New Markets, Do What You Want Because of Land Investing - Nite Cap with the Land Geek Guys!

Scott Bossman.

What is going on? Matthew Forbes. Mike Zano.

Who's this Matt Forbes guy?

Who is this guy?

Really, really happy to be back.

We thought you ditched us.

I. I didn't ditch you. This is, that's crap. I was summarily not let in to one episode, which it had. Listen, don't, don't get all bent out of shape. I don't care. Things happen. Not a big deal. I was, I was very sick the following week, right? And then I was in vacation mode the following week. So it's been. I feel like I haven't talked to you guys in a month.

I know. It's so good to see you. You look good. You have this glow about you. Things are, things are good in the Forbes family, you guys. I mean, you're vacationing.

Yeah, I've been drinking all day. That's, that's that glow.

Did you purchase that or rent that big monstrosity?

We bought it, baby.

Into that I'm pouring gas.

Rv class A. It's ridiculous.

I'm gonna drink to that purchase because.

That'S, that's a drive.

It's not that much fun to drive, by the way, for the, for the record. So in true Larry Overstreet fashion, and I owe him a phone call, by the way. We've been looking at RVs. I have four kids, if you don't know me, and three of them are boys and they eat a lot, so vacations are pricey. So we've been looking at RVs, and I'm a Cub Scout leader. I've been in Cub Scouts for six or seven years or eight or nine years at this point. So we really wanted to get an rv. We rented one over the winter, drove to Florida, drove back, and it was a disaster from a rental perspective. But it was a lot of fun. So I bought an RV in Florida. Kids wake up thinking they're gonna do nothing all day. We're like, hey, pack your stuff. We're going to Florida. When, dad, we're going right now. We're going today. In fact, we're leaving at 10 o'. Clock. You have two hours. Here's your list from Mom. Go pack that suitcase. Let's go. Southwest flight to Florida, buy the RV the next day, and then we go to SeaWorld. And my first, second night in the RV is there was a hurricane that went through Florida, turned into a tropical storm, came up up the East Coast. So my second night is we're in the rv, there's a hurricane outside, we're like, it's great. Nobody was at Sea World. Cause it turns out there's a hurricane. We're like, yeah, this is great. Tornado warning. We're good. Doesn't matter. We're fine.

Sorry, folks. Musha told you there's a hurricane. Yeah, it was great, people.

The attendance at the rides were like, yeah, it's really light today. And I'm like, gee, I wonder why. You see that storm over there? Like, you know, I don't know. So it was awesome. It was awesome. It was such a great trip. And pretty much it's about 5, 6 notes. Pays for it every month. I don't pay that thing.

Matt Forbes, was, was, was the RV on your. On your why list a few years ago when we talked? I don't remember that being on there.

It wasn't. Well, my kid going to private school was. And we hit that goal and he's going, we just got the book bill. Good. Good God, why are books so expensive? Why? Why, Lord?

Why?

But this has been. We've wanted to do this. And I didn't know my wife was so into it until that Florida trip. And she was like, no, I love an rv. Like, we used to do an RV trip to Disney World every year as a kid. And I'm like, oh, wait a second, it's on. Like, Ann's in. I'm all in. So I've been watching RV videos for years. And I'm like, it's five, six notes. Why are we not doing this? And you know, it's funny, as we're going through this process, everyone I know who I told was like, you're doing what? Like, why are you doing that? You're an idiot. And I felt like I was really self conscious about it. And now that we have it, everyone's like, oh, that's awesome. Can I rent it from you? I'm like, yeah, it is awesome. No, no, you don't get to rent it. So it's good.

It's really.

It was fun.

It could be a. It could be an income. It could be an income vehicle for you. I mean, a lot of people do that. So. Something to consider.

Yeah, I could get. I could get about 600 a night for it.

Yeah.

On RV, which if I need the money, I'll do it. But right now, like, I don't need the money.

Right.

I'm not. So it's awesome.

Awesome.

You're close. We'll go for. Go for a camp out weekend. I'll be good. Me, you, and a bottle of tequila.

That'd be awesome.

It would be great. Look at.

Look at the jealousy. I love it.

Actually, you guys aren't on camera right now. It's just me talking to the Land Geek Nation here. Michelle Bridger's here. Michelle, nice to see you. And Teresa Lind is here. She says, congratulations, Matt. Here, let me bring you back up on camera quick. There you go. Congratulations, Matt.

Thank you.

That's awesome.

Thank you. I gotta tell you, the highlight of my trip, though. I gotta. Please, really, really quick, because this is very Land Geek related. I'm not the guy to go buy the stuff.

Right?

Right. I'm super on the cheap. Like, if we're gonna go to amusement park, like, there's no. You're not. You. We're not doing the games. We're not losing money. We're not gonna buy the stuff.

Right.

And it occurred to me before this trip, I could be the guy who would buy the stuff. So I got four kids, ages 9 to 14. We go to Universal, and they're big Harry Potter fans. And so we buy the robes and the. Then the. And the wand. And by the way, this ridiculous stuff is. It's thousands of dollars.

It's ridiculous craziness.

And this woman at the store went up to my wife and said, you know, you could get this stuff on Amazon. It's a lot cheaper. And my wife said, I know, but they wouldn't have the experience.

Right?

She said, okay. And they walked away. And I was like, oh, my God. And I asked my son, I said, what's, you know, what was your favorite part? He goes. He goes, I don't understand it. But we. But we got to buy all the stuff. This is a 14 year old who, by the way, will never wear that robe again in his entire life. For sure.

Right?

I got my house on it. And I'm never that guy. I'm never that guy.

Yeah.

And I was that guy. And you know what? That guy is awesome. And I had no idea. And it sounds crappy. Like, I get it. Like, if you're like, you suck. Like, I get it. Believe me, I get it. But it was awesome. They got the picture of the four kids and my wife in the robes with the scarf, with the wand in front of the dragon with the fire. And I was like, we did it.

Yeah. Because we know for sure there was no robe your size there.

The 2x does not fit that great. And I'm a Hufflepuff. And they didn't have it in Hufflepuff. So I did not have to get a robe, nor am I in that photo. But it was nice to like, for the very whole life actually be the guy. And the kids were. They were all in. They were all in mentally on this trip. And it was so cool. And it's all land because I can't afford to go do that crap on my regular job. And I make pretty good. So it was all land, all notes, all paid for, all awesome.

So I love that, you know, that's a. It hits upon a great sort of. I don't know if it's a theme, but, you know, so I've similar experiences going, whether it's on vacations or out to dinners with. Because I got a lot of kids. When you factor in their significant others and all these, you know, there's a lot of just wonderful things that, you know, I would not have been able to do before. And simple things that like maybe like you said, Matt, people could say, well, you could just. You could just, you know, you don't. Why did you do that? But you know what? It is all about the experience. And we've done so many different things, and it's definitely all land related the way that it's paid for. And it's just really awesome because end of the day, that experience of them putting on, you know, they're gonna remember that the rest of their lives. Putting that robo, you know, it's true. The experience itself is what sticks.

It's Zaino. It's ridiculous. My wife and Ann was like, are you sure you want to go spend all this money? And I'm like, yeah, it doesn't matter. It actually doesn't matter. I'm like, hell, yeah, I want to. What are you, Hufflepuff? Let's go. What are you, yellow? What are you, Ravenclaw? Let's go. Oh, you're Gryffindor. All right, go get your robe. Robe it up. Let's go. Literally, they put them on once, took a picture, went in the bag, haven't been moved from the bag. And these robes are hundreds of dollars. It's absurd. It's totally absurd. It makes no sense. It's completely not who I am as a person. And I loved every second of it. And I'm not ashamed to say it out loud.

I love you. You know, like they say if you go to, like, Disney and you wear like a princess uniform or. Or one of those. Not me. It's not princess. What is it?

You know, what your wife tells you to do?

No, you say if you dress up a little, your little daughter, like, they get royal Treatment. So if you have the robes, does something happen as you're going through that area? Is there a different way that you're treated as well? No.

You get to fly around on brooms or lost $135. That's all. That's the only.

The.

The wands makes things go. If you're in Harry Potter world.

That's right.

So the wands do stuff. But Honestly, there were 9 million people at Universal Orlando. It was ridiculous.

I kind of got sick on that ride. How'd you do?

Which one?

I'm not good with motion. So like the Harry Potter.

I'm too fat. I was too fat for two of those rides. I know, I know. Bosman's about to die. We did do Velocicoaster, though. Wasn't too fat for that one. And that ride was crazy town. So good roller coaster.

Well, you least could have got. What's the beer they drink? What's the name of. That was pretty good, actually.

Butter Beer. Butter Beer. Butter Beer.

That's pretty good.

Butter.

Yeah.

If you're willing to wait 25 minutes in line. Butterbeer is excellent. Yeah, we enjoyed it.

So this is for all you joining us right now. This is definitely amulet. This is really. It is as a result of things happen, you know, and it's on multiple levels. It could be. We could be talking about someone who is having a hard time paying the mortgage now. The mortgage is getting paid. We could be talking about a car payment. We could be talking about school. And really, it doesn't matter. Insert what would make you, you know, feel fulfilled, that if you could handle it through your land business, what would really feel awesome to you? Insert that. And it's capable. So this is really a celebration of hard work, I think. Right. Because you have the grit. Nobody gets this far where you're at without the grit. Because, you know, the feeling of getting kicked in the teeth where you basically, you know, it's like, oh, man, I got to get back up. We all have that, right? If we've been in this long enough. There's been moments where we've, you know, struggled with certain parts of the business or maybe all of it, whatever. But the reality is, if you. What do you say, Mac? If you didn't quit, Just don't quit.

Just don't quit. Just keep going. And I realize if you're sitting out there and you're going like, that guy's an a hole. I get it. I would think that guy is too. But when you have the disposable income from the land business. And you get to do the thing you've never done. I never did that as a kid. I'd never done that as an adult. I would never spend that money ever. Never. And suddenly it's okay. And then I loved every second of it. I mean, I might as well have been taking $100 bills and lighting them on fire. Same thing, right? And I loved every minute. My wife was like, you're weird. And I'm like, I know, look at their smiles. They love it. They love it. So who cares? Like we can afford to light $100 bills on fire.

I think, you know, this is the reward that we have experienced for sticking with it. It's a three to five year journey. It doesn't happen for everybody overnight. But I felt exactly the same thing about a month ago when I bought a lot of tickets to a major league baseball game. Now, a lot of tickets to a major league baseball game with good seats is something I never would have done six years ago. I would not have been able to do it six years ago. Well, I could have put it on credit card six years ago and been stressed the entire time I was there. But the fact that I was able to do that and bring family members and my boys and friends of my boys and we saw the most amazing baseball game on earth. The Twins won in the ninth on a walk off home run against the Yankees. I mean, it was, it was the most amazing experience on Earth. It was 95 degrees out, but it was amazing. And I remember just sitting there thinking to myself during the ninth inning after that had happened, like, the reason this happened is because I'm doing what I'm doing and it's just a feeling of gratefulness. It really is. So I don't know for anybody out there who's, you know, and we talk to people all the time. All three of us talk to people all the time who are. They're maybe just starting or maybe they've been in it for a while. There is the dip. And sometimes you're in the dip a little bit longer than you want to be, but you just got to persist through it and continue to follow the recipe and you're going to come out the other side.

Yeah, I mean, nobody sucks harder at this than I do. I'll be honest. I mean, let's just be clear, right? It took me forever. It took me forever. Four ever. Everyone else quit. Everyone else quit.

Yeah. Everybody else quit in your flight school class, right?

No, there's still two other guys who are doing well.

Two other guys. Yeah.

If you had the path that I had, you probably would have quit. And that's the only difference. All you have to do is not quit. And then whatever that is, whatever that next thing is. Trip to Harry Potter land. You think I'm buying an RV without land? Are you nuts? Talk about lighting $100 bills on fire. Now you're. Now you're letting 10,000, $100,000 on fire, right? Unless you do the things you want to do and it changes you. And it's weird, but yeah. So land is good. You should do it.

You should do it. For those. For those out there watching who aren't doing it, do it. Robert Castellan's here.

How empowering is that? To have gone through that struggle and to continue to go through that struggle, but knowing that you did it, right? Because, you know, you and your wife or whatever, whoever we're talking about in this business just had to stick to itiveness, as bossman likes to say, right? How awesome does that feel? Right? Like the character building, the confidence building the everything. It's just an amazing feeling. It really is. To. To come through the other side, like training, probably. I don't know. I've never trained for high level competition, but maybe it's like that. I don't know. It's just an amazing feeling, right?

I don't know. It's weird. You guys know, like, I don't take money out of the business. I have a full time job that, you know, I do, I do pretty well. I'm not the worst sales guy at my company. I'm actually number one by a lot at the moment.

Right. And you have a cool sign.

And I have a cool sign. Is it on?

Oh, yeah.

I usually turn that off. Sorry. I'm not that guy. I can't explain it to people. Like, I'm not that guy. I'm not gonna go buy robes and a wand. Are you nuts? A thousand dollars, not you crazy. I'm not that guy. Never that guy.

Here's the thing. Five years ago, you were not the captain of your ship. Now you're the captain of your ship. I love that analogy. You're captain of your fate.

Legit. Yeah. It's totally different. It's totally different in ways that you don't necessarily understand when you start this journey. When I started this journey, there wasn't like, I'm gonna buy an rv, I'm gonna go to Orlando. I'm gonna do all the things that I would like. No, it was like, I'm gonna Have extra income and it'll supplement, it'll do this. And it's not what's happened.

Right.

In three years it's changed everything. So anyway, what were we going to talk about tonight? Except for my trip to Orlando. I'm sorry to hijack the whole call, I just.

No, I mean it's, it's all good.

Everybody needs, I think, motivation. And what better motivation than an actual real story of struggle and success? I mean that's. That, that I think what we're talking about is going to light some people up and get them working harder and realizing that they're capable.

Yeah, I hope so. Because people, oh, it's different. It's different when you're making good money and you can do the things you didn't know you necessarily wanted to do, but you can afford it. It's okay, right? Not gonna kill you. Like it's different. I don't know. It's hard to explain. I'm very new to this territory. It's kind of awesome.

It is awesome. We got, we got a lot of people watching. So we got. Mary Graham is here, says hello. Robert Costello says hello from South Carolina. Nick Roberts is here. What's up, Nick? Al J. Ford, A.J. ford. Al J. Ford is here. And Kevin Pierney is here. Kevin says it's great when a plan comes together. I agree. Kevin and Al J. Ford does have a comment. Before I get to Al's comment, the reason we're here also is for questions. So if you guys just discovered. If you just heard Mark Podolski on a podcast yesterday talking about land investing, you've never heard of, heard of it, ask us questions. That's why we're here. If you're in the midst of it, ask us questions. The three of us on this call have done a lot of deals. Hopefully we'll be able to steer you in the right direction. So here's the comment from LJ Ford, fellows. Kind of cool. You ready? He says about two months ago he asked us if he should circle back on mountainside parcels and we gave a five minute consultation. You guys remember that? I don't know.

Absolutely not. If we gave you the right advice, you're welcome. But he said that it was Zaino Zano who screwed it up for sure.

He circled back, signed a purchase sale agreement, assigned the, assigned the deal and got paid. So apparently he sold it. Yeah, I think it's coming back to me now.

Yeah, I do remember that because we were like, we're like mountainside, friggin sign me up. Let's go. That's awesome. So that's exactly why you should tune in every week to the show. Right? That's the reason right there. So that's awesome. So, Al, if you're comfortable and you don't have to. But if you wanted to share the numbers.

We love numbers.

We love numbers. I love learning about other people and to be to.

So just for reference, it was a he assigned it or he sold it.

He did assign it.

Okay. So that's quick, quick cash. So I'd like to see what he did for.

Yeah, I love the assignment. I. I'm a huge fan, for the record. Huge fan. No money in, quick money out. Way to help build the business.

Big fan, big fan, big fan, big fan. George hall says that story makes me want to keep showing up. There you go, George.

Just don't quit, brother. I don't know where you are in your journey. I have no idea who you are. I might have been drinking all day. It's been a good day. Just don't.

You're. You're not quite as loud as you were in Boston when we were. When we did our live Nightcap three three year anniversary show. So you're not quite there yet.

He was filled with, like, divine, like, inspiration. He was, like, on the pulpit that night.

He was. He was preaching. It was the tracksuit.

Yeah, I agree that it was preachy and I.

It was great, though. It was great.

There it is. Did you see the comment?

$5,000.

Five GS. What's up? Five GS. $5,000.

I think it's time to drink to that.

Oh, my God. I'll drink to that, brother. That's awesome.

Because congratulations. I'm surprised you guys haven't even made a comment about my drink tonight.

We'll call that the Lantini.

The lantini.

I've made 11 comments in my head, but none of them were appropriate for this show.

But we're at 23 throws with no hits. You want to throw that one or.

We'Re still doing this?

Oh, yeah. Over 23, Matt, since we first started, two.

I have two things I track. One is this and one is how many times Matt yawns. We're at two of the yawns.

That was I'm looking this time ago. I have not yawned.

That was I'm looking. It's a running tally from four weeks ago.

And it's got to be more than two. At least you hit the backboard. And that was good.

No, that's getting closer.

Impressive.

So we figured if he gets it in, we're going to give someone who's listening some sort of gift certificate or something because he's never going to get it in.

Give him a free tool.

You know what?

Yeah.

I'm gonna superimpose these on some actual little mini basketballs and then some guy's gonna make some baskets.

Dude, that's a great idea, right? I have no great idea.

That's fine.

Great idea.

Love it. That's probably the best idea I've had a long time. That's amazing.

All right, so I'm going to Al.

For five grand, by the way, probably gets the win of the day. But if you have deals, if you've done a deal this week, put up the numbers. Would you buy for, sell for, would you make. What are the terms?

Michelle Bridger, I know you're doing deals. If you're still watching. She's in coaching and she's killing it. So Michelle, you, you could share, if you wouldn't mind, for the audience, maybe share a deal that you've had recently. Kevin Pierney has a question. What is your preferred acreage size that you like buying and selling? That is if you have a favorite. Mike Zanel.

And it comes up quite a bit, actually. And I think we really say this appropriately, so it doesn't matter. To me, it's the use, it's the access. It's like what, you know, I'm going to look at the qualities of the property and one of the qualities that I wouldn't say, you know, how many acres it is is going to be the determining factor because it depends where that property lies in this, where it is in the United States. Right. Because you could have a small property in an area that it make it very valuable. Right. So it's not the size of it. It's really all the other attributes, I think. And you know, obviously compared what your acquisition price is compared to the current market value, you know, that's really it. So I don't think we really have, I think we, I don't have criteria based like that on how many acres it is.

I think we put more faith in the numbers. You know, I mean, if we're, if we know there's a market there and we're able to buy a property for 25 cents on the dollar, they all sell. It doesn't matter in that regard.

Well, but there is, it is sort of like market dependent, right. Like you're in Texas, two and a half acres in Texas, not that awesome. Five acres in Texas, not that awesome dot Five acres in Colorado. Awesome. Five acres in Arizona. Frickin really awesome.

Right, Right.

So it kind of depends on where you're at. Like if I'm in Texas, I want to be 10, 20, 50 or 40. Right. I want like. Because everything's bigger in Texas.

Right.

You know, it just, it's a little bit dependent. But I'm with these guys. Like, I don't look at a deal and be like, two and a half acres, no thank you. Like, no, I can make money on that. Let's go. I'll buy that in a heartbeat if the numbers work.

So it's more like two and a half acres. It's more like, oh, I can buy it for two, I can sell it for six. Like, okay, great. You know, that's that type of thing. So, yeah, market dependent. That's a really great way to put it.

Yeah. Lance Ellis is here, Mike. He's got a bone to pick with you. He says you caught him in a weak moment last, last week. I talked to him yesterday.

Call Lance. I am so stoked that you're finally going into flight school. You've been, you know, dancing around this for a while. He's going to crush it. I'm very excited for him. So we're still, I think you. Unless, wait, I don't want to. I'll check now, but I think the last person to message was me to you. And I'm waiting for. And I feel like it's unopened, so it's sad. On this end, Facebook, on this end.

Let me jump in here for all of you other people who are watching this or listening to this. Even in the reruns, these two guys get very, very unhappy when they message you and then you don't message them back. And the reason is they have nothing to do all day but like message people. Like they're bored out of their friggin skull. I swear this is the reason. And so even when I don't reply back to them immediately, and when I say immediately, I mean in 30 seconds, I get this, like, what's going on, Forbes? Like, you can't reply back.

Don't you even like us anymore?

Yeah, you don't like me anymore. So just if they message you, I would message them back just to forego all of the crap they're about to give you just know that about these two people. I don't know why it is, but we're very needy that way with YouTube people. So that's what I mean though.

But Lance, July 8th.

Yeah, he says he owes you a reply.

July 8. That was seven days ago. I need you to go in there right now, open it up and respond. Matt's right. I get very sensitive.

By the way, Seven days is fine.

He says he was in. He was in surgery, Mike. He's saving a life. He's doing a hip replacement.

Give him a.

Cut him some slack.

Try to make me feel bad.

Surgery, Michael. It's gonna be seven or eight days, brother.

Hopefully I get an answer by the end of this broadcast on Facebook. I'm hoping I get something.

Right. And when the. I have a job. I have a real job. I go to work. I mean, not really if you met me, but I have a job. I have to go into Voxer and. And like messages when they send a message. Otherwise they complain like 9 year olds.

We don't really like the like, we.

Don'T even like the like though, on Voxer. I mean, it's a way of dismissing. It's a way of dismissing the person that just spoke to you. It's like, okay, go away.

That is. Well, that is in Voxer world. It's like message, message, message, message. Finally, at the very end, someone likes it. That's like basically end of the end of the thread. I'm not talking to you anymore. It's like I just left the room.

That's the deal. It means shut up. I've got other things to do. You guys figured it out. So when I like your message, that's it. I don't want to talk anymore. I have work to do. I have a job. I know that's hard for both of you, you know, since you don't. Well, I know you have a job, but I mean, come on. So come on. That's what it means. Okay, I feel better. I feel like we really aired things out between the three of us.

So I do need to mention that. And Forbes, this is probably new news to you, but you know where I saw Lancelis yesterday? Mike? It was in our. It was during our new organized event that we're having weekly. Our working lunch. Our working lunch. Every Wednesday.

Really?

Yeah. Every Wednesday at 2pm Eastern, Zaino and I are doing a working lunch for the Mighty Networks. For the Mighty Networks community. So in order to be in the Mighty Networks community, which is an offshoot of Facebook, it's where all the Land geeks, all the people who are actively doing the business, are hanging out, be a member of the group and then get access to the working lunch. It's fun. Like, we had like 13 people on the call Yesterday. And they're.

That's cool.

They're in all different phases of the business. So we have some people who just have the passive income launch kit. They just found us and got that. And then we have people with the toolkit. People with flight school. So it was a. It was a cool event. But anyway, Lance. Lance. I was honored because Lance, like, he's sitting in his car and his scrubs and he dials in.

Solid.

Awesome.

That's good. Good stuff.

Solid.

Solid. So yeah.

Yeah.

So anyway, working lunch.

It's fun place two for. Let me see. Someone put a comment in there today and I thought. I think it would be great for him to come. We could talk about that the next working lunch. I think that would be a really great topic at the next working lunch.

Who was that in my networks or Facebook?

Facebook.

Hold on. Facebook. I went on Facebook today.

The first here. While you find in the Facebook Facebook question of the week. I'm gonna.

No.

Jason Doolin. I think that it's a. It's a. I understand. I think I understand where he's coming from. I think what he's saying is that there's a lot of. It's an interesting question. He says other questions. Actually. Yeah, it's. Are there any land geeks that are actually successful retail sellers? Are the Scots and Marks the only ones?

I just replied to that guy.

Oh, you did?

I'm not half bad. That's. I just wrote that like two minutes ago.

Oh, I see it. But my.

I don't suck at selling land. I don't know what you're thinking, man.

I thought Matt was. And we'll have to get him in the working line show we could talk to him. I thought maybe he was. There's a lot of wholesale in the Facebook group, so maybe I thought maybe that it was like, okay, is it just a lot of wholesale going on here? Is a retail. So that's kind of how the twist. I took on it. But maybe you didn't take that.

Oh, okay.

Maybe I missed my thought, though. I don't. I might be wrong.

You know what? You're probably right. Then. I probably was drinking too much all afternoon and then read it the wrong way. Like, does anybody actually sell retail? Like, hell yes, we do. But you're you. The way you read that is probably.

I think so too.

Yeah, I think I. I love your answer, Matt. I'm not.

He clarifies. He kind of clarifies his positioning in a comment. Their mic in the first. In the first thread. Where is it?

Okay. Yeah, I see.

Oh, I didn't see that.

And you know, he said, what?

Go ahead.

Well, he says, where'd it go now? I lost it.

I have it here.

Oh, he said that. So Jesse Miles replied and said, just curious why you assume most people are only wholesalers. Question mark. So I think that's kind of what the question sound like, but I don't think that's what he was getting at. And then. And then Jason said, that wasn't my assumption at all. I just don't hear a lot about people making sales retail. He hears it from the land geeks, like the coaches, maybe, that type of thing. So he was just curious. But I think, I mean, he's right. There aren't a lot of people lately who go in the Facebook group and are saying, hey, I bought for this and I sold for this cash. It's become a little bit less of that. It used to be that a lot. But I think, I think we're going.

To bring back the spotlight that inspires me. I don't know about you, Scott. When we were talking about the spotlight, where we were going to do release weekly sort of interviews with, with. There it is, a land geek spotlight. You complete me. You complete me out. 1, 2 at the same time. And we get a double throw here.

Because a double throw.

The magic is in the story and that's where you're gonna hear it. You know, Jason, if you're not, I would encourage you. I don't know where you are in the States, but boot camp would answer that question for you in a big way because there'll be so many people there and you can really dig into people's personal journeys and so that would be really helpful, I think.

What do you think?

I think that's, that's that. That the stories are there.

Yeah, the stories are there in the room. Yeah.

If you don't see them on the Facebook page and you don't go to boot camp, it's tough.

Yeah, right.

You're missing out on all the good stuff that's going on. I mean, I went to boot camp in person when it was in person for years. I mean, I went to seven or eight of them and I can't go to Vegas, which sucks and I'm bummed. But that's where you meet a lot of. I have a call at 11 o' clock tomorrow with an investor and a fellow land geeker.

Right.

To just to catch up. Like, these are my friends. This is my group, these are my people. Because my regular friends aren't my people, they still think I'm crazy now. They think I'm really crazy because I got a 40 foot RV in my yard. Right. So Facebook is a great place to. Not Facebook, sorry. Bootcamp is a great place to make those connections and realize like, hey, it's not like everyone's wholesaling to each other and that's what happens. That's not this group at all.

Yeah, I totally agree. And I think that's. It would be good for him to come to our working lunch Scotland and we can talk more about that. I think it'd be good for him to come to the boot camp. And I like what Paul Brewer wrote to. Not that I don't like yours, Scott. I mean, no, Paul was better. I love yours, Forbes, because it's very direct and simple. But Paul, Paul, you know, I like Paul. Paul's got a great, you know, great attitude and what he wrote was really awesome about, you know, don't compare yourself to other people. It's a. And how his business is a mix of wholesale and retail. I think that was a very good answer.

Yeah, Paul's.

You know, Paul's Paul Brewer.

He's a good dude. I met him in an elevator at boot camp. He goes, you're Matt Forbes. I go, I have no idea who you are. I'm like, oh my God, I know who you are. And then we hung out.

He's, you know, just like that.

One, two, three. Paul.

Paul's going to be at boot camp.

Yeah, he's a good dude.

If you're going to boot camp, I owe Paul a phone call too. He was supposed to.

Wait, what now?

Paul?

I just. If you're listening, Paul, I'm gonna hit you up tomorrow. I also owe a phone call to Jeff Detma. Oh, my God.

Two people.

Two great people that I.

What do we call it? Hypocrite. I think he's a hypocrite.

Total hypocrite. That was a good ride at Universal. Yeah, you're a total hypocrite because you can play when other people link back.

To you and then get back to people.

So moving on.

No, no, moving on.

We got some box or. I just didn't make the phone call.

We got some comments ready.

What do we got?

Lancel says he's in all different phases of the business. That's all good. Al J. Ford says looking for a new market with better access for market analysis with acreage, access attributes and pricing in mind, using past sold versus available property on Zillow. Do I target counties with most recent sold comps in the past six months or lower available for sale, slash inventory. So I think what he's getting at is how does he find a new area? Mike Zano.

Yeah, I think he's. Listen all this, this. So I, I think we talked about this before. There's so many pieces of data you could accumulate, there's so many angles you could go at this. But really, if I was looking for a new area right now, I would really keep it super simple. I would just go to Landmoto and I have this little routine that I like, right? And anybody who's ever gotten a call with me that's having a hard time building a list or finding a new area, I give them the same talk, and it seems to work for them. It's pretty straightforward. And you know what you could do with a couple of tools? Landmoto and DataTree would be two tools alone that would allow you to quickly find a new area and maybe Google and search on top of that. Right? Those three things. Because really, you go to land mode, you look to see what someone's selling land. You go to, you plug, they show you. If they don't go the next comp, but they'll show you the APN, go to DataTree, pop it up, zoom out, and do you see a lot of similar size, shape and properties? No. Go back to the drawing board. Okay, Come back finally, Yes, I see a lot of them. Zoom out. Okay, what's the price point? You know, you do a little bit of further searching on Land Moto and some Google or some other land sites, and you start to get an idea of, okay, well, looks like that if I bought this for $2,500, I could sell for 10,000. But the next question is, do you have 10 grand? Because you should be, look, well, you should be able to buy like four or five properties, right? So if you don't, then you're like, okay, well, now go back to the drawing board and let's find an area where I can pick them up for 12, 50 or whatever it is. So you play this game back and forth, and you don't rush, you take your time. You can't do enough of it. You get your favorite cocktail, your favorite soda, your coffee, your milk, your tea, and you just do it over and over again. And you just finally begin to see patterns. And you start saying, well, look, there's hundreds or thousands of properties the subdivision. I know that the average purchase price that most people are buying them at maybe it's 1250. I know that I have five grand available for my inventory so I can buy some properties. This looks like a good place to mail. I mean I, you know, that's really it. All these other things about, hey, you know, recent sale. Our sales aren't recorded with the county at the term sale. So that's not going to happen.

Yeah.

So it's really. That's what I do.

That's key to understand. Right. If you're trying to go look at Solds and do all this other stuff, it's probably not the model. It's a different model. This model is. There's 1,005 acre lots and they all cost about the same. This model is not about pricing individual pieces. It's about pricing an entire section and then putting mail in the damn mailbox and then buying the 1 to 3% that you can go buy and then flipping them. That's it. That's it. What you're going after is a different model. This model is super easy that way. That's the whole point of what we do.

And it's super easy to complicate it. It's super easy to complicate it.

Is. It is. There's a lot of different ways to run real estate and to run land investing. Frankly. There's a lot of different slices. But our slices, there's a thousand lots or there's 500. Not going to go spend the next five days pricing everything individually. It's 1300 dollars an acre. That's the deal. I'm going to go price 1300 and I'm not going to worry about that. I'm going to get 1 or 2 or 3% back. I'm going to buy 1 or 2 or 3% or whatever it is and then I'm going to go find people who want to buy this for a car payment.

Right.

Right. That's our model. And this model works pretty damn well. Just for the record.

And the other part of that model that you have to realize is that you have to dig your heels in. Because even if you go to a new area, it might take you, maybe it'll take you six months to really dig in and start getting some serious deals. Right. Of just continually mailing and finding. But then it's also going to take that amount of time to generate the buyers. But all of a sudden there's going to come a moment where it clicks. Because you've been working the same area.

Yes.

And you have the same buyers and all of a sudden it's like your property is start selling and you have new Property coming in, and it's just like it's feeding the machine and people are buying them because you've built relationships with people that maybe you didn't have the right property for them or maybe you sold it, but, you know, they're waiting for another one. And you maybe use follow up boss. You tag them as that area as a. You know, so, you know, when you get new property, you pull up everybody with that tag and like, all right, I'm going to start hitting the phones like, hey, who wants this? Because there's people waiting for it. So you do that. There's a moment where it clicks, right? And it has to do with you being consistent. And it's just really important. I think that's often overlooked, too. And I think somehow you just made me think of that with something you said there.

This is where you just don't quit. Mike Zano can do this. If Scott Bosman can do this. If worst of all that Forbes, if I can do this, you can do this. It's just not rocket surgery.

Although I do drink Hawaiian volcanic water, so that could be the reason.

I mean, that's from Wisconsin.

No, I changed it up. You know, I changed water like I changed CRMs. I'm now.

Yeah, I was just gonna say you change it up. Go figure.

Hawaiian volcanic water.

I'm sorry, did you say you change CRMs? Is that what I just heard?

Well, you know, I know.

Wait, can I. Can I tell the story?

Matt Forbes yells at me because it's not a CRM. He'll tell me. So I say I change software for email. I don't know what I want to call it because I know it's Mike.

Remember last night, Bosman, Bosman, Please explain what the hell Zaino's talking about.

Okay, here's what Zain was talking about. Zano has CRM email tool. ADHD is what he has. Okay?

So I already want to hurt my.

Myself and back every. Every three weeks, I hear, Scott, I got this great email tool. And back when I first met Mike Zano, because I was a little bit in awe. And actually, when I had my first call with Mike Zano, I took some notes because Mark, Mark had just called me and said, hey, will you talk to people about Land Geek? So I had to get on call with Mike because he'd been doing it for a while. And I put at the top of the note page, I'm like, call with Mike Zano, exclamation point. Because he's like a celebrity to me. So the first you Know the first few months of. Of living with Mike, because I lived with him, man. I'm living with Mike on Boxer. The first three months of living with Mike on Boxer, he's like, scott, I got this great tool. And I'm like, okay, awesome. So I deep dive into the tool, right? And then. And then, like, two weeks later, he's like, scott, you know what? I didn't like that tool. I went to this new one. Oh, okay. So let's look at the new tool. And it just continued. And now it's like when Zano says he has a new tool, I'm thinking to myself, okay, in three months, if you still have this tool, I will consider the tool. But until that point in time, there will be no consideration of the tool.

None.

Because the guy changes his mind on tools.

I've been with this last every day for a while. While now. And the thing is, Mark's using it as well, as you pointed out. And I didn't realize that till I got an email from Mark, and he had the Superhuman.

Hey, Dot com.

Yeah.

Oh, hey Dot com.

All right.

Yeah.

So what about Superhuman? You tried that too. Didn't you throw that to the wayside?

Yeah, but they have this whole thing. They make it like, it's almost like exclusivity. Like you can only get in with an invite.

It's.

It's sort of like when we started talking about clubhouse. Oh, can you invite me? Can you invite me? In Superhuman, you have to get invited. And it's very expensive. Like, my buddy at work who's good with, like, it and stuff, he's like, how much are you paying them? I was like, I think it's $30. He's like, a year or a month? I go, I think it's a month. And he's like, what? So I started looking at him like, yeah, I'm way overpaying for this thing. What am I doing? I backed out of that.

Email is not a CRM. Let's. Let's speak.

No, no, no, no, no. I use the word Sarah. I, I, I knew.

I.

As soon as I said it on this call. I realized who I was on the call with, because I've been lectured by Matt voice before.

Yes.

And I didn't want to.

He's done the same thing with CRM's. Match works.

It's unbelievable.

All right, we. We got.

What's next?

Kenneth Green says he dive into me and attack me.

I idiot.

Ken Green. Ken Green just had a. Ken Green had a retail deal. It happens unexpectedly. So Ken, throw the numbers in there, if you don't mind.

Ken who?

Ken Green. He had a retail deal this week.

Okay. All right, we're back to vacation story time. Story time.

Okay.

I didn't know whether I wanted to go to, like, Universal. This, like, this stuff's super expensive. Thousands and thousands of dollars. I can't believe I didn't tell this at the top of the show. And so we're talking about it, and we're talking about we're going to buy the rv. And that's enough. That's enough, right? Yeah, that's enough. It's a 38 and a half foot RV. And that morning, a $5,000 cash sale comes through, hits the account, and a current customer with three property pays $7200 total in cash to pay off for three notes. I look at Anne, I go, we just made $12,000. How do we not go to a Universal Studios? And how do we not buy the super fast Pass so I don't have to wait in line and then pretend I'm not going to kill somebody? And she goes, all right, let's go. And that's how we decided to go. We'd already gonna buy the RV, but 12,000, 12,000 in unexpected income to me because I didn't know that cash shell even existed. I'm like, $5,000. Like, what the hell happened? You know? Like, did I miss the memo? I missed the memo. Like, I didn't even know.

But.

But the 7200, nobody knew. She just paid it. Like, we didn't even know what it was for. And I'm like, all right, well, there it is. There's the universe saying, you know, it's time to go to. It's time to go buy the robes.

I love this business for that reason. Because a similar thing happened to me today. Not on the same scale, but I have a guy who four years ago bought three properties for me on terms. Every once in a while he goes in and he makes like three monthly payments all at once on those three properties. I'm like, oh, that's a nice little bonus today. And these are all. They're a little bit higher on the. On the terms pricing, like 350 bucks a month. So instead of paying his normal 350 bucks a month for three properties today, he pays 700 bucks a month for three properties today. Oh, okay. Thank you, sir. Like, those unexpected things happen and it's. It's just amazing, isn't it?

Yeah, they totally happen. Yeah. But that's actually why we Went and did all this. I was going to buy the same rv, was in Connecticut, I live in Massachusetts. Same rv, same year, same mileage, same everything we're gonna go buy in Connecticut. And we're like, you know what? Forget it. We're going to Florida. We're gonna buy the Florida one just so that we can drive it back and go do all that stuff. Stuff.

Well, totally, totally. Reminds me the story that Mark tells at boot camp about, you know, when he's talking about sales and it's like, oh, you sell some, you buy a suit from someone and then, you know, you spent, I don't know, let's call it a couple hundred dollars. And then they're like, well, you should get these socks. You're like, well, I spent a couple hundred dollars. What's another $10? Or you just get this belt. So it's like you bought the iv, right? And then it's like, oh, let's go to Disney. Oh, let's get the robes. It's like all the same thing, right? It's like you're. They made the big one jump. And the were easy to compet.

Right?

But.

But I'm not that guy.

I know, but it's okay, really.

It's a. This is a deep thing. I. I'm not that guy. Even my kid, my, my 14 year old Patrick, we were talking about. And we were talking to some other. We. We were fortunate to drive to a location where other land investors we know live and they came out to see the RV in the RV park, like, oh, this is great. Well, let's talk about land. Like, it's awesome. And I said, yeah, we bought the robes and we bought the stuff and we did all the things. And I'm like, I mean like, you gotta be frigging kidding me. Like, I never wanted to say how much it costs because I didn't want my kids to feel bad. But I'm like, this is, this is aggressive. Like, this is stupid. And my son was like, yeah, it was so weird you let us buy all the stuff. It was awesome. And he walks out like, no big deal, like just off the cuff comment. And I was like. And I looked at them and I go. And that is land investing that right there. Because he doesn't know that it was over a thousand dollars for this, you know, stuff won't say crap stuff, right? But him, but he was all in. He was wearing the robe, he had the thing. He was doing the one. He was all in. And I'm not that guy. And I'm like, oh. I looked at my wife and she was like, yep, that's why we did it. I'm like, yep, that's why we did it. Right there. Never to be worn again. By the way, if anyone wants inexpensive, slightly used robes, let me know.

You're selling them on Amazon now, where you could have bought them originally.

They're never gonna be used again.

I have a segment land deal of the week. It's a tie. Ken Green, he bought a property for 1800 and he sold it for $10,000 cash. And they. And then the other, the other deal of the week goes to Al J. Ford for assigning that contract for just $505,000. And Al, how many hours of work did you do on that deal? Not many.

Crazy. Five G's and a swing and a miss. You didn't even hit the backboard. Five is $25,000. The average American makes $32,000 a year. Al made $5,000. Now what effort did he expend? He expended hundreds and hundreds and hundreds and hundreds of hours learning and fighting and not quitting and all of this stuff. How much time did he spend on that deal? Sub three hours, Al. Let me know. Am I right?

Oh, yeah. Easy, easy. That's my guess.

And once you've accumulated that knowledge, then you get to do what Al did over and over and over and over again. And it's disgusting.

And it takes hundreds of hours to. It takes hundreds of hours to gain the knowledge. Yes. But it does not take hundreds of hours to do these deals.

No. And he's gonna pay, by the way Al just said. Yeah, that's correct. Of course it was less than 3 hours. Why? Because I've done a buttload of these deals. That. That's why. That's why I know that. Right. You're either going to pay for that knowledge one way or the other. Either going to pay to be in a class or a group or coaching or flight school or whatever, or you're going to pay by failing by yourself. Either way, you're going to go pay one way or the other. The question is, which way are you not going to quit.

Forbes? You need to. You need to have a few drinks before nightcap more often.

I know. That was good, right? I feel really strongly about that. I've been drinking all afternoon.

What are you drinking right now? That looks like. Is it Bully Boy? Yeah.

Well, so what you drinking under there?

So I said this to the boys. I'll say this to the group. One of my big goals. I own One and a half acres, give or take, where I live. And one of my big, big goals was there's a vacant lot behind me that's unaccessible. It's landlocked unless you're me. And it's nine acres and I live in a little section of town that's pricey. It's expensive to live down here. And I worked out a seller financing deal to buy that property and we closed today. So I've been sitting on the deck with the fire and the couch, bought a bottle of Veuve Clicquot and celebrated all nine acres. Nine acres, dude, that's huge. Now everyone's like, oh, you're gonna go build? Like, no, I'm not gonna go build. I'm gonna have people not build and maybe my kids will build a house. It's pure legacy. It's not land investing. But we're sitting there with a lawyer today. He's like, so this is a promissory note. I'm like, bro, I'm good. I've written about about 150 of these things. I'm all sad. Just where do I sign? Like, I'm good. That's how it's gonna work. Like, yeah. Do you use gig pay? Oh, you don't? Yeah.

We have a. We're coming, we're coming to the end of the hour. But we got, we got one more comment from Robert Costello. Question. He bought a wholesale property with the assessor's description on the deed. It was accurate, but a bit different than the previous deed. Did I break chain of title and is it critical that I fix that? So, Robert, it really depends on the county. Some counties allow like short form descriptions of the legal description on the deed. Some counties do not. So just call the assessor and ask to speak to the deeds specialist and just ask if everything is kosher. If everything is. If it's not kosher, you may just have to do like a corrective deed or something like that.

Not the end of the world.

Not the end of the world, exactly. An easy fix, most likely.

Okay.

Listening to you guys for Ken Green. Listening to you guys for years and never giving up can.

There it is, Ken.

There it is. I, I love it. Ken. I, I haven't met you yet. I feel like we need to meet at some point in time, so I Hope we can. Al J. Ford says the knowledge took about six to nine months of just researching and going through everything thoroughly. Doi is 10 to 15 hours, but hours for me and not the nine to five. Exactly right.

It's hard. Let's. Let's be clear. This is hard. It's not complicated, but it's hard. It's hard to go find the time to go do this the right way. But if you can stick it out, if you can not quit, if you're willing to do what others are not, it works. It demonstrably Zaino.

There it is.

There it is. It freaking work. When I did all my research and I talked to, you know, land geek, you know, people and I talked to other people and I did research and I found on bigger pockets, all the research was always the same. It works, but it's not for me. It's too much work. Wait, hold on. What? A 300% return and it works, but it's not for you. You're an idiot. That sounds great. It works all the time, but you don't want to do the work. I'm in. How long is it going to take me to go dominate? It's going to go take you like three years. That's the answer. It is, what? Sometimes two, sometimes one if you're way better than me, which isn't hard. Took me three, and in three years I dominated this thing. And it's awesome. So stick it out. Don't quit.

You're a rock star in my book. Matt Forbes.

Oh, my God. Hugs and kisses.

Cheers.

Yeah, drugs are bad.

Well, everyone, thank you for tuning in. Join us next. So next week, we're hopefully having another flight school featurette next week and my tech will be more on point this time. Matt Forbes.

So it's cool if, you know, you don't want to let me into the meeting, I'll just sit and watch for 20 minutes and then go to bed. It's cool. Yeah, whatever.

What happened last time? Was it the link? The meeting for the meeting? Link was something was up?

Well, no, I was actually out of town, so my tech was. I just wasn't up to speed with everything. So I'll be fine now. So Next Wednesday, the 21st was Nightcap Wednesday. Hump day next week.

And not for you, big boy.

Right?

You're not allowed to say hump day. You don't have a job.

Every day is hump day.

Hump day for the people who go to work and make other people money. That's what hump day is for. Not for you.

I do have to say, I had a former coworker text me tonight and she's like, are you still working or what? And she. I spent a lot of time together in a clinic years ago. And I had to do the math today. Well, I quit my job, what, three, almost three years ago, but I have not worked as a PT in. In 18 months, which is absolutely crazy. I used to at least put in an afternoon or here or there, but then the COVID thing happened, and, yeah, it's been kind of crazy, so.

That's amazeballs. That's amazing.

It is awesome. I miss it, but I don't. And it's all good. Yeah, that's cool. Cool. Thank you, everybody, for coming. Mike Zano, I look forward to hearing about your next I look forward to hearing about your next email tool. Yeah, Very excited about that.

I don't think there's.

That's it.

He's the one. I think. Hey. Is the one.

All right, well, like I said, we'll give it two and a half more months for now, and then I'll sign up. Love you guys. We'll see you next week. Land Geek Nation. Hive mind.