The Texas Land Expert: Joshua Bohannon

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This is the no Closer show where you get the latest developments in distressed note investing and learn the secrets of how you can control millions of dollars worth of property For Panties on the dollar. Get educated and entertained by someone who has closed thousands of deals and lives to support you in achieving the same. Now here's your host CEO of We Close Nodes, Scott Carson.

Hey Real estate investors, this is Scott Carson. I'm known across the country as the Note Guy and I've been an active note investor focused primarily on the niche of non performing notes, distressed mortgage notes on residential commercial properties for almost 20 years now. My company is we close notes.com and I know there's a lot of different things when it comes to the note world. Are you buying performing notes? Are you buying owner finance notes? Are you buying institutional debt? Like I would focus on Are you buying first seconds contract for each There's a lot of questions and it can be very confusing about what you can or cannot do. So one of the great things that we've hosted for the last couple of years that we do on just about a regular monthly basis is we host our one day class called Note Weekend. If you go to noteweekend.com you can register for our free three and a half hour class. We'll talk to you and share with you how you find fun and flip non performing notes. And yes, you can buy non performing notes from banks, hedge funds and a variety of different hard money lenders out there for your own portfolio. No, you don't have to have millions of dollars to dive into the non performing note game. We've got students that have bought plenty of deals with 2530 grand getting their ball rolling using their self directed IRA who are tired of dealing with toilets, tennis trash desks, tired of battling contractors and GCs to get properties rehabbed. We all know the market is changing and while it may not be like 2008, 9 and 10 again, it we do see a lot of distressed debt out there on both the residential and the commercial side. So if you're thinking about diving into the note game, becoming a note investor, a lean lord as you'd like to say, versus the landlord. Or you just want to figure out what it is about the sexy side of real estate in the note space. Well, check it out. Noteweekend.com doesn't cost you anything. We host it live usually the first or second Saturday of each month. You can go today. Register at the website noteweeking.com Register for the next live class we host. You'll get sent A replay to the previous class so you can start learning about the note business today. No questions asked, no credit card needed. This is a great way for you to dip your toes in the water and see if it's warm because I guarantee going through art three one day class, you want to dive into the deep end and become a note investor. So check it out noteweekend.com you can also go to our website. We close notes.com. check out our podcast, check out our YouTube number one YouTube channel. We are here to help support you. Whether you're experienced investor or you're brand new investing, Note weekend is a great place for you to get the ball rolling. People often say we cover more in our three hour class than most people cover in their three day class. So check it out. Love to have you be part of our note family, but get signed up today@noteweekend.com thanks and have a great day. Good morning, good afternoon, and good evening, everybody. Hey. Welcome to this episode of the Note Closure show. As always, Scott Clarkson jacked up to be here today. We've got a very special guest on here, somebody that I met through online marketing. And you guys know, besides talking about note investing in real estate, I like talking about marketing. Well, I think I'm pretty good at it actually. I'll just say I'm the best in the industry, what I do. But what's great is when you find somebody who has embraced it as well in a different niche of real estate and it's just kicking ass and taking names. Now, who am I talking about? I'm talking about your friendly bearded realtor, Joshua Bohannon. Now, he's from Blue Indie Realty and this guy knows how to market. Now, he's in the niche of land selling land in Texas. Now, Texas is definitely one of the hottest states out there. Yes, we have property tax a little bit higher, but obviously land in Texas is highly sought after. And I'll just be shut up about it. But we're honored to have Joshua join us today here in the nuclear. What's going on, man? How you doing today?

Hey, I'm doing good. It's good to be here. Thanks for having me on.

No problem. I'm surprised you're not running around in like 5 and 10 acre parcels and taking videos and risking limb from any rattlesnake or other wild cow running around out there.

Huh? Oh, yeah.

That was yesterday.

That was yesterday and tomorrow. Had to take a break for you guys.

Well, appreciate. Well, how'd you get into this niche? You know, kind of tell us your, you know, origin story as a land geek or superhero. You know what I mean?

Yeah. Well, believe it or not, I've, I. I've been in sales my whole life. But I was ready for a change. I was in contracting. I contacted a friend of mine who has this business along with other ones, and I said, man, I'm looking for something different. He said, let's do this. He goes, you want to start selling some land? So I went out, tried it a ride along and man, I was like, this is awesome. Got my real estate license and, you know, we specialized and pretty much only land. 98% only land and just taken off. Loved it. Love going out to the bridge and properties. I grew up in deep piney woods of east Texas. And so it's not to be out there again on properties because I live over near the Houston area.

Yeah, Yeah. I mean, it's. And how long you been doing this for Joshua?

In about a year and a half. A year and a half. Now I get close.

So I love that some people like, oh, he's only been doing for a year and a half. But here's the thing. I think that you stand out better because you really do improvise and have embraced using video to talk about your deals and your Tick Tock account and then leverage it in other places. Can you kind of go into the idea what made you come up with that or what you saw working and decide, hey, I'm gonna do that myself?

Yeah, There wasn't. When I got into our marketing team, had talked about doing some. They were like, hey, have you ever. Do you have social media? Have you jumped into that? And I was like, I don't really do it too much, but, you know, I know there's lots of them out there, so they're like you. It will help you a lot. Go try to do it. So it's funny, my first one, my brother came out and helped me and he had some ideas and it kind of. We got excited actually and took it off. I have a background in theater arts too, so that didn't help. You know, that helps.

You're scratching your proverbial one act play itch then there a little bit.

Right? Exactly. And just when I started putting it out there, I started getting a lot of feedback. A lot of people who were hungry for this kind of content and they hadn't seen it before. And honestly, it is kind of tough sometimes because I go to look for somebody and you don't see very many people. There's a ton of realtors out there, but they're not land stuff. There's not very many people doing land. And so it's kind of. We're blazing the trail, but it's, it's been fun. I love it. And, and I see a ton of feedback.

Well, I've got some friends that are in the land space, but they're remote. Like they will carpet bomb, you know, landowners on lots and things like that across the country and they'll flip it and they might use the satellite image of a property, but you can't really tell truly what a property is. Now you guys at Blue and you realty, are you going out, you're going out and buying these large like 100 acres or 50 acres parcels and then subdivide them up into 5 and 10 acre tracks, right?

Absolutely, yeah. I mean the lowest we've gotten is like 36. Usually it's 200, 100, 400.

Now are you guys, and you may not know this, forgive me if I don't, if I say something you don't know, it's okay. Just say I don't know exactly that niche, but you're buying it. Now are you guys buying those with cash? Are you buying those on terms from the sellers? Do you know?

I'm not 100 on that. You know, I'm sure they are doing some cash. I'm sure they're, you know, mixing it with some investors, stuff like that.

Yeah, so what I like though too is that one of the great things I think why you get probably some feedback and for correct me if I'm wrong on this, but the fact that you guys bring in, you bring in 15, 25 grand down, we'll finance the rest for you, you know, and stuff like that. So I'd love to get some here some of the feedback that you get from your videos that you hear hear the most often. I mean, I know I've commented, I said, oh, I love that. Or I've even gone out and looked at some stuff. I'm like in the process looking. So I like. You're the guy I look to first. You know what I mean?

Yeah, no, I appreciate that. Yeah, we've had. That's one of the biggest things that sets us apart as well is that we do offer owner financing on actually at the moment on all of our properties and they can be as low as 5,000 down or you would like to 10, 10% down. So that's huge in this market because if you ever go into a bank, land loans are not easy and Most of them don't do them. Yeah, and they're going to usually want 20 to 30% down. They're going to usually require pretty high credit. And even with high credit, you're looking at 8% to 17 I've seen. So, you know, this is a big deal. This is a, a really great way to help folks get onto a property.

Yeah, definitely. As you guys are doing. What is it if you, if cash down, what's the usual terms? Is it 20, 20 year, 30 year? I can't remember what you said it was.

Yeah, that's okay. So you can choose 10, 15 or 20 years. If you choose 10 or 15 years, it's 10 interest. And if you choose 20 years, it's 11 interest. But there's no prepayment penalties, no PMI and no balloon payments. We'll even do. Oh, sorry, go ahead.

No, go ahead, go ahead. You'll even do what?

If you do 20% down? We'll do five year terms at 8% interest.

Wow. Very nice, very nice there. Well, that gives people the, the ability, if they can get in, afford it to, you know, put some work in these properties. And we all know that land values are going up across Texas. Kind of crazy. You know, you talk about that, you know that I call it the Golden Triangle. From Houston to Austin, down to San Antonio and back. That's really the most exp. Real estate in Texas, right?

Oh, absolutely. And it's just continuing to trend up and up and up. I mean we have people who bought in that deal with Triangle three or four years ago, bought a smaller track, but 80 grand they called us and they sold in December for 160.

Wow.

Yeah, I mean that's not everything. That's not all of them. Right. But I mean it's definitely going up for sure.

Now how often are you doing a video? Is it daily? Are you going out and filming for an hour on a property? 10 minutes? What's kind of your process to doing? Are you out walking every property? You're just kind of taking still shots, be photos? What's kind of your, your process for it?

Absolutely. So usually about once a week, once every two weeks. Sometimes I'll batch everything within a week, but usually I'll go out to a couple properties and I'll spend an hour, a couple hours at the properties. You know, I have my phone, I've got tripods, I've got, I got a drone and I'm out there checking out, walking the property so that I can show people what they're seeing and, and and be able to tell them what's going on here. Is there a creek here, is there a pond? You know, is it hilly? All the different things. So, yeah, I would say I go out at least once a week or so.

Yeah. Now you've mentioned where you're at and you've got stuff all across kind of central to south Texas. I'd love to know what kind of mileage you've put on the, your car in the last year.

I mean, yeah, just weekly. I mean, it's, it's definitely up there. I mean, just Monday alone I went to a couple properties and that, that day alone, I think I put 350 miles on my, on my truck. So, yeah, I mean, I can easily do a thousand, thousand in a, in a week.

Now, are you guys, are you keeping track of all the contacts or the requests you get? I'd be willing to bet. Besides just the followers, I bet you've built a pretty good database of potential line buyers too, huh?

Oh, absolutely. I've got a file. And you know, there's a lot of times that, because I am different than a regular realtor, you know, I only sell for this one seller.

Yep.

So I may have. Not something that they're looking for at the moment. So I take those notes, I put them in my system and I've had it where we've released a new property and I've reached back out to them and had multiple. They're like, yeah, it's ready. So that, that's a great, great thing that we have as well.

Exactly. Now you're known as the friendly bearded realtor. What made you grow the beard as long as it is and what gave you that idea?

Yeah, yeah, the friendly bearded Texas land expert. That's right. Yeah. You know, I've been growing a beard for almost eight and a half years now just because I could. And, and I trim it. But yeah, I love it. I, I just, I don't know, man. My wife has never even seen me without it. So. Yeah.

Yeah.

And my kids barely record. You know, I asked them the other day, you want me to shave? And they're like, no.

So it's funny you say that. My dad was bearded for years, and then there's one Christmas when I was young. He went up and surprised my mom and shaved the beard off and came downstairs and started kissing my mama. There's a photo of me like, running over and beating them like, you're not my daddy. You're not my dad.

Yeah, I would imagine. I mean, my oldest is 16. So I mean I've had it for over half of her life.

Now on your videos, what would you say the, the average looks about a minute, minute and a half long. I know as you keep them kind of short. Yeah.

Unless I'm doing a YouTube where I can do a little longer. Right. Sweet spot seems to be about 45 seconds to about a minute, minute 15.

And how much time does it take you to kind of. I know you put a little bit different production into it, but as far as producing a minute video, how long does it usually take you on average.

From going out to shooting the content and editing everything?

Yeah. Basically start to not talking drive time, but.

Right. Yeah, that doesn't count. I would say probably, I don't know, four, maybe 30, 45 minutes.

Yeah, yeah, yeah. Because you're incorporating, you know, aerials and other things like that. Too long.

Right. Doing captains, making sure everything's right. Correct. Yeah. Color correction on the drone footage.

I love that. I mean that's, that's the, that's the great thing about it is I you. There is really nobody else doing that and that's why you've got such a unique aspect of, of what you're doing. We've seen some people do like some of the bigger high end ranches with drone footage and some of the stuff like that from a while back or what's it, what's it. Or what's it cost for 5 million for this, this ranch and stuff like that. Yeah, you're really serving a niche out there. Now are you seeing, are most of your buyers buying to eventually convert it to Homestead or they're buying for commercial or to get the heck out of Dodge when the apocalypse comes. What are they kind of looking for? Right.

Well, believe it or not, I got a good mix. I would say the majority would probably be Homestead, you know, going out there to build a home. But I mean, I've got a repeat buyer who's done it for investment. You know, he's like, man, the stocks aren't great. So let me throw it into some real estate. And he did some property up near Waco, which that area is below.

Yeah, yeah, yeah.

Which was a great thing. So. And then you have some who want unrestricted properties. So it could be maybe commercial things like that. I've got somebody who bought 10 acres over in the Guy, Texas area over about 45 minutes from Houston. He built a, he's building a furniture warehouse. So it's kind of a mix. You know, a lot of our properties are unrestricted. So you can do that.

Mm, yeah. It's definitely. You don't want an HOA out there in a lot of cases or make sure when you're buying, you're getting your mental rights too. In a lot of cases as well, right?

Not in this. Yeah, no, that's the thing. They're so pretty hard to get nowadays.

Yeah.

They've usually been sold off generations ago. So none of our properties come with mineral rights.

Okay.

And most of them are not gonna. I wouldn't say you'd have to worry about those anyways. But they do not come with it.

Yeah.

So those are pretty hard to find. You can. You can find them still, but it's pretty rough, pretty tough.

Now, are you guys basically targeting larger tracks and reaching out to the owners along a lot of cases for that, or can you give any insight, kind of the research on how you're finding.

Yeah, yeah. That they have. I believe it's a special realtor who looks for those big. These are usually like families that they're older couples who had this who either the kids don't want it or they're ready to go retire somewhere else, or they pass and there's no one to inherit it to. So that's usually what. What the case is.

That's very nice. I mean, Texas is a big place. I mean, you guys, you're selling in, I don't know, 30, 40 counties, I would imagine so.

Oh, yeah, yeah. Yes, sir. Yeah.

And that's one thing that too, I have to commend you on, is how fast you are at responding. I mean, that's the great thing, if somebody sends you a direct message. I love it too, because when I went out, looked at that property in Refuria and the property outside of a Karn City, you sent me over an aerial map outlining everything and there was something else, or of course, the. The pin. So I could drive to it, make sure I got there and was looking at the right product.

Right. Yeah. That's important, right? No, for sure. Yeah. I feel like if you're reaching out, it's very important me to get back to you as soon as I can.

And. And a lot of people don't. Yeah. And no, and a lot of people don't do that. I mean, a lot of times you've got bots out there, they got social media, phone. Because what do you have you got on your tick tock? I was. I was looking at. You've got what, how many followers now on there? It's kind of.

Oh, I think it's like 7, 800. Yeah.

Well, no, you got more than that. I think, I think, I think so. Let me look here. I just, I just had it a minute ago and of course it resets here for you.

Yeah, no problem.

But that's, that's the thing is you've grown that to where it's at over how long a time? A year, year and a half?

Yeah, I mean I start. Yeah, I started back in May of 23, so just over a year.

I mean I got a lot of comments here. And you've had some videos that have done really, really well. What's, you know, your largest video viewership has been by any chance? Let's see.

I think well, in Tick Tock I have some that are over 100k.

Here we go. He's known as friendly bearded text Texas land expert or Texas. Sorry, cuts it off. Texas land Josh Joshua. There we go. So. Oh, now you do. Okay, sorry, it's. Yeah. 7,700 followers, 64,000 likes. Okay.

Yes, sir. Yeah.

And you've got stuff like 44,000, you know, a thousand, 3,000. And that's the great thing is you really have a niche where your videos are really starting to. People don't know that about Tick Tock is if you post regularly enough to type, Tick Tock will automatically categorize your videos, which means you end up going to the eyes and ears of people that really want to see that stuff versus just being generic and having that 200 viewers, 200 view kiss of death that a lot of people get. You know what I mean?

Absolutely. And you need to have original content. The they do not like you to reuse. Reuse. Reuse.

Yeah, exactly. And you, you've got several videos basically for almost every piece of land you have out there, don't you? Like 1, 2, 3.

On every property I have right now, I've got at least probably five plus videos. Yeah.

That are unique. You're not re sharing. They're all individual, unique and that's. But they're small. I mean they're not. We're not talking hour long content on that stuff.

Right.

I would. Too bad there's not a way you're going to tell me it's off target because I don't want to share this on video. But you're going have to tell me how much. Well, maybe again maybe. How much do you think in land sales has occurred because of your TikTok or your videos? You ever keep track of that?

We were actually. Oh yeah, we definitely keep track of it. I keep Track of all of it. Yeah. It's important to me. Numbers speak volumes, you know?

Yeah.

Yeah. I've actually TikTok is one of the leading marketing things for me right now. It's.

It's.

It's doing well. I don't know the exact number, but it's definitely more than a mil. It's definitely more than that. Yeah. So go ahead.

No, I just was saying. That's great. More than a million in sales in a video on TikTok, which is impressive because I think there was an article by national association of Realtors that came out and said that the average realtor only sold like one. Only 50% of realtors sold at one. At one closing last year in the last 12 months.

It's wild. They said the average realtor makes 30,000 a year. I'm like, what is he doing? How is he surviving off of that? You know, like, is it a side hustle? I don't know. I don't know. It doesn't make sense to me.

It doesn't make sense because they. Most people like. And this is, no offense, I like realtors, stuff like that. We work a lot of realtors, stuff like that, but most would go to realtor school just to learn the rules. It doesn't teach you how to market. You know what I mean?

This is very true. Yeah. And they. And honestly, the realtor school, it taught me, you know, good. A good amount of stuff, legalities. But it's just a focus on land much. It's very focused on houses. So, you know, we kind of have to dig in and do some ce. I mean, I even went yesterday and did a CE class, continue education with the Texas Veterans Land Board because we've been blowing up with that. That's been very helpful.

Yeah, I would say so on that, definitely. But that's. That's the funny thing is we see folks, we see realtors that do embrace the marketing side because It's. It's a 21st century. I've got a good friend who has been a realtor for about 15 years, and he. So I work off word of mouth or I'm going to do. I'm taking the Tom Ferry School of Marketing. I'm going to do. He tells us to do one video a month, and I'm like. I'm just sitting there shaking my head.

Oh, my gosh. It's wild. Like, how are you gonna get in front of. There's so much now. It's. It's quick. It's so fast. The marketing now that if you're not out there daily, multiple times. You're gonna miss out one time a month that's gone. Who's seeing that? You know and I, I kind of understand. Until I got into this game, I was doing a little bit of social marketing when I was a contractor, but not like this. And I'm a big believer in this now. You even said it, you know, the video, especially for the type of thing that we do that takes off and I bet you if we looked into the data, the folks who are best at these type of marketing that we're doing that I'm doing and they're the ones that. They're the realtors that are making the most. They're the ones that are selling and closing the most.

Yeah, well, because that's the thing. A picture tells a thousand, you know, thousand words but a video tells the full story from, from you know, front to finish versus just the exterior picture now for sale or open house or stuff like that. You know, that's that and that's what unfortunately with most builders or the. I'm going to send out a flyer on the best recipes for Thanksgiving and I just like oh, I cringe whenever I see that kind of stuff, you know.

Yeah, yeah.

It's a 21st century now. Have you seen and you probably keep up with it. Is there a lot of competition in the land space in Texas or. You see it's kind of being a wide open for you?

No, I think it is pretty wide open especially. Yeah, I don't see as much. There are people out there. Obviously it is Texas. We're one of the biggest states out there. But again I don't see especially even in the marketing side, I don't see as much competition. And so hey, I welcome it, you know, because people are going to get more eyeballs out there. They're going to see more things. But right now I think I, I've got three or four that I've seen maybe that I personally have looked at that I kind of actually follow to see. You mentioned kind of one of them. How much do you think this. Yeah. And there's another guy that. But. But again it's not competition.

Exactly. Yes.

Right, exactly. And who. There's not. Not everyone can afford those. I mean they're multi million dollar properties and they're nice and there is definitely a market for that. But the mo. Most people out there are wanting anywhere from, you know, one and a half to 20 acres and they. That's the need, that's what they want. And so we're trying to hit that market and I don't see a ton of them out there.

No. And that's the, that's, that's the great thing too. That's what, you know your niche, you've gotten your niche down and that's really focused on because that's where a lot of people are looking like whether a, looking for more affordable homes or affordable housing, putting on a, a mobile home on it or double wide or putting something on it so they can build their own custom house or putting on a, you know, buying something and build a barndominium on. You know what I mean?

A lot of folks do that. Yeah, we got a property that's already sold out, but it's up in the Brenham area that, that Washington county and that's what almost everyone did out there is put a really nice barndominium. So it was really nice, really gorgeous views.

Right. Right. Now where do you see when you think about land costs here in Texas and stuff like that? I know it varies a little bit, especially compared to other areas of the country. You know, Texas is obviously a little bit more expensive. Where do you see kind of an average that people should kind of think about budgeting wise, if they're looking at buying land. How much per acre? And I know it varies like Washington county is a little bit different than out in the middle of refurbia county or something like that.

Right, right.

But kind of a starting point would you say?

You know, I would say a starting point would probably be you should budget probably at least 100. 100. 100,000.

For an acre?

Well, for an acre you're looking, Yeah. I mean you're looking for probably about 74. Okay, 75. I mean I don't really have, I don't have an acre right now. The lowest I have is an acre and a half and I, I think we just sold the last one, but it was 69, 500. And that was about 40 minutes south of, of San Antonio.

Okay. Okay.

You know, but I do have. But if you look over in that Kennedy, that corn city outside, that one's three acres for 75.

Okay.

So it really depends on, on what area. Obviously I think everyone know, maybe they don't know this, but the more acreage you buy, the lower the cost.

Right, right.

And also it depends on what comes with it, what amenities, if it's, if.

Wooded and creeks or you were selling, you know, Ponds, you had another one that had, was it Weimer that had the three bedroom, two bath house on it too?

Yeah, man, that went fast. Yeah, yeah, yeah, yeah. Anytime we have a house, which is rare, but anytime we have a house, it's. I tell folks, you better be ready because it's going to go fast if you want to check it out. Yeah.

Now, on, on the parcels that you're splitting up, are you guys going in and putting in. In gates and, and things for folks or you also have the ability to add in like a, A well or septic to a lot of this stuff or. No, those are obviously additional charges.

Right, right. So a lot of times we will fence it and gate it. Some of them we don't because it's maybe a little different or there's trees that we don't want to cut down. We'll let you make that decision. Most of them will bring power to the front of the property and then it's easy for you to connect to. Some of them have water lines there. Some of them we have to upgrade. A lot of them. You're going to need a water well. And some of those properties, we will offer it at additional cost. We can factor into the. But some of them we can't. And septics. We do no septics. And. And a big reason is those are very specific to the size of house you're going to put.

Yeah.

So.

Exactly.

And we don't know if you're ready to do that yet.

No, no, exactly. Well, it's just curious on that. What's. What's it cost? I mean, obviously depends how deep you got to go down for a well. But what's a well roughly run these days on average?

I mean, the ones that we. We've seen in our properties, they've been anywhere from about 15 to 25, 30,000.

Yeah, that's about. Sounds about right for everything like that. Yeah, man. What, what, what questions should. What are three big things that people should look for when they're thinking about buying land? What are some questions that you get all the time that maybe I haven't asked or gone through? Yeah, that you get.

Well, we talked about unrestricted and deed restrictions. You should ask that because we have properties that have both. Because not everybody wants unrestricted. Maybe it's not an hoa, but maybe you want some deed restrictions to take care of, keep it at a certain level. You know, that's one I think you did ask about mineral rights. That's always a good one. You're not going to get them most times, but yeah. Power. How far is power? You know, the, the utilities, do they have it and how far. And are they willing to bring it there because that can cost you. I mean, it can cost you a lot. I had a guy who was looking for real cheap land, he out in West Texas. He got it for like ten grand, but then cost him a hundred thousand to bring power. So, I mean the property really cost you 110.

Right. I've seen some of those listings out there too. Like you can buy 100 acres for a grand per acre, but you ain't getting no power. You better have solar, you better have a satellite phone.

Oh, yeah, yeah, exactly. And there's no water too.

Yeah.

What are you gonna do? Yeah, so. But you're seeing that kind of happen even in that, that golden triangle you're talking about. There's folks that are in Wimberley and Bandera, stuff like that, they're not hitting water anymore. So, you know, another option you can do is a reclaim system for water.

Well, that's also scary. If you can't dig and find, find water. That's. That's makes it a little tough.

Yeah. And that's why we choose areas so far that you can get water.

Right.

You know, so.

Yeah, because I think that's, that's one of the biggest. Who'd ever thought that a gallon of water would cost you more than a gallon of gas these days? You know what I mean?

And it can. Oh, it's wild, isn't it? Yeah. Everything is nuts right now.

Now, how do you, I mean, obviously you guys carry financing, but are you seeing people come in and get traditional financing, like through a USDA loan or anything like that from time to time too?

Usda. I talked about the Veterans Land Board. They'll loan up to 150,000. We've had people who go through the banks as well. I had a guy that got actually USA gave him a great rate and he was able to go through them. So it's going to really depend on, well, credit unions. A lot of folks will go through a credit union as well. That's going to depend more on your relationship with them and your credit score.

Exactly. But that's, but the great thing is if somebody's interested and they can afford it and they got some gown, you guys will carry financing on it and, and do it for a period of time, which is great. And, and that's the thing. That's one of the funniest things is when we got to talking a little bit and you sent me your emails, I was like, oh, I've seen some of these notes for sale before. Oh yeah, through Some of the different channels and I was like, oh, okay now, now I'm more familiar because I've actually looked at some of these notes. It was a year or two on some bigger parcels. I was like oh, okay now, now I know we, now, now we gotta have them on the podcast.

Yeah, no, that's a. It is a they same parent company. It is a separate company. But yeah, they, they sell our notes.

Yeah.

And obviously we try to get. I always tell folks to put the most you can down number when it helps you if there's. Because a lot of these properties there's multiple offers.

Yeah.

So you want to try to get it but also it helps you lower your monthly and negotiate some. But it also helps sell the note. I mean when you got a buyer who put 100k down, you're a little less scared if they're going to do anything, you know, because that's the, that's the thing about land buying is it's risky. There are a little more risky than homes.

Yeah, that's the thing. And we. You'll see that. I mean obviously somebody's usually putting 10 down or more and the more you put down it's better, you know, the more equity versus a lot of people buying single family homes and doing 0% down or the down payment assistance programs. There's no, no real initiative if, if times get hard for them to stick around because they have none of their own skin in the game.

Absolutely.

And that's why kind of land. I mean it's great. Land's going up in appreciation pretty fast here in Texas. I mean we're pretty lucky compared to some other places. And God's not making any more of it.

No, this is it. That's it. Everybody owns something, right? Yeah, I agree, I agree with, with.

With people reaching out to you and stuff like that. What's the best way for folks to, to connect with you, Joshua? Is it jumping on the on tick tock or is it shooting an email directly? We'll put the your link into your TikTok account in the description. We'll put your direct email and if you don't mind the phone number too for folks.

Oh, number two. Yeah, no, on all accounts I have either buttons or I have my numbers in there, my phone number or my email. Those are the best ways to get a hold of me. Those are my cell phones. So I mean I always have it with me obviously. And I'll get back with you as soon as I can. As soon as I can. So that was what I Would say would be the fastest way either one of those.

And the great thing too, I like about it if you got see some videos, stuff like that, you see it's available, reach out. I mean there's even times that you've got stuff on the back burner that may not be on your channel yet that you're working through. Like he said, hey, we got this one in refer you that just came across our book. You know go take a look at it. You know we just released it today or just got it divided today for you to take a look at in a lot of cases. Which is nice.

Absolutely, absolutely.

Well, so you. How many days of the week are you out looking at problems? Once a week or once every two weeks? You said maybe, I think maybe seven.

Well, I would say like last week I went out twice this week I'm thinking probably gonna go out again. I've already been out once so you know I did just come back from Europe. I was over in the Mediterranean for a little, little vacation. Yeah, it was nice. So I wasn't anywhere so I needed some more content. But I would say it's usually once or twice a week is when I go out there and you know, like I said, we sell out of these properties fast and we're always getting new ones. So I'm gonna have to. We just, just got one in lot which is up near Waco at Temple and so gotta go check that one out.

Good stuff there. So always good. Is there a website that people can go to to say what, what listens you have available as well too like a bigger map or, or no, you.

Can go to blue www.blueindyrealty.com it's not always updated as fast. I would always say either reach out to me or look on my. My per. My actual profile page because I post them all and if something goes under contract, I post it on there.

Yeah, exactly.

That's.

That's the beautiful thing. You're very. I have never seen a realtor be as fast as you are out there. You just need a couple six shooters man, a 10 gallon hat with a long beard. You can be Josh of the land. You know, the quick quick land. Draw McGraw. You know what I mean?

No, Come on now. There we go.

Exactly. Good stuff man. Good stuff. Well, we'll make sure and share all that stuff and keep. I keep liking it. I'll keep sharing your stuff as well for you. Once again guys, go over to Tick Tock, check them out. What's the best? What's the best handle again. It's Joshua Blue Indie Realty. It's that's on Tick Tock at Joshua Blue Indie Realty is his profile and you can check out all the different videos, all him walking, the properties, the aerial views, there's just some great stuff there. This guy, he really knows his stuff. Ladies and gentlemen, and Josh, keep up the good work, buddy. Alrighty.

I appreciate it man. Thank you so much. Scott, you take care. Thanks for having me on here.

No problem, bud. All right guys, go take some action. Like I said, if you're looking for land in Texas, the Lone Star State, which is popular, check out Joshua, check out his Tick tock, check out his website, stuff like that. You like it? Hey, they've got some opportunities for you to take advantage of to help you get financed if you can't get finance yourself. But go out, take some action everybody, and we'll see at the top.

Bye.