Marketing Tips for Land Investing - Nite Cap with the Land Geek Guys!

Scott Bossman, how's it going? Big, big, big dude, Buddy.

Since I just ate a whole bunch of graham crackers and chocolate, so I'm doing pretty good. My late night snacks, you know, I eat one meal a day, usually it's a healthy meal. And then I have a little chocolate and granola.

Chocolate and granola. 1. You're still on the one meal a day thing?

Sometimes two, never more than two.

Yeah, but in a window. Window of time.

Yeah. I usually don't eat until like 1 or 2 in the afternoon. But sometimes it depends if I could do that for a couple days. And all of a sudden my body's like, lara, we're going to breakfast.

Right?

So I don't know, I just listen to my body.

No, I hear you, I hear you.

My body wants chocolate and graham cracker.

Chocolate and graham cracker. We should say hello to everyone. We should probably tell everyone who we are because I think we're gonna have a bunch, bunch of new viewers tonight. It's just a feeling I have.

Yeah, well, you know, it's been about five years now. Has it been five?

Four and a half.

Close to five years we've been coming here and we have a little bit of a drink, we talk land investing. We started this because we realized there are people who are, you know, burning the midnight oil as you say. Right. And you know, if they're out there doing land, well, let's jump in and give them some inspiration, some comedy, some. Some land musication, some music, some singing. We're here to do whatever it takes, honestly. But dude, buddy, what do you got over there? Is that what kind of beer we got on there?

So I warmed up with a bullet bourbon and I think some guy might have had a little bit too much bourbon on last week's call. So. Yeah, I don't know if you remember, but anyway, no, I'm going to switch over to bia and I got a pale ale here, the Day tripper Pale ale from Indeed Brewing company in probably Milwaukee. No, Minneapolis. They're in Minneapolis. There you go.

Nice.

So that's what I'm doing tonight. What are you doing? What do you got?

Little whiskey. Little whiskey, nothing crazy. And I had a pumpkin beer earlier. It's that time of year.

Pumpkin beer that time of year.

Yeah. This is when we go down to the peddler's data.

Yeah, I'd love to go to the peddler's data again for sure.

Yeah, we gotta get you. I don't think he had the best experience last time I Feel like it wasn't their top game, but typically they're. And they've improved since then, actually. All right, but I know. I think what we really need to do is, Lauren, I need to come out to Oktoberfest, and.

Yeah, well, I mean, time's a wasting, buddy. You better get your tickets. Three weeks away.

Three weeks away.

Three weeks away.

Oh, man, that's awesome.

All right, Diana Etkiss is here. Diana, how are you? So we came unprepared tonight, unlike last week. We had a topic.

Did we?

Yeah, we talked about the success killers, remember?

Oh, yeah. Okay.

Which was kind of fun. There's no topic tonight, so anything's on the table. So hit us with your questions. We would love to celebrate some wins. And there's a little ticker down at the bottom of the screen there.

Should I open it up?

It says, what brings you to land investing? Text us at that number. But you could really text us anything at that number. Any question about the land business, if you would like to remain anonymous online, text us there, Shoot us a chat in YouTube, shoot us a chat in Facebook, and we'll get to your questions. Because that guy over there, he's a really smart land investor. He's been doing this now, what, Mike, eight years?

Yeah, I think that's about right.

You're coming up on 10 years, buddy. It's crazy, isn't it?

I could be good at tai chi by now.

You could be. You should tell that story. That'd be good. That'd be a good story, Mike. And very relatable to the land business.

Yeah. So years ago, I was looking at taking some tai chi, and from this guy, Tom Tam, who's pretty amazing, local here in Haverhill, and I said, well, how long is it going to take me to get good at tai chi? And he said, 10 years. And I'm like, 10 years? He's like, Mike, 10 years is coming either way. Either you're gonna be good at tai chi or you're not. And I'm like, that's a good point. So it's like land investing. A year from now is coming. Five years from now will come. Is coming. Ten years is coming. So if you start now, you know, you could be very successful. But those years are gonna come either way, and why look back with regret thinking, geez, I could have started then. I could have got my business running at that time. So start now. Start now and build the dream you want.

I love it. Start now, Build the dream. I think if. If you go into it Too. With the. With the notion and the, you know, expectation that this is not going to happen overnight. It's a, you know, it's just. It's a series of. Of wins, one after the other after the other, and a series of dips, one after the other after the other. But we talk all the time about how, you know, yes, there's dips, but as long as you're moving in this direction. Right.

It's not just a. You're in the right place, a direct path like this. It's like down and up. But each down is like. We were talking about this last week. Right. Each valley could be, in fact, as high as your previous peak.

Yeah, right.

And so it's like. Is it really a valley, or is it just like this progression of. Of growth?

It's a progression of growth. It's an upward trend. It's a. It's a growth trend. Right.

Yeah. I'm thinking about. Is it the pog? Is that our new word, the progression of growth? Pog.

I mean, sure, I don't know if I like the sound of that, but the pog. It's the pog.

Progression of growth. We always do say it's a marathon, not a sprint. It's build wealth steadily over time, not get rich quick. So, you know, you got to have the right mindset.

Exactly. Exactly. Awesome. We do have a couple comments. Larry Merle's here. Larry, how's it going, buddy? It says, great to see you guys. Hope you're doing well. We're doing well. Thank you, Larry. Looking forward to seeing you in Atlanta next month, I believe.

Be there.

Which reminds me, I got to get my plane tickets. I gotta do that.

I think I just booked the room today. Did you do that yet?

I haven't done that yet either. It's going on my Google task list for.

Oh, you're using that, too?

Yeah, we talked about that last week.

I don't know. You never really usually pick up on what I'm doing. You're like, it's another thing he's doing. But that's a good one because it integrates with your email. Right. The calendar.

Yeah, but. But see, I've been using Google tasks, so.

Oh, okay. All right.

I'm already there.

Late to the party. I'm late to the body. You got to get your. You got to get your plane ticket. I haven't got that yet, but I do have my hotel. I forget the name of it. It's an interesting name. We've never been to Atlanta. This is our first time I'd like to hear from anybody out there besides Larry. Who's going? Who else is going? And Larry, are you going? Because we want to see you there.

He's going.

Harry will be in the VIP room. Coaching client. So he doesn't have a great experience.

Yeah, exactly. I think Lisa Wanamaker is going to be there. She's the. She's the Vikings fan who grew up in North Dakota who now is in Florida. I think. Go Packers Football is the conference at the Moxie. Mike.

That'S. That sounds familiar.

The name of the hotel is that if you go to thelandgeek.com boot camp and scroll halfway down the page, you'll see the. The venue. Brian Mossing is going. Awesome. Brian, be nice to meet you there. Cool. We got a couple other comments. Let's see. Facebook user says the DIP is a. Is a definite read. The DIP is a book that I think all land investors should read. Talks about persisting through the dips. And again, you know, like you were talking about, Mike, the dips are normal as long as you're moving in the up in that upward trend direction.

Pog.

Pog. The pogue.

The way you described the dip now after reading the book, the gap in the gain. Yeah, I like when you talk about that. I think that's a very, you know. You know, that's similar to the dip, isn't it? I mean, when you talk about the gap in the gain. Am I wrong? The way you just.

Well, I think what you do with the gap in the gain is you. Is you focus on how far you've come since you started. Right. So just for instance, maybe, maybe Lisa Wanamaker, who just started flight school three months ago, just for example, I don't know if this is the case or not, but maybe she's feeling like she hasn't gotten that far, or maybe she's feeling like she should be further along. But what she should do is she should look at what's happened in the last three months. What has happened in the last three months? Lisa, you've gotten a very thorough education in land investing. You are now a land investor. Three months ago you were not. Now you are, because you're buying land. You have. You own land. You may not have had a sale yet, but that's coming. So you got to look at how far you've come instead of how far you have yet to go. That's living in the gain. Living in the gain and not the gap. Okay.

Okay. So that's an exercise in perspective.

Yeah, perspective and Progress. And yeah, I like that.

Yeah, we have the hotlines open and we got people messaging.

All right, hit us and I'll go back to the. The comments.

I had someone call about my listing on land. Moto Raven says he wanted to know if I had surveyed the parcel to make sure that it's buildable. Is that something I'm supposed to do?

Oh, great question, Scott.

Do I need to survey my property before I sell it?

You absolutely do not need to survey your property before you sell it.

Okay, and why is that? Well, you know, is it still marketable if I don't have a survey?

Yes, it's still marketable. You know, there are so many tools nowadays that tell us so much about the property. Right. My clients are happy with approximately 4 corner GPS coordinates. Right. Approximate road frontage, like.

Right.

These are all things you can, you can do on Google Earth and Google Maps. You can, you can measure road frontage. You could, you know, put in the, Google, put in the Google Maps coordinates and you know, create nice little polygons on the, on the map to show people where the property is, that type of thing. So, you know, a survey, from what I know, they try to accurately mark the boundaries of your property. Correct. The GIS tools, the geographical information systems tools that counties have nowadays, are pretty good at delineating where the boundaries of the parcels are. So we just typically tell our prospective buyers, hey, there's no survey, but I can give you approximate GPS coordinates. You should be fine.

Yeah. If they're going to build on it, then they would just hire somebody after. Listen, they don't typically build where we were having them make payments, but when they're done making payments, they would just hire a survey company. They would come out and they would put the stakes in the ground. They would know where they could build their structure. So. Yeah.

Yeah. And then as far as. Well, he had a two part question there though. What was the other part? Something about building.

Yeah, it was. First off, was. Is he supposed to. No, that was really it. To make sure. Is that something I'm supposed to do? It was a big question.

Gotcha.

So we answered that the Palms are going to boot camp.

Yes. I can't wait. I can't wait to meet the Palms. I can't. It's gonna be exciting.

Local to you. Are they, are they Wisconsin?

No, but Michigan.

Okay.

I believe it's Michigan. If I'm wrong, guys, don't be mad.

But I think some sports teams you like in the Michigan area.

No, we just. The Palms and I, we've had multiple conversations. We kind of hit it off. So I'm excited to meet them. You know what I mean?

Everybody loves Scott Bossman. I get it.

Everybody loves Mike Zano. What are you talking about? All right, here's a question. Good question. You ready?

Yes.

This is from Patrick Clark. For a beginner who hasn't done any land yet, would you recommend setting up an LLC or other business entity? Mike Zano.

So we do get this question a lot. Should you Will we recommend or whatnot? And the answer is really no, that we're not going to recommend which way you should go because that's something that is really a personal decision based on your particular situation. You talk to your accountant or your legal. Anybody who give you some illegal advice. Typically the accountants can help. So. But what I will say is, you don't need one to start this business. I bought and sold in my name for several years before forming an entity, an llc. And I like the fact that we have an llc. It works for us. There's some things we can do tax wise and whatnot. But, you know, your situation might be different. I know other people who have s Corps and so on and so forth. So it's really something you want to go and talk to you. I would say something like your accountant or somebody who's going to give you some solid advice as to why one might be more advantageous than another. That being said, you know, having an entity is not required to buy and sell land, but you could possibly want that for various reasons.

Awesome.

It's not hard to set up. I mean, really.

No. That's great advice, Mike. Saying. Oh, thank you.

Well, thank you.

Thank you.

I like your shirt, by the way. What? Is there something.

It's a brand. Brand name for like camping gear. Camping gear. Climbing gear.

Outdoor.

Outdoor stuff. Outdoor Wisconsiny stuff.

Your camp gear.

Deer camp gear. Awesome. Let's see here. Here's a good question. I don't think we've been asked this one before, Mike. Oh, are there any billboard experts at Land geek? I have 11 acres on i10 that I want to put a couple on.

Oh, are we talking I10 Texas? That sounds nice. I know I10 is pretty big. I have yet to do that. I know people who have, but I have not. I'm sure there's some. Some great things you can do with that, but I don't really have a ton of experience on that.

I don't have a ton of experience in that either. There are billboard people out there, though. Like, I remember listening to a Podcast one time back when I first discovered Mark, I think this podcast was on Get Rich Education. So you could maybe do a Google search on Get Rich Education plus billboard guy or something. And basically he specialized in billboards. So there are people out there that do it. So that. That may be an awesome opportunity. That might be a property, Mike. We don't normally sit on properties. Right. But a property right on the interstate with billboard potential, that might be a good long term investment.

Well, particularly if you were going to buy. You know, many times we focus on very specific areas where we build our inventory and our customer base. So if you were going to do that, then having a sign indicating how to contact you about property in the area will be very advantageous.

Yeah. Or you could have McDonald's pay you for advertising on your land.

That would be great. Not only a lot of McDonald's. I think in the areas we could typically go though. I wouldn't think.

I don't know. You don't think so Maybe.

Maybe the rural. Rural areas, right?

So yeah. But McDonald's branches out to the rural areas. I don't know. I don't know.

Maybe that big. What's the Texas chain of gas stations that are awesome? You ever go to those ones? They're like ginormous. No. Is that a real one?

No, no, it's Flying J.

Who out there is from Texas? Do you guys have down there these huge gas stations that function as like where everybody showers? No, they're like super Walmarts, but they're gas stations and they have amazing food and drinks and. And then you can go pick out a cowboy hat or some boots.

You know, Mike, I'm. I'm kind of convinced that you've never lived until you showered at a truck stop. Have you ever done that?

I don't know if I've showered.

It's something everybody should try. It's an experience.

Okay.

It's a good time. Anyway, I digress. Here's a question from.

I don't know where to go with that one, but sure.

You've never. I mean, you hear of it, right? It's. It's kind of interesting thing. Question from Diana. Any tips for Facebook marketing Marketplace. I'm having some trouble with Marketplace. Facebook thinks I'm posting about housing when I post vacant land.

Wonder what category they're in.

Right? That's the first question I would ask as well. The first diagnostic question. What category are you posting it?

I like this. This is like if we're at a fire scene and they pull out a hose and we're ready to put water on a fire. No water comes out. You go back to the beginning. Is the truck on?

Right.

Is it in pump gear? You know, is tank to pump, pull. Like you start diagnosing from the front right From. From the very beginning. So you. That way you can figure out what's happening. So we go with these Facebook and same. We do this with mailings too. Right. You know, say someone's having a heart. I was talking to someone today, and it was like, well, they sent out a lot of letters, but they were to a multitude of areas in one county, and they're worried about their response rate. And I'm like, well, right back to the beginning. We like to isolate one particular area when we mail so we can really get a beat on the pricing and build and build some county understanding and pricing matrixes. So the advertising tool. We go right back. What's the first thing? It's like, okay, posting on Facebook. Well, what category are you posting in? You know, that's a very basic beginning question that could unravel a lot of information.

Yeah, I think most of us. I think most of us post in miscellaneous.

Yes.

So I don't think we have any issue. I have a guy posted on Facebook for me in miscellaneous, and I don't think we have any issue with that. So. So I guess that would be the first question is, you know, are you posting miscellaneous? Because there are options. You can post in housing. Maybe that's where the rub lies. I'm not sure.

Are they saying that they can't even get past a certain point in the posting process?

Let's see if she's posting anything else. Diana, any other feedback on that Facebook Marketplace issue? She's. She is in the miscellaneous category. Interesting. So she's in the miscellaneous category, and Facebook thinks she's posting about housing. When she's posting about vacant land. I have. Diana, why does Facebook think what. What feedback are you getting from Facebook that says that? I guess so. So that's the next question. The other question I would. I would say to you, Diana, are you posting only to Marketplace? Are you sharing your. Your ad to different groups? Because. Right. Facebook is always changing, Mike. It's like initially, when I started selling property on Facebook back in 2015, Scott Todd would make fun of me. He's like, nobody's selling land on Facebook. I'm like, scott Todd, it's like shooting fish in a barrel. Because I'm posting all these different groups and all these different groups. I would just get like, all these interested Buyers. And then the groups dried up. And then you went to Marketplace, and then Marketplace dried up and you went back to groups, and then you went back to Marketplace again. And now it's like the groups seem to be doing better. So that may be something to experiment with. Is post to the Marketplace, post to some groups, post both. See what happens. She says, it just says, this looks like housing and it violates fair housing. I don't think I.

Now I'm thinking what the narrative is. What's the subject? What's the body?

Yeah. She said, I don't think I've narrowed down the audience.

So that's what pictures have you put on there. You know, the. You know, if they're basing that. They're basing that off or something. Right? The photos, the ad copy, the ad title. Something is triggering that for them.

Yeah.

I think. I mean, just my guess.

It'S just Facebook is just a. It's just. It's. It's a monster, isn't it? It's a bear. It's a bear. It's a monster. Monster. Bear. Bear.

Monster, Monster.

Chris and Jonathan are going to boot camp. Awesome. Ross Krings. What's up, buddy? My Wisconsin brother, He says boot camp is a blast. Ross, we gotta talk, man. Let's talk about how your last month has been. It's been almost, what, a month since boot camp. Three weeks since boot camp. The hotel in Atlanta is the Moxie. Atlanta, Midtown. That sounds fancy. The Moxie.

We're going to the Moxie.

Go to the Moxie.

Would be okay if I had a little lollipop?

Sure. I mean, why not? Can I have a cigar? No. Just kidding. I think. I wonder if Facebook could kick you off if you smoked a cigar.

You think they would?

I don't know.

They may not like lollipops either.

It's not like our private zoom calls, that's for sure.

No.

Here's a question from Facebook user. This is a good one. Is Craigslist posting domination still effectively?

We don't hear a lot about that. Craigslist has become a bit difficult to navigate as well. Remember, any platform that's free is. Is very useful and can be, you know, can bring us a ton of money and a ton of sales. But there's always going to be some difficulties because they're not really set up for us to do that. Sites like Land Moto are. But I have not used Craigslist in quite some time. I'm not sure if the Posting domination is still something that is. Is there.

Do you know, Scott, so I, I mean, it's there. You can, you can go through the material and learn how to do it. But yes, I would agree. Excuse me. Craigslist has changed over the years. It's a little more difficult to utilize. We did some test ads here a month ago. Nothing bit. I know other people are having a little bit better success, I think. You know, seven years ago when Scott Todd came out with that, it was revolutionary. It helped me for a long time sell a lot of property. And then things just changed. Like things change. Right. That's why we talk all the time about Facebook changes, Craigslist changes. What's the one thing in your business, Mike, that doesn't change?

Yeah. Your buyer's list.

Your buyer's list, that is.

You complete me.

You complete me. That is the most important thing to cultivate and develop over time. Right. That's your buyers list. I'm finding them right there on top. You complete me.

Jerry Maguire. A love story. I'm told it is a love story.

Yes. So now, that being said, Craigslist, you could also do a little, do a little research. There are people out there who specialize at Craigslist, Mike. You use them in the past. I've used a guy in the past, yeah. They have capability to automate Craigslist postings, post to multiple different areas. You know, that may be something you want to look into as well. So I think before you go down the posting domination route, I would just test Craigslist, see what kind of bites you get. If you get some bites, maybe consider it. If not.

Right.

You know, I don't know if that helps or not.

I think it's helpful.

Okay, good. Yeah. Justin Cody Allison, he attended his first session of flight school tonight. Super excited and motivated. Thanks, Mike and Scott.

You're very welcome. And yeah, flight school did start tonight. A whole new journey for a number of people working with Scott Todd in a very systematic progression. Where they're going to go from many of them knowing nothing about real estate to being full fledged land investors in a 16 week process. So it's pretty amazing.

It is. So really, when you think about it, it's a really transformative process. I was telling somebody this the other day. To me it's almost like a semester college class.

Yeah.

But it makes you money instead. Right. You enter this thing not knowing a whole lot about land investing and then just 16 weeks later you graduate.

You.

Are a land investor.

Yeah. You're going to have inventory bubbling on sales, if not already making sales. Yeah.

You're a land investor, you're buying land, you're selling land, you have systems in place. It's a really phenomenal experience. Some people are making money. You know, we have rock stars that come out making a lot of money. We have people that if you just stay the course, you will make a lot of money. So it's a, it's a really powerful, powerful program, I think, I think, I mean, I really think, Mike, it's, it's, it's got to be the gold standard for getting into this.

Yeah, it's, it's more powerful than one year coaching programs we had when we started. Right. It's just more powerful because we've gotten better at presenting the information. We've gotten better at bringing execution and repeating the process in other people and their businesses.

Right. And Scott Dodd just keeps getting better and better and better. Or shall I say better and better and better.

Much better.

Lisa Wanamaker has a comment question. Had an offer letter accepted at 1750 for 4 acres. Found out there was no road access. Comps are at about $7,000. Back tax is $480. Tate told her he would still buy the no road access property, but tell him much less on the offer question mark.

I agree wholeheartedly. Use it as a negotiating tool. Say, listen, I like the property, but here's the problem. I'm guessing there's legal access, it's just not actual access. It hasn't been carved in bladed cut. And so use it to your advantage. Say, listen, Scott, I'd love to buy your property, but I'm not sure if you're aware there's some issues. Right. And use that as a way to get a better price.

That is another question, Mike, because let's say there is legal access. Let's say there's a paper road.

Yeah.

You heard that term? Yeah, maybe. Maybe people on the call haven't heard that term. A paper road just means that it's zoned for road, but there's no road there. Right. So there is legal access. Now what, what if, Mike, there is no paper road, There is no legal access.

So it's actually landlocked at that.

Landlocked. But it's maybe a parcel way. Maybe it's only 500ft away from a road. Then what?

Yeah, it all depends, right? They all do sell. Because listen, somebody owns that property. Now think about it. They bought it somewhere. So there are people that are interested in these properties. You know, sometimes this property is located next to like BLM land, state or federal land, where you can use it for access. Sometimes you can apply for a permit just to use it as general access to your property. So all isn't always lost, for sure. And they do sell.

And I would. I would downgrade my offer even more if that was the case.

Yeah.

And then you got to ask yourself, well, who would buy that? Who would buy it, Mike? They all sell. What do you mean, they all sell? Who's gonna buy that?

I had a property in Florida that I bought because somebody had multiple properties, and I picked it up pretty cheap. No access, no use. No actual access, no use. It's an area that nothing's going to happen for years, but eventually somebody bought it for an investment, and they love it.

It's an investment. Love it.

They might want to wait until the zoning might change or something. Might come that way, right?

Yeah, you never know, right? You put it in your back pocket and see what happens.

Nothing like land in your back pocket.

By the way, we haven't even commented.

Land in my back pocket.

Oh, look at you. It's awesome. We haven't even commented, Mike Zano, on your new background.

My what? That.

Your new background.

You like it?

Yeah. What happened to the quotes?

Well, they're on the wall over here.

Okay.

But I just wanted to change. So they open the garage because I have, like, this converted garage. I can look out over the neighborhood. I got the fresh air blowing on me from behind. I can hang up my night cap sign right there, Right there, right there. Not. Well, look at this one, though. You have this one because you gave this one to me.

That's a nice p. That's a nice piece. You should so show people that.

This will be on the back wall, proudly shown. This is a great present from. Dude. Buddy, check that.

That's a nice piece right there.

I bet we could autograph some of these and send them out to people. Oh, that's a lot of. Who'd want a picture. Who wouldn't want a picture of Scott.

And I in their office? Wait, I have a question, though. What's up with the mortar and pestles in the back? What are you. What are you doing there? You. No, no, no, Mike. On your shelf.

That's not a mortar and pestles. You know what that is.

What are you doing? What. What are you grinding up back there?

No. You've never seen the Tibetan Singing Bowl?

Oh, no, I have it.

So this is great for meditation and calmness.

There's a reason we call him the Zen master. Oh, I got the chills just now.

I got a couple of different ones. They all have their own tone, right? Yes. Very calming and relaxing. Yeah.

All right. I love it. I love it.

Yeah. I should have did that when you were over here. I could have sat you down and did that around your head because it brings this vibration through and it calms you down.

That would have been interesting.

Yeah.

Oh, man. All right, let's see here. Lisa Wanamaker, she says my VA's also did a title search on seller properties, but only got two people back. My VA's tell me I have to pay for title company to look further back. Oh, what next? I have four properties I may be able to buy, so I think she's talking about. Mike, how far do you go back with your chain of title search?

Well, I think it depends how far back the first property exchange that you know, the most recent. Like, I have one, here's one I'm looking to buy the one that was going to be in my back pocket and it was in 2007, you know, and so 2007, you know, I. This makes me fairly comfortable, I'll be honest with you. Like, I have this deed and I know nothing's happened since then. I'm fairly comfortable with that spec, particularly that this is from one family member to another. So then that one, you know, you can see it's been that family for quite some time. I think it all depends. If you have one that's like a year old or a couple years old, then, yeah, you're gonna dig in. Most counties will provide you with information for the past 20 years or so. So I don't think you need to go, you know, incredibly deep, but enough to be comfortable for sure.

Yeah. And I think it's helpful to have in your back pocket someone who could maybe put their eyes on a deal every now and then if you need them to.

I do agree with you.

So, like if. If I'm buying a property from somebody who bought it 20, 30 years ago on a warranty deed.

Right.

What is that, Mike Zano?

Oh, I don't know. It's not the humdinger, is it?

It's the humdinger.

Wow, the humdinger.

That's a humdinger. It's like there's not much we're not going to buy, right?

No back taxes. Person's own it for 30 years.

They bought it on warranty. Gonna sell the unwarranted, like. Right, but. But if there's been multiple transactions in the last 10 years, things look a little wonky. I'm not a title search Expert. Like, maybe I want to get somebody's eyes on the. On the deal.

Right, right. I agree.

So you can find people on upwork and fiverr, people who are paralegals, people who have experience in real estate to put their eyes on the deal, to do kind of a deal review for you.

I love that. I agree with that. And I do utilize that in my business.

Yes.

What do you got? What do you got?

So that. No, I'm just picking this up because you complete me again twice in one show.

I think the place that it's Buckeyes or Buc EE's as well, because Lance Elliott, he's down in Texas, I believe he was telling me that the Big G chain, quite the experience. And I think he's right. That is the one, Lance. Yeah, that's quite the experience showing up there. Brian Kennedy wants to know, is that vanilla lollipop making fun of the fact that in Texas we ordered some cigars. We gotta. I was gonna get some cigars for the guys, and there was an older guy in front of me said, these are the ones you gotta get. They're very manly. And I'm like, okay. It looks like he's the Texan. A Texan tell me to get a mail. I order them. We go back, and everybody's like, who got the vanilla cigars? So I don't know. I was just listening to a Texan. I thought he looked like a manly Texan. And Raven Jennings says, I've mailed to a county in Arizona, and while performing due diligence, it looks like the parcel zone is industrial. Oh, should I purchase it or say I can't? That's interesting. I would still figure out for. I would call the. It looks. I'm not sure if you called the county or you got that from a due diligence report or something of that nature, but I'd be on the phone myself with them saying, hey, what can you do in this industrial area? And if there's a lot of use, then go for it. But if it's like something very specific and, you know, you know, I don't know, like a business or something like that. It might not be in our wheel well, but I think you could dig deeper into that.

Dig deeper.

Deepa.

Lisa. Mike, are you a firefighter? If so, thank you for your service. Mike is a firefighter.

I am. Thank you. So is it my oldest son now?

Yeah. That's so cool, man.

Shout out to Josh because he does some land deals too.

Shout out to Josh Zano, a plumber.

A firefighter, a land investor.

Now he's. He's a jack of all trades, that guy. Yeah, it's pretty awesome. Lisa says it is landlocked, so something. Something to think about with that property. Lisa. So 1750 for a four acre property sounds reasonable. But if it is truly landlocked, I'd be.

I don't love landlocked property.

I know it all sells, got back taxes.

And, you know, Mark will tell you I believe he's made millions on landlocked property. But, you know, it's not the easiest sell. And, you know, we're looking for the, you know, the simple, easiest property to purchase and sell. And that just might not. Just might not be it.

Right. Awesome. All right, here's a good question, Mike.

Let's hear it.

Do you remember. Do you remember back when Covid started?

Yeah, we.

We went live like every day for a while.

Yeah.

And you and I, we had a pretty pretty. We had a pretty, pretty, pretty good call one day about the question. Is this available on Facebook?

Oh, okay.

And anyway, this is kind of in the same vein because the. The person is asking on Facebook, when leads come in, do you immediately ask for their email?

Oh, no. The people relate that to, like, if we can all think back when in our dating days or whatnot. And you. You meet someone for the first time at a social gathering, you're like. You're like, hi, you first. Like, picture. Just meeting someone the first time. Hi, I'm Mike. Great. Can I have your number? Where do you live? Where do you. Where do you live? Do you want to go to the movies? Like, can I just, like, say hello first? Like, there's like a dating period. There's a. There's an acquainting period. Is that even a word, acquainting?

Yeah, it's a word. I don't know if it's an adjective, but all right.

Yeah. Yeah. So basically, you know, ask questions, find out what that person wants. What do they need? Why are they talking to you? Why are they even looking at land in the first place? What attracts them to your parcel? What uses might they be looking for in a property? Ask them. Tell them that you really want to make sure the property is the right one for them. You don't want to just offer them a property they won't be able to utilize. So in that, in that instance or in that case, what do you want to use it for? Like, what do you hope to do with it? Why do you want land? And if they tell you something that's not Your property isn't good for it. Be honest, be transparent and say, yeah, I'm really sorry. This property, you can't have an RV on, so this would not be your property. Now you build some rapport and trust. And when you could say, but I do get properties all the time. What's your email or phone number? I'll be in touch with you. And then if you get a property, chances are they really trust you now and they'll buy from you quickly. So, yeah, I think that's part of it. Does that help?

I, I, what was the question? I think it's amazing advice. It's. Do you get the email address right away? And I, and I would, I would echo you and just say that a lot of times we don't even get the email address until after we've gotten the doc fee.

Yeah, yeah. Don't just go for that. Because people are on there casually asking questions, some of them more serious than others. A surefire way to, to wig them out and get them to leave is be like, what's your phone number? Can I call you? No. It's like, unless, Remember that movie what about Bob? Yeah. Nobody, you know, like, is this guy gonna be that guy? A cable guy? Cable guy didn't carry.

Cable guy took one of my first girlfriends to that movie in eighth grade. What about Bob?

Yeah. So you know what year it came out then?

Well, yeah, it was spring of eighth grade, so 1988.

Wow.

Maybe, I mean, we could double check.

What are you saying?

It was spring of 1988.

All right, what about Bob? Here we go. Oh, May of 91.

No way.

Hey, would Wikipedia lie?

Looks like my girlfriend's mixed up. No, I didn't have many. I was a nerd as a goofball. Carissa has a question.

Let's hear it.

We are buying a group of lots from one buyer. That's always cool. There's one lot that all the views of the lot show a house that is half on the land. The buyer said he removed it 10 years ago. Could the picks be that old?

I don't know, but I want boots on the ground. How much is the deal worth? How much you pay him for it? What's it worth? Numbers.

Yeah, I would get some boots on the ground as well. I'd be looking at that thing on Google Earth. Google Maps, the county GIS website. You know, some people might not know Mike on Google Earth. I think in the lower right hand part of the. Or maybe it's Google Maps, the lower right hand part of the Screen, it says how old the image is.

And you can change it sometimes too. You can go back and say and into different years and whatnot. Dates.

Yeah. Kind of fun stuff. So. But yeah, you get some boots on the ground, check it out for sure. If it is still on there, what should we do next? Is it an all or nothing deal? That's a. You gotta ask yourself what your risk tolerance.

Well, I think it's different what kind of structure it is because those depending on what it is, the whole, the whole transfer ownership is much different than what you would do with land. And you wouldn't want to put yourself in an odd position that you're not 100% sure about. Again, we focus on the low lying fruit properties that are, you know, been owned by the same person 20 or 30 years. No structures, easy access, easy use. So it's a little out of the wheel. Well, honestly, if there's a, if there's a house on it. So you want to be, proceed carefully.

Yeah, I, I don't think it would stop me from doing a little research. Right, I'll. I will proceed carefully, but I will do some research.

Yeah, absolutely.

Is the house, you know, is it. Does it need to be. Does it mean it'd be demolished? Right, that's an issue. Is the house livable? And I don't know, it just goes.

Down to how much you're paying for it and what's it worth?

Right, yeah, so, so yeah, not, not typically something that, that most of us deal with, but yeah, definitely, definitely worth looking into getting some boots on the ground, that type of thing. Do we have any wins in the group? Larry, Merle, you're here. You're killing it. Any wins?

Yeah, let's hit some wins. We're actually coming to the top of the hour. I know we were gonna, I think finish up a little earlier this evening, weren't we?

And so yeah, five, ten minutes early.

Yeah. So we're at that time. So we need some wins. Let's hear them.

John, Jeek, you got a win for us. Diana, Lisa, Carissa, anybody gotta win? Anyone? Anyone? I'll, I'll tell you, I think Mike was it last week we were talking about, I don't know if it was nightcap or our weekly lunch and learn. They all run together sometimes. But yeah, August was a little slow. And it's interesting, Mark says traditionally since he's been doing this, August is the slowest month for him.

Right.

And August was a little slow for us. And like this last week, for whatever reason, I don't know if the kids went back to school. People got half time to get on, get on land moto or what. But the last week has been crazy. Good week.

Yeah. We're starting to see some more sales already as well. So I think it is cyclical. And you just remember here for the long game, it's not get rich quick.

Yeah, exactly. And you're gonna have good weeks which are exciting. And then you're gonna have lulls. Just stick with it. Stick with it. Larry says he just crossed Mike the $5,000 a month passive income.

Oh, Larry, that's awesome.

That is amazing Considering, Larry, you started, I think less than a year ago.

Right. So life changing. It's amazing.

Absolutely amazing. Congrats to you. I'm jealous. I was, I think after a year I was at 3,700, so. Larry, that's amazing. That's absolutely amazing. Krista says 11 lots in the deal and it's all or nothing. Kind of interesting. All or nothing.

What's that relating to the house?

The house? The potential house on the property.

11 lots in there.

Get somebody out there tomorrow.

Sometimes they list the lots like that in the legal description, but in all intents and purposes, it's one property. So you have to look at that doesn't mean you can necessarily divide it from my experience, but just the way the county will list it as something, something, something, subdivision lots 14, 15, 19, 20. It's just sometimes legal description.

Yeah. I don't know what she means by that. It's all or nothing. Like because the seller is saying it's all or nothing or oh, they wanted.

To buy all or none.

Yeah, yeah. She does have a win though. They sold another property today. And Jonathan has another call tonight with someone looking at four lots to close on. So that's amazing. Good for you guys.

Awesome.

Here's a good question for the wholesaler in the group from John Wong. John, how are you? Nice to meet you. At boot camp, does anyone charge doc fees for wholesale deals?

Yeah, I do wholesale deals. Yep. But you know, my whole feeling is if the all in cost leaves enough money to double your money cash or make a nice return on terms, it's good. So whether I price it at 2000 or 2199, because you pay a doc fee, whatever, there should be enough money for you to double it.

In my mind, you've changed your tune a little bit because I'm pretty sure you used to say, no, I don't charge doc fees on wholesale deals.

Well, maybe I have because I've been Thinking about it, and this makes sense to me, it's the all in number. If everything put together comes to a number that you can make a good return on, then what do you care what you call it? Just get the property.

I think that, I don't think that there should be a doc fee if I buy a wholesale property from you. In fact, I'd say to you, what are you, what are you crazy? I'm not paying you doc fees. Anal.

And I would say if you take the doc fee and you add it to the price of the purchase, you will have a nice amount of money that you can make. Double your money cash or more on terms. And I'd say.

So you've changed your tune.

I. I believe this is the correct stance.

You have changed your.

I become wiser.

Even Scott Todd says no doc fees on wholesale deals.

Yeah, but then they'll charge potentially a down payment or maybe some other fees and that I don't charge. So if you add it all up, I'm telling you it's a great deal. Yeah, I'm not trying to convince you. I'm just telling people that it can still be a great deal if you include the doc fee and the purchase price and whatever your all in cost is. If it's, you know, because some of these properties have due diligence reports and ad copy and so on and so forth. I believe in it. Doc fee all day long sometimes. If they're like, I have someone who bought two properties the other day and I'm like, well, one doc fee is fine. You know, you don't need to do two. So. Yeah.

Oh, okay. That's so nice of you.

Okay, folks, well, it's time to leave tonight. It's now five of us, man. And I need to exit the show.

Larry says that you're very cold hearted. Cold hearted. Mike Zano. Yep.

No, just buy the numbers.

I agree.

Evaluate the deal. Do the numbers make sense with your all in cost? If it does, buy it. If it doesn't, don't. Or just make an offer.

Oh, look at John. He says, I paid Zaino a doc fee and I was happy.

He says, thank you, John.

Yeah, John, you're gonna be happier tomorrow when you buy from me and I don't charge you doc fee.

I'm just saying you contact me first.

Lisa. Yeah, right. Lisa says, is there a doc fee.

For Vikings right now?

Well, this will end on this right here. Is there a doc fee for Vikings kicking Packers ass this Sunday? Losers should buy the winner several drinks in Atlanta.

Question Mark, I'd have to bet you on something I know nothing about.

No. She's given me a hard time about the Packers Vikings matchup this Sunday, and I think that I haven't seen the spread yet, Lisa, but I think it's going to be a stretch for the Vikings to beat the Packers. I just do. It always is. And I don't know. I think if packers win, I'll take one drink from you. I don't need a ton. One drink would be fine.

What if they lose?

If they lose, Lisa, I will buy you a drink and wear a Vikings hat at boot camp. How's that sound? You got to bring the hat, though.

Oh, is the hat for her? For you?

Well, I would wear the hat just for the day.

One day. Come on.

One day.

Better than that. Ten.

Ten days. You know what, though?

I got a nightcap. Night caps.

One. One last thing before we go. I'm a little superstitious now with this hat because last year. Last week I wore this. Remember? Yeah, yeah. On Alaska Hilltoppers hat for my boys football team. And we won the next day, 54 to 0.

Are they going to the Super Bowl?

So I'm wearing it tonight in hopes for a victory tomorrow night over lacrosse central Red Raiders.

And then what?

Then we go to next week, man. And we go to next week. But I'm just saying, I have a good feeling about this hat.

Football hat.

Now we need. We need to have a nightcap every week before the game.

All right, let's do it.

All right.

But thank you all for coming, though. It's been great chit chatting with you. Always great to be here with you, dude.

Buddy, good to be here with you, too. And I would say this to. To anybody who's watching this. Every once in a while, we talk to people. Mike. They're like, I saw this show on YouTube and they were talking about land investing. I'm like, oh, that's nice. But if you have any inclination to start this business. And you know what? It's really an amazing business. You look at Larry Merle, he's not even a year into this. He's already making $5,000 a month passive.

Income that can change your life.

That's $60,000 a year. If he replicates that, this next year, he'll be up to $120,000 a year passive income. If any of you out there want to know how this works, you want to talk a little bit more about it, text us at the number at the bottom of the screen. 608-387-8981. And we will happily get on a call with you and talk to you about how this works because it is an amazing business. I've sold six properties in the last three days. It's crazy.

Love it.

Love it. Love you, man.

All right. Love you too, bro. Be seeing each other soon in, in our Atlanta. We hope all of you can join us.

All right, everybody, we'll see you next week. I don't know which day yet. We'll figure that out and we'll let you know. And I think we may have we talked about last week, but I think we're gonna have a Land Geek, uh, a Land Geek surprise for the Land Geek spotlight.

A Land Geek surprise.

All right, sounds good. Thanks, everybody. Have a good night. We'll talk to you soon.

All right, Bye bye.

Bye. Bye.