The Land Geek Spotlight

So seamless. The music's playing. Where's your robe?

You hear it? No. It's like Movie nights over there. What do you got going on there? It's like a disco.

It's exactly right. It's like Boogie Nights. Yes. How's it going, buddy?

It's going great. How are you?

I am great. I mean, look at me. How could. How could I not be great with the extravaganza of lights that's going on over here?

All I'm gonna say is you put me to shame. But. But I got a surprise coming soon.

You do?

That's all I'm gonna say.

That's all you're gonna say?

Not tonight.

Not. Well, okay.

When it comes, you're gonna be like. You're gonna be like, oh, my.

Am I gonna be jealous?

I hope. You hope I'm jealous right now. Look at you. It's like, live Star wars over there.

I love Star Wars. Hey, the new movies coming out in T minus two months.

Yes. The Last Skywalker, Episode nine.

The Rise of Skywalker.

The Rise of Skywalker.

Mike Zano.

Scott Bossman. Who are we, Lane Geek guys? We. We're here to talk about land investing. I mean, hey, listen, Matt Forbes joined us.

He did?

Why are you doing that? You're ruining the effect.

Oh, I didn't want. I didn't anybody. I didn't want anybody to get seizures. I don't have that little disclaimer at the top of the TV like they have on the show Stranger Things.

Why do you and Matt have the same shirt on? Whoa.

Hey, good looking. How you doing?

How you doing?

That's pretty close. That's actually pretty close.

Nobody informed me of this shirt thing.

Pretty, pretty close.

It's just what the cool kids do. Zano. Sorry, bud. Sorry, boys. So I, like. I haven't used Skype in so long on my travel laptop for work that it would not. I had to, like, uninstall it and reinstall it. It was horrible. Indeed. So what's going on?

Well, we were just introducing people to us, telling them why we're here and what we're doing. Zaina was like, you know.

Yeah. Well, it was well over a year now when Mark, we were talking to us about, hey, there's people that work the business at night. Let's give them some inspiration, let's have some fun. Let's give them some. A place to engage, you know, take a break from burning that midnight oil, from getting your offer letters ready, and let's talk about land investing and all Its different, all the different aspects of it. And you know, that's it. Nightcap.

Love it. Nightcap. Have a drink, talk land. Investing. You know what I'm doing right now, I am inviting, I love technology. Isn't it just crazy? I'm inviting the current flight school group, who just got done with their class with Scott Todd, to Nightcap. So maybe we'll get some watches.

Nice. Maybe we'll get some questions. Although I gotta tell you, generally speaking, after flight school, I was completely just mentally shot.

Brain dead.

Oh, God. Like so, you know, I don't know anybody else. I mean, I don't know if Scott Todd still runs flight school at like 3 in the morning, but for me it was like at like 9 to 10. It probably still is, which makes sense. And I would, I would go through flight school and then the next day at work I would take an hour, hour and a half, whatever it was, and I would, I would watch it like next day and then I would watch it again right before the following week's class because it's, it's dense with information. It's thick. You know, it's good.

So it's good stuff. And yeah, you go back and watch it over and over and over again and you learn from the best of the best in that guy, that guy. Scott Todd, the professor.

No yawning on the nightcap.

What's that?

I said no yawning on the nightcap. Matt Forbes.

Yeah. Scott Bosman. I'm sorry, I'm so tired. Apologies.

Well, you got. Well, forgive you because you got the same shirt on.

Yeah.

Nobody sent me that memo.

No yelling on my part.

What are we going to talk about with Land Investing Wise? What do you want to talk about? Let's get the brass tacks. What are we going to, what's the topic?

You know, I think tonight we should just. You know what I really noticed this last week is there is a ton of engagement in the Facebook group. Like in the last week there have been some amazing questions and there have been some amazing answers and there have been some debates, sometimes even heated. Yeah. And I love it because those questions, those answers, those debates, they all make us better. They really do. And I just thought we'd go down, we'd go down the group and we would talk about some of these things. Not to say that you and I are the, you and I and Forbes are the experts on these things, but.

I'm certainly not in that group.

It's, it's a, it's a, it's a cause for Discussion. And maybe we'll. Maybe it will encourage people to ask us questions and interact.

I think. I think every time we do a new segment, we can do this. Wait a minute. No, listen. Oh, yeah.

You have a play school child xylophone in your office.

Oh, I mistakenly tapped my whiskey glass.

Oh.

And it made a nice sound. So that's segment beginning.

Segment beginning. Cling.

Okay.

The bell. So what's the first one? This is so exciting. Like, people are having heated debate. I love it. What's the first one?

All right, well, let's. Let me. Let me go to the group here. Hold on one sec.

Exciting.

Group screws. Okay. And by the way, our two watches. So. So here's the thing. It's. I love this platform that we're on, Mike. Remember the first platform we were on? Belive.

Oh, it was horrible.

Terrible.

Zoom. Zoom for a while. Yeah. And then all of a sudden.

You.

Can'T say zoom is bad, as we were literally just on it five minutes ago.

It's bad for live brought. It wasn't the best, let's put it that way, for live broadcasting to the group. We were having issues.

Yeah, yeah, I agree. It's not that.

So we found this great new tool, and I'll give them props. Ecamm Live, which integrates with Skype, which you love, Matt Forbes, because it does not slow down your computer at all.

I am trying to go into the Facebook group on my computer, and my computer is running so slow that I want to guide. Just gouge out my eyeballs. That's how bad Skype is. You're killing me.

Are you on a Windows laptop? Yeah, yeah, that's the issue.

12 watches.

See? So you. So here's the thing. Like, we're on three different platforms right now simultaneously. We're on the Land Geek page. We are on the Land Geek motivational wealth creation group.

They don't like what you just said. 11.

And we are on. We are on YouTube. We're on YouTube right now. Live.

Ted, you better get to a topic. Let's go.

Let's hear the debate. What do we got?

I was. I was giving props to ECAMM Live. I like ECAMM Live. All right.

No one cares enough.

ECAMM Live.

We'll have nine in a second through ECAMM Live. Let's go.

All right, here we go. Boy, we got so many right now. Let's see. Oh, that's a cool one. I'll get to in a little bit. Okay, back to 11. All right, let's just. Let's Just start. Here we go. Ready? Matt Forbes. Matt Forbes. Mike Zanel. You are no newbies to this land business. Regarding county research, this is from Timothy o'. Connor. I think he just got the toolkit. How do I find the number of sold deals in that county?

You don't. You really don't because you. Right. Am I wrong? You laugh.

I think you could if you. But I don't see why I would.

You can't. When you sell it on a terms contract, it doesn't get recorded until the contract is over. So if you think you're ever going to see all the ones, you're wrong. You might see the cash ones, but.

So I think. I think what Tim is getting at here is does the frequency of sold. Does the frequency of sales in one county mean something compared to the frequency of sales in another county? I think that's kind of what he's getting at when he's doing his county research.

Right. Okay, I gotcha. You know, listen, you want sales, clearly you want an established market. Now, if one county has eight, one has 10, one has 21. I mean, I get what he's going at, but I think that it's really not. I mean, I think it can be easy to overanalyze the beginning steps in this business. And I'm not. And I'm not knocking his question. Please don't take that. That's not it. I think it's a very logical, good question. But it was similar to a question about. There was another one you'll probably get to anyway. They both reminded me of just kind of overanalyzing like, hey, here's an active market. This widget's being sold here. There's a lot of widgets you can buy here. Go get one and go get one at a price that you can make some money on and get rolling with it. Get some proof of concept. Whether this county has 30 widgets sold a month and this one has 50amonth, and this one has 10amonth. I don't think you necessarily need to know that. I mean, it's not bad to know, but I don't think it's required.

It's the wrong question, Tim. It's the wrong question.

Come on. All right, Matt, come on. Be nice to Tim. Tim's a nice.

Listen, hold on. I asked the same question, Tim, whoever you are, so don't worry about it. Right? But in retrospect, down to 10.

Down to 10.

It's the wrong question, right? That's the thing. And you don't know that when you're in Tim's position and neither did I.

What is the should have asked question?

Oh, I like that. That's like you're playing on mock's facts. And is it.

His frequently asked question with a should have asked twist? What is the should have asked question? Matt Forbes.

Does it matter what county I'm in as long as other investors are clearly there?

Or how do I find a good county? Might be saying. Right. That's probably what he's saying too. How do I find a good county? Is a good county defined by the actual. By the volume of sales? I mean, clearly you want to have sales there. Right. But Matt's already made a huge point that when we sell on terms, and some of these terms agreements are 60 months or longer, you're not going to see that in the. In the, in the sold. Oh, delivery. It's not DiGiorno, it's delivery.

You got a drink delivered? Got a drink delivered. What is that? Is that a beer float?

Although I was told by. By Scott Bossman, this is. This is kind of the wrong drink for the event. I went against him. I got the pumpkin nitro with the caramel. And is it brown sugar, babe? Brown sugar and cinnamon rim.

And you're down to five viewers.

Back to 11.

The point is, Tim, go do some mailing. Go do some mailing, bud. Find a county where other investors are. Call me to the end of mail.

All right, Tim, you'll have the mailing up or the next day. Yeah.

Okay, so I think we. I think we solved that. I don't think you need to look at the frequency of sales necessarily in counties. Right. You do need to look at. Are there other land investors there? As Zano says, go where the other land investors are. Go where the wild things are. Yes. I love that book. I love that book. Now, as far as sales data goes, where can you get sales data to help you with your pricing, which might be another component of his question?

Right. Well, start with the. With the most. With the low lying fruit. Right. Land Moto. We're all there. We're all on Land Moto. We're all doing, you know, there's all kinds of deals there. There's a plethora of choices.

Wow, look at that.

We three amigos. It's the nitro. Nitro. I've just been reinvigorated.

Yeah.

So land choices for your viewing. So you can then choose.

We're all on Land Moto. Just go there. You'll see the pricing. You'll know what counties are Selling because land investors.

And listen there is a deeper analysis you can do. I don't want to listen. And when you go. So we start out with the toolkit. You have the secret county list. Why? Because it's just simple deals are done here. Go get one. But then you go to flight school. Scott Todd digs into the whole reason why this is a good county. This is how we decide now. You're learning how to fish. Not you know no one's just giving. You're learning how to actually go out and fish for yourself. How do I pick a good county? Right. What's the qualities of a good county? Someone referenced a great article that REI tipster had on there about and I read it and it was phenomenal. It was a great article. But also I think it could be stated that go where the other business are because they kind of qualify into what. But this is a deeper understanding allows you to go a little rogue if you want. But I think in the beginning proof of concept is what you need and you need it in an environment that's very forgiving. Buying land for $500, $300, $600, that's pretty forgiving. Right. You low risk and you can still get a huge bang for that buck. Right. You can still get a three time return. 300% return on terms 400%. W. You still got plenty of who's going to. You know. I don't care if you make $400, $300. You double your money in your first deal. You are excited. You've proved the model.

Yeah.

I would add to that and say my very first deal I ever did, I completely botched. I way overpaid the guy because I just didn't do it right. And I spent $7,000 and I couldn't sell it because the math didn't work because I mistakenly bought the property the wrong way. The good news was I was in an area with other investors and I wholesaled it and I made $1,000. I didn't make 20,000 like I was all pumped up to do. But because I was in the right area I didn't lose my shirt. I actually made a little money in the end.

You got a blue one just like Scott Bossman with checkers on it. Yeah.

No, no. Yours is in the mail.

All right.

All these things are just out there in the ether. They'll come get you to Joseph A Bank. Is that a Joseph A Bank shirt? It's gotta be.

No, I, I have no idea. Honestly, I, I mean you wanna.

I guess there's no way to tell.

All right, so hopefully we answered your question, Tim. In addition, I think if you're looking for data, go to Zillow, see what the sold comps are. Go to the county website, see what the sold comps are. You can pull data sometimes on assessor websites, gis websites. Pull the data, see what the sold comps are. Don't overanalyze. Take a list of 10 comps. Throw out the high, throw out the low. Take the average, take the mode, whatever. Male, male, male. It's a conversation starter. All right.

That was almost poetic.

Wow, that was good. Yeah. You might even get another viewer back over that. That was that good.

Hit the road, Jack and don't you come back no more, no more, no the way Just remind me the rhythm you had there. Yeah, take the high, take the.

That's. That's bordering nightcap musical 3 Cotton Eye Joe.

That's what you can use for Take the high, take the low. Wow.

Yeah. Yeah, that's what you can use. I, I would like. I would like a Mike Zano rendition of Cotton I Joe at the next night Cap the musical.

You got it.

I'd like it at the next boot camp, live, in person, in front of the team.

All right, let's go to a next. Let's go to another Facebook question because there's been so much interaction on Facebook this week. I love it. It's awesome. Here we go. You ready? This is from Tyler Brunson. Is it possible to focus on the four to five counties that immediately surround me? Or is the program geared towards or is the program geared towards buying cheap land in the southwest and other rural areas?

Well, first of all, where is me? So that's important to know. I've had plenty of people say, I'd like to start where I live because I. And that's a very logical. But some people, a very, very small minute portion of them actually live in areas where. Yeah, you can. Now this model again, to go to some of the responses I have on Facebook will work anywhere. It's just the number of mailings required to produce a deal. So if I'm going to be in the area, like, I don't know, I might. It might be so cost prohibitive to me. And it is for me to try to do this in the Boston area. Like I'm going to send thousands and thousands of letters and maybe get a deal. Right. And the margin is not going to be there. So you can do it where you are surrounding. But I would be ill advised for certain Areas.

Yeah, I agree.

Especially in the beginning.

Yeah. And you know why we buy land out west? I wouldn't say southwest necessarily. I would say west for sure.

Because Florida, east, we still do, you know, there's still some east areas, east coast areas that work.

Right. Well, you got to look at why the business works. Right. There's a hole in the marketplace. Very straightforward. No real estate agents going to go sell a $5,000 plot of land. They're going to make 1.5% on five grand. They're not going to do it. So the people who own it can't sell it. Right. It was handed down from their parents. Those people don't own $150,000 lots in Massachusetts because I also live in Massachusetts. That's not how it works. Right. So, you know, there is. I don't think the model works in certain places just because the economics of it don't work, but luckily there's like a jillion lots in the usa. So you're good. Just go where the other people are. And I would say that that's also the wrong question because really what he's asking is like, hey, I want to be close to this. And the real question is, does it matter if it's next to me or not? And the answer is not, do I have to visit it? Yeah, the answer is, you don't. I went out of my way. I. I drove six hours in one day on a business trip to go take pictures of my land in Florida. And it might have been the dumbest thing I ever did, right? Because, like, then I had pictures. For 50 bucks, I could have had the same pictures, you know, like, who cares? You don't need to go. Don't go.

What do you think, Scott, about question? Yeah.

No counties surrounding you?

No, not at all. I mean, I live in Wisconsin. Dead center US Right. Buy and sell land out west all day long. Haven't been there. No need to go there. I follow the other land investors. I can get boots on the ground real easy. I can, I can get boots on the ground by going to Craigslist, by going to Facebook and, you know, get, get, get videos and, and photos and, and information from people who live in that area very easily. So you know that that's. You do not have to do it near or around you for sure. Now, have I done it near and around me? I've done it twice. I've bought two lots within an hour of me only because I knew they were smoking deals because I was looking for some deal flow back, back when I started, and Scott Todd said, you know what? Go to Craigslist. You never know what you might find. And I found, like, this amazing wooded lot in Wisconsin for, you know, $1,000. Yeah, I'm gonna go for that. But, you know, typically land in the central United States, eastern United States, it's just people value their land more. The property taxes are higher, so your holding costs are higher. There are so many property owners associations and homeowners associations that contribute to the holding costs that we just like to go west because land is cheap, land is vast, the holding costs are low, and they sell quickly for financing.

I had a question pop up. Did that question pop up on your screen too?

No, I put the question that. It's from the Live.

Yeah.

From Andrew.

Scott Bossman. How often do you post a property in a Facebook group or Craigslist? Daily. Weekly.

So now this is. This is interesting because I think different people do different things.

But.

So I'll tell you what I'm doing. I'll be transparent. I do one ad per account per day. Now, I may be a little bit more conservative than others because I have gotten the axe from Facebook before. You know what? Three. I was just telling Matt Forbes this today. Three years ago. Three years ago, I think I was the first person, along with PJ Riley, two people selling property on Facebook. And I'm like, don't tell anybody about this. Not that it mattered, but it was just a lot easier back then. I was setting a ton of ads, and I did that for a long time, for maybe, I don't know, six, eight months. I sold a ton of property. And then for whatever reason, the Facebook gods came down upon me and said, no, Scott, you cannot post that much. And they banned me from Facebook. That was a painful day. It was a painful day because I was doing really well. It was my second year of the business, and I had to figure out what to do next. So I incorporated my wife's account, incorporated my son's account, but. So I am a little bit more conservative with Facebook than maybe others are, just because of that past experience. So I do one ad per day per account. Now I have multiple accounts that I use, which I think helps. How's that?

That's awesome. And I'm. Now I'm sitting here wondering, man, how did you. I wanted to post something on my go across Scott Boston screen. How do you do that? That was amazing.

That's the chat feature in Skype.

Yeah. But here's the thing. Boys, boys, boys. You guys can see that none of the Rest of the people can see it.

Well, that's the fun part, because then we can say things like innovator.

I just wanted you to ask the question that wasn't meant for the world. It was meant for you to do exactly what Mike did to go, do.

You guys in the blue shirts are having secret conversations that I don't know about?

We can't talk about that.

Oh, goodness.

Great answer, Scott. What's the next question that we talked about?

What's the what?

Not nest. Next. What's the next topic you wanted to bring up from Facebook's whatever discussions this week?

All right, let me see. Oh, crap. I lost it. All right, one second.

One post. One of my posts in Facebook for a 53 acre has 172 conversations.

Conversations.

Yeah, it's in the Facebook.

That's amazing, dude.

I know.

Good for you. Yeah. I posted an ad today on the Marketplace.

Yeah, baby.

And let's just check it. Well, I'll check it here in a minute. Let me get to another conversation.

Saying in the official wealth and creation group, you have that much comments. Are you talking of posts that you're putting out there for property for sale? I was confused.

No. Scott and I had a conversation earlier today around, like, hey, what are you doing for Facebook? And I'm like, my Facebook poster is murdering it. I'm like, I'm getting a million leads. I had to go set up a bunch of zaps. I had to go get a new CRM that I put in place today with a new autoresponder series because I'm getting. I can't handle it. Like, it's too. It was too much. And so I've never really looked, but he, he posted this one on Facebook and 172 conversations. This one has 90 conversations. This one has 40. This one has 51. So I don't know how often. I don't even know. I mean, this is the beautiful part about this business. Scott was like, what are you doing? And I'm like, I don't know. I pay a dude. I have no idea. Like, I literally don't know the answer to this. That question. Right. Probably pretty weak on my part. But that's the beauty of this, is my guy handles it.

Here's the thing, though. Like, the interesting thing is that it is always changing. So. What I started out with on Facebook is different than what I'm doing today. And Matt Forbes, as you and I were talking today, like, I knew right away when something was off. Like a month ago. Things are things. Are going fine, no issues. Getting tons of likes, tons of comments, tons of conversations, and then all of a sudden, what happened, right? So things are constantly changing. You got to constantly figure out constantly. It's just like being a physical therapist. Honestly, every time you see a patient, you have to reassess, assess and reassess constantly. That's what you have to do in this business. You have to stay on top of things. You have to know what's working and know what isn't working, because things are inevitably going to change and you have to tweak things.

I think that also, like, separates the amateurs from the pros. By pros, I mean, you know, part time people with a side hustle, right? But it's the people who aren't on one platform, they're on five, right? Who look at it like a business, who outsource this stuff, who are paying attention. Those are the people that I think do really, really well. And the people who are like, well, I bought some land and I'm gonna go sell it. Like, it works. My theory works. It works. It'll work for them. But if you're gonna do this for real, you gotta get serious about it and you gotta go cross platform and you gotta be paying attention. Because at any moment in time, you know, Facebook or any of these other Craigslist, they could just come down to be like, you are gone. Goodbye. Your entire funnel, dead in a minute. So, you know, you got to be ready for that in this business, which.

Is the power of one thing that we own. Mark harps on over and over again that nobody can take from us. What is that one thing for advertising?

What is the buyer's list?

Yes. What is the buyers list for 500. You own that. Nobody can take that from you. Nobody can get you off of it. It's yours.

Yeah, you see that?

You guys ready? You guys ready? Are we ready? You know what? Do you need a refill?

Yes.

I don't have any alcohol.

Feel like that's two weeks in a row for you, Matt.

I am at a resort doing this show. Like, what do you want from me? I'm doing this.

Time for the refill segment. Time for the refill.

Dasani water.

And since I don't have a re said I don't need a refill. I'm gonna have some cheese curds.

Make sense. That's what I mean. That was what I was assuming you would do. They do look good, though.

Do you guys know what makes a good cheese curd?

I don't think I want to Know the answer to that, right? Like, what's in a sausage?

Is it crunchy? Is that crunchy?

Can you guys. Can you hear the squeaking?

Thankfully, no.

A good cheese curd is a squeaky cheese curd. When you put it in your mouth and you chew on it, you can hear the squeaking. Do you know why that is? When they make the cheese curds, there's like this protein matrix around the cheese curd. And then when you go chew on it, when you're breaking up the protein matrix, it causes this squeak to occur. And that's when you know it's a good cheese curd. So when you go to the grocery store and you pick up some squeak, some cheese curds, you put it in your mouth and it squeaks. You know they're fresh. But would you. When you get cheese curds and you bring them home and you put them in your mouth and there is no squeak in there, you're like, these are like four or five days old.

Is this their version of a mozzarella stick?

Listen, these are so much better than a mozzarella stick.

Dude, it looks like a cubed mozzarella stick.

Yeah. Let's be super clear about this. Number one, there are no fresh cheese curds in Massachusetts. Okay? They don't exist. True.

Okay.

Number two, we've never had one, and it sounds gross, but I did have one at this resort yesterday, and it was really, really good. I don't know if it squeaked. I was about 11 gin and tonics into the afternoon, so. But I remember them being delicious. Although they could have been cardboard at that point. I would have known the difference. All right, what's next?

You guys learned something tonight. Squeaky cheese curds.

Yeah, I'm gonna try to get that right out of the short term memory bank as fast as I can.

All right, here's a reason.

Hey, will you bring some to boot camp?

Yeah, I don't know if they'll be squeaky, though. I'll work on it.

Did you mention a CRM for Facebook? Somebody was asking, did you mention a CRM for Facebook?

No, I don't have a CRM. No. I know there are some Facebook auto posters out there. I do not use them currently.

I have a va. Maybe he's talking about you, Matt. Maybe he thinks you're using a CRM to post. Maybe that's what it is. Maybe you put the confusion.

You have a va.

He delegated that.

Yes, I have a VA for that. I have gone. I didn't have a CRM until this morning, I had airtable that everything was going through, and it was because the response was low enough, it didn't matter. But all of a sudden, in the last. I mean, I've probably gotten 100 people on my buyers list in, like, this week. Like, it's Thursday. Like, it's been a great week for action. So I finally had to get a CRM and build the zaps to bring stuff from airtable into the CRM. And then we built the autoresponder series that we plugged in this morning. Like, my coaching's up in two weeks and damn it, my goal is to have this business automated by then. I've got two weeks left.

I have a great. I have a great reading recommendation for the community. You guys ready?

Yeah.

No, I love this book. I read it a few years ago. It's called Procrastinate on purpose. Five permissions to multiply your time. It's by Rory Vaden.

I've never heard of that book ever.

Forbes. You got to read this book. It so applies to our business. It talks automation, delegation, elimination. It talks funnels. You've got to read this book. Rory Vaden, procrastinating on purpose.

Talk cheese curds.

I would highly recommend for the listener.

I don't know how to read. Everything's an audiobook. So hang on.

Back when I did my. Back when I did my podcast with Mark Podolski on the best passive income model podcast, that was my tip of the week.

One more time. How to win friends and influence people.

Procrastinate on purpose. Squeaky.

Can you guys hear him? Yeah, I hear it. And I also just. Since you said that, I'll give the word of the night, because I'm going to give it to Tam. He asked us what we were imbibing, and I looked up. Hey, listen, there's always new words imbibe, but I like the double meaning of this. Very good, Tim. First meaning to drink alcohol, but the second is absorb or assimilate ideas or knowledge. Like, that is really a double meaning. That goes so well with that, Tim. That's the word of the night. We should have a new segment. Imbibe, drink alcohol or absorb or assimilate ideas or knowledge. This is. This is.

That's knife cap.

Dude.

That's nightcap.

Tam, you just gave us the perfect word for the knifecap. Come imbibe with us.

Imbibe with us.

I M, B, I, B, E. That is a.

That. That is awesome. I'm just gonna. We just need to get T shirts that say imbibe Just got your book. Yeah, that's it, dude.

There it is. Look at that.

Read it.

This item's 200 megabytes. I can't buy it.

Great.

Read it and weep. All right, here's another question. You guys ready?

Yeah, ready.

This is a little bit easier 1. Matthew Jones. This is exciting. Here's a shout out to him, by the way. Time to close on my first purchase. Because it's a more sizable deal, the seller is requiring that I pay immediately upon signing. I assume I need a mobile notary that can hand over the money once they sign. Any suggestions on best places buying or selling it?

Wait a minute. Let me clear that.

He's. He's buying it. It's his first purchase. Because it's a more sizable deal, the seller is requiring that I pay immediately upon signing. I assume I need a mobile notary that can hand over the money once they sign. Any suggestions on a best place to find such a person?

Oh, old lottery.net or whatever.

Yeah, yeah. So basically, this is a. This is where we come into the trust issue. You're buying some land from somebody, they want the money. They don't want to let you take the deed and record it, then pay them. So you can use a mobile notary and, you know, where do you find a mobile notary? Well, you could do it. What? Matt just said you could just go on and just review local notaries in the area. Got reviews. There's a lot of ways you could do that.

There's an escrow company I saw online if they're demanding escrow, but escrow is much more expensive. Although the benefit to that might be, depending on how sizable this is, that you might release half the funds upon signature and half the funds once the deed's recorded. Now we're talking about half and half.

Yeah. Well, what's the. What is the purchase price? Good question, Matt, because maybe you do want to go with title. What's the purchase price?

We don't know.

$30,000 a lot. It's a different ballgame.

Yeah, we don't know. He doesn't say. Mark Podolski recommends $5,000 and above. Use a title company. But, you know, I think the mobile notary works well. 1, 2, 3. Notary.com is what I've used in the past, and that has worked really well. Matthew. If you go to 123notary.com you can find all these little notaries in a different area. You can Google map them and see where they are in relation to your. To your seller. And make it really easy on them. And they can be your kind of your walking escrow agent. So that will work fine.

All right.

Awesome. You ready for another one?

Bring it on.

Is 300 mailings enough to test a county?

Oh, God, that's.

Is 300 mailings enough to test a county?

A whole county? No.

No. Subdivision, Yes. A county? No.

Yeah, it depends. It always. It's like the grayest question of all.

We were just talking on the night on the lounge we just had. Right. And we were talking about how you got to be careful that if you really want to dial into whether your mailing is correct or not, don't mail the whole county. Every one acre, mail a certain subdivision as Tate Litchfield, be surgical. And then you will have some good feedback at that point.

With 300 mailings, yes, you'll get good feedback. So I think that, that, that crush. That question is a great one. I think there, there might be a little bit over. A little bit of over analysis in that question. Again, like, we got to remember what the Landeek equation is, what the Landeek model is, the Land Geek model. And this is well known by now because we have overwhelming evidence that this works. Is 20 a day. Mike Zano. Why 20 a day? What's the strategy behind that? And I don't know. Why would you do that?

It's manageable because if I said you're gonna mail a hundred a week, like, oh, my God, 100. But if you do 20 a day, five days a week, you gotta. You've got the consistency. It's manageable. You're doing it, it's done.

Right.

But, but, but why not just use the software and mail them all? And it depends. That's a whole other issue we're talking about whether or not you're hand mailing or using software. So in the beginning, I think some people very new might want to hedge their bets and say, I don't want to spend any extra money. I'm gonna do this all myself. Well, that's fine. Then handmail, 20 a day. But if you embrace what we do in wim, massive action. You'll get a mailing service and you'll put those hundred out in a blink of an eye. Right.

Why don't we stagger them? Like, why don't we send out thousands on the first mailing?

You can, if you have a system that can handle it. But if you don't have a system, if you're the system, all you. And you're going to send out thousands of mailers you just created a new job, and that's intake, and it's going to be a lot of work. Right? So you just. You can do that. But that's when you get to the point where you're automating and delegating and you have people handling that for you.

That notion is on that Facebook group where people are like, you need to send out thousands of mailers to understand your market. And it's just not true. It's just not 300. We're getting there, for sure. I mean, are they 300 decent mailers where you've done your research and you have a pretty good idea of what you should be doing? You don't need 2,000 mailers to figure that out. You just don't. If you don't want to do the research and your research is sending 2,000 mailers to figure it out, then okay. But the research only takes an hour, and 2,000 mailers cost $1,000. So how about we be smart and just do it the way that the land geek people teach? Because it works. I don't know. That one is annoying to me because, like, it actually costs people money. So that one's a frustrating fallacy that goes on out there.

So I'm gonna give you two. I'm giving you two replies that I thought were really good. First is from Melissa Moore. She's in flight school right now. And this was a great response. I thought, hard to say because you don't want to stop, but it should take four to six weeks to get responses from the first 100. If you're where the other land investors are, then it's not the county. It could be the pricing.

Nice.

Yes. And then, of course, Tate Litchfield, the big papa. Now, when Tate Litchfield talks, people listen.

Yeah, it's like that old E.F. hutton commercial. Remember that, Matt? They open the ear up, you know? Remember that commercial, E.F. hutton? They'd all be like, yeah, yeah, yeah, yeah. That's Tate Litchfield. People talk.

I can tell you right now that when Tate talks, I listen.

Yeah. So what he said was, just make sure you stagger your offer amounts so you can get a nice feel for the correct offer amount buy price. Too Many Too soon is not recommended, especially when targeting a new county for the first time.

And that's a man who's very surgical with his approach.

Very surgical. With his county research and his pricing. Very.

Yeah, it's pretty tight. His operation is very, very tight.

Awesome.

We're gonna have him back on here. We promised everybody we'd have tape back on here, and we have not delivered.

We got so many people we gotta have on Zayn and we gotta have Danielle Dyeball. We gotta get her on here. She's always busy, busy, busy, busy. Mimi Schmidt. We gotta get her back on here. Tate Litchfield. Eric Peterson. Mike, I can't see you on camera right now. The problem with ECAMM Live, the only problem, is that there's a very skinny sliver for both. For all of us. So if you're not in the center of the camera. What's that from? Matt Forbes. Wayne's World. Wayne's World. Party on. Excellent. That's what.

That's that we have another viewer. I guess when you yell at me, we get viewers. Keep yelling at me.

All right, let's find another question, shall we?

Another question.

Okay, I'm gonna. We're gonna end on this one because I think this is awesome.

Okay.

This is posted by the Godfather. The Godfather, Mark Podolski. Oh, wait. We have a question. Let's take the question first, and we'll end with this.

Okay?

Oh, boy. Number one. All right, Number. Number one. I'm going to take the easy one. Is Facebook overtaking Craigslist?

Yep.

Where do you see that?

By Zach Tucker.

So the answer is, it depends on who you are, because I know two different land geeks that you would kill to do the business they do, and one of them is basically all in on Facebook, and the other one's all in on Craigslist. So it's whatever you want it to be. That's the answer. They both have their challenges, but either one's fine.

Is it like saying, what's the best cardio? Rowing or running?

What's cardio? That sounds terrible.

I think it depends on the market as well. I think it depends on the market. I think it depends where you are.

I'd buy that.

I would buy that.

Yes. There are counties that I would agree with. Yeah. Okay, I'll take that.

So I think there is a transition.

Occurring.

Based on what I've seen. I haven't been doing this long. Four years is not a long time. But initially, Craigslist was hot, right? Then Facebook came on the page, and that was hot. It was probably equal. I don't know.

I think it's a matter of. Listen, if you put the time and effort and consistency just like in the mailing side, and use that feedback loop and adjust as necessary, you can make either one of those or both of those work. It's just a matter where you put your time. And effort. People succeeding on both, one or the other. So, I mean, absolutely. There's people crushing it. Ebay only. I mean, and we don't even talk about that. There's so many ways to do it if you know how to do it and you put the time in to kind of dial into it. Right.

All right, awesome. Here's the last question of the night. You ready? From the Godfather. Where would you be and what would you be doing today if you reached true financial freedom?

All right, I'm answering this first because I wrote this all out, and then instead of posting it, I realized that people wouldn't quite understand because I wrote basically in caps. I would be at this swanky resort, except I wouldn't be working because I'm at this, like, super swanky. I'm at the Barnsley resort in Georgia. And it's awesome, and it's gorgeous, and it's all these wonderful things. I was at the Beretta shooting range today shooting clay things and playing golf.

Better with the Beretta.

Yeah. But I was working right now. It's not. I wasn't building a house here. I mean, it wasn't hard, but I was still at work. I was away from my family. I want to go home. I have other things I got to do. I have stuff in my mind, but all I can think of is maybe I would be here, but I would be one of the people in a hammock enjoying life. And I didn't know how to word all that, so I didn't post. I wrote out this big thing and was like, screw it. And I just.

That'd be a long hammock.

It's an extra large hammock.

Thank you.

Reinforced steel. Thanks for noticing. Feelings are hurt, but that was my thought, because I'm at this, like, beautiful. Like, I'm in this gorgeous hotel room that I would never afford. I would never buy this for myself, but maybe I would if I were at, you know, 30 or 40k. Pass.

You mean you need two really strong trees for that? Hammond. Wow.

Really? You know, we love eating your curdled cheese curds.

It's not a bad guy joke. You're like, seven.

It's a tall guy joke. It's a tall guy joke.

Squeaky curds in two weeks at. In Phoenix. All right, all right.

Zeno. Where would you be? True financial freedom. You didn't have to. You didn't have to lift a finger. Not a finger, because right now you're lifting a finger. Where would you be?

Yeah, well, the reality is it Would be more of, kind of the way that we're shifting now. I. I want to be around my family, so I wouldn't relocate, being around my children, my parents, and all my family. So, yes, we would travel, but we still travel. I would do more. We're doing now, right now. Laura and I are very blessed. I mean, it's just more of. We spend every day together, we have time, we go to the gym together. It would just be more of that. More of just. And just more engaging with our family, the friends. Just. I mean, I don't really crave a lot other than, you know, just, you know, the simple things I think I really enjoy. Of course, you know, the vacations are nice and all these things, but I always like coming back here, so, I don't know. I think to me, successful life for me is a simple life with simple pleasures. You know, I just love having the morning where we get up, go for a walk with the dog, do a little bit of work, or then we'll go to the gym, come back, do a little bit more work, maybe go watch my daughter's volleyball game and then have a little whiskey at night, watch a little show and, you know, start over again. I don't know. I don't crave much, so I don't. I don't know how to really answer that. I guess I'm pretty happy. You doing throw up faces? What happened? You just did like a fake frog face.

No, like I was gonna make fun of you, and then I decided that it wasn't a nice thing to do, you know?

Since when are we being nice?

Oh, this is nice as it gets out of me. Are you kidding me?

I think. I think what you gotta look at, Mike Zano, is look at your life today compared to five years ago.

Yeah, it's huge. It's crazy. Laura's working outside the house, I'm working a ton of outside jobs, overtime, so on and so forth. Can't see what that is.

Oh, that's Luke Harris.

Look at that. That's awesome.

You want to talk about somebody who's getting it done in life.

Yeah.

Those two pictures, I can't see the one on the side though. I can only see one.

They're a year apart.

Like Luke with his baby, and then he's, you know, three or four years old. But what you can't see in that photo is like his entire life has changed.

Yeah.

Of what he's doing with this business. Just thought I'd share that.

Oh, he's a great example. And we we see this time and time again and though. And it really comes from just, you know, executing on the fundamentals and grow and just building up that execution. But the only way to really build it is to scale it. And the only way to scale it is to get, you know, you build these teams. Automation, delegation, don't forget elimination. Get rid of the things you don't need. The more you do, the less you do. And that's when the magic starts to really happen. I mean, anybody can do a deal or two here or there, but what we're looking for is how to replicate this on a larger scale that you can manage.

Yeah, awesome.

What about you, Bosman?

Yeah, Bosman.

Bosman. All right.

If I didn't have to lift a finger.

Ah.

So let's see. I think my favorite place in the world that I've ever been to, and I've been. I'm pretty fortunate. I've been to a lot of places is Mike's house. No, I haven't been there yet, so that would probably sway my decision. My decision.

Learning the words begins.

Yeah, there you go. But have you guys ever been to the Grand Tetons in Wyoming?

No, but that's on the list for sure. Gary Overstreet style in an RV.

Yeah, Overstreet is living the life in an RV. But. But I tell you what. 20 years ago, I did. I went to the Grand Tetons three summers in a row. I did some backpacking, and. And it's just the most serene, most amazing place you've ever been in your entire life, and it. It makes you feel so small. So I think I would live at. I. I think I would love to live in an RV at the base of the Grand Tetons for a summer or a year or whatever, and. And just be with my family and. And my. My wife and. And be able to give to others. So, like, if that means filling up a U haul at Christmas time for people who need whatever, that. That would be it. I think that's kind of what I would want, and it's what I aspire to do. So am I there yet? No, but closer than I was. Closer than I was four years ago, that's for sure.

Have you seen the white envelope projects?

I don't think so.

I wish my wife was watching. I'll try to get it to you so you can put it in the notes of one of these things, but it's like a sappy Christmas story type thing.

You calling me sappy?

No, no, no, no, no. But it's About a mom who, whatever, like, somehow bought a hockey team shirt or something like that for her husband because her husband didn't want anything for Christmas. And it was like, the kids loved that present, and it became a tradition, and it was the best thing that they did at Christmas was that. And then when the mom, like, she dies in the story, but then eventually all the kids do it. And so at Christmas, there's all these envelopes, and you don't know who did what. There's some mystery to it or whatever, but that's what my wife wants to do. That's her dream, is being able to silently fund these little things that you see in your hometown. Thousand dollars here. Two grand over here. Four hundred bucks over.

What's the name of that?

I don't know, man. The white envelope thing. Anne sends me this stuff.

Post it in the Facebook group.

It's a really. It's like a legitly good, like, little story, but it's like. Yeah, like, if I had, you know, spare money, like, I would work hard to do that, to give that away. That would be great. You would feel great about. Okay, I'll try to find it.

Scott, I got a question. Is the tetons related to the Pitons in St. Lucia? Are they, like, sister mountains? Nope. Totally different. Nope.

You bet.

We're gonna end on this because we haven't done this in a while. It's time for the Boston Lego segment.

Oh, yes.

Makes me so happy.

For those of you who have not seen this segment before, this is where Scott Bosman correctly spells a word in Mike Zano. That's not true. And Mike Zano incorrectly pronounces the word.

It's actually the reverse of that. If you think about it, you'll incorrectly say it, and I'll correct you, but go for it.

Yeah. Here's our favorite Boston legacy word of the week.

A cheetah. Never play cards with a cheetah. Ever.

It says cheetah.

That's the favorite.

The man's correct.

All right, you ready, Zane? Ready, Zane? Here we go.

Hope it's not a flop.

This is where I spell a word and you pronounce the word.

You ready?

I know the rules. Let's do this.

S C O R. C H E R.

He say scala?

No.

What's he saying again?

S C O R. C H E R. Scorcha.

Scorcha like it's hot out.

Scorcha like it's hotter.

Matt, what's. It's a scorcher. Is that any question?

No, it's wicked hot out.

It's a scorcher.

Scorcher. Matt Forbes, can you say that word for me.

Like I'm from Boston or like I'm a normal human?

Say it how you would normally say it.

It's a scorcher.

It's a scorcher. It's a scorcher.

I've never even heard of a squatcher.

Well, no one's ever heard of a scorcher. You know, it's hard when you. When you finally pronounce those R's. They know it's hard, right?

I've taken my cheese curves to bed.

Oh, it's like.

Taking my cheese curves to bed.

Boys, I think every time you eat a cheese curd, we lose a viewer. That's my thought.

That's not true at all. Not true at all.

We'd be negative.

They hear the squeak, and then you hear the slam shot of them going off, the group squeak gone.

You know what? You know what? You're a jerk. You're just a jerk.

Oh.

Oh, Come on.

Loving way.

Ladies and gentlemen, mom and dad are fighting.

The outro is playing.

No, it isn't.

You're a jerk. Here's to you and you and me and Austin. Blame you guys.

Hey, get back to me on that 53.

Talk your wife, Dude, I got you.

Want to know what that is, Matt? Post it in the group envelope.

I will. Yeah.