Ep 134- Navigating Real Estate Land As A New Investor

210-972-1842: Text "Hive" to get added to weekly meetings, text "course" to learn how to make 6 figures on one land deal.

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Transcript

frank how are you

hi you're well how are you

i'm good i'm just looking at vacant lots

virtually driving for dollars

i usually try to work oh it's five i

usually try to work till five my time so

yeah

like right on the money

outstanding i'll search for a land that

way and i'm also searching for storage

that way

so with land uh can you confirm is it

ten to twenty percent of the land value

or is it ten to fifteen percent of the

land value or is it twenty to twenty

five percent of the land value to comp

what do you mean of the land value

well i was here well

okay someone said the way to comp the

the the value of the land is to look at

like the tax assessor and what's like 10

to 15 of the tax assessor value is that

not correct is that incorrect

i usually believe it's more than tax

assessor value but

okay

it all depends it all depends on where

it all depends on where you're at

and who the land you know who the land

assessors are and

how aggressive they are you know

like northeast florida you can look at

you know what they're saying and

typically the land assess you know the

assessor value in general on anything

that they're taxing

uh is usually at 25 to 30 percent of

what it's actually worth

so yeah some markets differ then

city by city state by state you know

it's so it's always going to be

different

okay get to know get to know the market

you're targeting

and look at recent transactions and you

know sometimes it's even you know by the

part of the city so look at you know try

to find lisa recent transactions in a

given area where you can see what the

actual sale price was

and then you know if you can see what

the actual you know appraised comp value

like tax appraised value was

and see how close it is and that might

give you an idea if you can get four or

five of them or more in a particular

area

then yeah that that kind of gives you a

fairly decent uh percentage

that you can go away okay right but you

know you also have you know the angle of

if someone wants it they're going to pay

what they want for it

so and also look and make sure it's not

part of a large number of transactions

someone was posting a piece of land the

other day in a group i don't recall what

group it was but they're they're like

you know the after repair or that air

via any houses built in that area is 2.8

million dollars

and they apparently didn't have the

intelligence to look and see what the

actual sales of homes were other than

that one particular one that happened to

be part of a multi-package deal that

sold you know

a lot of properties that all sold for

2.8 million combined okay

okay that makes sense for stuff like

that too

that's it that's a below too but okay

that makes sense

sorry junior

i'm assuming you're running the show

tonight

uh i tried uh i want to try

i was going to call right now with the

seller that's why i was a pause or

mute

but yeah

camping land value

oh okay

yeah

so my rule of thumb is if you get it

under the assessed value it's usually

worth more than the assessed value

so try and use the assessed value as an

arb in other words and then there's new

a lot of new built in the area try and

get it at 10 to 15 of what the home

they're going for

and sell it at 20 to 25

yeah okay that clarifies it okay thank

you

what else

ali yes

i don't think i've met elias or marisa

clandet how you doing claudette

i'm doing wonderful junior how are you

good good

well let's welcome marissa she's new to

the hive

okay

so she came one tonight let's give her a

good welcome and uh

she's new so she's gonna be asking

questions as time goes

and we're gonna do what we do for thank

you guys thank you

marissa if you have any questions just

let us know anything land phones

anything we can probably

me and this guy over here

can probably answer it

okay thank you

were you looking at uh were you needing

buyers frank

somewhere

no somebody uh

what was it i think eloy was uh posting

buyers

for what for what he what or where he

has buyers currently so i was just

wondering if they were

why is that light doing that the light

isn't doing it it's the filter

for some reason i don't know why it's

doing that you're having a party over

there

yeah i i assure you i'm not sitting in

front of a strobe light or anything

um there we go much better uh so yeah

the um

eloy had posted where the the cities or

counties where he had buyers in florida

so i was just checking to see if he was

just you know strictly buyers for land

or if he had buyers for other stuff

i'm actually always good to know who's

got what and where

texas i'm about to need a lot of storage

buyers because i'm doing a mass

campaign beginning monday

uh on storage facilities in texas

i know a couple of buyers that buy

storage

i know a few uh

around the country but i know too

specifically in uh texas i think we've

got a guy in houston dallas

yeah i think luke luke wong

is part of the hive

so yeah uh you know i'll definitely uh

try to sign some stuff to him and

i've got another guy another buyer in

dallas

that i will also try to uh assign some

stuff to

so but i'll also take advantage if if we

if i can find the right deal uh our goal

is to hold at least a thousand

units by the end of the year and assign

as much as we can in the meantime

wow that's good

we're gonna we're i'm probably gonna

start a dispo team because we actually

just came across a nationwide buyers for

homes so

anybody needing help always good to know

yeah

anyone needing help with finding buyers

anywhere

reach out to me

i can help you out

you are on my list uh so

i make note of who's doing what where

yeah

we have i think over two million

buyers all over the u.s so

you can probably find your buyer

that's true that's for home zone that's

not for land

land is totally different animal i don't

i'm barely getting into land

so i let evan and anthony handle all

that

yusuf how are you doing

i'm great man i'm great how are you

good good good

trying to run the show for tonight

anybody have any questions anybody want

to talk about any wins losses anything

feel free to unmute yourself

did anybody get a text about this i

haven't seen any texts go out in quite

some time

nothing went out tonight

not tonight

i didn't get one

and i didn't put bananas so i should

continue getting

yeah i haven't seen i didn't even see

any posts in the group uh that the that

the hype is going live tonight

throwing the no text

and the last couple of meetings uh not

happening uh because of

whatever i think was uh they were yeah a

bunch of y'all were in uh

uh milwaukee for the uh event there and

uh i think people have fallen off

they don't

remember that's what it was

it was a great event it was cold but it

was great

yeah

i i've hosted events in milwaukee

previously and attended several

uh when i used to live in chicago so

yeah cold

yeah it was very cold

it wasn't cold it was freezing

there's a difference

yes

i agree my experience uh agrees with you

110

that's why i'm back home in florida and

i'm staying here

glad they didn't want to go outside dude

it was cold it was freezing no it was

freezing cold

i think

who's

abs

welcome to the hive is live baby

anybody got any uh deals any land any

questions any mailings

uh any positives any negatives

marissa are you new to the hive well i

don't even need to hide but are you need

to wholesaling or real estate in general

or no

yes i'm new to the whole wholesaling

any questions you might have that we can

answer

not right now i think claudette answered

my question so far

okay

thank you

uh-huh

i got i got a question

yes sir go ahead

before i even asked the question i'm

sorry i i've been on the apps and i was

in here ordering food and everything i

was just listening to y'all for a second

but um

my name is alito um i live out here in

new york i'm from daytona beach florida

i'm actually

i'm looking at land oh well my focus is

to focus on land

and um the area that i chose now was

florida kind of basically because i'm

from florida that's kind of why i

decided to choose florida

um i'm pretty new um

i got recommended to the high mind from

one of my friends that um he moved from

here where i'm at and standing out in

new york to tampa he was going to have

mine maybe like three weeks ago his name

is eli i don't know if you guys heard

him

elijah um

so yeah i guess but besides that little

intro my question that i wanted to know

was um

what do you find

um the best to do

a reverse method is fine finding the

buyer first and then finding the um land

or or doing the finding the land and

then the buyer i mean i always hear

people say to um do the buy-in first but

what's um your suggestion

you want to answer that frank

and you don't want to let you go first

and then i'll uh i'll jump in if i uh

have any

counter experience or similar experience

i mean it all depends on the product and

where you are

well with land i'm barely getting to

land as well so

i know on deandre's doing a lot of land

over there in florida and he usually

contacts a lot of builders first

and get their criteria

and then get the lots in the luts but

he's doing interlocks i don't know what

are you doing the acreage or just

interlocks in general

um i honestly didn't have like a

particular

um i wasn't i wasn't sure at the time at

the moment

but um

okay i mean that that's what i've been

hearing um the most anyway though to

find a buyer to build this person then

and then um go after that from there

with info lots yes it's a lot easier to

go find con uh builders first and then

just go find a lot of intel lots where

they're buying

and sell it to them because you already

know what they're paying for so you

already know what to negotiate with the

seller

and make the profit

okay

but

you if you find that if uh i was going

to say the counter that if you find a

piece of land in your marketing

now the you know odds are you can find a

buyer for it these days

so it's just a matter of you know

try and get it for you know get it under

contract for as low a price as possible

uh you know there's a lot of ways to

find buyers for deals that you've

already got beyond just jumping into the

group and starting the talk here and one

of the kings of it john alexander's

logging on as we speak he's one of my

mentors in land

as well as partner on some projects

and i mean you can if you find a piece

of land and get it under contract you

can start looking for new construction

listings on zillow

or something like that

or you know just drive around you can

see the houses and tell the houses that

are brand new and just built

and look up if if your state's records

you know in florida if you're working in

florida you've got access to the records

uh so you can hunt zillow and look for

just new construction sold within the

last three to six months

see who the builder was for that stuff

and look specifically at

stuff that isn't in a subdivision

and you know just the one-off houses and

those are the builders to reach out to

and say hey i've got a lot you know do

you want it

and give them the details on it

and either they'll like it or you know

they may have even seen it before

and if it doesn't work for them they'll

tell you why a lot of times

and that's where you begin to build that

list

okay

appreciate that

but well i was going to ask about you

know how to how to approach and you

basically told me just now i'm basically

like you know the approach on how to ask

about it

but

i don't know my main thing now is like

all right so i don't have any

like no any no nothing under contract or

no land in my profile or anything like

that so

when i ask them you know like what's

your criteria or whatever i feel like

the next question is um like what do you

have

they'll be like all right what do you

have

and i kind of just been going on like

kind of acting like i already have

i don't know if it's wrong or right but

you know i kind of just acting like i

already have

have land already

just so i can kind of get the criteria

out of them like all right like

so if they're saying okay i'll stop you

there just just

that they can sniff from 10 000

yards

and in the state of florida and i know

texas and most other states

they are so freaking busy right now

because everybody's trying to gtf oh new

york state california and just about all

the other northern states

so new construction is going like crazy

they don't have time to play games like

that

you know be honest look i'm new trying

to get into this i will scramble and do

whatever it takes to find land for you

you know what are your needs

and you know odds are they've already

got an email prepared and they'll send

it off to you and tell you what their

wants and desires are

or just start driving for dollars and

find some land so you legitimately do

have a piece

but if you build a reputation it's a

small community of the actual builders

doing the actual work you build a

reputation as being full of it

and the word's going to spread and none

of them are going to deal with you you

could have the greatest piece of gold

mine property ever

and they're all just going to wait for

the deal to fall apart for you because

nobody wants to work with you and

someone else will move in on that piece

properly

just be honest it's worth it

your word is

i just didn't know how to how to go

about it at the beginning like without

just asking yeah okay

just be straight up

be genuine and they love that

you know that yeah there are people in

this group that are known for being just

absolute straight up genuine

and you know their word is you know

their bond

yes sir mr john alexander how are you

doing

i think he's asleep at the keyboard

hey i'll be right with you

i'm just trying to get to where i can

talk

anyone else want to share anything

i was

i was going to mention to ollie just you

know mentioned in the group you know the

hot men's crm group itself

that you're new and you're working the

florida market because as junior said

deandre works this market hard eloy

works this market hard

and they've both got a lot of buyers

so if you look at their posts and they

tell you where they're working and have

buyers for the most part

you know that's where you want to try

and find deals at real fast

you know

10 deals that you jv and make 50 percent

over 30 of or whatever the percentage is

a hell of a lot better than one deal

that you make 100 off

or two

that's right yeah i definitely got to

get y'all contacts before

well after this caller

make a post on the group

i ask who else is in florida you'll find

out very quick

well frank you so so it's either or with

you as far as the the whole reverse

method thing that i mentioned like all

right if you have a great deal someone

with someone would buy it or if you go

to the buyers first it's either or

for you you don't necessarily pick one

first it doesn't matter

i'm i've done enough deals that i'm

confident that i can find a buyer fairly

quickly if i find the right deal

i'm also in enough groups

and you know specifically the advantage

of being part of the hype mind

is i know where my buyers are

so even if i don't know the direct buyer

i know

you know if it's in texas anywhere

i know i can go to daniel i you know

there's several people in the hive i can

go to junior i can go to daniel uh yeah

there's uh several uh several in dallas

you know if i'm in north carolina i can

go to uncle carl and then just florida

you know i'm here in florida so i've

already got a list of buyers plus i can

go to deandre and eloy and stuff like

that so

you've got that advantage you know if

you're if you're if you're hanging in

the hive crm

can you set it put a post up in the

group

and let them know where you'd like to

work and you know find out who all the

players are in that market and boom

you've got buyers so then it's just a

matter of making sure your deal is a

deal and if it's a deal buyers will

flood out of the woodwork for it right

now

all right cool

anyone else have a question

topic they want to talk about

i don't know i'm new to this so i'm not

if nobody has a question tell us your

latest deal our latest

or something

which group which group um

do you recommend to be in i know i know

how my has whatever on facebook but

other

groups to be in

i would look for wholesaling groups you

know look for land groups in general

and stuff like that

i've actually started leaving groups

just because i was in too many of them

you could you could do a lifetime of

business just in one group if you've got

legit uh

you know legit people doing legit deals

in there

and pick the groups that are

where you're marketing or where you're

getting deals

if you're gonna stick to florida don't

go get one from california because it

wouldn't make sense

stick to anything and everything where

you want to market

okay so tell us about the event you went

up in milwaukee besides the fact it was

freezing gold

freezing cold no i actually met a lot of

uh people there that knew me i didn't

know them but yeah

and

network with a lot of people

about

what is it

several people here from houston that

went over there that i hadn't met before

and we connected so now we're we're

gonna start doing deals here together so

yeah

met carlos reyes man uh

tony i've never met him in person

a whole just a whole bunch of people do

like-minded people that are

yeah the younger you know how old was

the youngest there

14 i think it was 14 years old 14 years

old that's why wow

that is i'm assuming they were there

with a parent or something i have no

idea who they were with i hope so

i don't know

but yeah there was like there's a lot we

went to uh a flip from a local investor

that ray knows

and he ended up showing up there and

like hey you want to go see my platform

like sure why not we went to go see it

and

it drove us around all over milwaukee

showed us where the area good areas were

the bad areas were

took it out to eat everything it was

good

where was the event itself actually

held at

at uh something 42

i don't know

what it was called

stop by potawatomi while you were there

stop by what

asked if you stopped by potawatomi while

you were there

that's the uh casino in the middle of

the downtown bro

we were there until like four in the

morning

i can't begin to tell you how many hours

i've spent there playing poker

yeah

we're there uh the first

one that's friday night

i wasn't really in the mood plane

so ray and

tang and

jr hernandez were sitting on the

blackjack table

they they won a pretty decent amount

the following night is when i was like

okay let me go play

i did win

not much but

600 bucks

on a hundred bucks so

not that bad

so but it was good though it was crazy

yeah yeah we look we moved back home to

florida in 2013

and before that i'd go up there at least

once once a month uh sometimes every

other month

i mean uh old business partner we'd go

up there a lot to play but also you know

had a lot of friends and uh chicago

played

so we'd either go down to uh

we'd either go up there to potawatomi or

we'd go down to indiana to the uh

horseshoe down there and play so both

had really good poker rooms

but it was crazy going to milwaukee you

see all the uh they all seemed to like

to play um

potlum in omaha but they were all the uh

seemed like all the delis and you know

small convenient store owners

they'd walk in with 10 or 20 000 in cash

from you know the day's receipts and

just sit down and play poker until four

or five in the morning

sleep for a couple of hours and go back

to the store and do it again

i thought we were yeah

go over there four in the morning go

back sleep a little bit then go to the

event in the morning

tired

tiring but it was good though it was fun

yeah

that's what conferences are all about

networking and having some fun

yep speakers are okay but

i'm always more interested even when i

was running a trade show i was more

interested in the connecting with

everybody that i met elsewhere

or saw online or

in different groups but finally meet

face-to-face

yes sir it was great

great event they're actually just

starting i think they started well today

or yesterday that they already started

selling tickets for the next event in

august

jumping for the next event uh that the

hive is doing uh here in fort lauderdale

what is that

uh sometime this summer

i imagine probably a

similar time frame to what they did last

year

but they said we're going to fort

lauderdale this year

yeah i'm sorry frank we're looking at

august 26 and 27.

oh that's outstanding to hear

thank you

26 and 27

of what yes that we get august august

because the following weekend is labor

day weekend affairs are usually like

real crazy

26th and 7th of august

what is this

friday saturday

uh yeah but uh tony romero's event in

milwaukee that same day

at the same time

i don't know

i hope not

i think that's something we need to take

into consideration if it

i don't know is on let me check

i think it's on

[Music]

i think it's on the 17th

probably the week before

it looks like the week before in the

middle of the week if it starts on the

17th

which doing doing an event actually

during the weekdays like that you

actually get a lot better flying rates

and a lot of times you get better

significantly better facility rates

because they charge a premium for

weekend dates

and that is the absolute truth right

oh no it's on august 12th and 13th

oh it's the week before okay very good

thanks junior we're good

well so yeah they're doing a friday

saturday also

yeah when i uh started my uh first trade

show

uh the first first year we did it uh

which was uh oh five we did it on a

weekend

and then every every one we did after

that we did uh weekdays

we did um i think we were doing

tuesday wednesday thursday then we

started uh then we did one on a monday

tuesday wednesday and we tried one

ending on a friday also

and

they just they did a lot better and

everybody said it was cheaper for them

and we had a lot better contract rates

for room nights at the hotels as well as

banquet facilities and

expo services and stuff like that

and the the hive one is just for hive

members or for anyone

i don't know

but i think the first one was just type

members or new hive members

yeah the first one was supposed to be

for the inner circle only just to get to

know each other

but then they branched out but i believe

this is for anybody

no more definitely probably by the end

of next week

okay

what is it florida workport

fort lauderdale

i think this i think uh daniel said

while we were recording a podcast the

other day

that's correct

wondering so i can make plans

absolutely

plans to go to both events

all right well as we've got a very small

mostly quiet crowd

i'm going to jump off of here myself so

i leave it you're extremely capable and

junior i think you're doing great for

your first time hosting

i'll be fine

i'll be fine i'll go watch tv with a

wife so as long as i'm not talking about

myself somebody joins me and have a

conversation with something at least

so y'all have a great week all right

take care

anyone else anyone else wants to talk

about anything

yeah uh junior

i've heard you talk um can can you share

a little bit about your

business model and the markets that you

work in the in the campaigns that you uh

the way that you currently market for

deals

the way i currently marketing texting

and jving a lot with a lot of new

wholesalers they said me i send them my

link for my form

if they have trouble negotiating or

finding buyers

and they fill it out it goes straight to

my crm to my dashboard

and i'll

hop on a call with them and ask them if

they

need help with either negotiating

getting under lock locking it up or

finding a buyer

which buyers i have so

actually we just came across the

nationwide fires so

anything

with residential single family not land

land outdoors here in texas

and um i'm i'm curious as to

how

or or what your i guess um perspective

was

for

utilizing uh primarily texting as your

means of marketing versus uh cold

calling like did you find it to be

just was it a personal preference or did

you actually find it to be just you have

better results or

how did you come to to the texting uh

honestly i hate cold calling and it's

time consuming

so unless you had a three-line dialer

then yes it's worth it but i didn't like

to hear the fuse and get lost and get me

off your list and all that i'd rather

see them than hear them

and just delete them

then i'll just respond to the ones that

say yes make me an offer or whatever

so so for

to me it's a lot easier to reach a lot

more people through texting than cold

calling

interesting so for so for someone

starting out what type of a budget would

they need

for to to to run like a sms campaign

not even

i'm sorry a couple of hundred bucks not

even like 100

and and is that for like a subscription

service or

oh you you you're gonna end up paying

for a service anyways to to text

regardless

and regardless if it's bad

that i heard it's very expensive and it

has a lot of

things that you need to put in before

you actually start texting which a lot

of people hate because i i've seen it

you have to create like 10 templates

before you can even start texting which

is ridiculous but

um yes you're gonna end up paying for a

service which is monthly

the cheapest one is 99 with the high

mine is 99

two cents per tax or two and a half

cents per tax

if you have a list of five thousand

then depending and also depending you're

gonna

you're gonna need a couple hundred bucks

to start off

you're gonna need

a couple of hundred like ninety nine

bucks if you get pop stream to get a

list

you're gonna need money for skip tracing

you're gonna need money for texting and

the subscription

so that's like 300 bucks 400 bucks

more or less

right

so you're the so the people who are

responsive to you

they're presumptively like already

motivated or at least they're

incentivized to at least inquire about

what type of offer you can make them

yes

i delete all the nodes the fuse

everything else right

and so

and so what percentage of those

typically translate into possibilities

so far for like for every 100

that comes in like what percentage of

those actually

turns into like a actual possible deal

that depends

several variables in other words

if it's bulk data

the chances of you getting a lead or a

contract are

not slim but it's better with targeted

data because i've done targeted data

where you pick the actual list like

because right now i'm using the hive

minds list the one that they gave you

free

everybody says it's crap it's not crap

i've gotten deals from it

but it's bulk data it's not targeted

data targeted data meaning okay i want

that landlords or absentee owners out of

state uh with three or more properties

that they own like a specific list you

know what i mean

right right

i've texted before and then with a good

quality skip tracing company

the first 800 text that i sent out

i got like four deals

all data takes a little bit longer

because you know you don't know who

you're reaching out to

[Music]

approximately how many texts are you

sending now a day

300 an hour every other hour from 10 to

that's that's how i have my campaign

running right now

so are you sitting in front of your

computer from a certain time to a

certain time again

are you replying by phone you can reply

on the phone are y'all do you have the

pipeline already no

yeah i have it but you can download

you can reply from your phone

all right yeah i'm in the midst of like

getting that set up i have like a

meeting with someone tomorrow because i

i try to um upload my list on there and

for some reason the list isn't

being able to get uploaded or something

like that something's going on with my

account so

on the field like you don't know you

have first name black last name

city state space

yeah just like that or you have extra

other stuff on there

it's it's in the it's in the right um

the right format

yeah it's called like that csv format

it's

yeah i have one over with somebody for

some reason i don't know why it's not

i don't know i'm gonna get it fixed but

all right

you can reply so you reply off your

phone mostly yeah

okay

um when i'm not texting i'll have

someone else do the technique for me

okay you gotta be here

i have actually like people starting off

like you

like they're they're hungry to get their

first deals or whatever i'll teach them

the process but i'll have them do my

texting

and then just

just pre-qualify the

lead

and then i'll get on the phone and

negotiate

okay

all they're doing is pre-qualifying just

to know the process because obviously

they're another process so

i teach them okay this is how you do

this this is how you do this and start

your spawn and i give them templates i

give them everything they

need i used to have vas it just takes a

while to train them it's the same thing

with people but people here are more

motivated they're actually going to make

money

a lot more than a va

that's why i haven't that

so these people are doing the texting

are you um

are you paying them or

they're just like interns okay

yeah i mean they're they joined the high

for a reason to get deals and to

know how full sitting works i've been

doing this for going on seven years

already

okay

so i'll teach them how to do it if

they're willing to put a little bit of

work into it

where are you located again

houston texas

where are you

i'm in new york

oh but i'm i'm kind of um i'm not

doing anything out here

i took my focus

so you're applying alcohol

well yeah on florida

okay do you um

do you focus on more than all right are

you focusing on texas or i'm not well

you've been doing it for a while so you

probably don't hit every every state

there is but

you have like a certain

group of i'm only going to do these five

states because this was been working for

a while or

or you don't have like a it's just

anywhere it's just whatever anywhere

okay but like right now where the land

and

land i'm only focused on texas

single family i've done several states

and i've done it before because uh i had

a team and we were doing it

we we were able to do it

now that i i don't have a team anymore i

don't do it but i think we're going to

start opening for dyspo to help out

other investors because we have

nationwide buyers

so we're going to be able to help them

out for single family

not for land

but

to me it builds a deal anywhere doesn't

matter numbers or numbers that house the

house

so yeah

can you can you tell can you tell me if

this little method that i'm doing now is

the right thing

um as far as all right so going on prop

stream

doing the filtering filter out you know

whatever criteria um

and then and then save us a list of say

it from jacksonville it's a list of i

don't know 120 properties that popped up

from whatever criteria that i put

i'm just taking that 120 skip tracing

gift

and um and then bringing that bringing

that list over to uh

the hive mind to do the sms

yeah but who are you using for skip

jersey

crosstalk

i heard i've never used them so i can't

say for sure but i heard that they don't

have quality data

okay so

i'm just saying from the

nah i mean

yeah yeah

i mean i've only been i've only been on

it for like a few weeks so i can't

really

say and i haven't tried another system

but

once once i pull once i pull a list from

there i don't

i don't think i'm able to

to bring that over to another um

another system

that makes life

i mean like all right let me see

what kind of thing i use

i used to pull this from procter i've i

can upload them to iphone and start

texting

you can take them anywhere like

like you don't you don't have the

scriptures at first but you have to skip

churches to get your numbers yeah yeah

first and then bring them over here so

you can start texting yes

okay

which um which system do you use to

sketchers

res type

rex tech

like 12 cents

so out of all the systems you find that

one to be the best

for you

they have well i know the guy who runs

it and they have good data

they're kind of similar to bags but

we used to use back before we started

using them

but bats if you send out a list of a

thousand and 500 only come back

well they were doing it i don't know now

if they fixed it or not but they were

charging me still for a thousand instead

of just a 500. these guys only charge me

for the hits not for the the misses

would you say it was the junior rex what

i'll put it in the chat

sorry that's not good

autocorrect

that's the second one not the first one

you all see it in the chat

[Music]

where is this chat

where it says

yeah it is in there though i see it

thank you

it's r-e-i-s-e-a-c-k-e-d

dot com

that's the one i use

i mean anybody else could use anything

else you all want

i know daniel i know daniel from i've

mine also has they're the owners of the

list guys

they also do skip tracing

i haven't tried them yet but

did you find it did you find the chat

[Music]

what's your number you have to hit the

three dots where it says more on the

bottom where it says like mu stop video

hit the three dots it says more and then

you can see the chat right there

or just reach out to me through facebook

message me i'll send it to you

you can easily find me on facebook

one of the hive mind groups

now

how long does this cost go for i don't

even remember

first caught it

got it

i'm right here they usually go for about

an hour

oh like if if it's kind of you know kind

of slow

they cut it off before an hour nobody

has anything to say they you know and we

say we see them on

saturday at clubhouse

saturday is two hours right

yeah the clubhouse usually two hours

they go longer if there's a lot of uh

interaction

we got in about 15 minutes more or less

anyone else have any questions

so junior do you know who else has

buyers for land period so i know you

guys mentioned eloy and john i'm just

curious do you know anybody else who has

a land virus

where

what area

wherever

whatever wherever

i mean within the hive mind group are

those the main ones that i mean eloy and

john those are the names i heard that

but it was there anybody else that i

missed

i know there's

anthony

daniel the andres in florida john

alexander's in houston

junior lee i think it's in

georgia i think

i think he's in georgia

mike novak is in

pennsylvania or somewhere around that

area

uh no mike is up michael's upstate in

the new england area

oh there there you go

mike novak um who else was this land

i think majority of the time members do

land

yeah go ahead

i'm sorry yeah i'm okay i pretty much

had all those okay i pretty much checked

everybody go ahead claudette all right

no problem if you go to the uh

to the hive mind crm and just put in

buyers

and you'll see where people have comment

and say i buy here send me what you have

and stuff like that

oh okay that's a good thing that will

help you a little a little bit and if

you plan on just buyers in this area

then they they've chimed in somewhere to

say you know i don't do it but this one

does it

good idea thank you

you're quite welcome my pleasure

eloy

i mean i wasn't doing land until i

started with the hype so

but yeah

and are you are you

uh utilizing the same sms uh campaign

for the land

yes and no we're actually doing ppc

campaigns also

which we get most of our deals from

there

i do texting but for single family

on my ends

okay

anthony does ppc campaigns for that

it's a little bit more expensive that's

why i try

i know what works

i started off doing direct mail and many

signs a long time ago it got very

expensive really quick

that's why i think texting is better

cheaper and you reach out more to more

people than

anything else

yeah

and are you um are you flipping any of

your deals now like are you are you

retaining any of the properties that you

come across are you just still

wholesaling them all only if they're

creative deals

if they're creative deals if i structure

it creatively i'll probably end up

keeping it

uh can you give an example of a creative

deal what that looks like seller finance

deal

[Music]

if i agreed to terms with the seller say

like i had one in that puzzle he only

wanted five thousand down in 200 a month

i'm like yeah i can do that

why not i'll probably keep it fix it up

rent it for a while

have the renter pay

him

instead of me paying him

and just keep it long-term

all right and then eventually owner

finance it

and then just get residual income off of

that's creative deals or sub 2

any sub 2 i'll keep them as rentals

but yeah

other other than that if i make a cash

offer i'll just post it

or maybe we might start uh fixing

flipping well my partner ray he does

already

he's already i think in the second or

third flip so we might start doing more

but i don't want to do the whole flip

like he does i just want to paint carpet

that's it

i'll

i just want to do hotels that's it

yep

brianna where are you at what market are

you

i live in california i'm starting to

work my own backyard a little bit more

for land right now i'm trying to find

buyers but i'm in the alabama market um

i have a property closing in alabama

and um i've been looking because i know

anthony does lots in texas so he's like

pull the list and bring me in so i've

you know

sometimes i'm trying to look for lots in

texas too um and then i also have

somebody in arkansas that i know

personally that's been driving for

dollars this week kind of sending me

things so honestly i'm just i don't

wherever it's at like you said a house

is a house but my main focus i guess

would be alabama and and texas i closed

lot deals in florida so i'm thinking

about going back into that market as

well

overall i'm trying to do more land deals

that's my goal this year is to just do

more land

that's my niche

okay

hello

boy

how you doing buddy hey good to see you

here good to see you

it's been a while

uh busy you know we're putting this

whole disposition uh platform together

and um

we're actually gonna start testing it

next week with some beta testers

and uh hopefully roll it out maybe a

month out maybe something like that okay

that'll be really cool we have a lot of

so it'll make it a lot easier to for for

your disposal

basically

putting a lot into that

is that more land only or what

i have before both for land or houses

okay

yeah so we've got one we've got huge

buyers for

for houses in there as well but it's all

automated so like when you put your

property in there

you like put the apn number or if it's

got an address you put your address it

kind of fills everything out for you and

it'll grab the street view and all that

stuff so when a buyer comes along and

they want to buy it

it's all automated from there it's like

completely hands off right so

they can buy it they can go ahead and

make that make the purchase

and it automatically goes from there

goes directly to the title company

and then it's closed out through the

title company

and so we have wholesaler friendly you

know title coming nationwide that

handles it all and it's all automated

that that process is automated too so

it's a very quick closing as well so

we're excited

when are you launching that

uh we're hoping maybe a month out we're

doing the beta test starting next week

and we'll probably go 20 days or so

depending on you know what bugs we find

you know

we've run some stuff through there and

it's fine right now but we need to try

to break the system you know how that

goes yeah you need better tasters

yes actually i do

i will call you my friend i'll call you

you have to help me put some stuff in

there

of course

i got some land that i need to get rid

yeah and houses so either one

that'll work

but it's it's nice too because you you

it's there's a nationwide system to it

like it's open to to to the national

market to any buyers

but you get to select if you want to so

like if you have particular buyers

you're already working with you have it

off so it's just a private you know

listings and you can shoot it out to

them first

and and they have kind of like first

whack at it

yeah i want to try it

we just sold that we just sold the deal

this week um

i went out it was uh

it was you know it's a it's a lot that

where we're typically as builders that

are buying them

lots but

they were only wanting to offer like 26

27 0028 was probably pushing that

and um

so i went out

there

and and i put a sign on it just to kind

of you know see how far individuals that

you can builders so i put it up at 35

000 and when i was putting my sign up

two people stopped that live on that

road came over there and wanted to buy

it so i i went to contract with one of

them and uh we'll do it

on that one i'm gonna do a note

on it right so we'll buy it in and i

come in and buy the the note at closing

um you know from a different company

and and so that basically

you know does this does the equivalent

of just a quick sell on it so like if

you were selling it

you would get like 30 000 for you can

net 30 000 out on a deal like that

rather than then just give it to a a

builder

you know for

whatever the builder may you know

negotiate down to plus closing costs you

gotta always take those closing costs

into consideration because that could

easily be another you know you can be

out another thousand

uh easy on a deal like that

but uh yeah those deals are nice

all you know all of these deals you can

get uh very creative you know it's just

a matter of finding somebody in in the

hive

that um

you know you work with

and

put your deal together figure out you

know the right match for that particular

deal

yeah

oh pretty good

we need to grab some lunch someday john

i know i know how you gonna come up

we'll have a cigar over here

wait look um

did you ever get to do uh

did you get rid of that uh

that deal that we were talking about

did that buyer come through for you

yes sir that's it

yes sir

i have a couple of there uh

cuba oh my god i need to bring those

cohibas over here

[Laughter]

i think we still have them i don't know

i need to check

okay

again well let me because i'm headed

back out there

and um

you know nothing moves a lot like that

faster than a sign going up on it i

could go out there

put some stakes on the corner and and

stick a sign on it i i'm looking at uh

three acres i got a contract the other

day on three acres over there

near there

40 000 plus uh we'll we'll assume ten

thousand back taxes on it

and of course we don't pay the back

taxes we just we'll put you know

we'll take it and

and pick up the back taxes when we flip

it but you know it's three acres

houston basically so

you know it's probably 250 thousand

dollar deal

yeah that'll be a sweet deal

yeah

i still got to work out some stuff on it

but

but she's already signed the contract so

hopefully i'm gonna cross my fingers i

hope we get that deal

yeah we're getting it sold for that way

you know

you got my number

yeah thanks me whenever yeah

all right i will

we'll talk yeah particular deal i'm

having to

and the reason why we got it so cheap is

because it's landlocked so i'm talking

to i've already talked to three

neighbors juan said no they won't give

us an easement the other

is uh talking to his wife right now

about it so i got my i got my fingers

crossed on that one and then i got one

last shot at it too it was an original

easement that kind of got messed up so i

but i still have a shot at that one

okay

yeah

so if you guys run across stuff like

that landlocked it doesn't mean it's a

bad deal you just have to figure out how

to make it work and a good lawyer

will help you be able to put a deal like

that together

so never just discount it take the deal

come to the hive

and tell us what the problem is and

whoever's dealt with that kind of

problem before we usually reach out and

say hey contact me

and you'll see that happening in the

hive

i think i have several

old leads that are landlocked deals

i need to go back

i'll talk to you

yeah for sure

well i think we've reached our mark

yeah

and me just barely making it at the end

you're good you're good well you know

what but better late than never better

late than never exactly

john i just i just bought your book this

weekend i look forward to diving in oh

cool very good good good

yeah look if you guys have questions i'm

always available on messenger um

you know so reach out

awesome thank you

sure

thanks junior

yes sir anybody else yes thank you

junior

we appreciate all the insights

anytime buddy um anyone has any last

questions comments concerns

before we sign up

good night all right man you all take

care

have a good evening everyone

take care