Ep 118- Cash Geeks Podcast Interview

Transcript

what's up what's up guys this is the

cash geeks network i'm dominic and this

is the cash geeks network every tuesday

night at 9 00 pm eastern time guys we

bring you the fire all aspects of real

estate and real estate investing

including retail real estate wholesaling

flipping in all realms we're bringing

you major players that are in the local

market and all across the nation guys

tonight we have anthony iguana and

daniel martinez with hivemind crm bring

them in warren let's just go to work

guys are you guys ready to just go to

work and just give these guys the value

let's do it always awesome awesome man

listen guys i've been following you guys

for a short while here and

uh like you guys mentioned we spoke a

little bit before the show that um you

guys are really really active you're

making a lot of noise um you said that

you're small i don't think you guys are

small you guys are making a lot of noise

especially in the land realm so

what is it that you guys are doing right

now

that's like so different than the rest

of everyone that's in real estate

investing out there

go ahead anthony you got it that's your

question you know this come on i was

gonna say for one uh i think the main

thing that we're doing is we're

specifically focusing on land right so

if you take land as a niche a lot of

companies are going after infill lots

like working inside the city and selling

to builders one thing we've done to

differentiate ourselves is we're going

after farm and ranch so we're doing the

same thing everybody's doing sub 2

creative finance

you know all the good strategies the

burr all that but we are doing farm and

ranch properties so we like to look at

stuff that's like between 100 and 10 000

acres so i think that's one

differentiator and then second is we're

not competing with anybody a lot of

people are very secretive they are kind

of like harnessing their information

keeping it private to themselves and

then killing it in our own little you

know space and we're just helping

everybody telling everybody what we're

doing we're completely transparent uh

i've never seen anybody do that except

you guys are j being with everybody and

working with a lot of people but yeah

that's kind of i think the two biggest

differentiators is that we're just

letting our secrets out we don't have a

very high pay wall and we're going after

a specific product that not a lot of

people are focused on

okay okay well you definitely went from

zero to a hundred really quick

that ran so

so let's if it's okay with you guys

let's just bring it back a little bit

and let's just start really really

simply you talked about infill lots and

you went all the way to farm and ranch

it sounds like you went from something

that's just like two to four thousand

square feet to something that's several

hundreds of acres so what is an infill

lot

okay so an infill lot is if you're

driving down the road you see a house

and then you'll see a flat land it's

just like the grass sometimes it's cut

sometimes it's not and then you'll see

another house

so that lot that's there that bear lot

where there's no home is referred to as

an infield lot so it's usually a

residential lot

uh inside of a neighborhood okay so you

might be driving down a city street you

might have four houses in a row and then

you have an empty space where either a

house used to be or they never built the

house or whatever the case may be

that and then another four houses until

you reach the next city corner so that

empty space you're considering an infill

lot

yep that's it yeah the builder forgot to

make one there

you know what it's funny because there's

several times because we're real estate

wholesalers right um i think last year

we did about 308 transactions so we had

a really really great year the best year

yeah the best year that we've ever had

and we've had

probably at least three or four

scenarios where we're committing to a

transaction because we're virtual right

we do everything over the phone

electronic docusign signature right

so we

we really talk in depth with the seller

about the property and about the

condition and we come to a number and

then i send my field manager to the

property

and then there is no property right it's

just like you guys are calling it an

infill lot

because there was a property there but

it was in such disarray and neglect and

the seller lives outside the state and

hasn't been there in x amount of years

that the city has demoed it torn it and

has taken it away and now it's just

grass and whatever the case may be so

that's one example of an infill lot

where a house used to be there and now

you're saying there's scenarios where a

house was just never built

is that accurate

yep yep okay okay still consider infill

light it's probably you know a specific

zone i don't know six thousand square

feet or whatever the case may be

it's usually it's usually within the

city parameters that it usually

qualifies into a lot so you have infill

lots with city parameters you kind of

got rural vacant and then you got vacant

land

gotcha stretches out through the city

so you guys

you talked about farm and ranch is that

like the most extreme like this big hunk

of agricultural land

yeah so

so it's like it's like the the 180 of an

infield lot which we don't do any of you

are asking like right now like what size

lot is that like i have no clue because

we've never looked at them or never ever

ever gone out oh i got you yeah so um

yeah so my motto is uh if i'm gonna run

a campaign

you have that like outer circle of the

city

and all the activity is happening inside

of this circle right

so in my campaign i completely crop out

that whole circle and i'm not doing

anything in the city and i'm taking the

outskirts everything in the outskirts

and uh a small property for us is like

10 acres and we try to like shoot up to

like five ten thousand acres plus

that's what we're after

guys so if that's the case and you guys

are playing in a realm where

not lots of investors are playing

um does that limit your exit strategy

uh tremendously

tremendous okay yeah because if a lot of

the builders in the city there are a lot

of investors that are looking for um you

know to build a house so they got to say

like i want this info a lot to be 10 or

20 of what the houses i'm gonna build

are gonna sell for so if you're going to

build a million dollar home i need to

pick up this lot for 100 grand and a max

of 200 right

and then

the other strategy is if you're in the

city and you're

trying to sell like a 10 or 20 acre

development lot it's going to be

somebody who wants to build a

neighborhood like your leonard homes and

these big national builders that want to

pick up 10 or 20 or 100 acres and throw

a bunch of houses on

so by the time you're a little bit too

far out in the country

they're not as interested because

there's no sewer

uh you know you have a lot of other

challenges where a lot of your

traditional home builders and developers

don't want to look at

so yeah so now we start to get down to a

very very specific type of buyer

okay okay so you guys are those guys

right you guys are the guys that are a

little bit outside of where people are

comfortable is that correct or am i

wrong

yes yeah

yeah

so where everybody else where the

comfort zone drops by 90 99

um yeah that's where we love it that's

that's like the only thing that we're

interested in

okay so

let me ask a different kind of question

if that's what you guys love and that's

the area you guys are playing in

what is your success rate of

acquisitions versus dispositions

man i want to say we're like at 100

if we lock it up we're moving it

really okay

how how can you operate with such

confidence if you're so limited with

your exit strategies

our end buyer is the retail market so

tell them how big our buyers list is

daniel

so most people have like a 10 000 buyers

list and all this stuff our buyers list

is zero we don't even have a buyer's

list we don't even operate in the buyers

list realm

we have no buyers

we sell to retail markets

all right so so let me let me just try

to grasp this because this is all new to

me and as you guys know uh right before

this show we probably met we probably

had 10 to 15 minutes to talk so i'm not

well versed in your guys's space this

was why i'm so intrigued and one of the

reasons that gonzalo and i do this show

is because we kind of look at this show

uh an inconspicuous kind of secret

mastermind session where we get to pick

your brain and we don't have to pay you

for it if that works

that's what we specialize in yeah yeah

yeah i love it i love it so

in the traditional wholesale world as

you guys probably well know what we're

doing is we're pr we're putting a

property under contract under purchase

and sale agreement with a seller with

the intent to purchase it

and then we're going to investors and

we're telling them look this is a deal i

have before we close on it this is a

deal i have it's it's a good deal for x

x and x reason and if the investor's

interested

they're giving us a purchase and sale

agreement or an assignment contract to

buy it for a certain number and then we

go to close right

are you guys doing

something along the lines of the same

kind of deal are you guys reaching an

end agreement with the seller and then

reselling it later

um so it's going to be a little bit of

both for the most part we do a lot of

double close right now we're starting to

move a lot into more whole tailing

but we know our market so well that we

actually don't

go into a contract unless we know that

we can absolutely move it so if we grab

let's say somebody has

a thousand acres and they want

50 000 an acre and we see this 100

million dollar price tag when everything

around there is selling for 13 000 an

acre yeah then we just don't even

contract it at all or worst case we'll

go into a

an option agreement and then we'll see

if we have any buyers before we actually

go under contract but today we're

negotiating one 3 400 acres for 17

million and i thought we had a solid

buyer ready to rock and roll turns out

too much of it was in the floodplain

they can't really do anything with it so

we had to uh just we're going to pass on

that one so we never contracted it we

were looking at an option agreement but

we went ahead and got it out like shot

it out to some of the local agents and

yeah we just we found out that it just

couldn't be moved at that price so it's

gonna be more like a recreational

property so we're probably gonna come

back and get 50 cents on the dollar but

they were thinking

so you guys are saying that you know

your market so well so you have a really

good feel on what to move forward with

and what to kind of back away with what

is your market is your market the entire

u.s or do you focus on certain states or

counties right now we've been focusing

primarily on texas

and now we just went into florida north

carolina and california but yeah ideally

we're going to start to move into you

know a lot of other markets montana

idaho

arizona we're just we're colorado we're

going to keep on expanding but we got

really comfortable in texas and it's

just the same game over and over again

in every market right right because it

sounds like you guys are looking at the

major metro areas and you're trying to

like how do you decide where that metro

area stops and where your desired target

area starts

i was gonna stay it's usually by the

size of the lot so

if you can find a good size lot near the

city that's usually our space whereas if

you go too far out you're venturing into

uncharted territory as far as that

vacant land so we're looking more close

to the city within 30 reasons we're like

an hour hour within the city

this is like the general general mark

we're trying to be with hour within the

city so it's a commutable drive where

city people will purchase it but we're

out the outskirts where it's not within

the city limits oh you so you can't go

really too far from major metropolitan

areas you can't go like five hours out

and there's no other

like metropolitan areas that are closer

than that yeah that's that's that's the

vacant land space

because right now yeah we don't know

anything about that either like we were

just uh we just did a podcast with clint

turner and we're talking about desert

lots and yeah we've never done one

desert live oh i gotcha so you guys

ain't going out to antarctica and you

ain't transacting deals in anchorage and

stuff like that not yet right

not yet but maybe next year q2

you know i'm doing a thousand acres in

anchorage let's go yeah for now

um i think an hour outside of the major

city is the sweet spot because um you

could still throw up some country houses

out there maybe houses like on an acre

on 10 acres you know stuff like that

these little ranches and i think people

are interested in that kind of stuff

yeah but by the time you get two hours

outside of a major city then yeah it's

pretty challenging i don't think too

many people are going to want to make

that drive if they got to drive into the

city for work and then commute that way

do you have a minimum lot size as to

where when you go below that you know

number of acreage or whatever it is it's

not really desirable

so it depends it depends because we're

trying to get into commercial which

we're looking for

in the and like i said we have we have

different niches so our

our rural vacant land is right for the

city but if you find a one uh

three-quarter to three acres in the city

good track car count we're looking at

those too

so we're looking for a high traffic

commercial properties as well that we

can do some type of tripod at least or

something as well

so i think it starts to get significant

at one acre like right now i'm locking

up one acre for 50 grand and if we do a

development deal on it and we can turn

it into a million profit

um so i think about one acre is where

the sweet spot is if you go below three

quarters in texas then you can't get a

septic tank so yeah below three quarters

of an acre we just kind of lose interest

i see yeah that makes sense that makes

sense so let's take it five or ten

okay okay all right so let's take it

back how how long have you guys been in

the business that you're in right now

three years

three years this is this is the start of

my fourth year january

kind of the start of my fourth year yeah

same here we start at the same time we

actually the same course within this

week span

the same guru course

okay that's all we met

yeah

so so let's go back to the very

beginning how did you guys even get into

real estate wholesaling did you do

what a lot of us including my company is

doing is you're just getting into

single family wholesale like contract

flips or like how did you get into real

estate

land land it was all land we started

with land and we've been in land ever

since um my first deal was an infill lot

in florida

uh i was living in georgia at the time

somebody was dumping on her property so

she's getting fined by the city so she

that was a pain point is uh the city

finds

i sold the basic marketplace in two days

i made like sixty five hundred dollars

and what were you

what were you doing prior to that

trucking

yeah i'm a truck driver ex-truck driver

i'm retired

okay not anymore

so so i guess that's what i'm trying to

figure out what transitioned you from

truck driving to land did you just drive

on the road you passed the piggly wiggly

and you're like you know what land is

where it's at i'm making a transition it

was it was that for me it was out of

necessity man

i actually ran and operated a trucking

business so i had five trucks under my

authority

operating all over the southeast and

midwest

and that's what i did and it was kind of

uh a necessity i was looking for a pivot

pivot into something else and i found

real estate you bought the same course

and here we are a couple years later

okay and were you guys friends prior to

that

same guru course for 500 bucks so we're

on a facebook page and like you know how

people go into the group and they're

like hey i got this deal can somebody

help me i noticed that uh we were both

in the land space so we just started

like calling each other like hey i got

this what do you think hey what do you

think about this and we started just

helping each other that way it was like

and we were the only two people inside

of that group talking about land when

everybody else was focusing on houses

and just yeah gradually it just you know

kept on happening and then

i started to run my campaign's focus

around land and and and houses right

because i said i'm just going to go as

broad as possible

and i got a farm in grandview texas it

was almost 50 acres and i made 85 000 on

one of my first deals so i was like you

know what i'm just not gonna do houses

anymore it's too many too many headaches

flipping you flip for 90 days uh you

know 180 days and you make 20 30 50

grand and i'm like i'm just not gonna do

that anymore i was i'm sick contracting

i've been a general contractor my whole

life so it was just like

it's too easy to go the other way you

know cross over to the dark side

right

bro you're preaching to the choir man

you're talking to somebody that does a

few hundred uh transactions a year just

with single family houses so

wow

yeah yeah i i totally hear you man i

totally i mean we don't we don't do any

of the remodeling though we don't do any

rehabs remodeling we're strictly 100

wholesale oh i love that man that's

music's in my ears right there yeah yeah

so but the land has always been

intriguing because some of the easier

transactions that we've done

were big land deals

actually the biggest transaction we've

ever done was a land deal we don't

traditionally none of our wholesale

deals have ever been 8 500 000 deals um

i think our biggest wholesale

transaction was probably about 58 or 59

000

we've done several deals in the 50 000

range i feel like once a month or once

every other month we do something in the

50 dollar range

um at least one or two

and our land the land deal we did was

about eighty six thousand bucks

and that was the biggest transaction

today that's a lot of money in some

countries bro congrats man you guys are

killing it i think it's a lot of there's

a lot of money in the u.s

that's amazing dude you guys are

crushing it though that's awesome yeah

yeah yeah so well i i admire you guys

man i mean because you're talking about

85 000 deals plus like it's every other

deal so i want to be you when i grow up

no they're few and far between men

honestly like everything else you know

uh and i think it's where your targets

are first we're like we'll take anything

then we started focusing on deals where

we could make at least 20 profit then we

started focusing on deals where we could

make at least 100 profit and now we're

trying to dial it up right now to deals

where we can make a million profit you

know so

we're beginners man we're just learning

right now we're bumping our head on

things as we go you know looking back

now looking at the amount of money that

we've passed up on because we didn't

know any better you know hopefully we

can you know start to move forward

uh and looking where you are right

because even us we've been very low

volume we've been like 10 12 deals a

year for the last several years and uh

you know now we're starting to be able

to do that in a month so yeah we're just

we're still learning like everybody else

but it sounds good on paper but we're

we're still in our infancy i think and

now we're gonna start to dial it up to

get us to a better place

oh that's awesome that's awesome i mean

i think the the exciting thing is you

guys are playing in

a spectrum where not a lot of people are

playing it right and land does make a

little bit of noise but people are

they're frightened of it right

it's uh

it's the unknown they don't know how to

measure it they don't know how to cop it

can you even comp it you know what i

mean like the single family realm is

well defined you can look at similar

square footage you can look at beds

baths size of the lots especially in

major cities

you know you can define it one property

next to the other next to the other you

know is it within 10 years of the

property that i'm confident against et

cetera et cetera right so you can

very closely define like what this

property's worth should be

uh at arv right land it's uh it's

undefined right it's undefined there's a

way to measure it right but not a lot of

people play there so it's not discussed

and that's why it's really really

exciting that's why my hat goes off to

you guys because you guys

know a lot of what a lot of other people

don't know

right so i'm gonna drop a nugget on you

so just like you said houses you know

the the verifiable value by that and

that's what you determine the value the

beauty of land it doesn't have that so

you can create your own value so the

beauty about land is the reason we do

bigger spreads is because we create

value

we the properties me and anthony work

we're creating comps

okay

how are you creating comps

we don't look at them

you're creating pumps by not looking at

comps we don't look at comps because

we're not selling to realtors and

brokers and people that that look at

numbers we're selling to the retail

market so just for instance we're being

we're trying to move a deal right now

southeast of southwest of houston and

the agent called me

uh we were trying to market it for 10.5

and he's like hey we'll offer 9.1 i was

like dude don't waste our time he's like

would you even want me to ride it up

like don't even write it up

right and i told him i said just come

with a full price offer or don't even

call us back just you know let us know

he's like you realize if you sell this

property for 9.1 you're going to be the

highest sold property in that area like

in the last 10 years and i'm like yep

and he was like well uh can you give me

something so i can take back to my buyer

and let them know why this property is

so much more nope

we just do this for a long time and we

know what we're doing and that's the

price so if you want to put in a full

price offer let us know if not you know

we appreciate you coming out and taking

a look at it that's it gotcha gotcha and

you're in the middle of that transaction

right now yeah

yeah

yeah just saying hey we you know we we

know we're making new comps everywhere

we go we apologize we don't look at that

stuff

okay okay so you have a lot of viewers

right now that are salivating because

you guys say i don't run comps you know

what you're doing how does that help

everyone that's watching

you wanna go down you want me to go

um so

we don't we look at what people are

willing to pay us so we look at exit

strategies differently so we create our

own value when when we negotiate with

sellers we usually ask them what price

they want to sell to us and then we just

say yes because we we create our value

on the back end so we're willing to

the pro the problem with land is doesn't

cash flow it's a burden they got to pay

taxes

and

um they've usually passed down they've

usually passed it down so there's no

attachment to it so with us we're like

hey we'll give you you want you got to

give us what we want yeah we we go the

sub 2 route we create we create a

win-win in scenario you give us

we give you your price you give us our

timeline

and that's where we create the value

what's the ideal timeline six months

depends on the property

okay bigger the property longer time

frame you need 100

exactly yes minimum we shoot for 60 to

90 days that's like our bare minimum if

somebody needs to go faster than that

then we're gonna say hey then we're

gonna be like everybody else and give

you 50 cents on the dollar

but um ideally for a farm and ranch

we're at 60 to 90.

if you're if you are like in the five to

ten million dollar range plus yeah then

we need every bit of six months

for commercial anywhere in texas one to

five acres

um we're going to need every bit of six

months because we're really going to do

a development we're going to try to

bring like a starbucks or chick-fil-a or

chili's or texas roadhouse or something

like that but yeah we're easy between 90

and 180 days

um so that's kind of our minimum we

don't get into to matches where the

seller says no i need to close this out

in 45 days or i don't want to do the

deal

okay we'll follow up with you next time

so the beauty about land is they're not

motivated they've been sitting on it for

20 years what's six months what's a year

they don't care

if we give them that price point they're

willing to work with us

gotcha so you guys aren't specifically

closing and holding on to these and

reselling them later you're building in

your due diligence period so you can

work on your exit strategy and locking

in an end user is that right yeah oh

yeah that's it

another thing we don't do is we don't

negotiate with the seller if she says i

need 10.5 million guess what we're gonna

go find you the 10.5 million so we can

easily come back and say hey we're gonna

try to give you seven or eight or

whatever and then try to squeeze

ourselves in 100 or 500. but we just

don't do it like i very very rarely i

would say one side of

50 times that we go back in and try to

negotiate a lower price whatever they're

asking we're gonna give it to them

that's awesome and then you agree you

you build a great name for yourselves

right you have a great track record when

you do that yeah

that's awesome that's awesome

how many like

so you you have

you have your target deals you're giving

the sellers the prices that they want

you're building in what you guys feel

are the right due diligence periods and

closed periods

what kind of like

success track record do you have versus

fallout if you don't mind me asking you

guys said your open book so i know

that's a sensitive question

if you don't have the answer that's okay

too

do you mean like deals that we go under

contract that we don't close

don't perform on correct

dude we're like

yeah we don't contract unless we know we

can move it and if we're not comfortable

contracting

it or we don't think we can move it at

price

then we'll do an option agreement

because we'll straight up tell the

settler like you know what you want way

too much i don't think we can perform at

that price but i'm going to go ahead

if you sign this i can get this in front

of some other people and see if they can

do it

and then if we had to we'll come back in

and say hey we tried it yeah but we

don't contract anything we can't move

gotcha gotcha and how are you finding

your your investors for these products

the retail

so we will

yep but does that mean finding a way to

list it on the mls

i don't know i think anthony's cutting

out

can you hear me well or anything cut out

anthony looks like he's on pause it

might take a second for him to kick back

okay so i'll answer this question so

generally we try and go the sub two

route so right now we're trying we're

looking at a deal

and uh we're trying to cut we're trying

to get deep title ownership of the

property with little to down littleton a

little little down payment so we're

giving them five thousand dollars down

and then we'll we'll take title two and

sell its retail market so that's another

strategy we like using is we'll give

them five to ten thousand dollars down

take title and sell uh mls

okay okay yeah that's amazing that's

amazing and with a 100 track record i

mean

you guys are very confident in your

performance which is awesome we're

snipers

you're snipers

okay

um how how do you measure the value of

what you feel the property is worth

uh we let the market tell us so we use

facebook marketplace and we just pull it

up and see what people are what people

if we put a property out there and

nobody messages us it's too high

so that's what tells us our gauge of

what people are willing to buy it for

and then the thing was with land is

we're willing to be the bank so we can

like i said we kind of create our own

comps by being in the bank so let's say

you have a fifty thousand dollar

property you ask for uh you get it for

twenty five thousand you can go to the

retail market and say i'll take twenty

five thousand dollars down i'll sell it

to you for sixty

gotcha gotcha so are you saying when you

say you let the retail market tell you

what it's worth do you put feelers out

there before you're even ready to

transact it yeah yeah we put feelers out

there um we talked to agents in the area

we get a lot of feedback from the areas

where we're working just to kind of see

what the what the market telling us is

worth because like i said if it's not at

a good price point we're not going to

contract it

unless they're gonna give us an option

agreement and then we can kind of do

what we do anyway i gotcha hey warren

are you gonna work on trying to get

anthony back in there

awesome

yeah so have you guys ever tried to

transact any other types of real estate

multi-family

single-family

anything along those lines

um we do like i said we if we get

opportunity we're not gonna we're not

gonna say no to it so we've done flips

mobile homes anthony's a general

contractor uh we flipped land we flipped

the house we've taken houses up 2. we

still do all that stuff but our main

focus is land

we're not going to take we're not going

to say no to a deal just because it's a

house

gotcha gotcha and can you tell me

with regards to to doing land

transactions it sounds like you guys are

starting to be really well versed in the

type of land that you know you can

perform on

but you also know about the type of land

that you really have no experience with

i think anthony talked about i don't

remember if it was on this podcast or

right before we started filming the

desert land and you know other types of

land whatever where do you guys where

does your well-versed

experience end

and and then the the unexplored realm

begin

man that's a hard question because like

anything we don't know we can usually

ask somebody in our space to help us

with that's the beauty of a community so

anything we don't know we're me and

anthony we're we're we try and surround

ourselves by many counselors

so anything we don't know we usually try

and find the answer and find the source

to the answer whether it's an attorney

or someone who's been operating that

space before we usually try and network

and find the right answer

okay okay so it seems like you guys are

part of groups that

are experienced with transacting

well like a person from our community so

uh i don't know if you know uh john

alexander jen alexander was doing land

for 30 years

he's uh and i'm only 29 years old so

he's been doing he's literally been in

real estate investing longer than i've

been alive

we can go we have a lot of

we have a lot of people in our group

that we can count on that can help us

find the answers that we don't know

wow 30 years holy moly

yeah i mean i'm 43 years old but i mean

he started land transactions when i was

13.

that's incredible holy moly

yeah so when you have when you have

access that the difference between is

you can really do a lot you can really

do a lot of damage

just by connecting with the right people

what's the largest piece of land that

you guys have transacted

uh we bought 107 acres in san antonio uh

we negotiated a partial owner finance

and uh we're still working it right now

but it's uh

it's in process right now but we've we

contracted it own it we took

we took deed and title to it and uh

we're still finishing off the final

parcels

oh hell yeah

that's gonna be a monster deal huh

yeah we're looking to

make a half a million plus

hell yeah oh yeah do i get 50 because we

spoke about it on this podcast or

is that not how it works

with everybody man so we do bring us

something like that where it turns into

five six seven hundred plus yeah we go

5050 with a lot of people

i got you i got you anthony is that is

that you with the feedback do you think

close all your apps on the on the laptop

close all your apps on your phone

yeah

wow secondary feed coming from my laptop

okay i'm sorry about that everybody

hey that's no worries hey really quick

tell me how how does the team look you

guys talked about the team

are you guys still heavily involved in

the transactions do you have acquisition

managers are you just overseeing it or

how does that all look you don't want to

hear this man because you're going to be

real sick after this

okay

so we we are running the traffic and

then we have yeah people doing

acquisitions and dispositions

uh based on the percentage so we're not

even almost looking at real estate deals

anymore so we only will only come in to

negotiate and close really big stuff or

if we got to go out and find the capital

but other than that yeah man we're uh

we're not doing anything inside of our

real estate company anymore except

running traffic

when you say running traffic do you mean

marketing yeah yeah so we'll just as

soon as we get a fresh lead a warm lead

then it goes to our to the whole team so

there's not an acquisitions in the

dispositions department it goes to

everybody and then whoever comments i

got it inside the group takes that lead

and if they lock it up they get their

percentage already locked in and then

everybody on the team is allowed to go

to dispo on it so yeah we're just like

trying to make it rain leads on

everybody

okay okay so so the team is pretty

versatile you don't have acquisitions

separate from dispositions you have just

full-on sales individuals that buy and

sell the deals that's it man so we want

to incentivize as much community inner

communication between all the team

members as possible

so yeah we want everybody working

together everybody helping everybody

trying to dyspo and then i'll

specifically i'll get on the phone if

it's a larger scale transaction more

high risk more money involved then i'll

get on the phone and i'll

talk to the seller and try to lock it up

and then even on the sell side if it's a

you know a high risk deal or it's a you

know a lot involved lots of capital

involved then i'll get on the back end

and i'll kind of be the hammer to get

stuff moved as well

okay and are you doing what a lot of

other typical real estate agents are

doing but on the land side

um and what i mean by that is just you

know good old-fashioned cold calling sms

techs digital marketing things like that

for the most part yeah we're doing a

pay-per-click on google and sms and then

we have been doing a little bit of

facebook marketing

okay okay and you're seeing success with

all that for sure

awesome awesome so let me ask you guys

this obviously you guys are seeing a lot

of success you're playing in a realm

where a lot of other people are not

playing in

um i don't know if this episode is

giving people the encouragement to play

in it or if it's scaring them away to be

honest with you because uh it's just

different which is exciting to me but to

other people like it really can be

intimidating um where do you guys see

yourselves in the next few years what

are you looking to do what are your big

hairy audacious goals

so anthony i kind of want to answer your

first party question though

anthony can you cover uh if they're

intimidated how can they get into

transactions like this

man

the easiest thing in the world the whole

entire business model is like like if

you will be in if

you'll be the robot

to do some of the front-end marketing um

then we'll come in on the back end and

help you lock it up close it sell it

everything you literally have to do

nothing except bring us a hot lead where

the people know that they want to sell

to an investor i don't care what size

deal it is

well does it matter where it is in the

nation we prefer texas within an hour of

any major city but like i said now we're

we're taking the same business model

we're expanding into florida north

carolina right now and

all of the coast in california but

ideally

big audacious goals yeah we want to be

in every state that where it makes sense

awesome so for now you bring me

something in delaware i would i'll give

it a stab but yeah if somebody really

wants to work with us yeah if you work

in the markets that we're working in

that's where our investors are willing

to place hundreds of millions of dollars

in capital

awesome awesome man yeah honestly

speaking i have a 55-acre deal right now

in winston-salem north carolina so we

might have to talk after this

i'd love to get the details on that yeah

yeah we're definitely like like i said

for me if it works in texas it has to

work everywhere but like everybody else

we're trying to step outside of our

comfort zone and you know we might

like we said we don't have a buyer's

list but we have a handful of people

that we can dial up if the retail

market's not responding and we know it's

a great deal uh but a lot of these guys

if they put in 50 million dollars they

want to take out like 2x 2.5 x

so we don't like just blast every deal

to them we just bring them in once

specific

so if you showed us 55 acres in north

carolina our texas buyers might shoot it

down but that doesn't mean that we can't

pull a list of uh you know a 100 000

real estate agents and then blast it to

them um but as far as like big audacious

goals man

we want people to build teams so we

focus specifically on a network we want

people to connect with us and we want to

teach them exactly what we're doing how

we're marketing the types of properties

that we're going after

then um once we have hundreds of

thousands of people doing this this type

of marketing going after these types of

properties we also want to help them

dyspo and then we actually set up our

our payment structure so that it's

um tiered right like a network marketing

program like of old of olden days

so that when you're getting you're

eventually going to get paid a

percentage of all the deals happening

inside of your organization so our main

thing is like we just need the human

capital we'll push the traffic we'll

find the money we'll help you move the

deals and everything we just need more

and more people to come in see what

we're doing and then help us kind of

build this thing out so that we can

penetrate all markets

gotcha gotcha gotcha

so it sounds like you guys have your

biggest influence in texas and some of

the other markets are a little bit newer

but you have confidence that you're

going to perform well there like you

said if it works in texas it's going to

work well in other markets 100 chance

man yeah like i i would say we're going

to be in all 50 states but you know i

know maybe like one or two states just

might be like some weird one-off state

where there's no development happening

so yeah if we're in 40 or 45 states you

know boohoo we'll do our best

sounds like it sounds like the states

you're gonna have trouble in might be uh

new york and uh in california huh yeah i

don't know man i opened my my heart told

me to go after california you know i

heard of a guy that did like a 600 000

wholesale fee in l.a so i'm like you

know what i want to try that i feel like

even a small deal in l.a or a small deal

along the coast of california is going

to be a good sized deal like a big deal

in texas

gotcha

are you guys and i i know it's different

when you're working with a little bit

bigger numbers

but are you guys getting your spreads

via assignment fees

no man we do a lot of double closing

because our numbers are very offensive

um okay okay

yeah and what kind of costs are that

costing you

for double closing

yeah

i don't know if i should say this on a

public forum but a lot of the uh the

title companies that we work with

uh they want to help us do these types

of deals so we we bring in transactional

funding when it's absolutely necessary

okay

you know if we don't have to we won't

gotcha gotcha so let's go a little bit

in on

um your guys's side of things right

because a lot of people that watch this

whether they're watching it live or

after the fact they come across deals

that they don't know what to do with it

but it might work for you guys right and

you guys can help them exit those deals

um you guys talked to me about hive mind

and hivemind crm you even gave in a

phone number so can you guys talk a

little bit about how people can get more

interactive with you guys to transact

more deals

yeah so um our our whole business of

hide mind is to help people automate and

accelerate their businesses

um we've had

we started february of last year we're

not even a year into it and we had uh

four people have six figure months

we'll probably make a millionaire this

year using our product and service and

uh we're just trying to help you make

more money if you can align with that i

mean come check us out if not oh well

um we have a free facebook group um you

can text us at 210-972-1842

we offer

how to make six figures on one lane deal

just text the keyword h-i-v-e hive

but um really really trying to provide a

lot of value

and it's an exchange so if we provide

value to you you provide value to us

it's in exchange there's no we're not

taking money up front it doesn't really

matter uh our most expensive product is

1.99

if that's offensive to you i'm sorry

but um we really try and keep everything

at a low low tier point and we're really

trying to share as much information and

knowledge as possible

yeah with that being said yeah we don't

have any kind of paywall so we have

three weekly calls monday at 5 pm

central time thursday at 7 pm central

time they're on zoom at the

hiveslive.com and anybody's welcome to

join so there's no pay wall there you

don't have to subscribe or buy anything

we invite the public

and like coach sean simmons shout out to

sean simmons he's the triforce in the

headline he's one of the owners um

he said to check us out on hivemind crm

at facebook.com and that's a free group

anybody can come in whether you you are

a paid subscriber or not we help

everybody so you bring us a deal and we

will see if we can help you either move

it lock it up or find the capital to get

it done and the the beauty about it it's

not even us in most cases it's usually

our community so our community helps out

other people in the community where

um we've been there's been transactions

happening behind us and we don't hear

about it until later on it's just our

community assisting the community yeah

everybody inside the community helps

everybody man it's beautiful it's like

if you could have a dream business model

or a dream community yeah this is it

that's freaking amazing yeah we love our

people like we've cried with our people

when somebody loses a family member like

they get flower like i mean we

we absolutely love our community and

they love us back and it's cool to see

you know the organism that is the

community that is the hive mind helping

each other helping each other grow and

do deals it's like it's crazy yeah so if

you get close to it you'll see what we

mean

yeah that's fantastic yeah guys if you

guys see at the bottom we have a link to

the facebook group and then you can see

it looks like the instagram handle at

hivemind crm so guys go ahead and check

all of that out

so and these are free to join you guys

are saying yeah

okay and you also talked about a phone

number what does the phone number do

i always do the demonstration if you

want to see automation text the phone

number the keyword hive and you'll see

what automation looks like

a lot of people we do a lot of our

outbound marketing just with the phone

number it's on all of our podcasts it's

on everything that we do because it's

just the way that people connect to us

so invites them to the facebook group

invites them to the youtube channel

offers you a dollar course uh what that

that uh that user that helped us bring

that 100 acre deal we're giving her 100k

once it closes so she's making 100k on a

deal that she just brought on a platter

to us so if you want to make 100 can a

deal

go buy the dollar course the one that

claudette king was doing today we're

trying to close for 17 million um we

were we were targeting two to three

hundred a piece you know between hive

mind and her so

we're trying and like frank said

resistance is futile our goal is to make

everybody around us mega wealthy that's

the goal and then we'll figure out what

to do from here forward

that's amazing guys i love what you guys

are doing i appreciate that you guys

gave us the time today i'm glad that

we're able to have you on talk about

what you guys are all about i feel like

we're definitely destined to do a

transaction real soon together so we're

gonna bring you guys some stuff

um if you can leave

the viewers

with anything whatsoever what would you

say to people before we end this

i got one you got one danny go ahead go

ahead

for one can we buy some of those shoes

there are those is that a product

yeah yeah i mean 10 grand for the left

pair 11 for the right pair

i love it that's cheap it's a good price

cheap man man you do a land deal you can

pick it up easy let's go

um i would say that i would encourage

people to stop letting um

the numbers of of a property

affect your mindset

i'm sure for a few years and they said

don't try to buy the product with your

own wallet right because we were selling

a product that was like over 60 000.

so if you come across a deal and it's

like 5 million or 10 million or 50

million don't worry about it if you

don't have that in your bank and you

don't have the resources lean on

somebody else find somebody else that

can bring that amount of capital to the

deal

just bring the deal to somebody else

that's playing at that level and stop

trying to do deals with what's in your

own bank account

nice how can you make those

relationships

to the capitol

right right i mean you have a fifty

thousand dollar deal you know it's a

deal because you can flip it for a

hundred to two hundred thousand dollars

how do you find those relationships if

you don't already have them well hive

mind crm at facebook

[Laughter]

[Applause]

it's true it's true so

what i'll say if it's a land deal

sell it yourself you ask for fifty

thousand dollars down and click payments

for five years

like sell it yourself if it's a land

deal like what what's stopping you from

selling yourself

yeah i'll tell you what i did is um

immediately just went and posted it on

the public groups on facebook man that's

how i sold my very first deal i posted

it in a group a guy named ryan mcdonald

hit me up he said hey man i'm gonna buy

that deal can you go delete your post i

said yes and dude's been my mentor ever

since so if you have that mindset of not

worrying about again your own capital

and your own knowledge

bring it to the community bring it to a

larger community and you'll be

unstoppable like like frank said if you

use that mindset then resistance is

futile like it's it's gonna happen no

matter what

uh what i'll say is that there's always

more deals

uh don't get hung up on one single deal

there's always more

and

there's a limitless supply of

opportunity so as long as you're

marketing and consistently marketing

opportunity is going to come across your

path that's all we care about it's all

we talk about is a high frequency

marketing high volume marketing putting

yourself into a high volume transaction

environment getting around those types

of people that are doing it so that it

becomes more real for you

that's amazing gentlemen

so yeah so

you gave us the facebook group you gave

us the instagram handle

um if people want to reach out to you

guys directly are you willing to give

your own handle so they can reach out to

you with questions

oh i'm i'm at uh daniel underscore dot

underscore martinez

on facebook but um i mean on instagram

but i'm on facebook too but yeah if you

talk about

mind crm on any platform you'll find us

i'm anthony guyona at hivemind on

instagram but yeah just check us out at

hivemindcrm you'll find everybody super

super active community and uh you know

same for you man if you can let us know

what we can do for you guys for your

community please let us know we'll be

we're we work with everybody the way we

say it is there is no competition we're

helping everybody we want to see

everybody win

i love it there is no competition well

guys thanks a lot so much for hanging

out with us giving us all the value that

you guys are giving you guys are doing

amazing things you're stepping outside

the box um and i admire you guys for

that so once again i appreciate it enjoy

the rest of you guys this evening we'll

touch base soon and for everyone out

there guys you guys we know know that we

bring the heat every tuesday night at 9

00 pm eastern time it's the cash geeks

network guys i'm dom and you guys have a

good evening enjoy

peace