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And I've had a lot of people, I've had people give me stuff, my attorneys, like you should probably have them read this and record them saying real if you look at enough for kids down, and you call it, you know, it was 12 acres or nine acres or whatever, you know, and he's just like, I can't handle it anymore. I haven't been able to cut the grass in four years. If I could just be done with that place, you can have it you know, you give me 2500 bucks, and you pay the taxes on it and it's yours. And you think that's not going to happen, but it does. That's why the property is in the shape that it is something else I recommend is not to call those people and say amen, the house is a piece of junk. Okay, five grand for it. I always talk about the property because I think all real estate is beautiful. Even an old house, you know, it's kind of coming apart because it's beautiful, like a painting or something. So I would call the guys Yeah, I think that's a great house. It's amazing. I'm wondering how a house like that got in the condition that it's you know, what can you tell me? Are you wondering do you want to sell it? Is there a for sale sign know when it's not for sale? Yeah, I'm just kind of curious, you know, how did he get like that? What happened to it? Whose house was that? And that's it. And then before you know it? Yeah, like I said, you might work something out where the they might let you do the rehab on it. You pay for the rehab and bring in the people and they put up the house and you guys go partners on the thing. There's a million ways for you to profit from that property. And it's not always where we offer some crap lowball offer. And then the seller gets to lose like no, there's plenty of ways to you got to use the word partnership loosely, but you know, partner with the sellers, and make some magic happens. So yeah, your old should always be driving for dollars. I don't care how busy you are, or how many texts you're sending, or how many guys welcome to the Monday night call, we have these calls every single week. They've been running for about a year, maybe a little bit longer. And we talked about real estate, nothing's off topic. We're just kind of just freestyling by the second open room mastermind. So we don't have a raise your hand round, you just kind of pop in unmute yourself and jump in. And we'll be happy to chat about any subject. That's real estate marketing and personal branding, email marketing. I mean, you can go over scripts, problem property titles, and we cover anything on this call whatever comes to mind. Like I said, we're just gonna meet yourself and hop in. Do we have any new people on the call that have never been on here before? You got to turn. Okay, it's a good idea. Right, thanks, you know. Speaking about people giving you stuff, we picked up the the property here in San Antonio, off of a text campaign, I guess somebody got on, got hit from a text message from somebody, I don't know if it was inbound or outbound. But somebody contacted us and said they had a property and they said, hey, it's listed at 750. And I was like, that's not a deal that's listed. I was like, just move on to the next one. And then the next thing they said is, hey, they said they just want to get out of the mortgage. So we were like, interesting asked me if we can see it tomorrow. And yeah, we came over here, and we took possession of the house, and we bought it from them. So it's you never know what you're gonna get unless you're doing you're touching a lot of people. So no matter how you're doing it, however, your marketing I'm looking at a property right now by Dallas. And I posted on my Facebook stories on my Instagram stories I said to you know, anybody as a kid, if you pour like 10 to 10,000 acres, send it to me. Somebody sends me a lead, and then I send it to another group by Dallas, and they're talking about an over $1 million assignment fee on their property. And I got the lead just from posting it, you know, on my stories on Facebook stories, you know, send me a 10,000 acre tract in Texas and also So it's worth paying attention to and like I said, diversifying your marketing efforts. You're always marketing you're always telling people what you're doing for no reason. And then the people that get annoyed by it will unfollow you. And then the ones that don't unfollow you will make you a lot of money. Does anybody have any questions or anything they would like to cover today something they'd like to talk about a challenge you've been having? Hey, Anthony idea. Hey, what's up? Hello. Um, I actually have like, four to five commercial lots in Alabama that I'm really not even sure how to calm. And I don't know if Daniels on here because I was driving but sometime back view, he helped me look at one commercial lot we looked at, we looked at the car count, so forth, and all that, am I is that really what I'm supposed to be doing this, if these are our deals, I just, I don't know how to how to comp them. They're really industrial. They're very, like an industrial areas where there's nothing but just old warehouse buildings, I guess you could say and then one of and then that four of them was an old church building, but it's not a building anymore. So it's just four parcels, but it is zoned commercial. I don't know how to come to them. I'll tell you what commercial is a whole different animal. Tyler Epstein's on here, I don't know if he could chat or not. But maybe he might have a better idea. I stick to a lot of farm and ranch and rural stuff. But commercial and industrial and apartment land, that stuff starts to go nuts. I mean, that stuff starts to go by the square foot. So I'm curious, like, what where this area is? How hot an area it is. And then we can then we can get a better picture of that? Well, so that's my kind of question is if, because I know not everything is a deal. How do I determine if it even is a hot, I'm gonna be honest, it doesn't really seem like the area from what I'm looking at. But I could be wrong. So that's why I'm trying to gauge if it even as a deal. So if anybody has any advice, I would appreciate it. This is this is taller, I just call it the half the back half of that the first place My mind went, is you need to figure out the history of it. Because phase one environmental is going to have to be done. If it's industrial. And it's crazy, what things get changed to it, and how the EPA and the environmental regulations have taken hold. But like, you know, I'm bought or been part of buying a tannery. And leather tanning 30 years ago was a crazy insane about the chemicals and stuff that they use and how bad the ground was, in that area. The so, you know, you're you're gonna have a lot of hiccups with environmental. So researching what else been there, and even then you're still going to have to throw a phase one in. The other thing is, is industrial is niche specific, right? Like, it's one of those things that you're looking for a unicorn to go in that space most often. And so, you know, you're you're, you limit the amount of buyers significantly, but at the same time, that is not to say that you can't make a tub full of money doing. I'm just saying you it's a it's literally a horse of a different color. Same thing, same concept, you're just in a different pool play playing in a different pond, if you will, I don't know if I'm explaining that. Right. Like, it's just completely different ways. Well, it makes sense. So that's the first thing you know, it's like, okay, what could this be used for? So you can start to try to narrow down the target of who you can look at, like, who needs this space? And what, you know, what, what business? Is it right, is it? Is it a tire shop? Or is it going to be you know, a widget manufacturer, and then the whole leasing on industrial property? It can get pretty complicated, complicated. So it requires a lot more due diligence on the front side. So given to us where is it like what what city what state? What's happening there? And then you know, what are the what what could use it right? Is it gonna orient cranes or is it just, you know, just a damned old building that you can park stuff in? What what is? Okay, we're looking at buying one right now. It's an industrial area. Oh man has it? He has has cars parked in it. He's owned it for 37 years. He's got 42 cars parked in there. Bumper To Bumper. Just he bought them because he wanted to park them. I'm driven. Oh, okay. Yeah. Well, I mean, it's one of those things that like, he's like, Yeah, I'll sell it. We're gonna do these cars. I don't know. I you know, do you have titles somewhere? Okay, so that's a no. So anyway, I mean, but at the same time, like, you know, it's how we make our money and solving these problems that I mean, the end of the day, the work you put in and that's, that's, that's your equity. So, like, everybody's like, Well, it's complicated. Yep. The more applicated the more money you'll make. Okay, that's very true. That's a good point. Okay, I appreciate those starting points where I can at least try to just get a start to where I need to go and see if it's even in a good area. So I appreciate that. Tyler, industrial doesn't matter to be honest. Like, if it's a specialty building if it what kind of power does it have? Does that phase three power hookup where you can you know, three phase where you can go in there and like, slam a bunch of industrial equipment and power it, you know, run it great. Or does it? Not? You know, that does it? Does it have amazing fiber optics runs so that you can, you know, potentially put a, you know, an industrial warehouse with, with, you know, servers and shit in it right? Like, all that today is much different than industrial 1970 Where you just needed, you know, Jack das and a hammer, right, like so the world change with CNC machines and everything else. So that's, you know, what kind of power does it have? What kind of water supply what kind of sewer system all that matters as well, because of you know, a lot of things require high volumes of water usage. And if the water the water line doesn't have capacity, that's where you go, you have to go contact a water department or provider, figure out how much capacity they have to serve you. So that again, you can figure out what I think it's Tyler yet because I thought it was my phone. Tyler you cut out to cut me off. So thanks. Can you hear me now? Now you're good. You were swimming in the matrix right when he said can you hear me now the first time so you're good right now. I think I may have lost him but we may have lost him but I appreciate the information. Tyler. She's literally in Austin, Texas. And this is Anthony. I don't know if anybody can hear me or not. But I'm gonna make some co hosts in case my phone dies. Can everybody hear me? Now I can hear you now. Okay, perfect. Yeah, it was kind of a goofy minute right there. I didn't know if it was me that was going out or everybody else or what? So I was confused. So everybody can hear me clearly now. We're all good. Yes, sir. Perfect. Awesome. Hey, Miss Claudia. I'm great. Can't complain. Trying to make this money like you're trying to get like youth. Okay. Hey, I'm excited about this event coming up here. It's getting close. I know that it happens quick. When you're planning for an event. We say now it's it's three months out four months out. But then the next thing you know it's next Tuesday. Pretty excited about that. Is anybody in here going to the event in Fort Lauderdale, Florida. The highest the highest life? Sec. It's our second annual national event in Fort Lauderdale area. So trying to get a light head count. The venue we want only has 125 seats. So I think on last year's we were only maybe a seven month old company or something. And I think we wanted we sold something like 200 or something. What was it called at 150? Was cost about 150? Yeah, if we only had 125 seats this year, yeah, then I think it will sell out quick. So we're trying to figure out who's actually really going what are the dates, we're just about to lock it in, but it's gonna be like, probably last of August, early September. The venue we thought we were gonna go with we changed our mind kind of last minute. So we're seeing what else is available unless we're gonna be locked into them. But we're looking for a really beautiful venue trying to make it something to remember and I think it's gonna be a lot of fun. And then something happens I didn't notice this until I went to Phoenix one time and met up with a bunch of high people. And something happens when you hang out with same people for two or three days in a row. There's a lot of synergy that's created instantly you know in 48 hours you can create a lot of synergy so I really like these national events they're powerful if you can at all make it I definitely would so details to follow any good luck Good luck today Jr one GB I have the 640 acres of New Mexico that I need to send the contract what else what else? from Georgia? Lots three lots. The one you send me a text. Yep. What about Alabama? Alabama was weak. I don't know dude, I haven't got any traction on though. Okay, you definitely have to look I mean, let's just do what we got to do. So let's let's take another look at them and figure it out. Yeah, yeah. Well like to see New Mexico. Do you have the coordinates for the former? Just curious. Yeah, I would like to see how the landlines and exactly where it is how far from civilization does it desert? Or is it like kind of like the green area? Not sure. Let me say, Texas. Nothing is green in New Mexico. Nothing at all. It's all desert. I've been there. It sucks. Yeah, I talked to an old boy here in Texas. And he told me he's been trading big farm and ranch for like 40 years. And he said, There's nothing for sale there. So I was kind of curious when this one popped up, like, Where the hell is it? I know, there's a lot of nothing over there. So so the one thing the one thing that is valuable in New Mexico, if you're in the south part is the mineral rights, there's a few other places, but for the most part, New Mexico that the cities are landlocked because you either you own, you know, 47 sections, or, you know, a little plot somewhere in town. So they have value there. But for you know, the other part problem with New Mexico is it's it's it's very liberal. So you have you have government regulation overlords that will eat you alive. Nice. Interesting, you might take a look at it when it comes in. So you could just kind of give us an opinion on it. Yeah, absolutely. I mean, I've traveled I've been through the eastern half of that state. I've I'm pretty familiar with it just from work and travel and stuff. And then if it's out near La, what is it most? The Air Force drusus there. Yeah, Las Cruces? There's a lot of value there, as well. I mean, don't get me wrong. There's Albuquerque. And there's some other things out there. But but they're, for the most part, if you're buying a big plot of land. It's rough to really do anything besides say, Look at this. I own it. Yeah, buying the top of a mountain somewhere. I looked at one of those about, I guess, last week, early last week, and it was theirs. Don't get me wrong. There's value in that right. But you're looking you're looking for those off the grid type people that like want to live in a tiny home powered by, you know, solar panels are cool. But your buyers are you just diminished a whole lot of buyers, right? You're looking for that unicorn. Yeah. I get that. That's kind of what I looked at. When I looked on the maps. I was like, Wow, that's incredible. But like I said, we're looking at different markets to see what the heck everybody's doing in those areas, and then trying to see where it's 100% just just just things to look out for. Right. Like these are things that you should be aware of. No, yeah, I appreciate that. Man. Yang, thanks for coming through on that industrial because like I said, we're just starting to look at some of that. developable stuff. So the industrial, industrial side is it sounds sexy, and it is sexy, but you're looking at 180 day due diligence, period, period. Like there is no there is no there is no 14 Day clothes and industrial just period. You do that. You're rolling, you're literally rolling the dice. And that's, that's that's a bad idea. Yeah, I could see that. Yeah, I have one industrial zone, almost 40 acres that I've been looking at for about a year and a half maybe and there's a lot of moving parts there. Tons and then the same time like again it's you're interested parties are very sophisticated. They're they're there it's a completely different ball of wax and then the contracts are you're looking at a 36 page you know Letter of Intent you're not you're not it's this is this is not a quick hitter. Yeah, believe it man. So some problems you can run into on industrial land, I've heard you say like, dumping chemical dumping. Whatever the previous business was, before whatever they were running their whatever, they were spilling on the ground. You're responsible for all that? The last 50 years I and depending on what I find. I'll go back further. So what do you do? Is there a website that shows what's been going on there? No, I mean, you gotta run title and then and then go through that and then you can go through shit. I'm blanking on the website. There's a there's a website to see like, what is it the TC TC Q and the EPA both have website for any citations that have been issued? In that area. It's kind of come For someone takes it it's tedious to search but you can search that and then then the next thing is is like you got to get boots on the ground and look at it and just literally you know look at it because it's the same thing like you can look up ups. rail yard they're in Third Ward in Houston they store cross ties their cross ties of Chris oak Chris Oakley to the ground got into the ground water people started getting cancer smokes at first at first pass and you look at the news on that first pass right? That's just a storage yard no big deal. I mean, they just toured shit their second pass this is I'm we're done here you know like and so you do a quick hitter and bought all of a sudden you just bought a problem Yeah, the one I'm looking at right now they've been out there like OPEC and some other agencies have been out there cleaning up since the 90s man so not okay, that's a that's the Saudis but somebody else has been out there what there's a there's a one that something like that I'm going to text it to see what it is but yeah, there's there's a couple of different agencies that have been out there doing some weird stuff and they wanted to find the property a million dollars for cleanup and they ended up not finding the property because they said they would like to see the place get cleaned up. Well so the thing is, is like the other thing is is like what does it take what is cleanup look like? Because I can tell you right now drilling the holes and doing all that and all that stuff. You're it's a long term deal. It's not cheap. And it's your it's your baby it's it's a big boy game. Yeah. So somebody that's got fat stacks Yeah, that's what we were thinking on it because it's a really really a plus area where like somebody has to come in with a pretty big wallet to just assume all that cleanup, fines you know, there's a bunch of things going on out there so for a while the other problem with that is though is you need you need environmental loggers and I mean gaming you're you're getting you're getting into something that one word one source one substance and in all of a sudden everything comes apart it's a house of cards Yeah, that one's a bad one no matter how you look at it man there's a next to that want to get heavy seems like it would take years for your students to get it resolved. Well and the other Another problem is is the government has all the opportunity the world to come back and say gotcha so you know in your there's nothing you can do to get away from them they just they just do what they do yeah yeah, that's crazy man. So I guess with that apply to like gas stations as well little tiny gas stations they're out of service they got they got underground they got an underground gas tank they've been linked leaching lead and all kinds of other had carcinogen genetics in the ground any old gas station like that is not running that that gas tank underground is now full of water rusted out your that's a bad day it sounds terrible think about it gas had led in into lead in it like literally led until I don't think the 70s or 80s So if it's back there before that it's literally got lead in the ground. That's groundwater you're gonna gotta have a nation you got TQ you got a drill water wells, monitoring wells. It was TC EQ that was out there is what I meant. Yeah. Yeah. And it's a bad day and they put you it's a bad there's nothing nothing nice about it. Oh, man, it just sounds like a pain in the butt. You should see this place. I should send you pictures of it. You see what I'm talking about? Yeah, it's one of those things that like, again, I stay away from shit like that. It's just it's because Can I do it? Yes. Do I want to know there's easier ways to make money out there? Yeah, seems like a big general contractor project just moving all the trash. It's a huge project. I sold one like that man. Somebody had a bunch of dumping on a little piece of land. It was just mostly like junk like construction junk. And Yemen five acres full of it. I mean, you can hardly walk in there. And this guy bought it just like that. I had a million people trying to they wanted to buy it. Nobody would pull the trigger on it because the cleanup and this guy bought it quick. The that's amazing. The other thing is is what you run into is how many stacks of asbestos is under that stuff sometimes. Old side asbestos. Yeah. old siding. They I mean it's one of those things that is old siding bad. No. Do you have to dispose them or like under all the same rules is the fibers cuz it's just you just gotta be real cautious on stuff like that. I mean, I know a guy that bought a place didn't really pay attention to it got it for like $3,500 For once, I was like three acres in Granberry got it for 3500 bucks. It's been $30,000 and cleaning up the amount of tires that were in there. Yeah, tires get expensive. Yep. And you want to talk about subdivides for a little bit, you have time to stay on? Yeah, man. I mean, I'm driving through Austin. So I'm in traffic. I got all I know, it's been a minute since I've been on. I've just just been brought up. So yeah, I can much appreciate it. Man. It looks like you were to hit it Logan's event to everybody was happy to see you talk. I don't know how many people were happy, but they got some valuable information about it right. I messed up some of their games. But I you know, expecting me not to just hit you with straight facts is a bad idea. So on subdividing. subdividing is easy subdividing is hard. And I mean that is you've got to just follow the rules. It's subdividing is like Betty Crocker baking, read the rules following if you can't read the rules, hire an attorney, if you can't afford to hire a good attorney to read the rules for you and a good engineer to do all the subdividing and planning that can and you can learn the rules from them. Don't do it. Reading the rules is 95% of the battle, subdividing and rural areas and subdividing and cities are very similar ones governed governed by I want to say it's local government code 212 and other ones 232. Maybe I don't quote me on that, but I think I'm right. And it gives you the statutory live fund rules on how to subdivide something. And it's an administrative ministerial affair. So local governments alike are in cities. And whenever I want to be like, Well, you got to do this. And we want to prove that and that's that other? No, they have rules and regulations. You read the rules and regulations, you comply with rules and regulations. And they have a box to check. Did you follow my rules and regulations? Check yes or no. If you did not follow my rules and regulations, you didn't follow rule regulation 183 c dash seven here. And because of that, you need to do A, B and C. And then once you do A, B and C, then you submit it again. And they have to say, Did you comply with all my rules? Check yes or no? If you comply with all the rules, they check, yes, you now approved and can sell lots of subdivision? That it's really that simple. But the hard part is is what are the rules and regulations? And do you do everything by the book administratively in a timely fashion. And according to the rule was because if you mess up one area, and you didn't comply with my rules start over. Right now, the biggest issue I'm running into them subdividing is getting the plants done, it's taken four to six months where it used to take me, you know, 6090 days. Everybody's finding that it's taking that long in the city or even like out in the county. It depends on the county. I mean, I'm not doing I'm not, I'm not in Super rural areas. I'm in what would be considered tertiary, three years ago, but it's now secondary today. And so the County, the county governments are busy, and you gotta get in front of them, and a lot of them and now hired engineers that have to review it. And those engineers, they're not on staff. It's an engineering firm. So not only are you having to hire an engineering firm and a surveyor to do all the work, you have to wait on another engineering firm to say yes, and so it's just slow I mean, that's cool. So I've been liking the game or like you said, I think there's easier ways to make money but I think if anybody can get 100 acre 1000 acre lot and they have a partner something that can help them take it down. I think cutting them up into 10 acre tracts in Texas is it's pretty fun and easy. And I don't think it tinkers with all Ironman pretty much. So the issue is is what you run into is you've got to get it subdivided, planted according the rules. What are the subdivision regulations say in that county? How much does it cost to build a road? I mean, it's one of those things it is it a Kelechi road or is Is it a chip and seal roads that are concrete road? How wide is that the county does county subdivision regulations okay and then so somebody can just get called down to the local like Bear Dhoni guy ain't gonna call down they're gonna tell you shit he's gonna look them up. They got like got on listed somewhere just find them. They're gonna be a document that's between, depending on the county between 36 and 200 pages As long because they'll tell you, you know, to build a tiny home park, you got to do this to build this, you got to do this. It's all the rules and regs. And essentially, under the local government code, it prescribes how to how the process works from start to finish. And then you also have to comply with that code. And then the next thing is, is you got to also make sure that the fire marshal approves of it, because you can get caught with your pants down. And you did everything right. But in the county subdivision regs, it says must be, you know, comply with regulations for safety. Well, the fire marshal comes back and says, we need we need fire hydrants that's a you're gonna put a lot of houses in that area. We don't have fire hydrants within 2000 feet of that. That's dangerous for the health and safety in the lives of people. And you're like, okay, but there's not fire. There weren't you know, there wasn't fire hydrants over here last year, when you can prove that neat doesn't matter, you lose, get ready to eat the fire hydrant expense. So, and then you're like, Okay, well, I can put in fire hydrants, you call the water company, and you're like, hey, water company, I need to put the fire hydrants and they go, cool. We can do that. But we have to upgrade our facilities, it's going to cost us 150k to upgrade the pumps and the water tanks to be able to put enough pressure to supply you with the fire hydrants. So because of that, it's gonna cost you another 150. And you're like, I've got to pay for your facility upgrades. Yes. Yeah. Amen to that. Yeah, I was looking at one it's it was a almost a 5000 foot waterline, but they said no, you can't have a debt in Maine. So they wanted to do a loop. So now your your price of your domain just doubled. Again, that's incredible. Yep. Yep, you gotta be careful. I mean, there's a lot that goes into it. There's a reason that these things generally have 180 day due diligence period with a option to extend for an extra 90 before any, any more auction money or artists money is necessary. It's because there's so much that goes into it. And that's if you're doing Big Lots, if you start doing half acre, lots and all that now you got asphalt roads and curbs and all kinds of crazy stuff. If you're close enough to the city. There's some counties that are now requiring, you know, that like it's one of those things that if you tie into an asphalt road, then you must put an asphalt road there. So, with that being said, if you're tied to a dirt road, you have to put Kelechi but if you tie into an asphalt road, like Farm to Market Road, then you got to put asphalt and you got to have 60 foot wide right aways with 25 foot calls ways and curb and gutter on the on the turnarounds to call the sacks and etc, etc. And you're like, oh, okay, well, now Kelechi road. I've got a lychee road a year ago. For about four and a half miles. It came out roughly this is my own equipment, I own operators and everything account roughly to be about $65 a foot linear foot to build that. All right, I can only imagine what Koichi is reading now because decently $5 about a gallon. I was getting loaded. Lychee for 800 bucks. I think I've loaded lychee right now is going for 1150 1200 Miry. Yeah, I've seen a lot of stuff, double and triple for construction costs. And in the road your engineer, which means you've got to get an engineering firm to prescribe go out there and do soil samples, etc, etc. And tell you have what compaction this has to be to and everything. And so if you've got bad dirt, bad soil, and you got to come in there, scrape it, clean it and bring bring in clay. You're just running up the cost. It's one of the it's one of these games that if you've never done it, you can do it. But you're not going to do it overnight. I'm not a Debbie Downer. I do it. It's just one of those things that almost anybody could park Yeah, that's not for the faint of heart and not for beginner concern. I mean, I mean, I've bought I bought property before and got color up pants down. Luckily I make sure I buy everything so so so low that I have the juice in there to take some hits, because it's gonna happen, but like an acre land was selling for 15. So I bought 300 acres for like 333 1000 an acre. That's going to chop it up into five 510 acre tracts. It got rough, I ended up chopping it up into 100 acre tract and a 200 acre tract still made plenty of money, but the roads because the soil was so bad, what I was going to have to do to bring them up to make them meet the county road specs, it became where I was only going to make an extra, call it 4000. But it was going to take a year of my life for that 400,000. And I wasn't willing to sacrifice that, and the risk involved and the time value of money involved in that. You haven't seen some of that myself to people approaching me with some of those, and I'll take a real good look at it. For the same reason, like if I'm gonna dedicate six months of this or a year to this is better be a better view, really, really worth it? Yeah, it's just one of those things that I mean, there's easier way there's easier ways to make money, and maybe somebody can, can take that down and make money with it, which is great. Hello. Let somebody else make money, make your money, go to the house, go somewhere else, let let the person that has the support staff, if you will take that down and make money. There's a reason like Dr. Horton homes, in just their San Antonio division has 40 people on staff that does nothing but land entitlements and engineering. Yeah, sounds like a general contractor's office. Yeah, like, it's one of those things that like, it's, it's you can't compete with that they've got for, they've got 40 years of experience, and they just been doing it a year, you know, in their, in their, in their niche. So, you know, it's just something to be aware of. Now, again, that does not mean that you can't take a ride with some of these people find a good location, go presented to them and get and get paid out of the back end. But the upfront contract, when you contract on something that you think is gonna go into that it needs it's not a it's not a tea wreck, you know, farm and ranch contract. It's a it's a, it's a 36 page land development contract. Yeah, we all know how fun that can get? Well, the biggest thing, the biggest thing about that is, is I tell everybody, you need to know what's in that contract. Because you're fixing to convince somebody that it's, it's good for them to sign it. You know, and I mean, I'll give you the rule of thumb, the rule of thumb is if it's if it's gonna sell for fully developed, if it'll sell for $10,000 an acre, you need to be buying it two or less 2000 acre less. 20% is like maximum allowable offer. He said about 20%. Yeah, so that's the maximum allowable, it will sell for 10,000 an acre, you need to be at 2000 an acre. And then and then realize that your margins will be 20 30%. But whenever it's like, well, you're gonna make all the money. I don't work for free. You gotta value time, and seeing what's gonna go into a deal. So I think go after anything you can. But if you're collecting all fives and 10s and gets trying to get you at least a good one, something for your hours. Honestly, like, I do three to 10 deals a year. I mean, it's just but it's just one of those things about three to 10 make me What 25 and 18 Maybe. If not, if not triple that. You know, it's one of those things that I did. In 21. I did seven deals. That's it and netted a little over ATP. I could have done more. I just fucked off a lot. Watch the cartoons on my kids what kind of deals do you look for? So it sounds like it's a very specific deal. I started there my first couple years. I was doing super low volume and the bigger tickets and then just now I'm starting to scale a little bit but I still I'm gonna avoid the just a super small ones. And I don't think anybody that's new should do that. But just a preference. I'm just I don't want to be on the on the hamster wheel. I want to have a couple of big ones hype him up. It's Yeah. Everybody, everybody that starting out, I don't think you should take try to take down some of these bigger deals that that we're talking about, until you've done at least four or five of the smaller ones so that you at least know the process from start to finish pretty well. Because it changes. I mean, every time I go through title underwriting, some I learned something new every time. And it's one of those things that like I studied land title, and I still go, didn't know you can do that. Didn't know, I don't know how that happened. You know, so at least learning that the I focus on really, really big problems, problems that are going to take lawyers and six to months to two years to figure out like I've got five projects that won't finish until middle or end of 23. Like, I've got, I've got a 10 acre ghost track that I'm working on right now. And I'm having to run title and land on it and everything all the way back to patent. Because I don't think the state of Texas. And I think there was a gap in the surveys for the state of Texas. So this lady claims that she owns this 11 acres with this house on it. The problem is, is she bought it 30 years ago. The problem is, is when you go back and you run and put together the abstracts, they don't they don't fit together that 10 Acres is just missing. And so we don't think that, wow, she bought it, the person that sold it to her didn't own it, the state of Texas still owns it. I've got I've got roughly I bought it, I've got roughly 45,000 In surveying cost on that one. She's not even the owner. I own it now. But I don't think I mean, I'm gonna have to go back and get it repainted from the General Land Office is what we're thinking, like, I'm not gonna get a patent issued from the General Land Office where they like they're gonna, they're gonna issue me the patent to the land. So like when you're looking at an abstract, and it's like, Hi, this is abstract, you know, the Augusta pier, a abstract from 1837. I'm gonna have the Epstein abstract. From 2023. That's pretty cool, man. Why do you have to do that just because you broken chain of title? And no, no, it's one of those four, you can't adversely possess state owned property. And then when we went to call my surveyor, and I had them survey it. I noticed like he was taken longer. Normally, when I call my surveyor, I get a survey back, I don't care if it's three acres or 270 within a week or two. And I called him and I was like, man, it's been two weeks, what are you doing? And he's like, we have a problem. And he was like, Listen, what what do we need to do here? Like because I think that you found a gap in in in the abstracts. And so with that being said, like we're just researching it, it's one of those things that like my, my server had charged me anything but the bills running, like I'd like to pay when we fix it up. But, but it's one of those things that we're just we're just grinding it out. Because Because surveyors have to go off of something. So they tie into a known boy who's got a kid in the background I love kids, I just can't talk over. But we just there was just a gap in in the in the surveys. And so it just it just is it's when you go to tie it in and you try to use the trigonometry to just square it up. It doesn't it doesn't compute. It doesn't work. I lose everybody here. Oh, I was muted. I asked the question. I said Why does everything get thrown off? Because somebody's pin was wrong somewhere in history. And if you're trying to use that as your starting point, and it throws everything off? Yeah, well, it's one of those things that it's a puzzle piece, right? Every piece of land just a puzzle piece. So you go in there and you're trying to make the puzzle work well used to everybody stepped away, everything would change and line of sight. But now the GPS is so much more accurate. You could get away surveyors back in the day would they would dump some things pretty hard. Like there's some counties in Texas that like, I can tell you right now, I don't care what you're buying, unless it's the courthouse square the surveys wrong, because that drag guy was drunk. You know, because usually you had one surveying company per town. Like, I mean, that was it. It was local surveyor. Yeah, Debbie. Yeah, he's a good guy, survey ship. Now, GPS, all of a sudden, you're trying to recreate it, and you just can't, you just can't plug that puzzle piece in anymore. And when that happens, the the just like title has rules of how the title works. Surveyors have prescribed rules they have to follow. And so if they can't make a survey work, they have to follow their guidelines to correct the issue. And it's like it's like a it's like a string on a on a wool shirt. Right you start pulling on it next thing you know, it just keeps fucking coming. Amazing. So I guess that's how you end up with what a landlocked property if somebody loses an easement, or is that something completely different? Completely different landlocked, landlocked is literally, you know, I was talking to Logan about this. That's a four hour class just in easements. easements are an amazing, but yet fickle creature, and they're all so fact specific. That it's one of those things that even after a four hour class you've got another five studies. And and that's, I mean, I learned something about easements every week. And I love like, as well as like, I study I study for fun easements. So it's just, it's just, it's it's easements are a mile wide, and 10 miles deep. So they're broad. And they're, I mean, they're a wormhole you heard it here, folks. Here. First, folks, make sure you send all of your easements to Tyler Epstein quit texting me guys. No, send them out, I can look, if it's a quick enter, it's just one of those things that like, my thing is, is those things there, I can quick hit you and give you some guidance. At the same time. After about five minutes, I'm gonna be like, this is a my five minute review. This is what you should do. After that, you're gonna need to hire somebody or you know, do something else. Because there's so fast specific that you're looking at five, six hours of of research to get started. I've got I've got three, three properties right now that I'm probably 120 hours a legal work and all. That's amazing, man. That's why whenever somebody says, Hey, I have a landlord property lead. It's like how juicy does it look from where you're standing? First things first, because you can be asking open up a big can of worms, or at least a large investment of time. It's, it's guaranteed to be a large investment of time, I would say 60 70% of the time, because every single one can be fixed. Possibly much money, how much money and time? Would it does it take to fix it up? And can you do it with hard evidentiary facts from the record? Meaning if you have to go out and rely on what what cousin Bob said they used to do, it's a bad day. Like you need you need records from the courthouse, you need record from the General Land Office. You need survey and experts. I mean, I've read I've got one of them where I've read the surveys enough that I can read the metes and bounds that have that they have calls before GPS, every surveyor would put calls in the survey like 240 Vera's to a road, cross that road 400 Barrows to, you know, the corner. Will you read that enough and you're like, okay, but you may end up having an abstract title for eight more pieces of property. And if there's a gap in that survey, where somebody didn't put the call signs in there, you got to paint that picture. And like I do it I have at the surveying software, so I can just sit down with a glass of bourbon and and do the work. But I mean, it's it's a it's a tedious, tedious thing, and then I can take my work and I work with enough surveyors that I'd take my work hand to a surveyor and say, Hey, can you have a tech recreate this here? As my files, here's my draft. And then, you know, I'll pay two or $3,000 to have them certified. But it's it's a lot. It's a long road to hoe. Huh? Yeah. So this is why I really like environment like this man, I appreciate you being on here and cutting through all this stuff. Because a lot of stuff sounds good on paper. But if you don't have somebody to partner with, it's been doing it longer than you that, you know, maybe he's a little bit more savvy here, then I would say just ask somebody reach out to somebody for some help. And it will it you'd rather go partners with somebody and make less money so that you can learn and figure it out. I'll tell you right now, between Logan and myself, I talked to Logan every week. If not, if not, I mean, last week, we talked every day about different deals, we kill way more deals than we take. And it's not because it's just it's one of those things that the juice has got to be worth the squeeze. But if it's a two acre track, and two acre track, would it be worth a million dollars, you know, and then, and it's just one of those things that like if it's if it's a 10 acre tract, and better not be in a flood zone, if it's in a flood zone, give two shits, it can stay there. You know, it's got like the stars have to align on these things. And even then, I think we estimated last year that if you were to pay for our time and research into projects, we had probably a half a million dollars in time written off. Because we had gotten, you know, 4050 hours into a project to throw in the garbage. I mean, it just it just happens. That's why That's why it's one of those things that you don't get nobody's jumping up and down. Logan's not gonna partner with you on everything that you take to him. Because it's expensive to prove to prove it up. And that just because you're working on it doesn't mean it comes. You know, you get to the finish line. It may mean you just spent a lot of time to figure it out. But you don't have everything you need. Yes, and Logan a couple of deals where I just said Just pay me whatever you want me like, let me know, whatever makes sense. Yeah, if you if you want me to pay you up front, I'm gonna be like, you gotta buy your renewal now. Yeah, exactly who depending on what it is, you're not gonna you're not gonna you're gonna get angry. But it's one of those things that I'm like, Well, if I paid you $10,000, what you think is a slam dunk. Okay, let's pay you $10,000 To sell or $15,000 in the taxman 30. And then I spend 100 hours to learn that I'm screwed. I've got $75,000 into deals, and all I got to do is is it's trapped, it's lost. And that's just not a risk I'm willing to do. And that's like, 75, hard 75,000 in hard money. That's not 75,000, including my time. Because I mean, I bill out depending on what I'm doing anywhere between 350 and $1,000 an hour. So I mean, my time is expensive. Hey, Tyler, questions. So this is on. I got a large acreage lead today in Hondo, Texas. How do I block that up to where you can let me know what the possibilities are with it? And whether because it does have some flood zone in it. But it's not a complete flood zone? Yeah, well, it's more it's large acreage, right. So so essentially, another rule of thumb, just real quick on that. I use, I use 70% rule. So if you've got 30 acres, I mean, not 30, because 100 acres 30% of it off the bat is going to be used in entitlements, meaning road utility easements, and setbacks for building lines and stuff. But the setbacks don't really count, but it's just just, you know, throw it in there. And then floodways and drainage and stuff, right? So, if you if you're buying 100 acres, 70 acres or developable, developable period, and it's very some, but it's a good, it's a good rule of thumb that you can do real fast on your calculator to figure out like, how many acres you're gonna be able to buy and then sell. Because you're gonna eat the other 30 That's it. I mean, it's one of those things that you might be able to sell some of them. But a conservative approach is like, I bought that 30 And it's just now a public park. It's a park for the community. The other thing is, how much road frontage does it have? Does it have any access to utilities? You know, I love Hondo and Han It was a growing area for whatever reason, I don't know. But it is. We love our town don't drive like hell through it. That's a street. That's a sign in Hondo. Sorry, it's a joke. But the the deal there is like, does it have water? Does does it have, you know, what, what's the septic regulations out there? Right? Because that ground? I'm not familiar with that ground. But I know it's got rocks and stuff and places out there because it's starting to get into the Davis mountain areas. So like, how much what kind of septic system do you have to put in? Because you need to get that all factors into what you can sell it per acre? You know, because there's a reason in Houston, you can sell a quarter acre for $50,000. But you don't have to put a septic or waterwell in. You can't sell, you know, a water well and Hondo may cost you $27,000. So what does it cost to build a water? Well, if you need water, how many water I mean, is a TCK gonna let you drill the water well over two acres out there because they don't want to drain the damn reservoir? Because it's a drought, you know? So, I mean, again, these are all things I know. I'm saying I can hear myself sounding like a Debbie Downer. That's not it. It's just the due diligence you need to do. So you know how to chop it up? Because it may be that you can't do two acres you got to do 10 acres. Right. Right. Okay. Okay. Well, and then at the same time, is this 10 acres sell in Hondo? Right, because the people moving to Hondo they want 10 acres? They want 100 acres? Okay. Right. The demographic of people going out there? Who's our buyer? Yeah, exactly. Yeah, who? That's exactly who's your buyer? Is your buyer, somebody that's retiring and just wants a piece of property or somebody that wants to go, you know, ride four wheelers and shoot shit. Okay. All right. Well, yeah, that that answers that man. I might be in touch with you on that. I probably will I just want to do some more. Since no, no, no, no, just I mean, it's one of the things that do the due diligence, and I'm going to make you do more due diligence. Meaning I'm going to come back and I'll look at it, I'm gonna send you back to to do more work. Sometimes I may even know the answer before I do it, but I will send you back to do it. So that next time you learn something from it, cuz if you're not learning from it, what are we doing here? Right, like, you know, so I'll send you back to do some more that way you learn a little more and you're a little more self sufficient. That way, you know, you you grow as I don't know why Logan says his practitioner. It makes me laugh when he uses that word. So if you're going to be a practitioner, real estate, if you will, you need to you need to develop your skill set. So I'll send you back to do some some stuff so you can learn to do it yourself. Like I just I haven't I have a thing that you need to learn. If you're not learning, then you know, you can't grow and if you can't grow, then you can't survive. Well, for sure, and the other at the same time. There's so many deals out there that I don't have competition. There's not one person that's competition with me. Because there's so many deals out there. I'll just go find another one. Like, the shortage is in the mindset, not in the deals. There's no such thing as competition. Like I I've had people tell me that well, you're just free to competition, not afraid of competition. There's no nobody has enough money on this phone call to buy all the deals that I can find in a month. Any other questions? I feel like I'm just talking to myself. That's too late. Oh, super implemented. Hey, can you hear me? Yeah. Yeah, so I was wondering, have you ever rezone like some labs like you're talking about? Yes. You know, I know it has to go to all the city council and all that but it works, you know, from having experience. Yes. So it is worth it. rezoning is fun. rezoning is political. And you have to be a pretty pretty politically savvy in the city that you're in and to know what they will and won't accept and rezoning is not a ministerial job. It is up to the city council. ought to they have discretion? Now they have to let you do something. So like I have a lot, that's agricultural free development. They can not keep me from rezoning that property. But they can keep me from rezoning that into a strip club. Right? So you need to look at the, depending on the city, and how big the city is, some of them they have like planning maps, where they have like, their 10 year plan, if you will. And it'll show you they kind of give you some guidance of where they think the zoning should be in 10 years. So like, you can go, Okay, this is trending that way. But like, if it's in a single family subdivision, you are not going to be able to put a tire shop there. So asking for an industrial rezoning shit, that ain't gonna happen. You might be able to rezone it into, you know, subdivision office space or Swat, what is a subdivision? Community Business Park, which means you can put small strip centers and facilities that the subdivisional need like a Walgreens and a frozen yogurt store, stuff like that. But it needs to be off of Main road and it needs to be you know, it's just, there's some criteria there. So like, I just tell everybody, if you lived at the house next door, would you be okay, with you know, a 24 hours Denise going in next door? If no, then you're probably not going to be able to put a Denise there kind of thing. You know, at the same time, if you live next door, would a small business park with a dentist office and you know, a kung fu place and for the kids and you know, a Walgreens would that go there, then yeah, you can rezone it you got to look, you got to look at what's up, you got to look at what's available around it to like when I say that, like if there's a if there's plenty of other businesses around, they're not going to let you put more businesses in. They just they just, they don't want to turn a subdivision a neighborhood into a commercial area. One last thing to be aware of, depending on where you're at historical districts. You can get real screwed blued and tattooed with the wrong historical designation. Appreciate it, but yeah, man. Tyler, I've heard about people being able to remove a flood zone from a property. Does that make sense? So you can so so you know, depending on how low it is, if you can, if you if it's two or three or four foot low, and you can go out there and get an elevation survey from a surveyor that they normally charge, like three or four bucks, go out there and shoot three or four points and get you an elevation cert. And then you can go through, I forget the name of it off the top of my head FEMA and get it go, okay, FEMA, you say in this area, it has to be 214 feet above sea level to not be in the floodway flood zone. Well, here's my elevation shots. And three quarters of this property are at 214 and a half. And the other 1/3 is below 214. I want to remove this two thirds from the floodplain or the floodway. And they're going to say, okay, and they'll grant you your your deal and rezoning it takes anywhere you're dealing with the United States government. I'm getting a hurry, but three to six months, you should be good to go. Okay, cool thought on YouTube figure out why you right? Yeah, it's a lot of this stuff is just I mean, there's just procedure, right? Like, this is a lot of this stuff is procedural? Like, it's like do the facts point that you have the ability to do it. If so, follow the prescribed rules. And and they will grant you your wish. It's just, you know, there's no quick, easy or shortcut to it. You just have to follow the rules. Okay, interesting. And just for the group's knowledge, there's a company that does that for you and they'll go to the property for free to let you know if they can take that flood zone off or not. I did not know that. I've always had a server shoot shot. So that's new Yeah. Cool, but yeah, thanks again. Appreciate that. Tyler. Yeah, man. Hey, Tyler, I got a question for you, Joe for. All right, super. So tiny homes are becoming extremely popular because of the cost of housing. And I live in a small town about 11,000 folks and man, they just, they hate the thought of tiny homes coming in. But then they look 1000 times better than the 1965 trailers with tarps on the roofs that are grandfathered in. So I was just wondering if you've had any experience with rezoning for tiny homes or, you know, this is kind of a new, a new niche that's popping up. So. So what what you what you have there is not my backyard, and you have small minded people not understanding how to fix problems, you're like, oh, so the issue there is, that is an administrative issue that they have the complete ability to tell you no, and you don't have the ability to argue with them. So rezoning it for a tiny home community myth. Now, planning it out and getting it done, but not having restrictions against tiny homes. And if they don't have specific restrictions of no tiny homes, they just don't have tiny home developments. Unless the city has minimum square footage. of A. of a of a house. Which, right? Yeah, yeah. So a tiny home is a single family home. So you can read you can subdivide something, if it's subdividable not putting any restrictions on it. And then and then bring your own tiny homes in. Okay, yeah. So like a lot of the, the HOAs out here, I mean, we're out, we're out in the sticks. We're out and Pikes Peak National Forest here. And they've got they've got homeowner associations pretty well to protect the property from people dumping tires and trashing it, you know, things like that. But they also have a minimum, a minimum square foot of like, 400 square foot. And modulars are okay, mobiles or not? So tiny homes kind of fall in that. Yeah, we can bring it in on a trailer, but set it on a foundation, you know? That's right. That's right. Yeah, and so so that's a, that's a brings a valid point. Words matter. So, what are the words on the paper say? Not? What do you think they say? What do they actually say? Do they do they say, you know, so just follow the rules. And again, follow them strictly, there is no shortcut to this. Follow the rules. Alright, super. Hey, man, you've you've been just a deep, deep pool of knowledge, man, thank you so much. I don't boost my ego my head. I can't wait to get to the point where I can do just, you know, five or seven deals in a year and make that kind of bread man, that's, that's impressive, brother. It. It, it takes. The thing is is anybody can do it. As long as you're willing to put in the effort and the time to learn it. And I say that. No, there is no, there is no easy way to do this. There is one way and that is to spend the time to learn it. And if what you don't know, pay for it. Right on man, that's where I'm at right now. I just joined up with John Alexander. And I'm looking forward to getting started on that. So he's the land mogul. You know. John's been there done that? You know, I mean, he's got a history to it. Very smart guy. But it's one of those things. It's one of those things that learn from him because he can tell you what not to do. Right on man. Well, hey, thanks so much. I'm gonna cut out Take care. Yes, sir. I got time for one more question, if anybody is, is eager, and then I've got to step off as well. And we appreciate you spending so much time with us today. That was awesome. Yeah, I learned a lot today. And I like I like playing defense and thinking about what could go wrong instead of the rest of it. So let's you want to make sure that you're conscientious of those things. The guru will make it sounds like it's all butterflies and rainbows, but there's a process to this stuff and it does take a wealth of knowledge. So yeah, these this card went over about 16 minutes. So yeah, we'll take one more question for Tyler and then we'll go ahead and call it a night. Anybody has one? Unmute yourself and hop on in. Tyler, I'm going to do I guess I have the last question and nobody else does, or just something that we could talk about at a future time. But I wanted to learn about more about modifying or figuring out what to do with those flood properties, man, because if it's in 100 year floodplain, I've heard you have to to get like a permit. That's like 100 grand just to even start breaking ground out there if you wanted to build a structure so well, it depends on the rules on where you're at. Everybody has different rules, but like, you've got to realize too, in flood zones, FEMA has redone their, you know, insurance for their flood insurance. And my house that I bought, I bought a flood house that flooded in Harvey, right, I got it super cheap lived in it. It just got remodeled. Nobody bought it for a year, I bought it lifted it two years and sold it. My flood insurance was like 1400 bucks a year for a 14,000. Our house, it was cheap. This year, flood insurance is $4,700 for that same house. So like you're looking at a major expense that goes into that real quick. A lot of times you just have to build up. So you have to, you have to bring that raise the elevation. So if you need to raise it 15 feet, then you're bringing in a whole lot of dirt to get there, right? Or you're building something on stilts, is it something where somebody wants to live on stilts? The other issue is is can you take it is it is it 100 acres all in the 100 year, can you take and build a a lake on the back, you know 40 And bring all that dirt out and put it on the on the North 60s. So you have 60 Out of the floodplain and 40 in in a reservoir retention area. What does that look like? Does that is that going to affect downstream? Or is it going to flood your neighbors because you're liable if you redirect water off of your property onto somebody else's? You catch that Hickey for the flooding somebody else's property? So gotta be careful. Yeah, that's amazing, man. That's something I'm really interested in because I'm coming across a lot of these big farms and ranches, you know, 400 acres and yeah, there's 300 acres in the floodplain, you know, but there's a river back there. So I'm like, you know, it's I think they're worth somebody's are worth taking another look at a lot of people throw those right in the trash, and I'm starting to get attached to them. Well, it's one of those things you're looking you're looking for, you know, that's how I make money is looking for money that nobody else can see. So what I what I would say is is like, just gotta research like, other thing is you're dealing you're dealing with T CQ on that because the state owns the waterways and the EPA as well. So it's, it can be done, but it's not cheap. Yeah, we're just really just honestly, we're taking a good look at it. We're doing a bunch of research on it. We're talking to the seller, he needs to help so we're just trying to come up with a solution. We haven't seen a path forward to pick the path forward but yeah, like again, it's just it's just one of those things that like like the one thing is I don't want to be a Debbie Downer, anything can be done. You got enough money you can go to the moon now I promise you just call the lobby like I got I got 300 million I won't go the moon he makes sure your you know your seat number two. So anything can be done with time and money. Is it is it worth doing? I don't know. That's up for you to decide. Yeah, man. Well, I appreciate them. And thanks for the knowledge. Yeah, good to see you on here again. I appreciate you and then even participating man, super dope. Yep. Thank you, man. I gotta go FaceTime with my kids. Have a good one. Brother. Talk to you soon. Thank you so much. All right, everybody. I think we're gonna go ahead and end this one. We appreciate you being on here. We'll see you Thursday at 7pm Central Time. Bring your questions he's causing a lot more fun when you when you're working on something and you bring them to these calls and we can kind of figure out what you're doing together and see how to get to the next level but I appreciate everybody man you have a good night. You too. Thank you everybody. The show is sponsored by the list guys. Do you need more leads in your local or virtual market? One intense small businesses don't invest in any kind of marketing. The list guys have over 35 plus list types to choose from and you can mix and match any list or criteria. We also use to skip trace lists and provide up to seven numbers and email addresses. Every list you purchase will be scrubbed against previous purchases. The list guys are here to save you time. Contact the list guys today. at WWW dot one this guy's dot com that's www dot the number one list guys.com