, but we'll look outside. Deal has been around for a while, so it cannot be a deal that's been around for a while. Can't be something that's been on the market, so needs to be off market and in good urban areas. So Class A, Class B situation. Client 2 has high-end needs in nice cities, can be near suburb, looking for retail centers. Does not have to be grocery store, but it must be retail. It can be missing a large tenant. So like if you found a retail strip that used to have a Hobby Lobby in it, Hobby Lobby dumped out, that would be a premium thing for this. So needs to be very off market. Not on the market for a long time if it is on market. And then we've got some industrial buyers. We've got one client looking in South Florida, New Jersey, and Georgia, Class A, Class B. They're looking for 70,000 square foot building. Dollar size is going to be— they're going to be at a minimum of $20 million. Okay. They need ceiling height of at least 20 to 25 feet. They prefer triple net leases with at least 6 to 7 years left on those options. They're willing to go to a minimum of a 6 cap. So bare minimum though on the deal must be or above $20 million, $25 million deals. So there is no high-end cap limit. So they'll go as high as we want. Portfolios are welcome. Second client, also industrial, looking for Florida, Georgia, North— New Jersey, North Carolina, South Carolina, Texas, A, B class, maybe C class if it's in there. Minimum $10 million, maximum $150 million. Size needs to be 40,000+ ceiling heights between 18 and 20 feet and a cap minimum of 6 to 6.5%. And finally, a third and fourth client. We got a third and fourth client, a quarter million square foot or bigger Class A properties, Florida preferred next to the port or the airports are great. So we could look at Zephyr Hills Airport, Tampa General or Tampa Airport, um, MCO, any of those would be great. Client 4 is a small bay industrial, uh, uh, it needs Florida or just somewhere outside of the state. So I'm thinking like Floribama, Joribama, uh, Flora Georgia. Like, it's funny, up there by the border they just mix the two names together. So Flor— Flor— Florazine— Flora— I forget how to say Louisiana. Florida, Louisiana. I don't know. Anyway, I'm making shit up at this point. Must be off market, at least 15,000 to 20,000 square foot. Ideal bays are 3,000 square foot. This is exactly what you guys just did out there in Virginia, right? Or I mean over, uh, in Phoenix. Yeah, right. So that's perfect for that. So that's, that's today's shopping list from Black Point. So 1, 2, 3, 4, 5, 6 buyers ready to cook. So when we talk about bringing $500 million of deals to the table in December, this is how we're doing it, people. We're literally, we're literally filling a pipeline with deals and investors. And so this is how it's going to pan out. So we got buyers ready to go. We need to fill the pipeline with deals, vice versa. Right?

So we just— so, Sarai, we just gave you a list of deals that you could go be hunting for because again, we've already got the buyers in place, right? So it's like when you ask what we could be searching for, like, this is fabulous homework to get lots of practice inside of using Deal Hunter to go find these things and ask Deal Hunter where else you could be looking.

Be a land shark, go knock on a door and be like, Candygram, Telegram, soda man, pizza delivery, whatever you got to do, get in the door, because that's what the land sharks do. And we, we just get in the door. When we get in the door, then we bite them. We get them, right, Katya?

Goodness. Um, Blake is being hilarious and he tried to share something that apparently Zoom's not aligned with him sharing. Like, I tried to download it and it won't open.

Like, if you want to share your screen and show everybody what the sat chart looks like, you'll get a bonus.

I'll show it tomorrow. I'm on my phone right now. I gotta head to class, so I'll show it tomorrow. I'll make a more refined version.

But your bonus has been cut in half.

Ah, shoot.

All right, sucks. But all right, everybody, let's wrap it up with a prayer. Heavenly Father, we thank everybody for this day and all the things that we're about to go into. So give us guidance, give us strength, give us grace, uh, to give to others, not for ourselves but for the other people, just like your son died on the cross for us. We ask this through your name. Amen. Amen. All right, everybody, I've got meetings with a couple of you, uh, throughout the day today. I definitely want to meet with Amor because we, we've been ducking and dodging each other for, for a minute. And, uh, and so let's get together. But Katya and Blake, have your, have your deals ready for tomorrow. And let's get cooking. And then, Sarai, if you want to drive past that hotel, get a picture of it so you can share it with us tomorrow. We'd love to call and find out more details about that property.

And if you want to have a FaceTime, you're welcome to call me anytime and, you know, we can do it right there as well.

Okay, okay, that sounds good.

Okay, coolio, guys.