In this short conversation, Tommy Dobczyk walks participants through a land acquisition scenario and the mechanics of the Land Shark Mastermind fund. He outlines the deal’s economics—purchasing land at $8,000 per acre with an intended resale value of $40,000 per acre—and offers a $50,000 payout to the partners while retaining the remaining upside. When the partners question the arrangement, Tommy advises rewriting the Letter of Intent (LOI) and clarifies that the partnership will be structured through the Mastermind’s two investment models. The first model is a fixed‑income debt investment, placing investors in senior and junior lien positions and guaranteeing an 8% return, which he pitches as superior to current bank rates. The second model is an equity investment with a waterfall structure that delivers variable, typically double‑digit returns, shifting risk to the fund. Tommy emphasizes the importance of staying actively involved in deals to avoid being out‑maneuvered and positions the Land Shark Mastermind as the platform that provides the necessary answers, structures, and protections for participants.
Are you in the deal room?
Pad ready. We can sell it for— you're buying it at $8,000 an acre, and I'm trying to get it where you can resell it for about $40,000. So I'm going to pay you guys your $50,000, but I'm keeping the rack. Jen's eyes got big. We can't hear you. Take it off mute. Take it off mute. Say it again.
You would— you— would it be a partnership that way, or would it just be—
No, because you said you wanted $50,000. So I'm just giving you $50,000. Yeah. No, like, again, like, we can't go back on a deal once we run it. Come on. That's not fair. I'm gonna make sure you get 50, your friend gets 50, I'm gonna get the rest.
How do I fix this?
You better rewrite another LOI, I can tell you that. So here's the thing though, we're going to be partners on it. I'm just messing with you because you got to understand, you got to have answers for people, because if you don't have answers for people, you're gonna get— they're gonna, you know, because you were satisfied at 50 until you found out it's worth $5 million. Right.
Yeah.
Okay. So this is why it's important to be a part of Land Shark Masterminders, because when we put these deals together like this, if you're going to get in these deals, you got to stay— you got to stay on top of them. Otherwise, you know, people can take the advantage and take the level set. So in this type of situation here, we have two ways people can invest. We have the fixed income model, which is the debt investments. They're going to be in senior and junior lien positions. And then over here in the equity model, We have positions where there's going to be waterfall structures and they're going to have a variable rate of return, which is always going to be double numbers. In the debt investment model where it's fixed income, 8% is better than any bank is paying right now. So that's why I can guarantee an 8% is because I can keep it fixed. There's a good chance we're going to make a lot more, but again, you took the, you took the guarantee over the risk. When you take the guarantee over the risk, you always get the guarantee and then the risk goes back to the other person. This is why when you said, I'll take $50K, I'm like, great, because if it's worth some money, I'm going to take it to the bank, right? So this is how our fund works. Go ahead.
Unless we were partnering on it.
Exactly. So this is what we do in the land shark. We joint venture with people like I like. I have to let you— I have to let you fumble in order for you to understand how we're on the same team. When you fumble, I pick the ball up and run with it the same direction. Right. And that's the key to the Land Shark Mastermind is that nobody fumbles the ball in the wrong direction. We're always fumbling it in front of us to somebody else who's going to pick it up and take it the next, you know, 10, 15 yards.
