AI Won't Replace Land Investors

I once dined on steak with a candle's soft glow. But the bill left my savings despairingly low. Now wisdom has taught me so simple, so grand. Eat baloney, buy land. Eat baloney, buy land. Take a fork for the team in your hand. Skip the filling, let the sandwiches stand. Your fortune will grow when you buy your own land. Ow. All right, we're live for nightcap. So the headlines are everywhere. AI will replace real estate agents or artificial intelligence is coming for your job. Robots will dominate property investment. And if you're like most people, you're probably wondering if your plans to build wealth through real estate are about to be derailed by some evil algorithm. I get messages from students all the time asking Mark, should I even bother learning land investing if AI is just going to automate everything and eliminate all the opportunities? It's a fair question. In a world where ChatGPT can write emails, AI can analyze market data in seconds, and algorithms are already making investment decisions for hedge funds. But here's what the fear mongering headlines won't tell you. While AI might revolutionize many aspects of real estate, land investing has built in human elements that no algorithm can replicate. In today's episode, we're exploring and we're explaining exactly why AI will never replace land investors and how smart land investors can actually use artificial intelligence as a powerful tool while maintaining the human advantages of that create the biggest profits, including the aspects of land investing that require human judgment, intuition, and relationship building that no robot will ever master. Whether you're worried that technology will eliminate your investment opportunities or you're curious about how to leverage AI in your land business, this episode will show you why the future belongs to humans who know how to work with technology that not against it. Joining me tonight is Handsome Rob, John Burnett.

Cheers. Mark, good to see you.

Good to see you, brother. And breathe in the mailing, breathe out the marketing. The Zen master, Mike Zato. Mike, how are you?

I'm good. And I want to point something out to Alyssa. They might not know that was actually Mark singing the intro. Just want to throw that out there.

We gotta watch. I don't.

I don't want to talk too much about my. My singing career that got derailed in the. In, you know, the late 80s with my mullet.

But.

Just to be clear, Mike is joking. I cannot sing. Dude. Buddy, the nightcap OG is out sick tonight. So everyone, thoughts and prayers for Scott Bossman who is under the weather. I will not violate any hipaa. HIPAA violations. Scott has not told me what is wrong So I can't even. Which is smart on his part. So before we dive into. That's an old. Yeah, I know. AI replace land investors. Mike, what do we do? Who are we?

We are land geek. And what we do, not only do we invest in raw land, we buy land between, you know, 500 to $5,000, turn around and sell to owner financing, create a note, then create a note portfolio. We actually show you the average person how to do this because we're just average people. You know, I'm just a firefighter, John. You know, as a. As a dad of nine kids, I don't know how many it is now. Mark was an investment bank. We're just regular people. But, you know, Mark, you figured this out a while ago and graciously showed us how to do it. And now we show other people how to do the same thing. So that's what we do.

I love it. I love it. John Handsome Rob Burnett, you are a huge geek. Huge in the best possible way these days. It is. I mean, he used Suno to create that Eat Baloney by Land song. We have a whole Eat Baloney by Land playlist that giants created. And I actually love it. Like, I'd rather listen to those songs than normal songs now. Don't judge. John, where do you see the biggest threats to AI and the biggest, the biggest leverage points for us land entrepreneurs utilizing AI as a tool?

Yeah, it's like, it's hard for me to think a lot about what the threats are. It's not that there aren't any. I guess like, from my perspective, I mostly see opportunity right now.

What opportunities do you see?

So I guess with opportunity, historically, in order, like, we focus a lot on delegation and automation.

Right.

So we delegate to other people, we automate to tools. And historically, in order to automate, you need to have completely consistent variables. Right? So it has to be completely consistent one to the next. If there's any breaking consistency, you cannot automate. You have to delegate to other people because there's a critical thought required. So that's the way things have historically operated with AI. There's now a little bit of a gap bridge, right, where you can now automate things that have some level of critical thought requirement. I think that that creates a huge amount of opportunity just on the delegation side of things. Um, but I just, I mean, I use it in a wide variety of. Of areas of my business. A lot of it's just kind of playing around and, and kind of seeing. Throwing spaghetti at the wall and seeing what sticks. But I think that there's a lot of opportunity I use it for. I mean, like the other day we've got somebody who is working on jumping more into the acquisition side of our business and we built out an AI bottle to train him on having these conversations. Right. And so it basically it steps into the role, it steps into an avatar for a seller and then they have a back and forth conversation and then he says, all right, stop, give me feedback. And it grades him on like how he did in each of the different areas and all these kinds of things. So it, it's been really helpful for us from coaching and from like organizing our thoughts, you know, just having something that we can, like I can verbally process to and have it spit that into something coherent to, I mean even just some marketing stuff, you know, that we've done with our company. So there's, there's a lot of opportunities we've enjoyed just kind of messing around with. But so, and I, I think there's a lot more that we could be doing. So it's, it's an exciting time. I don't see, I'm sorry, I'm rambling here, but I don't see it as a threat because I think that there is a relational aspect of this business that you can't get rid of. So when it comes to the conversational piece to specifically sellers, that's a piece that I think it is. I just don't see a world in which sellers are comfortable talking on the phone to a robot and then signing a deed for their property to another person. I think there's a relational aspect of that that is not going to go away at any point.

Yeah, yeah, absolutely. Don Thrasher. Relationships are everything. Good to see. See you, Don. Andrew Neubarth wrote, checked out a few videos on using AI receptions today. Pretty neat. Definitely opportunities there. But this is really cool and I want to talk a little bit about this because he writes, I can see building out a due diligence AI bot would be sweet to do 95% of the legwork and then spot check its work. And for those in the lanky community, our clients, this is what we are building is we are building custom GPTs to share with everybody that is going to be automated. And eventually what we want to do is create these AI agents that will actually be doing the work. We're not there yet, but we're testing it on our own businesses just like what John is. And so the best stuff we're going to share and we're going to give to Our clients. So it's going to be, you know, super valuable to be in that. In that world. Zen Master, what are you thinking about?

Well, I think I parlay off of. I would concur number one with John, and I would parlay off of that and the fact that I believe.

By the way, I think this is like a new nightcap drinking game.

One of us.

They concur, Everyone has a drink.

I just think I'm gonna add it to my whiteboard here. John gets one. Concur.

Well, he's talking about the relational aspect and the human nuance of things. Right. I don't think sellers sell their land. They, they sell stories like there's a reason why they've owned properties. And I always refer to this as land therapy. When we talk to someone who wants to sell a property, they'll release the property, but they want to tell someone the story. They want to interact with a human that can listen and have empathy. And, you know, you might be dealing with a widow that, you know, her and her husband used that property for years, then he passed away. So there's that sort of nuance there. It's just so relationship driven, this whole business. And I don't see AI being able to replicate that, at least at this point in time. Right. This, this relationship aspect of it where, you know, that's one part. I don't do it now on the intake. My team does. But I, I loved the, the stories. I loved the, the reason why someone bought a property, why they. Why do you want to sell now? All these things that when you get this emotional connection, you start. That's how you generate a really good deal too, because you build a connection with someone and they, and they're willing to let it go at a discount. But, you know, they want to talk to someone. They want to have that sort of processing of talking about why they bought the land, how they use the land, and then eventually how they stopped using the land. You know, and so AI is great for many things, but it's just like when the calculator came out, Mark. You know, people like, oh, kids are going to be. Kids are going to be dumb or they're not. No, it's a tool. A calculator only spits out what you put into it. AI isn't at the point where it's like thinking for itself in a sense. It's like you have to input correctly, you have to really prompt it correctly. You have to know what you're looking for to get the right results. But aside from That I don't think that the human, the nuance, the human relationships here is just. It's too important in this business.

I concur, and. It's, it's true. I mean, and I think, you know, we're. We're social animals and we, we do. I mean, first of all, if you like, I've been playing with Sora too. It's really good, the video generating like 15 seconds. But it looks like me, it sounds like me, I can fly, I can do all these crazy things. But imagine if people start using it in nefarious ways. No one's going to know it's real anymore. And so we're going to want that human connection. And it's really to both of your points. I think if we leverage AI, it is going to save us time, it is going to save us money. I do think a lot of the boring tasks that maybe inexpensive virtual assistants are doing now will go away. But it could be the best thing that's ever happened to humanity. The dream could be here where we're just doing creative work. We're all in flow. We have time, we have money, we have health, we have the trifecta of passive income because we're leveraging this incredible technology that's making our lives better. That's my optimism now. My pessimism is that, you know, AI looks at us and becomes super intelligent. Like, you know, kind of like, like, like we're the dog, right? Like, we love our dogs. We pour into our dogs. But I tell you what, if all the dogs got this crazy virus and started killing all the people, there ain't gonna be no more dogs, right? Like, no problem. And I'm afraid that that could be an existential threat to humanity. But I don't wanna. Let's transition from there.

I was like, we just got a plot for a new movie. Yeah.

Make friends with the robots, talk nicely to chat. GPT.

Yeah. And here's Harvey as an IT guy. AI is only as good as the prompt. It's absolutely true.

I get it's true. Like, it's funny whenever you talk to somebody who says, like, AI is no good, I tried typing this and look at what it's bad at. It's garbage. It's usually because they don't really know how to use AI. Like, when you prompt effectively, you can get really good results.

I was actually reading from someone who's like an expert in AI, saying that you should not be polite to it. You get better results when you're very direct with it, which Is interesting.

It's true. If you tell it like you're really frustrated, then it will, it will react and sometimes give you better results. So sometimes I am, I am insulting today. So I'll be the first one to come for when, when we reach the plot point of Terminator o'.

Connor.

Yeah, I mean, and I like to play with different models. So I'll have Grok Claude and Chat GPT open. I don't use a whole lot of Gemini. I don't know. I have nothing against the Gemini model and then sometimes even deep SEQ for the open source model just because it's quicker, it's lighter and just kind of see like, you know, which one is a better answer for what I want to do. And so far what I've, what I've noticed is I'm, I just lean toward Chat GPT's wrapper more. But I would say that for marketing, I really like Rock and for writing, I really like Claude.

When you say marketing, do you mean like photo generation or do you mean like.

I mean like hooks.

Like hooks.

Copy?

Yeah.

Like copywriting. Yeah. It's got a little bit more personality, I think.

Yeah.

It can sound a little bit more like me as I, as I train. Okay, so Don's asking, does AI present us with a trust issue with our clientele? Mike, you're, you're the, the genius of trust. To know Mike is to love Mike. And when you work with Mike, you just want to keep working with Mike. Is that going to go away? Because, well, how do I know it's Mike?

Like, I could fake a Boston accent again, I don't. I could see AI in many roles. I, we. And I've even listened to AI like confirm people's appointments and things. You know, you can see this, it's out there. But the real trust comes from us. Right. Whether it's us or the team that represents us. Right. And you know, because they really do. And that's one of the things when I talk about. Let's talk about the most obvious role here. Interacting with the potential seller is the, is the intake manager. And they're just that needs to be a people person. That means this needs somebody who can build this sort of trust. So I just don't see AI following into that role, Mark. I just don't see it. And I'll tell you what, AI, I was thinking what AI really.

You know.

Land investing, Mark, is personal growth. Right. It's a path to freedom, it's a path to legacy mindset transformation. AI can't Replace that journey of learning, of risking, of growing through each deal. It just, it can't replace that. You know, and so from a personal perspective, right, it just can't. You know, we can use it. It's going to be a tool at our disposal. It's not going to replace us as the CEO of our business or as the investor. It's we just, yes, this could progress over time to the point where, you know, these AI bots can have empathy and things of that nature. But I think we're far, we're a long way from that. Right. That's a far, far future, future possibility. But yeah, Mark, I don't think it's going to ruin relationships because I think that really, I think the AI right now where it comes into play is with, yeah, maybe running some due diligence, comp analysis, things that are just very factual, that you can program it and you can say this is what I need you to do. But when it comes to interacting with other people and the nuances involved, which we already mentioned, and that personal sort of connection, it can't touch it. It just can't touch it. Right now I don't want to sound like back in the 80s can't touch this, but I did see him in concert.

Oh wow. Is that F.C. hammer?

Yeah, he opened up. Who opened up for him? Mark is Vanilla. Vanilla Ice. It was the most amazing ever thing to see it, him come out and do Ice. I mean remember how that was back in the day? M Come on Ice, Ice baby, come on.

It was fantastic. I won't lie. I won't lie. And, and maybe I did buy those pants, maybe I didn't.

Oh, I had parachute pants.

Yeah. John, here is, there's some things that people just need here. This is great.

If I, yeah.

I concur. There's some things that people just need people to talk it out. Sales is still personal touch. And serving your customer, I think empathy and judgment is, is not going to get replaced. Even, even if it's, even if it is better than us. Yeah, I, I, it's still, there's the, the soul of a human can't be replaced and you can't get rid of the artificial in the artificial intelligence.

Yeah, right.

I, I think that like, so my theory is that like I've, I've tested out, they have these like receptionists and stuff like that that you can use and you can give it a basic script and it can, it can do some really impressive stuff. In my experience the, the, like the, the AI person always sounds A little deadpan, I think in order to make it so that they can respond as quickly as they do. And so it comes off a little weird. I, I do think it's going to get a lot better. But my guess is that that's going to get. Well, like you were saying, Mark, like people want to know that they're talking to a real person and people are going to start, they're going to want to verify basically. And then the other side is that my guess is that things are probably going to get. As that gets better and better and better. My guess is that that's going to get regulated to the point where you have to disclose its AI if you're on the, if it's a bot that's actually talking to somebody. So I don't see like basically the only way you could, I think, buy a piece of property with an AI bot is to effectively deceive somebody that it's an actual person all the way to the point of the closed transaction, which I just don't see people being comfortable with at a regulatory level, let alone a personal level.

Yeah, no, 100%. I just read an article on BiggerPockets about AI fraud hitting landlords and you know, you like that due diligence. They can just fake it, right? It's like a fake W2. And so you really have to go and meet the person now to know that they are who they say they are and see that physical document and verify it. So what's interesting is I think that there's a generational gap as well. Like Mike and I are significantly older than you, John, embarrassingly older. And I think, and Mike, let me know if you disagree. But I think our generation's still a little bit naive. Like we grew up with the Internet and we were one of like we were sort of like the early adopters of E Comm on the Internet. I remember back in the day like you wouldn't buy anything online, like you didn't trust it. And you remember those early days and now like, like Amazon every day, no problem. It's so safe. But I think all day, every day. But I think the younger generation that's growing up with this is just the skeptic. The skepticism is already baked in. They're going to be less naive than, than the older generation. And my 80 year old parents, oh my gosh, we actually have a password set up and I have set up with my family too that if anybody ever calls you it sounds just like me and I need something. Just ask what's the password. And that'll do it.

That's a great idea. I was just looking at or watching some reading info as well about people. You know, older people are so, you know, they can really be taken advantage of. They make it sound like you. So that password, you know, I should do that with my daughter when she was little, my daughters. And say, listen, if you ever had a place and you feel uncomfortable, call me up and say you're feeling blue. If you're feeling blue, I know that means there's a problem and I'm coming, you know, so something with our parents because of that mark. That's a. I'm gonna. That, that is worth taking notes on right there.

Yeah, absolutely. Now, now Courtney has a really good point. She thinks Gen Alpha will have a problem. Well, not Will. Will have a problem. Wait, it will not have a problem. It will feel normal to them.

Yeah, I actually think that there's a, there's a, a point there too. Like, I, I've seen people that have like an intake bot that will talk to people and be up front. Like, it'll say like, I'm, you know, I'm the XYZ AI agent. Do you want. Can I ask you some questions about your property or. And then people will open up to it in a way that they wouldn't necessarily to a person. And knowing that it's an AI bot, because when you're talking to a tool, you might say more than you would actually to a person. And so I do think that there's something, there's something there, but I. That's more augmented than, you know, than something that's actually a replacement for people.

No, absolutely. I mean, if you don't have a Mike Zano in your life to do conversational qigong and go and go deep, I mean, you can talk to the AI and it can really help you do some reasoning and kind of be a quasi therapist for you. And you're like, oh, wow, I do feel better. Right. But I've done both. And again, nothing's going to beat Mike. And what's also interesting is, is Mike's gonna call me out. He'll be super honest with me. Where we find like, they're more, they're more agreeable.

Yes.

Unless you tell it not to be agreeable.

Right.

And even then, it still wants to agree with you and kind of just reflect back to you, your own feelings. So it's not necessarily the, the greatest of therapists, but if you don't have one, it's better than nothing.

I Think.

But even, but even going, you know, like, as a CEO, what I'll do is I'll have a problem and I'll be like, okay, I'm reasoning it out, right? So I'll go to like a reasoning model. Now say, imagine you're Steve Jobs. This is how I'm going to solve this problem. What would Steve Jobs do? Or what would Elon Musk do? Or what did Jeff Bezos do? Imagine you're them. How would they tackle this? What are some flaws in my reasoning? And, and it's actually helped me be a better CEO in, in a lot of instances.

Wow. 100%. That's really. Yeah. You know, I think we keep hitting upon a very common theme here. Well, where AI has many capabilities. The one thing it doesn't have is in the relationships and the connections that we make. And I can't tell you, Mark, how many times, like, you both know when you're. Sir, after a while you, when you're, you become surrounded by land deals, people call you up, hey, I got this deal. You know, whether it's someone that another investor or somebody in an area where you invest, I mean, you start to build these relationships with people. And deals don't just come from mailing anymore. They come from all angles and all, all directions. You know, and, and so I start to think that the strongest currency is really relationships. Right? That's really, that's really what drives all this. I. Life is, is, is relationships and, and networking and, and people want to have other people to trust and to work with. So I just don't see AI. You know, that's one thing I keep hearing over and over in our discussion. I don't see a taking that over. It just can't. You know, they, they, they want to work with and trust you, Mark, or you, John, or me, Mike. You know, they want to work and trust with us and build that connection and that relationship. AI could certainly support that relationship in many aspects, but it can't replace it at this point.

Yeah, I mean, I'm, I'm going right now to chat GPT and I'm just writing a prompt. I'm mad at John. You know, what, what's a good way to approach him? And you know, it'll give me like a good script. Right? But, but you know, really that, in that way, like, it could, it could help us in our relationships where we can pause and say, okay, I'm feeling this way. This is what I want to say to John. But what would, what, what's going to be Relationship enhanced way to approach it. It just kind of gives you that space that in the past, like, I would just go off on John, and now John's mad at me and he's defending himself, and now we're into a thing, so it's.

That.

That part's exciting, Mike, I think.

Yeah. 100.

Yeah.

Concur. Oh, no, I do concur. John might concur before me, but. Yeah, it's just. We're in a great position right now, Mark. I mean, even in the short time. I'd say short time. It's been over a decade now that I'm doing this, but so much has changed, you know, in terms of our ability to get information and to, you know, to access it, to use it, do our deals. You know, so much has changed and it's really positive. You know, there's really nothing negative here. You know, you still need to be the CEO though, right? You still need to be the one managing this, running this. Still need to be that. I think of entrepreneurs like heroes, you know, superheroes, because, you know, many people, Mark, just want to collect that check. W2 employee, collect a check. I don't want to think outside the box. So even stepping out of that and becoming an entrepreneur, you're literally a superhero. And, you know, you need that. You need that person to run this whole, this whole business, this whole equation.

Yeah, let's have, let's play a game, shall we?

Surely we shall.

Okay, if you're, if you're on live right now, put in the chat your favorite prompt that you use regularly for your land business. That could be fun.

It could be fun.

While that, while people are doing that, I want to tell people about my favorite time saving tool.

All right.

And you don't need to do it because it's 20 bucks a month and. But I love it.

It was.

It's serif S E R I F AI and it goes in and it gets trained in Gmail on all like the way I write and so just automatically creates drafts for me. Now today, you could go, you could create a zap and chatgpt, or you could do an MCP and we could make.com and you could connect it and it could create drafts for you and you could do it. There's a little bit of work involved, but this automatically does it. And for me to save, you know, an hour or two a day in just email drafts, I'm coming out way ahead in that 20 bucks. It's been, it's been a huge, A huge tattoo.

Is it S E R A F.

S E R I F A I. I'll put it in here. I think I even have a. I have a affiliate link somewhere. I don't know where it is.

Look, you're on the page, Mark. It says how Mark the Land geek saves two hours plus a day with Sarah.

There he is.

I'm on the page. I love it. I. I have a affiliate link for people to save money. I. I have to find it. So maybe on my next newsletter I'll send it out.

This is a. Wow. You know, Mark, we. It's like the old tip of the week. We should be doing that on the nightcap. You just crushed it.

Yeah. And let's do it. Okay, so now everyone's gonna have a tip of the week.

It says that. Are we gonna do AI themed tips of the week from all of us.

We could. All right, Joe, what's your favorite AI tip of the week?

So, okay, so my AI tip would be to when you are using AI and building out prompts, give your specify a role. Right?

Okay.

And so if you're asking for advice on like, let's say you load in like a sales. A transcript from a sales call, right? And you want advice on how the sales call went. Well, who's a sales Persona that you really respect and look up to? Maybe it's Chris Ross, maybe it's Alex Hermosi. What you do is you load the transcript and you say you are Chris Voss. I've hired you for an exorbitant amount of money to review the transcript of this call and tell me where I could do better. Right. And then what it does is it adopts that Persona and provides you advice and so you can utilize that in a variety of different roles. I use that too. Like if there are books that I want to like, absorb but don't necessarily have the time to read, I will talk to AI and I'll say, okay, I'd like you to step into the role of this author. And then let's have an interactive conversation about the material in this book so that I can absorb it. Right. And so you can start utilizing it to better yourself. Right? You want to use AI to make yourself smarter. Right. And to actually, to actually grow.

I mean, as an author, my. That hurts my feelings. I want you to read the book, John.

I know. I just have. I just talk to AI Mark all the time. It's great.

And you know, it's so funny because like these YouTube videos now, like these long form YouTube videos, I can just go and Summarize the video. Yeah. And it's great.

I do that.

Yeah, it's a great way to learn things. Just get to the point. For sure. So here, here's some tips. But before we go to the tips, Mike, you want to throw out one of yours.

One of mine. So I got this from a friend of mine, Chris, who he is.

He.

Teaches people how to use AI and whatnot. And one of the things he says is at the end of every prompt you say ask me one question and only one question at a time until you fully understand the task. So adding that in makes a huge difference because it begins to really try to hone in on what you want it to do before it does it. And I think that's huge.

I love that. I love that. Okay, here's, here's Anna. I send Chat a title record from the county and ask to check for a break in chain. Wow. Yeah, that's a great idea. I mean that alone, Anna, you're really making nightcap valuable. Thank you, Anna.

Didn't work.

Did it work?

I, I find it helpful too. You can like again, like with the role, you just tell it like you are a world class title expert specifying in insert state here and you want to use like you have to be a little bit careful with AI because it can hallucinate. But you know, if you use like the thinking. So chatgpt, there's a thinking model if you're on the paid plan and that one generally is more thorough in its research. And I'll use that for title research. And I've, I've learned a lot doing that. That's great.

That's great. I mean I, I do think it's really important to treat AI as an intern. It's going to get you 80% there, but you got to check its work. You got to treat it like an intern. Don't ship it, you know, don't, don't ask it for, don't ask it to write your marketing copy. Right. There is something called AI slop. We're all going to sound the same if we're all doing the same stuff. So you want to insert the human part of the quirky part of you that differentiates you. Here's Mike DeCarlo, 2876. Tell me what makes me so great. That's a great prompt. Now I've used it to summarize county public marketing minutes, zoning and land use codes. Fantastic, Mike.

Glad Mike's here. Nice to see you, Mike. Yeah.

Here's Andrew. Create for me 20 high traffic ad titles for selling land in XYZ county. Andrew. That's a fantastic.

Andrew.

Thanks for coming.

Here's Jessica. I will say the Mark chatbot has saved my brand new land business more than once.

Oh, nice, nice.

So, Jessica, for our. Our flight school students, they do get access to my clone. You can ask me all types of questions. It's. It's trained on like thousands and thousands of hours of content in trainings. It's fantastic. So thank you because I really did make a big investment in that. And to be honest, I think you're the only one using it. I said it to my parents. It sounds like me, by the way. Like, you can call it, you can talk to it. It sounds just like me. I said it to my mom. She's like, oh, this is weird.

I don't like it.

Did she ask it for the password?

No, she didn't. She was like, this is weird. Yeah, like, mom, ask me a land question. She's like, no, I'll just. I'll just call you.

I made it say every time I ask a question, it starts with, Mike, you're up.

Funny.

And Mark, say that every time. Then it gives the answer.

I love. Mike is the king. I use it from time to time. Awesome. I'll use it. How to access it. And are you in. Are you in flight school? You should have access.

Yes, yes, absolutely. Yeah.

If you don't, like, just like, go to your slack coach. They'll. They'll give it to you for sure. Oh, she's a graduate. Yeah. Come back, Anna. Come back. Okay, what else we got?

Oh, no.

What else we got? Let's transition. What's that?

We have any other questions coming in?

Yeah, let's. Let's play another game. Let's please stop the geeks. He's got a question for us.

Come on. Yeah, bring it on.

Go to chat gbt or to Grok or to Claude and like, hey, I bought this live nightcap. These guys are talking about land investing, but they want we. I want to ask them a question that's gonna be a very difficult question for them to answer to. See how smart they are.

Oh, boy, you're really setting us up here now.

Yeah, I know. Okay. Oh, Mark, what is your favorite prompt? I don't know if. I don't know if I have a favorite prompt. That's a good question, Harvey. Good question.

What is my favorite prompt?

I mean, I'll tell you. I'll tell you what I've been doing. Now, Harvey, that really, I really think is going to be valuable is I'm going in and I'm going to my org chart and I'm saying, okay, I've got an intake manager. I've got, you know, somebody that posts ads. We've got our, our sales team. We, you know, we've got our due diligence team. And I'm like, okay, these are, these. And they're all great, right? But what if I create a custom GPT for each role? My, my idea being, okay, maybe three years from now, five years from now, these will be good agents. But for right now, the agent thing's not working great. But who knows in the future? But what I want to do is access their knowledge. I want to, I want to clone them just like I clone myself. So I'm creating custom GPTs for each role in the org chart and I'm creating each custom GPT and training it. Like I would hire, recruit. So I've recruit, hire, train and iterate with that team member. I create that custom GPT and then from there that is their clone. And I keep adding more information as they keep working. So any SOPs, you know, any issues that come up, I give them guardrails. So I'm thinking in the future, like, hey, I don't want this marketing manager to go out and spend a thousand dollars on ads. So they have a guardrail. So I give them that. And so I create a custom GPT, I do that and then I do it in markdown. So you. I like, you know, I'm getting really geeky here, but I want to do it in markdown because that's the way you really want to properly do it. And then I think one day, first of all, I'll be sharing those with clients. But then one day those could be agents and they could actually go out and do the work that the current team is doing. So Harvey, to answer your question, that's kind of what I'm excited about doing, is cloning the team.

That's cool.

You know, the other day, so we, I just hired a operations manager recently and I had, I'm, you know, training him on, on the business. And I ended up, I just went on a walk and like just spat out everything I could think of for like a, like, I don't know, it was like four or five hours. And then it wrote this 205 page book about, about our entire business model and broke it out into sections and like individual chapters. And it's crazy. And so it's now it's like this whole reference material that he can go through at any time.

I love that. So Andrew talks about AI NoteTaker, so I use note takers. I've. I've. There's not a note taker I don't like. But my two favorite eyes now are otter, AI and granola. So check those out. They're fantastic. Andrew. So still talking human to human but having takeaway notes while being able to stay engaged in the conversation. Yeah, absolutely. Andrew, that is a great use.

John, did you say you were. You went for a four hour walk?

Yeah, it was, I mean it was multiple. It was multiple walks totaled about four hours.

I can't believe you. I've seen you walk a lot, so I was thinking it's probably possible it was four hours, but.

Yeah, yeah, it is. Like I, I do walk a lot. I go on chat GPT walks and so I'll just talk to my phone and sort out, sort out things.

It's great. I've been using Whisper Flow. Have you guys checked out Whisper Flow yet?

It's great.

It's whisper.

Wait, wait, wait.

You. You can whis. You can just kind of like talk like this like really like really quietly into your phone and it like transcribes everything really accurately and fast. And so instead of typing now my prompts, I would just talk to it. And journaling now I don't even, I don't type and journal. I just like yeah, I had a great day. I was on nightcap with Mike. I felt like John was giving me the stink guy, but maybe it was just more me and it was weird. Like he wouldn't ever say I concur and I just like, like talking to it.

I just downloaded it. You're using this John too?

Yeah. I love it because like when you use the chat GBT voice thing, sometimes it fails and it doesn't work. But Whisper is great and it also like there are other so Claude and Perplexity I, I use and they don't have as good voice functionality as Chat GPT and so you can just kind of use it everywhere and so it's great.

It's great. Yeah. Don, you're not old. Age is a mindset, my friend. Check out Whisper Flow. But John, like I will say though, I. I feel like I'm using 10 of these tools. Like the power of them because like, like dia. Have you guys used DIA browser? There's. Oh my gosh, DIA is amazing like idea. Like I'll put in the chat dia.

Dia.

Yeah, I'll send you guys.

What is this?

I don't Know if you can get it yet. It used to be the Arc browser, now it's dia. And so if I go to D, it's like, it's kind of like the chat GPT browser that just came out.

Atlas.

So you can be on the page and you can start asking questions on the page. So I can go to Stripe and I'm like, hey, analyze my data. Where I go on a spreadsheet, Analyze my data, you know, or like, it's incredible what you can do. Summarize this document, summarize this article, whatever it is. It's really, it's really cool. And this is the future. Perplexity has comet now. Same kind of thing. I know, I'm getting a little excited. It's super cool. It's super cool.

All right. Just download it.

Saves a lot of time. Mark. People in the geek of the land. Geek. Sorry, Scott.

I know.

Cheers. To Scott.

Cheers.

Cheers.

Mike, what are you drinking?

Well, I already had some. A couple of drinks tonight, so I'm having some water to hydrate. But I had tonight out to eat with Laura. I had the, you know, the pumpkin. You guys do it out there? The pumpkin beer with the vanilla shot and a cinnamon rim. You guys do that?

No. That sounds delicious though.

I don't know, it's unbelievable. Yeah, a pumpkin beer, like a really good one with a vanilla vodka shot in it. Then you do a cinnamon rim. Oh my God. And then I had a chocolate s', mores, bourbon old fashioned for dessert. So, yeah, I'm pretty good.

Chocolate s', mores, bourbon old Fashioned.

It was pretty good. Came with a marshmallow, toasted.

That's really good, John. What about you? What are you drinking?

I've got a non alcoholic Klaus Taylor.

My. Speaking of non alcoholic, my buddy Dieter, who does not watch Nightcap, by the way. I'll have to shame him about that. He sent me a picture last night of athletic Oktoberfest.

Oh, yeah.

And he said it was great. So I'm excited to try that.

Like, I don't know what has happened, but the world of non alcoholic beers is somehow exciting right now.

It's exciting. I mean, who wants to dim their consciousness, you know? I mean, the umami of beer is delicious, but I don't. I don't want to affect my sleep, you know, there's no. It's like bad for you.

Yeah.

And you get a taste in, in the social aspect of it without. Yeah, but go ahead, John.

Yeah, I mean, I've got six kids and if I have a beer with Lunch on Sunday. I'm like, I'm useless. I need a nap. And so it's nice, it's nice to, to be able to enjoy the, the taste of beer without being exhausted. Constant on the other side of it.

Yeah, yeah, absolutely. So, gtpjj, what are some websites, ways y' all utilize to find new leads before foreclosure? So we're, you know, you need to get on a call with us, brother, because we're, we're getting these properties before they go to foreclosure. We're doing it a letter writing campaign and so it's a whole thing. But we're going to get a list, we're going to scrub the list, we're going to price the list, we're going to set out offers. And so if you go to the landgeek.com you can learn a lot about our process and how we, we get these deals before foreclosures. And I highly recommend you schedule a call with one of these jamukes, Mike, John or Scott, and they'll kind of walk you through and see if this is a good, good way for you to create passive income. All right? And here's another warning from Harvey. You know, remember, give up some intellectual property when you use AI. Yeah. Don loves Budweiser. 0 I haven't had Budweiser. 0. Have you guys had it? I have.

I think it's, it's refreshing. I mean I'm not a huge fan of Budweiser. Non. Zero.

Okay.

I mean I've had Heineken. Zero it's pretty good. Yeah, I haven't had Budweiser. Zero I have to try it. You know, I'm from St. Louis. I gotta support. So the question is, do I just schedule through the website? Yeah, you can, you can go through the website. It's. I think this should be. Book a call on the website there, John. Absolutely.

Yeah, I think so. If you just go to the lane. Geek dot com.

Yeah.

Training is it?

Yeah, I think it's a landgeek dot com forward slash training. I'll put it in here.

Oh, okay.

Thank you, Mike.

I heard you say it so many times and now I have it embedded in my memory.

Yeah, here we go. Yeah, it's. It's time for the shameless plug of Nightcap. Here we go.

Well, is this, can people still come to the event, Mark, or is it sold out or what's the deal?

No, no, you can still get tickets to Dirt with Summit, which by the way, as we're shamelessly plugging there will be lots of AI conversations at the summit. So if you like this, imagine two and a half days of geekiness.

Yeah.

And it's going to be incredible. And. But to Mike, like your point, those relationships, those connections in a live setting, that energy meeting you guys is. Is literally priceless.

So, you know, very rarely you're going to get that many people together in such a unique little niche. And you come there, guarantee you'll have a drink with someone, get a meal with someone, you'll find new friends for life. That will help you be accountable, accountability partners, and you'll find your people there. And so it's just going to be an amazing event of just networking and. Yeah. AI can't do that.

Can't do that. Yeah. Oh, here's Scott. I love this. He writes, just remember, when you get to Austin, it's y', all, All y', all, all y'. All. I love it.

I like it.

Can't wait to meet you guys. Somebody can't be you. Two more weeks, baby. It's coming.

Two weeks away. Are you kidding me?

I know. Isn't that crazy?

Yeah. My, my. I would. I'd bring your computer for notes. Honestly, like, I. Honestly, like, let's talk about AI. Like, I would have granola open during the sessions, recording it, and then you. You can take notes at the same time, but it's recording it. And then you can interact later with your notes. It's pretty cool. So absolutely. Bring your computer and use. I'll put it in here. I love this, actually, and I think it's free still.

I'm not sure. Granola.

Granola AI is fantastic.

That's great. It's also like, if you ever go. If anybody here is going to go on a long chat GPT walk, granola is great for, like, grabbing super long transcripts as well. Talk to it for hours and it'll save your transcripts.

Yeah. Austin, Texas. Do you use the November 6th through.

8Th version I upgraded?

You did.

So what's the. Why would I use granola if I have chat GPT? What will granola do for me?

So granola's nice. Like, so I've got on my phone, like, a little granola shortcut here. And so I can, like, press the button. And now I just started a note, and so it's recording. And so I can do it for, like, live. Like, if I'm sitting down with somebody in person, I can, like, press the button and, like, record. And then I've got notes from our meeting that I can interact with later.

So if you talk into chat GPT like on the walk, I use the talking version. It can be, it can. Granola can be recording everything that's talked about.

Well, ChatGPT has a 10 minute limit for its, for the voice transcript thing. And then also sometimes it fails. Like you'll talk to it for eight minutes and then it says, I didn't quite catch that. And so granola is more reliable for the transcript side of things. And then you can use it for a large period of time. You can talk to it.

You're saying if you try to talk and before you even look for a response from chat gbt, you can't talk for 10 minutes. Like that's is what you're saying, right?

10 minutes it stops and then it, it starts transcribing that. So you have to do it in 10 minute chunks.

That's a lot of conversation talk. It's. You're not a very good listener, John. If you're talking to AI for 10 minutes, not getting any input, wants to.

Say something, it's really just me talking. I don't care what it says. So it's great.

It is, it is pleasing though. It's always like, Mike, that's a great point. Oh, thank you so much.

Thank you.

Sometimes I have to tell it to stop complimenting me. Yes, it does. A lot.

Yeah, yeah. Is the event. I think the event is on the website, isn't it? Or. No, I don't think it is.

If you just type in Dirt Rich Summit Land Geek, it'll come right up on the Internet.

Yeah, yeah. You can just Google it or chat.

GPT it or use Perplexity.

Or use Perplexity.

Perplexity is great.

I, I haven't googled and how much.

Are you guys paying a month in AI?

The free version of Perplexity is great too.

Yeah, I'm paying 20amonth for it.

It's called Comet though.

Yeah, Comet is included with, with it. So it's like smart. But I mean, I'm not gonna keep it. Like, I don't need all these, but I like just playing around with them.

Wow. Organize your tabs.

I, I got, I got a buddy, he spends like thousands a month and he's like, it's great. He's like, I've got a PhD researcher in my pocket, like for his business. It's worth it for like, for what I do, what we do. I don't think we need that much power.

Yeah.

Wow. Well, yeah.

Well, I think this is a great nightcap. Put in the chat if this was a good night chat nightcap for you. If you got value. And if you're gonna refer one friend for next week, one friend that you think is gonna get some infotainment from us geeky land investors.

We're infotainers.

And we're infotainers.

I feel like that's my new resume. I'm an infotainer.

Yeah. By the way, speaking of, I'm just curious, have you guys seen the Billy Joel two part documentary on. I think it's on hbo. It's really interesting. You forget how good this guy was and is. He's in the 70s and I mean, you know, he, he just was. He's a musical genius. Yeah, that's noteworthy. All right. Harvey said it's always awesome. Lauren, amazing. Love the granola tip. Mike Lovett. Anna's giving thumbs up. Yeah. You guys, spread the word. Spread the love. We, we have to be on these live streams. Alex Hermosi, he's our north star. Yeah, Alex, thanks for watching.

Yeah, Alex, bring a friend next time.

Bring one friend, buddy. That's it. Andrew Newbarth. Great. Another great nightcap.

Thanks, Andrew.

Well, thanks everybody. John, Mike. Thank you guys. I love you guys. Dude. Buddy. Nightcap. Og. I hope you're feeling better.

Yes.

And we'll see everybody next week. Cheers, everybody. Cheers. And don't forget, eat baloney, buy land.