The Housing Crisis Solution You Haven't Considered

I once dined on steak with a candle soft glow. But the bill left my savings despairingly low. Now wisdom has taught me so simple, so grand. Eat baloney, buy land. Eat baloney, buy land. Trade a fork for the de in your hand. Skip the filling, let the sandwiches stand. Your fortune will grow when you buy your own land. I love that song. I'm not gonna lie. Maybe I listen to it a little often. Maybe. Pseudo playlist. Anyways, I digress. We have a topic. The housing. Wait, before I do the topic. Well, I'll do the topic and then we'll. We'll do the whole thing.

All right.

The housing crisis is everywhere you look. Starter homes that cost $400,000. You young families priced out of entire markets. Developers can't find affordable land to build on. Politicians promising solutions that never materialize. Meanwhile, you're watching this unfold, thinking, this is terrible for everyone involved. There's no opportunity here, just a broken system that's hurting regular people. But what if we told you that hidden within this housing crisis is one of the biggest wealth building opportunities of our lifetime? It has nothing to do with slipping overpriced houses or becoming a landlord in an inflated market. While everyone focuses on the housing shortage, they're completely missing the land shortage that's driving it. Developers are desperate for affordable land to build on, but they're competing for the same expensive parcels that everyone else wants. In today's episode, we're revealing the housing crisis solution that nobody's talking about and how smart investors are positioning themselves a profit from the very problem that's crushing everyone else, including the specific strategy for buying tomorrow's subdivisions at today's agricultural prices. And why. The worse the housing crisis gets, the more valuable your land becomes. Whether you're frustrated by housing prices or looking for investment opportunities that others are missing, this episode will show you how to turn America's biggest problem into your biggest profit center. Joining me on Nightcap.

Wow.

How do we live?

I know, I know. And now the pressure's on, right? Joining me, fellow land investors, Handsome Rob John Burnett with his 22 kids. He actually only has six kids, but I do.

Yeah. Right now. Yeah.

Breathe in the mailing. Breathe out the marketing. The Zen master, Mike Zato. And last but not least, the Nightcap OG dude, buddy. Scott Bossman. Scott Bossman. What do we do? Why should anybody listen to us?

Why should people listen to us? Well, we are land investors. We. We stay away from homes. We don't like homes. Homes are too expensive. Homes are too stressful. And there's emergencies with home, there's mechanical problems, there's renters, rehabs, rodents, termites, tenants. And we like to simply just buy land at a deep discount and turn around and sell it. And what I love about our business model is that we buy from people that are distressed. They may be distressed with back taxes, or maybe they just don't want the land anymore and they don't know how to get rid of it. So we help people on the buy side and then we help people become landowners when maybe they didn't think they'd be able to come become landowners. Maybe, maybe they can't afford a property for 5 or 10 or 20 or $30,000 cash, but what they can afford is a low monthly payment for land. So we help people on both sides of the equation, I think. And the market's absolutely massive. And we just love land.

We love land. Absolutely. You know, I don't know if you guys ever listen to the Diary of a CEO podcast. Big podcast. Stephen Bartlett gets these great guests. And so Morgan Housel was just on the Psychology of Money Office.

Oh yeah.

And, and he's like, passive income is the biggest scam out there. He's like, all I hear about is passive income. He's like, ask anybody that's a landlord if it's passive. No, it's a job. He's like, you got to deal with repairs and you got to deal with the, the, the tenants and they're calling you two in the morning. He's like, what's passive about that? But what we do is actually pretty passive. Right? In the sense that, you know, once you set up the machine, which is not passive, but once it's set up, it's a one time set and forget it sale. And you don't have the rehabs, the renovations, the renters, and the rodents. So, Zen master, what are your thoughts?

I just took some notes. I'm very excited by what you just said. I know Scott's all like looking at me weird, but Diary of the CEO, I love podcasts. I can't wait. You know, a lot of people just don't talk about land. I think they just don't think about it in the way that we do. I can't tell you how many times I've been on a call with someone who's getting into our model. They've been working in real estate for years. Maybe they're a realtor, but they were like, I always just poo pooed land. Like literally. They'll tell you that, like, oh yeah, I just Would, you know, I see land UPS never knew how they could actually cash flow it. So that's the real significance here. Right. Is taking the land and creating positive cash flow from it that doesn't include a tenant. Right. There's no. But if they were to start paying us, we don't have to evict them. Right. We don't have to remove them from the property because they don't live on the property. So it's really. Yeah, it's really unique. You know, I mean, I guess I was spoiled in a sense where I didn't come from another real estate background.

Right.

I've learned about real estate starting with land, expanded my horizon from there. But land is the foundation that opens all the doors on my other real estate endeavors. And so I, I guess I was spoiled. I just, I just figured, you know, more people knew about this. But then I realized over time that there are very few people that know about this. You know, we were talking on the, we just had a webinar and we, like if you looked at a, like a pie shape that showed you a percentage of people doing land investing compared to other types of real estate, I don't know if you'd even see the line on that pie. Right.

Of.

It's just that small.

Yeah.

That, that line's as thin as John Burnett. You fit handsome.

W. It's not very bad.

So, John, what are your thoughts?

Yeah, I mean, I think that.

I.

Mean I, I never really thought of land as an income producing asset. Like, I think the same kind of a thing. Like I, I would look at it and I knew people who had lost money investing in land speculatively as well.

And.

But I think that the way that we approach it makes it make sense and makes it something that actually creates income for us in a way that's really challenging because we were looking at, we were looking at doing single family buy and hold was our original model that we were going to be focusing on. And it was, it was going to be really challenging. Like it's, especially in the market that we were in and we needed something that we could do remotely and land really afforded us that. And it became something where, you know, we could buy low, sell with owner financing and like Scott was saying, make something affordable for somebody. My first piece of land that I bought, I bought, you know, I was just telling Scott this. I bought it for $600. It was five acres, you know, and, you know, and I, you know, today, like last week I bought 10 properties and I spent 18 grants on 10 properties and they're worth a lot more than 18 grand, you know, and so there's. It becomes something that I can buy affordably in a way that I couldn't with just traditional real estate, but I could also sell that super affordably, you know, And I market that. I'm like, you can own five acres for $99 a month. Right?

Like, that's crazy. Who, you know, how can you like.

To be able to make something like that, actually something that's attainable for somebody who's been completely priced out of the housing market and has no. Like, there's nothing on the horizon that would ever allow them to own their own home. They can own a piece of real estate really affordably and within their own current budget.

Yeah, absolutely. So, guys, do you want to solve the housing crisis in about, I don't know, 50 minutes?

Let's do it.

Let's do it.

Let's.

Let's not just solve the housing crisis. Let's make everyone who's listening to this a multi millionaire in the process. It's not. It's not a big ask.

No, not at all.

Let's walk them through the strategy, shall we? Cheers. Who needs a drink?

Who is a poppy?

We only have 40 minutes, though. We don't have 50.

I thought we started late, though.

Okay, okay, my bad.

I mean, we could do it in 45. What's that, six minute abs? All right, here's the strategy. Should we walk them through it?

Yeah, let's do it.

Or should we just string it along?

No, no, let it all out, then we'll talk about it.

All right, well, let's just. Let's just start from the macro level, right? You gotta have a piece of land in. In a place. Well, if you think about your own neighborhood, right? Not like, let's just pick on Boston. In Bastion, I'm gonna get an infill lot for a million dollars. Now I'm gonna build it for $3 million and I'm gonna sell it to a guy like John Burnett. Not that many John Burnett's in the world. So. So we have a housing crisis because cash is trash. And so what happens when cash is trash? People buy assets. What happens to asset prices? They go up. We get inflation. We have a problem, we have a shortage. It's all started with COVID It's a whole thing, right? So from a macro level, we all can agree we have a crisis. Now, the way to solve that is pretty simple. It's basically get cheaper land. So you're gonna have to go a Little bit outside of the city. And the way that we do this is we go what, an hour to three hours outside the city. And what you could do is you could buy, let's say 640 acres of raw land, let's say hour, two hours outside your city. You'd subdivide it. That's forced appreciation. Now, do you want to be a developer?

No.

There's a difference in a major subdivision and a minor subdivision. We want to do minor subdivisions. A major subdivision is a big multi million dollar project, which as big of brains as these guys have, it's a lot of brain damage, a lot of risk. So it's a minor subdivision. It's, it's simply going through the development process. What can you do in that county? What's the smallest you can subdivide without putting in roads and infrastructure and power that the county will allow. But you get forced appreciation right there. Is everybody following me on this?

Follow?

This is like a little minor subdivision masterclass. Now, now what do we do? We start advertising those properties, maybe with a Realtor, maybe we do it on our own. For sale by owner. But we're going to do a lot in home package. But where are we going to get the home? We won't be home builders that expensive. So let's play a little game. What kind of home could we build outside the city that would be desirable but affordable?

A very tiny home.

It's a very tiny home. You can do a tiny home? Absolutely. There's all types of, of different types of homes that are, let's call them alternative homes. A tiny home, you know, Airstream home. What are those modular homes?

Geodesic domes.

Geodesic domes.

I don't care.

What is a Tesla home? Looks awesome.

Yeah.

But with today's technology and with, let's just pick on Tesla, right? You can get the satellite Internet, which is really good, and you could live affordably and you could have, make a nice living. Because if you're doing an online business, I don't know, maybe land investing, which.

You can do from anywhere in the world.

Now the problem is solved. So you get affordable piece of land, you get affordable home. You put it on there. Can you bring six kids out there? Maybe you need two tiny homes, maybe you need three. But it's, it's. The problem is solvable. And so let's just pick on Mike. Mike, where's the opportunity for the land investor to make money on this?

Wow. Well, the opportunity is to offer to people at an affordable price where they can make an easy monthly payment, no credit check, no interest, and we just get our money back quick. And so we capitalize on that. Is that where you're going with this? I feel like we're in the same page here.

Got it. Exactly. So you. So the value you've created is you bought this asset at a very inexpensive price, but you're then flipping it on affordable terms.

Yes.

To someone else.

Yes.

Yeah, that's the model. So you're making it irresistible. It's affordable. If you got a job, you can afford the land, the house. Fantastic. And we're eliminating the banks essentially as well. So, John, do you want to play skeptic here? What am I missing?

Oh, man, I don't like playing skeptic.

Dude. Buddy, you want to help him out?

Put you on the spot, man.

I love putting job on the spot. Gideon, back in here.

Yeah.

Help your dad get in.

Can you think of any issues? See, this is, this is.

I'm calling it a friend.

He can't think of any mark.

Who's gonna like, who's gonna buy this land? There's no utilities. Didn't you say there's no, like you just bought the subdivision out in the middle of nowhere and no utilities.

No utilities. Yeah.

Who's gonna buy that?

Well, somebody that is going to bring in utilities. Maybe they'll do power by solar. Maybe they'll connect to a nearby power line. Still less money than a four hundred thousand dollar shack in. In Boston. That's dilapidated. It's dilapidated. That's the, that's the word of the day. You know, if you're in John's neck of the woods, it's a million dollar shack.

In Scott's area they call deer camps.

Yeah. Deer cab. Exactly. In Unalaska, that's where. Yeah. We could all afford probably.

I got my flannel on tonight.

Is it Alaska or own Alaska?

It's on Alaska.

On Alaska. Yeah.

It's okay. Yeah, it's all good.

Okay. So yeah, so there's. That's. The first skeptic is like, wait, I don't want to go somewhere where I have to bring in utilities. What about water? Right, Water by. Well, maybe I got a haul in water.

So.

Yeah. Is it going to be as convenient? No, it won't be. Is there a market for it? Absolutely there is. Absolutely. Yeah.

I think that that's one of the things that people first hear about a model, they try to poke a hole in it, like who's going to buy it? But they don't realize, you know, we talk about it in terms of avatars. Right. People that like, what are they going to use it for? There are people that literally just want to invest in, you know, land rather than in the stock market. They want to build a portfolio. We all, all of us have people that buy from us repeatedly over and over again just to build up a portfolio of land. But then you have the recreational users, those who might build on it. I mean, I didn't really know that rock collecting was a big thing, but I learned that through land investing or sky gazing or a base of operations for hunting or. Or maybe using your four wheeler or things of that nature. Go on and on. There's actually pretty huge market out there that. For people that want to own these properties.

Right. And so those, those are the same people that maybe don't like people and don't want to be in the city.

Yeah.

And are set up to live alternatively.

And I often tell people, mark, you know, some of the properties I own, would I want to go live on them? No. And it's like, but if I owned a donut shop and I didn't like blueberry donuts, would I not sell blueberry donuts because I don't like blueberry donuts? Like, would I cut that much of my market out because of my, my own particular taste buds, you know? No. That's crazy. Yeah. Some of these properties don't fit my cup of tea, but they. For a lot of people, it's a slice of heaven. Like literal. They're so excited by it, so I'm gonna offer it to them.

That's such a chat GPT line. I bet you play the chat GPT all day today.

I. How'd you know?

Every time I do a chat GPT ad, it's a slice of heaven.

Although I spent the probably about an hour today doing philosophical discussions about the nature of reality with chat GPT. We didn't say slice of heaven ironically, but I did. You. You were so accurate. I had a fairly long. I did conversational qigong with chat GPT.

Wow. Okay. I don't want to, you know.

Take.

Our housing crisis solution you haven't considered and, and move into the nature of reality. But I am curious.

Well, it all started with Neil. How do you say his name? Neil Tyson. Degrasso Neil. Mike Tyson. That guy is.

He's a physicist, isn't he?

Yeah. So the show called the Cosmos, he literally describes the cosmic place in the universe. And he goes from here, you know, to the Milky Way out to here, here. And he keeps going on if you're late night watching that with a bottle of wine, all of a sudden he gets to the final point and then we all live in this bubble and this bubble is amongst other bubbles you just like. So it's. You can be careful. That could lead to hours of chat GPT the next day talking about the nature of reality.

No, absolutely. I mean, I, I think that the, if you don't want to go down the, the, the Neil Degrasse Tyson rabbit hole of nature reality. I think the best metaphor that we've seen explained is the. Is the Matrix. Yes, Right. And those Matrix movies where this, I mean, look, can I prove it's a simulation? No, but I, you know, this consciousness is a mystery and everything's made of consciousness. And when you look for the self, you can't find it. And essentially, you know, you go into that white room and there's just nothing. And that's, that could just be reality. But then you get bored and you're like, okay, well no, let's go have fun and do some things.

And of course, the image I have now in my mind markets you dressed in that block trench coat, discovering the Matrix and you're flying backwards dodging. But it's, it's land come land parcels coming at you and dollar signs and marks dot like we could do this whole thing. Like, I think it'd be cool.

I think it'd be great. I mean, with Sora too now we could actually do this pretty quickly.

I think we should. Yeah. I think we need to generate that image. I can't wait to see that. It's like Mark Podolsky playing. What's the main character's? Name?

Is he.

Yeah, Neil.

Mark is Neo. But now it's like, it's all about like investing in dollars and houses are flying by and Mark's seeing it and he's like, whoa, bending backwards. You've got this Neo look to you. I can see it. You know, you're pretty, pretty fit, looking.

Like Theo, I appreciate it.

Scott's like battery flattery. Yeah, get you everywhere.

Get you everywhere. All right, dude, buddy, what? I mean, let's not go down the. The nature of reality rabbit hole anymore. Let's go back to the housing crisis. Let's. Let's make our listeners some money.

So I think, you know, I think we are in a housing crisis. I think land, I think homes are very expensive. Nobody wants to sell, nobody wants to buy. I, I think it makes our land more valuable, especially in areas that are close to metro major metropolitan areas. Right. Like, I could think of a couple subdivisions that I work in now. They're 45 minutes away from a major metropolitan area. Like, I'm trying to buy as many of those things as I can right now.

I'd like to buy them, too. Can I have some?

No, they're mined.

A couple wholesale deals. Scott, come on, come on, come on.

But, but we're still at a point where we as land investors can buy these at a deep discount. But I think we're right on the cusp of, of, you know, especially in these areas that are, that are pretty close to a major metropolitan area.

To.

Seeing, to seeing land values rise in the future. But we can also make the land. What I love about our model is I can take that property because I bought it at such a good price, and I can sell it to someone who maybe has a vision for the future. Right. Maybe they can't build a house now, but maybe they're thinking about the future and they're thinking, hey, five years from now, my goal is to build a house, Right? Well, let me get a piece. Let me get this acre of land under contract an hour outside the city, 45 minutes outside the city, and just make low monthly payments on it. John was talking tonight how you can own five acres of land in some areas for 100 bucks a month, 150 bucks a month. We have these one acre parcels that I'm thinking of near the city that I'm thinking of. I can sell for a hundred bucks a month. So I think it behooves the smart forward, thinking future homesteader, hey, let's buy some land now at a deep discount for 100 bucks a month to prepare ourselves for our home later that we're building up to. But, but I think that the value of our land is going to go up as a result of it.

Yeah. John, what do you think?

I agree.

I concur.

Concurs. I got my concur.

You got your.

Oh, you took. You're taking notes on John's concur there, Mic.

Or one tonight.

Oh, okay. Gotcha. John, what do you think, Mark? What are your thoughts?

I. I think that there's opportunity. There's always opportunity in every market. I think that in this market, you know, are we gonna go and change our model because there's a housing crisis? No, we're not. But I think if you're in traditional real estate, this is a way to open up your mind to it for sure and to look outside of the, the cities and the suburbs and look for more Inexpensive land and be creative is, is really, I think the, the opportunity and there's so many different ways to do it and there's so many inexpensive ways to do it, which when I think of inexpensive, I think I'm limiting my risk. So I could test on a small parcel, go out, put a Tesla home on it and sell a lot home package and owner, finance it and see what's, what's the worst case scenario on that. If I'm buying the lot 25, 3 cents a dollar, I'm already, I'm already making my money and then I'm marking up that Tesla home because I'm financing it so I'm getting that benefit. So I just need one person and then I can, I can gauge it and, and, and test it. So that's, that's kind of the way I think about it. But would I, would I forego our typical model of buying raw land an hour to three hours from the near city, flipping it on easy terms?

No.

I'm not interested in anything physical, much to the chagrin of my current girlfriend.

Well, Mark, why buy an overpriced house right now when you can buy 10 land parcels at a deep discount? Right.

I wouldn't. Right. Absolutely wouldn't. Because now the house is a pain. It's an absolute pain. I don't want to deal with anything physical. Now that being said, if you're the, if you're different, this isn't, this is a strategy. And, and even going back to the very beginning, I think just a minor subdivision is a great strategy. You don't even need to develop it.

Yeah.

Do the force appreciation and it's much simpler than you think. Get a surveyor out there, have them present the plans to the county, get it approved. You got yourself some smaller parcels.

Yeah. I think even if you really love these other types of real estate, it's hard to argue against the fact that, how it's nice to have maybe ten grand a month even coming in from passive one time transaction land deals the way that we do them. Right. I mean that's just while you're waiting for these other things to happen. Yeah. You can make money with entitlement, with subdivides, with, you know, all types of real estate, but bigger cash flips. But just the timeline. Right. You can't guarantee when that's going to happen, how much it's going to, how much time you're going to invest. What could go wrong? I've seen what cash flips all of a sudden. Oh, the easement. I didn't realize the easement wasn't attached to the deed there. This value went from 50 to 20,000. Right. And what a mistake that is to recover from. Right. So I think cutting your teeth on land and you could stay there forever. But even if you're going to do other things, I still think it makes sense because you can learn in a safe environment. You can build up some recurring income and that's going to be there month after month while you. Then you can go out and explore str short term rental, do whatever you want. It's your world, whatever makes you happy. But it's hard to argue against having recurring income at the base to support it all. Yeah.

John, do you ever get the sense that people just find it too boring and too simple and they're like, you know what? I'm going to complicate my life. I'm going to buy an apartment and I'm going to go out, I'm going to do a syndication. I'm going to raise a bunch of money to get a bunch of doors. I'm going to get myself a big fat spreadsheet and I'm going to look at cap rates and noi net operating income and I'm going to do scenarios. This gland thing's boring, but to Mike's point, like, yeah, we, you know, we make really good passive income from.

It was of us taking sledgehammers to our dirt. People like to break things. Like cabinets.

Yeah, yeah, exactly. I mean, John, like how many people just close their eyes because it's like intellectually boring?

Yeah, I think so. I mean, like, it's, it's funny, like, I went to a real estate investor conference a couple years ago and there were a lot of people there. Like, I mean, it wasn't a huge group, it was maybe 20. But they were all super successful. Everyone was so successful and they were so tired. They were all like, they're just grinding so hard and they're real estate investors and they're doing well, but it's a lot of work. And I think to Mark, to Mike's point, like I did, like, it's a simple model, right? You get to a certain point and you're like, there's a diminishing return on your time, right? You get, you try to put 40 hours into this business and eventually when you get to our, you know, once you get on the skinny branches of those hours, you're not really being really productive with your time. And, and so for me, like, I run my business, I like to be busy. I Do, do some, some bigger creative deals, kind of like you were talking about, Mark, like finding those areas where, where there's opportunity, right? And, but there, those deals, I'm not dependent. Like sometimes if I do something like that, it might take me 6, 8, 10 months for me to turn that one around. And like, my salary is covered, my family is taken care of. It's not something that I'm dependent on. And I find that those deals, while I like them, they are few and far between and there's a lot of me required in those. Those deals are the John show, right? It's a lot more nuanced, a lot more sophisticated in each of the individual areas that you deal with.

With our. Yeah, no, I love it. I mean, Gideon's got to see dad work. Yeah, no, I like.

Right.

But like, but to Mike's point, we can always make more money. We can't get more time. What's your time worth? And is the juice worth the squeeze time wise? Scott, what are your thoughts?

Well, I think about our model again, from what I've heard and read, the big dollar land deals even, right, the large acre tracks, the. The subdivision ready lot, the major subdivided lots, right, Those, those from what I've read, have cooled off, right? We're not cooling off, man. Like, we're buying land like crazy. We're still selling land consistently because our buyer pool is really big, because there's a ton of people out there who can afford 100 to 300amonth even with some uncertainty in the, in the, in the United States right now in the market. And so, so our normal little land parcels, right, are one little acre of land out in the middle of nowhere or within one to three hours of a major metropolitan area people can still afford. And these large acre tracts right now, people don't want to spend money on them right now.

Right.

They're cooling off just like the houses housing sector is. So I think our, our. I think our model is a lot safer right now. It's a lot smarter right now. You know, I, I recommend everybody who's watching this try to buy as much land right now as you can at a deep discount.

Absolutely, absolutely. And yeah, even if you can't sell it right away for whatever reason, you still got this asset that's going up in value that you don't have to maintain, you don't have to protect, and it can't be destroyed.

Right.

It's kind of like, what's the guy's name from the Avengers? The rings?

Oh, Shangchi maybe?

No, the Bad guy.

Oh, oh, Sauron from the Lord of the Rings.

No, no, from.

From Marvel.

Marvel, yeah.

What was his name?

I'll think of it in your moment.

He's played by Ben. What's his name?

Anyway, but anyways, he's, like, powerful, right? He's got. He's got all the power.

Thanos. You mean he's got the jewels. Thanos.

Thanos.

Okay. Yeah, you're talking about the rings, and I'm thinking Shang Chi and the ten Rings or whatever.

Yes.

Yeah, but the gems that go in the. Yeah, so the Infinity Stones. You're talking.

You're talking about. Yeah, Infinity stones. Like, lands, like getting the infinity Stones.

Right, right, right. I love it.

Yeah, we got.

We got a lot of people. We got a lot of people. A lot of people tuning in here.

Mark.

53 people were watching.

I told you guys, it's just a matter of time before this is the biggest show on the planet. It's gonna. Honestly, I think maybe a year, two years, three years from now, Joe Rogan's gonna be like, hey, can we do a jv? I'm like, no, you're too small.

Exactly, Exactly. Too small, man.

Stage fright, Scott. That many people, it's like, oh, boy.

Yeah, I know. A little nerve wracking.

Yeah. All right, so Dean's says, I had my game plan called today. Excited to start week two of flight school. Listening to you guys on the way home from work. No more texting. I love it.

With Tate.

Mark, what's that?

That means he met with Tate today. Yeah. Like, that's an incredible experience for anybody to have a call with Tate. He's like, literally one of the most successful Lanabasters I've ever known. Crazy. I mean, to have that time with him is invaluable.

It's unbelievable. It's. It is. It's hard to, like, put. Put a value on it. It's invaluable for sure. All right, Lauren, Same at Dean Hankless. I'm on week two. I'm looking forward to figuring out exactly what to do. This magic list I just got. I love it. You're gonna mail. Lauren, you're gonna mail it, get sent out some offers. Magic.

Lauren's gonna crush this.

Amazing.

We got. We got another flight school student. Lamont Harvey's in week five looking at getting wholesale. Lander, you gotta buy land by week five.

That's right. The pressure's on, Lamont. I love it.

He likes our song so much, he's gonna make it his wake up alarm. I mean, it's really catchy.

It is, it is.

It's really catchy. For sure.

Eve.

Baloney.

By land.

Should we answer some questions?

Let's. Let's answer some questions because.

All right.

Yeah.

Okay. This is from Fred. Do you all recommend looking for lots and land in growth cities or looking for land and lots on outlying areas of growth cities? Where do we look, John? Where do we look for land?

So we look for land first and foremost. Well, so generally we're not going in cities, so we're not doing like infill lots or anything like that. Generally we're going to be doing areas that are on the outside of city limits. We're looking for things with high repeatability. So a lot of times we're focusing on rural subdivisions. There are. And when I say subdivisions, I don't mean, you know, an eighth of an acre outside of Chicago or something like that. We're talking about large rural subdivisions where you can find thousands of one acre parcels or five acre parcels. And I'm looking for those areas. Generally, you know, they're like Scott was saying, they're not super far away from a major metro area. And then I'm looking for things that are accessible so you can legally access the property. And then ideally you can build on the property and recreate on the property. You know, and if I've got those three things in place, it's a, it's a piece of land that I can sell. Sometimes I buy land where you can't camp, or sometimes I buy land where you can't build and you can camp. Right. And. But I'm looking for. For property that I can sell. And with repeated, like when you look at the rural subdivisions, it's really repeatable. And so with repeatability, it means that you can scale, you can delegate, you can automate because you have consistent variables. And so those are the types of areas that we want to focus on the most.

I love it. I love it.

Thank you, John. This is from Daniel.

Daniel Bryant, by the way.

Agreement. I think I agree.

I'm. We're gonna be working with Daniel hopefully soon, but the. The government shut down. What's up, brother?

This maybe.

This may be the deepest ever heard. Yeah.

I don't know if he's. We're talking about Neil, Mike Tyson, but maybe.

Yeah. Yeah. Which part is it? Is it because of the land or is it because of the, the, the reality of the universe? Consciousness in its contents.

Oh, man. Awesome. Let's see what else we got here. What's the best minor improvement on raw land?

Kooleed well, bringing an order financing.

We don't. We don't improve it. We move it, typically.

Oh, that's.

But Mike's answer is the best one.

Yeah, no, for sure.

Refinance it. That's the best improvement.

Yeah, we make it affordable.

Yeah.

My own, actually. I like John. I'm Scott's. We don't. We don't improve it. We move it. I write that down.

We don't prove. We move. John, do you have Gideon go out there and put, like, a fence out?

Not yet.

We're gonna build a fence.

Maybe in five years we'll do it.

Get him his own pole digger. You like engraving pole diggers in your house?

That's right.

For your kids.

Exactly.

Oh, my gosh.

I once read about a guy who did, like a sweet and sour summer with his kids. So he's like, look, if you don't study in school, this is what life's gonna look like any day. Like, you look at a buddy who, like, had a, you know, a heart. Like, it was a hard job, right? Like, maybe working, like, you know, building, you know, fences and putting poles out for like a month in the summer. And then he's like, okay, get really good grades. This is what your summer could look like. And like, you know, in front of the computer flipping land, right? And it's like you're in the air conditioned office and, you know, you're just doing some research and you're sending out offers. It's sweet and sour. Sweet and sour summer. But you make the choice, Gideon. You make the choice.

I love it. Here's a question for you, Mark. What do you think about assembling some smaller parcels to then create a larger subdivision?

Assembling some smaller parcels and then create a larger subdivision?

Yeah.

Not for me, Mike. I'd rather go large and then go smaller, per. Honestly, I say that, but it depends on the highest and best use. So I would be open to it. But I would say for our model, it's better to go big and sublied small. Yeah, he.

He's just starting flight school. Mike's gonna crush it as well. He's got some experience in land, so he's thinking outside the box, but he's gonna do very well.

I remember Mike, actually. Yeah, I. Yeah, what's up, Mike?

Look at all. Look at all the people throwing thanos in the chat. I was just slow on the uptake there, man.

I was thinking like hula hoops. Like, I wasn't thinking.

I wasn't thinking, jewels. I don't know you call yourself the land Geek. Come on, man.

Exactly.

Yeah.

What was, what was a show where you'd have to like describe something in so much time and, and then they'd be like, oh, it's this.

Was that what Drew Carey did that?

I don't know. I don't remember the name. It was like old show dating.

Whose Line Is It Anyway? Not the improv.

No, it wasn't, it wasn't a comedy show. It was a hundred thousand dollar pyramid.

Oh yeah.

Do you guys remember that show? Yeah, it's back horribly on that show. I couldn't even describe Thanos properly.

Right. This is from Juan. Just did his first mailing last night. That's awesome. Juan. When should he schedule his first coaching call? Yeah, that's a good question.

That's a good question.

He's in flight school. So, you know. Okay, one on one. You know, honestly, you have your thing about flight school. You have so many opportunities to connect you. You can go four nights a week, immerse yourself with other land investors led by a successful investor. You have your coach on slack that you can reach out to at any point. And then when you really want to talk about something personal, one to one, you schedule one of those calls. So I would say one depends on like the nature of you. Do you want to talk about something very like, you know, personal about you and your business? That'd be good for a one on one call. Otherwise use that Slack channel just for general questions or go to the, you know, the Monday, Tuesday, Wednesday, Thursday night calls and just engage the group and see what the collective genius comes up with.

I love it. Yeah, I, I, as John would say, I concur with Mike and I know that you'll get an email, one you kind of like nudging you. Hey, have you had your, have you scheduled your call? But usually it's going to be when you're in the middle of a deal and you want that little wooby, you know, because you're just an ankle biter in and you know, you want somebody with more experience to help guide you.

Through looking at me right now with this hive mind. He knows that gives me the heebie jeebies. Arrow, remember the Arrow TV show? What they call those people? The, the bad network of criminals and.

Arrow, you know, I didn't watch Arrow.

Sorry.

Yeah.

Such a great show.

Like the Green Arrow.

Yeah, that's him.

Yeah.

Never watched that one.

Did you watch that one?

Oh, the Arrow. Yeah, I mean, a long time ago, but I can't remember the Bag.

Okay.

Sorry, Mike.

That's all right. I'm on an island by myself right here. I can handle it.

You. You do have a very powerful search engine over there. You could probably just type in that question. Getting the answer in Licky's.

But Mark said I had too much AI today. I don't want to do anymore.

Okay.

AI limit.

By the way, speaking of limits, because last week I gave Mike an incredible tip with Keith Kakao.

Oh, yeah.

I just got a. I just got a new toy. Very excited about. So I. I think I'm very open about my dopamine addiction. Right where I'll be on my phone. I have to check Slack and I check email, and I can't. Like. Like, I'm always getting these. You know, I want to get my hit right, and it's a problem. And I've tried all these apps and they work, and then I. I forgo them. I have a new toy.

What is it?

It's the brick.

The Brick.

Have you guys heard of this thing?

I think I might have. Talk to us.

So basically, if I want to check email or Slack on my phone, I have to literally, physically take my phone to the brick to unlock. Unlock it. So now my phone is bricked until tomorrow. Oh, yeah.

But, Mark, I can't find the videos on how to make cacao. You said you sent it to me.

I sent you in Slack.

I don't see it. Maybe you didn't hit send because I want to have my cacao ritual tomorrow. Bro.

Bro.

I got this huge block of chocolate.

I'm like, what do I do with this? I. I made all these videos for you. I did it this morning. I made like seven videos.

Okay, why don't you two go live on YouTube next week and do this together since, you know, create your own little.

Oh, I see it.

Yeah.

Okay. Let's just go ahead and do that next week.

All right, love. I'm getting a little love. And look how you feel. It's always.

Yeah, right?

All right, Mike, I'll send it to you.

You can order a thing. A cacao.

I could. I made sure.

Yeah. I think we all drink a cow together.

That's a.

Be like a little nightcap.

That could be fun.

Yes.

We're in.

Yeah.

How about from Fred? Do you ever buy parcels where roads have not been put in, John?

Yes, I have. And I. I don't like it.

Sounds so depressed. Like admitting something.

She doesn't.

I've done it. I've done it.

All right, so I. Yeah, I have it's. Not like if there's no roads, there's value in land. I was, I was talking to somebody on my team the other day and about our acquisition strategy. At a certain point, even if like there's not roads, I. We just say like, what is the. Make me buy this price.

Right.

And so there's a price point at which I'll buy it. It's a solid, you know, finite asset. It has worth. But if you can't get to the property, it's hard to sell that thing because basically you're selling something that the only value is the fact that it is a finite asset.

Right.

And maybe someday it'll have a road to it. But the other thing is sometimes, you know, I mean sometimes you might have something that doesn't actually have road access, but there's a platted road and the road runs pretty dang close. But you know, if I can't, if you can't drive to the property and with four wheel drive, like I'm usually out.

It has to be paved though. I think you need to clarify, does it have to be a paved road? Like what kind of area?

Yeah, yeah. So dirt road is fine. Like when you look at a, when you zoom out and you look at like a GIS map, you'll see like the map, you'll see all the parcels and stuff and you can see where there's roads right where they, the, the county has platted roads. And, and then if you turn that off, the question is, can you still see the roads? Right. And when you turn off all of the parcels and everything, you should at least see dirt roads. And dirt roads are great. Right. Most of my properties are only dirt road accessible. And so I don't need paved roads. I don't even need gravel roads. But I just want there to be something more than nothing physically.

Yeah, yeah. You know, you could blade a road, Fred, or you get your customer blade a road. Just saying that could be fun.

That could be fun.

It could be fun.

So some people, I know it's not ideal, Mark, but haven't you made money off a landlocked property? So I've heard you talk about this. I know it's not ideal.

It's not that it's not ideal, but I, you know, as long as they're not going to a bank and having to borrow money on that land to build, as long as they understand that is a limitation and they can actually, to John's point, physically access that property, no problem. I don't wrong with it. I've made a lot of money doing it.

Would you, would you try to buy it cheaper? I think I would, yeah, of course.

I mean, you know, the dollar skittle for sure. It's plan a lot. There's no roads. I gotta play the road. Give them the, you know, the John Burnett offer and on your deathbed there'll be no money involved. But on your deathbed you have total consciousness. Just sign here. Now I gotta go play the road.

All right, let's get this question from Lamont and then maybe wrap it up here soon. Lamont's looking for a wholesale deal. Well, it won't go to Mike Zane, O King Wholesale, but most that he's come across on the other side of our. On the other side of the county, Mike, probably from where he's working. Should he give them consideration?

I would. Only because if you're in the same county you're seeing. But remember, the reason we'd like to focus, one main reason is for that buyers list we're going to build. And you want to be able to attract all these people that you're going to put on your buyers list. If it's the same county, you know, you're pretty much in the same area, people are going to be attracted to there as to the place you're in. So personally I think that would be fine. And under those considerations.

Yeah. Can I, can I ask a follow up question, Mike?

Yes.

Because you are the wholesale king. What's the worst advice you see in the wholesale market right now?

Worst advice in the wholesale market? Well, I don't know if it's advice. I just see that we talked about this in the webinar we just had. I see people offering deals up for wholesale that really are not wholesale. They're, you know, yeah, there might be some margin there, but there's not a lot. And here's the thing. You as that wholesale person, you're not going to have a repeat buyer, right. You're going to sell this one property, they're not going to come back to you. But if you sell them something and they make money on it, that's your goal. I used to get all excited. People say, I just made so much money on this wholesale deal. They're great, want to buy, buy more, you know, and that you're gonna. So I think not so much advice. But the reality is some people, they're like, hey, I just, they'll offer this at wholesale, but it's the margin isn't there. Again, to dial back that we said on the, on the on the webinar we just had, you should be able to. If I sell you a property mark wholesale, you should be able to come close to doubling your money cash, at least making three times your money on owner finance. If you can't do that, then there's probably something fundamentally wrong with the wholesale deal.

Yeah, I think it's a good point. Like, why would anyone do it as a wholesaler? Like, because, like to your point, like, they're coming back one. And now you're constantly having to hustle to find people that are buying wholesale from you. Instead of just picking up the phone and be like, hey, you made a bunch of money. I got 10 more like that and you gotta, you know, get a sale in a minute. Your effective hourly value on that as a wholesalers is incredible.

You used to say, mark, pigs get fat, hogs get slaughtered. Right. If you go, if you try to get too greedy, it's like you just ruined everything for yourself for future deals.

Yeah, I'm, I'm glad I asked the follow up question. Good on me.

I did skip. Okay, I want to go back because, because Aaron said that I skipped her. I didn't mean to skip you, Aaron. There's a lot of spam in the chat tonight.

This guy.

Yeah, a lot of spam going on. I don't know. We got, we got a spam, a spam up. But here, this is from Aaron. Would you consider Land Portal a good database to use to find land to buy? Do you guys use Land Portal? I don't.

Why not? Why not use LG Pass and LG Pass data powered by Zamplo?

Yeah, yeah, Zamplo, right.

20 discount.

Yeah.

That is a shameless plug, by the way.

I feel like a lot of these data services, they kind of come from a common parent source, but I think Xamplo is great because it integrates with our software. Now software is built around this business model, like literally, you know, was not something that you took Mark, and just try to fit it to us. It was created for us, by us. Well, not me. I'm not that smart to do software, but by us collectively as a group of people, as Land Geek, you know, it was created.

And.

So I just think that, you know, the Zamplo is relatively new to me, but I love it. And it integrates, like you said, seamlessly. So that's a win, win, which makes it a win, win, win.

Yeah, it's a win, win, win. And they just added diligence too. You can do your due diligence through.

Them as well, beautiful.

They did do that.

Yeah.

Nice. Yeah, I wasn't aware.

Aaron, check it out. They're. We're constantly innovating. Every. Every little problem in the land business we're solving ourselves.

I love it. Now she's happy. Sorry about that, Aaron. What was. Fred is asking what that site was. Vamplo. Well, it's. LG Pass is our proprietary software that helps us mail and create contracts and deeds and stay organized. Lg.

And you get a free month to play with it. So you get a free trial then included in that.

Better yet, you can get the data. Better yet, go to flight school, get it for six months. Come on. I mean, it's even better.

Yeah, yeah, exactly. Go to flight school, get it for six months for free. Be a real land investor. Eat baloney. Buy land, go to flight school. Simple.

Summit yellow. I want to just yell out one time, eat baloney. I want to hear everybody yell back.

We're doing that, by the way.

Oh, man.

We're definitely doing that. It's a great idea.

Well, guys, looking ahead at the schedule, I think we have an off week next week.

Why?

There's nothing on the schedule.

Really? Are we taking out next week off?

I mean, we don't have to.

I mean, you're right.

There's an off week.

So if I.

What's that, Mike?

I may not be able to make it next week. I have a friend flying in to the Boston area.

Wait a second.

I had a friend in last week, and I still came to Nightcap.

John, are you in for next week?

I'm down for next week, Mark.

Again, I'm only in if everybody puts into the chat that they want us to do a Nightcap episode and that they will send right now a link to one friend for them to join us live next week. If not, let's just drink, you know, virtually on our own, and we'll talk land, just the four of us. We don't need to do it.

Go live.

That'd be fun.

That'd be fun. I still see you guys, selfishly.

Well, that's sort of how this all. Remember, like, five years ago, Scott and I were just drinking and talking about land one night. We're like, hey, let's go live on Facebook. That's kind of how it all started.

Kids. What is my kind of excuse? That's. That is true.

I think John should bring a new kid on every show. That should be required. Like, just rotate them in.

That's 26 weeks. Yeah, right there.

Yes, I did. Last week was filmed in front of that was a different brand. But I did bring him Mark last week, and I filmed in front of a live studio audience.

No, it's awesome. I think it's a great idea. We should. We should all have, like, a. A child or a friend in, you know, look, my.

No.

Whole neighborhood's here.

Not.

Just kidding. Yeah. You know Daniel McCallum. Bring the friend on the show. Perfect. We want to meet your friend.

I wish I had an eject button for this Edward guy. Tell you that much. All right, thank you, guys, for the call. This was fun. I guess it's to be determined if we're going to be here next week.

Or not, but show up anyways. Let's show up and find out.

All right, I'm here.

Do they want us to come back next week, or does everybody want to take a week off?

Yeah, I don't know. No one is. No one has given us feedback.

Oh.

Oh, that is upsetting.

It is upsetting.

The ego is so fragile.

Right.

Tim Summers, do you want us to come back next week? It'll be all based on Tim's answer. Let's see if he answers here, Tim.

Okay.

Oh, Aaron does want us to come back. She likes the live.

Yeah.

So Aaron says yes.

Yay.

Steven says yes.

Are you emailing?

Mark says yes. We got three yeses. Lamont is free. That's a yes and a half. That's a half yes.

Okay.

Brad said yes, so, yeah, I think we got to get. We got some fans.

Okay. So what should we talk about then? Put in the chat. Like, what do you want to hear? What should we discuss? Yeah, let's come up with a topic.

I like it. We might be waiting a while.

I know. It could be conversational. She's called a philosophical discussion of land.

Oh, man. Well, this was fun.

Thank you, guys.

Daniel says come back. Aaron's gonna tell her friend to join. There we go. There we have it. Lauren wants to talk about. Okay. Lauren wants to talk about the pros and cons of buying in different areas of the. Of the country. You could definitely talk about that.

We could definitely talk about that. Yeah.

By the way, Scott, I think the fact that we have a spammer is indicative of our popularity. It shows that we're growing, for sure.

Yeah, absolutely.

I mean, we've definitely gotten more comments tonight than we've ever gotten. Like, the metrics are going to be sky high on this episode.

We're going viral tomorrow.

Yeah. All thanks to Edvard. Thank you, Edvard. Appreciate it. Yeah.

Is it E, D, V, A, R, D Is that our loan spammer?

E D V A R D.D. s. Edvards, LAPA.

I wonder if Edvard's just a bot.

Could be a bot. Are you a bot? Adverts.

Edwards is misunderstood and.

Yeah, right. Like, if so, why do you hate us? We're just a bunch of, you know, we're good. We're good people. We're good peeps. Oh, Daniel McCallum wants us to talk about buy and hold versus financing.

Oh.

Or we could do cat versus financing. Mark, you'd love that episode.

I love that I get so angry about the cashy cashy people. I don't. I mean, I.

Honestly, though, I'm not. I'm.

I think I've. I'm more laid back about it.

Yeah.

Honestly, like, I think if you have a cash problem solved, flip for cash. It's okay with me now. But I think long term, you. You know, cash flows is what you really want. You want freedom. You want to be able to. To take next week off of Nightcap and know that money's coming in.

Right. Right.

Can you imagine if we had, like, flip?

Yeah. All right, we've been on for a while, so we'll. We'll adjourn to next week. How's that sound, fellas?

Amazing. I'm gonna go eat some baloney and buy land.

Awesome. Good night, everybody. Cheers.

Is there an outro?

Oh, the. The outro is coming.

You ready?

I'm ready.

Here it goes.

It.