The Land Geek Podcast #39

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 from your favorite real estate website. Close out Facebook, put away Twitter and go to www.thelandgeek.com because I've got another special treat this week. That's right, your favorite podcasting guest, living the dream in Carlsbad, California. He just got done playing basketball. I have literally no sympathy for any problems this guy has in Life. Duran Frazier, Reserveland.com, landHub.com, Duran. What's going on?

Nothing much, Mark. Just trying. Oh God, I said om again. I see. I'm trying to fix that problem because when I get in front of the microphone and I say at our conference, we're going to have a problem. So anyway, I just got done playing some basketball and there we go again. I got some exercise today, so my head is empty and ready to go to go. Another six hours into work mode.

Great, great. So speaking of exercise, I'm getting really good now. Working out, getting up. First thing I do in the morning is my workout. I feel great. But you see, but you're an afternoon guy. Like you get up and like, what do you do when you wake up?

I get up at about 10:30 each morning. I'll make some eggs, have some OJ, kick back my feet on the table, watch some ESPN, about an hour and a half, go to the basketball gym, play some basketball, come back and then work for. I'm just totally joking, people. I'm up at about 5:30 every morning and the first thing I do, we talked about it in prior podcast, is that I will go through my emails first thing in the morning, kind of get everything done for the past, you know, 2012 hours. I'll have emails. So I've got it. I've got a couple employees right now in the Philippines. And so I'm kind of monitoring what they're doing and their progress. And they're doing a lot of work and I'm paying them a lot of money, but their developers. And so it's a little bit of a challenge to kind of walk, you know, have that, have that, that time issue with them being over there. I think it's about 13 hours ahead, but it works out so then it goes in the morning and I kind of help my wife with the kids and then, you know, take my time between. I would say no 9 o' clock and noon and work my butt off and then spend an hour playing basketball and then back to work.

Wow. I love it. I love it. I'd be curious how many of our listeners workout in the afternoon. I know Tori in Utah does, so he's a big afternoon workout guy, but he's, he's, he's crazy. He's. Yeah, he's like older than we are and, like shredded, so. Really? Yeah, yeah, he's. He's a serious workout fanatic.

Have you not seen me with my shirt off?

I have, I have a sick.

I have, I have a six pack.

You got a two. You've got a two pack and you're on a good, On a good day.

Yep. No, I'm, I'm back. You know, I, I don't even know if the listeners know this, but over the last seven months, I'm sure we've mentioned it. I'm down about 17 or 18 pounds. I look like a. I could have been a fullback for the San Diego Chargers at one point. I was a big boy, but, and I was still, I was still pretty strong, but I, I, and I was doing push ups every day. But then I decided to cut out gluten for a while and 17, 17 pounds later, I feel pretty good.

That's great. I, by the way, I love gluten. I had three, I had three cupcakes last night and I felt great about it. It'd been like two weeks since I had any sugar, since I was itchy and I went crazy.

They say you are what you eat, Mark, and you actually look like a cupcake.

Thank you.

Really weird.

All I can say to that is thank you. So before we get into the meat of what we're going to discuss today, which is going to be dealing with land brokers, I did want to talk about Vegas for a sec. So the last podcast we did say. Oh, yeah, March 22nd, 23rd. Don't book that yet because that date is most likely going to change now into April. So it's still tentative, but there will be the Land Geek Seminar. Duran will definitely be there. Right.

Like I said, you got to let me, let me know the dates are. But yes, most likely I will.

What's really fun, Most likely, you're committing to it.

Okay, I'm there. I'll be there.

Oh, my gosh. This is why it's hard to do Business with anybody in California? Yeah, most likely. Like you're like one of those LA flaky people.

It depends on the swell. There's some ways I can't come.

It depends on the swell.

Hey, listen, I was going to tell you. What's really funny is you give me that date within 24 hours. I got invited to two other engagements on the 22nd of March, and I have nothing literally like three weeks prior and three weeks after. Nothing really going on yet in the calendar. And that weekend, for whatever reason, is popular.

That's a hot. That's a hot weekend. Must.

Must be.

But it's going to work out for you because you're not going to have to go.

Okay.

All right. So I want to tell the story about this deal. Do you mind?

Which deal?

The deal I was telling you about earlier about in Nevada.

Oh, okay. Is it your deal or my deal?

My deal.

Oh, my deal.

Okay. So this land broker that I absolutely love brings me this deal and she's like, you know, she wants, she wants to ram it through, right? She's like, look, they want 145,000. They'll take 100,000 cash, 30 day close. You know, you can subdivide it down into quarter acre lots. That's 148 lots. You know, like the math worked out, it was going to come out to like 250 a lot. I'm like, oh, yeah, let me look at that deal. So I start doing the due diligence on the deal, right? Can't get water. There's like, it's like on the border of the waterline. Can't get water. It's a total paper subdivision, right? There's legal access, there's no physical access. There's no roads, there's no street signs. It's just a big paper subdivision again.

Like, is it already, is it already, is it already been a paper subdivision or is it, is it something you'd have to create?

No, no, it's already been created.

So there's already quarter acre lots.

No, no, you have to subdivide them down into quarters. She's like, they're like, they're like seven acre lots, but within those seven acre lots there's like blocks, right? So it's like a subdivision within those seven acres. You know what I'm saying?

Just so you know, I've gone very far in that process to subdivide anything less than 40 acres. You know, there's a, there's a. They want some crazy improvements in Nevada.

Oh, no, it's millions of dollars. Yeah, it's crazy, but okay, so these improvements aren't there that they would need. And she's, she's like, let's get this thing done. So I started doing more due diligence. I revised my offer. I say, look, Kathy, there's a, there's a way for me to make money on this deal. Look, I can, I can blade roads. We don't have to do. We don't just subdivide them down to half acres. We can sell them into 5 acre lots or acre lots without doing any of these million dollar improvements in Humboldt County. Right. You know, my offer was we went from 100,000. I offered 12,500 for 100. This is for 145 acres. That's what that deal was worth. And that's how, that's the only way I could make money on that deal. And she started laughing. She's like, I have to make $10,000 commission on this deal. I'm like, take your 10,000. The sellers can have $2,500 because literally they're trying to sell worthless property there. I asked John the surveyor what the highest and best use was for this area. He started laughing. He's like, highest and best use. He's like, man, he's like, I don't.

Know, fly remote control airplanes.

Yeah. He's like, I'm like, because you couldn't, you can't build on it. And it was a total, it was a total nightmare. So I just thought that was interesting. Like she really wanted to get this thing done. Let's open up escrow today. And you know, you start doing the due diligence. Like, whoa, that's a really ugly deal.

Yeah.

Have you had any of those experiences?

I have actually. I put a deal together about two years ago. Year and a half. Two years ago. It was a pretty large deal. It was about 2,500 acres. And the buyers, the buyers made an offer through. I had listed this property with a broker and the broker basically came back to me, goes, hey, I got an offer on the table. Here it is. And we broke down the numbers. I had a loan on the property, so there was a payoff involved. And at the end of the payoff, I didn't make a dime, so. Meaning I didn't get any money out of the deal except for a long term. I carried back a note. So I thought to myself, okay, well, well, in that situation I'm okay. But then the realtor said, I need to make my $25,000 commission. I said, well, great, I'll pay you cash. 12 grand or whatever. 12,000, whatever. 12,500 bucks, whatever it was, to get him 50% of his money up front. And then I'd make him carry back a note. Stop. Because I'm carrying back all the entire note and not taking any money up front that he would work on that with me. And long story short is it didn't happen and he wouldn't be flexible and I wasn't willing to put the deal together. You know, in hindsight, it was probably kind of a silly move for me, but at the same time, I'm dropping, you know, 25 cash out of my pocket to make the deal work so that the agent gets paid. And it just didn't make sense to me. So. But here I am, I've got an offer, a really good offer on the table, right. And the agent or the broker sort of got in the way of the deal.

Yeah, that's terrible when that happens. Yeah. They can't do that though, right? Legally.

Legally, they're not supposed to do that. Correct. Their fiduciary responsibility is their client. And a commission is not supposed to get in the way of a deal. So I think the dilemma there is, I get that he has to make money, but at the same time, you have to sort of get creative. Right. That's how land works. And so it, it leads us sort of in that conversation of when it's beneficial to have a land broker and when it's not beneficial to have a land broker. And as you see, as you get involved in this program, Mark's program, you'll see that there's a lot of times where you can do a lot of this marketing on your own and not have to use a land broker. But there are certain times when you find the right deal, maybe you find.

Maybe, well, bigger deals, I think. As a land broker.

Yeah, correct. But not, not always either. And I'll tell you why. Like, like here's a for instance, I just closed the deal and I told. We, you know, we discussed it. Closed a $100,000 deal where I, I basically did all the marketing and I didn't. It wasn't on the MLS and it was.

Wait, which hundred thousand dollar deal?

We talked about it. One of, one of those, one of those projects in one of those properties in Leonard County.

Oh, yeah, yeah, okay. Yeah, I remember that one. So you have so many. A hundred thousand dollars deals are hard to keep track of, buddy.

Oh, stop it. So anyways, we, we close the deal and all Handle everything, every aspect of it. And most of the time, the thing about a land broker is they don't really know the property. Like you know the property, you bought it, you did the due diligence, you understand the property. You can't convey the entire message to a broker and you can't expect them to answer questions. And most of the time when they get somebody that when they get a lead, they're not gonna, they're not gonna contact you for, to answer questions, they're gonna try and figure out on their own instead of having to bother you because that's what they want to do. They don't want to call you. They want to be the, you know, quote unquote smart realtor or smart broker and know the information. So they're going to go find it and they may actually pass on wrong information. So, and that's one of the things that I found with some of these brokers. So I have some stuff, I mean I have, I have larger projects listed with brokers, you know, you know, anywhere from 600 acres to, you know, a couple thousand acres with brokers. And I have other stuff that I would just, you know, smaller stuff and some of, some of the bigger stuff that I won't list with brokers because I know that I can do a better job of selling it. And most people that are looking for land generally don't go to the MLS to find it. So, so it's, and so it's always know when you're looking at these deals, whether you're putting options together and of course, are you putting an option on a big property. You know, talk to the brokers, call them up, asking questions, you know, find out if it's even worth their time. Find out if the market's moving in a certain direction.

Well, that's the thing, what you just said, worth their time. Right. So most of these smaller deals aren't worth a land broker's time.

Exactly.

They don't want it. They don't want, you know, like Kathy doesn't want a ten thousand dollar commission on this deal. She wants to do a million dollar ranch and make.

Yeah, yeah, but you know what I.

Mean, she wants to make $30,000, $50,000.

Kathy probably lives in Winnemucca somewhere and.

No, no, she lives in Reno. She's got overhead, she's got horses.

There's no overhead. Reno, come on, buddy.

Yeah, well, not like your overhead. It's not ocean overhead.

But I will say that, that a 10 grand commission is a pretty good commission.

No, no, look, it's better than like, it's better than a sharp stick in the eye. But she's not gonna look for those deals. That's why she came to me. She's like, oh, I'll go to Mark quick close, I'll get my quick 10 grand. And you know, he likes this kind of stuff. He doesn't mind a little, a deal with a little hair on it. Yeah, he's not afraid of it.

Yeah.

Which is, look, that's our niche. We like these kinds of deals, but we're not gonna overpay for them. Of course, you know, I mean, I can, I can handle a deal that I gotta blade Rhodes into. That's fine. You know, that's not going to scare me. What scares me is the price they wanted for it.

Yeah, yeah. And that's, and that's one of the things going back to sort of that, that risk averse mentality. Mark and I don't take no for an answer. So if, if you tell Mark and I that we can't do something, we're going to figure it, we're going to figure out how to do it. And that's, that's the mentality you need to have when you go into buying, buying land. Is that, you know, or, or anything. It's just that. Don't take no for an answer, you know, Figure it out yourself. Right?

Well, yeah. And that's what I think where a good land broker can kind of help a newbie too, because they can help you. They've seen. Okay, well why don't, why don't we structure like this? If you want to do it like that way, you know, like they can, you know, a good creative land broker can add some value there. Do you agree with that?

No, I do. But, but if you're Talking about a $5,000 piece of land or 10,000 piece of land, is it, is it worth their time? So here, here's generally, and just so the listeners know, you're going to structure a deal that even if you sold the property, you're still going to have to pay a commission. So it's going to cut into your margins. If you end up listing it and selling it yourself, you're still going to pay 5% to the broker. And I have a couple of these deals together where I've gotten inquiries on my land and almost put some deals together and I would have had to pay my broker 20,000 bucks.

Well, you know what, I like to play the game who sells it first. Right.

Yeah.

So I might list it with a broker. And I'll say, look, let's play the game. By the way, you got to give a broker an exclusive, don't you think? Because if you don't give them the exclusive, they won't work it at all. What do you think of that?

Of course.

Yeah. But a lot of people, you know, they're like, okay, I'll give it to you, and I'll give it to you, and I'll give it to you. And then no one works their deal.

No, I only give it to. I'll find the best person in the area. Like, the best way to find out here. And just so you guys all know, the best strategy is search the area where you have your land. And then. And then. And then broker. And then the person that comes up, number one, has probably done some SEO work on their website and ranks well. And so if somebody's searching land in that area, they're going to go to their site first, so they're probably going to see your property. So it makes sense to do a little bit of a Google search to find out who is the number one land broker in Elko, Nevada, and then go talk to the guy and see if it's worth his time or see if it makes sense or see if he has buyers or see where the market is. So. And those people will talk to you. You don't, you know, being. Being a newbies, sometimes you know better than being a guy that knows. Knows something because they want to help people. And generally, when you know something that you know, you end up saying something and you shoot yourself in the foot and then. And the broker doesn't want to talk to you anymore.

Right, Right. Yeah. I mean, one of the. One of the wealthiest land guys I know always plays dumb. You know, he's like, yeah, I'm just. I'm just a. What's that?

No, I don't.

Besides, you remember. Remember the rice farmer?

Yeah.

Ron. I'm not gonna say his last name. Ron's worth half a billion dollars.

He inherited it.

Mark, come on. No, he didn't. No, he didn't. He's big.

He inherited rice farms. He.

No, he. Okay, maybe he. All right, maybe he was born on third base, but he hit a home run. Dude, Trump did the same thing.

He bunted. He bunted and got home.

He did not get home.

Oh, man.

He's aggressive. He works hard, that guy. Anyways. But his whole thing is, oh, I'm just a dumb old rice broker. I don't know much. And anyways, he's Doing like these crazy multi million dollar deals and, and scams. Well, I, you know, that's why I'm not going to say his last name. I, I don't think he's, do you think he's a scam guy?

No, he's not.

I'll tell you what, he referred us to a guy.

He definitely almost got us, he almost got us both in trouble for sure.

Yeah, yeah, he was pretty aggressive tax wise. I think that's what you're referring to. Yes, his tax strategy was very aggressive. Yeah, yeah. So that's not here or there. Let's, you know what, for the listeners, if you get referred to somebody that tells you that you're going to pay 2% or 3% in income taxes, that should be a red flag.

And if he says he's an attorney and a cpa.

Yeah, yeah. Just check his background. Yeah. Follow your gut on that stuff.

Because Mark, Mark didn't and I did.

I didn't, I got, I got wrapped up. I'm like, oh, this is going to be great.

And yeah, I sniffed that one out while we were at dinner.

Yeah, that's. Look, that's why we make a good team.

Exactly. So anyways, going back, going back to brokers, you know, again, you want, you want to, you want to make it make sense to a broker if you've got a deal and if it's, if it's.

Yeah, but how do you know if it makes sense to a broker? You just ask them.

Yeah. You talk to them.

Okay. And they're going to say, yeah, of course. Then they're not going to work the deal.

No, they're not. Why would it, why would a land broker say, hey, I'll take an $8,000 deal, it's not worth the time take. You know what, Sir, I've got 8,000 other properties here.

Oh.

People asking me to do it for eight grand.

Eight grand. They'll take it $8,000 deal because they'll throw it up on their website and see what happens and not have to do anything else.

I've had many put up on land Hub. I've had many brokers say, hey, you know what? And you know what? Here's the difference between me and Mark. I'm going to ask him straight out, are you going to be able to sell this property?

Oh, okay. You, they won't lie to you.

Is this an aggressive price? Come on, Mark.

I don't. You know what, I have nothing against brokers and honestly, I think it's one of the toughest professions out there because of the lack of control. There's so many variables that a broker can't control.

Yeah.

And they're trying to, you know, work on all work on that deal and get that thing closed so they get their commission. It's really a tough way. And look, I've done it. I mean, I was a business broker. I was a dental broker. And you know what I, you know what I learned from that experience? Be the principal.

Yeah.

Be. Be on one end of the deal. Don't be the middle guy. Because that, that, that's rough. You know, you get your commission squeezed. You know, egos get involved. You can, you can get, you know, you can work months on a project, a year on a project and watch it go and fall out. So if you're doing it as a. And you're making your living that way, fantastic. Good for you. That's a, That's a tough way to go. And those. That I have a lot of respect for the, for the real estate brokers and there's.

And, well, here's the best part.

There's no competition, and it's not competitive at all. Yeah. I mean, if we're easy, everyone would do it. Okay.

Anyway, we're not gonna make fun of brokers because.

Am I making fun of brokers?

No, it's just.

I'm not. I'm really not making fun of brokers. I honestly do believe that it's. It's a very, very tough way to make a good.

A good living.

But. And, and there's a lot of people that do it. And I, I think that's great. And I think it, you know, I.

Do know a lot of people do it part time and they make money on the side. Which is great. Yeah.

Which. Which is. Which is great. But, you know, that's the way it used to be. Like residential realtors. It was like, you know, board housewives.

Yeah.

Got into it now. I mean, it's, it's. It's big time. It's a business now.

Now the housewives aren't bored now. The housewives aren't bored anymore.

That's right. Because there's Facebook now.

Oh, boy. And Lululemon.

And Lululemon.

Yes, exactly. So anyways, Mark. Yeah. You know, I think, I think going back to. I think the, the strategy and idea with land is, and is to understand what, what you have and ask questions. But also, you know, there's a term. Just Google it. But they put a very nasty word in front of that. But there's actually like a. What is it, what is the term they use? J, F, G, I. And I think it stands for just using the F word. And then Google it. And that's a term that's used. And I, I don't, I don't like that. But, but, but when you have it, when you have something, or when you have a question about land or something. Search, search. The Google has more information than the broker is going to have. It's just how your question is, how.

Do you find it right now? Yeah. And, you know, but that being said, I definitely think they're very valuable, but not necessarily on our niche, but certainly in residential real estate. I don't see technology ever taking that role of that relationship, because I can't go to somebody's house and say what I really want, what I really think about someone's house without that filter. And that broker acts as that filter and that agent for you so that you can get a deal done and not hurt the other party.

Well, what Redfin and Zillow are trying to do right now is basically change that. So humans are involved, but humans aren't paid commission. Humans are paid a salary to go in, basically, and help people. And so the commission aspect is still there right now, but Zillow and Redfin are out to change and Trulia are out to change that whole concept. Because let's be honest, in a place like Scottsdale or San Diego, when a house sells for a million bucks, right, and you've got to Pay, you know, 60,000 for commission.

Right.

You know, if there's comps in the area, I mean, at the end of the day, are you going to, are you going to lose 60 grand because you put the deal together yourself? Well, if there's comps in the neighborhood and a buyer's willing to spend a certain amount of money and, you know, I just look at it go, gosh, 60 grand is so much money for commission and even 30 grand, you know.

You know, yeah, yeah, it is. But, but they, you know, but it needs to be that because they take so much risk. They may do 10 deals and have, and they all fall out at certain stages because it doesn't, it doesn't appraise. Their buyer can't get financing. I mean, they've got to get compensated for the, it's a risk reward ratio. I don't like the way they're compensated in the sense like their fiduciary responsibility is kind of to the deal and not to any one party. Do you agree with that?

Yes, but I, you know, I just think I mean, you can mitigate a lot of that risk because you can pre qual them, you know, so they get pre qualified. You can, you can learn a lot of this stuff in a, in a two hour conversation.

Yeah, A pre qual is not a qual.

Oh, wow, Mark, you're right. It's not a. You know what? Yep. And the moon is black. You know what, dude? Here's the deal. All I'm saying is, wow. All I'm trying to say, Mark, is that, is that a lot of these. I just don't. I think that ages and you know, people may get mad at me and say, you know what? That's not true. Look, I think a lot of agents work for and work hard for the commission. I just think in places like San Diego and places where a commission.

Yeah, but you know, you know what's gonna happen is they're gonna work three months on that deal, Right? Three months going back and forth trying to keep that. It's like, it's like, you know, juggling these.

What are you talking about?

It's hard. It's hard. It's a hard to be a broker. And then, and then, you know what happens? We can't do this deal. Unless you cut your commission. Unless you cut your commission, we can't do this deal.

Stop for a second. Okay, look, I understand that if you're in, you know, the. The suburbs of Phoenix and there's $150,000 home and your commission is only 4,500 bucks. Okay, it's a different situation. That to me is worth it. Right? 45, 5, 6 grand. When you start talking about 15, 20, 25, 30 grand to put the same deal together. Meaning.

I hate this argument. Fine, you know what then? Then you shouldn't make $100,000 on your deal.

You're right.

I'm not even to bring up the mining deal. I mean, well, I mean, are you kidding me? They make what they make because of the risk. They make what they make because of the risk. They go out there and they want to play in the most competitive landscape and get a million doll and they close it. I think they deserve their 6%. Absolutely.

Okay, you may have to erase this podcast one day. Okay. Because maybe you're right, maybe I'm wrong, and maybe you're right that I see.

When I brought the mining thing now, I hit a nerve.

No, you didn't hit a nerve at all. That's one of those things where you have a golden horseshoe stuck up your butt. It just comes to fruition.

It's not true, Duran. You took so much risk. You, you took so much risk.

Okay. And I just don't see it as, I mean, you, you mitigate risk by having errors and emissions insurance as an agent, like all these things are, you're protected by. So it's like what the real risk is.

Come on. It's risky. It's just risky to deal with two. It's a very emotional transaction. That's the risk involved.

I, I agree. I agree.

You know, you might have to show that buyer 50 homes before they're like, oh, yeah, I like this one. You get down to the one yard line and then the seller backs out. Or the, there's some kind of, you know, repair that needs to be done. Sellers like, I'm not going to repair it. And the buyer's like, well, you're not going to repair, then I'm not going to deal with you. Bye. Bye. $60,000 commission.

Wow.

I mean, that's, that's a very delicate transaction. Yeah. And you know what? And that's why land brokers for the most part, will take a minimum of 10%, by the way.

Yeah.

They don't, they don't take less than 10%. So it is pretty expensive. But that's why they only, they only want to do larger deals. So 90, 95 to 99 of my deals are done without a land broker. What about you?

I would say now, I would say about 80% of my deals. So. Are done with that. Are done without a land broker. I do quite a bit these days with listing property with land brokers, but I'm also dealing with bigger projects.

Okay, that makes sense. All right, we're getting down to that time. What is. You like that. That was a pretty abrupt segue there. We're getting out of that time. Okay, do we, did we cover land brokers enough?

Hold on. I just realized, Mark, how many people that, that jump on these, on these masterminds and some of your clients are agents. Dude. They're gonna be like, dude, this guy's in New York.

Yeah. Why? Why? I'm, I'm defending them.

Okay.

You're the one, you're the one going after their big commission. I'm defending them. I'm saying it's a very tough gig.

It is tough gig. But you know what? You are so politically correct, it makes me sick.

Why is it. What am I being politically correct? That's how I, that is not politically correct. I want to be politically correct. I wouldn't even mention agents because I'm sure I'M gonna get some. Some fan mail. That's not fan mail.

Well, you have a. For everyone. That's not. Can't see Mark right now. He has a sport coat on and a dress shirt, and he's talking to something that looks like something that Miley Cyrus would be singing into right now. So for me, I just sit here in my little T shirt, and I'm not professional and I just speak my mind. So the difference is Mark should be running for office and I would just vote for him.

Yeah, everybody watches the Coffee Talk videos. I'm wearing the Coffee Talk coat and shirt. And I can't tell you guys how pleased I am that Duran's actually wearing a shirt. Half the time he doesn't even put on a shirt and I've got to look at him. And then sometimes he'll move his pecs up and down and it's very distracting. Okay, we talked enough about land brokers. What is your tip of the day?

My tip of the day is we're going back to organization here, and I like to be an organized person. So there's a website that we haven't. It's called Recall and it's spelled R, E, Q, A, L L Recall.

I love it. I actually used Recall at one point and I stopped using it for some reason.

It's basically just helps you get organized, helps you with your daily life from the morning till the evening. Puts things into perspective a little bit. So that's my tip of the day. Nothing too fancy. Just it's all about staying organized.

I love it. I love it. All right, great tip. Okay, My tip of the week is stock images. So sometimes when you're doing your marketing, whether it be a landing page, a website, even your own ad, you might need a stock image here and there. And they can get really expensive really fast if you go to one of those paid for stock image services. So I found a site called S as in Sam, X as in Xavier, C as in Charlie, xsc.hu and it's free stock images, and it's pretty good.

The only thing that happens when you go there is that you get a. You get a virus in your computer, you call Mark.

If that's true, I'll give everybody Duran's email and cell phone number. And he's a tech whiz. So, no, I am the land geek for a reason. And I have vetted the site. You will not get a virus. Thanks for putting that in their minds, Duran. Appreciate that. So, all right, I think, are we good? Are you good?

I got some more yelling to do. Do you want to start some more problems?

Let's yell next week.

Okay?

I got to get on the call here. All right, so if you want to learn more, go to www.thelandgeek.com, download for free the Passive Income Blueprint, get the ebook how to Avoid the Three Fatal Land Buying Mistakes, and of course, get this podcast delivered each week into your email inbox. Joran is lonely. Half the time he doesn't even have a shirt on. So let's give Duran some love. Hey, let's just clarify and go to reserveland.com acquire or invest in some wholesale land. If Duran doesn't have anything you want, go to frontierpropertiesusa.com and give me some love. Anyways, send us a comment. Let us know how we're doing, any topics you'd like to hear discussed, any questions, any tips, Let us know and certainly rate us on itunes. It really helps. This is Mark Podolski, the Land Geek with Duran Fraser, saying make it an extraordinary week. We'll see you guys next time. Thanks, Ran. 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.