The Land Geek Spotlight

2, 1.

Stop yachting.

You land Geek guys are live. How's it going, guys?

Well, there's no music because we're so well known now that Facebook recognized us and said we can't use our intro. That's a big accomplishment, Matt.

And I haven't. I haven't taken action yet. I haven't yet created the new intro, so I apologize. We're actually. I'm gonna be transparent with everyone tonight on the Nightcap and just tell everybody that we're kind of winging it tonight. A lot of times we're rapping. Huh?

Listen, we're calling the land rap. We're rapping about land.

You're exactly right. We're rapping tonight. We don't have much of a plan, but that's okay. I think.

You, you know, think it's gone. We should start a new segment. We should start is once every week. We should highlight someone's wholesale deal for them. Like, you get. Hey, you want submit it, and if we put you out of the hat, we'll highlight your wholesale deal on the nightcap, give some exposure to you.

Oh, I like that.

The. The wholesale. The wholesale segment.

The wholesale segment. There you go.

Yeah, we could do it. We could do, like a deal the week online. What I think we need to do is we need to have a land geek. Geek of the week.

A geek of the week.

That is good.

That is good.

I really think we need a geek of the week segment. And I would choose. I actually know who I would choose this week, and we should have maybe, you know, taken action to get him on here. But you're the one that was exposed to his amazing deal. I'm just hearing some really bad echoing right now. I don't know why, but I don't hear it. Tell us about office hours this week, Mike. Well, first of all, I don't want.

To throw names out.

We don't have to throw names out.

We had some office hours. Who's in flight school, and what is.

Office hours, first of all?

All right, back it up. Rewind. Office hours is after flight school ends. We have Scott. Todd has 11 core modules, and then there's five sessions with one of the coaches, and we just talk about. It's a reactive period. Like, okay, what's going on? You've. You got a deal. You got an accepted offer. You sold the property. You have questions, and this person was like, hey, yeah, I bought a property. I think the numbers were like, you bought one for 3,000, sold it for nine? Something like. No, no, no. It Was. It was a decent deal. But then during the call, he got a sale, a cash sale purchase of 3,000. I think he sold for 13,000 cash. During the call.

During the call, yeah.

Yeah, that's a. That's a geek of the week right there.

Yeah. You know, but it also brought a bigger point because on that call were people who've already had. And these are people inside flight school. So mind you, they probably started mailing, you know, at this point, maybe like eight weeks ago or so. Right. Ten weeks ago, whatever it may be. And some of them have gone full cycle, some of them in the middle of their first purchases. It brings up that whole idea of comparison as a thief of happiness, which we've talked about a lot. It's important to realize that there's going to be different timelines for everybody based upon a lot of different factors. But you should take these things as encouragement because there's nothing special about this individual other than following the recipe. We all have sales. The three of us, we're following the recipe. This business waxes and wanes. There's struggles and whatnot. It just can be tough, though. I think in the beginning, when people go to boot camp and they look and they see someone go up there in the grill, the geeks are like, oh, my God, this person has had this many sales and I've had this many or so on and so forth. I just think that even though we're celebrating geek of the week, it's important to realize that take this at your own pace and celebrate the small wins along the way. For some people, a small win, Scott is just getting the mailing out. Right? Starting to create deal flow. Like, Matt, tell us about the first time you finally got a mailing out. Remember that? Do you remember that? Do you remember that?

I do remember that, but I couldn't care less. I mailed today.

Yes.

So I have a lot of inventory I haven't needed to mail. I mailed, like, 650 today, and I have another, like, thousand to go. And it's been like, I should have mailed, like, six or eight weeks ago. My wife is all over me and Bosman. I got her to quit her job and.

No, you did.

I did. She quit her job.

Should I celebrate? Is that celebration?

Yeah, that's a celebration. We're still totally scared, but she goes, listen, if I quit my job and we're not getting that income, then you better go freaking mail. And I'm like, huh? I'm like, you not having income to us having to mail more I'm like, I wonder why I didn't look at it like that. So I'm like, I better freaking mail today.

Congrats, Annmarie. Forbes, that's amazing.

That's burning the ships, right? That's kind of like you're all in.

Yes. It's not like she left her job and passive income is paying for that. That is a full blown boat burn right there.

Boat burn. The boat burn move. That's what I love it. We'll call it the boat burn segment. We're thinking of tonight. We're kind of brainstorming segments.

Let's do that. Yeah.

The boat burn segment. I love it.

Yeah.

What now? Ed Ellis brings up a good point here. Matt Forbes, you are a seasoned land geek. Okay?

I want to hear it. Why? Why you got to like Adobe and Joanna? We were friends.

No, we've talked about this. We've talked about this a lot. We've talked about how when you're first starting out, you should really stick to 20 a day. And there are all kinds of reasons for that right now because with 20 a day, week after week, you can gauge the market, you can tweak your offers. But if you're in an area that you know well, you have the capacity to scale up your mailings. Zanel, you do it. Forbes, you do it. I do it. You can definitely send out 650 in a day if you have the systems to back up what's going to happen here in a few weeks where you have a lot of deal flow.

Right. That's the thing. I've got the intake manager all squared. We know this area. I just hired a sales assistant so we're getting her up to speed. So by the time all these things come back, she's going to be ready to go. And I found investors.

Nice.

It's good. It's go time. Game time.

You gave me another quote. 20 a day keeps the stagnation away.

Yeah, I like that.

Like an apple a day keeps a doctor away. Right.

It's funny that one of the things I haven't outsourced yet is mailing with terrible.

You have an outsourced mailing. No. You don't really have to think about it though. Really? How hard is it? I mean, listen, you can, but it's not like it's one of those things that big time suck for you, is it? No.

But then it doesn't get done. So to Ed's point, like, okay, the consistency, you mean? Right. If I outsource it, I'll get the consistency And I know that, and I don't know why, but like, Bosman, why? Why have I not.

Because we're not all perfect. That's it. We all have these little things we make and we just keep adjusting. And you've only been doing perfect.

I mean, this is a continual process. We are constantly working on things in our business. And you've only been doing this like a year and what, four months? Be too hard on yourself. Year and a half.

So I think you count your start date from the date of your first sale. I think that's how you do whether it's a wholesale or not. That's because that's like everything. Because everything before that could have taken you two years. It could have taken you two weeks, right? So that's when I start my timeline. So I'm a little over a year, but I've sold the property a week for the last four weeks on terms. And yeah, it's working.

You know, I feel like calling you Pete tonight. You know why? Because you told me my drink was peaty. So can I call you?

It's a great scotch.

Oh, see, I love it. Finally. I brought a scotch on that gained approval. No more. No more of that. What was the other one I had? Glenn Lovett.

Dude, you were drinking like Glen Livid. Come on. Come on. Right? Bosman, Right. Come on.

I'm not a scotch fan.

So, ed, see the McAllen I'm going to bring on here for the. By the way, we're doing this the night before Thanksgiving. I'm going to have some killer McAllen on here, and if you want to come up, you could drink it with me.

Oh, wouldn't that be something?

No, that's. Did I just hear free? Really good. Does that come with, like, an Uber home? We'll go split a property wholesale and.

Take the funds with a couch that's not quite 7ft it long.

Textus and I do not agree. We're not friends, so that's interesting.

You could be here. We could make Bosman jealous. You could be here the night before with. It's going to be a killer. What day is that?

What day is that? The 20th.

Wednesday the 27th. We're having our second annual Land Geek.

Lounge right before Thanksgiving.

Yeah. What time is that? Because that has legs. That idea has legs. I like that idea. Right? I think that's good.

Curses.

I don't know.

Curses.

That laugh reminds me of Haha. Han Solo. Who says that? Scott Bossman.

Jabba the Hutt.

Yeah. Come on. That was a sad scene. Did you cry when he died, by the way.

When Jabba the Hutt cried.

No, he's a key character.

No, he's not.

He may not be the nicest character, but he was part of the Hutts.

They're like just slimy lore.

How many huts do you know? There's more than Jabba.

Yeah, there's more than Jabba. Jabba has a son. He has a cousin.

Yeah, Jabba's sort of the leader of the. I mean, don't you, like.

He's from.

Is he on mute? What's he doing?

Oh, me? I'm on mute.

Yeah. No. Okay. No, we're good.

All right, well, let's. Let's encourage the community here to. To ask any questions or to celebrate any wins that you have tonight.

Right?

We're a little bit off the cuff. We're going off the cuff on this one. We don't. We don't have a lot of planning involved in this nightcap.

Well, we got a lot to talk about because, you know, it's like that old Saturday Night Live thing. Talk amongst yourselves. Who said that? Who was that Saturday night character? Remember that?

Oh, hold on.

Talk amongst. Talk amongst yourselves.

Amongst yourselves.

That was Linda.

Linda.

What's her name? It was Mike Myers.

Yeah, yeah, yeah.

Of the clipped.

Yeah, there we go. Jen's got a question.

Yeah, we got a question from Jen Ramquist. We're going to throw this up here. Jen, I think you got the tool. Oh, why isn't it going up? I think Jen got the toolkit recently. Oh, there we go. And here's the question, guys. What are your thoughts on land arbitration for those who either don't have the cash up front or those who want to take the cash they have and attempt to scale? Oh, so nice. Well, why don't we explain? Mike, you want to explain what land arbitration is?

Yeah.

Then I'll explain what it is. We'll go to Matt, because I believe Matt's done some arbs, and you can give your honest opinion on it. How's that of arbs? So basically, you make the spread, I like to call it. Right. You're making the spread. So it is a good way to scale. It's a good way to try out a new area. I mean, it's a low risk commitment because you're gonna say, okay, I'm gonna pay you X amount of dollars. Maybe It's. Maybe it's $50. Maybe it's $75. Maybe it's $100, whatever it is. And you feel confident that you, based on the market, you can sell it for 150, for 200, whatever it may be, and you make the spread. So you're only committed to that payment. You will not may. You will pay more than you would for a mailing or for a wholesale, because the person's basically financing it in a sense. Right. Does that sound right, Matt? And what are your thoughts?

Yeah, I love it. So you don't make nearly as much as if you had put the money in yourself, but that's the whole point. I was just looking at a couple of my land Arb deals. I've done three, so I'll give you a couple of examples. So one was one in Florida. So I bought it for no dollars. It's land Arb. Right. I bought it on 6, 1, and I sold it on 10 in October, mid October. So I carried that note for four months. So it actually cost me 400 bucks because it was $100 a month, and we're billing 150. So for the next seven years, I make 50 bucks a month, and it costs me $400. But more importantly, I tested the area. Now, oddly, when I sold it, the guy was like, oh, I got a bunch of friends. And then. So I bought a couple wholesale right off the bat and then sold those. And that was one. And then another one was in an area I wasn't sure about. And I bought them on 128. I sold one on 4. One and the other one on 4. Four to the same guy, but same thing. It's $100 a month, and I'm selling them for $200 a month for 40 months. So, like, I love it. Like, I'm a huge, you know, I'm a huge fan. I don't know why more people kind of don't do it. It's. To me, it's like I get to test the market and decide whether I like it.

And you can pick up. Like you said, you can pick up a property for literally a couple hundred bucks. What a great way to get into this business with. With just a little bit of money. And you can, as you said, you can test an area. You know, another thing is, Matt, what if you were two months into a deal like that and you decided, you know what, I hate this area, or I'm having a hard time finding a buyer.

Give it back.

Yeah. Well, two things would happen. Number one, I would have called Tate, and then Tate would have slapped me in the face and been like, you know, two months is not long enough. Keep the back of my hand he wouldn't. He's actually. He's far too nice for that. I would. If you called me, I would do that. But, yeah, you just literally default. That has a negative connotation. But when people land our. So think about the guy who actually bought it to own it. What a great deal it is for this guy. Are you ready for this? You pay him now less, but you test the market, and if you don't like it, you give it back to him. He just made two, three months worth of money, and then he sells it to somebody else. When I say you default on him, that's the technical term, dude. That guy doesn't care. Default all day long. Like, they love it. So nobody's losing here. Everybody's smart. Everybody knows what's going on. Everyone's well aware of the story. But don't do it. Like, don't quit after two months. You need more marketing than just two months. Pick an area and stick with it. Don't walk away. I did that for, like, nine months, right? Bosman. I was like the island hopper. I was all over the place and all the areas I was in South.

Land hoppa. You were a land hoppa?

Yeah, it's the worst.

You were a land hopper.

I think that's the advice that I would give more than anything is like, just shut your pie hole, pick an area and fucking stay there.

That's politically correct. Matt Forbes. I love it.

It's a PG show, dude.

That was a Thanksgiving reference, right?

Henry Miller's Children are watching Thanksgiving.

No one's watching. No kids are watching.

We actually invited the middle of the child tonight, and then we said, pie hole. That's not nice.

It's your mouth. I don't know what YouTube.

Andrea, we're sorry if you're watching with children. We didn't know Matt Folgers is gonna have Thanksgiving references.

Pie hole is a totally acceptable. Although outside the general line statement. It's not like we're swearing over here, but that's what people do. And I did it. And I wish I hadn't, because in all the areas I want to go test that I gave up on, I eventually sold property in every single one of them. And if I just stayed there, I would have sold more because you got to understand the areas.

So, yeah, I think digging your heels in is important. I was talking to someone today, and they're like, I've mailed these four counties and getting lackluster results. Do you know a better county? And I'm like, it's not really about A better county. It's about just digging your heels in and, and really kind of getting the, you know, just take. Getting traction by being consistent and being committed. Grass isn't greener.

Jen says I'm being honest. So I said, matt, don't listen to them.

Yeah, you're just being honest, right? Andrea Miller says she. Her daughter is watching, but she's got headphones in, so you're lucky.

Oh, my God. Oh, my God.

She didn't say her daughter's watching. I just assume.

What other. We have any other questions?

No other questions right now.

Do we have a lot of viewers tonight? We have. We cr. Have we. Have we gone over 20? Have we gone over 10? Do we have.

We're over 10. We're at 12 right now.

We have one. Is anyone.

We listen. We know we live in the rerun. In the rerun where the rerun livers.

Let's touch on Tom Con. Tom Conway does have a. Have a statement.

Tom, great to hear you. Tom is a faithful supporter. He always. Even if I have a little bit too much to drink on the nightcap, he still said, I do a great job. The next day he gives me an encouragement text. So thank you, Tom.

Oh, that was. That's nice. That's really nice.

He's like, mike, don't worry about it. It was a great show and I love it. He's consistent every week.

So Tom says GIS maps are not working as outlined in flight school. Where can we go for help on that? So here's the thing about GIS maps. Some. Some county GIS sites just aren't as friendly as other county GIS sites.

They all work. What do you mean by they don't work? Can you clarify?

They're just not working as outlined. Maybe he can. He. Maybe he can.

Showed one particular county. Now, Scott Boston in this case is spot on. Every county is going to work a little bit different, but they do have the functionality to do what we need. You're basically probably talking about a screen scrape is what you're really looking at, which is where you take information off the computer and enter it into the Excel sheet. Now, by you, we don't mean you. We mean your va. Because you do this for a few minutes, you're going to go, wow, I learned this task really quick. I get it. I hate it and I'm not going to do this anymore. So the screen scrape is probably one of the first things you'll outsource, Tom. But Listen, all county GIs will work for this, but they may work there's some you have to click on and then you have to use it in combination with maybe the assessor or the clerk or the treasurer. I mean, whatever you may have to combine, but it can be done and it can be done by somebody else besides you. And if you just do it a few times, like do five.

Yeah. Sometimes you have to cross reference. You have to take data from, from one. From one place and cross reference it with data from another place. And that might be one of your frustrations as well. He said couldn't find them easily now. I mean, that, that is the case in some counties.

There are not only means, if you.

Figure it out, you're gonna be. Have a superior advantage to everybody else who quit.

Yeah, keep. Keep going. I mean, I work in a county where like, dude, there is no GIS map. It doesn't exist. I literally had to build one out of Excel. But for most counties, if you're following the rules, if you're within a regular county, off the secret county list, all that kind of stuff, you just have to keep digging. That's the job that you have given yourself is you can't quit. You just have to keep going and take a break and come back and hit new buttons and try different stuff. It's there. You just got to find it. You just got to keep going. Awesome.

Anything else?

I had someone actually reach out to me by text and I'd like. I think I should address it on here. I think it's a great question.

Let's do it.

Can I. So this goes back to pricing because we find that when people send out a number of offer letters and don't have even the minimum that we talk about in terms of response, we can diagnose that. Right. We can treat that. Like we get like doctors on it. Right. We look at it and say, okay, what are the symptoms? Okay, you mailed out a thousand letters, you've gotten zero responses. Well, we can diagnose that. Right? So this here's the process and I want to see if you can uncover the error. Here are the part that needs to be corrected. Scott Bossman, I'm going to read this to you. You tell me what you think. Ready? Divide the county into cities and target specific cities within a city. I group my data by acreage bands of three acres, like one to three forests, etc. Then I go to land watch, find the median price for that city and acreage band and divide by four to get my offer price per acre. I think I could probably stop right there. So what he's doing. Because I read pretty quick, then I got a New England accent. So let me explain it a little bit. So he's basically going in and saying, okay, here's a huge county. Now. There's cities within that county. Every one to three acre in this city within this county is worth X and I'm going to price it accordingly. I think that should be enough to uncover. Let's diagnose that. Scott, why is he not getting a huge response?

Well, I think. Well, there could be a couple things, right? Like, we don't typically focus on cities. We typically focus on a little bit more rural areas. And in these rural areas, there are literally cookie cutter subdivisions with thousands of one acre or thousands of five acre or thousands of 2.5 acre parcels.

Right, right.

That you can really hone in on. You can, you can sort your list. I would more likely sort my list by the parcel number or the subdivision than I would kind of honing in on a different area of a city and price my list that way. So hopefully that's helpful. But I would kind of batch your list, as you were saying earlier, batch the apples, batch the pears, batch the.

Oranges, batch the oranges. Don't try to price a pair for an orange. You're spot on. Basically. Tate Litchfield, you know this as being a student of his, Matt, and working with him. Surgical. He likes to use that word, surgical. Right. So when you. If you're going to go and you're going to scrub a list in a county, I look at it and say, if you had a map, a huge map of a county, you're going to cut out one little small section with scissors and you're going to mail that section. Right. You can't just go in and say, here's a huge segment. Here's one whole city within this county and every one to three acres worth X or Y or Z, whatever it is, because look where we all live. Right? And I know this is kind of. We've said this before, but one acre here is not the same as one acre on the other side of the city. There's different attributes. So the problem with this, and I'm going to tell this person, they have to watch Nightcap to get the answer, and they'll have to wait to see what minute it is. I don't even know what minute we're in. But the reality is, 24, you're not. You're not being surgical. You're not being surgical. You're being very arbitrary. You're too general. You've got to dive in deeper, which makes your job easier. Do what Scott Bossman said. Go to one subdivision. Now you have one price for all those properties. When people respond back to you, if you investigate one property, you know everything about all the properties in that subdivision. So now you only need to do two things. How much do you owe for taxes? And are you the person that can sell me this? Is this. Or is it you? Are you the nephew that's been paying your uncle's taxes for 30 years and you think you can sell it to us? You can't. You don't own the property or, you know, your wife? Oh, my wife. We got divorced, but she doesn't want it. She said she's all set with it. You can't sell it. You know, it's like, you gotta. You know, you need to know two things. Who am I talking to? And one of the taxes owed.

Awesome. Okay. All right, we got to go back to Jen Ramquist question, because this is a good one. And then, Forbes, you can. You can talk a little bit about it, and then, yeah, sure, we can have a refill. I don't have anything to refill, but that's okay.

On the nightcap. This is.

I had it. I had a beer. A beer's gone.

I'm gonna go get a corn.

Well, we're gonna have a Mac Daddy night. McAllen, me and. Me and Matt Forbes, and we're gonna be hosting Scott Bossman on the 27th.

Can I just interrupt this right here about the McAllen and say that the corporate job I have, the headquarters of this place was moved so that they could be next to a restaurant that has McAllen 20 might be something similar to we're gonna drink, which is crazy. Like, that's the whole reason they're in the office building. They're in.

It might be a Mac 20 night, Mac Daddy.

I'm done.

It's only, like, two hours away. And then we could just FaceTime with Bosman the whole time and, like, be.

Like, why aren't you here? Can you taste this, Mack Daddy?

You know what? I'm just gonna go live by myself that night. Cuz you know what? I have the capability. Huh?

Bosman, here's what we'll do. I will pay for you on points to fly out here for this event. One way. I will fly you on Southwest standby.

Worst it is the night before Thanksgiving.

Oh, well, I mean, who do you want to be with?

I know, right?

Time to decide, right? Come on. Come on.

Okay, I'm going to Go get a beer. I'll be back.

You go get a beer. We're gonna ask Jen's question here.

She said, I'm gonna say one thing. Scott Bossman.

What's that?

I love the beard.

Oh, thank you, dude. I appreciate that.

I told you the guy was the actor. I always tell you look like, you know. You know, he's from 300.

Yeah. Gerard Butler.

You got the Gerard Butler. Being a mustache, you're rocking it.

I appreciate that. It's really nice of you. My wife hates the white, but it's wisdom. It is. It is wisdom. It's wisdom and stress.

I feel like I got to get my Peterbilt hat. I don't know if it's right over there. I feel like I should have mine on.

Here's a question while Forbes is away, and then we're going to ask a question that he can answer. Mike, how much money is the minimum amount of cash needed up front? I would assume she means for land investing. How much money is the minimum amount of cash needed?

So we're going to take education out of this and talk strictly about acquisition and mailing. Now, here's the thing. You got to mail at least 20 a day, 100 a week. So let's call it 80 bucks. Call it a hundred bucks. Let's overestimate everything. Hundred dollars a week you need, right? So $400 a month right there. Or $430, since it's 4.3 weeks in a month. So that's a true statement, Matt Floyd.

No, I know most people don't look at it like that.

Yeah, I'm learning to be more of an accountant with the glasses like that. So $434.3 weeks. Now, here's the thing. What's the price point? Now you could say, I want to buy a property worth $2,000. I'm going to pay 500. If you have $2,000, you can buy four. If it's a $1,500 property and you have $3,000, you can buy two. So you get to decide the price point where you want to enter into this market. A lot of people do err on the side of caution and say, you're not going to get hurt buying land for $400. $500. Right. So they might say, let me get some proof of concept and get that. Now, I could say that might be a little bit harder to sell a property that you buy for 500. It is for $1,500. It might be a bigger market, but still, I Get it? So really, the reality is you got to look at where you'd like to work. Divide those costs by four, and if you're going to have enough money to buy a few properties and account for the mailing. So if it's a. If you're going to buy, say you're going to buy a property for $500, it's worth 2,000. You want to buy two, that's a thousand. You want a month or two of mailers, that's 2,800 bucks.

You need.

You need $2,800.

Dang, that was some.

The price started negative four. Now, how do you buy a property? Well, yeah, I scraped. I put things together. I quickly flipped. I mean, yes, there's ways to do this. You just don't let anything limit you from taking action in this business. Oh, I don't have any capital. You can find a way. Oh, I don't have any time. You can find a way. Oh, I'm worried about this. Don't worry about that. You just have to take this. All these reasons that you could create to stagnate your action, and if you let them stagnate your action, then this thing never has liftoff. So put those aside, find an area.

And mail you can. And you know what? You. You can. I think the best way, the best way to become an expert in this business is to mail, right? That's the best deal. What?

Because deal flow.

Deal flow solves everything, right?

How do you get deal flow? You mail.

What if you have 200 bucks, Mike? What if you have 200 extra bucks? 200 extra bucks a month? Well, we go back to arbitrage. You know, Dana, if you weren't here at the beginning of the episode, we talked about land arbitrage there for a little while. Mark Bedolski. One of the things I love about this community is Mark is very giving of content. He has a free wholesaling class right now that I'm going to put the link up here. You can buy and sell land with no money.

Listen, if you have to do one thing, mail. Because if you find a smoking deal, you can come to me, you can come to Matt, you can go to Scott, you can go to Tate, you can go to Mark, Scott, Todd. They'll partner with you. No one's get the deal mail. That's number one. If you get a smoking deal, you can find someone to say, hey, will you help me? And you'll make money. So don't be afraid to mail. Don't worry about the money. If you came Matt fors. If I came to you and said, geez, I got this deal right here, and you look at it and go, that's a smoking deal, would you not partner with me on that deal? Of course you would. You'd find a way to get in on that deal. So mailing is more important.

Yeah, I had.

I should speak for you. I'm asking you, would you. If I came to you and I said, geez, I got this deal, I think I could buy it for $1,000. Looks like it's worth about five. Would you like to invest in this?

Are you kidding me with that? Let me check my. Let me check the jar on top of my fridge. I like money. Yeah, I had. Nobody got the film reference, so I like money.

I didn't get that. What movie?

The Mike Judge movie about the future that's actually coming true. Come on, who's with me? Idiocracy. I like money. No.

Okay, well, have you guys want McDonald's? When you said that, something about what you just said made me crazy. And I haven't had a hamburger in two months because I am. I'm a pesc Italian now.

Pesque Italian.

Something about what you said reminded me of McDonald's. Why? I don't know. Why?

I don't know.

But my favorite sandwich at McDonald's is the filet o fish.

Come on, dude, give me that fish. I need wine, you know, like, so. So the. I mean, what, a couple months ago, right, I had a deal. I was out of cash, and I went to Bosman, was like, hey, you know, I got this deal. It's like three, you know, I don't know what. I charge you six grand for it. I think it was three. I think I bought it for three. I sold it, wholesale it to him. I made three grand a day. Now, you know, Bosman went out and fricking sold it the following day, which is absurd. And made tons of cash.

Man's got skills.

Gouged me on that deal.

Man's got skills.

Gouge you on that deal? Listen to you. You sold it for like 20,000 fist pump. That's what it's all about, baby. Come on. So, like, can you do this? Like, on very low money? You can. Is it harder? It's a little harder, right? No doubt about it. You got to watch those dollars. But where else are you gonna go? Invest whatever Zaino just said a couple. A couple thousand bucks and actually start making real money and then have that real money turn into monopoly money.

What other. What other real Estate business. Cash flows the stock quickly.

Oh, yeah, None.

Nothing.

Yeah, I mean, yeah, go, go buy a two family. I mean, come on. Like it's, it's so little down. If you're willing to put the effort and the work in, you can do it. It's just work.

Just work. So, yeah, all right. I got a, I got a question from Brian Adamo. He just, he, he texted me and he asked if we would answer this on Nightcap. He values the land. Geek guys opinion.

Wow.

You guys ready?

Love you, Brian.

So Brian got this email from a seller. Okay. So the seller says, brian, when you sent the original purchase agreement, the form letter indicated you would pay the cost of completing the transaction. I presumed this would include the services of a closing attorney or escrow agent. I'm reluctant to sign over the deed and then wait for a settlement check, as I'm sure you would be reluctant to send me a cashier's check and then wait for me to sign the deed.

Mobile notary.

Judging by the format of your purchase agreement form, it appears you do this kind of activity regularly and that you would have a closing attorney that you normally use. Please advise.

Yeah, get on the phone right away and be like, first I build rapport. I get him laughing. He'd be my friend. And I tell him, listen, I've done a ton of deals. This is how it's going to work. I'm not asking you to do something like as ridiculous as send me that deed and then hope for payment. We're going to make us both say we're going to create a safety net for both of us. I'm going to have a third party, a mobile notary, bring you a check, a bank check. You're going to have the deed, they're going to execute, make the transaction, everybody's safe, everybody's happy. None of this is, you know, going to require the use of some sort of closing or title. You know what the reality is? Let's face this, this is why we mail lots of lots and lots of offer letters. Because this guy might find fault with everything you do. And so this may be a no go. No matter. This guy, you can bend over backwards and he'll still find a problem with it. So, I mean, not that he, I mean, just saying that's why we mail in volume, because there's some people that just aren't going to be pleased. Thoughts, Matt Forbes?

So everything you just said is 100% accurate, but the way that I read that email is I don't think it's Negative. I just think it's. That guy clearly has bought and sold some real estate in his lifetime, probably his houses. But he's probably done it a few times and can't even fathom that you would close on real estate without an attorney. More than likely, the attorney would cost more than the real estate. Everything Mike just said is true. I'd be shocked if you lose that deal. You just have a conversation and you have to sort of fake it till you make it and say, like, look, I do this all. You were right in the letter. I do do this all the time. And if you would prefer, we can just use a mobile notary. I mean, used one this morning. He was $65. No big deal. He gets the protection he needs. But it's all about you developing that relationship and sounding like the expert. Like, I do this all the time. I don't care if it's your first deal. It doesn't matter. You just need to come off that way, like, yeah, this is how it's done and you're good.

Another thing that really helps is not only sounding confident, but like you were just alluding to Matt Forbes. This is how it's done. This is how we do it. We're a legitimate business. I can prove to you that we're a legitimate business. What has really helped me in the past is references. If you had great experience with a seller, ask them if they would be a reference for you. And I have used people time and time again with that, with. With these type of, you know, skeptics, I guess, and then they, you know, they get a little bit of information from a prior seller and they move forward with a little bit more confidence. But the mobile notary is another great idea for sure.

Yeah. Don't let it stop you. Do not let that get in the way. That guy is eager to. He just doesn't want to get burned.

You know, there are some online escrow companies, too, that are really cheap. I've never used one. But Safe Funds I think might be one. I don't know.

I haven't yet.

But that might be another option is to look into something like that.

Yeah.

Awesome. All right. Oh, we got another question from Andrea Miller. If you use a mobile notary, do you still need simplifile to record right away and give them a check at that time? If you don't have simplifile, would you still wait to give them a check?

I've.

I just make sure that the deed is prepared correctly.

Yeah, make sure the deed is prepared correctly. I'VE done a number of deals, Andrea, where, you know, the notary acquires the.

Deed for me, which is the beautiful part of LGPass. It makes it for you.

Yes. And she, she, she or he will scan the deed to me right away and, and I get it recorded and we haven't had any issues.

I want a filet of fish. Why did you do this to me?

Give me that fish. Or you can ask the guy who you're buying it from, the guy and gal and say, hey, look, scan a copy and send it to me, right? I mean, I can't go. What am I going to do? Take that and then we'll do the mobile notary. Because that scanned copy you probably can use in simply file a lot of times it'll take it. I mean, you shouldn't do it until you paid the person, but you can have that all worked out well in advance. And the one that I just did, I'm like, here's the self address envelope back to me with the deed. Once he signs it, you're good. Because to Zano's point, it's an LGPass deed, so it's golden. Right? All I need is the signature and that's. And we're good to go. So that person, that mobile notary got the check with the return envelope in the, in the letter I sent the mobile notary, he goes out, executes it, he takes the check, he mails it, Done deals all day, every day.

I love it. Scott, aren't we close to the Mandarin Orange? What's that show you gonna watch?

Yeah, I have a hard stop tonight because I have a date. Pretentious hard stop. I have a. I have a date with my sons to watch the Mandalorian. It's a school night. We're staying up late.

How do I watch this? Can you tell the cr. I mean, can I go on Netflix? How do I watch?

You got to subscribe to Disney plus. Subscribe?

The last thing I subscribe to was the. Was the YouTube, the Red show to watch the Cobra Kai. Because I'm a huge Karate Kid fan.

See, I justify these. I justify these things to myself. Do you know how much it cost me to take four boys to a Star wars movie?

You're getting a deal.

I have four kids. I know.

You know, and then they want popcorn and Slurpees and soda and candy bars and everything else. I mean, one night at the movie theater. How do you spell this show is essentially the same price as my one year long Disney plus subscription.

Mandalay.

Mandalorian I bet I can sell this to Ann on what you just did right there alone.

I think you should sell that to Ann. I think you just need to say, you know what, honey? Do you know how many trips to the movie theater this is going to save us in the next year?

Yeah.

There you go.

9.1 out of 10 for IMDb the budget was $120 million. That's it.

That's insane, though. So there are already 10 million subscribers to Disney plus at $7 a month. They're making 70 million a month.

Didn't they just start, like, didn't it start today?

Yeah, yesterday, I think.

Yesterday. Yesterday. The first day.

Yeah.

How would you like to walk into 70 mil recurring revenue? Holy Lord. And for what? What did they do?

They're like, spent $120 million on the Mandalorian.

No, they didn't. They spent. They spent 25 million building the actual app. By 25, I mean, they spent, you know, 4.

Yeah.

So let's put a little bit of time now. It will eat into, you know, some of their, you know, DVD copy sales, but probably not a lot. Yeah, so it's a no brainer for them, but another $7?

I know, dude, but it's the Star Wars. It's the Star Wars.

Get me wrong, dude. Absolutely.

All right.

Two. Not next Wednesday with the Wednesday after. Could be the night. The Mack Daddy night.

I'm not going. I'm not going live that night with you yahoos.

I'm going live by myself with some fish. Come on.

Come on. Just take a plane trip, man. Come on.

I'm going to fly down and see Podolsky.

Two hours, one night.

Me and Ped, one night.

Fly in and fly out. Just man up.

Me and pedoli versus YouTube.

The Mandalorian would do it.

We're way more fun than you and Mark. Way more fun.

I'm out of here. Listen, may the Schwartz be with you.

Oh, my God, look. Handsome Rob just joined.

No, he didn't. Ladies and gentlemen, Handsome Rob did join. Handsome Rob. I have a date with the Mandalorian.

Last time Handsome Rob was on the.

Show, he and Valerie were one of our first guests.

We should bring them back on. Matt, what do you think?

No one loves Handsome Rob more than me, but we all know Valerie's fake. Like, she doesn't exist. She's not real. Right? So, I mean, yeah, it'd be great. Dude, that's a cardboard cutout of, like, someone that John found on television, so. No way. No way. But, yeah, you should have him back on. Because, you know, John, you know, they. I mean, man, they did it. They did it for real. John's actually. I don't think I've ever told him that, so he may now know. But I showed the interview that Mark did with the two of them on my TV and was like, listen, we're doing that. My wife is like, we're quitting our jobs and we're moving. And I'm like, no, no, no, we're not doing that part. No one would do that. That's just crazy talk. But look at what they did. And it was a big inspiration to me, actually joining coaching, believe it or not. And now I spend every Friday afternoon with Handsome Rob.

I feel like that was an emotional moment. I got a little bit of tear there.

Yeah. Sniffle, sniffles here. Jerks.

We had a moment on Nightcap.

Yeah, well, we didn't have any.

Those are few and far between.

Have any segments. So we had a moment instead.

Yeah, I just went out and got the claw because we're out of beer, so.

Oh, look at that.

You won't be drinking a claw on a Mac Daddy night.

I like this idea. I think the problem is there's zero chance. I don't drink a lot if I'm with you for that. And then, like, what am I gonna do? Sleep on your beat, dude from. From Haverhill.

Haverhill. That's a long.

I never heard of that town. It's Haverhill.

I know what it is. You always think that. I don't know. Like, we live in the same state. Brother, I live an hour and a half from you. I like it because you get mad, so I say it like that. Haverhill, Mass. My brother lives in. My brother lives in Marblehead. Maybe I could take an Uber to his place because that's not far, right?

Marblehead, it's probably about 35 minutes away south. Yeah. You could be home by at least noon on Thanksgiving, right?

That'd go over real well.

I'm sure just in time of the turkey.

Doghouse. Since I made her quit her job.

The Mandarin orange is playing.

Yeah, we gotta go.

All right. Thanks, guys.

What a drink. Please. Mout Boz, give us a toast. Mouth, give us a toast. You do the best off the cuff. Toast.

Come on. Yeah.

May the force be with you.

All right, next week. Later, boys.

Okay, see you guys.