GMT20260327-155621_Recording_gallery_1920x1080.mp4

Good morning and welcome to The Deal Room Live, the daily real estate deal tank powered by Titan Impact Group, a global leader in AI-driven real estate investing and funding, where the real estate world meets speed, precision, and profit. And bring us your deal so we can put it into our AI model that analyzes and structures real estate deals in minutes, generates all the docs you need to get the deal done, and gives you a verified, unbiased breakdown of due diligence reports. The investors get the advantage of getting fully vetted AI-analyzed deals that cut their due diligence time down by 60%. So you're in the right place. Let's the deal room now and get into today's opportunity. Tommy, you're muffled. I don't know where your mic is. Um, how's that?

He's not speaking clearly today, by the way. Okay, listen, he's doing his redneck shuffle.

Listen here, little Canadian being so sassy.

I'm not sassy, I'm just saying it like it is.

Yeah, little rope is nowhere to pin it on his cowboy hat.

He's not enunciating today.

I'll put it on the cowboy hat. There you go. That makes you smell better. Let me know.

I think it's because we've been at a conference for— this will be day 3, and he's been doing an enormous amount of talking, so his mouth is tired.

I— yeah, I spit my teeth out after the first 12 hours. I was like, like, they literally like flew out of my mouth as I was talking. I like caught them, put them in my pocket. Kept talking, so I just talked my damn teeth right out of my mouth.

Anyway, anyway, I'll carry your teeth because we're the same age. I have no cavities, no fillings.

I used to kiss bulls on the mouth. Different.

Don't kiss bulls.

That's bulls on the mouth.

That's dumb.

Don't make out with Five Knuckle Cowboys. There's another one. As a matter of fact, one of my teeth got knocked out by an 87-year-old woman. Ready for this little nursery story? So I was working at Redneck Stories, working at Brandon Regional Hospital, and I had— I was an ER nurse at the time, and there was this little old lady who— severe dementia, severe dementia. No, I never made any patients mad. Severe dementia. She, she tried scooting out of the bed all the time, right? And so we had what was called a sitter outside the room, and so the sitter had to go to lunch. So I was like, all right, go to lunch, I'll sit here and watch the you know, watch the patient. And so, uh, we have orders sometimes to tie these people into the bed, and I don't like that because then like they fight the, they fight the strings all night. Right, right. And stuff. And she had, she had, uh, long nails, so she had these mittens on that we would tie to the bed and she would just fight like this. But I undid the straps and I just, her mittens were there. And so we just had the mittens on so she couldn't scratch her face or claw at anybody. And so the mittens were on and all that, and I left the room and I walked back out and I was doing some charting. I looked up and she's like trying to climb out the bed over the rails and stuff. So I went running back in there, and just as I went running back in there, she had slid out the bed enough to where I could catch her and caught her up like this. And I'm like, you okay? What are you trying to do? And she took that right hand. I didn't know what was under the mittens, but they left a ring on her finger, but it was a turquoise ring about the size of Earth. And she took that sucker and went plop and gave me a Rocky Balboa right in the mouth and busted busted two of my teeth right in the front, knocked both of them out. And I'm like standing there with a bloody lip, teeth that spit them out, and I'm like, can somebody help me put this woman back in bed? And the nurses behind— six women behind the nurses station— laugh, laughing their ass off like they were watching a comedy show.

Wow, I'm so sorry. So traumatic.

Yeah, it was. So I took old grandma, set her down in the bed, got her all calm, got her all calm back down. So And that's when I was actually learning meditation. That was the thing in the hospital— doctors don't come with the drugs right away. So when you're in pain or you're, or you're, or you're anxious and you got to wait 30 minutes to get that medicine in them, you got to learn something. So meditation worked really good. But sucking on, sucking on Grandma's, uh, right hook boxing gloves took all these teeth out. Bullfighting, wrestling with cowboys, and dancing with cowboys in parking lots. All that stuff. So all the stuff I don't do no more.

Thank goodness.

Right? So now we talk about real estate and all that cool stuff. And, uh, that screen is super dark. Can't really see it. And then this one's not even on there. That goes. What is going on with this one? I hit, I'll hit buttons anyway. So Katya, we'll do some, we'll do some week, uh, week-long roundup. Katya, uh, sent message to Dallin on the, on the 5.5, we talked to a lot of multifamily people yesterday who are like, that's a great deal. We'd love to be in on it. So we've got, we've got synergy both ways. Where we're at with Dallin right now is like, they're trying to determine, you know, best deal for them. That's kind of where we're at. And it's giving us a little bit of leverage in the sense that we're not going to take second, you know, second, third, fourth string situation when we can take first string. Position. So we want to do that.

Looking forward to hearing back from him. I sent him, I answered all the questions yesterday.

Nice. Nice. Um, and then, um, we, we haven't looked at Blake's deal in a minute. Um, he had one that was 13 acres out there in, uh, was it Mesa?

It was Mesa.

It was Mesa.

Mesa. Yeah. And that one was strictly like really, really good industrial, but it was also in an OZ zone, right?

It wasn't industrial. Opportunity Zone.

It was or was not?

It was.

It was.

Yeah. Was. So, so there's that. Who else we got in the, in the panelist section here? I sent, yeah, I, I had a list sent in by Laura from Washington and she's got all, all kinds of OZ stuff there. Okay. So panelists, who's the panelists?

It's everybody that you see right here.

Okay. I only see attendees. No.

You see the pictures of the panelists here. I have to keep this open so that when somebody pops in, I can bring them in as a panelist.

I can promote them to panelists, so you don't worry about that.

You see that?

I like having the names over here so I know who to talk to.

You can't see the names on the picture.

I know that I only see limited amount, and so based on only seeing 4 pictures here and there's 6 people in a room, that's what I'm concerned.

Maybe when the lady knocked out his teeth, it also wobbled his eyesight.

Oh my God, listen to Katya being sad. Quit learning bad lessons from these women, Katya. Laura is the queen of the, of the, of the BFF in-laws. You, you cannot be meaner to me than her.

You're not being mean, Katya.

Blake, do you see how mean these people are?

Oh my word.

The one, the one, should we call the wife? You'd see me playing the smallest violin in the world for you. Wow. All right. So let's bring the estrogen level way down. Let's bring the vasopressin way up.

I'll bring the vasopressin up.

Vasopressin up. Wah wah. You know, juice way down and we're going to go. And again, you understand why senators in Rome were all men that were escorts. Oh, good Lord. Let's understand that. And back then they weren't doing illegal trading, you know, on the stock market. They had a stock market back in Rome, in case you didn't know. Anyway, so, uh, yeah, we looked at Blake's deal. Laura sent in a deal. Dewan just said he got a deal he wants to play with. So, uh, it's 9:15. Let's, let's, let's, uh, let's do some fun stuff. What do you got, Dewan? I already know what everybody else got. Can you make, uh, can you make my eyes, uh, uh, make my brown eyes blue?

Well, I have a deal that I'm, I'm shopping the land, and I, I'm, I think I'm just going to end up wholesaling this deal, but, um, I wanted to run it just to see if it was even worth partnering on, I guess, taking it down myself and partnering on. So I'll pitch it from that aspect. I'll pitch it from two aspects if I decide to wholesale it: what I'm asking for just on the lot versus what I'm getting a lot for. So I'm getting a lot for $80K and I'm gonna wholesale it for $115K. So Those are my two options, uh, in takedown and wholesale. But I'm, I'm just gonna give the information on it. Let's see what, where it stands, I guess.

So, so yeah, let's, let's look at something real basic right off the jump, Don. Uh, Katherine says, do the numbers, let the numbers tell you what to do, right? Okay. And so in anything land, if it's just raw land, yeah, uh, there's some basic rules to follow in the sense of like when you're looking at the rules to these things, you wanna look at, are you within 10 or 15% of ARV? That's number one rule, like vacant land. If there's a building on it and you have to knock it down and build up to build on it again, it makes the fair asking price or fair asking offer, FAO, or fair counteroffer, whatever, is to, offer, uh, between 10 and 15% of the ARV of what you're building. So if you're building single family and the house is $500,000, you want to pay no more than $50,000 to $75,000 for the lot, right? If the lot is for commercial and you can do a million-dollar building, you're not going to want to pay more than $100,000 for the lot, right? And so these are all the things you have to look at when you look at raw land. That's like a Basic rule, they call it the 1% rule, they call it the 10, you know, the rule of tens. I call it a 10 to 15% range because if it's got electric, water, and, and, and drainage or sewer, then we've got, we've got utilities on the property, and utilities on the property are valuable. So I'll give them 15%, I'll go to 15%. But beyond that, if I got to go knock a building down, it goes back down to 10.

So the gift in this lot is it's clear, it's already clear, ready to go. There's utilities on the lot. Uh, the lot is zoned office institutional. Office institutional supports multifamily, duplex, triplex, quadplex, and townhomes.

Yep.

So it's a, it's a half-acre lot. It's 4 minutes from downtown High Point, North Carolina. And I said city sewer and water is already there with power, right?

So yeah, I mean, let's, uh, you got the address?

1309 South Elm Street. Let me, I'll type it in, 1309 South Elm Street.

And what I want to do also, we're going to go to GPT, we're going to go to Deal Hunter by Land Shark. I know the OZ Wizard's down there, but we're going to run the deal first.

Ah, they're extra loud.

Katia's got land in California she wants to look at.

Yes, there's also an opportunity zone plot in Florida.

All right, awesome. I pre-vetted with Land Shark. Here's, here's, here's how we're going to do this because we were, We went to, I went to an event yesterday where they were doing deals and it was like really slow because it was like, we're sitting here, do this. So here's what I want. If you got a deal you want to do, you're going to go to Deal Hunter by Land Shark. You're going to put the address in it. You're going to tell it what, what 3 words?

What 3 words, you guys?

Run this deal.

Run this deal. Run this deal. And then be ready to share your screen. There we go. All right. Okay. So that way we can just jump from one deal to the next, to the next. Because the dude we watched yesterday, like it looked like goats mating. Well, we waited. That's not a pretty sight. They faint pretty easy.

Okay. So who's got the deal ready first?

Go ahead and go right there. Let's run his deal. And then Katya can get her deal started.

Run this deal.

Blake's going to get his deal started. Are you running it?

I just set it up, but if you're running it, that's fine.

Yep. If you're, if yours is already gone, I can, um, no, I want to, we'll go ahead and run this. Like we'll get this started and then yeah, let's jump over and look at what you got, DeJuan. I got Amor in here. Her and I were looking at some property in Chicago. And more. We met a guy last night, Cody. Cody's his name. Uh-huh. Uh, group homes is his game.

Yeah.

Oh, great. I actually met, uh, I went to a networking thing too yesterday.

So 22 different deals.

Juan, do you have yours ready to go?

Yeah.

You're muted.

You, uh, if you share your screen, we'll, we'll walk through your deal. We'll slide down through your deal real quick. I like his, his picture says Excuse me. How we all win. So it's good stuff. All right. Snapshot right there. All right. It's a half acre. Now again, you said a quadplex. I like, I like the, I like to play on the quadplex. Go ahead and go down. Quick Valuation says that stuff right there is going for $245 an acre asking, but in that spot there, it's typically more like $15,000 to $300,000, but it says it's not overpriced. What we can do is a 5,000, 7,000 square foot Flex Warehouse shows your incomes. Your exit is, um, right there and it says this does not pencil. Option 2, land flip entitlement play, um, doing all this stuff right here, uh, ready to build spread is only $50,000 to $100,000. Works only if you solve drainage issues and your package is ready to build, right? So having everything done, done. The covered storage yard, uh, looks pretty good and your NOI right there, this is the highest. Of the place because it has an 8-cap, bringing the value up to $300,000 to $500,000. And you can make it basically a spot. Do you have this property lined out on a map yet? You have a map of it?

As far as like where— as far as a picture, you mean?

Yeah, like an aerial view. Ready, go open a window up. Go open a window for Google Maps.

I can put— I have a, I have a picture of it.

Let's see, let's see what you got for a picture of it.

From the, uh, I've actually pulled it from the GIS.

Okay, Google Maps sometimes outlines other stuff around it, so that's where— why I like to use Google Maps is because sometimes like it'll identify things on Google Maps. GIS is good for like surveying and, and technical work, but when we're doing a market study of some kind. Google Maps is actually the best at providing, um, like a good, uh, example of market, you know, market capture. So if you type in the address right there, and then what I like to do is put it on a 5-mile— like there's usually a, uh, a scale somewhere in your screen that shows like how— like right down here it says 200 feet. See that right there? Yeah, zoom out until that says 1 mile and then put that red dot right in the middle of your screen. Once it reaches 1 mile, we're almost there. There you go. There you go. Right there. Scoot it up. You're kind of far off, not too far off the highway, but it's 4 minutes from downtown right there. So go ahead and, and, um, yeah, go ahead and take a, uh, minimize that picture there. That way, like, get rid of that. You just click that collapse panel, recenter it, and do a screen capture of your map now. And I'm gonna show you how we can get this to how Dealowner can act as a feasibility study for us. You're good right there. Just do a screen. Do you know how to do a print screen or a screen capture?

Yep, I got it.

Okay, then we're gonna take it back to your ChatGPT and you're gonna the picture. Add the picture right there to ask anything. Let me see.

Okay. Just drop it in there.

Yep.

Yep.

Nice.

And then what you're gonna ask it to do is do a, do a—

I think if he does the microphone, he can hear you.

Maybe. Yeah. Try it. Try it. See if I can—

the little microphone there.

Yep.

Click on that and let's see if it can hear Tommy Dobczyk.

So what I'd like to do is I would like to do a feasibility study using this Google Map. Give me the, uh, give me the, the top 5 highest and best uses of this property. It's a half acre. I noticed with a residential property next door, I want to look at every type of asset class that fits this zoning from assisted living to group home to, um, the subsection of multifamily. That's like quadplex, um, co-living, uh, any kind of industrial that could possibly go there. Um, um, maybe even like, uh, barndominium. Um, what I'm looking for is to understand what the highest and best use of that property would be to obtain at least 40 to 60% ROI. Um, so dig around and see what we can do to get a substantial return on our investment.

The black circle.

So within this feasibility study, within this 2 to 3 minute loop around, uh, the I-85 business loop, some of the things that it says, like right here, that contractor yard seems to be the the, the strongest play that it likes. Uh, it shows an ROI about 16 to 35%. And then if you leverage it, you might get to 40. You got co-living or workforce housing, 4 to 8 doors. ROI is not going to meet 40 to 60%. Keep going down. Group home and assisted living. It can exceed 40% ROI if an operator is in place. So we'd have to get an operator turned in, tuned into that. 6 to 10 bed. You got the flex bay, ROI doesn't even get close. Hybrid barndominium yard, hard to quantify, but you know, the equity and tax advantages might happen if you have an owner-operator at play. Oh, you know what, Dwan, you, you, you suffering from the— I, I like $20 more than I like a future because I see that little button down there, it says upgrade on it, and so That means you don't pay $20 a month. And so if you pay that $20 a month, you're gonna get way better performance from your GPT than you've ever seen before. Go ahead and keep going through it. So yeah, I mean, it's a hard sell, brother. I can't say for sure that this would be something that I would, I would be running after like grandma's cookies.

But he's just doing it. So he said he's gonna do a wholesale on it.

Yeah, but even still, there's no act. Like when you get down there, we've got like 2 more or 3 more messages that we can tap into. I'll show you real quick. Hit that button right there. Nope. The microphone button again.

Okay.

So based on this information, it looks like there's maybe one or two options that we have for highest and best use at the price currently listed. We're going to try to get the property for like $80,000 for the half acre. Can you give me an idea of what it would look like to be able to wholesale this? And if that price is even doable based on the comps in the area, I want to stay in a I want to stay in a sale price of the land of about 10 to 15% of the highest and best use. So, uh, uh, I want the, uh, ARV to be, uh, you, I need the comps or the ARV for the area to determine what the sale price should be. If I only want to pay between 10 and 15% for that, uh, property is 10 to 15% of the ARV. Go ahead and send it. So who, who else has a deal ready? Kathy, is yours?

Yes, I have mine ready. Would you rather look at the Palisades one in California that is not an opportunity zone, but an interesting story, or—

I'll look at whatever you think is valuable today, because what we're doing is we're going to be setting this up so that when we do the 2-hour, like, literally, I'm going to need you guys to keep coming in and bringing these deals to us, showing them, working through them, and we'll be turning them into—

So, Katya, go ahead and share your screen, and I can toggle between each one. Dwan, keep your screen up, but I can toggle between the two.

Okay, so we're gonna—

Katya, share. So everybody, so you can see at the very top of your screen, it'll say Katya and Dwan. You can toggle between everybody's screens. Okay, so Katya, you're up. We can see you.

Okay, no, I want to finish Dwan's. Go back to Dwan. Okay, I just wanted to make sure she was ready.

Okay, so here's Dwan's.

Okay, so right here we got The key insights here, we got end user at $250,000, $300,000 investor income play. So basically with our built-in rule, run it, go down your way. Go on. Sorry. Right here we're looking at ideal buy is $40,000 to $60,000, $50,000 to $75,000. So again, that, that purchase price makes that ARV above the 15%, right? And so that's what you got to contend with when you're talking to the seller. It's like, listen, bro, there's, there's just like, there's not enough meat on this chicken bone for people to eat. And so unless you plan on holding it, there's not much else you can do. Do you know the seller personally?

Not personally. I know him. I mean, I've had, you know, I've had conversations with him, right, the purchase. So we, we got a good rapport, but I, I'm, I definitely can try to talk him down.

And again, you don't have to necessarily talk them down. You just got to talk them out of taking $80,000 $40,000 right up front, right? So if you can get him to, to be like note holder on it for 5 years, and you can put— if you can put $40,000 down now, yeah, back up, it puts you where you're at, right? And then you get him to hold a note for 5 years and just give them, you know, I don't know, $400 a month for 5 years. That's—

you could have Deal Hunter run that scenario, $24,000.

So yeah, even the script is what I say because you only got 2 messages left. So we gotta be careful.

I'm gonna upgrade this.

Yeah, I got it.

Okay, that would be wise.

I got it on my iPad but not on this for some reason. Just—

oh, you sold me. I love my office. The one you can join, the Katia Tommy team. What we do is we paid for the $20 version and we have 9 devices that we use Deal Hunter on. So we have 9 Deal Hunters cooking all at the same time. Wow. Okay. Right. So like every phone that I have, every iPad that I have, and every web browser that I— and I open multiple web browsers with my Deal Hunter. And then I also use the app on my computer. So then I have multiple of those. So yeah, I can get up to about 9, you know, 9 GPTs running all at the same time.

Okay.

Yeah. Super fun. Katya, I thought, I thought I was the strange one. Katya said she does that too. So it's actually, I think like a genetic code.

We all do, right?

I think it's— I think it's Genesis. Anyway, uh, Katya, let's jump over to look at what you got going on. Appreciate you. Thank you, thank you.

Appreciate it.

Okay, and then more, more fire up what you got. Holy crap, Katya, how many Krexys and, and, and Co-Stars do you have open up there?

We have turned her into an addict. I'm super proud.

Don't judge me, guys.

No, I am celebrating you. I am not judging.

So this is the first one if you guys are interested in Miami Opportunity Zone. But then there's also this one, which I thought was interesting.

Oh, I want all that. Go back to the other one first, though. That one. Let's look at this. 430 days on market, updated 13 days ago. Why do you think it's still on market? 430. We know that's over a year, right? Do it. Yeah, right. So scroll down on this. This is one of the things I love. Ready for this? This is the welcome to the 99 blah blah blah. And basically what they want to do is tell you that like what all the future stuff there would allow and how, you know, future value, future value, future value. Give us all the future value now. That's what they're asking for at a price of $9 million on, on this property. There's no other way to look at it except for the fact that they are literally trying to get all the future value from the future developer. Right. They're just—

okay.

And that's why it's on the market 430 days. I would love to call Alexandria and have that conversation. If you go to Sales Comp, before you go there, go to Sale Comp right up at the top. It says for sale.

Oh, sorry.

And you're going to see real fast unless CREXi makes you pay for it. So you got that little and that little right there, right? These are these infill lots that nobody did anything with. Total square footage, total square footage is only 7,000 square feet, and they got a building there for— that's like 1,300, and, and that's crazy. So yeah, scroll down. I don't think they're going to show you the whole thing because you got to pay for it. Yep, subscribe now. Go back to the for sale, right? This is why we made Deal Hunter, right? Because Katya's got to get that fixed. So let's see what the old hunter said.

So Deal Hunter said, oh shoot, I need to make this a little bit larger.

And just so you know, they're saying there's 150, 150 units per acre. So, and there was like only 7,000 square feet. And so, yeah, good luck. Is this the spot right here? I don't remember it being called that.

It's not.

There's the address though. Yeah. There's the address. Okay. I'm getting it. Okay. So it says, it says that the, there's 76-unit opportunity zone land. Right. And so with there being 76 units, the analysis below is anchored to the 6.7 million, 22,000 square foot, 76 version, because it's the cleanest set of numbers I could verify. So, um, it's, it's letting you know that like, um, basically you're looking at, uh, it's saying that it's about $302 per square foot for the land. You even Can you, can you fathom what that look looks like real quick by imagining a, a tile in a store, a 1x1 tile, 1 foot by 1 foot tile, that tile costing $302? Dang, right? And then you need 7,000 of them, right? So, okay, it's like, whoa. So, and then if you go back up again, look up, back up, up there, right there, it says the analysis based is based on the $6.7 million ask, but from when we were on the website, it says that it's asking $9 million. Yeah, right. So how did it— how did we end up at $67 million? Let's go. Let's figure it out. Keep going. The multifamily. Okay, keep going. And then you got the boutique hotel. I actually met a hotel buyer this weekend or this week. So that's a possibility. Keep going.

Super cool.

Mixed use, retail, rental. I mean, with, uh, yeah, especially in the South Florida market right there like that, it's highly possible. Um, and, uh, keep going. You got the office and keep going. It's good. Did a pretty, pretty extensive— do you see the difference, Juan, between, between not $20 and, and $20? It goes way deeper. And so that's why I encourage everybody use the $20 version. It's worth it. So right here it says Class A multifamily rental with retail below, boutique luxury condo, boutique hotel, mixed-use retail, heavy office. So keep going. And the demand saturation clean version. So yeah, okay, not bad. So it says the highest paper ROI is the condo sellout, but the best real-world ROI for Tommy is the multifamily rental with curated ground floor retail. And then the best is the boutique hotel hybrid lodging. So the build-whatever idea is not possible in Edgewater. So 76-unit luxury rental boutique condo sellout and hotel lodging seems to be the best. Go ahead and go down. We never discovered how it got from a $9 million to a $6.7 million. So, okay. Here's our ROI fallouts. Uh, we got 35% to 65% on the luxury condo. We got the multifamily Class A at 22% to 38%. The boutique hotel is 28% to 50. Mixed-use rental is 18 to 30, and the office is only 10 to 20. So we can definitely scratch you off any interest in office. As a matter of fact, we're going to be looking for office if anybody wants to go and dig around for office that can be converted to multifamily. I know everybody's like, what? Would you rather live in a crappy, dumpy-looking, uh, like apartment building looking thing, or something that looks like a fancy luxury office executive style anywhere, right? Well, anywhere, anywhere we're going to work in. What we're— where we're going to look is we're going to look in the more higher exclusive metro areas. We're going to be at 60%, all that stuff. So that's the focus, is finding the stuff that does that stuff, right?

So I found something in Costa Mesa that's very nice. I don't know if I can find it now.

Oh yeah, this. Yeah, wouldn't you live there? Like, wouldn't you just live there?

Well, here's what I love about it. Like, one of my— when I lived in Vancouver, one of the coolest places I always wanted to live was this converted warehouse. It had those giant windows, and I always wanted to live in it. It was, I don't know, it was wide open spaces, and it had like a—

and this definitely has those vibes.

Yeah.

Yeah. So, and again, it's in these areas that we're, you know, suffering from housing shortage or whatever. You could really disrupt the entire multifamily office community by turning offices into multifamily. Anyway, we'll, we'll play with that another day. We got, got to finish up this, uh, uh, this Easter egg hunt we're doing with, uh, Katya. What was that? Uh, looking at that late, that land though. Um, again, there's, there's the condo sellout, but here's what you need to be able to apply to that. We got to find the operator and developer who's ready to do that. Right. And, and try to get them set up and pulled in and, and ready to go in the next 18 months. So reaching out to this individual, you know, uh, property agent would be to just basically say, hey, you know, it shows here that, uh, it's at 9.6. It shows that on a separate flyer, uh, all this other stuff can be done. Uh, so we'd have to be— see, we'd have to see if they'd be willing to partner on that. Okay. The rest of it, let's finish out looking at it, and then I want to go look at that burnt up stuff over there in the Palisades. Okay, people over there.

Does anybody else have any other deals? We want to make sure that we're jumping through everybody's deal.

We got to look at Blake's. So I'm going to give Katya 3 minutes on the burn property and then we're going to jump to Blake real quick.

Okay, well, let's jump on the burn property.

Jump on it.

Okay.

So this is in the Palisades, although it's not in an opportunity zone. But I was curious at the potential of it because the location is awesome and this is what I have. It says it's for a very strategic and experienced investor.

Yeah. I mean, at this point, what is the zoning on it?

Let me check and go to the top. RE40 zoning.

Interesting.

It used to be a mobile home park.

Interesting.

It's really fascinating.

How much?

Unpriced.

Unpriced. Ready for this? There's your homework assignment. Get me a damn price.

Yeah. Go get a price.

Okay.

Because at the end of the day, like until we know how much they want for it, it's It's only been on the market 25 days.

Yeah.

And again, yeah, no, look at the location. You got two choices. Look at the location. Oh, beautiful. But you got to look over the top of all that burnt, charred crap. Are they going to put that back or are they going to bury it? Yeah, right. So we got to figure that out. Blake, what do you got? Your screen ready to share?

It is ready to share. I know we ran a deep dive on your GBT, so you want to pull up mine?

Yeah. Okay. Let me go pull it up. I think we— yeah, we did run one. Do you have a keyword we can search?

I do. It was called Tommy's— Tommy's Deal Strategy is what it was called.

Okay. Well, let's— since you got yours here, let's run through it. It already gave us all the info on this. It showed us that it had a projected NOI of 1.3, a stabilization cap of 8.3. So it's not speculation. It's totally doable in the area. I think we looked at the saturation absorption area of it and thought about that for a minute. So let's run that through yours. Go ahead and scoot down to the bottom on yours. And we're going to go ahead. Based on the address, we want to take a look at this property for market saturation and absorption. We want to also do a, we want to do a feasibility study for the 5 best, highest and best uses of the land at this property address. So provide us with that information. Ready to go. And so Some of the other things that, that I looked at when I was looking at this, Blake, is that there's even an opportunity of turning it into a rock pit.

Oh, okay.

Grandpa used to say, buy it by the acre, sell it by the ton. If you don't know what that means, that means taking dirt outta the ground and moving it somewhere else. Go ahead and keep scrolling down. Market analysis saturation. It shows here that supply snapshot shows that there's an estimated existing inventory of 2,500 to 4,000 spaces. Spaces available. Do the math. So, uh, saturation risk is that the subject property is opened for 600 to 640 to 650. So that's 15 to 25% supply increase in the submarket, right? So benchmarks would be that conservatively in a 50, you'd do about 15 units a month. So you'd stabilize in about 42 months, almost 4 years to get up to, up to snuff, right? So renting out a unit a day, you'd be there in about 2 years. So is this math mathing for you?

It sounds long-term, that is for sure, but not entirely.

Uh-huh. It's well ready. And so here's what we're going to discover. Keep going now. I don't know if our friend from the underwriting profession is in here today, but he'd get a good understanding. He understands this probably better than anybody. So, uh, let's do moves would be to get the pre-leases done and get people signed up before you start, you know, start doing anything. So the highest and best use, it says RV and boat storage is number 1, because it's got a 40 to 60% ROI. You go on industrial outdoor storage, contractor yard, a laydown yard, basically. It shows that it's got a strong alternative use, but the ROI margins are higher. Okay. Flex industrial showing that there's a pretty, it's pretty much available to do some things there. You got the semiconductor growth spillover coming. So it could be that. Keep going. So build-to-rent, like manufactured housing thing, probably do that. Hybrid retail storage. So a little bit of that. You could do a car wash or a gas station. So looking at all of it, uh, it's got, you got a good amount of, uh, risk mitigation with a couple of options there, but, um, to which you could quickly accelerate, right? But 600 units to rent, that's It's a lot. It is a lot. We'd have to probably combine and split it up, do like it's saying right there, RV storage and hybrid and stuff like that. Go ahead and click on the button there. Let's do a little quick deep dive on it. Is this property available or possible to become a mining yard, and would we be able to— I noticed that it is close to the historical riverbed of the Agua Caliente, uh, Agua Fria. River or the Salt River, could we possibly do some sort of aggregate mining or dirt mining on this property? No. So it's not a viable mining site because the zoning realities, right? So would have to be zoned industrial, does not allow for, or it is zoned industrial, it does not allow for the other. So special use permits required, and then heavy industrial zoning would be required. The geology reality is that this is near the river and an active historic aggregate basin, right? So, and then you've got this site is elevated above the river system and there's no indication of sand gravel reserves and then entitlement barriers. So again, I just wanted to see if there was a possibility. And one of the things I love about Deal Hunter is that it says, you know what, Jagas, keep, you know, pound sand. It ain't gonna work here. So, and it keeps telling us over and over why it won't. That's good stuff. I like that. All right. So yeah, from on this one, it looks like it'd be a good RV play, but here's the, here's the deal that we know. 4 years to stabilize is not something investors are gonna jump at. So unless you got a lot of your own money to play on this, it ain't a fun play to play on. Right. So keep going down. What does it say here? Smart Pivot is, uh, so your best alternative would be to turn it into a place where the gravel companies could stage. And I know they're down there. You know, and the economics of that, let's look at it. So all that looks pretty, pretty decent right there. You can get up and running in 3 to 6 months. Keep going. So keep going. You could, you could turn it into a gravel dump yard. Go ahead and hit, we got 10 minutes. Let's run through it. Uh, what if we turn this into a gravel dump yard or a, uh, uh, uh, rock recycling, uh, facility where we would crush gravel, crush store crushed asphalt and crush, you know, just crush up rocks and concrete and be a concrete gravel recycler. What are the opportunities for that? We again might need a special use permit, but I know some rock crushers out there. Yep. Yep. All that. So yeah, we would need the, we would need that. So keep going. Okay. Worried about some things there. The gauntlet. Here's the gauntlet. Keep going. Again, like we, you know, it looks like it smells good, but it, you know, probably tastes like it don't. So that's the tough part. Fees, total revenue, $1.5 million a year. Expenses. Keep going. Keep going. The potential NOI was $600,000 to $900,000 a year, right? Keep going. I hear a phone ringing.

It's next door.

Oh, keep going. Keep going. Keep going. Yep. And here's the other tough part about it though, is because it keeps referring it to being like a, a storage yard or not a vertical development, right? That makes it very tough to be an Opportunity Zone development because you have to do what's called substantial improvements. And if you don't have substantial improvements, like the dirt's going to cost more than it does to do the actual work, that's not a substantial improvement, so it disqualifies it. All right, cool. Amor, or—

okay, yeah, I have a quick question about one that somebody brought to me the other day. Share your screen.

Yeah, we're having you guys share your screens, and it seems like it's working better because the internet's faster on your side than it is our side, right?

And we can have deals cooking on our side too, because this is what the people are going to want to see. We're going to want to be doing this 2-hour show live, and, and, and with people sitting here in the club, we're going to be like, what do you guys think? And, and I want to be able to have you guys bring bird-dogging these people because these— they were investors all that time, meaning 40 of them.

Yeah.

And they're, and they're like, you know, the guy's like, well, it's going to cost you 10 grand to get in this deal. They're like, well, I'll take 10 of them. He's like, well, I don't have 10 deals. I'm like, I do. Come, come, come by my van, I've got something. Okay, let me share a big white panel van.

That's creepy.

Okay, with the diamond black, like, window in the back corner.

So creepy.

Yeah.

Okay, I was gonna do these other ones in Illinois, but somebody brought me this deal and I'm trying to figure out if it makes sense. It's like their grandmother's house, um, and it's 6923 Emerald. So what else should I put in here? It's like she owes $35,000 in different, like, fees and stuff like that to Chicago. And so if we're able to pay those, then like she doesn't want anything for that, like for the house or whatever. But it's like $35,000 for that and then $85,000 the contractor feels like to rehab it. But the problem is right now it is— they like did some stuff like people do in Chicago sometimes where they turn stuff into like 2 apartments, but it's not a legal 2 apartment, right?

Yeah. And to get financing on it, Right. The— it has to be demoed before the appraiser shows up, right? Because if the appraiser shows up and there's like stuff, but it, it, if it looks that way when the appraiser shows up, you won't get the money, right?

Okay, so what's my question?

Uh, are you wanting to run this as a new deal or incorporated in this, in this one that you're doing right here? No, I want to run it as a new deal because that was looking at stuff for the nonprofit, and I just want to know about this one as a Go look, then pull up a new, new conversation, new chat with it, because otherwise you can kind of confuse it if you give it to it. It's like, it's like talking to me about 4 deals at one time. I'm a blonde, I'm gonna mess up.

Okay, let me do it.

Where did your—

can you see it? Oh, there it is. Okay, I'm like, what are you doing? Here it is.

Okay, boom, there we go. Go ahead and drop that address in there and then tell it Run this deal.

So if you all are waiting on Facebook Live, if you go to my Facebook and we're friends, you'll see that I'm doing a Facebook Live and you can literally open up the actual live and then share that into different investor groups, investor pages, on your page. The more people we have coming to this, it means the more people that we can do deals with. I don't know about all y'all, but it is addictive doing deals.

And so what we got going on here is that it's saying that there's a, there's a tax history where somebody hasn't paid their taxes of $16 and $20 and $12, right?

That's probably true.

This is how you buy property for $12 right there, when people don't pay their $12 tax bill. So interesting. Um, so yeah, there's, uh, what was the Uh, what, what did it say that the value was? Did it give you a value? Oh yeah.

Wait a minute. Back up here. It is off market.

If she, uh, if she has any, any, anything over $80,000 involved in that, sounds like it's gonna be a nightmare.

Yeah. That's what I was telling the, um, the, the other guy. He was like, it was gonna be like, he was like, well, I think we could get it. Like we had paid a $35,000 and then rehab it and rent it out. And maybe for like a year and then see what happens. But I was like, that just seems really risky to me with it being a two. Like, one, we would have to like convert it back to a single-family home.

Yeah, you got to convert it back to a single-family home, buy it as a single-family home, and then flip it back into a co-living space.

Right.

And so if you, if you do the math on that, tell it to run a buy and hold on it, it'll tell you no. Okay.

So just going back to the office to be converted to multifamily, is there a certain location that you want to look for these spaces or just kind of in general?

Uh, wherever, like ask Deal Hunter to help you locate areas where multifamily is kind of being— there's still a, uh, uh, uh, absorption of multifamily that needs to happen. You know, the, like there's a low saturation rate, like you have a low supply of multifamily available, high supply of office available. And that's where we want to create the disruption. Perfect.

Thank you.

Oh, it's at the hour. So I'll finish playing around with this, but I feel like it doesn't— I've told him, I was like, I don't think this is going to make sense for us. But I was like, let me just drink.

And let me ask you this, Amor. If you were looking at this property 2 years ago, would you have come up with that answer that fast?

No.

Right. No.

Like, no one is.

Yeah. You're coming up with these answers faster now because of the fact you're doing this on a daily basis, right? And you're able to smell deals, whether or not they're good or not. You can tell when one is a dirty diaper and one is an apple pie sitting on the window.

No, sure.

Right. And then what you all like to do is you all like to bring me the dirty diaper and say, hey, call this guy.

Good night.

And then I get to talk to a guy and be like, listen, you got a dirty diaper, bro.

So starting Monday, we're going to be doing this for 2 hours. So bring your deals. Everybody's going to have their deals running on their Deal Hunter because it gives you the muscle memory. It saves it in your system. Your internet's probably faster than ours.

Yeah. And here's the thing is it speeds up, makes it faster. And we're going to have investors watching this.

Yeah.

From YouTube, from live, from Zoom, from their computers. And they're going to be like, I want to see some, I want to see something. So if we got Blake shopping in, in, in New Hampshire, wherever the hell he's been at, We got DeJuan bringing us deals from North Carolina. We got Amor bringing us deals from Chicago, Minneapolis, LA. We got Katya showing up with stuff. Tracy just shows up and she's just the—

she's got the money.

She's the Vanna White.

She's our money woman.

She's the money lady.

Yes, we need the bank here, right?

She makes it rain. And you know, it was kind of interesting. I don't see him in here, so I, I, I don't have a problem talking about him. Um, the guy that's been in here the last 4 days. Yeah. You know, the one that Nicholas guy or whatever.

Oh yeah.

So he's a professional underwriter for a billion dollar company. He's been watching us.

Uh-huh. Interesting.

So I'm going to see if his, his partner, who I've been talking to, the guy that like I was introduced to, he sent his underwriter in here to watch us and figure it out.

Interesting.

Which guy is that? I don't know if his name was Nicholas or whatever.

Yeah, it was Nicholas.

Been in here the last 4 days, not here today, but— Or Nico or something like that.

Yeah. No, not Nico. Nico's got the whole software.

Oh, okay.

Yeah. Nico's another guy. Um, but yeah, no, it's— he was an underwriter for a guy I was introduced to, but they, yeah, they have like, I want to say that it's $340 billion AUM and they're shopping with a billion dollars.

So I just want to talk about this for a second. So here's what I'm clear about inside of, this is a whole other epiphany I had yesterday being at this conference is first of all, like, you know, so we crossed over the $300 million AUM and you know, that's a significant number, right? But in this room that we're in, I'm like a teeny tiny little minnow with all these like whales and completely like completely transparent, like never been in the institutional capital world. Teach me, you know, all the things. And people have been really, really great and really generous. And what I'm clear about, what's really interesting is when people find out how much capital I've raised in the retail world, they're like, that is the hardest thing to do. And I'm like, oh, I didn't know. It's all I've done. And raising institutional is actually easier, but here's what's interesting over the several years, All the people in the retail world have been telling me not to do institutional because it's way harder. Turns out it's way easier. But the reason, their motivation for telling me not to go there is because they wanted me to buy their stupid course.

Oh yeah.

Right?

No, we want you to buy our stupid course. Go to LandsharkMastermind.com, sign up today, $20,000, and we'll tell you how to sit here and do nothing all day. Shoot over there real quick. See that 1776 platform? I'd like to share that with the team real quick. You got a minute? We're gonna go share the screen because I want to show you what she's talking about on the GPT side, 1776ing. So basically, if you just go up to the beginning of this right here, it'll, it'll break it down and get, get everybody to kind of understand a little bit what we're talking— not all the way, not too far. Oh, just my last, like, keep going, I lose it right, right there, right there, down a little bit and go back up because you put it right there. Yeah, go back up. Uh, it's this conversation right here, right here. Keep going, keep going a little more, a little more, a little more. 3, 2, 1, 0, right there. So, uh, what we need to have, this is, this is what Catherine does by herself with a, with a team. What they told us we need to get is what's called a, uh, a fund admin. We talked to Great Lakes. Their upfront cost is about $10,000 to $50,000. Then we need an annual fund administrator. And so that AFA is a $25,000 to $100,000 investment. $25,000 per year. Then we have the add-in costs of putting on our legal, right? We got to have a legal aspect to that. That's another $25,000 to $100,000. And then having a— you told us there was 4 buckets. Go back up. I don't see the 4 buckets. That's why I want to go to the top. Keep going. Keep going. Probably about that one. Keep going. Right here. Yeah. Keep going. So keep going. I don't know. Keep going right here. So what they want us to find is a managing broker dealer. So we talked to a few yesterday, go and get a consultant, FactRight. We got Michael Hughes, then go and talk to some of the bigger sponsors about who's their managing broker dealer. We go to 1776 Inc. They help us get the, the entire thing set up for distribution. Like there's literally 4 massive deals that we have to talk over $250,000. Yeah, to get this stuff, to get it set up.

But then the capital raising literally is in the hundreds of millions of billions of dollars.

They're handing $5 million, $10 million checks over on a monthly basis, on a monthly basis. Right.

Yeah. So this is what we're all getting into. Remember, we're building the band. So whoever wants to be a part of the band. You need to let us know what your genius is.

When we were telling the broker-dealers yesterday about the fact that we run a 2-hour podcast every day with a handful of bird doggers bringing us deals, their eyeballs were as big as saucers and they're going, oh God. Oh God. Right.

What are the options?

Why?

Can we talk another time about like, oh, this is what we think the different band things might be or whatever?

Yeah.

The positions in the band.

Correct.

I want people coming to us. Blake said— Blake came to us and said, hey, I want to be your who that knows how to run all your social media.

Because Blake knows how to do social media. Blake knows how to play with the video. Like, Blake, I can't wait to get you on the Opus Clips, let you sit there and, and, and what, wheel and deal. Because we're seeing an in— an increase in people going to our YouTube channels because we take every one of these calls like this and go and put it on YouTube. I don't, I don't edit it. I don't cut anything out. If I haven't, you know, the only part I cut out is when, when, when I might toot before we get on the call. Like, I cut that out. But that might be the best part. No, I love that. I'll tell you what, you ever heard one of those semis coming down the hill? Okay, okay, just stop, stop. Oh, Tommy, mess everybody.

Evolved really quick.

How we digress. Blake, I mean, farts are funny. Said he wants to do X. Katya said she wants to, she wants to do, she wants to do our time management. Yeah, yeah, she's, she's our chief of staff handling a large—

I don't want to tell people, listen, I want you to do this. I want people saying, hey, this is my genius. I'm your who that knows how to do this piece. Let me lean in and own this. But so that's the—

but I think for the other side of this is, is as you're sitting in here doing what we do on the 2-hour call, like showing property and running deals to these investors. The backside of this is going to Catherine's page and sharing out the stuff that Blake puts up. Somebody coming in and taking over and handling, making sure that, you know, one of our social media accounts always has information on it. Uh, there's so many things people can do to help us continue to grow and accelerate. Yeah. Um, but to, to Amor's point, the roles. We're going to have bird dogs, and there's 5 of them, really simple. There's bird dogs— I'll explain what they are later if you want— acquisition managers, dispo managers, TCs, transaction coordinators, and then, and then DDOs, due diligence officers. Like, those are the 5 main roles of what, what we're trying to accomplish within the Land Shark Mastermind. So anybody that steps into those roles we get a deal done, like DeJuan brings in this deal, he's acting as a due diligence officer on that role, right? That's a 5% equity stake in this. If I got Blake going over and jumping into compliance on it and getting marketing and advertising, he's cranking up stuff that DeJuan sent him. He's like, here. And then I got Blake cranking out 30 pieces of content about DeJuan's property. Now Blake becomes a dispo manager. Right, right. And so that's the role that he takes.

And Moore's over there on that list, that email that I sent you guys, like different roles and stuff like that. So that's what I was just trying to get clarity around.

Yep. And so we'll, we'll get, why don't you make up that list of job titles, put the role and scope to them, and then we can share them with everybody.

Okay.

I'll do that. Okay.

I like that.

Awesome. Well, we're, we're 10 minutes into the, to the hour, and I'm going to wrap it up with a prayer because this will be the last time I give a prayer at 10:10. We're going to be going to 11 o'clock next week, people. So I'm super excited. And in case you didn't know, Land Shark Mastermind started over a year and a half ago as a one-day-a-week show, and here we are going for 2 hours a day, 5 days a week. I love you guys. Heavenly Father, thank you for the blessing and the, and the, and just the immense amount of gratitude I have this morning for all the people and all the things that have come together to make this a reality. And we're continuing to grow it. People are excited by it. And so we do believe that it is your will for us to help people do real estate and do investing in ways that change lives and make impact in the world that you've created. It's through your son's name that we are grateful today. Amen. Amen.

Amen.

All right, everybody, have a great weekend. Let's round back Monday morning and be ready to hit this for 240 minutes. I mean, wait a minute, 120 minutes and have a good time.

Yeah.

Like, what is 40?

What are you? Yeah, but if you do my math, I end up talking to every single one of you for at least 30 minutes a day, so I'm, I'm all in.

Well, you go for it.

Yeah, yeah, I get the 240 hours, 240 minutes. I love it. Okay, I do.

We'll talk to you guys later. Have a great weekend. Bye everyone.