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Sept. 7, 2022

Ep 228: Understanding Infill Lots In Florida With Eloy Ochoa

Ep 228: Understanding Infill Lots In Florida With Eloy Ochoa
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0:00 Hey, welcome to today's episode, we have a special guest, Mr. Isla Choa. This is a special. This is our segment called Meet the hive. And what is behind with the hive is where we interview our hive mind clients and we put a spotlight on them for 30 to 45 minutes, give or take. We'll see what the conversation is about. But here's here's Eloy. Oh Choa. I said that right to because I'm Hispanic. Yeah. So, one of the first questions I always ask is, how did you end up in real estate? Because you'll think I think it was for some extra work. Did you first time face to face? But you're like, you're like, 22? 0:40 No, I'm actually 30. I just turned 30. Yeah, age very well, the way i i started actually was working a nine to five and finance. In no way. It was like it was miserable. Because every now and then every time I went to lunch, about like a couple of bigger pockets books, right? Okay, I just went, because I didn't want to people know what I'm reading about real estate at work for some reason at lunch. So after I finished my lunch real quick, and then get into my car, and start reading bigger pockets, books. And I kept on reading different forms of real estate. And I went on YouTube, but I did everything. And then I found land. Like around 2018 I found land and I kind of got hooked on it because that's all like Ari tipster. And that's how I got into it, because I saw like, Okay, you could buy land way cheaper than anybody else. And most people don't care about their land, at least like if you're inherited, especially if you live in a different state. So that really kind of sparked my interest in IT. And at first, you know, I wasn't very successful. And then I got a course from some, like land guy that sells lots. And then I immediately started getting success after that. And that's how I started getting like, building my, my land business. And then I got a hold of your guys. I think I was like the 11th person who signed up to high mine actually, remember that? Because I remember we were talking about it. And I'm like, Okay, I was kind of hesitant to about it hesitant about it, because I didn't even know what a CRM is. I had myself super on organized like Google Sheets. It wasn't me, Google Sheets, Excel, it was worse in that it was Excel. And I was calling them one by one selling like sending fliers out in a lot of work. And then I got the CRM, it made my life so much easier. And then I integrated with my other social medias now, because after I got out of that finance job, I started doing data analytics and did a workload. So the workloads that are high mine are way more similar to the ones I'm used to. So making it It made it super easy. It was like came in hand in hand with the stuff I already have experience with. 2:58 That's cool, man. That's awesome. So how long have you been full time real estate? Because I think you've been a real estate longer than me. 3:05 No, I haven't been because I it was like flow, like, you know, now everything 3:11 you kind of struggle at first in the beginning, like it took me seven months to get my first deal. But I've only been doing this, even to that point. I've only been doing this for about three half years, or four years. 3:20 I started 2017 sent out flyers, but I didn't know what I was doing. You know, I did like postcards for bigger pieces of land. And I didn't know how to calm stuff. It was kind of a like a mess. So like, I really want to say that got started in 2020. Because that's when I started like, I got a course. I joined a community with people I want to do this by myself. I didn't like thinking very ignorant. The past. Yeah, like, you know, real estate is about who you know, and the communities and the relationships you build. And I want to, I want to say 2020 That's when I really kind of started taking off. 3:57 Gotcha, gotcha. So you in like, I'm really glad you said that too. Because a lot of people think like this is an easy business. And it's really not it takes a lot of education, falling, falling your face a couple times to get get that first deal and even traction to get more deals. So it's even took me several months to get my first deal. I catch up with a bunch of properties, but seven months to get the first one to close now it's crazy, but it kind of opens the door to all the opportunity that eventually that you see down the path of doing it more and more consistently. So that's kind of cool, man. So 2020 I'm actually 30 years old to actually wanted to mention that so yeah, 4:35 I just turned 30 I just turned 30 So yeah, 4:39 Congrats man is cool, man. So one of the things that I really want to cover is like because there's there's like real estate so so broad and even land real estate you can get kind of niche down. So tell us a little bit like what's your strategy inland because we I think we do the opposite of you but this is what what's your what's your strategy and land right now and what markets you try do that as well. 5:02 Yeah, my strategy is bacon lots a lot. I think a lot of people doing bacon lots. And the way I think I do a little bit differently than other people is I'm more open to doing jayvees. Because I have, I develop relationships. In southwest Florida, I live close to southern Florida like an hour away from the major markets, either way, and I have family who work in the market as well. So I can build relationships with them and branch out from there. And another way I do is on people clear lots, I have an uncle that clears lots. And he gives me lead sometimes, right. So that could be a nugget if anybody's looking for it. And sometimes I just drive around because some of the best buyers are the buyers who don't have, you know, buy 100 Lots is a people buy maybe five or six last month, they can pay higher prices. And the negotiation is not that tough. And most likely you use your own title company, like the terms are a lot better with smaller buyers. So the way I do it is I develop a really good strong buyer base in South Florida. And then I use hive mind, for example, I've done like I think five or six deals, JV deals like consistent more than one. JV deals with six different like Hive members. And I use the networking to do jayvees And move property. So like if you have a property under contract, and they can move it, I'll use my like Rolodex of buyers and send it out on a mass email. And then usually, I know it was a good deal or not if they respond, because I have like so many buyers, if they respond, and they're interested, that means it's a decent deal, right? If they don't respond at all, most likely I can move it. Because when it wasn't a high, I can move stuff within 48 hours. Now I was a little bit longer than you know, the markets kind of shifted. But I remember it was so easy, because I already developed these relationships, like in the beginning of 2020. 6:57 So some that I really want to dig in on is that most people related to like single family where like, there's different buyers different price points. Yeah, I really want to hit on that too. Because, like, if you find a landlord that does their own construction, they can usually pay more for that property, I think you're you found that kind of, I find people that actually clear the lots and actually do their own site work. So they're usually gonna pay more for the property. And they're not like a big hedge fund buyer, or they're looking for a really, really deep discount. 7:24 Yeah, a lot. Hedge Fund buyers also get loans, they pull loans. So a lot of them. They don't want, they don't do double closes. I mean, they don't like doing assignments, because it's gonna look bad on them, right. So the rather do just double closes, because they don't want to have that big assignment fee, because the bank is not going to pay, they have to pay it out of pocket. So those big hedge funds or the you know, those even big hedge funds, just there's a lot of people who are just pulling money to get money together. And upon loans, bank loans for every single project. And assignments, they don't really do an assignment in the whether you do a double close, which is not bad, but you're gonna pay a little bit more to complete the transaction. Yeah, yeah, and also go like, I go to these markets, and I'm probably gonna do this much anymore. I'm because I'm trying to scale. But I used to go like, because I can speak Spanish I used to go just drive around construction sites of new, like, build if I see the duplex, I know what kind of buyer that is. I know the single family and all kind of buyers. I just ask the guys like Who's your boss, you know, in Spanish, whatever. And sometimes Yeah, basically, yeah. And like, like, I'd give a number or whatever. And then that's how I used to do it. Um, I don't think I'm gonna do it as much anymore because that's, you know, very time consuming. You gotta go around the entire you know, town but that's when I first started. When I have like a lot more hustle in me. i That's why I did 8:51 it shows what it takes to get the job done. I think that's the point is that you're willing to go to to to these to these buyers directly. It goes who's the boss, if he's even there, at least kind of put up put it up front grunt work per se, you know? A lot of people are willing to do the work, then I will do the work. So it shows that you got some different than Yeah. One thing I want to ask is like, do you sell Are you buyers, mostly spanning buyers and your sellers, mostly Hispanic buyers? So you get a combination of both and you see like, which way 9:24 more now Hispanic because there are you know, the other buyers, I spoke to everybody but I think it's more and more Hispanic now, especially the market downturn. Because the only ones who were still wanting to build here are the people who want to build to keep instead of sell and sell blue floor is growing pretty quickly. And a lot of them were coming from Miami. A lot of buyers are coming from Miami. I think I've been noticing is like real estate agents would talk to people that live in South America and they would like to pull their money together. Unlike make a kind of a fund, and they give real estate agents to try to buy lots for them, because inflation is so bad in South America, they're trying to protect their, like the money in your pocket somewhere else. So that's another thing that's, I think, is trending upward. Especially like, like people like Argentina, they have like 90% inflation or something crazy like that. Don't quote me, but something really crazy. So that's been happening more. And some of the voters who were Hispanic voters, they're getting connected with these people, too. So before they used to build for their own, and so but I mean, both for their own and keep and, you know, generate income, or just flipped like a single family. But now I think they're gonna, they're selling it to these funds. 10:46 It's, it's kind of cool how the, how the community like works its way out in some way. And then like, one thing I like about the Spanish community is they're really always trying to help each other out and in multiple different ways, like the better skill, I think I asked that Sousa trying to combine those just to make something happen. It's a surreal American Dream for some people, you know, to actually build property. I talked 11:09 to people who are wanting to speak English in the do, like hundreds of projects throughout the state are speaking, which was not very good. And then there's people coming from all over, like, I got to a guy who lives in Israel, and he's a buyer, I'd always message him, like, at eight o'clock in the morning, so you can get the message in the afternoon. You know, like, so it's like that, it's like more and more people are getting into buying lots and but not just biological buying land in general and Florida, to either build it, you know, keep it and then flip it later, or just to like park their money. And this is very low entry barrier, and there's not that much taxes, and then usually appreciates more than, like, quicker than a house if you like, do if you start building. You buy like back in the day, the Lehigh acres of vacant lot before the pandemic protocol, like three grand Now, depending on the area can't do 20 grand, right. So you can really make no a decent profit. If you just park your money there. That's another thing too. 12:20 So one thing one thing i It's cool, man, I like I like Florida, because there's so many lots like the density. And the one thing Florida did that. It's kind of cool is they already cut them up small. Everything is really kind of small and small lots. So there's huge, huge amounts of opportunity with like Florida invalids, like tons of it, because there's so many there's so much inventory in general. And it's not all built out yet. So is there a positive or negative effect from that being too many lots. 12:51 I think I think the negative effect in the like in Texas or Arizona, you go by like a quarter acre law and then cut it up. And then piece by piece. And you can make pretty good money off the pieces. Over here, it's the opposite. But in on the reverse side, it's really good because then you can get it. The arbitrage is like there's more. There's more volume of arbitrage, right? You can pick up a whole bunch of small lots. You can flip them, but I think they still make more money if you buy a big law and then cut it up. Right. It also depends what county employer you're at to because you could buy some big lots like in Texas, and break them up. But some of them are like agricultural. So we break them up, only break them up like in some counties, like five acre pieces, you're going to build one home there. So it's a little bit different. I think there's pluses and minuses, the pluses you know, if you're starting now there's a great area to start out. Because you get a deal. And a decent area. It doesn't have like in southwest Florida, you have to worry about endangered species and wetlands. But if you get a decent lot, you go you're gonna move up pretty quickly. 14:09 So I really want to bring in this dangerous species. So we never dealt with, we never deal with that much stuff. But what's the what's the endangered species? So I know single turtles, there's the birds. 14:21 In Florida, there's a lot. There's, like for example, I had like three locks on your contract. And one of them the best one I got like dry again like $12,000 under market value. I didn't just dinner date your species study on it. And that a heavy endangered species but the thing I did have was a type of plant that only grows in wetland and the property was in wetland. But they're the there's a species of plant that wasn't willing. And then if you have to if you want to do any projects there you have the Pelican like something to do For the city or the county to basically mitigate mitigate that, like basically move remove them and put them somewhere else. And the ninja species there are there are like gopher turtles, burrowing owls, Blue Jays. And they can be very expensive because if you do any kind of like disturb them is a felony. And if you want to remove them, you have to remove them per turtle or per hour. And that could cost $1,000. Like, so over here, you have to do like endangered species reports more now than ever. And also, Phil, there's another thing because it's so low line. Another factor you have to put in is how low the LOD is compared to the road, it was very low, a lot of people didn't want to touch it, because then they had to clear it because you know, a lot of money. And then you have to put up like two loads to make it good enough. So doesn't you know, when a range of floods, it doesn't get flooded? With a lot of other things. There's a lot of variables, you have to put into consideration. 16:06 How much? How much is a a species study as far as endangered species that 16:11 isn't that expensive? It's like 250 to 350, like two to 500 depending on the company use. 16:17 Okay. And it's like it's like a normal thing out there to get that done. So it's probably usually 16:21 the buyers would get it done. Now I get it done. Yeah. 16:26 So we'll get done the title, as part of like, 16:28 Whoa, don't do it, don't do it during like the inspection period. If you have like a 15, you know, 30, whatever inspection period you give, they'll usually do it in that in that period, and then they'll let you know right away. And sometimes if the buyers, you know, cool enough to give you a copy of the Endangered Species reports they could send to the seller, to let them know that like, Okay, we can't buy it because it has this and third. 16:53 If I was in negotiating tool, 16:56 I wouldn't even want to buy it because they're not gonna buy, like, because then it's just a headache. And there's so many different lots, they just go move on to the next one. You know, that's a cost of doing business for them, I guess. Because if they're getting it, you know, $5,000 under market value 350 that you know that risk of 350 is nothing to them. Because debtors and pain, a couple $1,000 per turtle to remove them and then you still have to clear it you still have to do all that stuff. So that's yeah. 17:26 So Florida, Florida has its own its has has its good side and bad side but 17:33 gonna yet make sure like water or something like every you know, every place. We don't have to worry about elevation, you know, in some stage of the world by elevation, get to worry about his road access. Most of the time. You don't have to worry about those things go here. Yeah, but yeah, 17:50 the different the different different different values that you're gonna look at based off your market and what you targeting. i That's a lot of cool stuff like that. And I didn't know about the turtle. I know, but I know what the turtles have. I didn't know that. The paper turtle that's ridiculous. Yeah, 18:04 paper turtle. Yeah, you'd be very expensive. 18:08 Yeah. So it makes sense. Just let it go and move on to the next one for 100% because, you know, you know, mess with the turtles. 18:16 Yeah, it'd be again big trouble if you're if you mess with a government hurdle over turtles or the burrowing owls big trouble. But yeah, 18:26 that's a felony offense. I didn't know that either. 18:30 I believe that felony, like don't quote me, but I believe is a felony. I'm pretty sure it is. Because you're damaging their habitat. And they're like endangered. 18:43 Yeah. So one thing that's cool is I don't know this, but actually did my first deal in Florida. I lived in Georgia at the time. Yeah. And I did a lot virtually in Florida. Wherever it says they it was south of Jacksonville. I forget the little pocket town. It was like 30 minutes south of Jacksonville Emerald City. No, it was passing Augustine. 19:06 I'm not really familiar St. John's. It's probably in that area. Right. Yeah, it 19:10 was right around that area. Because yeah, I think it was best in August. They mentioned it. But yeah, it was it was a lot. There there. And this is this has happened a lot too because my seller when I got my first deal was like you're getting fined for the city for dumping. Yeah. So people dump on lots of random last other vegans don't trash on happens. Yeah. 19:34 Especially here in South Florida. Like the thing it's crazy. I bought a lot and I got an amazing product. I bought it for $3,000 and then I bought a virtually like you right? And when I get there, I'm like somebody put a gazebo on my law. The neighbor put a label on my law and I was like what? And then I was still under contract. The problem is I was going through probate because I was going to pay I was gonna pay It was summer administration, right, which wasn't a lot built during the pandemic. So we'll take him forever for the county in their area to give me like all the paperwork I needed. So I'm like, Okay, I'm gonna call the name enforcement, right? Yeah, they call enforcement and then they do like a reverse on me like, oh, no, the owner is going to have to pay to remove that because it's the structure doesn't have a permit. You mean, the owner of the lot. I'm like, the neighbors will put it on there. And they're like, then they started had like, no recourse, like, Okay, we'll just find both of y'all guys. And then we had the 30 days to remove it. So I drove all the way to there as a neighbor, can you get to remove this because you're gonna get fined. I don't know how many $100 a day, per day, you're gonna remove it, and we're gonna get fine, too. So he removed it. And then the crazy thing is, it took me a while to sell it. I sold it for $20,000 to that same neighbor. So here because I'm going to sell it to somebody else, and they backed out. So I've removed the remove the gazebo, and he eventually bought it, and then he put the gazebo back. 21:10 That's funny, man. That's, that's an amazing story. That's an amazing story that he called he called the 21:18 code enforcement the game. And they threaten you both. It turned us both because technically, he was on the property. And it wasn't, there was no permits for the property. So they had to remove it within 30 days. So I'll start freaking out. I'm like, I just got to deal and I'm gonna, you know, lose it. I'm gonna know I'm gonna lose the deal. MC this guy paid like hundreds of dollars a day. He doesn't even know about it. He doesn't know the problem isn't even his Yeah, it's under his mom and dad who passed away. Yeah, it was a headache. But I gotta resolve it took me like nine months to get the probate give her the gazebo but I mean, like 20,000 off time when I got it like three. 21:56 So for everybody listening this we are problem solvers. And I think that story culminates the whole problem solver and willing the blanks were willing to go to problem solved. Because he went through a probate a gazebo ended up selling to the neighbor buyer fell out 22:13 of the neighborhood remove the gazebo 22:16 that's that's the it goes the I feel like every new real estate transaction is a whole new thing. You learn from each one. Because they're all They're all throw curveballs at you in some way. 22:26 The curveball they want to make you the most money though. 22:29 Yeah, yeah. That's so that's so crazy. So crazy. People like as EVO, that's I love I love the stories of real estate because it always it always brings it back to the fact that it's not easy money. 22:44 Oh, now you got to work on your marketing channels. You got to like the marketing channels. Part of the most important thing I think Anthony said that all the time marketing is the most important thing you could do. And most businesses so yeah, like I made a tick tock I got like one like, I got went viral on tick tock. I like 600,000 people watch one video. And it wasn't really even about land. And I just put my website in the very end of the video. I got like 50 submissions of people went into their land. Now, obviously, not all of them were good. But there were some diamonds there. I never pulled the trigger on any of the properties. There was only one that I'm under contract for right now. That I think was worth it. But uh, a lot of people reach out to you, like randomly to either buy or sell their law land. You kind of have want to build a community and then you build that trust through like social media because you see your face everywhere. The land point, 23:41 the land point and tic tac. I think we really want to address that because this is Mike Novak. After watching my Nomex he started the tic tac toe y'all gonna do it to type thing? 23:50 No, we actually started the same group, we started on the same group, he started the TIC tock first tick tock at the time, were just a horror show like little girls and little, like boys just dancing and stuff. I'm like, come on anything over here. And then it started gradually changing, right? Because then you make your own little algorithm and the people that watch your videos have similar interest. So you know, it takes a while to build that up. And and the first for like, a long time I was doing like three videos a day, you eventually start running out of content out of you know, there's not that much you could talk about lamp for three videos a day. And then after I got over 10,000 and start cutting down, and then I hit a couple viral like small like I think my biggest one was 100,000 and then went up to get stuck there a little bit then at 650,000. And then I just literally reposted that same video, like two months later and what 350,000 So it's really good because you build a community and then in my website they are captured Email. So then I have like an email drip to the people who you know who want to sign up. Yeah. 25:05 Ego ego. I think the social media game is something that not everybody should do it. But if you have the time and availability and able to produce content, like it doesn't hurt to try it, it's just yeah. Yeah, to be consistent with it. 100%. So, how long have you been on tic tac? Because I think a lot of people think they get like, it's really hard to get traction. So what was that that timeframe for you? 25:30 I started like, 2020. Around the same time as Mike, I think I started a little bit after him. He's the one who kind of gave me the idea. And I just basically, which is very consistent, like you said, all these social media, like tick tock YouTube, all these you have to post tick tock more than I think YouTube, I think YouTube gonna post a couple times a week, tick tock, you gotta post every day, right. And at least in the very beginning, in the thing is the thing that's different between tick tock and a lot of other social medias, every video is judged differently. Like every video, they don't really push it out to your audience, they push it out to people that might like it, which doesn't have to necessarily be your audience, right? The bigger the audience you have, the more gets pushed out, of course. But if you're barely starting, you'd have to be very consistent, post a whole bunch of videos to see what people like and then replicate the videos that did well. And then that's how you start gaining traction, at least in Tik Tok. And then another social media is especially like Facebook, they only care about engagement, like tick tock, they care about engagement, how long you've been on there. So if you understand, you know, the algorithm is not that complicated. We think about is like, these apps are selling you ads, right? So they want you to be engaged as long as humanly possible. And then you have to make engaging content that people will like, 26:57 that's good, man. It's good. It's good that your T ticket seriously is gonna get some traction, because like I said, a lot of people won't even take the steps even start doing it. So you've made yourself a step above the rest just by even being on there. So I commend you for that. Thank you. Where are you doing deals as far as like if somebody wants to JV with you, where can people send you deals and what markets? 27:21 Well, I work in southwest Florida, primarily. I'm trying to expand do what you and Anthony are doing doing bigger lofts and other states. Yeah, calm doing southwest. I have all my buyers in southwest Florida in Central Florida. Southwest was like my hotbed and a lot of people always hit me up for jayvees I think JV is a good way to get yourself in the door, especially if you're brand new. I think of it as this, you can always think of the analogy goes like this, you can get either a piece of a watermelon, a whole water, I mean, a piece of watermelon, or you do you want a full grape. So like if you're brand new, you probably want a piece of a watermelon because more you get more experience, the money is now might be the full amount for you, especially if you're brand new. I think that experience makes a huge difference because you go from beginning to end of a deal. You learn how to use you learn the title company, how they operate, you know how to keep in contact with the wholesaler. I mean with the seller, and then you build relationships and you do a lot more creative stuff on one deal. So I think if you're brand new, I think JV is the way to go. Because then you gain experience like you leapfrog experience and doing it than doing on your own. 28:37 Yeah. Autonomy center, I will say you learn a lot you learn a lot you learn a lot and you kind of if you're don't know what to do the JVM will help fill those gaps and, and help you get better knowledge to do it by yourself in the future. So if you got to JV a couple deals don't Don't Don't knock it that you're given up so much equity as you could have $1,000 You got to pay for your education in some some way, shape or form. And inside 29:03 of them nothing up to better than losing a deal. Yeah, you lose the deal so quickly. Yeah, you'll lose the deal real quickly. If you don't know what you're doing. If you're fumbling around, you don't have like a bit, you know, the title company. Like the thing I always offer is, if I get a JV deal usually like I keep in contact with the title company, like annoyingly, sometimes depending on the person, like I'm doing a JV with sometimes I even call the seller to like move the deal along. Like okay, send the paperwork and then like, it depends, it really depends, but I think it's better to do a JV. I wish I had the opportunity, because I'll do jayvees other way around. If I don't have buyers, because it doesn't make any sense. I'm losing a deal. Right? It's like up that means you're gonna get no money. 29:51 100% 100% So one thing I really want to touch on is you recently did a podcast with Ari tipster, Seth Williams, about a A transaction can you kind of brush over that? Just so? So 30:05 yeah, it was funny, because so I'll give you like a try to give you like, a quick version of it. So I bought a couple locks and like Lehigh acres, and it's not the best neighborhood. Like there's crime there. But then I bought this law. And then I like I went to the neighbor and asked her if she wanted to buy it. She said, No, she wasn't interested. She just her, you know, something happened to her. So she didn't have the funds. I was like, okay, you know, anybody's interested, just let me know. And then like, a month later, she calls me like, Hey, did you sell your property? I'm like, no, no. Well, I did at the time. I already had it under contract. Well, yeah, but I'm already started. I'm gonna contract like, well, they cleared your law. Oh, I cleared my law. What do you mean? Some Argentine couple came over, they set the bar and include like, the, though I will do under the real estate agents. So there's no way to Argentinian couple. Got it. So I went because the morning hour away, I drove in look at a lot. Yep, it was clear. Somebody cleared it. And I was like, freaking out. And then I didn't get their information. Again. They're like, Nope, they didn't. And then like, a week later, some guy who's experienced real estate investor, he hit me up and said, hey, it was hard to get your phone number but this I thought was fishy. So I found your number but in disguise when I saw your lot, my who? And then he gave me his number. And yeah, it was right. Some guy was trying to sell me a lot. And then long story short, this the other group of people, right, like a collective or whatever. And they read like made the title company website look better than most title companies website. They had, like four page purchase agreements, were all legit, through signing paperwork under my name. And then like, they were making purchase agreements to multiple people. They even put my property on Zillow. They put my property on Zillow, they put it on for sale by I was freaking out because there were saying under my name, and then I got their Federation I like it took me a while but I got their IP address or bank account I got all their information. And then I sent it to the Florida Palmer law enforcement that's like one step below the FBI and one step like above like local police, and they got the case it took them a year but they finally caught them the entire like this thing the group they think did it for $500,000 with the little bacon loss like 3000 $4,000 apiece, because they're selling to multiple people. That's crazy. 32:37 That's crazy. So one thing crazy about the real estate industry is like it's a double edged sword because like you you if you're using it for the right reasons you can make a lot of money for the wrong reasons you can really mess up a lot of people's Yeah, they can month a year you can mess up a lot of people 32:57 Yeah, in in a podcast or talking to Ari tipster he were talking about like the dangers of the recording office, because they just record anything that comes to them right? Like a notary stamp, they just push it through. And that's like there had more checks and balances there. It might take longer to do a transaction but the scams wouldn't be so easy to go through 33:20 I think I think Do you think it's more of like they need to like digitally record more often versus physically recorded because I think that's part of the part of the issue is that if you walk in with with the paperwork there's going to walk you let it record automatically right there than in there whereas if you digitally record we're not have a lot of the states now that you can digitally record I think that would help the issue. I don't know 33:45 people I don't necessarily think that because over here in southwest Florida have a really robust like maybe like real estate on rural counties like in Texas the price will do paper and like very analog over here they're really like they have a very robust online system I think is a recording offices have to like because they just record everything and it looks everything was right. They do it I think you have to do something with the notaries maybe like a digital tag for each notary I think that's the way you could do it Okay, I can't hear you 34:32 Sorry about that. Yeah, Buster my door. Alright, so check that out 34:45 the baby Yeah, but um the way I think we could fix it is having a better system for the no lotteries throughout the country, make it like, you know, the FBI had like, after all those things in the 70s they had a remote, like a more robust system that you could check everything online a lot quicker. I'm pretty sure that the Norris probably have that. But um, you can either do an online notaries and I think that's making the situation worse especially scammers. Now, because I've even bought up about two properties recently, and now the county sends everybody who owns property, there's like flyer of like, okay, this is how you can check if there's any transfer of title on your property. So you get notification alerts. Now the counties set it up, but this event, so the smaller counties appreciate could be rampid. abroad. 35:50 Oh, wow. So it's almost like you're so secure In America set up a fraud alert, that if somebody transfers out your information, 35:56 you're gonna get a fraud alert, I think counties do they do that as will be amazing, because sometimes another thing that happened is, though, like, maybe title companies, title companies, by law, people do some closing, they get the legal description wrong. And put it for another like property, and now puts cloud on the title. And there's a lot of work to remove it. Or they could just sign off. That actually happened to me somebody accidentally put my property legal, legal descriptions, legal description, to theirs in a cloud of bulk or titles, or no, as a sign off on their paperwork. Because like, legally, I'm the first one on the thing. So I have like first, right, even though they actually bought it. So it was a pretty bad situation with those guys, but I signed up and gave it to them. But um, legal descriptions are important. They're more important than the actual address. It is more important than actually, the legal description is actually more important than the address on the deed. Because they go off legal description, they don't go off address. 37:09 Yeah, because most of them, especially in Florida, they don't even have nurses. 37:13 Yeah, mostly. Yeah. Well, depends. Some some counties have an address for a lot. For a lot of them don't. So they go by the legal description. 37:21 Kind of percent. 100%. Yeah. So man, I was. So we, towards the end of the show, I guess for this question, but what is it quote that is yours or somebody else's that you resonate with? 37:33 That one about the grapefruit in? I mean, a grapefruit from the grape in the watermelon? Yeah, I'd rather have a piece of watermelon than a full great, because that means you're working with other people, you're gonna get more either value community. Like, when I try to do stuff on my own. It's an uphill battle, right? You have a lot of deficits you don't know about, like maybe the market, how things are run. And like if I did a deal in Texas, I'll talk to you guys because I don't know the laws in Texas. I don't know anything is better to work with the community and people, then then do it on your own and get all the money. Because in some, the likelihood of you messing up a deal falling through, it's gonna be a lot higher. 38:20 Yeah, 100% 100% there's a I've heard that a lot from Tim broths. And I don't know if he's the one that created it, but I've heard that one from Tim broths he says that a lot. And we actually had him on the show a while ago, but he says that he says that we'll call it a lot but I don't even know where it came from absolute get up and maybe see if somebody else said it. 38:41 I heard I think from one of these community groups, and that really does resonate with me, because I'm like, I was doing the dumb way for years. Suffering. Like not knowing anybody in my community now I'm like, I know a little bit you know, and then people who people recommend me then never you don't do to me just because they know what they do. I do deals in South Florida. 39:06 The power of community man one thing one thing it's really cool is that like whatever so like I have a deal South Florida I'm like I take everybody from South Florida I think from the Florida group because like for me it's like it's more a bit more benefit to the group as a whole whether you help them or I help them and if it's just me tagging you, I'm helping in some way. So I'm always I'm always keeping an eye out for that and I think it's cool by the community community such a cool thing to help out in in your own way. Because even you like I said, you help out my community by contributing I help out you by contributing in so it's a given a take on both sides. And this is the power community. 39:49 It gives you more legitimacy as a group and it gives you more parties like more like for you you know, you might you might not gain financially by the people. I'm going to use your group more, right, be more engaged, which is very important. And then for me, obviously, I'll gain financially but also build connections as well. It makes everybody like a multiple referral based system, it kind of legitimizes people on both sides. 40:15 So I never asked this question before, but is there someone in the group that you've really established well with since you've joined hive mind? 40:23 Yeah, a couple of people, you know, I knew Mike Novak for a while. Yes, here. I've done deals with fear. Mason, Chris. I'm pretty sure I'm forgetting more people. But I've done deals, but then I made already knew Mike. before. Yeah, but I got closer to him in the group. And then obviously, yessir I got a lot closer to him in the group as well. My Koran as well. I knew him from another group, but because we're on the same calls all the time, you know, we're always in the same things because of these community groups. So you know, these groups are really, really good for everybody to grow. And to learn new things and like I'm trying to pivot into bigger launch than you got like you guys are, and you got to try and pivot a little bit to like the smaller lots to get like cash flow coming in. So it kind of works in both direction actually talking to learn from your guys. 41:20 You go there you go. Well, definitely I appreciate you coming on man. I hope people learn something from this episode, just because we've covered a lot of stuff and stuff about intricacies and fill out some Florida so I thought I needed something to that effect. I appreciate you coming on and give up your time. And definitely check out his other episode, you know, with Ari tipster about the morning detailed coverage of that fraud. And yeah, that's crazy. Episode, but appreciate you coming on. Definitely, definitely good episode, man. I hope you all enjoyed it. Any final words? Eloy, 41:54 I just want to thank you and Anthony about like, give me an opportunity to even be on the podcast and also about giving me opportunity for like, hide mine. Because if it wasn't for a hive mind, I'll be for sure a lot more than before, because I've done so many JV deals with people on from hive mind that I don't think I would have done and I kind of opened up more because of the community. Because when you're talking all the time to these people like back when do a clubhouse thing was very active. You build trust, and are for sure would have been poor before, like me, like cog II was one of the reasons of my, like, upswing. 42:33 Well, I appreciate you saying that man, that's one of our goals is that we want to make the people around us richer. So in some way, even well, even if it's just a little bit, I'm happy about that somebody said yeah, for sure. Thanks for Thanks for joining us on this episode. If you enjoyed listening substantiates on all platforms. Go Live subscribe, go JV with Eloy here, go find the deal for him and help help make some money together here in the group. We appreciate her to the contributes like you said it's not. It's not really about us. It's about the group and how they contribute to the world. So every little small decision helps out and makes a better, better community in general. So thanks for coming out. We'll see on the next episode. Thanks for tuning in. Have a great day guys. 43:15 Thank you

Eloy Ochoa


I flip vacant lots in SWFL and have gained a lot of success due the relationships I made through Hivemind. I have done multiple JVs with multiple different members of Hivemind.

Daniel Esteban MartinezProfile Photo

Daniel Esteban Martinez

Host/ Ceo/ Speaker

I have been an entrepreneur since 2018. I come from a regular home just like most people. My dad worked on the roads in the Chicago area for over 30 years. He always taught me to work with my brain, instead of my body. Your body can only take so much abuse. I learned so much from my father. He always pushed me to work smarter and not harder.

I have owned and operated a trucking business for 2 years. I started learning real estate in 2019. Fell into the Data & Skiptracing business in 2020. My partner Anthony & I started Hivemind in 2021.

I have done a ton of different jobs coming up from painting, to door-to-door sales, telemarketing, truck driving, and loading trailers. What I learned most is that I want to stay in the digital business space. The leverage you can have delivering digital products to the marketplace can yield limitless possibilites.

I started The List Guys in 2020. It is a data and skiptracing service. We provide seller and buyers list nationwide. My clients have been getting great results and I am proud to help people killing it.

I started the Hive in 2021 with my partner Anthony Gaona. It is a real estate and business mastermind. It also comes with a all in one CRM, that can host unlimited websites and users.

Starting the Hivemind has been an amazing journey so far. Seeing one of our users make his 6 figure month in June 2021 leveraging our software, I know there will be plenty more to come!