The Land Geek Podcast #4

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's the man that's gonna help you do that, the Land Geek.

Hey, it's Mark the Land Geek again. Mark Podolski, the land geek of frontierpropertiesusa.com and thelandgeek.com and I'm really excited for today's podcast because instead of having Duran today, we're going to have Jeff Axton from Tamiland.com and Jeff is a student of mine. And I thought it would be great to just get his perspective and his background on what it's like to work with me and learn from me. But it's not all about me. We'll also talk about Jeff and what he likes about this business, what he doesn't like, and get the inside scoop on what it's like to work in this business and not necessarily have done it for as long as I've been doing it and as long as Dran's been doing it and what it's like to really kind of start. So, Jeff, welcome. Thanks for being here, buddy.

All right, well, thanks for having me, Mark. I appreciate being here.

So, first thing, Jeff, let's talk about what is your day job? You manage the fire station or what do you really do?

Yeah, sure. My real job, I guess is what you call it, is I'm actually a captain in a fire department here in Massachusetts. And, and just pardon my accent. I have a heavy Boston accent, so most people ask me, where are you from? You know? Anyways, I'm a firefighter and we have odd schedules, so we have a lot of time off. And I've always been into real estate, so that gives me some time to do other things. And real estate, like I said, is my. I guess I don't know if he'd call it part time, full time or hobby, but it might be a mix of all three.

Right, Right.

Yeah.

See, I always get insecure when I talk to you, by the way, because in the back of my mind I'm thinking, okay, so he's buying and selling land and saving lives. I'm just buying and selling land. I should go volunteer or do something else. Did you save any lives today? What is that like?

It's rewarding, you know, it's, it's, it has its. Just like any other job, it has its ups and Downs, there's a lot of political involvement. So that kind of brings the job down. There's a lot of downtime, there's a lot of hours of boredom and. But when you do make that, that save or rescue or you just do one a good, two good things, every so often it makes that job worthwhile, you know, and in the pace, you know, pays okay, it's not, you're not paying. Paid a lot of money, but you're not, you're not poor either. So it's, it's, it's a, you know, it's a good, it's a good thing. It's very rewarding. But like I said, you go into situations where you won't forget some things, you know, and so it's very challenging too.

Right, right. And so. Okay, so tell me, how did you get. I know you started with Jack Bosch, is that right? Is that in the land business? But before that were you doing real estate, residential real estate or. Tell me how you got started.

Yeah, in my, I'm 42 and in my 20s, late 20s, I, I actually bought a two family house and that's where I moved into and, and I lived in it for a while. Then I, then I bought another two family and then I just kind of fell into real estate. I liked it, I liked the cash flow that was coming in and so I, so I bought a bunch of multi families and then when the market turned, rents started coming down. It really didn't make sense anymore to be in this business owning multi families. And then I started getting a family. I got married. So my time, I, I didn't want to spend at these houses anymore. And the amount of money coming in wasn't that great. So I got out of the multifamily housing business, I became a realtor. So I was around real estate for a while doing that, but I didn't like working for someone else. Each time, each transaction you had a different boss. So I didn't like that. I still have my license, but I don't practice as a realtor anymore. And that's pretty much. I did a couple rehabs and again, I was successful with it. I got my education, you know, I learned about it, did a couple rehabs, but I found most of my time being spent at those houses. And I was like, geez, you know, I don't want to spend my time at a house. I want us do something in real estate because I really love real estate, but I need to do something from home because, you know, I have children. I want to be home. I want to be with my wife, my family. And I was just around the Internet one day searching for just anything, real estate and passive income. And somehow land popped up on the Internet. That's kind of how I fell into it, right. And I said, geez, Jack Bosch. I said, that looks like an interesting thing. And I bought his material. And I've bought a lot of material, by the way, over the years.

Right.

I bought his material and I consumed it. And I said, all right, let me give it a try. And about, I don't know, two months after I got the material, I bought a piece of land up in Maine and ended up selling it. I made a couple thousand dollars. I'm like, wow, this really works. A lot of it works, but some of it's more difficult than others and sometimes it depends on the economic environment, if it's a good time for a certain type of thing. But this, this, like I said, it worked and I continue to do it for the last. For the last. I've done this now for three years. But I did his method for about two years.

Right.

And out of those two years, I'd make one really good hit and it would make it worthwhile. But it, but it, what it, what it got down to though, after about two years, it just, I just wasn't getting, it was just taking too much time. I was spending a lot of time on the phone with, with people calling in and asking me about selling their land. So I ended up talking to people all the time and not getting enough deal flow.

Right, right.

So, so I was like, geez, okay, well, well, Jack's, Jack's products are working, but I'm not making as much money as I wanted to make, just as it's just like a little part time job. And I was putting in a lot of hours when I started this and that's when I actually saw your product. I think you were selling a piece of land on ebay, I think. Right. And it came with the education. Education to if you bought your land, I'd get to speak with you for 20 minutes or so or something like that.

Right, right, right.

And that's how I got involved with your investors toolkit. And then from there, you know, your, your course was different than Jack's and I, and I told you the first time I spoke with you, I said, you know, I've been in this business, but I need something, something that's going to tweak it to make it work around my lifestyle where it doesn't take as many Hours in the day to get deals in.

Right, Right.

So that's, that was the difference.

Right. So because this is my podcast and it's all about me, what are the differences between Jack Bosch's courses and my investors toolkit, would you say?

Well, both of your courses have the basics in it, so that's great. Either course would teach you basics of what a tax deed is, what a tax lien is, how we purchase land, and the different ways of buying land. So that in itself, they're both teach the basics. Your course is more direct, though. Your course is, okay, we write an offer right out of the gate. And I learned this from another investor as well, who's doing the same thing, but with houses. Right. Your, your method was bang, we send out, you know, for instance, my business, I send out, you know, between 100 and 300 offers a week. Right. And it goes out offers right away. And people like other investors, they say to me, they, jeez, what do you mean you send out an offer? How can you do that? And I said, well, why can't you do that? You know? And that's the way you taught us. Right? And yeah, you don't get as many calls coming in. Let me tell you what Jack does. Jack's product, you send out the same thing. You send out 300 letters, but he'll. They call you back. So those people that call you back, that's when you talk to them, you make an offer. So on your method, you skip a step, you actually go right to the offer instead of waiting for the call to come in.

Right, right. Because I personally don't want to be in the appraisal business. I don't want to talk to them if they're just trying to get an appraisal from me. I want to talk to sellers. I don't want to talk to tire kickers. And I find that's a much more efficient way of doing business. Then, you know, just, just, just getting a lot of activity for the sake of activity.

Oh, yeah, it helps out a lot. It's, it's a streamline my business instead of spending, you know, I still spend, probably I spend about 10 hours a week on this business. And it's because I, it's because I enjoy it. It's not because, you know, I don't try to make this, I don't try to get this done in six, seven hours because, you know, I just don't want to do it. It's every day. I mean, today was a great day. I woke up in the morning Brought the kids to school at the morning off, and I spent two or three hours in this business just having my coffee. And, you know, I sold a few pieces this morning, and I'm buying a piece today. So it's, you know, I went out running, I came back, I did some more land business. So it's the way you teach it. It's. I do it because I enjoy it, you know?

Yeah, the life. You can't argue with the lifestyle. I mean, like Duran, today, he's making money. He's at the beach with his family. And this morning, I took the morning off. I was with my daughter for a school function. And yet I come back and there's money in the account from the note business. I mean, there's no better feeling, really. So it jives with your lifestyle then. But when are we gonna get to the point where you can say, okay, I've got enough money coming in from notes and active income on land flips that I can quit firefighting? Or is that. Or do you love firefighting?

I love firefighting. I've been on for almost 20 years now, and the magical age is 32 years at 55 in my state. So a lot of guys do 32 years at 55. My goal is to do 25 years in the fire service and, you know, just continue doing these land deals. Because a day like today is just like, oh, how can you. I do love firefighting. I love helping people. But, you know, after days like this, you know, being around for the kids, it makes it question and saying, geez, what?

Right, Right.

What am I doing here? This is. This is pretty nice, you know, but.

Yeah, but you're. I mean, you're lucky though, because most people, they're in a job they don't really love, and it's not that rewarding. And this is a way to kind of get out of that. That situation. Now, I'm not. I'm not suggesting somebody, you know, buy the investors toolkit and then start, you know, and then quit their job. I didn't do that. I worked my job for 18 months before I finally quit. But at least there's, you know, a pot at the end of the rainbow. You know what I mean?

Yeah, yeah. I think really the reason I stay with the fire service, I do enjoy it, but sometimes it's like, you know what? Hey, that retirement at the end of the. I put so much time in almost there for retirement anyway. So it's like, yeah, put a few more years in there and then just continue this land business. The rest of my life. Because you could do it at any age. There's no, there's no age limit. And it's, it's not difficult. Right. It's just, it's all about being motivated to do it every day and keeping up with it. And just like. And I think I've mentioned once before, you're actually, you mentioned to me this business does. It is sometimes, you know, sometimes you don't have a good week. You know, once in a while you might not sell something this week or you might not sell it for what you want, you know.

Right.

But the following week, all of a sudden you sell four of them and it's like, geez, wow, this is, you know, so it's, you know, it is a weird business.

Right? Right. Yeah. But I mean, you know, that's business. Any business, any business goes through that. But. So let me ask you, what do you least like about this business?

You know, I wrote down a few things and there's not many dislikes about this business. I'm a positive person. I like talking to people on the phone that are happy. I try to make people happy. There's only, you know, really the only. There's a couple things when we have. Once in a while you'll have a disgruntled caller that come in who, you know, you make a low offer. Oh, yeah, yeah, they call in, but, you know, I don't have, I don't speak to them. They leave it on a voicemail. So I don't, that's, you know, to me that's, you know, that's not really a dislike. But it does happen. Yeah.

I mean, I've gotten those calls where, you know, like, Mark, I can't believe that is my offer on this piece of property. I bought this 10 years ago for $35,000. You're offering me this, this is a complete insult. I hope something really bad happens to you and your family and your family's family. Goodbye. It's like they take it so personally. I'm like, look, you haven't paid your taxes. That's why you're getting this offer. It's not like you're advertising to the world. I don't value this property. But now that you got the offer, you don't like it. So, I mean, I chuckle at that, but I, you know, look, I screen those too, because they can, they can definitely ruin your day.

Oh, yeah. And you know what? Sometimes I used to call them back when I was when, when I used to talk to customers all the time. Sellers all the time I used to call them back and they would get so mad at me before I even spoke. They would just swear at me, everything. And I, you know, I'd throw it back at them, you know. Yeah, my offer is low. Well, how much are you looking for it? And then they just be quiet. They don't say anything.

Right.

They don't know what to say for me. They're like, you know, I don't know. I don't know. Well, you know, you called me and you're upset. Well, how much would you like for it? Maybe we could do something different.

Right.

They can't answer. And so sometimes there's a lot of things behind that, you know, maybe there's something going on at home as well, or maybe caught him on a bad day.

Right, right.

I know I've received offers in the mail on my land, and if it's ridiculous, I just throw it away. I don't even. I'm like, all right, let's, you know. Okay. I would never call someone back, though.

Right.

Right.

Just. Yeah.

Yeah. So another dislike, I guess would be, I don't like, I'm not crazy about filing and doing paperwork and all that stuff. Paying, you know, keeping up with the taxes and doing the seller financing. I love collecting the checks, but just the paperwork part of it.

Yeah, yeah, but don't you use a. Don't use a system, an accounting system and in a software system? I mean, I spend like five minutes a day doing it.

Yeah, I do. I use a system now. I have a little software that I use my seller financing. They work great, but it's a minor dislike. You know, it's not really that bad, but it's just, you gotta, you gotta keep up with, you know, just filing and things like that. And it's all online now. I have everything on. On my. In Excel and different folders and what have you. But.

Right.

It's just, you know, for me, I'd rather be just doing deals and on the phone, you know, but it's, it's, it's not that bad of a deal. But. And then I think like you said earlier, like any other business, you're gonna, you're not gonna. You buy that piece of land and you're not going to make your first year. You might not make five or ten grand right off the bat. So sometimes it's time consuming, you know, with, you know, you're waiting and waiting for that good deal to come through. You know, you're waiting and then finally it hits and it's like, wow, this is great. You know, I love this business, right? That anticipation or the waiting part. And sometimes, you know, you get. You get anxious and you'll buy something maybe you shouldn't have, or you'll. The spread's not big enough, and that can be disappointing.

Yeah. This is the reason why I think the membership site is so important, because once you start doing this, I think it's important for you and me and some other students to have these weekly mastermind sessions so we can always talk about, okay, I'm looking at this deal. What do you think? What's your experience with it? That's going to add so much more value and gives. Give a student who's getting involved in this for the first time so much more insight into these deals that are completely foreign to them and remove all that anxiety. Like, should I buy this? Should I buy it at that price in this area? I think that would be really, really valuable. That's why I'm doing it. That's another thing. So if anyone's interested in that membership area, you got to contact me directly. But that's why we're going to do that, to remove that anxiety when you first start.

Oh, yeah, that'll be huge. Because I remember Jack Bosch's course. He had a message board and he would answer it every week or two, and it was like, I need answers now. I need to talk to someone. And that was one thing that, you know, he didn't really develop his. He didn't have a weekly, you know, talking together or podcast, what have you. But that would. Just talking to someone and listening to people communicate about. About the land business would help out huge. I mean, I know I call you once in a while or we talk. And I have a few other land investors that I know, and we chat every few weeks, and we're always running things over each other's, you know, hey, what would you do in this. What would you do in this scenario? You know, how's it going for you? You know, and how's the market going? So talking to someone all the time, and I've been doing this for three years. I don't think I. You need that support.

Right? Right. Yeah. I mean, I think the investors toolkit is a great base, but I think once you get to the. You need to get to the next level. You have to have, you know, a weekly mastermind type of thing going because the market changes so quickly. And I mean, you don't. You want to be a. You don't want to be a stationary target. You know what I mean? You want to be a leader so no one can copy you and, and you can stay up to date with technology and techniques. You know, this is working. This marketing is working as opposed to, you know, three months ago this marketing was working, but now this is working better and constantly innovating and constantly experimenting and trying out different things because the market's always changing and the tools out there are just getting better and cheaper. You just have to use them. I'm really excited about that aspect of the business. So what do you like most?

Well, definitely the freedom. I love the freedom. You can work on this business. Middle of the night, in the morning. I know when I started out doing this business, I was working 4 or 5 in the morning. I'd wake up real early before the family woke up, and I would spend three or four hours on it, and I loved it. And then now I usually, you know, my kids are in school, so I spend between 9 in the morning till about noon. I'll work on this. And then sometimes at night I might answer some emails. During the day I have my smartphone, so I'm constantly with that. But I love the freedom of the business and I love being my own boss. I love that. That's, that's huge. The seller financing deals. I know, you know Kiyosaki, Kiyosaki, reading his book and, oh, yeah, this is.

Rich Dad, Poor Dad, Robert Kiyosaki.

Yeah, yeah, Rich Dad, Poor Dad. I know reading his book talks about seller financing. And I'm getting more seller financing now from just the little land deals than I was from my rental properties. And with, with no headache. Yeah, yeah, that's right. Night and day. If you have a rental property, especially if you have like a small 1, a 2, 3, 4 family, and you look at the numbers, you're bringing in them at the end of the year and you say, okay, I'm making, say after everything's paid, I'm making three or four hundred dollars a month, right? You look at, you know, I don't know, I've been doing this three years. I have probably, I don't know, 20, 20, 20 pieces that are in seller financing right now. And I'm making well over that just with the seller financing deals. And I. And I don't have any tenants. It's just a couple clicks, you know, and it's great. So I, I'm just in, slowly building that base up. So, you know, by the time my kids are in college and I'm retired, I'll have a nice, nice Big chunk coming in that'll pay for that, you know, so that's. That's one of my goals long term anyways, for the seller financing. And then the business is fun and it's exciting. The exciting part is, like I said, the anticipation. Every week you're sending out offers and you're getting accepted offers each week. But not every accepted offer is actually a purchase. So you get excited, you see it, you're like, oh, I know any accepted offer is going to be a good deal because I know I priced it right. And then sifting through it, and then once you find one of those ones that you really do good at, it's real exciting. It makes you feel really good. It's almost like a drug, right?

Right. Oh, yeah. I've got to tell you the story. So I sent out an offer on these Humboldt River Ranch properties. Guy comes back and accepts it, right? Yeah. You know, I have Janie start doing the due diligence. She emails me back and says, hey, look, there's like a thousand dollars in back taxes on this property. Like, they owe assessments, they owe back taxes. And my offer was like, less than that. I'm like, okay, tell them to call me. So she emails him back, says, call Mark directly and he's gonna explain the deal. So I talked to him. I'm like, look, Frank, you know, I don't want to insult you here, but I can't even offer you anything now because of this. This has got to be taken care of first. He's like, okay, I'm going to take care of it. I'm like, look, you know what you should do is you should just dump this property. I've got 40 acres in the same area with no association fee. He's like, really? I'm like, yeah, it's easy. I'm like, it's only, you know, $200 down, $200 a month. We have a contract. He sent his down payment, and it's great. Now I got a sale out of it, and I'll probably get his property. But for this point, he's like, I'm going to keep the property. I'm going to pay all these taxes. But that stuff can happen, too. It's great. That part I love about that. I love the same aspects as you. The lifestyle, the freedom, being your own boss, the passive income, the active income, the fact that it's fun. I agree with you.

Yeah. And there's one other thing. And anyone starting this business, just to let you know, there is very, very little competition in this. I Mean, I don't know, I know of, I mean, I don't know them all personally, but just doing this for a while, it seems like there's only a few dozen that full time that I know of. Yeah, it is. And the other investors that I've spoken with think I'm crazy. When I tell them I'm doing land and they say, I don't know how people really buy land. They say, right. Actually my relatives say that, you know, although my parents invest with me a little bit, you know, my brother is just like, I don't understand it, Jeff. You know, how can you, how can you, Number one, how can you like it? Number two, you know, who buys these things from you?

Right, right.

And then, you know, same at the fire station, the guys, they don't understand it. I, I tell them a little bit about it, but they have no idea.

Right. And because nobody thinks of land, everybody thinks of houses. Houses are sexy. Apartment buildings are sexy. You know, triple net properties are sexy. Lands, not sex seats. It's land. Unless you're a land banker or land developer, then people don't think about this, which is great because it's more for us. Yeah, but that's fantastic. So if someone was starting in the business today, what advice would you give them?

Let's see if someone was starting. Well, first you have to get educated. So you got to get the course, you got to talk to Mark, at least get the basics down. You have to do that just because of it, trial and error thing. I mean, you start on your own, just going on the Internet, trying to figure it out. I mean, even now I'm still getting more educated as time goes on in the market turn. So you need to get educated. Number one, you don't need much money. You need, you know, I'd say a few thousand dollars, probably a couple one or $2,000 just to get started. So you can buy that first piece of land and you can send some offers out.

Right.

And then, and then, yeah, you, you, it's going to be, it's that first piece of land you buy. It's going to be nervous. And I still get nervous buying sometimes, you know. Right, yeah. Not, you know, get educated, I guess and save up a couple thousand dollars to get yourself a couple pieces of land and, and keep, keep, keep at it. Your heart has to be into it, you know, you really want to, you have to put your time in. It's not a lot of time, but. And you have to be patient with this business. It's not one of those it's not a get rich quick. It's just. It isn't one of those. Not saying you can get rich, you definitely can, but you'd have to put a little bit of time in because you have to learn the business. And once you learn it, it's like I said, it's awesome.

Right? Right.

Yeah.

It was funny because I got that email from you the other day about that 40. I really like that 40. I think you're going to do really well with it, but I don't think it's a cash deal. I think that's more terms piece probably. That was a 40 acre in Humboldt.

Yeah, 40 acre in Humboldt County. And the current owner tells me there's a gravel road to it. So I'm going to send someone out there and take some pictures for me. See what, see what kind of access it is. I'm buying it either way. But yeah, it's 40 acres. And you know, on eBay they go between 4 and 8,000 it looks like.

Right.

And then. But I'm not gonna go that route. I think I'm gonna. Like you said, I'm gonna go for a term deal on that and haven't decided a price on that. I want to get some more pictures. It's all staked out. He's late on taxes, but it's a hundred dollars. I'm like, you gotta be kidding me. You know, so. No, no, I'm excited about that one. He has some other parcels as well, so I'm working some other deals. He has three other parcels, one in California and two in Texas. So I'm working some deals with those as well.

That's great.

So, yeah. So hopefully it turns out to be really profitable. I love, you know, I do mailings, you know, it's a little bit. It's one of the strategies Mark talks about. And that's basically. I know there's tax auctions and those are great, but I like to do my business from home and right now I like to focus on mailings. That's what I do.

Right, right. Yeah. I mean you got to do. I think you got to do both, really. You got to go to the auctions, you got to do your mailings and you got to look at distressed sellers too. Don't ignore big companies that might have a huge land portfolio and see what you can just pick off. Because those guys are great. They're unemotional and they just look at it and say, oh, okay, these are no longer useful to us. We'll just get them off the Books, they don't even care. It's fantastic when you find those deals.

Oh, I'm sure.

All right, so that's really good advice.

Yeah. And one other advice I was going to say is the first year, if you keep at this business, like I said, five to ten hours a week, just part time, keep your other business, keep what other job you have, you're going to, you're going to hit, you're going to make something. That first year, you're going to make a 10 to 20 grand hit. That's I did. I've done this every year and I've always made one, one big deal each year. And the last three years, for me, 10 to 20,000 on a deal is a good hit for me.

Right.

So that first year, I spent it on a. I took that profit and I bought a house actually out, out in Arizona. It was a rehab and I rehabbed it and I put a person in it and sold it on terms. And so they. I'm like the bank now, but I used all my cash to do that. And I do receive a monthly payment. But I wish I had kept that for the land business and kept focusing on land business. I kind of got distracted and went back into my, my old rehab and multifamily mind and saying, geez, I have this nice big chunk I can make. And so I kind of got distracted. And then next, next thing I know, all my money's gone out of my land business. And yeah, it's in a house, that's great. But that wasn't. So I got a little distracted that first year.

Right? Oh, yeah, yeah, I know what I was going to ask you. Do you ever, do you ever, ever do the option deals? How's that going? You like the options? I love options.

Yeah, I done. Well, I used to do lease options with homes a little while. I did that for about six months. Years, years ago. And then like you said, we got into the options with the land and that works out good. It works out because people are open to the idea or option. When you send out an option contract, the first thing I thought of, I'm like, people are going to look at this and say, what the heck is this? But they call you and they do. They ask you, what is this?

Right, right.

So you call them, you get a relationship on the phone with you, with them, and then you explain them what an option contract is, and more than half of them accept it and say, all right, sure, why not? You know, hey, here's $100. Give me three to six month option on it. And I've sold a couple that way. And it's great if you have zero money, so you can definitely go that route. And I actually, I do run into that sometimes. Well, I'll send out mailings because I run out of money too. I build up big chunks and then I usually go out buy more seller financing deals and then now I look and I'm like, all right, my funds in the bank eliminate. So I can either do some cash land flips or do some options and either one works.

Right now I'm loving options in Colorado and Nevada. After I've spent X amount of dollars in one area, then I'm like, okay, I've got enough of this. And as the deals keep coming in, instead of just accepting the purchase agreement, I'll contact them back, say, okay, now that you've accepted the purchase agreement, let's convert this into an option because I've got too much. So I lock it up for 95 days and then go from there. It's great. It's been really, really successful that way I keep my cash and I mitigate my risk too. Because if you get into an area that's not selling well, then you've got nothing really. You haven't risked anything, you haven't risked all your cash. So I think you've got to do a combination of cash and options and then term deals. Because if you're just doing everything on terms, you're definitely going to run out of cash soon enough. Unless of course, Duran and I are going to talk about this in a couple of weeks in the podcast, forming a syndicate, which is a little bit more complex, but that's another way to handle your cash flow situations. So let's wrap this up. So I don't want to put you on the spot, but what is your tip of the week? What would you recommend as a tip for somebody?

Website or a tip?

Well, yeah, like website or tip.

Let's see. Well, website. I'll go with a website because I was prepared for that. I thought you're gonna ask me that. I asked me a website, right? Agent247.com.

What does agent247.com do?

Basically it'll get you lists for either tax delinquent lists or any lists to get your business started so you can send some offers out. So for instance, you go to that website you put in the county, you want the state, and then you can break it down even city, and they will give you a list of all the tax delinquents in that city so you can send out a mailer to them saying, hey, you know, here's my offer. I'll buy your piece of land and you can break it even more down to assess value. And it's cheap. I think it's like 20 bucks a month. And not all the counties have tax delinquents, but a lot of them do. I've got a lot, a lot of deals from there.

I love that. I love that. Now do you do that yourself or do you have a virtual assistant do it?

I do that myself. What I do, I use a VA for breaking the list down. Sometimes whatever monotonous task I have, I get a VA to help me. So if it's. But I do, I do get the list myself. And then I give instructions to what. What to do with that list. And then I pay ridiculously $5 for someone to break down 200 names for me and go to the county website and write in the correct information for me. I mean, it's ridiculous how low, low price they are.

So that's great. Okay, so speaking of $5, that's gonna be my. My tip of the week is fiverr.com f I v e r r dot com. You can find somebody to do almost anything for five bucks. It's unbelievable. Have you gone on fiverr?

Yes, I have. I've gone on there a few times with my kids. They love it.

Yeah, yeah, it's great. So, Jeff, I really appreciate you taking time out of your busy life saving day to talk to us about your land business. And you can learn more about Jeff and his property@tammieland.com. is that after your wife?

Yeah, my wife's name. We started the business and we were trying to figure out a name. We said, what name? And then we were looking at some other business names and they were like putting their first names in. I said, oh, that's nice. I said, tammy. And so we put on my wife's name, tamieland.com.

That'S great. It's great. So are you gonna do this again with me?

Yeah, absolutely. Anytime. Just let me know and I'll schedule my dropping my kids off at school, to firefighting, to coaching. You name it, I'll fit it in somewhere.

Be honest with me. Do you find this annoying? Go park the car.

No, I've heard it enough.

No. Okay. All right, I'll practice it. I'll definitely practice it. Well, Jeff, I really appreciate it. And let's do this again. And thanks for sharing, buddy.

All right. Thanks for having me, Mark.

All right. I'll talk to you soon.

Talk to you soon.

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