How to Make Money From Land You Don’t Own - Ep. #329

$17,000, $18,000 a month. No-brainer of the century. Go look at the price right now. Insane. It is parabolic. It is through the roof. It's the best time ever. You don't need to own any land to do it. Most people don't know this. It's very, very cheap. He finds raw land on highways and he gets portable storage units and he builds storage facilities. They're temporary. That way, if heaven forbid it doesn't work out, he can just walk away at the end of his lease. But so far for him, it's always worked out. So he rents it until he's proved the model. Once he has a successful business, he buys it. So that is a business I love because a lot of different people can do it. It's not winner-take-all. You can do that with any type of use case. It doesn't have to be portable storage. I know a guy that just goes to auctions, he buys them, and he sells them. He never even takes delivery of them. Okay, I did something a little insane. I just spent millions of dollars on dirt, a 231-acre ranch about 45 minutes from my house here in Dallas-Fort Worth. And in this episode, I'm going to tell you the whole story, and I'm going to tell you all of the business learnings and monetization ideas I had along the way, all the rabbit holes I went down on how you can make money from anything having to do with a ranch or raw land or equipment or ponds or— there's so many, guys. You know me, I'm ADHD, I'm all over the place. Most of them not requiring much money. All of these ideas and learnings that I had over the last 6 months looking for this ranch, I'm going to break down in this episode. But first, I want to tell you how I found it and why I found it and what my thesis is. And of all the things I could spend money on, why raw land? I'm also going to tell you about how I negotiated almost $400 grand off the list price, even though it wasn't an ugly ranch. It wasn't in trouble. It hadn't been listed for a while. It wasn't distressed. It comes with quite the cast of characters, all of them awesome. And I'm going to share all the numbers, everything— what I paid, why I paid, how much I think I can make from it. And the goal is for you to have a ton of ideas for yourself on how you can make money in any number of ways I'm about to talk about. We've got ideas from spreadsheet databases to grass-fed beef and everything in between. Okay, but first let's talk about the story because the story is where like the money got made. Why a ranch? Number one, one emotional and one financial. The emotional one came first. I've got kids, 4 of them. Most of you know this. And I kept having this nagging feeling, especially Because my buddy Jeff bought a ranch, couple hundred acres, couple years ago. And ever since then, I've been watching his boys drive out there, move a bulldozer around, move dirt around, drive a skid steer, side-by-side, bringing in the cows, building a burn pile after the storm. And I just admired that. I love that, everything about it. I just feel so strongly that having your kids learn to work hard is one of the best things you can do as a parent. And it's also one of the hardest things. And I think they're correlated. I think the harder things you do as a parent are also the most important things you do as a parent. And our kids have always done chores. Started out as pick up your room, take out the trash, go get the mail, right? And then we've slowly started making them harder and harder and more outside and longer periods of time. And it's hard. They kick back all the time. They push back. They don't like it. But now they're so much better and they're harder workers and they complain less and It's going to pay dividends for the rest of their lives. And I just wanted to do that on a bigger scale. Of course, you don't need to buy raw land or a ranch to teach your kids the value of hard work. But selfishly, I want to own heavy equipment and push dirt around. And it's a chore that I think my boys could get more excited about. And I could get more excited about too. And I want my kids to have opportunities that I never had. And I don't want them to be soft. So a ranch to me is like the greatest hard work simulator ever invented. Fixing fence in the July heat or feeding cows when it's 37 degrees, hauling hay, that will just like change a kid. It'll build something in a kid that no app ever will. And then there's the name. You know, this is more emotional stuff, but my wife and I got married on 08/08/08, August 8th, and 3 8s. So this is called Triple Eight Ranch. Ranch, and I kind of like the branding aspect of that because three eights in a row will be a great cattle brand. Oh, I forgot to mention it is a cattle ranch. There's about 100 cows on it, and I'll talk about how those are going to get taken care of as well. But it's also going to be the name of a YouTube channel where I'm just going to document all this. So I'll link to that in the description. So those are the emotional reasons, and they came first, honestly. You know, they say business isn't personal or yada yada yada, but like it is, it is personal. And this was first and foremost an emotional decision. But I'm a capitalist, I'm an entrepreneur, and I want to justify my purchase by either hoping it appreciates or allowing it to cash flow or using it as a vehicle to at least pay for itself, at least break even, hopefully even make a profit. But DFW is adding like, I want to say 150,000 to 200,000 people a year. And they're primarily growing the city, the Metroplex, north and east. So this ranch is like a 57-mile drive from downtown Dallas, the heart of downtown Dallas, 57 miles. It's in the path of growth. It's been held for decades. I just see this as an asymmetric bet. So worst case, my family gets a ranch that we love, but it doesn't make much money. Best case, the Metroplex crawls to my fence line and the land appreciates. Now let's talk about the search. We were first looking for like 50 to 100-acre parcels. And I really liked the northeast area of Dallas-Fort Worth. I ran a 138-mile trail once. It's called the Northeast Texas Trail, the NET. And I like the idea of buying land that bordered the NET. It's in the process of becoming a state park. Most people don't know this. It's public, but most people don't know. And there's some good precedent from other rail trails is what they're called, state parks, and what happens to land that appreciates along Those state parks. There's one in like Kansas or Missouri. There's about 4 state parks that used to be railroad lines, rail trails, right? It's just really long and skinny. That's the state park. And you can go back in history and see how much did land appreciate in that area versus how much did land appreciate that was close to what is now a state park. And it outperforms the average. So that got me looking northeast. I kind of live in the northeast area and I wanted it to be within 45 minutes of my house because I wanted this to be Somewhere where I could go to for a day or an afternoon or a Tuesday evening. But if it's 2 hours away or an hour and a half away, you kind of got to make a weekend out of it. And I wasn't willing to do that. So 45 minutes away from my house max also happens to be about 45 to 60 minutes from downtown Dallas. And so I was looking at these 50 to 100 acre parcels and they were selling from between, you know, $700,000 and $1.4 million depending on if they had a house or not, how big the lake was, if If they were fenced, did they come with a tractor, et cetera. And I found one I loved that bordered the Northeast Texas Trail, but it was overpriced by about $200,000. And the owner just was not willing to budge. And I, it had a home, which I liked, 'cause, you know, we want a place to stay when we go out there. And it bordered this trail and it had a beautiful pond. It had a beautiful view, but it was just, I couldn't, I couldn't overpay for it. And then I found one across the street. That one was, I think, 47 acres. The one across the street was 70 acres. And it was $500,000 less despite being bigger. And it had a bigger pond and they had a shop, but it had no house. So I felt like this was a much better value and I put in an offer, but it was barely too late. They accepted a different offer the same week and we lost it and we were super bummed. And at that point it's like, gah, dang it. I'm just an impatient person. I didn't want to keep waiting. And then for whatever reason, I was like, what if we think bigger, right? What if we go bigger and think bigger? Bigger acreage, bigger price. Um, I think we can afford it. It's more of a stretch than what I was comfortable with, but I like the way things are going with my businesses, and I'm optimistic, right? Uh, I like biting off more than I can chew. So we started looking at 100 to 300-acre ranches, and we found the one that we settled on. Uh, it was 5 minutes further away from our house than these 2 that were across the street from each other. Um, but it was gorgeous. There was no home, but it had a shop. Fully fenced, 100 cattle on it that would not convey. And here in Texas, they have what's called ag exemption, okay, which means your property taxes are literally 97% lower because you're using the property for agricultural use. This only applies to properties of 5 acres or more, and you have to apply for it. You have to have a specific use case like wildlife management or crops and growing hay or Raising cattle. And most of these parcels are already ag exempt because the property taxes would be outrageous. I mean, if it's a $2 million ranch, your property taxes are going to be $45,000, $50,000 a year. But if it's ag exempt, it's $1,500 a year, right? So it's a big deal. So we found this 231 acres and it had elevation, which we really wanted. It had a view and you don't get a lot of those in North Texas. It was partially treed, partially pasture, had a shop, had an 80-year-old barn. No home, which was a bummer, but just a gorgeous property. 30-something percent was in a floodplain, which is pretty common for large parcels. Floodplain's worth about a third of non-floodplain land, but you just work that into the price. It just means you can't build a permanent structure on it unless it's on stilts. And I just loved it. We went out there, we toured it, we met the owner. He was awesome. And I just fell in love with it. And they already had an appraisal done. And this was the time when we started looking into like, A, making sure that we weren't going to overpay, B, that it was already ag exempt, and C, that we could make sure that it was ag exempt for us too. Because if there's a lapse in your ag exemption status, then the county will claw back back taxes, like it could be hundreds of thousands of dollars worth of taxes. So this is like a compliance nightmare. It could be— this is when we really started opening our eyes to How serious, like, the compliance side of a ranch could be, or of putting your ranch in an LLC, for instance, so no crazies come out there and do something stupid. Speaking of compliance and boring stuff like that, that's one thing that I'm absolutely terrible at when it comes to business is compliance alerts, registered agents, LLC renewals. I've had so many LLCs that I let lapse, but now I use Busy for all of my compliance needs. That's busyee.com. They take care of all of that. And so if you need to file an LLC to stay compliant, you don't even pay them. Anything. It's free. You just pay the state filing fees to Busy and then they pass them on to your state. If you've ever tried to navigate like those state filing websites, it's an absolute nightmare. These sites were built in the '90s and they haven't been updated since. Busy takes care of your registered agent services, your deadlines, your EIN filing, all the things that can absolutely wreck you if you miss a letter in the mail, uh, and miss a deadline. They'll give you an operating agreement template that's much better than whatever ChatGPT spits out. You can search for your potential business name to make sure no one else has taken it. All of your documents are in one clean, easy-to-use dashboard, and you get lifetime customer support for all of your filings and any future filings as well. And don't forget, you need a registered agent service for your business. They take care of that as well. If you've heard of another big player in this space that does similar stuff, do not use them. They are the worst. I won't even say their name. Use busy.com, B-I-Z-E-E.com. They support the channel. I use them on a regular basis. I love them. And I'm proud to stand behind them. Okay, so we start looking at this property and it had an appraisal already in place, and I uploaded that appraisal to Claude. And I was using Claude for all of this research, back and forth, back and forth. I was taking comps, as in properties of similar size, uploading them, one screenshot of 100 comps to Claude, and it was just picking apart this appraisal. And I can confidently say that Claude alone, my $20— and this is not an ad for Claude, Yes, that was an ad for Busy. This is not an ad for Claude. Claude alone, my $20 a month subscription, saved me hundreds of thousands of dollars on this purchase. And the selling broker was quite astute. They were like a farm and ranch and land broker. They know what they're doing, right? It wasn't like a residential real estate agent that stumbled her way onto a 200-acre ranch. They knew what they were doing. But Claude pointed out things like, hey, the comps that you're using in this appraisal are for 60-acre parcels. This is 4 times the size. So you're saying it's worth— I'm making this number up because I don't— $15,000 an acre or $12,000 an acre, whatever it is, based on a comp of 60 acres. But ranches that are this big are worth much less per acre. The bigger the parcel, the cheaper it is per acre. That's like no-brainer of the century. Just like a house. 1,000-square-foot house in California might be $800 a foot, but a 3,000-square-foot house Might be $600 a foot, right? Same is true with acreage. So it helped me pick apart the appraisal, write really clean replies, and we got it under contract. I found a local bank, like an ag bank, a farm and ranch bank. They financed 85%. I put 15% down. My interest rate is like 6.7%, and closing took about 2 months. We got approved and we closed. Several hundred thousand dollars under the asking price. Then I got my own appraisal done, and it appraised higher than our asking price, which I was happy about. And it's kind of a weird time to buy land because land here in North Texas went absolutely parabolic the last couple years, you know, from like 2020 to 2023, 2024. And over the last two years-ish, it's been dropping. It's been going back down. Growth has stalled. And so either it's going to keep dropping and I bought at a bad time, or I bought the dip. I won't know for years. So I feel good about it because I don't plan to flip this. This isn't just like some speculative investment. This is something I plan to own for the rest of my life and hopefully for my kids and grandkids to own one day. And interesting to note, one reason the seller went with me is because I'm not a big developer. I'm not going to turn it into a neighborhood. Neighborhoods are popping up all over the place in North Texas Northeast Texas, some with thousands of homes— 4,000, 5,000, 6,000 homes in a neighborhood. And that's not going to happen here. Um, I didn't sign anything, but that I shook on it, and I mean it, it's not turning into a neighborhood. I'm going to put a barndominium on it for myself, and then eventually a house on it for myself. And then maybe one day, if my kids still love me, uh, it will be like a family compound. But that's hard to plan for because it requires 4 other adults with their spouses to say yeah, Let's move in the middle of nowhere, uh, Texas. Not middle of nowhere, but it's pretty dang rural. So another thing I learned about this ranch is that it's over the Woodbine Aquifer, which, who would have known that? But when I started talking to residents out there, it's a big deal where your land sits on because some of the water out there is crap and they have boil notices all the time. And some of the water is just good. It tastes good, it's cleaner, there's never a boil notice. And that was a big selling point for this land that I never would have considered was the water, the aquifer that it sits on. Another thing is it has a lot of road frontage. It's got a few hundred feet frontage on a highway and then over 1,000 feet frontage on a county road. So it kind of sits on a corner, and that's great because it means there's major water lines and access to utilities. There's a railroad right there, and it just gives you more optionality. But the floodplain land was only worth about $5,000 an acre, and the non-floodplain land was worth like $15,000 or $16,000 an acre. So you end up taking the average of the two. Of course, the cows don't care. The cows graze on all of it. A big part of this is the personal part. I met the seller myself. We texted, we shook hands, we got on his side-by-side, we checked out the cows together so he could see that my story was true, that I'm not a data center guy from New York. They didn't want a data center. They didn't want a neighborhood. They wanted to keep the country experience. There's about 5 neighbors that live alongside me right next to my property, and all of them have views onto my property, and they don't want that view interrupted, and I don't want to interrupt it for them either. So that's another kind of learning from this, is just by nature of who you are as a person means you can get a discount below fair market value. My loan was a 20-year amortization and a 5-year ARM adjustable rate mortgage. I felt comfortable with that since rates are already really high. I've done it before, it worked out well. I think it was really important to go through a farm credit lender because this is what they know. The lender I used does not even lend on residential at all, only on large tracts of land. There is a shop on the property, 2,400 square feet. It is currently rented out to a business owner. That business owner also lives right next to the property, and part of this deal was a handshake that I would keep renting it to him at a well below market rate. So I don't have access to the shop, which is a bummer, but I want this business owner to keep having access to his shop and his business, and I don't want to pull the rug out from under him. You don't want to make enemies right when you buy any property, especially one this big. Relationships are like the whole deal pipeline. Okay, how am I going to make money on this? Okay, so what did I pay for this? I paid $10,500 an acre, or $10,300 an acre, depending on how you look at it, because my wife was actually the agent that represented us. So she got a 3% commission kickback. And as part of The negotiating leverage to bring the price down, we essentially gave back 2% of her 3% commission at closing. So call it $50,000, which represented about $200 per acre, if that makes sense. So that was a nice little win-win and a good creative way of financing it. It's also a, it's a good learning that it pays to get your real estate license. Costs about $1,000. You got to study, takes tens of hours. But once you do, if you're at least buying real estate for yourself, Then you can take home an extra 2 to 3% at closing. Why not? Then the north side of my property completely borders a river, which is awesome. I say river, it's more like a creek. It's called a river. It mostly dries out this time of year, but it's gorgeous and it's in the floodplain area. It's got a 4-acre pond, it has a 1-acre pond, and then it has like 4 or 5 other small ponds just for the cattle to drink out of. So one of the first things we're going to do is take the 4-acre pond, dredge it, clean it out, drain it, move the fish to a different pond, dig it out, make it deeper, put some structure in there, import some Florida bass. Um, and I'm probably going to buy my own heavy equipment to do this and to just pay guys to do it because I can hire guys to drive my dozer and my excavator, pay them, you know, $20 to $50 an hour. But if I hire a company to do it, they're going to charge me $200 to $500 an hour with their equipment. And so my buddy just hired someone to dig out a pond, cost him $125 grand. And he said he could have bought the equipment for less than that, done the same amount of work, hired it out, and then sold the equipment and saved tens of thousands of dollars. So I happen to like driving this stuff. My kids are going to like it. And believe it or not, if they're your kids and they're only 16 years old, they can drive a bulldozer in the state of Texas. God bless Texas. So that's gonna be the plan, which gets me into the business side of this ranch, all the ways you can make money. Number 1, beef shares, grass-fed beef. You guys maybe remember the story that I told a year or 2 ago on this podcast where I did this in my backyard. I only live on 3 acres here, not nearly enough for grass-fed beef, but I bite off more than I can chew, sometimes literally. And, um, it's a great business. It's profitable. People want beef, right? Go look at the price of ground beef right now. Insane. It is parabolic. It is through the roof. It's like Bitcoin. Protein's never been more hot. Beef has never been more expensive. Ground beef is expensive. It's the best time ever to start a grass-fed beef business, and you don't need to own a ranch or any land to do it. You just go talk to a rancher. I'll tell you how the rancher I'm buying this ranch from makes money. He's got about 85 cattle. 2 of them are bulls. The bulls impregnate the heifers. Heifers give birth to the calves. The calves are born, they keep eating the grass. When they get to be about 500 or 600 pounds, he takes them to the auction in either Sulphur Springs or Mineral Wells, I think, middle of nowhere Texas. And those sell for about $1,400 each, right? So the heifers give birth to $1,400 because they just sit out there and eat grass. He doesn't have to do anything with them. And so every time he has about 15 calves that are about 500, 600 pounds, he takes all 15 to market. That's how he makes money. Um, cool. So moving forward, he's going to keep doing that. I'm not going to own those cows. I'm not going to manage them. I'm not going to cut the grass, spray the grass, roll it up into the big hay bales. He's going to keep doing that, and I'm just going to sign a grazing lease with him. So he'll pay me a nominal monthly fee to keep doing exactly what he's doing. And now when I want to send cows to the slaughter to be sold as grass-fed beef, I just buy them from him, right? I just earmark them. Literally, I just go brand them and say, brand Triple Eight, these are mine. And then instead of him selling them at 500 pounds, we wait until they're at like the optimal size and then get them slaughtered. And then we package them up. I can send them to my e-commerce business and we ship them all across the country. So Triple Eight Ranch is the name of the ranch. It's also going to be the name of the business that eventually sells grass-fed beef. But that's kind of a ways off. I've got too much going on right now. But anyone in the world that can go talk to a rancher and say, hey, I want to buy some of your cows. And then you go talk to a slaughterhouse and say, hey, can you slaughter my cows? Be sure you get a date months in advance because they get very busy, right? They get very, very busy. The unit economics on that are you can sell the finished grass-fed beef. It doesn't have to be grass-fed. It can be grain-finished or whatever. People just want to know where their meat comes from and they want to buy it in bulk so they can save money. You can sell it from between $8 to like $20 a pound. Depending on like the type of beef, is it choice, prime, Wagyu, whatever. But like $12 a pound is for like a quarter of a cow. That works. Quarter of a cow is going to be like 125 pounds worth of beef, right? So we're talking, you know, low thousands of dollars. Call it $1,500 for a quarter of a cow, $6,000 to sell a whole cow. And your margin on that, your net margin is going to be about 40%. And you don't need a ranch to do this. Like I'm doing it. But not because I— you have to own the land. You don't have to own the land. You don't have to be vertically integrated. In fact, like ButcherBox and like Snake River Farms, all the big boys, they don't have their own ranch. They don't have their own cows. They just buy from farmers, right? So that is a business I love because a lot of different people can do it. It's not winner-take-all. Every single human, except the vegans, is buying beef, right? Something we all need. It's a commodity. So if you sell beef that's not Walmart beef or grocery store beef, People want it. Another way of making money with this, depreciation. I'm going to save a lot in taxes thanks to this ranch. I'm going to be able to depreciate some of the stuff, not a ton, from this ranch. So that's helpful. I'm going to be making shop rent from the ranch, not quite market rate, not what I would like it to be, but it's something. It's a revenue stream. It helps make my payment. I could do hunting leases, right? Plenty of space to do guided hog hunts, helicopter hunts, Hogs are an invasive species here, so you can shoot them wherever, whenever, however you want. There's whitetail deer out here. People pay thousands of dollars to shoot a deer. Clay pigeon shooting, charge for that. Rifle range. Hunting leases actually aren't super profitable. Not very bullish on that, especially for the liability. One good thing about the floodplain is it grows grass really well because it stays pretty wet. The grass grows faster. And since I'm not making it a neighborhood, I don't really care that I can't build structures on it. Now, the dozer. Go on Facebook Marketplace. You can find crappy dump trucks for $5,000 to $15,000, especially if they're not street legal, because I don't need to drive this around. It can stay on the ranch. You can buy dozers for $10,000 to $30,000. You can go to farming ranch auctions or heavy equipment auctions and buy dozers, get them delivered to your property, and then they stay there forever. I know a guy that just flips heavy equipment. He goes to auctions, he buys them, and he sells them. He never even takes delivery of them. So when we dredge out our pond and dig it out and make it deeper, make it bigger, we're going to take all of that you know, Blackland clay, that North Texas clay that's really rich and compacted, and we're going to move it up to the hill, like the, the highest point on the property, and we're going to build our house on top of that. So it's going to be even more elevated. That way we don't have to get a bunch of clay purchased and shipped in from somewhere else. How about the pond database? So I was talking to Claude about this, and there are 800,000 farm and ranch ponds in the state of Texas alone, and there's no public database. But there should be. There could be. All the tools are there. This GIS mapping imagery, Google Earth, AI agents, everything is there for someone to build a database of ponds. Well, why would you want one? Oh geez, where do I begin? You could have a marketplace for people to go fishing on private property. People could charge for people to fish for bass on private property. You could sell the leads to pond management companies, pond dredging companies, pond digging companies. Like it's data. You can do whatever you want with data. The dams on these ponds leak. Beavers actually poke holes in the dams. They're supposed to do the opposite, but when it comes to ponds, a beaver is a rancher's worst nightmare. So these ponds need to be repaired just like anything else. Another way of monetizing it, YouTube channel. So I'm not going to be able to leverage my audience because this is a business audience. They don't really care about farm and ranch stuff, but I can leverage my learnings, right? I talk about that all the time. Your learnings compound just like money does. So I've learned so much about how to grow a YouTube channel, about good hooks and thumbnails and retention. And I'm going to leverage all those learnings into a different channel where it's just me out there like cutting down trees and talking about farming. Farm and ranch stuff. I figured if I'm doing that, I might as well film that. I already have a team. I already have like a thumbnail guy who's amazing. All these people, might as well make a YouTube channel. And I think realistically, if the YouTube channel gets to be a fraction of the size that this one is, then it would at least cover the payment. I would have zero ongoing expenses because it would be offset by the YouTube channel. I think I could get there within a year or so. So that would be awesome. How about farm stays, hip camp, RV rentals, campsite rentals? Right next door to me, there's a tiny house community with 14 tiny homes. She charges $1,450 a month. They're fully occupied, so they're making like $17,000, $18,000 a month on 20 acres, right? So less than a tenth the size of this. I could totally do that. Totally do that. I'm thinking about putting like a bridge Airbnb, an Airbnb that goes over the river with like a glass floor, plexiglass floor. The hard part is I would need to get electrical, solar, whatever, septic down there, and there's regulations around putting septic too close to a river, but Everything's figureoutable, right? How much, and how much could you charge for an Airbnb that's like over a river that looks down on the river that's, you know, 58 miles from downtown Dallas? Like, come on. If you want to do stuff with ranches like this, you don't have to buy it either. You can lease land for stupid cheap because you know what, like a farmer pays to lease 20 acres? It's like low hundreds a month. It's very, very cheap. So if you find, if you go to Zillow and you find land that's like unloved, it's in a floodplain, it's on a highway, it's been sitting for a while, It's $400,000. Reach out to them and see what you can do to lease it or rent to own, right? I've got a buddy in Canada that does this. He finds raw land on highways. He rents to own it and he gets portable storage units and he builds storage facilities, but they're temporary. They're with portable units. That way, if heaven forbid it doesn't work out, he can just walk away at the end of his lease. and resell his storage units. But so far for him, it's never not worked out. It's always worked out. 5 acres on a highway brings in portable storage units, starts renting them out. Now he's got a storage facility that's worth significantly more and he's already de-risked it as opposed to just building it from scratch after you buy the land. So then he executes his option to buy the property from the owner because he can, right? It's like a rent-to-own or it's renting land with the option to buy it. So he rents it until he's proved the model. Once he has a successful business, he buys it. You can do that with any type of use case. It doesn't have to be portable storage. A bunch of mature pecan trees and oak trees. I've been spending the last 2 weeks trimming them. I'll put out some YouTube videos about that, but I'm going to buy a skid steer, RV. All of those things can be rented out on Facebook Marketplace. You got a place to put them, but that's it. I won't be talking about this ranch very often on the podcast because It's not really a business thing, but as business things happen on the ranch, I will bring them up and talk about them. But if you want to follow the journey, check out Triple Eight Ranch on YouTube. We may or may not have a video up by the time, um, you're watching or hearing this. We'll also link to it in the description. But thank you for following along on this journey. Thank you for supporting this podcast and being a part of the reason I was able to buy this. So you just listening to this or watching this helps promote the podcast. And helps me to have a cool life. So hopefully you guys get value from me and you're starting businesses or learning about starting businesses because I know I for sure get a lot of value from you and your loyalty. So thanks for hanging out on the Koerner Office. Hey guys, if you're still listening to this, it's probably because you haven't had a chance to take your AirPods out. You're still mowing the lawn, you're still driving, what have you. If you're still here with me, I would really, really love and appreciate a 5-star review on Spotify, Apple, or wherever you get your podcasts. It would mean a lot if you want to go the extra mile, share this episode with a friend that might have an interest in starting a business. It would mean a ton. Hope you have the best day of your life today.