Flipping Land: Side Hustle, How To Start Marketing Land - Nite Cap with the Land Geek Guys!

Tappy or vice versa.

Unbelievable. What's up? The glasses there, four eyes. What happened?

Which one? Me or him?

I wear them occasionally because I'm finding it's just one of those things. Right. What's up? What's up? Land Geek Nation. Land Geek Hive mind. How's it going this evening? As people roll in here, it always takes a couple minutes just to, you know, get all the participants rolled in. Why don't we just all introduce ourselves? We haven't done that in a while.

So. Each other.

Yeah, that would be good. That'd be good. Actually. Let's introduce each other. So we'll do a round robin. I'll do. I'll start. I'm going to do the guy in the tracksuit. Okay. The guy in the tracksuit is a famous land geek. Mike. Mike Zano. Mike the Zen master Zano. He's been doing this land business for about seven years. Mike is notorious in the community for.

Yawning at my introduction.

You are yawning at the introduction.

So boring. I was going to sleep.

Sorry. Going. Oh, really? Come on. So Mike, just because he buckled down and he spent time on the business, he got out of $40,000 in credit card debt his first year in the business. And he paid for his wedding with his land investing dollars the second year in the business, he's still a firefighter, even though he doesn't need to be a firefighter. But there's something very exciting going on in Mike's life tomorrow, which I want to bring. I want to. Is it okay, Mike, if I bring it up?

Do it.

Okay. So this is pretty neat because I'm actually a little envious. I would love to have this type of experience with my boys. So tomorrow, Josh Zano, Mike's son, is graduating from the fire academy. And it's like amazing, right? Like you guys are going to work in the same firehouse.

Yeah, eventually he's got to do a little bit of dispatch first, but he's loving it. And, yeah, I'm very happy and proud. So it's going to be pretty awesome. He went through the 11 week academy and did well. So awesome. Well, I'll tell you that on your left on my screen is probably one of the largest and most incredible land investors in our community, both in size and status and personality. Hailing from the great state of Massachusetts, which I can say because we both live in that state. He and his wife are an incredible example of what hard work can do for you in this business. They know what it feels like to be in the dip. And they know how to come out of the dip. And that is even more important. Not just going to the dip, but coming out of it. Let's give it up for that.

I love what you did with the intro. And I feel lacking.

Yeah.

Okay, ready?

This is it. Here we go. I can't wait. Ready? I can't wait.

And that's Scott.

I love you. All right.

No, no, I can do this. I could do this. Bosman's been dude buddy for six years. He was a physical therapist. I think he's been running it for five or six years. Has been land investing.

Obviously.

One of the Nightcap guys. He quit his job two years ago, maybe three, as a full time physical therapist to do this full time. And he is the one who got me into the business. So he's the man. I love him, dear.

The man. I love you, buddy. Love you, buddy.

Scotty too. Hottie.

I love it.

Collectively, we're the Nightcap guys. We're land geeks and we invest in raw land and we make some pretty cool returns. And we come on here once a week and we have a few drinks and we talk about it, and here we are. So now that people are starting to roll in.

Yeah.

Must have questions.

Well, I have one request. I'd like to ask the audience how our sound is, because that's always an issue.

So everybody hates my sound. I know.

No, your sound is actually good tonight, Forbes.

You're good.

I'm. I'm wondering if I'm too loud as.

Usual, by the way. So I don't know how that is.

What's that crap like?

Nothing has changed since forever. So I don't know how it's better.

It's the tracksuit. I can't believe I didn't say anything about the tracksuit, but look at that.

Pumpkin beer.

What's it. It's a tracksuit business. It's a tracksuit business.

Back to that.

I. I'm pretty sure that on the anniversary show you said it was a track tracksuit business.

I. I don't know what I said. And there is no record of what I said. Thank God. Feel good about that, John.

Zeke does say the sound guy in the middle. That's me. I love to be in the middle of the. It's like a. It's like a man witch. I'm right in the middle. Is a little loud and deep, but it's okay. All right, thanks.

He's deep, John.

Is that philosophically speaking that he's deep? I don't get it. Or is it like, yeah, he does sing and he's got a wide vocal range, so he could be just very deep.

Nice for you. Jeremy Pierce says it sounds fine. Jeremy, thank you for tuning in, Jeremy. I gotta give Jeremy props because Matt Forbes, for the first time this evening, we were not able to all go live on the platform Tick Tock. But this guy went live on Tick tock for about 15 minutes for the pre night cap. The pre cap nightcap is what, is what we call it, the pre cap. And I had a pre cap on Tick Tock and I talked to about three people there for a little while. It was fun.

He's picking up on followers. Yeah, three.

Yeah.

I, I, I want to get everybody's opinion out there. So we have an option with our TikTok videos to share them into the wealth and creation group. Should we do that? Would you like to see what we're putting out there for content? What do you think, Matt?

I don't have, I don't know. I don't, I hate Tick Tock.

I hate Facebook.

I don't care what you do with either one of them.

I think for sure, I don't care. Like, no doubt about it. But I don't. If, if there's benefit, if you're putting out stuff that could be helpful to people, then yeah, why wouldn't you?

I think Matt Forbes is sick of Scott Bossman and Mike Zano personally. However, I will say this, Matt Forbes, when, when a video created by the guy in the tracksuit has created now over has has garnered now 29,000 views. That's a pretty good video. And we should probably share it to the motivation group.

What is it of?

So I tell us.

Well, I did a long version. He's dancing the long version that I couldn't put on TikTok. I'll send it over to you. Anybody wants it. Yeah, it's the long version, which is four minutes is how to go from no list, go to Land Moto, go to Datatree, pull your list, download your list, price your list and upload it and send out actually a live. I sent out offer letters. It was all in four minutes. I did a short version where I couldn't because I couldn't put it on TikTok and about how to do that. And I put it in there. So it's a pretty good little thing.

Yeah, you should share that.

I do it now just for ease of, ease of just doing. I just chose a county that was just simple to show everybody with. But I think people shouldn't get hung up. I did Luna county where you can pick them up for like 300, 400 bucks.

Yeah.

And so I don't want people to get hung up on the fact that oh, it's $1200 property you're going to sell it for. You can do this anywhere. The method I use is, is replica can be replicated at any price point.

Anyway. It's kind of, it's kind of fun. But Zaino, I gotta say you, you killed it on that video. And anybody, anybody who wants a copy, it's about a four or five minute.

Video throw their video about car payments.

Well, so you know, I think about this business and like when you're first explaining it to somebody, you don't want to go like too crazy in depth but you want to convey the power of the business. And one of the things I was thinking about today was in essence what did this business do for me very early on and I would say it started replacement, replacing bills. So when I got my first terms deal for $115 a month for 60 months, that $115 enabled me to take a chunk out of some bill in my life, right? And then when I rinsed and repeated two or three times and I had three of those payments coming in, four of those payments coming in. Really when you look at it like that's replacing a car payment and then you just keep doing it and that's, that replaces a mortgage payment for you Zaino. It replaced credit card debt for you Forbes. It created opportunities down the road. So I was just thinking about, you know, how powerful that was. So I made a video about how you can buy land. You know, typically we're buying land for between 1 and $5,000 and you know, we're going to sell it on terms. And an example I gave was, you know, for those thousand dollar properties we buy, I think a lot of us sell them for 99 down. 99amonth for maybe 48 months, 40 months, 36 months, whatever. You do that four times and that replaces a car payment. You get a little bit bigger deal. You know, let's say you buy a more expensive property and somebody pays 500 down 399amonth, 499amonth. Those are amazing deals, right? It's not the most frequent deal that we get, but those are amazing deals. And you know, you set somebody up on a note for 499amonth for 60 months. Forbes, how many of those notes do you have? Like you have a ton of those Notes like that's an entire automobile purchase on one land deal.

Or an rv.

Or an rv. Yeah. I pay for my RV with my land with my notes.

You know what I love about this particular business model? You know, so, you know, being now that we're on this platform and not to go TikTok crazy, but there's other people presenting other opportunities, right. And a lot of them sure are very good actually, you know, but they involve a much more higher risk, I would say. I mean, they're talking about investing in houses and apartment buildings. It involves credit. It involves a lot of different things. Right. Startup costs a lot higher. This is something that I really think the average person can do with little or no credit. It doesn't matter. The people that we mail to, right, Matt, do they care what our credit scores are when we offer to buy their land?

There is no relationship to credit and doing this.

Yeah. So zero. But let me ask you this. If you were going to go buy multifamily or do the brrrr method would.

Credit you pork, Right.

Unless you want to get. Which is going to be a hot. Another issue.

Right. But also like you're gonna go do the BRRRR method, right?

Right.

Now what do you want to do? You want to go buy a house, the most expensive it's ever been ever in the history of the planet. That's a good idea. You're going to blow all your money on that. Like, this is cheap money in. And it works. It works so well. It's boring. And people quit. Like, what else are you looking for in a side hustle? Like, what else do you want it to be?

It's interesting because we talk to a lot of people in our community and there are people in our community that do a lot of traditional real estate. Right. And I would say, well, what's your. And I understand there are tax benefits, of course, to having like something such as an apartment building or a multifamily, whatever. But I say what do you terms of just pure cash flow after vacancy rates, after everything, you know, what do you. It's like, you know, maybe $400 a unit or something, whatever it might be. I know it varies and you can. I'm not trying to question that, but it's in terms of cash flow so that you're going to spend a half a million dollars and then you're going to generate Maybe you generate $1,200 a month profit or whatever. And again, I know there's other benefits. I'm not doubting that. But I'M just saying in pure cash flow terms, what's it going to take you? What kind of cash outlay to get 1000, 1200, $2000 of passive income in comparison to investing in something like that. Right. It's just different. It's so different. It's so approachable. The average person isn't overwhelmed by the price points and there's so much power in these small deals. It really is something that, you know. Yeah, it's just, it's approachable. And look at. It's not like, it's not like we're driving around cars and, you know, and having all this going on and like, wow, you know, I own 15 building this and that. I mean, you'll be like, wow, that's great. But I don't see how I can do that.

Right.

It seems like a long road, but when we say you can replace your car payment in one land purchase or a couple land purchases, that's like, oh, that's approachable, that's real, that's realistic, that's doable.

You know, you go into a multifamily and like, I'm a fan, don't get me wrong. I mean, that's where I always thought I would be. It's. You're in. That's the commitment. That's the real deal right there, baby. You're gonna go buy what, a 30 unit building or a 12 unit building? I mean, it's, you know, that's real. You know, renters, the whole nine yards, right? You're in it. It's a good side hustle. You make a lot of money, you know, you. It's good appreciation. There's great depreciation, which we don't get in this niche, but it is a million times riskier. Like, it's not even close. It's just not even. It's not even close. I mean, I have a bunch of friends who are very successful at this and they're like, why would I go do that? Like, well, you can go make a lot of money. Like, yeah, I'm good. Yeah, I've already quit my job. My wife quit her job. I'm all set. I don't need to go down that road. So I'm a big fan. I bet I would be in multifamily at some point. Right? I'm sure I'll go down there because I'm gonna need a place to park all this cash so that, you know, that's a good place to park it. But it is not this. It is not for someone who has a job, who's like, I need to do something. I need a side hustle. I got to get going. I got to be making more money. I need safety. I need all these things.

Right.

That's. You know, you're unlikely to go out there and actually do a deal and make it work, whereas here, you're highly likely to go do a deal. And if you go do a deal, it does work.

Right?

Right.

And even if it didn't, you're not 150 grand out with another 900 in a loan on something that's your upside down on. Like, let's just say everything went to pot, right? I mean, you own a tangible asset that if you bought it anywhere close to right, you could wholesale and break even.

Yeah. The safety margins built into our purchase price, isn't it?

Yeah.

Because it could take a dive, and values could drop in half. Great. We could still double our money.

Yeah, exactly.

So there is values drop in half. We double our money.

It's safe, it's cheap.

It works.

It's boring.

It demonstrably works.

Demonstrably works. There's no getting around.

Works in real time. Keith for Shea's here. He's trying to close one right now.

There you go.

Awesome. Anybody else close one today? Throw it in the comments. I closed one today. You did too, Forbesy.

Actually, this woman who's bought a lot of property from us, we closed on two. They were cash, actually. So they were buy for a thousand, sell for three.

Nice.

She picked up.

Yeah. I mean, made four. I mean, we made four. I mean, I made $4,000, and the volume of work that I did was exactly 0.00 seconds or effort of my time.

What about that land?

I didn't do any of that.

What about Ann? How much effort did she put in?

Ann spent about 40 minutes with this woman on the phone today solely because she wanted to pay with PayPal. And we were trying to figure out how to get around the, like, the 3% business fee.

Oh, sure.

And that was 45 minutes. And in the beginning, I said, I don't care. It's 180 bucks. Just pay the fee. And she's like, no, no, we got. No, no, we're not paying this fee. 45 minutes later, she's like, all right, we'll just pay the fee. Like, fine.

Was that your version? If I told you so, that's not gonna go well.

For sure.

Like, I was like. And hope it's not watching.

That could go, yeah.

And now I was like, later.

Well, going down forever.

She could go and, you know, we're gonna do like a money order or like a cashier's check. And I'm like, she's bought, you know, five, six properties from us. Just eat the 180 and let's put six grand in the account. What are we talking about here, people? Let's go.

Right.

So, yeah, that was a good day.

Would she. Is she opposed to wiring the money? Too inconvenient?

Yeah, listen, I get it, I get it.

Just ask.

That would have been.

I'm in line with. It's 180 bucks. Whatever.

Oh, I am too. I'm just. It's fine.

Yeah, I have advocating it. We have so much money in bank of America that we get free wire transfers now. Just like lovely. So, yeah, that would have been better. But she's super busy. She's an md. She's got things to do. So I'm like, just, you know, we could like have her like leave her practice to go to the bank. Like kids out of your box, whatever. Like she buys stuff. It's five properties in six months, like, no problem.

It's even that much, though. Yeah, it is that much. I guess it'd be 180 bucks for 6,000 bucks.

So.

Yeah, I gotcha.

You know, I did it on my phone.

It's three.

Yeah, you're right.

Two point something something plus something.

Something like that.

Any other. We got some people chiming in, they want to see the video. So to you folks chiming in, I will just. Teresa DeWitt. I know you. Monica Kenyon. I know you. John Zeke. We talked last week. John Zeke. I'm not sure if I have your email or not, so I'm gonna throw my email in the chat and you can message me.

Not creepy at all.

Ken Green is here. Ken Green is here. What's up? What's up? Ken Green. He's making fun of.

Making fun of all of our address.

I watch you at night. I. I have cameras.

Come on. Come on.

Oh, now it's creepy. Oh, okay, now it's creepy.

Yeah, now it's creepy. It's. It's strange. It's. Yeah, it's. Yeah. Crossing the line. I wasn't crossing.

When is it?

When's the next reunion? When's our next anniversary?

Oh, April.

We're gonna meet up again.

Yeah. You thought we were going to Wisconsin.

April in Wisconsin, right?

Oh, yeah. Or, yeah, you and Laura.

Or we could do April in Chicago, which would be fun. No, you wouldn't have to come as far Forbes, I'm just saying. Oh, looking out for you, Jeremy.

Same light, flame, plate play.

Ken Green is picking on us in our positions. So he. He's talking about. It's like the three card Monty with you guys. All different positions. So Zano and Forbes and myself were in different positions? I guess. I don't know. I mean, what is position?

I won't take that.

Take what you can get at all.

Ken Green.

Keith.

Keith for Shea says. What do you say here? Well, I suck. Dang it. I'll get it eventually. So he must not have gotten the clothes. Keith, I would feel more sorry for you if I knew you hadn't done a ton of freaking land deals in the last few months. You'll be okay. Let's see what else we got here. Jeremy Pierce says TikTok is for short, daily videos. Too many videos in the wealth creation group. Might get unsubscribed. Do a weekly mashup of TikToks and put it in the group. I like the weekly mashup idea.

So how do we make a mashup? Let's get some input on that. Let's get some ideas.

Well, I think. I would think we could download the Tick Tock video and just mash them all together. I don't know. Let's look into that.

What can I ask a question about who said that statement?

Jeremy Pier.

All right, so he was my guy.

He was watching Jeremy. He was watching Tic Tac tonight. Jeremy.

And maybe this is. So I don't work at Land Geek, right? Like, I'm. I'm like a third party independent guy. But if you want to unsubscribe, unsubscribe. Like, okay, go away. Like, that's fine. Go back to your job, whatever. Like, do we care? I mean, I don't work here, so I clearly, I don't care. But I also, like, don't care. I mean, you don't like it, that's fine. Good luck. You know what? Go buy an apartment complex.

See ya.

Like, okay, I don't. I don't. I don't know. Maybe that's the wrong attitude to have. I don't know.

I think we should put two of them in the. In the group. One of them, the one you just did, and then the one where I did the. I think those are two good samples to throw in there.

Yeah, we'll throw them in there. We'll. We'll see what comments we get. Well, maybe put a. Put a couple in a week or something like that. Let's see what else we got coming in here. My favorite boring business model ever. Is that James Simmons? James, is that you? John Zeke said. John Zeke said. I just had a medical exam. I'll send you the pictures. Oh, okay, sure.

I'm uncomfortable.

Andrew Miller's here. Andrew Miller, good to see you. Good to see you as well. I hope you and your four little ones are well, and I hope Dylan is well. Here's a question. We got a question. Finally. You ready?

Let's hear it.

What marketing methods are hot right now? Mike Zaina, we'll start with you.

Well, you know what? I'm gonna go with the obvious. Facebook. But look what happened to Facebook earlier this week, right? A little bit shocking that that Facebook went down, Right? So it just illustrates the fact that we needed to be on multiple platforms. But, you know, Facebook is a great platform to be on. Land Moto always produces leads. Land Flip is a great one. Land Century, if you want to go land and farm and all that. It's more money. But I, you know, depends what you have for inventory. Sometimes you can put yourself on Zillow, Craigslist. Actually, we just started doing Craigslist this week again. Let me see while we're live, if I ever have any responses. That'll be cool.

That would be exciting. Forbes, I'll get to you in a second. But John Zeke, he said when you posted the email account, you were making jokes. We were making jokes, John Zeke. And I understood your joke. So here's the thing, though. On YouTube, I can't type my email address in there for whatever reason. So, John, you can email us at info atlandgeek guys.com and I'll send you that. That video tomorrow. Simon White says, where is Mark? Where's Mark? Where in the world is Mark Podolski? Napping? Well, yeah, Sleeping out on the town. Mark comes on Nightcap occasionally. Otherwise, he leaves it to us Yahoos to get on here and talk land investing and to answer questions about land investing. But Matt Forbes, while Zano's checking his emails, hot marketing platforms. Currently.

We actually sunset Facebook. I'm out. I'm off Facebook now. It's kind of cool.

You're out.

Quite happy buyers list. And the lands we signed, we went sort of all in on the lands. So we have like, it's dominating good. We pay for the super expensive one where all of our stuff is at the top of the page. And it's worked really well. I mean, the market's really hot. So is it that or is it, you know, is it what? I don't Know, but I were just tired of getting booted off of Facebook and trying to play that. That game. And this is working just as well. And it got to be the point where all the VAs that I were paying to do it were. I'm paying more than I was before, but it's not vastly different, so.

Well, if you. If you make more sales a month, I mean, there's a difference. I mean, you know, that brings that. That brings. That brings to light, you know, a conversation about you are further along in the business, which creates more opportunities for you. You have more money to spend. Right. When you're starting out, you need to go with the free. You need to go with the free platforms. I mean, free. We need Facebook Marketplace, it's free. We need Craigslist, it's free. We need mailchimp. It's free. We need these free platforms. But when you're down the road, when you're bringing in 10, $20,000 a month passive income, you can. And you're getting multiple cash sales a month like the two you had today.

Yeah, it pays for a long time. Yeah, I agree with that whole. I mean, look, we only just went to that in the last couple of months, so up until Craigslist, and then it was all Facebook and it was actually land flip here or there or whatever. But it was mostly free stuff that we worked and we grinded on it, and now we're at a place where we are willing to throw a little more cash at it so we don't have to deal with it.

Actually, I was on there recently, and I happened to see one of my properties that I land armed to you, featured on Land Watch. And I. I've thought to myself, self, I wonder if he sold that yet. Interesting.

Which one?

Mojave County.

I know that's probably not yours. I liked what I saw, so I.

Oh, you used the picture Mailed and.

Bought it, like, way more.

Yeah, you just use those pictures Over. Used my pictures.

Well, so I was gonna go pay a guy to go out.

I get a commission on that sale since I provided the pictures to you. Negative.

The pictures came with the land arm, so we. We absolutely repurposed those over and over and over again.

Nice pictures. Nice pictures.

And they're really helping sell all those properties, so good job. We soldiers.

I'm glad. I'm glad my pictures have helped pay for your land subscription.

All right. I'm glad that. I'm glad that I pay you every month, so that works out really well for both of us.

I love you. I love you.

You guys have so much fun together.

Oh, stop. I have more land art from you than him. Knock it off.

Monica Kenyon. Monica, how are you? Monica is in flight school currently. She's in flight school. Hypothetical. Hypothetical question for you. I like this. All right, if you have a buyer that decides to take advantage of the money back guarantee, how does that work deed wise? So, Monica, I'll tell you that we have a money back guarantee on terms deals, but we do not have a money back guarantee on cash deals. Cash sales are final. Cash deals are final. I think there's been one time in six years where I did buy it back from a guy that I had sold it to for cash because there was. He was having some type of, you know, he had some type of personal issue that, I don't know, struck a chord with me. And I'm like, oh, that's horrible. Let's take care of this. So. But. But yes, all cash sales are final. Matt Forbes, that brings to light a question. Do you have a guarantee on your terms deals?

No, we did. We had. We did the 90 day thing that Mark, you know, talks about for a long time. And then. And then we had this one buyer who bought and then did a refund and then bought and then did a refund and then wanted to buy again. And I was like, nope, I don't need you and I don't need your crap, and I'm all done with this and I'm out. And what they were doing, as it turns out, was they were buying on terms and then reselling. And if they could find a buyer, then they would keep it and do the transaction. And if they couldn't, then they would just give it back. And I was like, okay, I'm out. And that was one out of the hundreds and hundreds of people that we have sold property to. So we kind of just said, you know what? We're gonna get rid of it. I will say that we did a refund last week without the guarantee. It was, like, the right thing to do. So I still do it, but I did take that off the website.

Nice.

Okay.

Yeah, so. And you know, if you're gonna. If you're gonna do it, you just sort of do it. I think in the beginning, we leaned on that as a crutch, right, to feel really good about it when we were talking to people. And then I think when you've been doing it long enough, you realize, like, it doesn't. It really. It kind of doesn't matter. And you don't need it as a crutch, like, what you're doing is a really good service for people, and they really want what you're selling anyways, and so you don't have to rely on that. But I think to each their own with it. But that was something that we did over the summer, so that's only been a couple of months without that. And, you know, total outside of that one, you know, Neanderthal. The amount of refunds I've done in four years is count on one or two hands.

It's pretty, right.

It just doesn't. It almost doesn't happen.

I want to.

Mike. Daniel, you have a guarantee. You have a guarantee on your terms deals?

Yeah, but not in cash. But of course, I don't know. Everything's dependent on the situation. You know, we. We work with everybody, but not typically on a cash deal. No, we don't. We don't. I want to see if I can see. Matt, do you have your picture here? When I go on the lands, do you. Do you have, like, a profile picture? I want to see that.

And it's on there.

I have no idea. What's the website?

It's Anne Land Watch on the lands. Landwatch.com.

What do I look like?

Go to land. Go to Land Watch. And I'm pretty sure it was Ann that I saw. Go Land Watch. Go to Mojave County. Go to Mojave county and search for land between $4,000 and $7,000.

I put in my company name, and that didn't work. Where am I going? Mojave Bosman. How do I own land?

Well, yeah, Mojave. I have the parcel number, actually. I actually just paid the taxes on the parcel today. It's interesting. Here's a good question. While you guys are searching, Joel Peterson. Joel Peterson is here. He's in flight school just starting out. So we're talking week two of flight school. Joel's question. Mike Santo, I'm coming to you with this one right away. Is Land Moto. Is Land Moto Premium worth it when you're just starting out?

Well, you know, I know in the beginning, it's trying to minimize cost, but I like the idea of being able to send it out, you know, in his weekly broadcast. That's huge. I would say it is worth it, but I understand that in the beginning, you know, you're trying to. You're trying to minimize cost. Right? So you might just. There's a lot of leads out there in Facebook. You might, you know, get your. Get your training wheels going with some Facebook stuff and then scale up as you get some sales. You know, it's really. This is something where we say there's, There's. It's sort of like when we say there's software out there that can make your life easier with the business. Right. But you don't have to do that. You can do it all yourself and you can minimize the cost. It's just something that's available. You're still going to sell land if you put ads out in the free platforms. But if you have the ability, the more platforms you get on, the more likely you'll sell land, the more land you'll sell in a faster, quicker. Right. So it's definitely worth it. But I understand if you needed to wait because of, you know, you're starting out and you're trying to cut cost.

That was a good answer. I agree.

You concur it?

I concur. It's completely a case by case, you know, situation. Right. Some people are more constrained with their capital when they're first starting out. For those people, I would not recommend you do a premium paid marketing platform. I would recommend you go with those free platforms and, and which ones are free? We've already talked about it tonight. Facebook Marketplace, Craigslist, your buyers list, mailchimp. It's free to have an account on there. And Land Century used. You used to be able to do one free ad. I don't know if that's the case anymore. There are a few cheaper ones out there, but. But I would start with those. And I do love the. The Land Moto premium deal. Just because you are blasted out on Scott Todd's weekly Sunday blast and we've gotten a lot of leads from there lately, so. So, yeah, hopefully that answers your question, Joel. Facebook user says oh, snap. Stole some pics. Yep, he sure did.

No, hold on.

John Zeke.

Excuse me, Facebook user.

He bought the picture. He bought the picks. He's fine. He's good. Yeah, I'm good. We're good.

What am I? Mike Zano?

Good lord. The question is, though, when you buy the picks, can I still use the picks? Because I do, so don't get all.

Mad at me if I use them. To me, I. I own them. You're.

You're. I. I'm using. Okay. John Zeke. John Zeke's question. Talk about flight school in general. So. So when people come to the land geek, there are basically two pathways, right? There's the do it yourself pathway, the toolkit. You got to have a lot of discipline, just like with any do it Yourself pathway. And then you have flight school where we do it with you and more than ever before, we're doing it with you, which is pretty cool. Oh, it's actually pronounced giki. Is that right, John? Polish. Don't worry about it. No one gets right. Okay, it's Gecky. Mike Zano, talk briefly for a minute about flight school in general.

What's great about flight school is its actual business model. Right? It's an actual. It's Scott Todd's business model, which is a business model that pretty much all of us follow. It's not just information about land investing, it's how to set up your business so you're the CEO and you don't have to have any knowledge of land investing or you could be someone who's doing multiple deals per month. It's still going to benefit you because what it does is it breaks down step by step. The exact process, workflows, and where he hires his vas, everything. It's just, it's very comprehensive and it's done in a very progressive manner where you can scale your time. You take an hour a week and watch the class. You take a few hours per week and execute upon what he wants you to execute upon. And then you fall. Then the following week you do it again. You rinse and repeat. It gets you committed to a time sort of when you want to make a change or create something new in your life, whether it is exercise or something business wise, you need to get in a rhythm, you need to get a routine going where you are constantly executing. So you then begin to get the results. This will be that week to week execution where you meet at the same time and you have accountability and you have execution, but you've done it. And it's a very sequential manner where you, you grow very gradually. But at the end, the sum of all the parts is. The sum. How do you say that, Scott? The synergy, when the sum is greater than all the parts or something like.

That, the sum of the parts is greater than the whole.

Yeah, that's it. Thank you. So you really, at the end of it, you have a working machine and now you just need to do deals and, and sort of refine that machine as you go. There's a 180 day money back guarantee. We don't even really talk about that that much, but it's there because the reality is if you follow this, if you follow this method, this recipe as we describe it, you will buy deals. We know that with certainty. And that's why there's a guarantee there you will sell property. We know that with certainty. That's why the guarantees there. So the really, the biggest thing that has to happen is that you need to believe in it. Actually, this brings up a great point. I was reading this book I've had for a while. Have you guys ever seen this book?

Oh yeah, yeah, I love this book.

And so one of them, he has a topic, a subject, I think it's lectures he gave. It's called Applied Faith. And it's not about, you know, believing in some sort of orthodox religion or anything like that. It's about the idea behind that. You truly need to believe in what you're going to do for it to succeed, right. You have to bring to the table the fact that you know that you're going to commit to something, you're going to believe in it, you're going to see that it's going to change your life and then you go and you execute. You can't be doubting yourself, right? You have to have this positive mind frame and you have to, it talks about, you have to. He says right in there that you need to align yourself with at least one or several people who are going to mentor you along the path. That's a proven, that is a proven path to success. And flight school is mentoring with Scott Todd, who in my estimation is the best person you could ever learn from to do land investing. He has it down to a science. So you're mentoring with someone and you have the faith because you know the person you're learning from is showing you the exact way that he's making thousands upon thousands upon thousands of dollars each month doing this business with passive income. So you're, you're replicating his process. So flight school is the quickest way to get set up. If you know that land investing is as powerful as it is and you know that you want to do it, this is the logical next step, right? We have time and time people that will come to us, right, and say, well, I wish I did that sooner or so on and so forth. Think about you in the future. This is something that was interesting. I think we saw a video on this, right? I was saying if you could go back and convince yourself, say, so you started at what age, Scott?

Roughly at what age? I was, I had just turned 40.

Matt, how old were you when you started.

Real estate or land?

The land investing?

39.

Also about the same. So if you could go back to your 30 year old self, your 25 year old self, but you, you could Go back. But the you that you going back to doesn't know it's you. In the future, how much effort would you take to convince that person to actually take the step and to go and start investing in raw land? Would you take no for an answer? If you.

Absolutely not.

You would drive them crazy till they actually. You'd say, you would be at. That's what you have to look at. That don't look at and say, well, geez, I should have started years ago. Who cares? Go forward now, 5, 6, 10 years. Envision yourself there, coming back now and envision all the success. Come back and telling yourself, now you need to do this. Like this is going to change your life, because it does change your life. And so you have to realize the power in this. And if you do realize the power in this, you need to just get educated and you need to step up and you need to learn how to do it in the correct way so you can scale it and do. All of us here are doing multiple deals at a time, but we're not doing them. We have people in our team that are helping us. So flight school is about all that and more. So I can't say enough about it. Scott Todd has impacted all. All of us, the three of us. There was no flight school when Scott Mossman and I started, but Scott Todd was there as an example and the, you know, the beginnings of flight school there, and we were following his lead, literally. And, you know, Matt went through flight school with him. So we've all been impacted in that way. So. And if you look at anybody who's really crushing the business that's anywhere related to us, they've all gone through flight school. So it's just that important. It's that real. The decision is, do you just want to. Do you want to do this or do you just want to talk about it? I don't know. And that's fine. We're happy to talk about it with you. It's okay.

Yeah, for sure. It's. It's Jiki, by the way. John Jiki. You guys remember that for the future. Okay, so this, you know, we have two comments here, and they really just kind of parlay off of what you just said. Mike Zanos. So one is from Joel Peterson, who started with the Toolkit. One is from Andrea Miller, who started with the Toolkit. Right. And Joel says, as someone who's two weeks into flight school, he recommends it 100%. Andrew Miller says flight school saves you so much time in figuring out the logistics of the business. If you're here because you value your time, then not doing flight school makes sense. Sense. Maybe, maybe that's meant to say if you're here because you're, you're. But I understand what you're saying, Andrea. Your return on time invested, that is a concept that is talked about in the book Matt Forbes. Your return on time invested, isn't that talked about by Rory Vaden in procrastinating on purpose?

Yeah, absolutely. And I would argue that the, you know, I know we talk about time saves and therefore it's worth the money. It's worth the money because it's just straight out worth the money, not because of time. I mean, yes, time, but like unless you can go read words on a page and then go execute and into the blind darkness, that is something you've never done before, then you need flight school. Otherwise you're going to make mistakes which cost you time. But those mistakes, they cost you money. Like, there's no free lunch. That's it. Like you, like you one way or the other, you're going to pay, right? But there, but it's not like it's not just you pay with your time that you're going to make. The only way you learn is to go just make a bunch of mistakes, which is fine. It's just there's a shortcut. But those mistakes still cost you money. You mail the wrong place, you go do this the wrong way, God forbid you buy the wrong deal, right? I mean, like, there's real things going on there and it's not just time. Time is easy to understand, but there are real hard sunk costs to not doing it and taking action, right? But the reality is for most people, they'll never get there because the darkness is scary and you don't know and there's too many questions and therefore you don't do it. And then you're sitting on the sidelines and you never do it. So do it.

That's the other thing is it's just not emphasized enough, I don't think how powerful it is to go through this with others. And Mag Zayn, we were talking about this yesterday during our working lunch because Matt Lee, who is only two weeks into flight school, he's already had his first sale. But that's ridiculous. That fuels the other 15 people in his flight school group, right? And when Matt in one month from now hits a dip, which he will hit a dip because it just happens, someone else, someone else in that group will come out of the dip and pull him along and it's just really, really phenomenal in that way that you can collaborate for four months with a group of really talented people who all have a passionate why. We all have a passionate why for doing this business. And when 15 of those people get together, it's awesome. It's a pretty, pretty cool group to belong to, I think.

Definitely.

Jeremy Fear flight school cuts 12 months off the learning curve. Couldn't agree more. Texas Terrain Lawn Care. I know you. I know Texas Terrain Lawn Care.

He was here another time.

Yeah, and I knew him then too. And I couldn't. It's not Robbie. No, it's not. Marcus found property in Texas for 1000. It's a no brainer to buy Texas trained lawn care. Congrats. I'm sure you're buying it at 25 cents on the dollar. We make our money on the buy, right? So Cecil. That's who it is. I do it.

Sorry, Cecil. Do not, do not like, have a cheat sheet. Like, like operatives where you're like, this is their handle and that's their name. Yeah.

For all the YouTube handles. Yeah.

Yeah.

Berserk says. Wow. Yeah, I agree. Wow. Fellas. It's been a little quieter tonight than normal, but. Yeah, we've had some good discussions, I think. What the crap? Last week there were so many questions. It was insane.

Yeah. Last week, good.

Well, you know, waxes and wings tonight was good too. What is this? What's that?

What are we. What are we talking about here?

Are we gonna. Oh, Andrew Miller says I'm in a big dip. You guys always help to ring me back up. This community is great. I mean, Andrew, it. It still happens. To this day, honestly, six years later, it still happens, Miller. I'm not going to lie.

Hold on. I have. I had something that I share with you. Let me just find it. There it is.

There it is. There it is.

Note. Service fee, income.

Yes.

January 1st to December of 21, $5,778.

Just for the note. Service fee.

Just on note.

Service fee.

Stick with it. You will get there, I promise. It's right there.

It's awesome, dude.

Just don't do that.

Just don't quit. Just don't quit.

Don't quit. What's I going to say? I was going to say one. Oh, one more thing before we leave. Words to live by by Joel P. From that's comment from Joel Peterson. We got some dates to talk about here real quick before we jump off. So. October 11th. No, at 9pm Eastern. Monday, Monday, 9pm Eastern. We are doing a Land Geek 101 Land Investing 101 event where we are giving away a toolkit. You can find details in the Land Geek motivation group on Facebook or for the people on YouTube. How do I get them that info? Go to. TikTok has the info. We're not able to post links on YouTube channel.

Can't we.

No, we can't post links on YouTube. So if you want to attend our Land Geek 101 event Monday night, email me or mike@infoanggeekguys.com we could do a.

Quick video on YouTube and put in the. In the description, the link.

Yeah, we could do that.

Let's do that tomorrow.

Let's do that.

All right, we'll do that work, fellas. For heaven's sake.

Okay, come on. All right, so that's Monday, October 11th. Friday, October 22nd is our virtual boot camp. You can attend at home in your jammies or tracksuit, whatever you prefer. Three days on Zoom. Total immersion in land investing. And I don't know, Zaino, I mean, we've done a few virtual ones now. They go pretty well. There's a ton of Q A time we have. We have working lunches where we basically just do Q and A throughout the entire hour and a half lunch. We have Q and A sessions. At the end of the day, you'll get all of your questions answered regarding this business, regarding lane geek education opportunities, everything. And then November 9th is the next flight school. So those are the dates. And then I wanted to ask you guys, are we gonna have Halloween show? We're gonna have a Halloween show on Halloween. No, let's. Let's look at the calendar here.

That would be bad.

Hey, when are you meeting? Next week? I can't meet next week. Just so you know, I'm out.

Oh, okay.

We're meeting every day. Okay.

Since. Since you're not around, we'll just do it whenever we can. Fine.

Yeah, no, of course.

So Wednesday, Wednesday the 27th or Thursday the 28th? Mike Zano. It should be our Halloween episode. Yes.

Yes. We're gonna dress up.

Yeah, I don't know.

That was last year.

This is where my tracksuit to my Halloween party.

Last year you were Scott Todd. You were Scott Todd. I was Neo. And Matt Forbes was awesome. A golfer. Were you. Were you what's his name? From Caddyshack?

Yes.

No, I think I was just wearing my knicker hat just because I was lazy.

This year I might be Todd Scott.

There you go.

Scott. So handsome guy from California with a full head of hair.

Exactly.

Nice.

How'd you. That is Todd Scott here. Scott. Todd loves. He talked about it for six months afterwards. He loved it. Did he?

Oh, right. No, he did not love it. No. All right, so one of those nights. Zano, do you know right now? Wednesday, 27th, Thursday, 28th Halloween episode.

I can tell you. Hold on. All right, as far as next week, what is tonight? Today is Thursday.

Today's Thursday.

So next week I can do. Oh, probably Thursday.

Thursday next week. That'll be just you and me, Mike. And then the following week is actually going to be. The following week is actually going to be Friday. October 22nd is when we do our boot camp. Then. So will you look if you're around for us.

What day did you want to have it? There's Wednesday or Thursday. Oh, I see what you're saying.

27Th or 28th.

Let's do a 28.

28Th is the Halloween episode.

Happy Halloween, folks. See, if I dress up as Todd.

Scott, and it might be fun to have some other land geeks on that night. So maybe we'll see what.

So I.

To Todd Scott.

You know, let's see what we can coordinate that night.

I would like to see Eric Litchfield dress up as Tate and be Eric. Yeah, Eric Litchfield.

Eric Peterson as Tate.

Yeah, Eric Litchfield. I'd like to see that.

We should see what I think we should do.

We haven't had the coaches on here in a while. Let's see if we come to a Halloween episode.

That's what I'm saying. I think we should. I think we should have as many people as possible on the Halloween episode. That'd be fun.

Matt, you're dressing up, right?

Yeah. I'm gonna wear this awesome tracksuit I bought and wore one time and sing. Folks, we don't.

All right, singing. That's not happening. Rodney Haley. Rodney Haley wants to share real quick before we leave. He has a win for us. So, Roddy, please, please post in the group. And then one last question from John Jiki. Oh, boy. John, this is. This is a. This is a doozy. What write offs do you have as business? Since everyone is talking, no tax write offs this way, I assume there are lots of them. Like any business, travel should be easy to do.

I said no write offs.

No, there are write offs. Did you say that?

I didn't. I didn't say.

I didn't say that.

There's no depreciation because.

Depreciation. Depreciation.

But, brother, it's a home. It's a. It's a home based Business.

My pool.

There's so much to write off.

Kidding. Yeah. There's no depreciation. So he's talking depreciation. So there. There is no depreciation on the assets that we own. The raw land assets that we own. Okay. So that's just one of the point.

Hold on. That's the idea.

Yeah.

They don't. Not just from, like, an interesting tax code.

Don't make it a negative.

You're saying in real life.

They.

They don't. That dirt is still dirt. It's one of the reasons. Such a great way to go. I know it's counterintuitive because depreciation is such a strong thing, but that's what makes it so safe.

Right?

It's dirt.

Right. Exactly. Rod Haley, are you there for your win? He hasn't posted it yet. Says he has a win for us. Let's see. Forbes that you shared. I'll share my deal today while we're waiting for Rod. Let's see.

Yeah.

What'd you do? 249 doc fee. 199 down. Let me check. 199 down. 172amonth for 60 months.

How the hell did you get to 172amonth?

Just a random.

And I'm zero money, folks.

We just make them up.

I'm zero dollars. I'm zero dollars into the property.

I want 171.50.

I know, right? It's. It's $173.48 a month. Literally do that.

Right? Every. It's so crazy. That's the inefficiency, isn't it, Matt? It's like, you can literally, like, what's it worth? I don't know. Let's sell it for great. Like, my sales guy calls me, hey, what? This person wants to know if we can do this. I'm like, yeah, I don't know if you know yet, but we sort of make these up. That's good.

Yeah. I worked. I have to share this story. I worked for a staffing firm, and that was the same thing, right? You, like, you pay somebody, whatever, 50 bucks an hour, and then you bill them out as at whatever you can get. And so, like, what's the bill rate? Right. And most people are like, yeah, it's $94 an hour. And I would always be like, it's $103 and 48 cents. People like, oh. They're like, wow, that's really specific. And I'm like, it's just a calculation. Like, 100%. Just rolling off my tongue. Just totally made up. We had our CFO at one point come to the entire all of the branch managers. I was a branch manager. And he goes, if we raised all of our bill rates by 25 cents, the company would net $11 million. So can we just raise. Every time you have a bill rate with one of your people, just raise it by a quarter and we're good. Like, huh? It's the same thing in this. Your monthly payment is an arbitrary number that you decide. You decide what it's worth and if somebody wants to pay it, they will. But when it gets down to like 180, 184, 182, it's just made up.

It's inefficient. Folks, that is the best example of what Matt just gave.

There was some serious math behind those numbers, I'm telling you. Anyway, did I mention I'm zero dollars into that deal?

You did.

One last question. Cluster price. Do you buy properties from tax deed, auction land deals? I would say 99 of us, 95% of us do not. We do it from the comfort of our home, buying some properties.

You find that list and you see it's about a month or two out. You're going to do what's called D grabbing. You're going to go and you're going to contact those owners directly and say you're about to lose your property. Did you know that? And by the way, I'm interested in it. Would like to make some money before you do. And then that person who's waiting for that property at the auction is going to be like, all of a sudden they're going to see it go click. What happened to that? Oh, it's off the auction. Somebody else bought it. What, like you're D grabbing at that point?

That's a good way.

It's a good strategy. A lot of effort and a lot of work. But, you know, money, what's that?

You can outsource it. I've had those calls with people. Literally, it's just like, hey, Matt, I don't know if you know, but your Property in on November 5th is about to be sold. And I don't want to make any assumptions, but if you weren't intending on paying those bad taxes, I like to give you some money so you don't. So you'd actually make some money and I'll take over and I'll pay the taxes. Would you be interested? And you call 20, 30 people or someone does. You're getting a deal.

Oh, I think it's less than that, but I had one and the guy is like, let me think about it. I'm like, what's there to think about? You're either gonna get nothing or you're gonna get.

Tell them that I love it.

1500 bucks.

What do you mean? Are you gonna pay the taxes or are you not? Okay, no. Then you need to take my deal. You understand? $0 or $10?

You know the guy.

See, this is like. You sound like Tony Soprano right now, and you're in your tracksuit. You're gonna take my deal work, so.

I feel like it.

Yeah, that's true. My guy.

Dude, you gotta take my deal. Take the deal. Take the deal.

The deal. You lost the property.

Yeah.

That's crazy. People like that.

I'm just like, all right, so. Because it was like, dude, it was days away. It was just days away. And I'm like, so let me just. Just want to make sure we're all on the same page.

Clarify this.

You could either A, have $700 in your pocket or B, not have $700 in your pocket. And he's like, yep, I'm not doing this deal. You're like, all right, well, I guess I'll go buy it at the tax auction.

Bye.

That was it. I've never. I've never done the whole tax auction thing.

I've tried a couple online. The reality is you could probably make some great money. I know some people that have talked to me and talked to us over the years have done that. But we get enough property, trust me, by mailing direct. That don't have to worry about that. If you want to go that. It's just like. Do you want to deal with probate issues? Do you want to deal with trust issues? Do you not trust as in if they trust you? We're not saying no trust issues. I mean like a trust. Then go ahead and do that. Specialize. But if you don't want to, you'll still have deals.

Yeah, yeah, There's.

You can make money in any of these other little, tiny little ways. Questions. What do you want to do?

Upon niche. Upon Nietzsche. Upon niche. Nick gets Nichy.

All right, we out of here?

Yeah, we're out of here. You gotta. You guys go to bed.

But three hours past my bedtime. Bedtime.

Night, everybody.

My freshman is sitting awake. What is he doing?

What are you doing?

What's up, buddy?

Matt Forbes. You need to have. I need to. I'm gonna call upon you to have a 5 minute call with my 22 year old who wants to. I'm like, I have a friend who's. How old are the kids doing deals now? How old are they, Matt?

The.

The boys, 14 and 13.

Yeah, I told him. He's like, what? I go, yeah. I go. The only thing is, you just have to decide you want to do it. So, Matt, I need a five minute call to shake him up.

It'll be about a half an hour, and he'll be a new man when I'm done with him.

Can't wait. Thank you.

Yell at that. All right.

I'm going to send my son to you, too. All right, fine. Good night, everyone. Thanks for coming. See you next week. Bye. Bye.