The Land Geek Podcast #49

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 going to help you do that. The Land Geek.

Hey, it's Mark Podolski, the the Land Geek with your favorite niche real estate website, www.thelandgeek.com. and I hope you've got yourself in a situation right now where you're just very pumped up for my special guest because this is really special. Again, I know I've used this in the past, but he's kind of a big deal and he's really doing an unbelievable job of paying it forward with his expertise, knowledge of all things. That's right. Your favorite niche. My favorite niche, Raw Land. This is Seth Williams, the author of the amazing blog Retipster.com land investor extraordinaire. And I have to say, it's kind of boring, but he's also a commercial real estate banker. Seth Williams, welcome to Land Geek Podcast. How are you?

Thanks, Mark. Thanks for having me. No, I, I'm really, I'm pumped to be here, pumped to be part of this. I just kind of discovered your podcast not long ago and I've listened to a few episodes and it's all been really, really good. I know there's, there's not a ton of really good info out there for people in this niche, and I think you're just, you're doing an awesome job of making a lot of good information available. So nice work.

Thanks. I appreciate it. Do you have any, you know, constructive criticism? What should I be, what should I. How should I make this better?

You know, so far I've only listened to episodes 17 and your previous one with Jim Lewis, I think was his name.

Oh, yeah, the craziest one.

Yeah, yeah. No, I mean, man, I'm trying to think. I really can't think of anything big. If I think something, though, I'll shoot your name out. But I mean, it's just been, been really, really good so far.

I, I appreciate it. I appreciate it. And, you know, not to suck up, but I really love the blog, which we'll talk about.

So thanks.

Let's, let's talk about all things Seth Williams, shall we?

Sure. Do it.

Do you mind if I ask some really personal, hard hitting questions?

If I mind, I just won't say anything.

All right. How do you. You've been doing this for a while. Right. How long you been buying, selling raw land?

Well, I've been doing the land thing for about five, five and a half years now.

Five, five and a half years. And so how do you typically find your deals?

Sure. Well, most of my deals are found through direct mail. That's kind of been, I guess, the main way that I've been doing it by sending mail out to people who have delinquent property taxes. That's kind of the main hit, though. Over the past couple years, I've sort of migrated a little bit to collecting leads through my website and kind of trying to pull in a lot of traffic from Google and places like that, which has been. It's been nice because I don't really have to pay for those leads. They just kind of come in and I can sort of work with them. But I think the downside of that is I don't really get to target people as well. It's just kind of luck of the draw and you never know what you're going to get. You never really know why people are trying to sell. So it's different from that angle. But it's nice that, you know, the leads are just sort of coming in on their own.

Right. Do you ever get the nasty voicemail when you make an offer? Do you get that?

Yeah, well, I don't know if it's a lot, but I have definitely gotten some nasty feedback. And usually when I get those, I've got a little folder on my computer where I kind of save those audio files and I can just sort of go back to them and listen when I want a good laugh.

Right, right.

So it's. I mean, you just kind of have to shrug it off and not take it personally. But yeah, I'm familiar with that. For sure.

Yeah, for sure. And you know what's interesting is that I use Google Voice to screen those calls. But I actually have another coaching student and it was really interesting the way that he kind of set that up. So he bifurcated his two businesses. Right. Because he didn't want the people sending, that he was sending out offers to, to start slamming his main business. Right now. I don't do that. What do you like that approach? So there's like the Seth Williams investor side of it and then there's the re tipster side of it that might be selling land.

So.

So they don't. So the people that you're buying from don't see you as, you know, don't see the selling entity. Do you like that idea?

Yeah. I mean, I, I was always kind of concerned about that too. Maybe I was overly concerned about it, I don't know. But I, because of that, I kind of went to great lengths and, you know, when I was creating websites and putting together my pockets, postcards and things like that, where I would leave out my last name or my buying website and my selling website have no links back to each other, there's really no correlation between the two. So it almost kind of. I try really hard to just sort of manage what people see and what they know about me when I'm wearing each hat, just so that there is hopefully not a lot of crossover there.

Right, right. But okay, your full time job, you're working 40 hours a week as a commercial real estate banker, correct?

Yeah, that's correct.

Okay, so how many hours a week are you working on the blog and actually doing deals?

Sure. No, that's, that's a great question. I think it's, it's certainly been a challenge and that's kind of, it's kind of what I tried to get at in the blog is sort of explaining to people how, how I managed to do that, how I managed to do a 40 hour week or more and get time in for blogging and get time in for the land business and get time in for all these other things in my family and my wife. I mean, it can certainly be a challenge, but it really has a lot to do with just being very intentional about what you spend your time on. And for example, the time with my wife, I mean, if I have to, I'll put an appointment in my calendar saying, spend time with my wife.

Right, right.

Basically just, I mean, elevating that to a priority that's above everything else. And I mean, if you're really serious about it, I mean, you can figure it out, but it just, it takes a little bit more effort and I guess, mental energy to manage that.

Right, right. So what was it about land that attracted you versus, you know, everyone's flipping single family homes, right?

Yeah, absolutely. I, that's kind of what I wanted to do at first back when I was just getting out of college. And I just, I just knew I wanted to do something with real estate. It just seemed so cool to me. And I spent so much time. This was back in like 2006. Ish.

Right.

I would just spend like hours and hours and hours and hours trying to find a good real estate deal, something that would actually make sense on paper, I mean, based on the asking price that people were asking for. And I just Couldn't do it. And I even. I would. I would send offers to people through my real estate agent at the time.

And.

And the thing was, it's like, if there was ever a good deal on the mls, it was gone like that. Like, it was. And usually it would sell for 10 grand more than the person's asking price. It was just. It seemed like a hopeless situation that I could never really get on the inside and get a good deal.

Right.

And eventually, you know, I learned about the whole land business and how that works and how you can reach out to motivated sellers. And, man, I mean, once. Once I kind of saw it for myself, you know, I guess the first direct mail campaign where I. I think I only sent out a hundred postcards just to kind of test the waters. And, you know, I got six calls back. And I mean, I would send just these stupid offers to people for like a hundred bucks or something like that. And.

Right, right.

And. And people, like, people were like, seriously considered it. And I mean, people said yes. And it just. It blew my mind that I was trying so hard to get these houses just competing so fiercely with everybody else out there, when all along there are these deals that are, like, almost free for all intents and purposes, and they're just there for the taking, if you know where to look.

Yeah, yeah, absolutely. Absolutely. Do you have. Now where do you do most of your business? Do you have a certain area that you like to focus on? You're in Michigan, correct?

Yep, I'm in Michigan in Grand Rapids, over on the west side of the state.

And you're on the wealthy side of the. The state?

Well, I don't know. Who knows? Just depends on your neighborhood, basically. Yeah. I mean, my first couple, probably two or three years, I just sort of had this. Had this impression in my mind that I could only buy stuff that was. That I could drive to and see myself. That was all I was comfortable doing.

Right.

And I could certainly find deals doing it that way. There was nothing particularly wrong with it, but it was kind of. I eventually figured out I was kind of limiting myself unnecessarily.

Sure.

It happened, I think it was in 2011, I was able to get a property under contract. It was about five hours away up in Northern Michigan, right by the Mackinac Bridge.

Okay.

It was a 12 acre parcel of land right on Lake huron with about 500ft of beach frontage. And I. I was like, this is insane. Like, this. There's no way I can get this for less than like, $300,000. There's just no way.

Right, right.

But I didn't have that kind of cash, not anywhere close to that at the time. And so what I did just. My policy at that point was to just literally send offers to anybody, regardless of what they told me or what they said they were willing to accept. And so I did that, and I sent the. This person an offer for 4,500 bucks, and she accepted it. And I was just like, why would she accept it?

Do you even know the story?

I kind of figured out a little bit of the story along the way. It was kind of a lesson to me that when you're making offers to people, it has a lot to do with understanding what their problem is and understanding what they need. And in her case, she didn't really need money. It wasn't about money to her. It was about getting a really bad memory and a really bad nuisance out of her life, because her story was that she had bought that property with her husband, and her husband left her. And just. I mean, I don't know all the intricate details, but it was pretty. Pretty bad situation, I think. And she just had a lot of negativity associated with that, and she wanted it gone. And I kind of just happened to be there at the right time, and I was there to make it very quick, basically, like, immediate alleviation from her pain. And, I mean, she acknowledged to me, I know this is a ridiculous price, but I really want this out of my life, so I'm going to do this. And it was great for me. And I ended up selling it a couple of months later for $45,000. And that was actually, like, really low price for that kind of thing. I was kind of freaked out at the moment because it literally ate up, you know, a lot of my cash that I had at the time. And I'm like, you know, I got to get this thing sold. And. But I was just kind of goes to show you the kinds of opportunities that are out there if you're looking in the right place and if you're persistent. I mean, that kind of stuff, it comes along, you know, you just have to be in the game and working at it.

Oh, yeah. Yeah. The deals are unbelievable. And I mean, people. People that are on the outside of it don't even understand. And when I try to explain to them, you know, that I bought a piece of property for, you know, a hundred dollars, five acres, they're like, whatever. Like, they don't believe me. And so, yeah, it's. It's crazy.

Yeah. I think it almost, it just sounds so unreal, unrealistic. That's like. They can't even really let it sink in, so they sort of dismiss it.

Yeah.

But yeah, I agree.

And most people can't get their heads around the concept of raw land.

Right.

Like, what do you do with it? How, what value does it have? What, you know, most people, I think, think of, you know, when you think of land ownership, you think of guys like Bezos and Ted Turner. You think of billionaires that buy up these big tracks and they turn them into income producing types of investments and do that as opposed to what we do, which is more opportunistic, which is solving someone's problem and then turning that around, flipping it and creating an opportunity for someone else that may not have ever been able to afford land. So it's pretty interesting.

Yeah, I've always loved that about this, is that, I mean, it's all about finding the right people, both on the buying end and the selling end. And when you do that, it's like you truly do solve everybody's problems along the way. I mean, if you're working with the right people, I mean, you solve the seller's problem because they're out there, they have the problem off their lap. You're solving the county's problem because they're getting their taxes paid up current. And you're selling the buyer's problem because you're giving them an amazing opportunity. It's like you're really kind of everybody's hero.

Right?

Yeah. So it's just, I never would have looked at it that way beforehand, but once I've been through it so many times, it's like, man, this is just a really cool kind of business to be in.

Right? Right. I actually went to a county once and they had like a 30,000 properties in like they just had in their, in their, in their system. Right. They couldn't even like people, they couldn't even auction them off. And I went there, I said, look, if I sell these for you, even if I sell them for a dollar and they pay the back taxes, it's all free money to everybody. Everyone wins.

Yeah.

And, and they're like, oh, I guess you're right. I'm like, because sitting right here, no, no one's getting anything. And it was a huge problem and we solved it. But it turned out that, you know, I bought all these in 2007 and then 2008 hit, so, you know, making a little money on the deal. But it wasn't like the grand slam that I Thought it was going to be. Yeah, that's a whole other story. So. Alright, so let me ask you this. What percentage of your deals are cash flips and what percentage of your deals do you do? Land notes in order financing? Sure.

Well, I think I pretty much almost always offer seller financing unless the deal is just like really, really cheap and it kind of just doesn't make sense to go through the trouble of that or if for some reason I just, I need more cash now than I want. But nine times out of 10 I'm going to offer some kind of seller financing as part of the deal. Right. And it, it really, it opens up a lot of doors for a lot of people. A lot of seller, excuse me, a lot of buyers who otherwise wouldn't even be able to consider it because they can't get financing or they just don't have all the money. It's definitely a huge, huge tool.

Right. Right. Now do you typically try to get all your money out on the down or are you more flexible?

Yeah, I think it's, I mean obviously that's preferable if I can, but it's not like I'm not going to do it if I can't. For example, there's a deal I have in Alabama right now that I bought a few months ago. It's actually the first deal I've bought successfully with my Roth ira, which has been interesting to see how that process works. I got it for 4,500 bucks. It's worth probably in the vicinity of 40,000 to 50,000, something like that, maybe more. I'm offering seller financing out of that one. And literally every single person who has called has been interested in the seller financing piece. If I hadn't been offering that, I don't know, who knows how many serious callers I would get. I mean people definitely take notice of that and it's a very important factor that they take into their decision making process.

Oh yeah, absolutely, absolutely. So let me ask you this. When you first started out in the business, what were your biggest struggles? So considering you've been doing this as long as you have, can you even think back and think, okay, where did I kind of hit the wall here or hit the wall there and then? How'd you fight through that?

Yeah, I know. I think just initially, probably kind of a few different stages I went through initially. It was just, I get just learning. I mean there's just, there's so much to learn. Like I just didn't, I mean even with my background in commercial real estate banking, there was still so much I had to learn about, you know, how to get lists and how to. How to market to them and how to talk with sellers and how to make the offers. And there's just. It just seemed like an endless thing. It probably took me a solid a year just to guess, learn all of this stuff and then also kind of get my business infrastructure up and rolling, like, you know, like a mailbox and a business computer and the LLC and all this stuff. So that was the first kind of struggle, just sort of. Not that it was like that hard, but it just took a lot of time to do that. Sure. And then. And then the next stage that I hit was probably like a year and a half, two years into it, when I was really hitting direct mail really, really hard, just sending out like hundreds of postcards every week. And occasionally I would get like a dry spell for like a month or two where just like, nobody was responding. And it just felt like. It felt like something had shifted in the market or I was just doing something very, very wrong because nobody was calling me.

Right.

I shouldn't say nobody. I just mean a. Fewer, lesser response rates. And it was just. It was really discouraging to go through that and just to think like, man, like, should I just get out of this? Like, should I quit? I mean, I seriously was thinking about giving up at that point because it was just really hard for me to financially commit to those direct mail campaigns and get nothing. And it. I kind of. What I figured out I was going through was kind of a statistical drive. Spell it. It's what ended up happening. There was. I kept going in a couple of months later, I just got slammed with all these calls and all these acceptances. And it's kind of like if you do something for a long enough time, if you take a big enough sample of the market, it will kind of even itself out. And that's kind of what happened. And I wouldn't have experienced that upswing on the back end if I had given up. So it was really just sort of, to me, underscored the importance of, first of all, I guess, figuring out what you're doing and what kind of strategy works and then sticking to it and not giving up when you hit the first sign of trouble.

Right.

And, yeah, I mean, it's. I know. I mean, anybody who's an entrepreneur knows that. I mean, there are definitely down times in any business when it gets hard and it, it can get very trying, but it has everything to do with your level of persistence and your willingness to Just. Just keep going, you know, keep at it. You know, you've got a solid strategy, so don't give up.

Yeah. You know, it's interesting because I'll sometimes get an email from a coaching student and they'll hit a wall with the county and they can't get the list or the treasurer won't give them a good list. And I say to them, look, you can look at this one of two ways. Right. Number one is that, okay, I'm going to pass on this county and go somewhere else that might be easier, and there's nothing wrong with that. But the other way to look at it, at it is this is an amazing opportunity because if you're hitting this wall, so is everybody else. And if you can fight through it and if you can figure out a creative way to get that information, who owes those back taxes in that area, who else is doing it, nobody else wants to go through that brain damage. So it's a huge opportunity that you could take advantage of, just fight through it, embrace the suck, so to speak, Uncomfortable feeling of not really, you know, things not coming that easily. And then sure enough, you're going to get to the other side of it and you will be the guy with all those deals or gal, I should say. But. Yeah, so. But you agree with that?

No, there's. There's a ton of truth to that. That's. It's not always easy to look at it that way, but it's. It really is true. I mean, if you can, when you hit those problems and those, I guess, failures, for lack of a better word, like, it really is a good thing, it's a blessing in disguise because it shows that, you know, if you've got the, I guess, the will to keep going, and if you can figure that out, man, you're. You're so far above anybody who would be your competition.

Exactly. And to be honest, I mean, look how many people in the country are even doing this? I mean, there's not a lot of companies.

Yeah, there's really not. Yeah, I don't think I've. I've. I really don't think I've ever even heard of a competitor in my market ever doing this, so. Which just kind of goes to show you, I mean, I. I think with almost any business, you expect some kind of competition, and I. I don't really see it, so.

Right, right. I mean, there's just more deals than there are competitors. I mean, it's just so much out there.

Absolutely.

And the nice thing about this is that we're in this niche where, you know, the billion dollar private equity groups are never going to play. It's just not going to be their area of focus ever. And so it's always going to be sort of this cottage industry in a sense. I mean, there are bigger players out there and you can form a syndicate, but even if you have a 10 million or $20 million syndicate, that's it's still, it's like a really small fraction of what you can buy out there. Would you agree?

Yeah, absolutely. And kind of going back to what you were saying earlier, like, whenever you try to explain this sort of business to people and you just sort of see their eyes glaze over, they don't get it. It's like, I'm like, okay, that's, that's fine. I mean, I, I don't have any problem with having no competitors.

Right, right. Yeah, yeah, exactly. Exactly. So I know you're a big tech guy and I'm a big tech guy. That's why I call myself the Land Geek.

Sure.

So what, what cool tools are using today? Like, do you have any, like, favorites technology wise? I mean, you know, we always talk about like the tip of the week, but I'm sure you get tons of them and if you go to the blog, there's tons of them there. But just in general, how do you kind of use technology to automate your business and eliminate a lot of the busy work?

Yeah, I think a really big light bulb for me a couple of years ago is when I put together. It took me a while to do this, but I finally put together my first. I call it a buying site. And it's really just a website. It's a few very basic pages. There's not a lot to it, but one of these pages is like a 15 or 20 question form where people just fill out their property information and they submit it to me. And it's, it's what I was mentioning earlier, how I get a lot of leads through my website.

Sure.

And prior to that, the way that I would get this information from people was, you know, they would leave me a voicemail. I would have to call them back sometimes, play phone tag. We'd finally get on the phone. I'd have to listen to them, you know, yak for 30 minutes and tell me their life story.

Sure.

It was, I mean, it was just kind of par for the course. That's just how it worked. And I mean, that's okay. I mean, I was still able to do business that way and get deals done. But it just, it consumed so much time. And what I, what I found through this, this website that I made, I paid somebody a few hundred bucks to do, do some SEO work for me and just sort of optimize things and throw links all over the place. And they were successful at getting me to like two or three on Google. When you search for certain terms that I was targeting.

Sure.

And as a result I was getting, I think I've actually slipped down at Google since then because I haven't really kept up with that. But I mean, at the most I was probably getting like three or four submissions a day. Now I'm probably getting like one a day on average. And the nice thing is when they submit this stuff, I mean, it tells me everything and I can just read it in an email in a matter of seconds rather than talking to them on the phone for hours, hours on end. And a cool little thing that I did in my form was I actually put two drop down questions where I forced them to tell me how motivated they are to sell. I actually have them say either on a scale of 1 to 5, I'm willing to sell this right now. I don't care what you offer me. You know, just send me an offer versus I'm not that motivated, I'll only accept 100% of market value, that kind of thing. And what that did was it just told me right up front without me having to guess how motivated they were. And I could use that to say I'm either not going to send you an offer or I am and I'm going to keep it near the higher end of things or I am and I'm going to make this incredibly low because you told me flat out you don't care.

Right.

Basically what I've done is I've even reset my voicemail system now to tell people to go to the website, like, don't leave me a voicemail, just go to the website and fill it up there. And basically it saved me hundreds and hundreds and hundreds of hours because it's a lot of conversations I don't have to have now.

I love that strategy. I do things a little bit differently, I think, you know, I just send out lowball offers because I don't want to talk to anybody. Yeah, but I do like that approach and I think it's great.

I think there's a lot of different philosophy, excuse me, philosophies out there. I don't think any of them are really wrong. I mean, if they work for people, then they work.

Yeah. Success is success.

Yeah, I mean I had a mentor one time who basically refused to do anything through email. He had to talk to everybody and develop that personal connection before they do anything. And, and I mean he was really successful doing it that way. I personally, that's just too much time for me. I don't, I don't really want to waste all my time doing that, so.

Right.

But yeah, I mean, I mean it's, there's, I guess it just goes to show there's a lot of different ways to skin a cat and you know.

Yeah, yeah, absolutely, absolutely. So are there any other areas of, or other niches that you're looking at as far as investing and learning about?

Yeah, I, something I've been trying to direct more of my funds towards the past couple of years is buying just rental properties. Just kind of the bread and butter thing that a lot of people do. And I've been able to basically siphon off the cash that's generated from the land business and sort of plug it into that. And I kind of go into it with the mindset of I want nothing to do with the management of this. I don't even want to know who the tenants are. And I've got a management company that does a really good job for me. And yeah, it's been pretty good so far. And it's. I think what I was sort of seeing with the different properties that I sold with seller financing was that it was awesome to have that passive income, but I always knew it was going to end like it wasn't going to be there forever.

Right.

And I just, I kind of wanted it to be there forever. I didn't want to have to plan on that going away at some point. And that's kind of why I'm doing the rental property thing. Just because I know there is a little bit more trouble tied up with that. I mean there's more things you have to pay attention to and things you got to take care of. But I mean if the numbers truly work on the front end, then it really can be a hands off investment and it's a positive cash flowing thing over the long term.

Yeah, that's great. That's great. Yeah. I mean, I definitely still think that when you avoid the, the four T's, life is so much simpler. No tenants, no toilets, no termites, no trash. But you know, it's also great to diversify. And you're right, like that's that passive income that never goes away, plus an underlying asset that's hopefully increasing in value, you know, phenomenal.

Yeah, absolutely. And I think. I mean, for all intents and purposes, I kind of am avoiding that because I don't deal with the tenants and I don't find them and I don't evict them, and I don't. I mean, granted, I have to pay for problems when they go wrong, so it's not like I'm totally free of that. And it is. It's just part of the game when you're doing that. You got to be ready to deal with that kind of junk. But. But, yeah, I totally understand what you're saying. I mean, I think. I mean, if you wanted to stick to land that's absolutely viable, it's just the knowledge that at some day those streams of income aren't going to be there, and maybe that's fine. I mean, 5, 10, 15 years, I mean, that's still a really long time to have a stream of income coming in, so.

Yeah, exactly. And then you just keep doing it and it keeps replenishing.

Replenishing.

Yeah. Because it's so fun.

Yeah, absolutely. I know. It's. It's. It's not. Yeah. It's not like I do this, and it's just painful. It's like you really do enjoy it, and you get to make a lot of people happy along the way.

Yeah, exactly. Exactly. All right, well, we're at that time of the podcast. I'm going to put you on the spot. I know you got a lot of them. What is your tip of the week? Sure.

You know, something that's just on my mind. I was just. I was writing a blog post about this earlier today. Some. It's kind of fresh in my mind. That's why I'll say this. But I think one thing that I found kind of difficult up front was to knowingly send somebody just a ridiculous offer when I knew that they were in a tough spot and they were having a hard time and they needed money. And I just. I kind of felt guilty about that, almost like, you know, I owe them something more. And I think that's. That's the wrong perspective for people to have. And I guess my tip would be, first of all, don't feel guilty about that, because it's not. It's not your fault that they ended up in that situation. Really, all you're doing here is you're providing them with a opportunity. And it doesn't mean they have to take it. It just means that you're giving them an option. And then also something that I learned probably a couple years into this was Just how helpful it can be to just be direct with people. Don't beat around the bush. Don't, you know, mess around. Just say, look, here's my offer. Take it or leave it. I don't really care. And it's. I think there's a lot of people who have a really hard time just doing the mental battle of man. Like, I don't want to tell this person my offer and then it's going to disappoint them and then they're not going to like me. It's like, no, just this is not emotional. Like, all you're doing is you're doing the numbers, you're doing the math, and you're making offers that make sense. And if people don't like that, so what, There's a lot of other people out there that will. You just have to find them. So, yeah, I guess what I'm getting at is don't feel bad about it and don't be afraid to just be direct to people and just get to the point and get business done.

Great, Great. All right, great tip. Well, my tip of the week is going to be check out Seth Williams blog. Go to www.retipster.com and he's got a lot of great resources and phenomenal information out there that can really help take your land investing your land business to the next level. And I'm really enjoying your blog, Seth.

Cool. Well, thanks for checking it out. Appreciate that.

Yeah, it's great. It's great. So, Seth, are we good?

Yeah, we're totally good.

All right, great. You're gonna come back and talk again.

I'd love to, yes. A lot of fun talking to you. So.

All right, great, great. Well, for everybody out there, I just want to remind everyone, Vegas is coming up May 30th and 31st. If you haven't booked your flight, you haven't booked your rooms yet, call the Office, email me supporthelanegeek.com or call the 888 number and we'll get you all set up. And check out www.thelandgeek.com. download for free the Passive Income blueprint. Get the e book how to Avoid the three Fatal Land Buying Mistakes. And of course, get this wonderful podcast delivered each week to your email inbox. And look, give me some love. If you want to acquire some wholesale land, go to frontierpropertiesusa.com and of course, don't forget to check out Seth's blog again@retipster.com this is Mark Podolski, the land geek. Seth thanks again.

Thank you.

And we'll see everybody next week.

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 at Facebook. Com thelandgeek.