A conversational YouTube video (Mark J. Podolsky upload) where Scott Bossman and Mike Zaino answer a viewer asking whether to list several 10+ acre parcels priced around $15,000–$20,000 on Facebook or use a realtor/MLS (10% commission). The speakers weigh cash sales versus seller-financed term sales, favor term sales for faster velocity and higher returns, and recommend broad multi-channel marketing (Land Moto, Craigslist, Facebook). They introduce a deal-size taxonomy—"minnows" (≈up to $3,000), "dolphins" (≈$3,000–$10,000), "whales" (above that)—and give a concrete micro-example: a property bought for $1,200 sold with $149 doc fee + $99 down (total $249) and $99/month for 60 months, recouping capital in ~10 months.
Questions this video answers
$15,000 to $20,000
Anything up to about $3,000
Approximately $3,000 to $10,000
Purchased for $1,200
$149 document fee + $99 down (total $249), then $99 per month for 60 months
Chapters
I have several 10 plus acre parcels that I've been trying to sell in the 15 to $20,000 range on Facebook. I'm considering using a realtor to list on MLS at a 10% commission. I can make approximately 70% greater than 70% yield. What are your thoughts? So 15 to 20 thousand dollar range on Facebook.
So you trying to sell these cash on Facebook or Dave, are you, are you listing these on terms and what terms do you have? So that'd be my initial questions. I mean, there's nothing wrong.
How long have you been marketing them?
Nothing wrong with working with a realtor, but I wouldn't want to work with them in a situation where it's exclusive and you couldn't sell it yourself. And some realtors may not work in that regard. So I don't know. I'd like to know what you're listing it for first.
Yeah. Do you want a cash sale? Are you listed? Yes, cash. He wants a cash deal. So.
Yeah, I mean you could. Cash sales are hard to force. You know, the terms deal is where the velocity is at, but they do come. So obviously a realtor is going to be more in line with a cash sale. But you know, I would use every, you know, avenue of marketing from Land Moto, some of the other land sites, Craigslist, Facebook, you know, if it's truly, you know, is that below market value, that 15,000? Because if you're competing against other properties for a cash sale, you want to come in lower than they are, so you have to make sure that you're pricing it accordingly and so on and so forth, or it's not going to move that quickly. Either the term sales is what moves our property the quickest. And I understand the value in a cash sale, I really do. But it's hard to force that. The. They do come. But the term sales are much quicker.
Yeah, I mean it's. I think in our business it's 80, 20 terms versus cash, sometimes 90, 10 terms versus cash, depending on time of the year, whatever. You know, Scott, Todd always says you can't dictate what the market wants. So, you know, I guess I would ask you, Dave, is there a way that you can finance these where you can get your money out in a year? I mean, you get your money out in a year on a deal like that. That's an amazing deal, right? Your, your yield's gonna be.
Yeah, we've done that. We sell. I know you have two, Scott, same as cash, one year. And you look at the return on that. It's pretty sick. You know, maybe you could do it for less than 15, you know, but again, it's, you know, you have to decide what you're looking to accomplish. Right.
And I would just say one other thing, and that is I would call that a large sized dolphin. Wouldn't you, Mike?
No, just a dolphin. I wouldn't add the word large size.
So in our business day, Mike and I, Mike, this is Mike's, I'm gonna give you all the credit, but I talk about it all the time now. I talk about all the time. In our business, there are minnows, dolphins and whales. And we buy a lot of minnows. Why? Because they move really quick. They move really fast. We buy them and they sell in 30 days.
That's another analogy. I like that the minnows are quick.
They're quick, dude. You can't catch them in your hand.
They're gone before you know what's good about a minnow. It's like, like I was talking to someone the other day about the deals that I sell and I was like, yeah, hit singles all day long. All day long, hit singles. You know, you don't have to hit a home run, you don't have to hit a grand slam, you don't have to even get on second base. Hit singles all day long. Little deals and they pile up so quick. But it's a micro environment that we're in when it comes to other types of real estate, if you compare it to houses and whatnot. So when we say minnows, dolphins and whales, that's relatively speaking. So a minnow would be anything up to like a $3,000 purchase. When then you're in like three to like 10 or something, you might be a dolphin. And you get above that, you're in a whale. So you're in a dolphin range right there. Which, but dolphins do make some crazy good term sales.
Crazy.
Like a 5000 can be a 25, $30,000 term sale. But it's a matter of you can support that, right? How quick do you need that capital back and what your monthly payments gonna be and so on?
Yeah, awesome.
What are your capital restraints? That's the way to say it.
Yeah, exactly. I think, you know, the, the minnows fuel the business. For me, it's the bread and butter. I just had one today. I purchased the property for 1200. This one took a little bit longer to sell. We purchased it two months ago for 1200, sold it today for 149 dock fee and 99 down. So 249 and then 99amonth for 60 months. So 99amonth. So we're getting our money out in what, 10 months?
Yep.
And then after that is profit. Now, you know, that doesn't sound like a lot, but when you rinse and repeat, and that's what it's all about. Ritz and repeat.
Yeah. Look at you. Take 1 to 3, 2 to 6, you know these little deals, your yield is over 130. When you. When you do these little 1 to 3000 to $3100 a month, 30 months. Do. Do them as many times as you can, right? Boom, boom, boom, boom. But now, again, this whole stemmed from the question of should you work with a realtor? That's an internal decision with your business model and what you want to do. But I think that what we're talking about is that, you know, it's hard to force a cash sale. There's a lot more buyers out there willing to pay terms, and there's a lot more money in the terms because you can extend those payments out. So. But you may need to get that money back now because you may not have a lot of capital by other properties, and you may have put them into these properties. So who knows? Everybody's different. And maybe that's not the case. But if it's not the case, then I would be like, man, picked it up for 5,000. I'd like to get a couple grand down or so, two or three grand down and get like a $500 payment for and come up with like 25, 30,000 on that. I think that would be a huge, huge score.
Jason Mendoza has a good point. Why not sell the note if you get terms? So consider selling it on terms. Jason Mendoza. Nice to see you.
Jason Mendoza. For the win.
For the win. So, Jason, you're. You're really active on Facebook, dude. I hope you're doing well. If you've had a win, throw it up there. I see your properties all over the place, so that's all good.
Are you spying on his property? So some might believe that's the case from the way you just said that.
I'm Facebook stalking him.
Are you spying his inventory? Watch out, Jason. I heard it.
