The Land Geek Podcast #43

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 from, from your favorite real estate website, www.lalanegeek.com. and today I pulled some strings, I called in some favors, and I am really, really excited to have back on the podcast. When he's not saving lives, he's actually flipping raw land. Jeff Axton and Bastion, Massachusetts. I'm sorry, I apologize. That was the worst Boston accent ever. And Bastin.

Bastin. I don't know if I say Boston. Thank you.

Jeff, how are you?

Great, great. How you doing, Mark?

Good, good. I'm. You can't see, but I'm really red in the face after butchering your accent there. I. I want to. Just want to do it justice. I gotta, I gotta practice it.

I'm sorry. Yeah.

So I hope your wife problems.

No problems.

She's like, boy, what a jerk that Land Geek is. What's going on with you?

Oh, just not too much. Just busy with the land. I sold a couple properties this week and mailed out a few letters. The lifestyle of this job, I guess, is great.

That's great. That's great. What are you selling a lot of these days?

I sold a couple 5 acre parcels in Colorado and then I sold one in Nevada.

Nice, nice. Yeah, I'm loving Colorado right now. Yeah, I'm loving Nevada. I'm loving Texas. Arizona. I don't know how you feel about Arizona.

Arizona is okay. It's just a little slower than the normal. But I like Arizona in the wintertime because you don't have all the, the snow and it's a little bit more demand in the winter, I think.

Right, right. You do anything in California?

I haven't, not in a while.

I need to get back into California.

It's tough.

It is tough. California is tougher, isn't it?

Yeah. Getting the lists, I know from the counties, it takes a while, but it's. I mean, it can be well worth it. I just, I don't know California that well.

Right. Yeah. All right, so Jeff and I are on. We're in. Jeff is a Platinum Mastermind member. So we get on these weekly calls and then people who are in Gold Mastermind get to listen in on the calls. And then we have our Facebook Our private Facebook forum where people come in and ask questions and it's a pretty, it's a pretty lively discussion on a weekly basis. Would you agree, Jeff?

Yeah, yeah, it's great. It's, you know, you know, just your base. Any questions you have, you just post up on Facebook and they're usually answered within a few hours, either by me or Mark or one of the students.

Yeah, it's like the room is smarter than any one person.

Yeah. And I'm picking up different websites people post different things of, you know, different websites to go to and things that I haven't heard of, you know.

Yeah.

But yeah, it's a good little tool.

It's great. It's great. So last week I posted on the Facebook message board, you know, suggestions for next podcast subjects. So we got a bunch of responses. So I thought, you know, let's, let's just go through it a little bit. Sure. All right. So Adrian wants to know what changes you see in the land market and where you expect it'll go in the next five to 10 years. That's a tough question. Yeah, it's kind of fun because it's like those talking heads on cnbc, like they literally have no idea the stock's going to go up down and that, you know, buy Tesla. Right.

Right, right. I know with the, I mean, with the land business, I know a lot of the stuff that I'm doing is I'm buying it and selling it pretty quickly. So you really can do it in any market. So you're just buying it a lot lower than what it's worth and you're selling it for what it's worth and you make it a little bit in between. So it really doesn't matter if you're looking at flipping land, what the market is.

Yeah, exactly, exactly. I think that, I mean, I know since 2001 I saw a very gradual real estate market, you know, increase. And then about, would you say 2006, we hit the peak.

Yeah.

So we had five. But yeah, I mean it's usually a 10 year cycle.

Right.

In real estate.

Right.

And so I went through my first cycle and 2000, what, eight to 2011 was a little bit tougher, but certainly profitable. I mean, I was able to still do it full time, I think. You know, I do have some competitors that did have to get out of the business during that time, but that's cause they over leveraged. Do you know anybody that kind of fell out during the Great Recession?

Yeah, a lot of my, at the time I was doing Multifamily housing and everybody who had. And I was friends with a lot of, a lot of people that had multifamily houses and collecting rent and everything's going well, they're buying and they're rehabbiting, they're selling them, making all kinds of money. But there's a few that I knew that held, held on to this property for a while. And once the, once it crashed, rents kind of went down and vacancies went up and the values went way down and they ended up letting them all go basically. Yeah, know, I started this land, I started right around 2008, 2009 with this land business. And so I started at the worst time probably you could start, you know.

You know what's funny about that though is you probably started the best time because you didn't have, you weren't, you weren't exposed to this huge run up. So you had no expectations of, you know, like Duran and I were just, it was ridiculous, literally like what we were making and on a monthly basis it was just like this is almost getting to the point we knew there was a bubble, we just didn't know when it would burst. And we were both smart. Like we didn't over leverage, but it definitely hurt from a lifestyle standpoint when it burst. But you didn't have to go through any of that.

No, no. What's nice about this business is that you can get in with, I mean, I don't know, a couple hundred dollars, you can get into this business and get rolling and that's. I started small, you know, I started just buying a lot, few lots here and there and seeing if it was going to actually work. And it did. And then it's just the difference between then and now. Things are selling quicker now rather than it was still working, but it was, it would take maybe two months to sell, you know, or three months max rather than now it sells, it seems like it sells within a month is what, or less?

Yeah, yeah, yeah, definitely 30 days or less. I mean last week, you know, just about everything I put up sold within a week. It was, yeah, it was really fast and, and then, you know, then you got your upsell going on too. So I sold 40 acres to a minerals guy. You know, know, he just, he lived, he lives in Nevada and he's, he just likes to invest in commodities and he likes minerals and rocks. So I said, you know, if you like this so much, why not buy more? He's like, yeah, what do you got? So that was, it was a pretty good week. For me, definitely, in that respect. And then a bunch of people paid off their notes, so, you know, so it's nice to get that big cash influx for that week and then go forward and then, you know, take down a bunch more property and rinse and repeat. So, you know, sometimes I get upset when they pay off their note because I like that monthly cash flow, and other times I'm like, oh, great, now, you know, I can go on a big shopping spree.

Right. Right. Oh, yeah.

But, yeah, so that's what's been going on. So, I mean. Yeah. So to answer the question, though, like, next five, 10 years, I don't know where the economy is going to go. I don't know where real estate's going to go. I know Duran thinks that the market is going to go down. He's not real positive on the macroeconomics of our economy. I have to ask him why. I. I just. I don't think he likes our current administration.

Oh, okay.

I always try to. I always try to cut him off on the podcast, like Duran. No, it's not getting politics.

No, we don't, you know, at the, at the fire station, we don't talk about it either, because you have guys on both sides. You know, it's like, all right, we're not gonna. We're not gonna talk about that here. Yeah.

I mean, would you say generally, though, you think that the economy's on the upswing, we've seen the worst of it, or do you think we could. We could definitely have another, you know, big dip down?

Well, I think. I think every area of the country is different, so depending on where you are. But I know, for instance, I have a place down in Florida and a condo bought with two other guys. And we had bought it at the. At the low end. I think we paid low, low 1/ hundreds for it, and it shot up to like, 300 or 350 in the high end when it was, you know, 2004, 2005. Right. And then it. Then after that, it dipped right back down to probably 100. Right. What we paid for it. And it's like, oh, you got to be kidding me. And now it's, you know, now it's creeping up again, so you're looking at, like, 140, 150, so. And then around here in New England, same thing. Everything's just slowly creeping up. That's what it just feels like right now. It doesn't feel like anything's going to burst. I think the prices are good right now. Interest rates are still Pretty good. So who knows what's going to happen in the future, but right now it's pretty steady. I like the land business right now. I love it right now.

I'm loving the land business right now. It's so fun right now. But it's always been fun. And I think the reason is no. Number one, it's a non competitive niche. Would you agree?

Oh, yeah. There's nobody. There's so much land out there. It's in counties and little areas and it's crazy. You know, there's no competition.

Yeah. And most people can't get their heads around it because it's always about housing, housing, housing. And it's just this kind of unknown hidden gem that people, for whatever reason, I don't know if they're intimidated by it. I mean, you know, figuring out land pricing is so much more difficult than housing. Right.

Yeah.

And yet we've kind of cracked that code. So we know how to buy it. Right. And we can flip it 70, 80, 90 cents on the dollar, give the, the person on the other end a really good deal too, and everyone feels great about it. And that model has been sustainable for me since 2001.

Yeah, I know people think I'm weird when I say I'm buying and selling land.

People think I'm crazy.

Yeah, same thing. These are realtors, These are friends of mine. They don't want to talk about it with me. I start talking to them and then they're like, jeff, I don't know, you know, it doesn't sound right. He sounds like it's scam. Sounds like what? You know?

Yeah, exactly.

Pyramid scheme. I got that the other day. Someone said they're like, oh yeah, Jeff does pyramid schemes. I said, I buy and sell land. I go, how is that? It's real estate. Oh yeah, I never heard of that. Jeff.

Right, right. So, yeah, what's. There's like that cliche, we fear what we don't understand.

Right.

So they just don't understand it.

Right.

And which I think is great for us.

Oh, yeah, yeah, yeah. So that's a little outside the box, you know, and that's what I love. I love real estate. So when I, when I started doing this, I was like, ah, this is great. I go, this is just, just what I needed. It's something a little bit outside the box, but it's still involves real estate and it doesn't cost much money to get into it, you know, and it's like, this is the perfect model.

Yeah.

Yeah.

Did you listen to the podcast Last week.

Yes. Yes, I did. Yeah.

Yeah. So remember, he was like, I buy property in Louisiana.

Right.

And I was. And I was. And I was like, louisiana? I wouldn't go to Louisiana. It's like a foreign country. And he's like, exactly right. And so it really, he's like, that's where I want to go is I want to go to the places that are more difficult for the average person. They don't want to go there. He's like, that's where I pick up the best deals. And it's the same thing in our niche.

That's true. That's true.

So, yeah, I mean, it's that same kind of thing, like, oh, that something can't be right. You're buying raw land, pennies on the dollar. Yeah, that's what we do.

Right.

So let's kind of transition from the land market where I guess the answer Adrian's question, it's kind of a moot point what happens the next five to 10 years. Because there's always going to be deals, and as long as the economy doesn't completely collapse, there will always be someone else to buy a deal from you. Would you agree?

Yeah, yeah, I agree. And making sure you're buying in the right spots, you know, make sure you're doing this land business not in the middle of New York City. You know, you're doing it somewhere on the outskirts, you know, the right places.

Yeah, exactly. I mean, if you're, if you're competing against multi million dollar developers.

Right.

I hope you're a developer because, you know, you can certainly buy infill lots in New York, Louisiana, San Francisco. And, you know, that that's what I would consider more speculative type of investment, where you're sort of betting that what you're going to be able to develop will cash flow and that project will work. And I think it's what, 80% of developers go under.

Yeah, about that. It's right here.

Yeah, it's extremely risky to do so. I mean, the property we're buying is, you know, either in the path of growth or on the outskirts of growth and, you know, typically not what you, you would read about in Business Week.

Oh, definitely not. No.

Or, or even, you know, some big costar type national magazine where they talk about commercial real estate or, or land or even, you know, productive farmland ranches. It's, it's. That's just not this niche.

Right, right.

So, yeah, I mean, I, you know, it's not for everybody, which is good. No, no, we don't want, we don't want it to be for everybody. We don't want it to be like housing.

No, no. Never want to get like that. Not too competitive. You know, Florida is a little competitive sometimes, you know, but, you know, it's. It's still doable. I buy there once in a while.

Yeah, yeah, yeah. If you can get a good deal in Florida, it's always great.

Yeah.

And, you know, Texas sells really well, too. Have you noticed that?

I haven't done anything in Texas yet.

Oh, good. Stay out of Texas. I love Texas. Yeah, exactly. Forget I said that. Just ignore Texas.

Yeah.

All right. So then Adrian wanted to know about buying at tax sale auctions, how to prepare, what to be aware of, etc. What do you think?

Let's see. Tax sale auctions. Well, I'm just starting to get into these now because I. Most of my stuff I buy is through mailings, so tax sale auctions, I don't have a lot of background in, but just. Just like anything else, you do your due diligence first. You're gonna call the county, make sure there's no other liens on it. You're gonna search, search yourself. You're gonna, you know, do everything to do with due diligence before you buy that property or put a bid on it, and then go to the auction and get out there and bid on a few. Or have someone else go for you.

Yeah, exactly. Exactly. I don't go anymore simply because it's just not worth my time anymore unless it's an absolutely huge auction, and I know I'm going to be able to buy stuff, and I just want to kind of get out and meet some other land sellers. But for the most part, what I'll do is I'll hire a local agent to go out and bid for me, give them limited power of attorney. We'll go over the list together. You know, we'll typically do our due diligence and say, yeah, this is the most we can bid for these properties. And typically, you know, I'll be able to pick up 5 to 10 on any auction that way. And it's okay. You know, back in the day when there were fewer people doing this, I could buy 50, 100 properties or more. And that was fantastic. I think those days are gone. There's just too many people now going to the auction that, you know, the days of being, you know, one of 10 people in the room are over.

Yeah. And I've talked. I just talked to one county the other day, and they said, oh, yeah, we're Starting. We're going to start. This is in Colorado. We're going to start doing online auctions instead. And I said, oh, all right. Well, that's not good.

Yeah, it's not good. Yeah. So, yeah, Bid for Assets has a lot of online stuff. So I think it's so much better to do the letter writing campaign and get people before they go to the auction.

Yeah. And you don't have to travel anywhere. You know, that's basically what. You know, I don't buy much land up here in New England once in a while, but, you know, for me to travel all the time, it would just. It wouldn't be worth it. You know, it's just so much cheaper to do mailings for me.

Yeah.

And I just hired two new employees, my son and daughter, by the way, for mailing letters.

Oh, good, good. How's that?

I took a picture. It was so funny. I have a little operation going. She does.

You got a look at the Facebook?

Oh, I should. All right, I will. She does the letters, the addresses. He pushed the stamp and he puts it in the envelope and gives it a kiss.

And how old are they?

Nine and six.

Nine and six. Okay, so she's handwriting it.

She hands right it.

Yeah.

And I love it because the worse the handwriting, the better because they're going to open it, they're going to be like, what is this thing? They're going to be like, who wrote this, Jeff?

This is genius. This is pure genius. I've been way overpaying for my VA to do this when I have three children who can be doing this the whole time for me.

Yeah. And I am 25 cents per letter for them. It's pretty good.

That's a good deal.

Yeah. So you end up paying, you know, about. Was it 74 cents per letter, and I was paying a service to do it for over 80 cents or 85. And so at least they get. They have some money. You know, they get some cash in their pocket and.

Right. And some responsibility. That's some good parenting there.

Yeah, yeah. And they love it, too. And they're like. And I. And I. You know, my wife with the other day, she's like, oh, Jeff, you know, we don't. We don't. I don't have cash to pay Amy. She will pay him to our tomorrow. I said, oh, no, no, no, no. I'll go out get it right now, Pay him immediately. You know, just like we do have VAs. And they love it.

They love it.

Yeah.

I've got to do that. Do they do it on the weekend for you.

Weekends. I. During the week, they're too busy. So weekends I get my. I get my listen order and then I give it to them on Friday night, and they look forward to it, and they make a little money and I pay them right there.

Oh, my gosh. You got to make a YouTube video similar to what Will Ferrell do with the landlord.

That's a good idea. Yeah.

That's awesome. That's really good. How much you think they would charge me?

25 cents.

25 cents?

25 cents. That's it.

All right. Well, will they take PayPal?

Yeah, we'll take PayPal.

Okay. Yeah, I think you might have a little cottage industry going with these kids.

But who else is doing that? Who else is sending out a kids written address?

You know, no one's doing it except. Right. Except for my family will be doing it now. And I'm gonna pit my three children against each other, see who can write the most. Who can write it, you know, the neatest.

I'll tell you, it adds up too. And you're like, wow, wait a minute, I'm counting. I'm like, geez, I just paid you that much for, for, for. For a young kid, it's a, you know, it's a lot. They can, you know, put 10, 20 bucks in the pocket for a little while for a night or so to. To draw letters up, your addresses, you know.

Yeah, yeah. No, every weekend I'll have my. Not every weekend, but like every year we'll. I'll have my kids do the property tax math for me. So I get, you know, I get these huge stacks from the county and I, I have them double, triple check it and do the math. I'm like. So I just send one check and. And they, they really enjoy that.

Wow, that's a good idea doing that.

But my kids are so busy. We do chores on the weekends and they do activities on the weekends. I never thought about having them do my letter writing campaigns, but I think they would love it.

Yeah, they love the money. That's all. Because it's funny. They put their little favorite shows on, they have the snacks, and then they.

Just start writing and they're accurate. Like, do you check it?

Yeah. Now I just switched it. So I put my purchase and sale agreement. I put the whole address right on the agreement. So they copy it instead of copying it from a list. I used to have a list. They'd copy and then check it off. Now I just have them go, no, I check them as they're doing them. I'm kind of around the room, I'm watching. But I guess if I stop getting accepted offers, that means they did it wrong.

Right? So.

And it's been working, so hopefully it seems like they're all right. And I tell them anytime you feel like you messed up, just stop. We'll figure it out, you know.

Oh, it's great. That's great. Next thing, they're gonna start doing your marketing for you.

Oh, I'm definitely gonna get them, get them into it, you know, because this is gonna, this is gonna be their little part time job when they go to college and high school and everything else. You know, I actually. We bought a lot together. We bought a small lot together, a couple hundred dollars and we're selling it.

Did you go see it?

No, no, no. We bought a parcel and we're selling it now with the kids and showing them the whole process. So I want to teach them as well so they can do this too you. Because they're always going to need money. Whether you're in college or wherever, whatever career you decide to do. This is a great thing for a part time job if you're not going to do it full time.

Oh, yeah.

So I want to make sure they know how to do it.

Yeah, I mean, I agree. And you learn so much from doing this business because it's really a business. It's not a, I don't know what's, what's the word I'm looking for? Like a real estate strategy where you might fix and flip a house. Right. Which I would consider you could do that. You know, a one off here, a one off there. That's not really a business, is it? Or unless you're doing it in volume. This is a volume business.

Right? Right. Yeah, you're right, it isn't. Yeah. Flipping houses, unless you're doing, you know, a dozen a year is just a prize fun little side business project. It's not even a. Yeah, it is. It's different, you know. Yeah. This is, this is a business. You have to, you have to treat it like one or it gets, or it gets just too crazy. Especially when you're buying multiple lots. You know, you have multiple seller financing deals set up, you have cash deals coming through. So you. Yeah, I mean it is definitely. It can get busy.

Yeah, yeah, yeah. I mean you can do it easily, very easily. I mean, you do it part time, but when you're doing it though, you have to focus at it like it's a business. I think, I think it's A big mistake to kind of take it, you know, to kind of look at it casually because it will. Because the volume of it, it will kind of overwhelm you pretty quickly if you don't take it seriously. Would you agree?

Oh, yeah. You get. There's been few. There's been a few times where I've been overwhelmed and, you know, offers coming that I haven't. You know, stacks of offers sitting on my desk that I haven't got back to seller financing, people sending me money that I have to track. You know, hiring VAs is definitely one of the first things you do.

Yeah.

In this business, you need them.

Oh, yeah, definitely. Definitely. So, all right. You know, but as far as buying the tax deal, I typically do think that you should definitely go, especially your favorite counties. Like, I wouldn't ignore them either, but either if you can't go, have a representative go and at least know what you're missing as opposed to just missing it. So I know you haven't been doing the tax sale circuit at all, but I think once you start doing it, you'll enjoy it. In Duran for a long time, that was his main way of getting property. It was just tax sales.

Oh, no kidding.

But, you know, if you've got cash and you've got big cash, you have a huge. It's like poker. You have a huge advantage at the auction as opposed to somebody that, you know is looking for two or three properties and they'll get outbid real quick or they'll spend other money real quick. So it's a different animal. But overall, I think it's a very good way to go in combination with the letter writing.

Yeah. I mean, it's the nice thing about the tax sales. It's once you buy it, you have it. You don't have to worry about the mailings. You know, it's just a lot easier not to deal with the. You've already done your due diligence and just easier, I would say, at the tax sale auction. Right. But like I said it, you have to make it worth. Worth your while, you know, go to a. Go to a big one. You know, if you're going to go get some money and go to a big one.

Yeah, don't go to. You don't want to be fine properties.

Right.

Yeah, I agree. All right. I just registered on GoDaddy.com Jeff soffers.com so Jeffsoffers.com yeah, because then they can go in and they can register for your children to write up their offers. I like it. I. And I just pulled off the kids pictures. I've got your, your son in, in the ski gear.

Geez, look at that.

So I'm. Look, Jeff, I don't mess around. Okay.

Yeah, I'll have a future Olympian right there.

Yeah, exactly. They can get his autograph too for like an extra buck. Yeah, it'll be worth a lot of money one day.

Yeah, he stuffs the envelope, so. Yeah, he's the one who stuffs them.

All right, so we're at that time of the podcast. I'm going to put you on the spot.

Oh, wait. Oh, wait. Okay.

Here's your tip of the week.

Oh, boy. Well, you're.

Yeah.

You always do this. I should have been prepared for it.

You know, I'm going to do it.

Let's see here. I know everyone has this website. I'm sure they do. Is I can do it. Do a few, I guess. But let's see. Carbonite.com make sure you either. If it's carbonite.com or any backup system, make sure you do that. When you get into this land business. I had a friend of mine who just kind of took this business, you know, just nonchalantly and then next thing you know, he started to get busy and, and he had a 10 or 20 seller financing deals. He lost everything and his computer crashed and so he had to start over and it was a mess. So I would say carbonite.com. i mean everyone knows that.

Yeah, back up, back up, back up. I use mozy.com, but that's more, I think more Mac related. Yeah, okay, That's a good one. Carbonite. You got another one?

Let's see, we all do Docusign. Everyone knows that, right? Let's see here. Trying to. How about Fast Stone Capture? Have I ever saw that one yet? Have I said that?

What is it?

Fast Stone Capture.

Fast. No. Let me check this out.

Maybe I, It's. I bought it off of cnet.com and it just captures your screen. I don't know if I've saved that one or not.

You know, I think we talked about this in the Mastermind.

Okay.

We haven't talked about this in the podcast. All right.

Yeah. So it's Fast Stone Capture, it's called. And I went to cnet.com and you can download it there. I think it was 20 bucks. And it'll capture your screen anywhere you want. So if you want pictures from the county, if you want to save a picture, say a plat map or something off of Google Earth, you want to zoom in and take a picture of it. You can use fast stone capture and that'll click and they can crop it. You can add text. It's real easy and cheap. So fast stone captcha.

Oh great, Great. All right, so I love that. I'm going to. Let's see, what's my tip of the day going to be? Let me think. I was going to say, you know, Jeff's children for letter writing dot com. Yeah, yeah, that's a good one. But let's see here. You ever heard of. I was going to do a marketing one and have you ever heard of ijot?

No.

Okay, so Ijot's kind of neat. I'm not sure how necessary it is, but I think if you're forward thinking and you want to, you want to get that extra sort of special touch, let's say with your customer, your prospect, whomever it be, it may be, check out ijot.com and what it is. It's video mail. So instead of just them reading your email, it's you speaking it in a little video. And so you send like these little video messages. And you know there's other ways to do it. You can do it on QuickTime, that's free. But you know, you can do this with your mobile device. It makes it really easy. There are, there is a free account. So there's a pro and a pro plus account and you can check it out. But I think it's worth mentioning. So I, I've used video mails in the past and they're kind of fun and people enjoy getting them when I do do them, but I don't do them often and I usually just use QuickTime for myself with my webcam as opposed to ijot. But I figured this is a, you know, a cross platform solution. So check it out. Ijot.com will be my tip of the week. Are we good? Anything else?

Yeah, well, I'm looking it up. Is it I J O T?

It's E Y E J O T dot com.

Oh, okay. Yeah, I looked up. Oh, okay.

Yeah, check it out.

All right. Yeah, that's. That's pretty neat.

Yeah. What do you think?

Definitely get a way to. Yeah, definitely get a way to make it more personable.

Yeah, yeah. So you know that.

Or.

Jeff'S offers.com, which jeff soffers.com, which.

I'll have to pay big money for.

Which you're gonna have to pay huge money for. So I'm not sure about child labor laws in Boston, but let's forget about that for a second. Yeah, and that's great. So, Jeff, I really appreciate you taking time from saving other people's lives and your own land business to be on the podcast.

All right, well, thanks for having me, Mark.

And if you want to actually give Jeff a little love, check out his site, tamiland.comt a m e e land.com I'll have a link to it as well. If Jeff doesn't have any wholesale land that you're interested in, check out frontierpropertiesusa.com and of course, always feel free to download the Passive income blueprint@www.belangeek.com, download the ebook how to Avoid the Three Faded Land Bank Mistakes, and of course, get the this podcast delivered each week to your email inbox. This is Mark Podolski, the Land Geek with Jeff Axton with tamieland.com Jeff, thanks again. We'll see you guys next week.

Thanks a lot, Mark.

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