How To Make Money Landflipping w- Alex Mineo
Episode Stats
Length
1 hour and 31 minutes
Words per Minute
197.61037
Summary
In this episode, we talk with Alex about how he got started in the land flipping game and how he went from a very poor high school background to now being a multi-millionaire. We talk about his hustle, how he was able to get started in land flipping, and what it takes to get to where he is now.
Transcript
00:10:13.000
We're going to be talking about a trick that's something that I don't even know anything about.
00:10:21.000
Pretty much, we're going to be doing regular streams all this week.
00:10:25.000
And then Friday, we're going to do Chris AA meeting.
00:10:28.000
Finally, he's going to go to AAA Life for You Guys.
00:10:35.000
But yeah, without further ado, welcome, Alex, to the show.
00:10:39.000
It's funny because I've been for a couple of years.
00:10:45.000
You make a lot of money doing wholesaling on land flipping.
00:10:58.000
So I'm finding a piece of property, getting it under contract.
00:11:06.000
Get it under contract, and I flip the contract.
00:11:13.000
How you got into business, getting into real estate as well.
00:11:26.000
Not buying anything, just getting properties under a lease and then putting the properties on Airbnb short-term rentals.
00:11:33.000
And they started doing background checks out of nowhere.
00:11:36.000
And from high school, I had a little felony in high school for a fight, bro.
00:11:45.000
So got into a fight in high school, got a felony for it, got arrested.
00:11:51.000
Had to deal with a bunch of stuff with court, a year of probation, and out of nowhere, like Airbnb just shut down my account.
00:11:57.000
And I was like, dang, I'm stuck with all these leases and there's nothing I could do with them.
00:12:03.000
So I just, luckily I talked to the owner of the landlord and he let me out of the lease, so I was good.
00:12:08.000
And then I started doing high ticket sales for an Airbnb coaching program.
00:12:13.000
So I was just a closer, getting my commission, whatever, made good money with that, moved down to Miami.
00:12:20.000
And from there, I was just trying all these different things.
00:12:23.000
I started a solar company for a little bit with partners down here.
00:12:42.000
I grew up in Palm Beach, like West Palm, West Palm Beach.
00:12:50.000
As soon as I made my first dollar, I moved to Miami.
00:12:53.000
And then I also spent my last dollars in Miami and had to make it all back.
00:12:57.000
How old were you when you moved down here to Miami?
00:13:02.000
So I've been here for like two and a half years now.
00:13:14.000
Like, I was running some other coaching programs because that was my thing.
00:13:24.000
And your friends are like Samir, KT Hussles, all those guys?
00:13:31.000
I probably just didn't have the right guidance.
00:13:34.000
Like, those things, like, you really need top dogs telling you, like, hey, here's exactly what you need to do.
00:13:40.000
Or it's pretty tough to actually see success in it unless you have a few hundred grand to blow on testing products, testing ads, things like that.
00:13:51.000
I had a few friends, actually multiple friends, all that I grew up with that were wholesaling.
00:14:00.000
And the guys that were doing land, it's like, all right, screw it.
00:14:03.000
Like, I've literally failed at just about everything at this point.
00:14:12.000
And I had another guy that actually ended up helping me out a little bit more, just free game.
00:14:16.000
But it was like the super like small things that just blew it up for me.
00:14:20.000
Just like just being able to ask like questions like, yo, like, what do I do in this situation?
00:14:28.000
I did like 20K my first month, like right away.
00:14:30.000
But I had, I had good guidance, you know, like I had really good guidance.
00:14:35.000
Yeah, like wholesaling, because we've discussed wholesaling before, but you're the first person at wholesaling land.
00:14:46.000
Because land, for me as a real estate guy, like, you know, property is one thing, right?
00:14:51.000
You can gas your cash returns, you get a loan, you know, you can figure out how much money you're going to make, but like buying land is like way more risky.
00:15:00.000
But like, if you know what you're, but if you know what you're doing, you can kill it because very few people, a lot of people can invest in real estate.
00:15:05.000
Very few people can invest in land and know what they're doing.
00:15:12.000
I've never met anyone that like, I've only met like a few people that do land, let alone land wholesaling.
00:15:20.000
No, but it's cool with land because land taught me like everything from like the bottom up.
00:15:28.000
I know what the biggest home builders in all of America are looking for as far as what areas, the piece of land, exactly what they're building on it.
00:15:38.000
Bro, if you can do land, you can literally do it.
00:15:41.000
And the thing is with land is like you can get in there fucking great price and you can see things that other investors simply can't do.
00:15:45.000
Because people paid nothing for these properties years ago.
00:15:57.000
Is Okeecheebi, is that area still like hot for Okeechobee?
00:16:02.000
Okay, because I've heard from a couple guys, like, that's a great place to buy land.
00:16:06.000
But I'm talking about the fucking by Lake Okeechobee?
00:16:12.000
Because I've heard about that, and I was like, they're like, bro, you need to get out.
00:16:14.000
I was like, dude, I don't know shit about land.
00:16:20.000
Like, honestly, like, I could sit here and explain it all day, which I will, but it's a very simple play.
00:16:26.000
It's like the county and these cities, they have plans for these subdivisions.
00:16:32.000
So it's like you can call and say, hey, what's up here?
00:16:36.000
And kind of just see what development plans they have.
00:16:38.000
What kind of like shopping centers are going to be built?
00:16:43.000
And you just know like this is the next big place.
00:16:47.000
And for the audience, just because I know we have a lot of people here that might not be familiar with Florida, that's like, is it in Palm Beach County?
00:16:52.000
Like half it is in Palm Beach and not Play Beauty.
00:16:53.000
I don't know what County, but it's a little bit west, right under the lake.
00:16:59.000
It's like maybe what, two hours from here, I would say?
00:17:11.000
So I think 95 touches it, but then 75 going towards Tampa absolutely cuts through it.
00:17:18.000
And people would tell me about it for years, but I was like, I don't know what the fuck I'm doing.
00:17:23.000
It started popping years ago, and it's still like going crazy.
00:17:27.000
And then now with the new mayor that's about to come in New York.
00:17:32.000
I'm in panic mode right now trying to find the next area because Miami's full.
00:17:40.000
This mayor in New York, Zarani, he's going to win, bro.
00:18:05.000
Yeah, Muslim, but he's for everybody, but like they're cooked, bro.
00:18:10.000
Yeah, no, I mean, everyone's going to leave New York except for the minorities.
00:18:33.000
My boy Nick was like, yo, I'm a huge fan of that guy because he's legit.
00:18:51.000
So I'm like, well, the good thing about Alex, his ads are everywhere.
00:18:54.000
You can't not go on Instagram and not see him at land flipping.
00:19:00.000
You met all the ballers, all the guys making money.
00:19:10.000
How can they make money today from land flipping or wholesaling?
00:19:14.000
Like everyone says their business model is the best business model.
00:19:16.000
But like with this, I can teach anyone in two hours.
00:19:19.000
Like I could literally show you guys in two hours.
00:19:21.000
Like you already know the area, Okeechobee, Myron.
00:19:24.000
Get a property in Okeechobee for $17,000 and you'll flip it for $25,000 in a day and Make eight grand.
00:19:33.000
You just need to know the areas, and you have to have the smallest amount of guidance.
00:19:38.000
Just like minimal guidance, just pointed in the right direction.
00:19:42.000
So someone's watching right now, they got like two kids to their name.
00:19:49.000
No, no, no, because you can literally go on Zillow.com, like where you can buy properties, you can buy land, put properties for sale, properties for rent.
00:19:57.000
And if you know what areas to look, of course, all you have to do is call the listings.
00:20:01.000
If there's 100 pieces of land available in this one tiny city, all you have to do is call every single listing and lowball them.
00:20:09.000
Half of those people are listing the property because they're desperate.
00:20:16.000
You know, I didn't do anything that costed money.
00:20:20.000
So you go on Zillow, you literally just make offers to these realtors.
00:20:24.000
I'm interested in, you know, this piece of property in Okeechobee.
00:20:31.000
You get a signed contract and then you look who's building the houses in Okeechobee.
00:20:40.000
And you flip it, you make your 8,000 and you do it again.
00:20:43.000
So it's like you can get your first deal right away.
00:20:46.000
Bro, I literally got my first deal like right away.
00:20:49.000
I mean, the barrier enter entry, there's no barrier.
00:20:53.000
So when you're on Zillow, like, do you have to search something?
00:21:01.000
You know how you can select houses, apartments, condos, things like that.
00:21:11.000
If this area has a thousand pieces of land listed and this area has 50, like where do you think the jackpot is?
00:21:18.000
And if there's a thousand pieces of land listed on the market, like you're going to get someone to say yes.
00:21:25.000
Because half of those people are desperate for money.
00:21:27.000
Why else would they be listing their property they bought 20 years ago for 15 grand cash?
00:21:34.000
They just need the money quick for something, whatever.
00:21:38.000
I've never done a deal where someone financed the land.
00:21:42.000
Passed down through the family, inheritance, mom, grandparents died.
00:21:50.000
Or they bought it 20 years ago for Can you even get land on it?
00:21:57.000
Like, I've bought some land, done a couple houses, like new construction, and it's like, I don't even know.
00:22:05.000
I mean, some people have had mortgages like held on their land where they have to get like payoff quotes from the bank and stuff to be able to sell the property.
00:22:14.000
I don't know if you'd be able to get a conventional 30-year or any of that shit.
00:22:23.000
So, the good thing is, I guess on the bad side, people can say, oh, it's cash.
00:22:27.000
But on the good side, it's you could close it quickly and the people are amenable more to.
00:22:43.000
You can cancel the deal if you can't find someone to buy it.
00:22:46.000
So let's say I'm following your process, right?
00:22:53.000
How much can I make in like roughly like a month?
00:22:58.000
I hate giving like a number because it's like everyone is like different when it comes to obviously intelligence, work ethic, discipline.
00:23:05.000
But I just don't see how someone can't squeeze out one or two deals a month.
00:23:10.000
Like I just, if you're calling every day, you're putting in the work, it's really tough to not do one to two deals per month.
00:23:16.000
And that's every deal is five to seven grand in your pocket.
00:23:21.000
E-commerce, all these models, they're crazy business models, bro.
00:23:24.000
You could sell your company for $50 million, you know, but you need real money and real experience to start.
00:23:31.000
And you have to be cool not taking any profit or making any profit for six to eight months.
00:23:37.000
The learning curve for this, like there isn't one.
00:23:39.000
You know, you watch a few videos, you're through the learning curve, you don't need money and you make money right away.
00:23:44.000
The thing is you just got to grind, which I could take that like, like, nope, no capital needed.
00:23:53.000
Like literally, just like anything else, you just have to work.
00:23:56.000
Because the good thing with this, with wholesaling, and I tell people this all the time, like you can make money.
00:24:02.000
Because people think, oh, well, I don't need any money.
00:24:09.000
I remember going to work for 30 days straight a month and making $3,500.
00:24:19.000
The average American can quit their job for one deal per month.
00:24:28.000
I mean, if you think about it, okay, let's say you work 40 hours a week.
00:24:31.000
If you take that 40 hours per week and you're calling all day.
00:24:34.000
Like if you literally take eight hours and you're calling all day, you're on Zillow.
00:24:38.000
You're calling, making offers, making offers, making offers.
00:24:41.000
You can get at least one thing under contract 40 hours in a week.
00:24:52.000
You just make the offer and they're going to say yeah.
00:24:54.000
You just have to find someone to buy the contract.
00:24:56.000
So the harder part you would say is converting the getting the contract easy.
00:24:59.000
Converting the contract is probably the harder part.
00:25:01.000
Man, it's yes and no because it's like when you're working with these large builders, D.R. Horton, all these big guys that everyone knows, LGI, Lennar, it's not like you could just shoot them a text message.
00:25:10.000
You got to go through a few people to get them to actually answer you.
00:25:13.000
And remember how many people are probably doing the same thing to get them to.
00:25:18.000
Like we'll email, call people 10 times and then they'll take the piece of land that we have.
00:25:24.000
Just because they don't answer doesn't mean they're not interested.
00:25:26.000
You're dealing with some of the biggest cash-heavy guys in probably all of real estate.
00:25:37.000
And some of these builders will spend like $10 million a month on land, cash.
00:25:48.000
You can lowball the fuck out of people with cash deals.
00:25:51.000
One of the best ways to get a deal accepted is offering cash.
00:25:54.000
Because especially when they're desperate, you're like, yo, I could close in two weeks.
00:26:03.000
And if they're in debt and any money, that's perfect.
00:26:05.000
Because banks, bro, like with banks, like you get a deal under contract, you think it's going to happen.
00:26:09.000
And then the bank says, sorry, we can't finance it.
00:26:12.000
And then they can back out the contract, nope, get their earnest money back.
00:26:18.000
There was projects I was trying to do where we couldn't get the lending approved.
00:26:23.000
Like the land was like 500 grand just for the land.
00:26:25.000
And, you know, you build multi-million dollar houses out there.
00:26:33.000
Tennessee and Florida, bro, Nashville in crowded.
00:26:41.000
Because in Memphis, they're doing the teardowns.
00:26:45.000
They're knocking it down and they're building a nice house.
00:26:50.000
Somebody watching out, where should they buy land?
00:26:55.000
If you want to buy land, I mean, I would say there's a few areas like right now in Arkansas, kind of like in the middle of nowhere, like Hot Springs, Arkansas, Bella Vista, Arkansas.
00:27:09.000
There's something, I forget what it is in Arkansas.
00:27:12.000
I think it's a Walmart super center or like some kind of headquarters.
00:27:17.000
All you have to look for is like, where is like the next community going to be built?
00:27:22.000
So people will own hundreds of acres of land at once.
00:27:30.000
So they subdivide it into all these quarter acres and then they start selling off the smaller lots to people that, you know, want to build a home one day.
00:27:40.000
If you can get into that, you purchase the land and then you entitle it.
00:27:44.000
If you can find 100 acres that you're able to subdivide into quarter acres, I mean, that's 400 lots right there.
00:27:53.000
You either sell off all the lots individually and squeeze out the most money possible, or you just sell it to a huge LGI, Lennar Holmes, D.R. Horton, and they'll build a whole community on it.
00:28:05.000
I mean, bro, I know people that have made two, three mil cash in their pocket assignment fee off of doing stuff like that.
00:28:13.000
I just do the smaller, smaller stuff right now.
00:28:18.000
You could probably do volume in less bureaucracy.
00:28:27.000
So I guess basically the block is, and it's, you know, it's completely doable because you get on Zillow, call, look for lots, call, make cash offers, get under contract.
00:28:41.000
The buyer doesn't know that you, sorry, the seller doesn't know that you don't have the cash.
00:28:44.000
They just, they, they think you're going to buy it.
00:28:49.000
So 30 days, they think they're going to get, or you tell, 30-day contract on something?
00:28:56.000
Other areas, some builders are like, hey, 10 days.
00:29:00.000
Let me just walk past it and I'll let you know.
00:29:01.000
But all these like larger builders, they have like a process, you know?
00:29:09.000
So even though it's a cash deal, you tell them 30 days.
00:29:19.000
I have a huge list already, but if you did not have a list, I mean, it's a simple system.
00:29:29.000
I'm here in Miami, and I want to sell land in Georgia.
00:29:40.000
That's the only time I've ever been like, I'm going to go check out this piece of land.
00:29:43.000
It was just right here in the roads, whatever, Coral Gables.
00:29:47.000
So I was like, fuck it, I'm going to go check out a piece of land.
00:29:48.000
This is the first time I've had a contract local.
00:29:54.000
Google Maps, the flood zone maps, the wetlands maps.
00:30:04.000
So you just go on straight Google, not even them.
00:30:08.000
You can see if it's in a flood zone, if it requires flood insurance, you can check to see if it has power lines in front of it so it has accessible power.
00:30:22.000
Can you give us some of the things to look for?
00:30:25.000
Stay away from all you're staying away from is you stay away from flood zones because it's a flood risk.
00:30:31.000
And building a new house there, you have to have additional flood insurance.
00:30:34.000
I don't know the exact cost, but it's up there because builders will not mess with it at all if they don't care.
00:30:39.000
Wetlands, which is basically when the soil has a little more water than it's supposed to have.
00:30:47.000
Power, you know, does it have power or is it in the middle of nowhere where you can't turn the lights on?
00:30:54.000
I remember the property I bought, I made sure it was above flood zone because that would have been a bad deal.
00:31:03.000
When you say utilities, you're saying like it needs to be close to like utilities, does it connect to the city's water and the city's sewer system?
00:31:11.000
Or do you need to drill a well and put in a septic tank because it doesn't have either?
00:31:17.000
This guy built a 10-plex property, right, here in Miami, and he didn't check the actual plumbing and the water supply.
00:31:28.000
Remember, he could have rented out for like, it's been two years now.
00:31:36.000
That's what happens with a lot of these sellers that I reach out to.
00:31:42.000
They bought this land because someone told them to buy it.
00:31:47.000
And we're always, you know, my team is always telling them, like, look, you can't even do anything with this piece of land.
00:31:51.000
Like, I hate to be the bearer of bad news, but it's useless.
00:31:56.000
You know, you're going to have to wait 15, 20 years for anything to happen here.
00:32:01.000
Don't get me wrong, but you have to drill a well, utilities, you have to get a power extension sometimes, a water extension, and that stuff's just pricey.
00:32:09.000
So you're calculating, let's say you spend like 200 to 1 mil, but by saying about the property, you got to spend 3, 4 mil.
00:32:19.000
On like plumbing and like actual water and the city, it adds up quick, and that's why these builders are super strict.
00:32:26.000
I mean, they'll go, D.R. Horton, the biggest in America, will go back and forth Over $1,000.
00:32:31.000
Because it adds up when you're spending $10 million a month and these costs come in.
00:32:37.000
If the lot is not perfectly flat and you have to bring in 20 loads of dirt, that's like 10 grand right there, man, plus the labor.
00:32:46.000
The houses they're building aren't crazy margin.
00:33:07.000
At one point, I think there was more houses listed in Florida and Texas, more sitting inventory than all other 48 states combined.
00:33:22.000
So obviously people just wait for rates to go down.
00:33:26.000
So a lot of builders are dropping their prices right now, which it's a good time to buy.
00:33:32.000
People freak out about rates, but they're just trapped in the system.
00:33:39.000
Even if the rates are high, you can always refinance.
00:33:43.000
But it slows down the whole market because it's NPCs.
00:33:50.000
It's like they can control when it wants to go up, when it wants to go down.
00:33:54.000
Obviously, rates are about to go down early 2026, probably, I would say.
00:34:05.000
A lot of people think this summer, but it's just not happening.
00:34:11.000
A lot of these builders were like fully posted.
00:34:14.000
The biggest ones, they weren't picking up land.
00:34:27.000
It all affects it in the short term, but in the long term, real estate, it'll always prevail.
00:34:36.000
Look, if you find a deal, guys, for all of you guys in here that are like, you know, obviously you're more of an expert on land, for me, you know, when it comes to like finding a house, if the house cash flows, like pick it up.
00:34:47.000
Like, if the numbers work, I don't care what the fuck the rate is, pick up the house.
00:34:56.000
Like, people are ridiculous when they're, I'm not going to pick it up because interest rates are high.
00:35:03.000
But is it, is it going to, okay, right now in the marketplace, is it easy to find a deal though?
00:35:12.000
I even have to, on a house that we have built, have to chop down the price a little bit just to get it sold.
00:35:18.000
Because the houses we're building are not for the wealthy.
00:35:28.000
You know, every house is the same, cookie cutter, same size, same color, HOA communities.
00:35:37.000
You know, it's like the average first-time home buyer, median income earning American is buying these houses.
00:35:48.000
Like if you're in Miami right now and you got cash, you could probably pick yourself up something really good because everyone wants to sell and it doesn't make sense to get a loan in some cases in a lot of these deals.
00:35:59.000
So if you got cash and you want to buy in Miami right now is like a great time to buy.
00:36:03.000
Bro, I hit in April, not in real estate, in the stock market.
00:36:09.000
I bought all the most basic stocks in the world and my whole portfolio is literally up 38% today.
00:36:23.000
So, I mean, these are like 7%, sometimes even 6% of your stocks.
00:36:27.000
But when you buy things in a crash, like we are right now, real estate, buy land right now, all this stuff.
00:36:33.000
I mean, you're going to make your money back in a couple of years.
00:36:42.000
This is money that you set and you literally forget.
00:36:45.000
My stock, brokerage account, brother, I don't even have it.
00:36:54.000
It's not going to do anything in two or three years.
00:37:00.000
Bro, Port St. Lucie, two years ago, land was selling for 50 to 60 grand.
00:37:12.000
All the commercial, huge home builders, they turn it into the next paradise.
00:37:23.000
They start it fresh and they just turn it into Walmart.
00:37:30.000
Also, you can drive to any of the major, Fort Lauderdale, Miami.
00:37:33.000
You're within, like, yeah, it's an hour or two, but you could get anywhere in the major place.
00:37:41.000
So eventually people will go there at some point.
00:37:53.000
They'll buy houses, knock it down, and they'll build a $60 million waterfront mansion.
00:37:59.000
You know, like they're already knocking down a multi-mansion to build an even bigger mansion because that's all that's left there.
00:38:09.000
We'll take a break for some chats real quick, if you don't mind, bills.
00:38:12.000
We got Alex Minman says, is land flipping better than wholesaling houses and why?
00:38:23.000
Obviously, there's not as much that goes into a land deal.
00:38:26.000
You have to remember, a house typically has a tenant.
00:38:30.000
What properties are really just sitting vacant?
00:38:57.000
You know, I do 40, like a weirdly consistent 40 deals per month, almost every month.
00:39:04.000
Some months, you know, it'll be 27, 28, but I'll have like bigger deals mixed in with larger.
00:39:26.000
Like for me, as like a real estate guy, like just hearing like, no inspections, no tenants.
00:39:35.000
If you were a who, Who are these house wholesalers selling these houses to?
00:39:43.000
They have to go check the property out in person.
00:39:48.000
They need to get quotes from their contractors.
00:40:03.000
When it's only land, there's no bureaucracy, bro.
00:40:06.000
Like, just the fact when you said no inspects, I'm like, oh, shit.
00:40:18.000
It's funny because I met him when he was like really not there.
00:40:21.000
And it seemed now where he's at, making that much money, bro, is fucking amazing.
00:40:25.000
Bro, the land thing, like I said before, there's just not enough people in it.
00:40:27.000
And it's like, and it's like, it's a, I know you said it's easy, but it's still a skill set.
00:40:35.000
Most people, like land, you got to, you know, it's a skill set still.
00:40:39.000
I know you said it's easy, but it's still a skill set.
00:40:44.000
But it's like, if you know, again, if you have someone saying, hey, in Okeechobee, check for flood zone, check for wetlands, and make sure you're under 20 grand.
00:40:54.000
Would you say those are the three rules right there?
00:41:04.000
That's it, because that's the only indication that you could build a house on it.
00:41:09.000
So your three things are when you're looking at, well, land, no flood zone, no wetlands, close to power lines, and the ability to get utilities.
00:41:26.000
For example, in Port St. Lucie, I'll say be under $150,000.
00:41:30.000
All these weird little pockets, these like subdivisions that they just develop and build all the same houses on, they have like a set price.
00:41:38.000
You know, like all the land sells for the same price.
00:41:40.000
Here and there, there will be a high sale from a retail buyer, you know, someone thinking they're catching it at a good time investing.
00:41:46.000
But the home builders, it's like they'll send you their sheet.
00:41:57.000
So it's very simple, but you still have to, just like anything else, put in the work.
00:42:01.000
Are you taking on investors to help you with this?
00:42:04.000
But I don't mind putting people on game because all we're going to do is partner on deals and think about how much land there is.
00:42:10.000
Once they finish building out Port St. Lucie, Okeechobee, Cape Coral, Lehigh Acres, all these areas, what's next?
00:42:21.000
I do everywhere, but I don't like to overcomplicate it for some people.
00:42:25.000
But it's like I'm talking Florida because I'm in Florida, but top states are going to be Arizona, Colorado, North Carolina, Tennessee, South Carolina, Arkansas right now.
00:42:41.000
Even the Northeast, I'm starting to blue state.
00:42:53.000
Yeah, people want to be around the mountains and stuff.
00:42:57.000
Some really nice areas by the water, too, in Washington.
00:43:04.000
I mean, the cool thing is you could do it anywhere.
00:43:06.000
Obviously, some areas like a little bit hotter, but I mean, I've done deals in like the middle of nowhere.
00:43:16.000
A piece of land that was, it was, I think, 80, 75 or 85 acres.
00:43:20.000
It was able to be converted into a poultry farm.
00:43:32.000
There's commercial, commercial land, farmland, agricultural land, like everything.
00:43:41.000
You know, I have a guy, a buddy that does only larger pieces of land.
00:43:57.000
I mean, the lots are selling for like $150,005.
00:44:01.000
It's this one specific area that's like popping off there.
00:44:06.000
No, I mean, the waterfront lots in Hawaii, we're talking millions of dollars for the land just to build a house on.
00:44:13.000
I mean, you could do it anywhere, the Florida Keys, you know, like literally anywhere.
00:44:17.000
If you find a piece of land and you have it below its actual value, someone will pick it up.
00:44:23.000
So let's say someone wants to, can you take us, let's assume someone's watching this like, you know what?
00:44:29.000
Can you kind of give them a rudimentary, quick step-by-step, how they would do it?
00:44:34.000
So step number one is you need to find what areas you want to do it.
00:44:42.000
You put on the filter for land, of course, and that's it.
00:44:52.000
I'll literally teach you how to wholesale land right here.
00:44:55.000
Let's do a quick demo for the people out there.
00:45:01.000
So, Bills, if we can, we'll go to Zillow.com real quick.
00:45:05.000
And we'll show you guys how to do this real time with the expert.
00:45:09.000
I want everyone watching to know, though, like, I'm serious.
00:45:13.000
So, do you see where it says the search bar right there?
00:45:17.000
Here, we're going to make it big for you so you can see.
00:45:19.000
Just type in Cape Coral, Florida, C-A-P-E Coral.
00:45:28.000
Now we just need to play with the Filters here.
00:45:30.000
So you see right there for sale, change that to sold.
00:45:34.000
So now we're only looking at properties that have actually sold.
00:45:46.000
So now there's over 6,000 pieces of land in Japel that have sold.
00:45:52.000
We need to look at only the last 90 days because we want to look at trends.
00:46:02.000
Sold in last put 90 days right there, my brother.
00:46:06.000
And now we're only looking at current prices, but still over 600 empty pieces of land in the last 90 days have sold.
00:46:13.000
So if everyone watching, if you think that you cannot get a piece of the pie there, you're lacking confidence in yourself.
00:46:22.000
You have, I don't want to overcomplicate it here, but obviously you can.
00:46:38.000
So most of these lots above that one main bridge that are going through the middle, it's utilities.
00:46:44.000
You could turn on satellite too if you want on the bottom.
00:46:53.000
So all those properties right there that are selling for cheaper, they require a well and a septic tank.
00:47:05.000
And then all the properties, if you scroll down a bit south, keep going down, keep going down, a little more.
00:47:13.000
You see how those are all selling for a bunch more?
00:47:15.000
So above the bridge, they're all selling for 30 to 40 grand.
00:47:19.000
And that's because you're saying they're going to have to probably do the they're going to have to for sure have to drill a well and a septic tank.
00:47:34.000
Why did that sell more, you know, than the one that sold for 80 and 90K?
00:47:39.000
So there's always a few different things that will come into play with each area that you have to look for.
00:47:45.000
But then there's also areas, zoom out a little bit, like actually a ton.
00:47:48.000
Zoom out a fair amount and then go down to the right, a bit south, out of Cape Coral.
00:48:01.000
So zoom in on Lehigh Acres and click remove, remove boundary.
00:48:04.000
So in Lehigh Acres, every single property is the same.
00:48:11.000
I mean, everything is going for around 30 grand, give or take.
00:48:14.000
Unless it's a double lot or it's in a special little neighborhood.
00:48:16.000
So it's like, if you want to get started, go to Lehigh Acres.
00:48:21.000
Try to get a property that is listed on the market under contract for $20,000.
00:48:25.000
So would you say that all these like $20,000, $15,000, $20K, like I see a lot of $20, $30K?
00:48:42.000
Now, let's say someone, let's pick a random one here.
00:48:49.000
I want to make something very important announcement here.
00:48:52.000
If you don't know what you're doing, though, don't try this at home.
00:48:57.000
You're making it easy, but bro, there's some things that you're not seeing.
00:48:59.000
Well, I mean, the cool part is, though, you can play around with it.
00:49:03.000
I mean, like, literally, there's no repercussions.
00:49:08.000
I mean, isn't this like you got to think to make sure that you're not getting fucked up with building codes?
00:49:20.000
But the good thing is you said that you can cancel the contract, bro.
00:49:23.000
Bro, you can cancel the contract at any point in time.
00:49:27.000
You can get 100 contracts signed just to prove to yourself you know how to get a contract signed.
00:49:32.000
And if you want to cancel them all, you can cancel them all like it never happened.
00:49:35.000
So that area right there, you see, we got 33,000, 38,000, 31, 29.
00:49:40.000
It's safe to say the average give or take is around 30 grand.
00:49:46.000
So how would you go about which one do you want us to click real quick?
00:50:02.000
So if you click out, just to the left, just click on the screen to the left, anywhere.
00:50:21.000
So the average lot right there is selling for $30,000 fresh either you.
00:50:26.000
What price would you need it at to make some money?
00:50:33.000
The average lot right there is selling for 30K already.
00:50:42.000
Anything below 30,000, it is as simple as that.
00:50:45.000
So now, if you even want to look, if you want to mess around, click change it to for sale.
00:50:50.000
So with this deal, let's assume you're going to take this deal.
00:50:58.000
So there's nothing we could do because that was a sold.
00:51:02.000
But when you zoom out, look, all those are for sale for 30K.
00:51:35.000
Hey, I see you have this property here listed on the market.
00:51:42.000
You know, I see lots around are selling for a bit less.
00:51:44.000
Whether they are or they aren't, you're going to tell them that.
00:51:47.000
I see that lots around that are selling for a bit less.
00:51:49.000
I'm interested in just in submitting a cash offer.
00:51:52.000
And with realtors, you're dealing with the realtor here.
00:51:59.000
You know, you need to pitch them, hey, like, if we get this one done, I could do 20 or 30 of these every single month with you.
00:52:04.000
Because they're listing vacant land for 30 grand, brother.
00:52:09.000
so you have to build that rapport there and the future relationship.
00:52:12.000
And they'll not only bring you deals, but they'll give you this deal.
00:52:17.000
Would the seller take, you know, maybe 23,000 if I pay cash, close in three weeks, and I pay all the closing costs to the title company?
00:52:26.000
And they'll say, look, if you call 50, 60 people, someone's going to say yes.
00:52:36.000
So you would offer on a 30K deal, you would knock about, you say 23K.
00:52:43.000
Because you're not going to get much more out of it.
00:52:46.000
If you're dealing with the property worth 200K, then squeeze the juice out, you know?
00:52:50.000
I'll get my 20, 30K spreads, you know, a few times a month, and then I'll do.
00:52:56.000
Well, no, that's a big deal because obviously people here, they're going to try to figure out, okay, how can I aggressive, well, be aggressive, but at the same time, you know, not be too cheap.
00:53:05.000
So you're saying, what should people be aiming for in the beginning to like profit margins?
00:53:10.000
So a lot of people, two to three thousand profit margins.
00:53:12.000
A lot of people, all these guys they teach offer 50%.
00:53:22.000
Brother, I mean, it's just not going to go anywhere.
00:53:23.000
Like, take what you can get and don't get upset.
00:53:31.000
I would say anywhere from $5,000 to $7,000 less.
00:53:39.000
But I also know that if I get this property at $23,000, I'm guaranteed to get $30,000 for it.
00:53:44.000
So if you don't know, you know, you could play it a bit safer.
00:54:00.000
And I'm just trying to understand here just for the people here.
00:54:02.000
So it's probably better to get it under contract a bit higher and try to get more from the person you sell it to versus getting it.
00:54:13.000
You remember how I was telling you D.R. Horton will fight you over a thousand bucks?
00:54:16.000
They're not going to overpay just because you're asking them to.
00:54:19.000
There's, I mean, I know he's not here anymore, but there's thousands of lots listed for sale.
00:54:24.000
If you don't bring it to them at the market price, they'll just go get another one.
00:54:36.000
But you're fighting over 500 bucks, probably 10,000 times a month.
00:54:42.000
And then a lot of the times, too, these lots won't be perfectly flat.
00:54:47.000
Because they know that they have to come in and probably it all adds up.
00:54:56.000
This is some free sauce for you guys from Alex.
00:55:03.000
Now, for my marketing, there's different strategies, right?
00:55:07.000
Those are properties listed on the market publicly for everyone to see.
00:55:16.000
I do have on-market that we still do because it's free money.
00:55:22.000
But our main thing is off-market and we text, we mass text.
00:55:25.000
So I send out 500, 400 to 500,000 text messages every single month.
00:55:31.000
Like, hey, I can get a list of every single property owner in Lehigh Acres.
00:55:42.000
So I'll literally get a list of everyone that owns an empty piece of land in Lehigh Acres.
00:55:47.000
You could put a filter so that they bought it 10 years ago.
00:55:50.000
So you're not texting people that bought it a year ago that already are building a house on it.
00:55:54.000
I'm texting people that have owned the property for 10 years or more, which means, number one, they didn't pay shit for it.
00:56:01.000
Number two, they're not doing anything with it.
00:56:03.000
So if there's 10,000 people in Lehigh Acres, if there's, there's probably 10,000, there is 10,000 lots empty, available, ready to go.
00:56:22.000
Bro, saying you're going to cover closing costs is crazy.
00:56:34.000
I mean, for these lots, these cheaper ones, it's like closing costs will be like two grand.
00:56:49.000
Like, just, I want you guys to understand, like, the, the scalability.
00:56:55.000
Do you know how many areas in the United States there are?
00:56:59.000
Like, you can infinitely just keep rinse and repeat.
00:57:02.000
You know, I've texted Lehigh Acres probably 200, 300 times.
00:57:05.000
Now, is there a level where, because there's some people who hear my say, oh, you know, I'm a little scared to get into buying lots for $30,000, $20,000.
00:57:12.000
Is there a level where it's too low for it to make sense?
00:57:15.000
Or can they get started with maybe looking at a lot for $10,000?
00:57:19.000
Yeah, because they're not putting up the money.
00:57:23.000
I was showing my little brother how to do this, right?
00:57:25.000
And the first thing he did, he sent me, it was a $1 million lot.
00:57:35.000
You can go after a $10 million piece of land on Star Island.
00:57:40.000
If you get that shit under contract, I mean, you're in the green.
00:57:43.000
You know, you can make a million bucks just like that.
00:57:47.000
I've been trying for a long time to get a property on Star Island under contract.
00:57:51.000
That'll be the easiest $2 million cash I'll ever make in my life.
00:57:55.000
And I spent probably $20 in texting to get that under contract.
00:57:59.000
I was going to say Diddy's house, but he bought it cash.
00:58:03.000
It seems there's like, I always go and I drive through there for manifestation, but there's like one main.
00:58:09.000
There's like one main guy on Star Island building, buying all the land, building all the homes.
00:58:14.000
If you get a property under contract and you send it to him, he's going to take it.
00:58:20.000
Okay, now I see the play because you know, okay.
00:58:26.000
If someone in the neighborhood is tired of their land or their house, who are they going to call?
00:58:32.000
So, I mean, that guy's making $20, $30 million for these waterfront builds he's doing.
00:58:37.000
You know, you buy the land for, I mean, so I don't want to.
00:58:40.000
Yeah, guys like that aren't even going to question you.
00:58:43.000
Bro, they will pay twice the amount because they're making $40 million on the build.
00:58:48.000
You buy the land for, let's say, $20 million, construction costs, another $20 million.
00:58:54.000
Obviously, you have your other costs, you know, from lending and stuff, interest piling up, but you'll sell that house for 80 mil.
00:59:07.000
If it's on by another Celebi Prior, et cetera, they don't care.
00:59:13.000
But when you're playing the little game, builders will fight with you over $1,000.
00:59:19.000
If you're not doing Zillow, which I recommend, there's nothing wrong with doing on-market Zillow.
00:59:24.000
Like, I still consistently bring in two to three deals from on-market.
00:59:28.000
And for the average person, they can quit their job with that.
00:59:31.000
And I do that part-time, you know, like an hour or two a day.
00:59:37.000
We text blast people and they either say they want to sell or they don't want to sell.
00:59:41.000
And if they want to sell, we offer below market value.
00:59:44.000
Once we get the signed contract, we start looking who is building all the houses in this area and get their contact information and send it to them.
00:59:52.000
Just off the info you gave, like we did a step-by-step on how to do this.
00:59:56.000
Let's say someone works a job right now, make $50,000 a year.
00:59:58.000
Some regular guy that's watching this right now, average guy making $30,000 to $50,000 a year.
01:00:02.000
They get literally like, what, you work 40 hours a week?
01:00:06.000
I can assure you, anyone that's in here right now, if you actually woke up and you took action on this, like I promise you within 30 days, you'll probably get a deal under your belt.
01:00:13.000
Obviously do a little bit of research to find the best areas.
01:00:17.000
You can reach out to home builders before you even start making calls.
01:00:20.000
So how do they find home builders in their area?
01:00:26.000
I mean, you can literally Google home builders, Lehigh Acres, but let's go a little more high level if you want.
01:00:40.000
You know how to look for a hot market by where is all the land selling, and then you got to figure out what it's worth.
01:00:50.000
And it's cool because you can find these areas, bro.
01:00:53.000
And before you even start doing research, you could just call the homebuilders and say, hey, if I can bring you some land here, what would you pay for it?
01:01:02.000
If they say I could pay $40,000 in Cape Coral, all you have to do is go find a property under $40,000 in Cape Coral.
01:01:10.000
That's actually good because it can kind of set your expectations of what you're going to offer.
01:01:15.000
So just type in Cape Coral again in the search bar.
01:01:51.000
You can put what year the house has been built.
01:01:53.000
If you put 2025, what do you think is going on?
01:02:12.000
And sometimes it'll even have the builder's name.
01:02:22.000
So now all you would do is you would scroll down.
01:02:35.000
Hey, I see you're building new construction in Cape Coral, Florida.
01:02:41.000
And they're going to send you a sheet with their pricing and their criteria.
01:02:56.000
So like you identify the area, find the builders in that area.
01:03:01.000
Because they're going to give you a whole criteria because they want to.
01:03:03.000
They'll tell you exactly what they want to pay.
01:03:06.000
They don't have time to make all these calls all day, every day.
01:03:09.000
They don't have time to mass text off-market properties.
01:03:12.000
And when you're bringing them off-market properties, these are properties that they couldn't have gotten otherwise.
01:03:18.000
Man, I have some builders that send me fucking Christmas mail and shit.
01:03:23.000
Yeah, yeah, yeah, because they're making money handover fifth.
01:03:28.000
They build on it and then they're selling it for 10x the price, man.
01:03:32.000
Now that I know what I know, I'm about to start going like crazy with the building stuff.
01:03:36.000
No, I mean, this is, bro, honestly, at this point, just off the information you gave, any of you guys that are watching right now, you work a regular job, you can spend 10 hours a week.
01:03:45.000
Instead of watching fucking TV and whacking off to porn, literally, take 10 hours a week, do this, find some place that could be close to you so you can figure it out, right?
01:03:55.000
Look at some lots, make some offers, try to get a deal in the first place.
01:03:59.000
If you're working a dead end job and you want to get out of this job ASAP, start doing it now.
01:04:06.000
I literally teach people that have full-time jobs that are like, bro, this is crazy.
01:04:13.000
I even have a side hustle on my nine to five and I just got my first 5k deal within 30 days of knowing you.
01:04:24.000
Let's say you work nine to five and then you take, what, two hours, you get home at five.
01:04:29.000
From five to seven, you make, you, you, you do research, call, call, call, call, find deals, find deals, find deals.
01:04:35.000
There's no way within 30 days, you're not going to fucking get at least five contracts and close one.
01:04:41.000
And the best part is, I mean, that's all it takes.
01:04:43.000
Like, they'll say, like, oh, Airbnb, side hustle, car rental, e-comm.
01:04:51.000
We have, we know the same people here in e-commerce.
01:04:58.000
Like, and I barely work, You know, obviously, I'm active all day.
01:05:10.000
I want to see people win because it benefits everyone.
01:05:15.000
There's more land available than anything else.
01:05:21.000
I meant to ask you because if I were you, I wouldn't share none of this shit with nobody.
01:05:26.000
But I'll say there's so much land, it doesn't matter.
01:05:42.000
No, I mean, that's a great way to scale because Florida's a hot market.
01:05:45.000
And like I said before, people are going to fucking move here when this mayor comes, bro.
01:05:50.000
It's like Florida is crazy, but you can't forget about all the other areas too.
01:05:54.000
Like eventually, Florida is going to be built out.
01:05:59.000
You know, houses, wholesaling houses, it's a little bit different.
01:06:06.000
All these big guys, bro, they spend $200,000 a month on Google Ads for people to sell their house.
01:06:14.000
Even if you text, you know, I'll tell you guys the website, smartercontact.com.
01:06:22.000
Even if you text, it's like less than two cents per text message.
01:06:34.000
Do you know how many leads you are going to get out of that?
01:06:36.000
For every 1,000 messages I send, typically, it's a signed contract.
01:06:43.000
I mean, you can't, I don't even know how to email with this stuff, honestly.
01:06:46.000
So for every 1,000 text messages I send, we'll get a signed contract for $20.
01:06:53.000
And when you know what you're doing, almost every signed contract is going to be a sold contract.
01:07:04.000
Nah, man, guys, I mean, just off the info he gave, you guys can literally start this shit right now.
01:07:09.000
Take 10 hours a week from your full-time job and get one.
01:07:12.000
You're telling me 10 hours, 40 hours in the month, you can't do one fucking deal?
01:07:19.000
That's the thing that people have to understand.
01:07:31.000
Simply to getting started and just literally just the two steps that I showed you.
01:07:44.000
Was offered 25K line of credit work at a 95 job with second job being part-time.
01:07:49.000
Would it be smart to take 25k invested into making a Shopify account through the brand of Samir?
01:08:03.000
And the thing I've been being told here is that Samir's coaching program gives out too much valuable information.
01:08:13.000
I mean, if you took that 25K and you took his program seriously, you're going to make money.
01:08:20.000
You're not going to make quick money like you would with wholesale.
01:08:23.000
The best part is you can do Samir's program six to seven hours a day and you can also do one to two hours a day of wholesaling.
01:08:33.000
Like literally, because the good thing is that you can like, it's flexible because you can do it on your own.
01:08:40.000
You know, you don't make quick money in e-comm.
01:08:42.000
You get quick money with this so you can take the money you're getting from these deals, buy more.
01:08:48.000
I mean, Samir is drop shipping, so he's not really, I don't know if he's buying inventory or not.
01:08:51.000
I don't know his model fully, but he has a good program, bro.
01:08:58.000
Some of these guys, bro, some of these crypto e-comm guys are like crazy, like stupid money.
01:09:03.000
You know, like I do well, but they're making dumb money, bro.
01:09:09.000
We know somebody that went to Paris and Europe and they spent 100K on hotels only.
01:09:17.000
I'm about to go to Europe and my hotels were like 20 grand for 10 nights.
01:09:25.000
But then when you get there, every dinner, $500, you want to go to the club, you've got to buy a table.
01:09:33.000
So it's like everything is, I mean, you're going to spend $50,000 there.
01:09:44.000
What is Paperworks Less Contract Name to have to make the deal?
01:09:51.000
Google wholesale real estate assignable contract.
01:09:56.000
Some of these contracts aren't, you know, they have some loose ends as far as you can get caught having to actually, or stuck having to actually buy the deal.
01:10:04.000
Like I have gotten sued before, as a matter of fact.
01:10:09.000
It'll never happen again, though, because I got my contracts in order with an attorney.
01:10:14.000
It's got to be an assignable contract, you say?
01:10:17.000
There's a few more things that's like legal mumbo jumbo that it's tough to explain on here.
01:10:22.000
But basically, any language in there that if they back out, they're not on the hook for it.
01:10:27.000
And that they don't have to submit escrow in X amount of time.
01:10:29.000
And I'm assuming by state is probably different.
01:10:32.000
That's why you need some type of somebody to be like, hey, here's what you have to do.
01:10:40.000
Realtors are your friends, guys, because at the end of the day, if you call a random realtor, a vacant land realtor, again, they're not listing multi-million dollar homes.
01:10:54.000
Can you help me out with the contract side of things?
01:11:00.000
Question for Alex, is there anything different for buying land in college towns that you would look for?
01:11:05.000
Land in college towns, probably not that much of it.
01:11:12.000
So essentially old houses in neighborhoods that kind of need some type of renovation where they're just going to start rebuilding and turning it into a really nice area.
01:11:24.000
There's probably not that much land, but it's all the same.
01:11:27.000
You're looking for all the same things everywhere.
01:11:30.000
Obviously, if you're in Colorado, there's mountains, things like that.
01:11:34.000
It makes it a little bit different, but no, it's the same.
01:11:37.000
You're looking for the same thing, no matter where it is.
01:11:38.000
But you want to pick areas that have land and there's a ton of land actually being sold.
01:11:46.000
When I get land under contract, where can I send it to get to you?
01:11:53.000
Also, Marin, do you have a buy box and do you do sub 2 or SF and how do you get property secrets?
01:12:04.000
So when you get it under contract, can you send it to me?
01:12:13.000
You know, I have people sending me stuff all day.
01:12:18.000
If you want to learn, you know, be one of my students.
01:12:21.000
And then, sure, you can send me stuff because I'm teaching you exactly what to send me so that we're not wasting each other's time.
01:12:28.000
But otherwise, it's pretty rare that I'm just going to take some random Instagram DM deal that I get because it's just, it's always a waste of time.
01:12:36.000
I don't really have time to waste with that stuff.
01:12:42.000
Alex says, I've hold sale 100 houses in the past five years and I'm interested in learning.
01:13:02.000
Alex, this is a lot of value, a lot of sauce, bro.
01:13:11.000
What have you learned living in Miami about the lifestyle, you know, entrepreneurs here and how to maneuver to be on point?
01:13:22.000
Like, literally, man, I've almost made, like, I've made zero worth or worthy connections other than like my two main friends, which is like KT and Nick.
01:13:33.000
Like, other than that, like, everyone is, they all have so much money.
01:13:42.000
Like, they have this money, but them niggas are never working.
01:13:45.000
Nah, I used to, when I first moved here, like, I fell for that shit, but now it's like, it's just so easy to tell, bro.
01:13:56.000
Also, you can tell because the people that were here aren't here anymore.
01:13:59.000
Like, like, they were here for a little bit, and then they leave.
01:14:04.000
I mean, I swear to God, there's people that'll spend their last dollar to stay in Miami.
01:14:09.000
They'll spend their last dollar until they're 40.
01:14:19.000
Everything I do, there's nothing that you essentially can pull up about me that I have lied about.
01:14:25.000
Every number I've ever talked about, every amount of money I've ever said I have made.
01:14:33.000
Because there's a lot of phonies on the internet.
01:14:35.000
I started coaching for one reason, because there's guys out there that are coaching within my line of business that don't make money in my line of business.
01:14:43.000
So I was like, if they're going to make money doing it, I'm going to do it too.
01:14:48.000
Number one, I post my bank statements every month with the company name from Chase Bank on the top left.
01:14:58.000
I will share it because I'm honest about my numbers.
01:15:03.000
Someone did have a good question, though, in the FNF Super Chat.
01:15:08.000
So you just bought a car from a friend of mine that was a dealership.
01:15:13.000
And whenever you do that, they don't know this, but I can see if they're capping or not.
01:15:21.000
Hey, man, I'm just going to say, you make the money, bro.
01:15:25.000
I'm in the business of teaching people how much I make.
01:15:29.000
I do anywhere from, I would say it averages out to $175 a month.
01:15:43.000
And the guys that do a million a month with e-commerce, do you know how hard it is to get to a million a month?
01:15:49.000
They're making the same amount of money as me because my business is 90% profit margin.
01:15:55.000
Yeah, they'll show you the revenue, but they won't show you the profit.
01:15:58.000
Yeah, the profit margins because they're buying so much goddamn stock.
01:16:03.000
So for me to send out 400,000 text messages per month.
01:16:07.000
No, actually, so $400,000 a month times 0.013, I spend $5,200 a month on marketing, bro.
01:16:21.000
I have a very good team, like literally like family.
01:16:24.000
So they get paid and they get paid pretty decent.
01:16:29.000
So like, but it's still like at the end of the day, I would say 85%, worst case, 85% margin.
01:16:36.000
Show me another business that you get profit margins like that.
01:16:42.000
You need to do an online service-based business to even come close to that.
01:16:44.000
But the thing is, you can only get land to probably $250, $300 a month, which shit.
01:16:52.000
But for me, I want to be Mr. $1 million a month minimum and do some bigger plays.
01:17:00.000
I already know exactly what the builders are paying, where they're building.
01:17:07.000
Like the one we did, the number one guy I was flipping these contracts to.
01:17:14.000
You're about to meet Jay Roberts, which is a huge multi-stracker.
01:17:19.000
Like, you make these guys a lot of money when you sell them this land.
01:17:21.000
Like, they're making money hand over fist because they build and then they sell it.
01:17:27.000
Yeah, but they're not going to be able to do it.
01:17:29.000
They're taking out the construction on whatever.
01:17:38.000
I told him in my DM, I was like, I will literally, I'll put this right here, like give him my last dollar to learn from him because I believe in that stuff.
01:17:45.000
Like, I told him straight up, I said, bro, I'll give you 50 grand for a phone conversation.
01:17:49.000
I got friends that like tell me, okay, he's a real deal.
01:17:55.000
Every building you see going up in Miami is either him, related group, or BH.
01:18:00.000
So I literally, he only probably answered my DM.
01:18:02.000
I was like, yo, I'll literally give you 50 grand for a conversation because that's how valuable It is.
01:18:10.000
Bro, the projects he's doing, he's making 100 M's.
01:18:12.000
We had a friend pay Alex Harmuzzi 100K MLD for a six-hour session.
01:18:19.000
Like, people are like, oh, in the comments, another course seller, this and that.
01:18:24.000
I wouldn't be where I'm at today if I didn't pay someone.
01:18:26.000
Every business, I failed until I put my pride to the side and I said, all right, bro, just teach me.
01:18:43.000
Every day it's a different wire transfer, right?
01:18:48.000
No, I know, but people, I always get, I get stuff online.
01:18:54.000
I'm going to apply what you said just off the free stuff and actually start utilizing it right now.
01:19:01.000
Join the next show and tell these guys what's up.
01:19:04.000
But people will make money if they actually put it to work.
01:19:09.000
If you buy the lot for 15k and sell it for, sell it to the builder for 20k, how do you get your code without the seller knowing?
01:19:17.000
The title company facilitates the entire deal and it's called a blind HUD statement.
01:19:21.000
So basically the seller has their own closing statement and the buyer has their own.
01:19:27.000
And even if they do see, cool, you signed a legally binding contract.
01:19:38.000
The lady was like, you're making, I think it was like only 3.9 K on this deal.
01:19:43.000
And I just, you know, I was like, hey, the seller?
01:19:51.000
A lot of these sellers, man, they don't want to see it.
01:20:14.000
And I hate doing it, but it's like business is business.
01:20:20.000
There's times we've had to cancel deals last second.
01:20:26.000
It's rare that a seller would come in and get mad, though.
01:20:35.000
And once you find like a good title company, they know better than to let the seller see.
01:20:41.000
And guys, just so you know, in Florida, title companies handle everything.
01:20:50.000
It's like it's a middleman that facilitates the deal.
01:20:56.000
You get the contract signed, you send it to the title company.
01:21:07.000
And if you could replicate, if you could do one deal, you could do another deal.
01:21:17.000
Because this stuff that I'm showing these guys on here is a side hustle.
01:21:20.000
But it's a side hustle that can still put 20 grand in your pocket every month.
01:21:29.000
I know if I text a thousand people, I'm getting a signed contract.
01:21:34.000
You know, but like for these guys here, like, bro, you guys could do it at a basic level, kind of just, you know, grunt your way through it and, you know, be able to make more probably than your fucking job.
01:21:42.000
If you're timing my first six months, I didn't know any about this smarter contact shit or off-market.
01:21:55.000
And again, how many hours did you put in per month?
01:22:07.000
I hit Port St. Lucie before it became like popping off.
01:22:13.000
Well, bro, three hours per day for a year, 500K.
01:22:24.000
That's life-changing money for a lot of these guys.
01:22:33.000
He just said, bro, literally, off the shit he just gave you guys, you could do it.
01:22:38.000
Like, like, I mean, you always have to find the next deal.
01:22:43.000
It's not like there's some businesses where you have reoccurring revenue, things like that.
01:22:47.000
But I mean, at the end of the day, it's like you always have to find the next customer, the next deal.
01:22:53.000
Yeah, the real con is just like you got to put time and work in, but that's a cost.
01:22:59.000
So it's like after a pair of technologies, it just blows my mind.
01:23:02.000
And then you and also, I'm going to work with Alex on some stuff because this shit's fucking amazing, bro.
01:23:10.000
Even the biggest guys in new construction, Jay Roberts, he's putting his own money in the future.
01:23:15.000
No, none of these real estate guys put their money in.
01:23:20.000
I've done a couple and everyone needs investors.
01:23:23.000
Bro, none of the big real estate guys ever put their money in.
01:23:29.000
Why do you think you think Grant Corner won't cost me on internet, bro?
01:23:33.000
Bro, he's literally on the internet and marketing just to find investors.
01:23:45.000
If I wanted to build 20 houses in like central Florida, these areas I do, it's going to cost me 500 grand cash.
01:23:51.000
Let's say I only had 500 grand cash I could deploy into this and those houses take six months to finish.
01:23:57.000
How can I scale my business if I'm stuck waiting for these to sell to get my next 500 grand?
01:24:07.000
You know, people act like, oh, I don't need anyone's money, but nobody uses their own money, bro.
01:24:20.000
So, yeah, even when you buy the regular person, you don't even use your own money.
01:24:31.000
We got two more chats and then we'll head out of there.
01:24:34.000
Black Expansion says, Are there any drawbacks, caveats, or challenges for beginners?
01:24:39.000
I would say for beginners, I mean, it's just like the learning curve.
01:24:42.000
Like, if you started working out in the gym, it's going to take you a little bit to pick up the movements of the bench press, whatever.
01:24:49.000
But like the learning curve for this in comparison to something else, you know, I always use e-commerce as an example just because it's the most popular out there.
01:24:59.000
It's going to, you're going to have a six-month learning curve.
01:25:02.000
With this, once again, you can watch a few videos, go through the motions for a week, and you're through the learning curve just like that.
01:25:10.000
Like, I have people, bro, like literally, again, I have receipts.
01:25:14.000
Like, I have people that get a deal their first week.
01:25:21.000
I just made my monthly salary within a week of knowing you, bro.
01:25:25.000
It's a matter of like, you just got to call enough people, man.
01:25:27.000
Like, if you put the time in, you call enough people, you're going to hit the deal.
01:25:30.000
Like, it's just, it's just a matter of, you know, when, not if, if you put the time in.
01:25:38.000
You know, find the markets, find the builders, and just put in the work.
01:25:42.000
And then as far as taxes, what's a smart percent to put back for taxes?
01:25:45.000
I mean, it depends what state you live in, obviously.
01:25:49.000
I mean, I'm not an accountant, but in Florida, I mean, put away 30%, you know, 30%.
01:25:53.000
30% is you don't, it doesn't mean you're going to have to pay that, but, you know, get your write-offs, but still put away 30%.
01:26:05.000
You know, every single assignment of contracts, a little bit different.
01:26:08.000
Again, I got in trouble downloading them off the internet using like chat GPT and shit too to write these contracts.
01:26:18.000
But the police, bro, in the SLS, the police literally came and knocked on my door.
01:26:39.000
The good thing is he made the mistakes so that you don't have to.
01:26:42.000
And how much do you need to start and how much can you make per month?
01:26:45.000
Well, as far as starting, I mean, we're talking free.
01:26:48.000
Like, I'm not playing games when I say I'm not playing games when I say it's free.
01:27:02.000
I told you my number is anywhere from $150 to $250 a month.
01:27:13.000
You know, if things aren't going my way, I'll figure it out.
01:27:16.000
If you put in two hours, like I said, two hours, five days a week, so that's 40 hours a month, bro.
01:27:22.000
There's no way you're not going to get at least 100.
01:27:24.000
Yeah, there's no way you're not going to get at least a year.
01:27:26.000
Obviously, given you get through the learning curve first, once you get through the learning curve, if you're putting in 40 hours a month, not a week a month into your own business.
01:27:41.000
That's if you are not already a six-figure per year earner, which not a lot of people are.
01:27:46.000
Everyone acts like 10K a month is broke these days.
01:28:00.000
But like the household income in the U.S. is not that high.
01:28:03.000
So, you know, it's two hours a day on top of what you're already doing with your job.
01:28:08.000
Reinvest the money, pocket the money, keep your job.
01:28:12.000
So there's a lot of land in Colorado, but a lot of it is off the grid.
01:28:19.000
If you are using the filters that I teach you right here in five minutes to use on Zillow.com, I mean, you'll find the areas that are popping off.
01:29:01.000
I mean, I'm going heavy in new construction for sure.
01:29:05.000
I've been wanting to start another business, not because land flipping is not the best in the world, but because, again, I think it caps out around $250,000 to $300 per month on average.
01:29:22.000
You said $300,000, so I want to make sure that you're going to be able to do that.
01:29:27.000
But the issue is that's when it becomes a headache.
01:29:31.000
And the point of this business is no headache, brother.
01:29:45.000
But yeah, I mean, I want to start another business in tune with my current business, you know?
01:29:52.000
So I'm already doing land, working with builders.
01:29:56.000
You know, I can source the land myself off market for a discount.
01:30:02.000
I got a good amount of cash put away to buy the land.
01:30:06.000
I mean, you've seen, like, bro, I changed my spending habits completely.
01:30:16.000
I don't spend any money other than like on rewarding myself when it's, you know, cars, deserved cars, whatever.
01:30:25.000
But watches is also, I mean, there's, there's a mixed opinion on it.
01:30:30.000
Like, if I don't want to put all my eggs in the stock market, because sometimes it's a little bit weird, whatever, don't trust, you know, the government.
01:30:41.000
I also started buying like gold, like actual gold.
01:30:51.000
I think we got in the description as well, man.
01:30:52.000
If you guys want to go ahead and get mentoring from him, go check them out, guys.
01:30:56.000
No, a lot of, dude, off the info that you get, just free, you can learn, you can learn.
01:31:00.000
So I'm glad that we brought somebody in that actually knows about land.
01:31:11.000
All right, we'll probably start around 10:30 to 11, guys.
01:31:14.000
So, we'll catch you guys back here in about 45-30 to 45 minutes.
01:31:20.000
Alex, and his Instagram is below in the description.