The Land Geek Podcast #13

Welcome to the Land Geek Podcast, your resource for information and tips to making money by buying and selling land. Let the Land Geek show you how to make a passive income by working smart, not working hard. Learn strategies and tricks to make money buying and selling raw land today. And here is the man that's gonna help you do that. The Land Geek.

Hey, it's Mark Podolski, the Land Geek at the land geek.com and today I have with me, yep, you guessed it, the man living on the beach in Carlsbad, California, severely sunburned from surfing yesterday. Nothing pleases me more when Duran Frazier from Reserve Land and rural property finder.com is in severe pain. Duran, how you feeling?

I am hurting, Mark. I mean, sitting in a chair talking to you hurts worse than my back pain. But I'm cool.

Yeah, there's this new thing out in the marketplace called sunscreen.

Never heard of it. What does it do?

It's incredible. It protects you from the UV rays.

Uv, okay, I'll take a look at that.

But you know what, let's not talk about your poor judgment when dealing with the sun and the ocean surfing. Let's talk about what people want to hear about. And so I'm getting a lot of emails lately, and this podcast is going to be strictly about getting started. Newbies, newbies, welcome. And most of you know our story, but if you don't. I started with $3,000 and no real estate experience and just a lot of nerve. Duran started with even less. $800. And you had no background in real estate, correct?

Absolutely none.

Right. So neither one of us had taken a real estate course, neither one of us worked in brokerage, had any real estate background whatsoever. Nevertheless, we were both drawn to the siren song land buying. And my big thing, you know, the way I did it was I convinced my wife to take our last $3,000 in savings and buy land. Because I said, worst case scenario, if we can't sell it, at least we own land.

So I'm not buying it, Mark. I'm not buying it. You know what? You were an investment banker. There's no. And you were. And you were probably darn good at it. There's no way you had three grand in the bank. Come on, dude.

No, I really did.

You.

I really did. 3,000 savings. Because I'll tell you what happened with, with, you know, being investment bank or a business broker is that you'd have to save. So, you know, you might do a big deal, right? And it could be a six figure commission, but it's Such a long sales cycle that at that time, I mean, I was making, you know, very little salary, like $2,000 a month plus commission. So you had to do a big deal and save every money, every dollar that you had saved for living expenses. So there was nothing really discretionary left over for anything else. So that's all I had, was $3,000 for anything else.

Wow, I'm impressed. I was in college and you know the story, but I had to borrow 500 bucks from my mom and sister and took $800 that I had in the bank and off I went. So, yeah, we both have similar backgrounds and stories, which is pretty cool.

Right? So people are always asking me, how much do I need to get started? What would you say? You need to get started?

You really don't need anything to get started.

You don't. Right. Because you could just quickly wholesale a deal out.

Correct? Correct. And you know the interesting part about the Internet today and where it wasn't in 99 or 2000, was you could put out some emails, you could market something. We didn't have Craigslist in 1999 or 2000, 2001, when I got in the business, that wasn't as simple as it is today. You can find it. You could literally find a buyer in an hour with, with a piece of property, whereas maybe 10 or 12 years ago it wasn't that simple. So there's a lot of tools to your advantage that you could use in this day and age that could literally close a deal without having to spend a dime.

Right, right. I mean, literally you could probably spend about $100 on a letter writing campaign. Right?

Correct.

And just make offers, get those offers back and then go to somebody like me or Duran, flip it for what, 10%, 15% markup, make a couple thousand dollars without literally putting any money out, just finding the deal.

And you could also, you could also comb several other websites, Penny Saver, Craigslist, know the market, understand it, get a feel for what you're trying to look for, whether it's Texas land or Nevada land or California land. And find, find market values from there. Maybe find a deal online and make a quick offer. Tell them you'll do an option contract and you know, for $100 on the land and you take a 30 day contract and you have, you know, and you have to give an option price of, let's say, you know, four grand and you end up getting a sale of eight or ten.

Right? Right. So, okay, let's explain the difference between an option and a regular Agreement. So the option agreement gives you the option buying that property. And typically there's an option fee with it. I typically offer 50 bucks. What do you have for your option fee agreements?

Mine are generally $100. I'm a little. Again, you and I. There you go, 100%.

You're so generous. Hundred dollars. Okay, so, but. So we're saying you don't need anything, but in this scenario, you need at least $100 to get started, correct?

Yeah, but we can't say $100 is much money. I mean, if you can't. Look, if you can't get $100 from your friend or your neighbor or somebody and money. This may not be.

Yeah, but that's. We're being disingenuous. We're saying you can start with nothing. Let's. Let's just look at a deal where you start with nothing and then we'll go to the option.

Okay, okay. True.

Let's. Okay, you're a newbie. You've got literally nothing. Obviously you've got to have something because you've got a computer. You're listening to this podcast. If you can afford a computer, you could probably afford, you know, to do this. Nevertheless, let's just assume that you have zero money set aside in savings. You're living so tight month to month, there's nothing to do except figure out with your resources and your guts and your determination, your grit, how to get a deal and make some money. How would you do that? How would you structure it?

Are you asking me that question?

Yeah. I mean, I know what I would do, but I'm just asking what you would do.

You know what, it's been so long since I had to worry about that. I don't know. Why don't you answer that question? I mean, that's, you know, to be honest with you, I don't know. I think there's so many ways you can start. That's the benefit, right? Looking at today's market, if I had no money, I would be. With my Internet knowledge, I'd be looking at different websites. Oodle. All the sites that you wouldn't necessarily find. You know, the land watches and the lands of America sites aren't going to necessarily find you. The great deals. You got to look where people, you know, maybe, you know, maybe classified ads and newspapers, places where people don't really understand the value. Don't forget, land is different than a house, a single family home. And it's. And some people have a hard time judging what the value of their land is. And they'll put it for, let's say, 2,000 and it's worth five or six or they don't know what the market is. So that's probably, you know, that's how I would start. I would look at places that I would think others wouldn't look on the retail side.

Yeah, yeah. I, I might start a little differently. I might actually look for somebody that wants to buy, that wants to buy land. Right. I'd go to them first and say, duran, I know you're a land. You know what?

Stop right there. Stop right there. Why do you always one up me, Mark? Why do you.

I'm not one upping you.

You always have to sound smarter than me and I can't stand it.

Do you really feel like I'm one upping you?

No, it's okay. Go ahead.

Do you want to talk about it?

No, I don't.

I'm not one upping you. I just think just because I'm. I think differently doesn't mean I'm gonna upping you. Maybe your idea is a lot better.

Probably not.

Okay. All right, so this is what I would do. I would look, I'd go to somebody like you and say, look for this amount of money, call it $100, okay. I'm gonna go out and I'm gonna provide you deal flow because I know that you rather surface, then do it yourself. Okay. And which county are you focused on? And knowing you, you would say some county in Nevada. So let's just say Lander County, Nevada. So you'd say, okay, fine, I'll give you $100 to do my letter write my letter writing campaign for me. Plus I'll give you 10% of the profits that I make on the deals that you find me. Zero money. Right. I'm partnering with somebody and even though I don't have any track record, I'm doing all the real hard work, which is making the offers, doing the due diligence, bringing it in. So all I really need is a little bit of knowledge on due diligence and the, I guess, the guts to email you or call you or someone like you that I know is in the land business to provide them deal flow now, no money down. And then after I do a couple deals with a professional who I know is going to make money, I've got money now. I can go and do my own deals.

Now. Let's just get something straight here. A letter writing campaign costs money, doesn't it?

No, you're providing me the money for the letter writing Campaign.

Okay, so basically what we're telling everybody here is, look, at the end of the day, you've got two guys that will help you do deals, and you probably want to go to me first because Mark obviously is a little cheaper than me.

Yeah. Based on my option offers.

And I will. And I will squeeze extra money out for you. So come to reserveland.com you write me an email, and I'll help you with no money out of your pocket. Go to market, and then at least $50.

Okay, this is just an example. This is just an example.

Okay. Okay.

Right. But I mean, that's just one example.

No, I agree. I agree. There's. It's endless. There's so many opportunities and ways to find land. I mean, look, there's. There's land everywhere. There's land from Alaska to Hawaii to the east coast to the west coast to, you know, the Midwest. There's so much. There's so much land out there for sale, and there's so many reasons why people sell land, divorce, they're broke, they inherited land. They. They need to just get rid of it. They have no clue what it's worth. There's deals are out there all the time, whereas a single family home, they go to realtors, say, what's my house worth for the 100 grand? Great. Sell for 100 grand. So it's a little different than it. Than it was, you know, or than it then it. Than it is with a single family home. There's so many opportunities out there. You have to just know the market. So it takes a little research and a little time, but they're everywhere.

Yeah. I would never flip a home again. It was a miserable experience for me. I made money and I was still miserable. I literally couldn't stand having to go every single day and drive 20 miles and meet the subs, make sure they showed up on time, did the work we asked them to do. And there's so many fees involved in the home flipping. Yeah, everyone's got their hand out. I mean, land is just so much simpler, easier. No termites, no tenants, no toilets, no headaches. You can't destroy land. Oh, I guess you could burn it.

But that's no liability.

No liability or very little liability.

Yeah, you're right.

All right, so I'm a newbie and let's get back to it. So we could. You could partner. That's one way to do deals. You could bird dog deals. No money. You get started that way. Another way I think would be just providing, you know, just doing an Option and, you know, maybe a dollar option even. I mean, if you find the right guy who is desperate, you know, because they don't, they don't, they just want to sell their property. They don't really care about the option. If you tell them in the next 95 days I'm going to find you a buyer, they'll do it, right?

Yep.

For a buck or a zero down.

Option, I think you're probably better off offering zero than a dollar. Just my, that's my two cents. Maybe I'm wrong. I would rather, I'd rather somebody tell me they're going to do something for me for free than say, here, I'll give you a dollar.

Yeah, I guess you're right.

So.

But yeah, now who's one upping who?

No, I'm not saying anything. I'm just, I'm. You're right, I just did. I'm sorry. Okay, so anyway. But yeah, I, I agree with you, Mark, 100, that there's so many, there's so many avenues or ways to structure it. You know, we, we've both done it with a lot, a lot less resources available to us, so.

Right, right. And you know what? And this isn't ideal. I mean, let's face it, save some money. You know, how hard is it to save a thousand dollars? It might be hard, I shouldn't say, like it's that hard to save a thousand dollars. It could be so hard to save a thousand dollars. But that's, that's really what you need to do to really get going because you don't want to have to, you don't want to limit your options. I mean, if you could just get started with a thousand dollars, don't you think that would be better than having to create deal flow for somebody else? Wait, of course it would.

No, of course it would. I think the other, the other thing we have to mention to the listeners is that, you know, one of the biggest problems with buying a product from someone online or infomercial is that most of the people that buy a product never follow through. And what, what we're trying to help you guys do is follow through with just even listening to us and writing notes and taking, you know, take getting an understanding of what's what, the availability that's out there from a land perspective. You know, we don't. Mark. And I don't care that your competition, to us, it's not a big deal, but teaching people kind of how to do it, if you spend the time, if you motivate yourself, I Get, you know, I have the conversation with my mom and I and I say, hey, you know what, you know, just, you got to do this or you got to do this. And I can't. And those two words, I can't. If those two words come up and with my children, it's a bad day. It's a bad day because I can't. It's not their vocabulary. So that's just how I am. As a motivated entrepreneur, I know that Mark is the same way. I can do anything I want. And so you guys have to train your brains to do anything. Don't say I can't or I don't have the money because you can get the money whether it's Mark or me. And I'm not trying to be Tony Robbins, but if I can be to you, great. I just want people to realize that it's not that hard. You just have to go out there and make it happen.

No, you know what, I totally agree. And when someone tells me they can't do something, I always look at them like, you realize we just put a little rover on Mars. We went to Mars. Did you ever see that video? Nothing is impossible. Anything worth doing is possible these days. There's 3D printers, there's self driving cars. These people are no smarter than you are. They just figured this stuff out because they spent time. It's just about spending time. I love that Malcolm Gladwell book Outliers and he talks about the 10,000 hour rule. You can become an expert in anything if you just spend 10,000 hours. So that's 10 years, eight hours a day, right? And you're an expert. So technically we are now experts in land.

That is awesome. You know, it's interesting too is when you sit down with somebody and you have the knowledge you have about your particular industry. You know, you may talk to a doctor. And I have, I, you know, I run the circles with a lot of friends that are doctors. And I happen to talk to these guys that, that will, will say, hey, so what do you do for work? And I'll talk to him about, you know, something entrepreneurial or real estate or land. And they're baffled. They're like, wow. And people are always intrigued to know what you do. Like it's not a, it's not just about, well, I'm trying to get involved in this or get involved in that. They want to know. A lot of like doctors don't find themselves that much smarter than you. They're, they just have expertise in what they do. So you have to always, you know, keep in mind that people are intrigued by the fact that you're out there trying to buy land or you have an idea of buying land. And listen, they may have. You may find a doctor that has an idea for you, so.

Right, right. Yeah, absolutely. I mean, one of my investors is an ophthalmologist. Never met him. Just sends me money because he wants me to invest for him.

And does he need other investors? Because I like paycheck or I like checks that are in my name.

You want some investors?

I just want some money.

You just want me to send you money?

Yeah. That's cool. I'm a nonprofit. 501C3.

I see. So if you just want to send Duran a check because you like the way he talks on the podcast, you know, go to reserveland.com. he'll put a little PayPal thing up and just send him money.

Buy now. Buy it now.

Buy it now. Okay, let's. Let's stop being so silly.

Okay.

Let's get back to it. All right, so you're a newbie, and there's a couple ways now you can literally get started with no money down. We do recommend that you have some money, ideally to get started. It'll make things a lot easier. You'll become much more profitable faster. Would you agree with that, Duran, or what do you think?

Not necessarily. But as I always tell somebody with money, the more money you have, the more confidence you have, the more you're probably going to be creative and find ways to make things happen.

Right? Right. So even if you start with $1,000, I tell people, ideally, I'd like you to start with at least $5,000. You can do a lot of different things with just $5,000, but no worries, you can still do this. And there's lots of different ways to get started. Wholesaling, partnering, bird dogging, whatever you want to call it, with no money down, as long as you're willing to do a little bit of work. Right.

I agree.

Okay. So I'm glad we got that figured out. So it is possible to get started in land, no money down. Now, some people say, you know, why not do single family homes, no money down. I don't even know how that's possible. How did. I mean, you just leverage a house and their assets, or you get the owner to finance you. That's another thing, is you can do owner financing 100%, and that's a no money down deal, correct?

Yeah. And a market, and, you know, it's all market dependent.

Those are really realistic.

They're not today. You know, what's interesting is it's funny, I say not today, but a year and a half ago when the market was sort of dead, you could have been creative and made something work if you found the right seller. Today's market, I mean, you put a house in the market for 300 grand, it sells for 400, and market value may have been 300, but people are paying. I've heard of hedge funds paying 50,000 over asking for some of these homes here in San Diego because they're just renting them out. So today's market is very interesting. But yes, in a market that's down where we're in a buyer's market, not a seller's market, you have the opportunity to buy a home and get creative. But in a market like today, if a seller did that, they wouldn't be very intelligent. They would go list the house with a realtor and get their money.

Right, Right. Okay, so what would be your advice to somebody saying, okay, I just want to get started and land. What's like the first thing you'd have them do?

I would probably research. I would probably research on, on, on several levels, but I'd probably research, understand, like Real Estate 101, understand the basics. What, what is land? You know, I, and I don't know if there's. I think there's a site called lynda.com we talked about.

Yeah, lynda.com you can learn pretty much anything there.

Yeah.

Why not get started with, with the pod by our podcast.

No, I, that, that would be great. I mean, you know, listening to Mark and I talk and then Mark has, you know, I think Mark is a program that, you know, I help him out with. And, and I think with those programs there are ways that obviously if you have no money, you have people like resources like Mark and I that can help you.

Right, right. So there are, you know, there's free resources. If you want to save yourself a lot of time, you can always get my investors toolkit, which is due diligence, marketing, copywriting, deal flow, and then creating your virtual assistant team. But I'm assuming that you just literally have nothing right now to start except just motivation. So I think the first place you could probably go and get free information would probably be either YouTube, Lynda.com and just start learning about in the Internet and just start learning about researching and doing due diligence. I would start with due diligence, wouldn't you? Before you get into marketing and deal flow of course, yeah. Because you don't want to make, you don't want to make a mistake when your first deal out of the gate and end up losing money. That would be just a nightmare.

Or put yourself in a situation where you've said something that you shouldn't have said, which is mineral rights attached to the land and they're not. And then a buyer comes after you. So you have to understand the basics of land. So just knowing from what an acre is, how many square feet to what a section of land is that kind of stuff.

Right. So just get your language vocabulary and there's tons of free information now out there.

Yep. And we'll, and we'll be doing. Mark and I will both be working on. But freelandreport.com which will hopefully launch here in the next couple of months, we're going to put out a monthly newsletter with what basically some. And again, it's not a plug, it's just, I think it's going to be helpful for people to get out there and understand where the market's heading, what's going on, some statistics, kind of a nationwide guide to buying and selling land.

Right, right. So speaking of the market, how are you feeling about the market these days?

That's a tough question, Mark. One week I think it's up and the next week I think it's down. It's so interesting. I look at the global economics and I get a little nervous, but it was so interesting. Is that land. In a down economy, land now seems to be a little bit more intriguing to the investor because obviously as the equity markets or the stock market is at an all time high, people start going. And most of the people that are making money in the market today aren't the guys like you and I. But these investors are now looking at alternative investments and land being one of them. I like the 3 to 5 year to 10 year outlook on land. We may have our ups and downs and we may have even a down year if the stock market tanks. And we know that it's inevitable that there's going to be a correction at some point. There may be some big changes. But you know, to own land, you know, there's still a lot of buyers out there looking for a thousand, two thousand, five thousand dollars piece of land. You know, I've actually the last few days have been really busy for me as well selling land again. So it's interesting. But you know, going back to it, there's always a market for it. So regardless of where the market's heading, I Just see that, you know, with the Internet and everything else, there's a way to market land and find a buyer.

Right, right. And that, you know what, and this is like my big pet peeve with real estate gurus is that, you know, you ever watch those? I forget who it was. Was it Carlton Sheets? Like he's like on an island?

Yes.

And the subliminal message is, you know, you're going to make millions of dollars in real estate and you're going to have this huge lifestyle, big cars, big boats, big houses, and maybe you own your own private island. Right. And when you get started, nobody ever tells you, you know what, real estate's cyclical. I mean, it is. We can always look at real estate and look in like 10 year cycle and during that 10 years there's going to be five years that are going to be, you can just work, work, work, and it's going to be fantastic. And there's going to be three years where you can just spend time on the golf course. There's just no deals to be had because the market is just too high to buy. Right. That's, and then two years to, to figure it out again.

What do you think? Can I, can I agree to disagree?

Sure.

I just look at the market today as being 100% manipulated. Meaning. And the land market can never really be manipulated other than the fact that creative financing can, can be tossed out, which is what they're trying to do. So the government has come in and said, look, we're going to control the housing market, which they have. I'm not sure where you live, but, but the REO market and the short sale market nationwide is very interesting. If you watch it, the deals being done or the deals behind, behind closed doors, the Hundred Homes, 200 Home, 500 Home REO tapes being sold to these big banks and hedge funds. Those are the deals being done and those are off market deals that aren't appraised. So these guys are buying houses for 20 cents, 30 cents on the dollar, and they're holding them, holding onto them long term. And in the process the reels that are coming on the market and the short sales are being approved at very low rates. So you have these, do you have these homes trickling on? So what it's done is it's killed inventory and, and, and then they, and then what the Fed has done is they bought mortgage backed securities and that's pulled rates down. So you push these rates, you, you artificially push rates down so that you bring in this buying pool of people so they can all afford a home, a payment perspective, right. And then you, you have no supply, so you drive. The demand is obviously increased and home prices go up. But what does that do? Well, the banks now, now they're now their books. Look, they're, look, they look a lot better because they had a home that was $1.5 million that was now worse, that was worth 700 grand is now back to 1.4 or 1.5 or 1.6. I mean, I've seen homes in San Diego right now selling for higher than they sold at the very peak of the market in 2007.

Yeah, but don't you think that that's a bubble? That's not correct.

Correct. What I'm saying is it's a manipulated cycle. So ordinarily an unmanipulated, that's a word, cycle of home buying and selling does not involve the Fed, does not involve the banks. I mean, short sales and REOs are cyclical but not being controlled. The real estate. Cyclical.

There's, It's a market, but markets are cyclical.

Yeah, but what I'm saying is that it's a, it's a manipulated. So, so last year, like we had a cycle. So 09, 2009, 2010, when the market dropped in the end of 08, beginning of 2009, we had it. We had a cycle of down, of down years. So we didn't have. People weren't buying land, people weren't buying homes. Then 2011 kind of started heating up.

2008, people weren't buying anything.

No. Toward the end, middle 2008, people were still buying. Toward the end 2008, everything stopped. That's where everything stopped completely. But when you got back into. What I'm saying is that, and we could talk about the cycles. I'm just saying that to me, it's not a natural cycle. So it's a little harder to predict. Now here's what I am saying is that land, to me is. Now we're looking at land a lot differently. I don't believe it's the same as looking at a, at a residential home cycle, but more as a cycle. That, that is seen as. It's a, it's a, it's a more of a, an investment that you want to hold on to for a long period of time that you're not trying to buy, hold and flip.

Yeah, yeah. But my point is, is that even land is not always just always going to go up. It's a, it's a market. So you need to to have a cushion.

Agree.

You need to have a cash cushion is what I'm saying.

Okay.

I'm saying, is that, okay, let's say your first year in land, you've got a great market and you make $350,000. Right?

Yeah.

My advice to you is not to go out and buy a million dollar house.

Okay. I agree with you 100% that the.

Next year you're gonna make $450,000. You need to have a cushion.

And I thought, I thought. So I'm arguing the real estate aspect of it. You're talking about the business aspect.

I'm talking about the business aspect of it. I'm saying that, you know. Yeah. So you're never going to see me saying, get the investors toolkit and you're going to make a million dollars a year forever. You can make a lot of money buying and flipping land, but still a market, you still have to have a cushion. You still always have to have that plan B. Which is why I have other people on the podcast to bring out other ideas. So my point being is that you've got to be conservative with your finances, knowing in advance that this is a market and inevitably every market has a dip and that you need to have money saved for that dip.

And Mark and I have been hurt immensely by the downturn. For those that don't know, and we'll talk about another podcast. Mark and I in 2008, 2007 actually started for us with land. But, but I got married. I got married in 2007. I had my first child in 08. And that was probably timing wise, horrible for me because everything sort of happened right as I got married and had my first child. So I thought it was very interesting, you know, looking at, looking at something and not preparing myself. And I did. I mean, I think Mark and I were a little bit more intelligent than the rest of the buyers and sellers out there.

You know, I was still in business compared to our competitors is we never got, we never got over leveraged. That was the best thing that we did.

Agreed.

Yeah. We never over leveraged ourselves.

I mean, we were paying, both of US are paying 9% on some very hefty multimillion dollar notes. But Mark and I also knew how to creatively get ourselves out of debt or, or move things over, move things around and get us, get ourselves in a place where we weren't, you know, we weren't torched by this, Mark, because we, I mean, we saw a lot of people that we knew very close that lost everything.

I Mean, I'll tell you a quick story. I knew a guy who had literally $100 million of raw land in a golf course development in Arizona. And he started developing. He literally lost everything. Everything to go from $100 million to zero. I mean, I don't think we'll ever see a real estate market like that ever again. That was the Great Depression without the bread lines. Would you agree? That was really severe.

I don't think. I. Personally, I disagree.

You think we could see something like that happen again?

100%. I, but, but here's why I'm scared. I believe. But it's not a bad thing. Here's the great thing. You own land. That's. That's the best asset you can have.

No, I agree, but you still want to have an asset that doesn't lose 50% of its value overnight, right?

Yeah, I guess. I mean, again, what are you buying? I mean, who's buying, you know, a three acre piece of land for $50,000 unless you actually plan on developing it. So, you know, if you look at land today, now, and look at it five years ago, guys, people were paying 200 grand for 10 acres or 5 acres.

Right.

And I just. It's not that valuable anymore because what the most difficult part of that parcel is, actually developing it is spending the money to, you know, subdivide and survey. And so there's a lot more involved now where you look at a piece of land and if you're really buying a piece of land for 100 grand, unless you're buying 50 subdivision lots or 200 subdivision lots, there's really a lot more risk. But you're more risk averse. Yeah.

You're not playing in our niche anymore. If you're doing that, you're just not. You're a developer, basically, or you're a speculator. We don't speculate, we invest.

Right.

If I can buy, I don't care what it is. Doesn't have to be demand. If I can buy any asset, 20 cents on the dollar, I'm gonna be okay.

Yeah. Don't ever.

Regardless of the market. Correct.

Correct. Don't ever call me. If you're, if you're out there looking, don't ever call me and tell me that you got a piece of piece of land for 100 grand. I won't, I won't answer your phone. Call for sale. I'm not helping you.

Right, right. Yeah. Don't, don't, don't call us at 40 acres for only a hundred thousand dollars.

Yes.

Unless it's on the ocean.

Then we'll talk.

Then we'll talk.

Don't call Mark. Or call me.

Wait, Duran.

Anyway, Mark. Oh, I said don't. I said don't. Don't call. Don't call Mark. Call me if it's on the ocean.

Right? Right. Yeah. You gotta go.

I know. I'm okay.

You good?

I'm good.

All right.

So what, what's your tip of the day, Mark?

You know, I want, I want a good newbie tip. I'll tell you what my newbie tip is and it's gonna be a little self serving. It's gonna be YouTube.com thelandgeek wow. And go, go to my YouTube channel and get the coffee talk. They're like 2 minute, 3 minute segments and they're free tips and I do them almost every other day. That's a good tip. No, those, a little self serving. Little, little.

That's an understatement, Mark. Come on.

Okay, let's talk about real propertyfinder.com again.

Great idea. Thank you for bringing that up.

Is that going to be your tip every week?

By the way, my tip of the day, folks is if you're looking for cheap land, go to realpropertyfinder.com because you won't find cheaper land anywhere in the.

U.S. yeah, it's like a commercial. I want to put it in the disclaimer. Ruralpropertyfinder.com could end up, you could lose.

Your hair, you could lose everything.

Right. Please don't drink while using rural property finder.com perfect. Go on real propertybinder.com safely.

You know what, I will say that a good site that can be helpful for people. You know, Mark and I would go will generally go to blogs and we'll blog about what we do or what we've done. And funny enough, Mark and I were actually laughing before we got on this podcast about this website, biggerpockets.com, which I think is a great website and you can utilize for knowledge of different concepts. You can actually find other people to help you do deals there.

Yeah, yeah, we've talked about, We've talked about BiggerPockets.com in the past.

Oh, we have. Okay.

Yeah, I think so.

I don't, I don't recall. But anyways, it's a great site. It's a great tool to use and I would recommend people taking the time to kind of go on there, peruse the site and see what, what's on there. And if it's something you like, just be very careful. Because there's one guy that.

Yeah, yeah, yeah. But you know what, that, you know, bigger pockets I think is more single family home centric. No, it's not anything else. It's not. Is it multi unit?

Maybe you're right, but I think I've seen a little bit of everything. Okay, you can find a little bit everything. But you're right. I mean primarily it's home flipping, bird dogs looking for single family home flips, that kind of stuff. But I think there are some areas where you can get information about land or people that like Mark and I that are willing to check things out. And you know, for me there's nothing self serving. I'm not trying to, you know, other than rural propertyfinder.com I'm not really trying to get you to look at anything else. But it's different than I would just go for me, I just go straight to Land Geek.

Yeah, exactly. Go to landgeek.com download the passive income blueprint. That's free by the way. If you're ready to spend some serious money on this information and knowledge, go to landgeek.com product and get the investors toolkit. All right, so enough self serving. This is a really self serving podcast and I feel compelled to thank Joanne Frazier from reserveland.com and of course rural property finder.com for spending another day and his valuable time away from his family, his beautiful family to take the time to talk with me and help everyone out there live the dream. Buy land, sell land, earn more, work less and share his tips and tricks. Thanks Dran. Appreciate it.

Thank you. Thank you buddy. Appreciate it.

All right, everybody go again to thelandgeek.com download the passive income blueprint. Check out dran reserveland.com leave us a comment. Something, give us some feedback. What do you want to hear more about? So we appreciate it. We'll see you next time. Thanks.

Thank you for listening to another episode of the Land Geek. Join us next time for more tips, secrets and information that will help you succeed. Stay connected with the Land geek on Facebook. Facebook.com thelandgeek.