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June 30, 2025 - Fresh & Fit

01:31:22

How To Make Money Landflipping w/ Alex Mineo

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Time	Text
	I'm Aaron.
	Let's fucking go!
	Let's go!
	Let's go!
	All right, all right, what's up, guys?
	Welcome to First Pit AK Money Monday.
	We're here with Alex.
	We're going to be talking about a trick that's something that I don't even know anything about.
	So I'm going to be here listening.
	Announcements, I'm trying to think.
	Pretty much, we're going to be doing regular streams all this week.
	And then Friday, we're going to do Chris AA meeting.
	Finally, he's going to go to AAA Life for You Guys.
	It's Friday.
	It's going to be fucking amazing.
	All right.
	But yeah, without further ado, welcome, Alex, to the show.
	It's funny because I've been for a couple of years.
	You make a lot of money doing wholesaling on land flipping.
	So I know who you are.
	They may not.
	Tell us who Alex Mono is.
	So I'm in the real estate game.
	That's really all I do.
	I'm just flipping land.
	It's like wholesale, you know.
	So I'm wholesaling vacant land.
	So I'm finding a piece of property, getting it under contract.
	I don't buy the property.
	I know you do rentals and stuff.
	I don't buy the property.
	I don't invest in any type of property.
	Get it under contract, and I flip the contract.
	It's like a middleman, like a middleman.
	So let's start from the very beginning.
	How you got into business, getting into real estate as well.
	Long start, bro.
	I know.
	So two years ago, I was in the Airbnb space.
	So I was doing Airbnb rentals arbitrage.
	Same thing.
	Not buying anything, just getting properties under a lease and then putting the properties on Airbnb short-term rentals.
	And they started doing background checks out of nowhere.
	And from high school, I had a little felony in high school for a fight, bro.
	It was crazy.
	I don't even know who this guy was, bro.
	So got into a fight in high school, got a felony for it, got arrested.
	That was on my record.
	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.
	And I was like, dang, I'm stuck with all these leases and there's nothing I could do with them.
	So I just, luckily I talked to the owner of the landlord and he let me out of the lease, so I was good.
	And then I started doing high ticket sales for an Airbnb coaching program.
	So I was just a closer, getting my commission, whatever, made good money with that, moved down to Miami.
	That kind of came to an end.
	And from there, I was just trying all these different things.
	I started a solar company for a little bit with partners down here.
	I had two different partners.
	I started that once.
	It failed the first time with one guy.
	Just, it made no sense.
	It wasn't working out.
	And I started it out again with another guy.
	Same situation.
	Didn't go anywhere.
	Where were you before Miami?
	In Boca.
	Boca.
	So I'm from Palm Beach.
	I grew up in Palm Beach, like West Palm, West Palm Beach.
	And I went to college in Boca.
	And then I moved down here, bro.
	As soon as I made my first dollar, I moved to Miami.
	And then I also spent my last dollars in Miami and had to make it all back.
	How old were you when you moved down here to Miami?
	2023.
	23.
	So I've been here for like two and a half years now.
	Oh, shit.
	Yeah.
	So you did the actual solar panel stuff.
	It didn't work out.
	What did you do after that?
	I was trying a little bit of everything, Ben.
	I hopped on a few other coaching programs.
	Like, I was running some other coaching programs because that was my thing.
	Let me think what else in between.
	I mean, that's it.
	Bro, I've tried everything.
	I've tried e-commerce.
	I've tried the rental properties.
	Like, I've literally tried everything.
	And your friends are like Samir, KT Hussles, all those guys?
	Yeah, I'm cool with those guys.
	They kill it with the e-comm stuff.
	For me, it didn't stick.
	I probably just didn't have the right guidance.
	Like, those things, like, you really need top dogs telling you, like, hey, here's exactly what you need to do.
	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.
	So it's tough.
	But I got into this today.
	I had a few friends, actually multiple friends, all that I grew up with that were wholesaling.
	They were wholesaling real estate.
	Some were doing houses, some were doing land.
	And the guys that were doing land, it's like, all right, screw it.
	You know, they're killing it.
	Like, I've literally failed at just about everything at this point.
	Like, I'm just going to try it out.
	And I paid them to learn.
	They taught me a little bit.
	And I had another guy that actually ended up helping me out a little bit more, just free game.
	But it was like the super like small things that just blew it up for me.
	Just like just being able to ask like questions like, yo, like, what do I do in this situation?
	What do I do here?
	Is this a good property?
	And then it started taking off.
	I did like 20K my first month, like right away.
	But I had, I had good guidance, you know, like I had really good guidance.
	It's a crazy hustle, though.
	Yeah, like wholesaling, because we've discussed wholesaling before, but you're the first person at wholesaling land.
	Yeah, man.
	Not as many people do it.
	That's a whole other.
	Because land, for me as a real estate guy, like, you know, property is one thing, right?
	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.
	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.
	Very few people can invest in land and know what they're doing.
	So no, that's interesting.
	I've never met anyone that like, I've only met like a few people that do land, let alone land wholesaling.
	So very interesting.
	Sorry, you were telling us about that.
	No, but it's cool with land because land taught me like everything from like the bottom up.
	You know what I mean?
	I know exactly what to look for.
	I know what makes the land good.
	I know what makes it bad.
	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.
	So that's my next play.
	Bro, if you can do land, you can literally do it.
	You can do anything.
	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.
	Because people paid nothing for these properties years ago.
	Most of them just got it handed down.
	Like they just got it handed down.
	They just might get rid of it a lot of times.
	Yeah, I mean, it's quick cash.
	They pay taxes on it, things like that.
	Is Okeecheebi, is that area still like hot for Okeechobee?
	I'm sorry.
	It's popping, bro.
	Okay, because I've heard from a couple guys, like, that's a great place to buy land.
	But I'm talking about the fucking by Lake Okeechobee?
	Yes.
	Yeah, it's popping.
	It's popping hard.
	Okay.
	Super hard.
	Because I've heard about that, and I was like, they're like, bro, you need to get out.
	I was like, dude, I don't know shit about land.
	I was scared.
	But I didn't know.
	Someone that knows what to do.
	Yeah.
	Follow his lead.
	I mean, it's easy, man.
	Like, honestly, like, I could sit here and explain it all day, which I will, but it's a very simple play.
	It's like the county and these cities, they have plans for these subdivisions.
	Like, what's going to happen here?
	What's going to happen there?
	So it's like you can call and say, hey, what's up here?
	What's up there?
	And kind of just see what development plans they have.
	What kind of like shopping centers are going to be built?
	Schools, maybe things like that.
	And you just know like this is the next big place.
	Like Okeechobee in the middle of nowhere.
	Yeah.
	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?
	Like half it is in Palm Beach and not Play Beauty.
	I don't know what County, but it's a little bit west, right under the lake.
	Yeah.
	Okay.
	So it's right by the lake.
	It's like maybe what, two hours from here, I would say?
	Probably.
	But roughly two hours from here, guys.
	It's going towards.
	It's on.
	Do you got to get on?
	It's on 95.
	I think 95 touches it.
	Bro, I just look at the map all day.
	75.
	75.
	So I think 95 touches it, but then 75 going towards Tampa absolutely cuts through it.
	Correct.
	Prime real estate there, guys, for land.
	And people would tell me about it for years, but I was like, I don't know what the fuck I'm doing.
	And like, we, I'm still got somebody here.
	It started popping years ago, and it's still like going crazy.
	I believe it.
	Florida real estate.
	And then now with the new mayor that's about to come in New York.
	Oh, man.
	Everyone's about to move down here, bro.
	I'm in panic mode right now trying to find the next area because Miami's full.
	All these areas are full, though.
	Bro, he won.
	I did a whole thing on this.
	This mayor in New York, Zarani, he's going to win, bro.
	He's a shuhan.
	He's Muslim?
	He's a Muslim socialist.
	Yeah, bro.
	And he approves of the gay side?
	Yeah.
	Of course.
	Yeah.
	Don't represent me.
	He's a super liberal, bro.
	He's a woke Muslim.
	Yeah.
	Yeah.
	How does that work?
	Bro, bro.
	He's a coxymoron.
	How does that work?
	Yeah, Muslim, but he's for everybody, but like they're cooked, bro.
	Yeah, no, I mean, everyone's going to leave New York except for the minorities.
	Everyone's going to leave New York.
	Anyone that has money's out, bro.
	Yeah.
	And they're coming to Florida.
	Yep.
	You already know.
	You know that guy, Jay Roberts?
	He's a lot of money?
	That's so funny.
	He's coming to Miami.
	He's bringing everyone to Miami after that.
	I'm going to tell you such a funny story.
	Yeah.
	So my friend, he's fucking scrubby.
	So I've been wanting a mentor.
	Listen to this.
	That's crazy that you just brought that up.
	I've never hit anyone up.
	I've never asked anyone in for help.
	My boy Nick was like, yo, I'm a huge fan of that guy because he's legit.
	No one's legit.
	He's legit.
	Prosper group.
	Bro, I shot him a DM two days ago.
	We're having a meeting tomorrow at 11.30.
	Wow.
	And I just hit him up humbly.
	Bro, I want to be like you one day.
	Like, this is my dream.
	And he answered me, surprisingly.
	We're literally meeting tomorrow at 11.30.
	So I'm like, well, the good thing about Alex, his ads are everywhere.
	You can't not go on Instagram and not see him at land flipping.
	And you've been in Miami for quite some time.
	You met all the ballers, all the guys making money.
	And we talk about this all the time.
	Like, bro, this nigga's really broke.
	This nigga's pretending.
	But you know how to make money for sure.
	Trade watch it for Money Monday.
	How can they make money today from land flipping or wholesaling?
	It's crazy.
	Like everyone says their business model is the best business model.
	But like with this, I can teach anyone in two hours.
	Like I could literally show you guys in two hours.
	Like you already know the area, Okeechobee, Myron.
	Get a property in Okeechobee for $17,000 and you'll flip it for $25,000 in a day and Make eight grand.
	So it's like that easy.
	It's literally that easy, man.
	You just need to know the areas, and you have to have the smallest amount of guidance.
	I mean, that's it.
	Just like minimal guidance, just pointed in the right direction.
	Like anybody can figure it out.
	So someone's watching right now, they got like two kids to their name.
	Nothing at all.
	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.
	And if you know what areas to look, of course, all you have to do is call the listings.
	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.
	Someone's going to say yes.
	Half of those people are listing the property because they're desperate.
	So you're literally calling.
	This is how I started, right?
	I didn't used to do any marketing.
	You know, I didn't do anything that costed money.
	I used Zillow.com for free.
	So you go on Zillow, you literally just make offers to these realtors.
	Hey, I'm an investor.
	I'm interested in, you know, this piece of property in Okeechobee.
	I can offer $17,000 cash.
	I can close in 30 days.
	You get a signed contract and then you look who's building the houses in Okeechobee.
	Hey, I got a piece of land in Okeechobee.
	I'm asking, you know, 25 grand.
	And you flip it, you make your 8,000 and you do it again.
	So it's like you can get your first deal right away.
	Bro, I literally got my first deal like right away.
	Just like that.
	Yeah.
	I mean, the barrier enter entry, there's no barrier.
	You can literally call them on Zillow.
	So when you're on Zillow, like, do you have to search something?
	Because I've never seen it.
	Obviously, it's for home listings.
	You have to put a lot for land.
	Just lots and land.
	You just search.
	You know how you can select houses, apartments, condos, things like that.
	Like you literally just choose land.
	Okay.
	And now all you see is land.
	And obviously, I mean, it's common sense.
	If this area has a thousand pieces of land listed and this area has 50, like where do you think the jackpot is?
	And if there's a thousand pieces of land listed on the market, like you're going to get someone to say yes.
	Because half of those people are desperate for money.
	Why else would they be listing their property they bought 20 years ago for 15 grand cash?
	They just need the money quick for something, whatever.
	Are they all like cash deals pretty much?
	Everyone owns a cash.
	I've never done a deal where someone financed the land.
	It's all cash.
	They all own a cash.
	Passed down through the family, inheritance, mom, grandparents died.
	They were on the deed.
	I mean, it's always that.
	Okay.
	Or they bought it 20 years ago for Can you even get land on it?
	I honestly don't know.
	Like, I've bought some land, done a couple houses, like new construction, and it's like, I don't even know.
	When it comes to loan.
	I don't even think you can get a loan on it.
	You got to buy cash.
	I mean, you could.
	No.
	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.
	So, I mean, you can.
	I just have no clue.
	No clue where.
	I don't know if you'd be able to get a conventional 30-year or any of that shit.
	Like, it's got to be some kind of loan.
	I've never looked into it, honestly.
	So, okay.
	So, the good thing is, I guess on the bad side, people can say, oh, it's cash.
	But on the good side, it's you could close it quickly and the people are amenable more to.
	You're not putting up the cash.
	You don't need the cash.
	You have a contract that you can flip.
	Exactly.
	Yeah, you're just getting it under contract.
	Yeah, you just flip the contract.
	You don't need to.
	You're the middleman.
	You're the middleman.
	You don't have anything to worry about.
	You can cancel the deal if you can't find someone to buy it.
	It's like.
	So let's say I'm following your process, right?
	And I start doing wholesaling today.
	If I max it out, I just grind for 30 days.
	How much can I make in like roughly like a month?
	It's always tough to say.
	And like people always ask me that.
	I hate giving like a number because it's like everyone is like different when it comes to obviously intelligence, work ethic, discipline.
	But I just don't see how someone can't squeeze out one or two deals a month.
	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.
	And that's every deal is five to seven grand in your pocket.
	And that's why it's a crazy business model.
	E-commerce, all these models, they're crazy business models, bro.
	You could sell your company for $50 million, you know, but you need real money and real experience to start.
	And you have to be cool not taking any profit or making any profit for six to eight months.
	Why you test it out?
	That's a learning curve.
	The learning curve for this, like there isn't one.
	You know, you watch a few videos, you're through the learning curve, you don't need money and you make money right away.
	Yeah.
	The thing is you just got to grind, which I could take that like, like, nope, no capital needed.
	Just are you passionate?
	Are you willing to do it?
	You have to be a husband.
	Just like anything else.
	Like literally, just like anything else, you just have to work.
	Because the good thing with this, with wholesaling, and I tell people this all the time, like you can make money.
	You can make great money in it.
	You just have to really grind.
	Because people think, oh, well, I don't need any money.
	Or how do I do something without any money?
	Like, you have to put work in.
	You have to put work in.
	I remember going to work for 30 days straight a month and making $3,500.
	Okay, so put it into yourself, bro.
	One deal is $5K.
	That's what I tell everybody.
	The average American can quit their job for one deal per month.
	Damn.
	And it's just not hard, man.
	Like, I know everyone says this isn't hard.
	It's just really not hard.
	I mean, if you think about it, okay, let's say you work 40 hours a week.
	If you take that 40 hours per week and you're calling all day.
	Like if you literally take eight hours and you're calling all day, you're on Zillow.
	You're calling every single day.
	You're calling, making offers, making offers, making offers.
	You can get at least one thing under contract 40 hours in a week.
	At least one contract.
	People always get contracts.
	Like left and right, like anybody.
	I'm telling you, you can get a contract.
	You can just make the offer and they'll just.
	You just make the offer and they're going to say yeah.
	So you'll always get a contract.
	You just have to find someone to buy the contract.
	Okay.
	So the harder part you would say is converting the getting the contract easy.
	Converting the contract is probably the harder part.
	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.
	Hey, here's what I have.
	You got to go through a few people to get them to actually answer you.
	And remember how many people are probably doing the same thing to get them to.
	Sure.
	But it's just a matter of persistency.
	Like we'll email, call people 10 times and then they'll take the piece of land that we have.
	Just because they don't answer doesn't mean they're not interested.
	They just, they just don't see it.
	You're dealing with some of the biggest cash-heavy guys in probably all of real estate.
	Oh, yeah.
	And they're buying it from you.
	Cash, right?
	Everything.
	Cash, cash.
	Bro.
	And some of these builders will spend like $10 million a month on land, cash.
	I believe it.
	It's crazy.
	Well, you save money.
	And it's faster.
	It's faster.
	It's easier.
	You can lowball the fuck out of people with cash deals.
	One of the best ways to get a deal accepted is offering cash.
	Because especially when they're desperate, you're like, yo, I could close in two weeks.
	I'll pay cash.
	We'll close in two weeks.
	You don't have to worry about anything.
	Let's just get it done.
	No financing.
	Let's go.
	Yeah.
	And if they're in debt and any money, that's perfect.
	Because banks, bro, like with banks, like you get a deal under contract, you think it's going to happen.
	And then the bank says, sorry, we can't finance it.
	And then they can back out the contract, nope, get their earnest money back.
	And you're cooked as the sell teller.
	It happens all the time.
	There was projects I was trying to do where we couldn't get the lending approved.
	Like trying to buy, it was in Tennessee.
	Like the land was like 500 grand just for the land.
	And, you know, you build multi-million dollar houses out there.
	Couldn't get approved for the lending.
	Tennessee is growing at a rapid rate, man.
	Tennessee and Florida, bro, Nashville in crowded.
	It was in Nashville.
	Is it Nashville?
	Nashville, Knoxville.
	Even Memphis is starting to go broke.
	Because in Memphis, they're doing the teardowns.
	They're buying every shitty house.
	They're knocking it down and they're building a nice house.
	Dude, Tennessee is growing exponentially now.
	Somebody watching out, where should they buy land?
	Just watching this podcast.
	Buy land or try to wholesale?
	Buy land.
	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.
	Ooh.
	They're building a huge Walmart.
	They're doing a lot of weird stuff.
	There's something, I forget what it is in Arkansas.
	I think it's a Walmart super center or like some kind of headquarters.
	It's going crazy right now.
	All you have to look for is like, where is like the next community going to be built?
	So people will own hundreds of acres of land at once.
	And then what do they have to do?
	They have to subdivide it.
	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.
	I mean, it becomes a community.
	That's all it is.
	And that's a big play too.
	If you can get into that, you purchase the land and then you entitle it.
	If you can find 100 acres that you're able to subdivide into quarter acres, I mean, that's 400 lots right there.
	You purchase it, you entitle it.
	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.
	I mean, bro, I know people that have made two, three mil cash in their pocket assignment fee off of doing stuff like that.
	I don't touch that stuff yet.
	I just do the smaller, smaller stuff right now.
	And I do volume.
	That's kind of my thing.
	You could probably do volume in less bureaucracy.
	Those take a while, but I mean, it's worth it.
	Yeah.
	It's worth it.
	And how old are you now?
	25.
	Wow.
	Pretty young, bro.
	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.
	The buyer doesn't know that you, sorry, the seller doesn't know that you don't have the cash.
	They don't know.
	They just, they, they think you're going to buy it.
	And they honestly don't care.
	Yeah, yeah, they don't give a fuck.
	They just want the property gone.
	So 30 days, they think they're going to get, or you tell, 30-day contract on something?
	Usually 30 is the standard.
	There's some areas where you need like 45.
	Other areas, some builders are like, hey, 10 days.
	Let me just walk past it and I'll let you know.
	But all these like larger builders, they have like a process, you know?
	So they take a little bit longer.
	They don't have any boots on the ground.
	They do everything.
	Okay.
	So even though it's a cash deal, you tell them 30 days.
	Yeah.
	To buy yourself more time, of course.
	Because that's a standard deal anyway.
	Then you go ahead, you acquire people.
	Hey, I got this land.
	I have a huge list already, but if you did not have a list, I mean, it's a simple system.
	You can Google home builders, Miami, Florida.
	Like, it's just, it's easy.
	It's so easy.
	I'm here in Miami, and I want to sell land in Georgia.
	Is it like a remote job I can do?
	Yeah.
	Oh, everywhere.
	I've never left my house.
	I mean, I had one contract to Miami.
	That's the only time I've ever been like, I'm going to go check out this piece of land.
	It was just right here in the roads, whatever, Coral Gables.
	Okay, yeah, yeah.
	So I was like, fuck it, I'm going to go check out a piece of land.
	This is the first time I've had a contract local.
	No, you do everything on the computer.
	You could see everything.
	Google Maps, the flood zone maps, the wetlands maps.
	That's all you need to.
	And the seller's going to take good pictures.
	Yeah.
	There's no pictures ever.
	Oh, they don't show pictures.
	It's so rare, bro.
	Honestly.
	So you just go on straight Google, not even them.
	Yeah, but there's websites.
	Like you can check flood zones.
	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.
	There's websites.
	You could check the utility connection.
	Whoa.
	So it's okay.
	You don't need the house.
	Can you give us some of the checklists?
	Yeah.
	Can you give us some of the things to look for?
	Stay away from all you're staying away from is you stay away from flood zones because it's a flood risk.
	And building a new house there, you have to have additional flood insurance.
	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.
	Wetlands, which is basically when the soil has a little more water than it's supposed to have.
	It can't hold the foundation of a house.
	Power, you know, does it have power or is it in the middle of nowhere where you can't turn the lights on?
	And utilities.
	That's really it.
	I remember the property I bought, I made sure it was above flood zone because that would have been a bad deal.
	Where, which one?
	I won't say where it is.
	Oh, yeah.
	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?
	Or do you need to drill a well and put in a septic tank because it doesn't have either?
	Those are additional costs.
	This guy built a 10-plex property, right, here in Miami, and he didn't check the actual plumbing and the water supply.
	He got fucked, bro.
	Remember, he could have rented out for like, it's been two years now.
	There's nothing you can do.
	Not rented.
	He spent like $5 million to fix that.
	Doesn't have it.
	That's what happens with a lot of these sellers that I reach out to.
	They're not real estate investors.
	They don't know what's going on.
	They bought this land because someone told them to buy it.
	It has literally nothing.
	They're asking $100,000.
	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.
	Like, I hate to be the bearer of bad news, but it's useless.
	You know, you're going to have to wait 15, 20 years for anything to happen here.
	So it's still buildable.
	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.
	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.
	You're cooked.
	Yeah.
	On what, though?
	On like plumbing and like actual water and the city, it adds up quick, and that's why these builders are super strict.
	And you'd be shocked.
	I mean, they'll go, D.R. Horton, the biggest in America, will go back and forth Over $1,000.
	You know what I mean?
	Because it adds up when you're spending $10 million a month and these costs come in.
	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.
	So it just adds up.
	The houses they're building aren't crazy margin.
	You know, $50,000 to probably $70,000 margin.
	Volume game.
	So knowing all this, right?
	What are your current thoughts on the dating?
	Sorry, the real estate market.
	I'm still stuck on dating.
	You're good, bro.
	So real estate market.
	I mean, it's not a big deal.
	It's real estate.
	It's like always going to recover.
	You know, obviously things are slowing down.
	At one point, I think there was more houses listed in Florida and Texas, more sitting inventory than all other 48 states combined.
	Damn.
	I'm pretty sure.
	That's something I saw.
	Don't quote me on it, but that's something.
	I mean, it makes sense.
	It's crazy.
	So obviously people just wait for rates to go down.
	So a lot of builders are dropping their prices right now, which it's a good time to buy.
	Who cares about a high rate?
	Refinance the property.
	People freak out about rates, but they're just trapped in the system.
	They literally buy it.
	Even if the rates are high, you can always refinance.
	That's the stupidest.
	I hate it.
	But it slows down the whole market because it's NPCs.
	They don't understand.
	They're listening to the government.
	Rates are high right now.
	It doesn't matter.
	It's like they can control when it wants to go up, when it wants to go down.
	Obviously, rates are about to go down early 2026, probably, I would say.
	You think so?
	Yeah, I know, I know, for sure.
	They'll go down early 2026.
	I think it'll get better.
	A lot of people think this summer, but it's just not happening.
	April was tough, for sure.
	A lot of these builders were like fully posted.
	The biggest ones, they weren't picking up land.
	So had a tough month.
	Something's happening.
	Huh?
	Something's happening.
	Well, no, now we're back.
	Now, I don't know.
	They just took a break.
	Also, keep in mind conflicts and shit.
	Or prices are going up.
	It all affects it in the short term, but in the long term, real estate, it'll always prevail.
	And like, yeah, interest rates.
	I tell people that all the time.
	Oh, is the right time to buy?
	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.
	Like, if the numbers work, I don't care what the fuck the rate is, pick up the house.
	You can always refinance later.
	Yeah.
	Like, control the asset.
	That's what matters.
	Like, people are ridiculous when they're, I'm not going to pick it up because interest rates are high.
	Can you afford the house?
	And are you cash flowing?
	Yes.
	Buy it.
	Yeah.
	But is it, is it going to, okay, right now in the marketplace, is it easy to find a deal though?
	For land or for what?
	Property.
	Yes, brother.
	People, home builders are chopping the price.
	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.
	You know?
	Because the houses we're building are not for the wealthy.
	It's spec homes.
	So it's like the Matrix houses.
	You know, every house is the same, cookie cutter, same size, same color, HOA communities.
	So it's not like there's a niche for them.
	You know, it's like the average first-time home buyer, median income earning American is buying these houses.
	They're $300,000.
	So those are the ones that take the hit.
	There's a correction for sure.
	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.
	So if you got cash and you want to buy in Miami right now is like a great time to buy.
	April was the time.
	Bro, I hit in April, not in real estate, in the stock market.
	In April, it crashed.
	I think it was like April 19th or something.
	I bought all the most basic stocks in the world and my whole portfolio is literally up 38% today.
	Which is crazy.
	No, bro.
	I'm buying random stuff through.
	I mean, SCHD.
	Okay, well, yeah.
	So, I mean, these are like 7%, sometimes even 6% of your stocks.
	But when you buy things in a crash, like we are right now, real estate, buy land right now, all this stuff.
	I mean, you're going to make your money back in a couple of years.
	Yeah, you never lose money if you hold it.
	This is money.
	There's no point in having money in the bank.
	This is money that you set and you literally forget.
	My stock, brokerage account, brother, I don't even have it.
	It's not even a part of my life.
	Like, there's nothing you can do with it.
	You put it in there, you forget about it.
	It's not going to do anything in two or three years.
	Sometimes land will.
	Do you know Port St. Lucie a little bit north?
	Yeah.
	Bro, Port St. Lucie, two years ago, land was selling for 50 to 60 grand.
	Today, 150K.
	Wow.
	Every single house.
	This is a dump, too.
	Yo.
	What the fuck?
	Who goes there?
	Nobody goes there.
	All the commercial, huge home builders, they turn it into the next paradise.
	They build these crazy, that's what they do.
	They find these areas.
	It's a dump.
	They knock everything down.
	They start it fresh and they just turn it into Walmart.
	It's in a good area.
	You're not far from West Palm Beach.
	It's a nice area, bro.
	It's on the water.
	Also, you can drive to any of the major, Fort Lauderdale, Miami.
	You're within, like, yeah, it's an hour or two, but you could get anywhere in the major place.
	But you know what's crazy?
	They went out Florida.
	They can't afford to live here.
	They're going upwards.
	So Orlando.
	So eventually people will go there at some point.
	And then you got Boca, Palm Beach.
	That's the real, real money for sure.
	Yeah, Boca, for sure.
	You know, those areas are done.
	They're not, there's no land to buy.
	They'll do tear it down.
	They'll buy houses, knock it down, and they'll build a $60 million waterfront mansion.
	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.
	Big place.
	You know, make a lot of money there.
	For sure.
	We'll take a break for some chats real quick, if you don't mind, bills.
	We got Alex Minman says, is land flipping better than wholesaling houses and why?
	Good question.
	I would say so.
	And that's obviously the most common question.
	Obviously, there's not as much that goes into a land deal.
	You have to remember, a house typically has a tenant.
	Think about it.
	What properties are really just sitting vacant?
	Almost none.
	And if you get one of those, it's a steal.
	You know, it's a lucky deal.
	So there's nothing on the property.
	There's no emotional attachment.
	There's no mortgage attached.
	They own it cash.
	They paid probably nothing for it.
	It's in and out.
	You don't have to schedule inspections.
	You don't have to schedule showings.
	No headaches, bro.
	That's the only way.
	There's just no headaches to it.
	You could do real volume.
	You know, I do 40, like a weirdly consistent 40 deals per month, almost every month.
	40, 40 wholesale deals.
	Some months, you know, it'll be 27, 28, but I'll have like bigger deals mixed in with larger.
	You can make 50K on a land deal, you know?
	So it's just a mix.
	Bro, that, that, no inspections, no homes.
	Bro, that's what I'm saying.
	That's what I always say.
	I'm like, no tenants, no toilets.
	No stress.
	No stress.
	No repairs.
	Quick banging there.
	You don't have to wait for fixing flippers.
	Like for me, as like a real estate guy, like just hearing like, no inspections, no tenants.
	Because it's a headache, bro.
	Toilets, no nothing.
	Like, wait, what?
	There's no stress.
	No taxes.
	No stress.
	Just think about it.
	If you were a who, Who are these house wholesalers selling these houses to?
	Who are they flipping them to?
	Fix and flippers.
	They have to go check the property out in person.
	They need pictures.
	They need to walk the property.
	They need to get quotes from their contractors.
	No pictures.
	No walking.
	No one walks the property.
	They never walk the property.
	There's no need.
	They'll tell me in an hour, Alex, I'm good.
	35K.
	Let's get the deal done.
	Just like that, every single time.
	So it's bread and butter.
	When it's only land, there's no bureaucracy, bro.
	I didn't think about that.
	Like, just the fact when you said no inspects, I'm like, oh, shit.
	It's a game changer.
	You can really make this shit happen fast.
	I've seen him come from.
	There's no people involved.
	It's like, you get it from the guy.
	Okay.
	Just land.
	Yeah.
	Yeah.
	It's funny because I met him when he was like really not there.
	And it seemed now where he's at, making that much money, bro, is fucking amazing.
	Bro, the land thing, like I said before, there's just not enough people in it.
	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.
	Because like most people, it's a cash flow.
	Most people want a house.
	Most people want tenants.
	Most people, like land, you got to, you know, it's a skill set still.
	I know you said it's easy, but it's still a skill set.
	It's simplistic.
	It just takes work.
	Yeah.
	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.
	I mean, you kind of just got to.
	Would you say those are the three rules right there?
	Under 20K, no flood zone.
	For Okeechobee.
	Oh, okay, okay.
	Yeah, but it's monkey see, monkey do.
	20K, be under 20K, flood zone, wetlands.
	That's it, because that's the only indication that you could build a house on it.
	Okay.
	That's it.
	That's literally all you have to look for.
	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.
	That's it.
	And under 20,000.
	That's it.
	If you get Okatobe, Florida, though.
	Okay, okay.
	Otherwise, the price is irrelevant.
	Everywhere its prices are different.
	For example, in Port St. Lucie, I'll say be under $150,000.
	Okay.
	Because that's what they sell for.
	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.
	Okay.
	You know, like all the land sells for the same price.
	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.
	But the home builders, it's like they'll send you their sheet.
	Hey, I'll buy lots here, here, and here.
	This is the price I need to be at.
	Here's my criteria.
	You just have to go deal hunting.
	So it's very simple, but you still have to, just like anything else, put in the work.
	Are you taking on investors to help you with this?
	No, no, no.
	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.
	Once they finish building out Port St. Lucie, Okeechobee, Cape Coral, Lehigh Acres, all these areas, what's next?
	You know, the next 100 acres.
	Do you specialize in Florida only?
	Or I know you mentioned that.
	I do everywhere, but I don't like to overcomplicate it for some people.
	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.
	Texas is pretty crazy.
	Pretty crazy.
	Even the Northeast, I'm starting to blue state.
	But there's a lot of land.
	Yeah, yeah, yeah.
	So we're not going to run out of this.
	It's nice land too.
	It's very nice.
	Yeah, people want to be around the mountains and stuff.
	Oregon, too.
	Super nice, bro.
	Some really nice areas by the water, too, in Washington.
	Also, Washington State.
	Really, really nice.
	I mean, the cool thing is you could do it anywhere.
	Obviously, some areas like a little bit hotter, but I mean, I've done deals in like the middle of nowhere.
	You know, like Georgia in the farmland, right?
	I did a poultry farm.
	Okay.
	A piece of land that was, it was, I think, 80, 75 or 85 acres.
	It was able to be converted into a poultry farm.
	And who do you think we sold it to?
	A fucking poultry farmer.
	Farmer, yeah.
	So it's like you could do it anyway.
	There's so many niches of land.
	There's the small residential.
	There's commercial, commercial land, farmland, agricultural land, like everything.
	You could tap into a lot of it.
	You know, I have a guy, a buddy that does only larger pieces of land.
	Slinging shit in Hawaii, bro.
	You know what I mean?
	Like literally doing deals in Hawaii.
	So it's crazy.
	You can do it.
	It's probably expensive, too.
	Probably.
	Hawaii?
	There's this one area.
	I mean, the lots are selling for like $150,005.
	That's it?
	It's this one specific area that's like popping off there.
	I forgot which island it's on.
	Hawaii is not cheap, bro.
	No, I mean, the waterfront lots in Hawaii, we're talking millions of dollars for the land just to build a house on.
	I mean, they'll build some crazy shit.
	I mean, you could do it anywhere, the Florida Keys, you know, like literally anywhere.
	If you find a piece of land and you have it below its actual value, someone will pick it up.
	So let's say someone wants to, can you take us, let's assume someone's watching this like, you know what?
	I want to fucking try this.
	Can you kind of give them a rudimentary, quick step-by-step, how they would do it?
	Yeah.
	So step number one is you need to find what areas you want to do it.
	So all you're looking for is volume.
	I use literally Zillow for everything.
	You go on Zillow.com.
	You put on the filter for land, of course, and that's it.
	Not for sale, sold.
	So you can see where is.
	Should we do a demo right now?
	I mean, we could if you guys want to.
	Yeah, let's let's.
	I'll literally teach you how to wholesale land right here.
	Yeah, let's do it.
	Let's do a quick demo for the people out there.
	Let's do it.
	I'll just give you all the value.
	Hey, man, it's only Monday.
	We'll help you guys make some goddamn money.
	So, Bills, if we can, we'll go to Zillow.com real quick.
	And we'll show you guys how to do this real time with the expert.
	And this is real game.
	I want everyone watching to know, though, like, I'm serious.
	This is how you're going to start.
	So, do you see where it says the search bar right there?
	Yep.
	Here, we're going to make it big for you so you can see.
	There you go.
	Perfect.
	Just type in Cape Coral, Florida, C-A-P-E Coral.
	Right there.
	Click on any of the first one is fine.
	Now we just need to play with the Filters here.
	So you see right there for sale, change that to sold.
	So now we're only looking at properties that have actually sold.
	Now, home type up there on the filters.
	Deselect all, get rid of all of it.
	Click on land.
	Lots of land.
	Now we're only looking at land.
	Okay.
	Okay.
	So now there's over 6,000 pieces of land in Japel that have sold.
	But hold up though.
	We need to look at only the last 90 days because we want to look at trends.
	So click more up on the top right.
	Scroll all the way down.
	All the way.
	Sold in last put 90 days right there, my brother.
	And now we're only looking at current prices, but still over 600 empty pieces of land in the last 90 days have sold.
	So if everyone watching, if you think that you cannot get a piece of the pie there, you're lacking confidence in yourself.
	So, I mean, it's crazy.
	You have, I don't want to overcomplicate it here, but obviously you can.
	Pick whatever one you want.
	Now how would you go about it?
	Now we can.
	So you can see the area is on fire.
	Yeah.
	Okay.
	So I want you to zoom in.
	You can see like drastic price differences.
	Is this like, is this.
	I'll tell you why.
	Yeah.
	I'll tell you why.
	So zoom in right there.
	Perfect.
	That spot right there.
	So most of these lots above that one main bridge that are going through the middle, it's utilities.
	Okay.
	You could turn on satellite too if you want on the bottom.
	On the bottom.
	It's fine.
	You don't have to, not a big deal.
	Map, satellite.
	Okay.
	So all those properties right there that are selling for cheaper, they require a well and a septic tank.
	Okay.
	So that's the only difference right there.
	A well and a septic tank.
	And then all the properties, if you scroll down a bit south, keep going down, keep going down, a little more.
	You see how those are all selling for a bunch more?
	So above the bridge, they're all selling for 30 to 40 grand.
	Okay.
	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.
	And you know that just off experience.
	I just know Cape Coral.
	Yeah, yeah, I know this area.
	Okay.
	So all the ones you see here, right?
	So that one that sold for 115 right there.
	Yep.
	Why did that sell more, you know, than the one that sold for 80 and 90K?
	It's on the water.
	So there's always a few different things that will come into play with each area that you have to look for.
	But then there's also areas, zoom out a little bit, like actually a ton.
	Zoom out a fair amount and then go down to the right, a bit south, out of Cape Coral.
	Keep going more.
	You can zoom out more.
	Even more.
	Right there to the right.
	You see Lehigh Acres?
	Yeah.
	So zoom in on Lehigh Acres and click remove, remove boundary.
	So in Lehigh Acres, every single property is the same.
	And this shit is crazy too, bro.
	A thousand lots have sold in the last 90 days.
	I mean, everything is going for around 30 grand, give or take.
	Unless it's a double lot or it's in a special little neighborhood.
	So it's like, if you want to get started, go to Lehigh Acres.
	Try to get a property that is listed on the market under contract for $20,000.
	So would you say that all these like $20,000, $15,000, $20K, like I see a lot of $20, $30K?
	It's just people getting deals.
	Okay.
	So top of the market is $30,000.
	Anything below that.
	So these have utilities and power lines.
	Yeah, these are all the same in Lehigh Acres.
	Okay.
	Like every lot is the same.
	I'm telling you, it's crazy.
	It's a matrix.
	Now, let's say someone, let's pick a random one here.
	Zoom in right there.
	One for 20K, maybe.
	I don't know.
	Just zoom in.
	If you wanted to zoom in, we could go through.
	I want to make something very important announcement here.
	If you don't know what you're doing, though, don't try this at home.
	Yeah, yeah.
	Because you're going to get fucked up.
	You're making it easy, but bro, there's some things that you're not seeing.
	Well, I mean, the cool part is, though, you can play around with it.
	Yeah, yeah.
	No, no, no.
	You can play around with it.
	I mean, like, literally, there's no repercussions.
	I don't know what you mean by that.
	I mean, you could elaborate if you want.
	I mean, isn't this like you got to think to make sure that you're not getting fucked up with building codes?
	No, you don't have to worry.
	That's not on you, man.
	You're just the middleman.
	You're just getting under contract.
	You literally have nothing to worry about.
	Okay.
	There's no repercussion.
	But the good thing is you said that you can cancel the contract, bro.
	Bro, you can cancel the contract at any point in time.
	No repercussion.
	So you can literally play around.
	You can get 100 contracts signed just to prove to yourself you know how to get a contract signed.
	And if you want to cancel them all, you can cancel them all like it never happened.
	Oh, shit.
	So that area right there, you see, we got 33,000, 38,000, 31, 29.
	It's safe to say the average give or take is around 30 grand.
	Okay.
	You know, that's top of the market.
	So let's click one here.
	So how would you go about which one do you want us to click real quick?
	It doesn't matter.
	They're all going to be the same.
	Let's click that 29K one right there, I guess.
	So we click this one here, right?
	This lot right here.
	So it says upland right there, number one.
	So that means it does not have wetlands.
	So they just cleared it right there for you.
	I wouldn't click on it, though.
	I would just zoom in.
	So if you click out, just to the left, just click on the screen to the left, anywhere.
	Now just zoom in on it.
	Just fully.
	No, no, no.
	Don't click it again.
	Just zoom in.
	Just like that.
	I would be looking from there.
	So that's a good lot.
	It's on a canal.
	There's a new house being built.
	Oh, shit.
	Three doors down.
	So you already know that's a good deal.
	All right.
	So the average lot right there is selling for $30,000 fresh either you.
	What price would you need it at to make some money?
	Hmm.
	So 30K?
	The average lot right there is selling for 30K already.
	Oh, yeah.
	You need to get it for 20 at least.
	I mean, I take deals.
	I'll put 2, 3K in my pocket.
	You know, and do 100 of them.
	Anything below 30,000, it is as simple as that.
	So now, if you even want to look, if you want to mess around, click change it to for sale.
	So what would you do?
	So with this deal, let's assume you're going to take this deal.
	What would you do from this point?
	Would you call?
	Yeah, yeah, I'm going to show you.
	So that one's not listed on the market.
	So there's nothing we could do because that was a sold.
	They just sold.
	So obviously someone's going to build a house.
	But when you zoom out, look, all those are for sale for 30K.
	Click on that 30k right next to that one.
	Any of those.
	I'm putting you to work.
	Sorry.
	All right.
	So click on one of those.
	The 30K.
	Just click on it.
	Click on it.
	Open it up.
	Now click on it again.
	The picture.
	So this is for sale.
	All right.
	So scroll down.
	Scroll down.
	A little more.
	Boom.
	Phone number right there.
	Now scroll up.
	I don't want everyone calling this person.
	Yeah, yeah, yeah.
	Scroll up.
	So all you would do is you would call.
	Hey, I see you have this property here listed on the market.
	I'm interested.
	I'm a local investor.
	You have it listed for 30 grand.
	That's a little bit high.
	You know, I see lots around are selling for a bit less.
	Whether they are or they aren't, you're going to tell them that.
	I see that lots around that are selling for a bit less.
	I'm interested in just in submitting a cash offer.
	And with realtors, you're dealing with the realtor here.
	Okay, you're not calling the owner.
	You're not calling the owner.
	So you need to build rapport.
	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.
	Because they're listing vacant land for 30 grand, brother.
	They're not making a lot of money.
	so you have to build that rapport there and the future relationship.
	And they'll not only bring you deals, but they'll give you this deal.
	So, hey, 30 is a bit high.
	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?
	And they'll say, look, if you call 50, 60 people, someone's going to say yes.
	And that's it right there.
	Let's go.
	So stop right there, Joe.
	That's it right there.
	Yeah, from beginning to end.
	So you would offer on a 30K deal, you would knock about, you say 23K.
	I try to go for 5 to 7K.
	Because you're not going to get much more out of it.
	It's only worth 30K.
	If you're dealing with the property worth 200K, then squeeze the juice out, you know?
	Okay.
	I'll get my 20, 30K spreads, you know, a few times a month, and then I'll do.
	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.
	So you're saying, what should people be aiming for in the beginning to like profit margins?
	So a lot of people, two to three thousand profit margins.
	A lot of people, all these guys they teach offer 50%.
	You'll never get deals offering 50%.
	And I hate that they teach that.
	It's just not realistic.
	It's not going to happen.
	I've been doing this.
	No, they might hang up the phone on you.
	Brother, I mean, it's just not going to go anywhere.
	Like, take what you can get and don't get upset.
	Do volume.
	Like, just go for the volume.
	Come in.
	I would say anywhere from $5,000 to $7,000 less.
	Okay.
	$5,000 to $7,000.
	That's what I personally aim for.
	But I also know that if I get this property at $23,000, I'm guaranteed to get $30,000 for it.
	So if you don't know, you know, you could play it a bit safer.
	Or, once again, just fuck it.
	Get it under contract.
	There's no repercussions.
	Feel it out.
	See what you can do.
	You know what I mean?
	It doesn't matter.
	Just have fun.
	So look, you want to make money now?
	Here you go.
	So it's probably better.
	And I'm just trying to understand here just for the people here.
	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.
	They won't pay more.
	You remember how I was telling you D.R. Horton will fight you over a thousand bucks?
	They're not going to overpay just because you're asking them to.
	There's, I mean, I know he's not here anymore, but there's thousands of lots listed for sale.
	If you don't bring it to them at the market price, they'll just go get another one.
	They'll just tell you no.
	They'll just say no.
	I'm telling you, they fight over 500 bucks.
	Wow.
	Yeah.
	And they're worth billions of dollars.
	But you're fighting over 500 bucks, probably 10,000 times a month.
	It adds up into your profit margins.
	And then a lot of the times, too, these lots won't be perfectly flat.
	You got to fill them.
	You got to put third.
	Because they know that they have to come in and probably it all adds up.
	Okay.
	All that stuff adds up.
	This becomes their problem after that.
	That makes sense.
	Okay.
	Yeah, so I don't want to hear no bullshit.
	This is some free sauce for you guys from Alex.
	Don't market for Alex.
	That's it, though.
	I mean, there's nothing more to it.
	Now, for my marketing, there's different strategies, right?
	Those are properties listed on the market publicly for everyone to see.
	Now, my game is off-market.
	Off-market.
	So I'm only touching.
	Actually, I take that back.
	I do have on-market that we still do because it's free money.
	Literally free money.
	But our main thing is off-market and we text, we mass text.
	So I send out 500, 400 to 500,000 text messages every single month.
	Like, hey, I can get a list of every single property owner in Lehigh Acres.
	I'll tell you this shit.
	It's effective because I get them.
	I want to buy your house.
	And next time, I'm like, what the fuck?
	How the fuck this guy text me, bro?
	It's crazy.
	So I'll literally get a list of everyone that owns an empty piece of land in Lehigh Acres.
	But here's the catch.
	You could put a filter so that they bought it 10 years ago.
	So you're not texting people that bought it a year ago that already are building a house on it.
	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.
	Number two, they're not doing anything with it.
	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.
	Text all 10,000 of those people.
	Hey, I'm interested in 123 Main Street.
	Cash buyer can close fast.
	I'll pay closing costs.
	Would you sell the property?
	People are going to say yes.
	You're going to get.
	Bro, saying you're going to cover closing costs is crazy.
	Yep.
	They're going to take it.
	You don't cover them.
	The builder covers them.
	Yeah, true.
	So they get excited.
	I mean, covering closing costs is huge.
	I mean, it's two grand.
	I mean, for these lots, these cheaper ones, it's like closing costs will be like two grand.
	Yeah.
	But that's my pocket for that.
	They can't pay for it.
	Yeah, man.
	They're always, I want this amount net.
	I want net, net, net.
	Yeah.
	You know, I don't want any fees.
	Saying you're cover closing is huge.
	So it's crazy, though.
	Like, just, I want you guys to understand, like, the, the scalability.
	Yeah.
	Lehigh Acres is one area.
	Do you know how many areas in the United States there are?
	A lot.
	Like Lehigh Acres.
	Like, you can infinitely just keep rinse and repeat.
	You know, I've texted Lehigh Acres probably 200, 300 times.
	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.
	Is there a level where it's too low for it to make sense?
	Or can they get started with maybe looking at a lot for $10,000?
	Again, it doesn't matter, though.
	Yeah, because they're not putting up the money.
	So go big, guys.
	I was showing my little brother how to do this, right?
	Yeah.
	And the first thing he did, he sent me, it was a $1 million lot.
	I think it was in Marco Island or something.
	I'm like, bro, why are you sending me this?
	He's like, well, you said it doesn't matter.
	And it's true.
	It doesn't matter.
	You can go after a $10 million piece of land on Star Island.
	And you know what?
	If you get that shit under contract, I mean, you're in the green.
	You know, you can make a million bucks just like that.
	That'll be the easiest.
	I've been trying for a long time to get a property on Star Island under contract.
	That'll be the easiest $2 million cash I'll ever make in my life.
	And I spent probably $20 in texting to get that under contract.
	I was going to say Diddy's house, but he bought it cash.
	Well, he didn't buy it.
	He paid off.
	There's like one main.
	It seems there's like, I always go and I drive through there for manifestation, but there's like one main.
	Manifestation.
	There's like one main guy on Star Island building, buying all the land, building all the homes.
	If you get a property under contract and you send it to him, he's going to take it.
	You know what I mean?
	Okay, now I see the play because you know, okay.
	You got his phone number?
	Yeah, he has it listed.
	Why do you think he has it listed?
	If someone in the neighborhood is tired of their land or their house, who are they going to call?
	They're going to call him right away.
	So, I mean, that guy's making $20, $30 million for these waterfront builds he's doing.
	You know, you buy the land for, I mean, so I don't want to.
	Yeah, guys like that aren't even going to question you.
	They'll buy it because the location, yeah.
	Bro, they will pay twice the amount because they're making $40 million on the build.
	I'm serious, though.
	You buy the land for, let's say, $20 million, construction costs, another $20 million.
	You're all in $40 million.
	Obviously, you have your other costs, you know, from lending and stuff, interest piling up, but you'll sell that house for 80 mil.
	You know what I mean?
	A waterfront, Miami, Star Island mansion.
	I mean, like, you make $40 million.
	If it's on by another Celebi Prior, et cetera, they don't care.
	That's when you're playing the big game.
	But when you're playing the little game, builders will fight with you over $1,000.
	But the method is this, right?
	If you're not doing Zillow, which I recommend, there's nothing wrong with doing on-market Zillow.
	Like, I still consistently bring in two to three deals from on-market.
	And for the average person, they can quit their job with that.
	And I do that part-time, you know, like an hour or two a day.
	Like literally for on-market.
	Our game is off-market.
	We text blast people and they either say they want to sell or they don't want to sell.
	And if they want to sell, we offer below market value.
	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.
	Just off the info you gave, like we did a step-by-step on how to do this.
	Let's say someone works a job right now, make $50,000 a year.
	Some regular guy that's watching this right now, average guy making $30,000 to $50,000 a year.
	They get literally like, what, you work 40 hours a week?
	Take 10 hours a week.
	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.
	Obviously do a little bit of research to find the best areas.
	You can reach out to home builders before you even start making calls.
	So how do they find home builders in their area?
	What should they do?
	You can Google if you want.
	I mean, you can literally Google home builders, Lehigh Acres, but let's go a little more high level if you want.
	Go back to Zillow.
	So now you know how to find the deal.
	Yep.
	Right.
	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.
	But here's how you find homebuilders too.
	So go back to Zillow.
	And it's cool because you can find these areas, bro.
	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?
	So all you have to do is go.
	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.
	And you just pay for that.
	That's actually good because it can kind of set your expectations of what you're going to offer.
	It's reverse wholesaling.
	Yeah.
	So just type in Cape Coral again in the search bar.
	Same thing.
	And now we're going to do for sale houses.
	Don't worry, guys.
	He's actually Italian.
	What are they talking about?
	They thought that you were...
	Scroll down like halfway.
	Here's the sauce right here.
	Everybody, seriously, write this shit down.
	Scroll down halfway.
	A little more.
	Boom.
	Year built.
	You can put what year the house has been built.
	If you put 2025, what do you think is going on?
	Oh, nothing.
	I mean, they just built the house.
	It's brand new.
	So type in 2025 and click apply.
	So now, guys, scroll down on the right.
	Look at that right there.
	These are all new construction houses.
	And sometimes it'll even have the builder's name.
	So keep going a little more.
	Let's find one that has the builder's name.
	Right there.
	Boom.
	Bonam builders.
	Click on it.
	So now all you would do is you would scroll down.
	And guess what?
	Their phone number is going to be right there.
	Scroll down a little bit more.
	A little more.
	Keep it going.
	Oh, what is that right there?
	Go up.
	That's their phone number.
	Phone number.
	Okay.
	All you have to do is call them.
	Hey, I see you're building new construction in Cape Coral, Florida.
	What are you looking for right now?
	And what are you willing to pay?
	And they're going to send you a sheet with their pricing and their criteria.
	And all you have to do is go get it.
	I mean, what easier?
	I mean, how much easier can I make it for you?
	Man, that's fucking lit.
	How much easier can I make it for you?
	Yeah, no.
	I mean, so that's okay.
	So like you identify the area, find the builders in that area.
	How much do they want to pay?
	Because they're going to give you a whole criteria because they want to.
	They'll tell you exactly what they want to pay.
	They need someone like you.
	They don't have time to make all these calls all day, every day.
	They don't have time to mass text off-market properties.
	And when you're bringing them off-market properties, these are properties that they couldn't have gotten otherwise.
	So you are their middleman.
	Man, I have some builders that send me fucking Christmas mail and shit.
	You know, they love me.
	I'm bringing them all their lots.
	Thank you.
	Yeah, yeah, yeah, because they're making money handover fifth.
	Crazy.
	They're getting it for a good price.
	They build on it and then they're selling it for 10x the price, man.
	Fucking crazy.
	Now that I know what I know, I'm about to start going like crazy with the building stuff.
	Crazy.
	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.
	10 hours a week.
	Yeah.
	Right?
	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?
	Hold your hand.
	Find some builders, just like he showed you.
	Find out how much it is.
	Look at some lots, make some offers, try to get a deal in the first place.
	If you're working a dead end job and you want to get out of this job ASAP, start doing it now.
	You have to lose.
	I thought he just showed you for free.
	I literally teach people that have full-time jobs that are like, bro, this is crazy.
	Like I work at nine to five.
	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.
	That's more than my job.
	Dude, that's completely doable, bro.
	And I save money.
	Dude, if you work your job, right?
	Let's say you work nine to five and then you take, what, two hours, you get home at five.
	From five to seven, you make, you, you, you do research, call, call, call, call, find deals, find deals, find deals.
	There's no way within 30 days, you're not going to fucking get at least five contracts and close one.
	And the best part is, I mean, that's all it takes.
	Like, they'll say, like, oh, Airbnb, side hustle, car rental, e-comm.
	Bro, that shit is tough.
	Like, you have to put in, I have friends.
	We have, we know the same people here in e-commerce.
	Bro, they're working endlessly, tirelessly.
	Like, and I barely work, You know, obviously, I'm active all day.
	I'm always working all day.
	You're helping your students, though.
	Yeah, yeah, of course.
	No, I do a lot.
	Too much.
	No, I'm kidding.
	I'm kidding.
	I want to see people win because it benefits everyone.
	There's more land available than anything else.
	Like, houses is a bit saturated for wholesale.
	Land, it's like, it's not.
	I meant to ask you because if I were you, I wouldn't share none of this shit with nobody.
	Why, though?
	I can't do it all.
	But I'll say there's so much land, it doesn't matter.
	It doesn't matter.
	And I can teach people.
	And then what?
	We work together on deals.
	I bring them deals.
	They bring me deals.
	You sure you're not running the boys?
	Nah.
	I'm just kidding.
	You want the cut, bro?
	You want the cut.
	No, I mean, that's a great way to scale because Florida's a hot market.
	And like I said before, people are going to fucking move here when this mayor comes, bro.
	Yeah.
	And everywhere else too, though.
	It's like Florida is crazy, but you can't forget about all the other areas too.
	Like you just can't.
	Like eventually, Florida is going to be built out.
	Then what's next?
	This is going to be around forever.
	You know, houses, wholesaling houses, it's a little bit different.
	It's competitive.
	Everyone knows about it.
	And everyone is spending 200,000.
	All these big guys, bro, they spend $200,000 a month on Google Ads for people to sell their house.
	You can't compete with that.
	With land, you can compete.
	Even if you text, you know, I'll tell you guys the website, smartercontact.com.
	Even if you text, like, I don't care.
	You know what I mean?
	Like, everyone needs to get on the game.
	Even if you text, it's like less than two cents per text message.
	Damn.
	You can send out a thousand messages.
	There it is right there.
	A thousand messages, bro, for $20.
	Do you know how many leads you are going to get out of that?
	That's crazy.
	For every 1,000 messages I send, typically, it's a signed contract.
	That's better than email.
	For sure.
	I mean, you can't, I don't even know how to email with this stuff, honestly.
	So for every 1,000 text messages I send, we'll get a signed contract for $20.
	A signed contract for $20.
	And when you know what you're doing, almost every signed contract is going to be a sold contract.
	You know who you're selling it to.
	You got your people already.
	So it's just crazy.
	We got some chats here popping up.
	I'm sure they got some questions.
	Nah, man, guys, I mean, just off the info he gave, you guys can literally start this shit right now.
	Take 10 hours a week from your full-time job and get one.
	You're telling me 10 hours, 40 hours in the month, you can't do one fucking deal?
	Bro.
	I know.
	That's the thing that people have to understand.
	All right, let's see here.
	The true alpha.
	I'm linked to the stream.
	Alex, so far I'm hearing some great insights.
	What are the key essentials to get started?
	Simply to getting started and just literally just the two steps that I showed you.
	That's all you have to do.
	Just get started, please, everybody.
	100% free, bro.
	Just literally get started.
	Literally free.
	Neely Mon says, hey, Myron, quick question.
	Was offered 25K line of credit work at a 95 job with second job being part-time.
	Would it be smart to take 25k invested into making a Shopify account through the brand of Samir?
	Or is that a stupid idea?
	I can chime in here too when you're done.
	Yeah, go ahead.
	Go ahead.
	You take it first.
	So I know Samir very well.
	And the thing I've been being told here is that Samir's coaching program gives out too much valuable information.
	So it's not a bad idea.
	I mean, if you took that 25K and you took his program seriously, you're going to make money.
	E-com is not quick money.
	You're not going to make quick money like you would with wholesale.
	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.
	You know what I mean?
	You can't.
	Like literally, because the good thing is that you can like, it's flexible because you can do it on your own.
	And you use that to fund your e-comm.
	You know what I mean?
	Because you'll get quick deals.
	You know, you don't make quick money in e-comm.
	You get quick money with this so you can take the money you're getting from these deals, buy more.
	I mean, Samir is drop shipping, so he's not really, I don't know if he's buying inventory or not.
	I don't know his model fully, but he has a good program, bro.
	Shout out to him.
	All these guys are under 30, killing it.
	It's crazy, I know.
	He's crazy, though.
	Some of these guys, bro, some of these crypto e-comm guys are like crazy, like stupid money.
	Yeah.
	You know, like I do well, but they're making dumb money, bro.
	Dumb money.
	We know somebody that went to Paris and Europe and they spent 100K on hotels only.
	Oh my God, bro.
	I'm about to go to Europe and my hotels were like 20 grand for 10 nights.
	Oh, man.
	I mean, that's not even that bad.
	It's $2,000 a night.
	I know, but still.
	But then when you get there, every dinner, $500, you want to go to the club, you've got to buy a table.
	I'm going to Mikonos in the peak of summer.
	So it's like everything is, I mean, you're going to spend $50,000 there.
	You can't go there.
	Do not go to Europe.
	It's expensive.
	Do not go to Europe.
	It's expensive, bro.
	That's crazy.
	Okay.
	What is Paperworks Less Contract Name to have to make the deal?
	So it's just an assignable contract.
	Again, free game.
	Google wholesale real estate assignable contract.
	Be careful.
	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.
	Like I have gotten sued before, as a matter of fact.
	It'll never happen again, though, because I got my contracts in order with an attorney.
	But just, you know, you got to be.
	It's got to be an assignable contract, you say?
	It has to be assignable.
	There's a few more things that's like legal mumbo jumbo that it's tough to explain on here.
	So yeah.
	But basically, any language in there that if they back out, they're not on the hook for it.
	That's it.
	Yeah.
	And that they don't have to submit escrow in X amount of time.
	And I'm assuming by state is probably different.
	It's different every state, man.
	That's why you need some type of somebody to be like, hey, here's what you have to do.
	Reach out to realtors.
	You know, realtors know.
	Okay.
	They'll help you out.
	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.
	Like they want your business.
	Hey, I need lots here.
	I need lots here.
	Can you help me out with the contract side of things?
	And you're good most of the time.
	Good stuff.
	Question for Alex, is there anything different for buying land in college towns that you would look for?
	Land in college towns, probably not that much of it.
	It'd be more teardowns.
	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.
	There's probably not that much land, but it's all the same.
	You're looking for all the same things everywhere.
	Obviously, if you're in Colorado, there's mountains, things like that.
	It makes it a little bit different, but no, it's the same.
	You're looking for the same thing, no matter where it is.
	But you want to pick areas that have land and there's a ton of land actually being sold.
	All right.
	Cool.
	When I get land under contract, where can I send it to get to you?
	Do you do seller finance on these?
	Also, Marin, do you have a buy box and do you do sub 2 or SF and how do you get property secrets?
	Bro, I'm getting people.
	They want to wholesale to you.
	They want to bring you deals.
	So when you get it under contract, can you send it to me?
	I mean, probably not.
	Honestly, it's tough.
	You know, I have people sending me stuff all day.
	That is just a waste of time.
	If you want to learn, you know, be one of my students.
	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.
	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.
	I don't really have time to waste with that stuff.
	All right.
	Denver Base, thanks for the sauce.
	No worries, man.
	All right, good stuff.
	Alex says, I've hold sale 100 houses in the past five years and I'm interested in learning.
	Look out for my DM on IG.
	That's a lot of deals, brother.
	That's a lot of deals.
	If that's true, we can chat.
	I'm going to have to see some proof on that.
	All right, what else have you got?
	That's it?
	Cool.
	All right, cool.
	Alex, this is a lot of value, a lot of sauce, bro.
	Appreciate it, man, for the homies.
	So question, bro.
	You've been in Miami for how long again?
	Two and a half years now.
	What have you learned living in Miami about the lifestyle, you know, entrepreneurs here and how to maneuver to be on point?
	I mean, it's just everyone's a waste of time.
	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.
	Like, other than that, like, everyone is, they all have so much money.
	It's all fake, bro.
	So fake.
	It's literally crazy.
	Yeah.
	It's literally crazy.
	This is the most cap city in America.
	Like, they have this money, but them niggas are never working.
	It's crazy.
	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.
	It's so easy to tell.
	Like, it's just.
	Miami is rough, honestly, at this point.
	Also, you can tell because the people that were here aren't here anymore.
	Like, like, they were here for a little bit, and then they leave.
	But it's crazy, bro.
	There's people that'll make it work.
	I mean, I swear to God, there's people that'll spend their last dollar to stay in Miami.
	They do not care.
	They will stay in Miami.
	They'll spend their last dollar until they're 40.
	I want to answer this comment right here.
	Vexi, the biggest cap and core seller.
	That's the vibe you get from me.
	Brother, I want you to go on my Instagram.
	Everything I do, there's nothing that you essentially can pull up about me that I have lied about.
	Every number I've ever talked about, every amount of money I've ever said I have made.
	I post my bank statements on social media.
	All right.
	For that reason.
	Who does that?
	Because there's a lot of phonies on the internet.
	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.
	So I was like, if they're going to make money doing it, I'm going to do it too.
	So my business makes money.
	Number one, I post my bank statements every month with the company name from Chase Bank on the top left.
	Not many people do that.
	I'll tell you that.
	Not many people do that.
	Whatever you want from me, I will post it.
	I will share it because I'm honest about my numbers.
	You know how I know, Alex, is the real deal?
	Someone did have a good question, though, in the FNF Super Chat.
	Here's two more.
	You know how I know Alex, the real deal?
	So you just bought a car from a friend of mine that was a dealership.
	And you got to prove your bank statements.
	And whenever you do that, they don't know this, but I can see if they're capping or not.
	Alex is making some really good money.
	You saw my bank statements.
	Hey, man, I'm just going to say, you make the money, bro.
	I mean, I don't tell people how much I make.
	I'm in the business of teaching people how much I make.
	Here's how much I make.
	I do anywhere from, I would say it averages out to $175 a month.
	Nice.
	And there's months I'll do.
	April, I did 80 grand, bro.
	But in March, I did 250.
	So it averages out.
	We made money on the stock market.
	And I don't count that.
	I'm talking about my actual business.
	Yeah, yeah, yeah.
	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?
	They're making the same amount of money as me because my business is 90% profit margin.
	Yeah.
	Like literally.
	Yeah, they'll show you the revenue, but they won't show you the profit.
	Yeah, the profit margins because they're buying so much goddamn stock.
	It's an expensive thing.
	So for me to send out 400,000 text messages per month.
	$20.
	No, actually, so $400,000 a month times 0.013, I spend $5,200 a month on marketing, bro.
	Wow.
	It's crazy, right?
	It's nothing.
	But obviously, I have, you know, my guys.
	I have a very good team, like literally like family.
	So they get paid and they get paid pretty decent.
	I pay above industry standard for that stuff.
	So like, but it's still like at the end of the day, I would say 85%, worst case, 85% margin.
	No, that's fucking fantastic, bro.
	Show me another business that you get profit margins like that.
	There's nothing.
	It doesn't exist.
	You need to do an online service-based business to even come close to that.
	But the thing is, you can only get land to probably $250, $300 a month, which shit.
	That's good ass money.
	But for me, I want to be Mr. $1 million a month minimum and do some bigger plays.
	So I'm just going to get into building.
	I'm going to stick with what I know.
	I already know exactly what the builders are paying, where they're building.
	And now I have relationships with them.
	I was going to say, yeah.
	Hey, can you build this for me?
	Like the one we did, the number one guy I was flipping these contracts to.
	He's who's building the houses for me.
	You're about to meet Jay Roberts, which is a huge multi-stracker.
	And make no mistake about it.
	Like, you make these guys a lot of money when you sell them this land.
	Like, they're making money hand over fist because they build and then they sell it.
	They bought a $430,000.
	Yeah, but they're not going to be able to do it.
	They're taking on the risk.
	They're taking out the construction on whatever.
	So they make more money on the deal.
	Don't get me wrong.
	But they have a lot going on.
	A lot of headaches.
	I have no headaches.
	But yeah, that guy's crazy, bro.
	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.
	Like, I told him straight up, I said, bro, I'll give you 50 grand for a phone conversation.
	I got friends that like tell me, okay, he's a real deal.
	He was fake, he's fake.
	Bro.
	He can't fake it.
	I've only he's prosper group.
	Every building you see going up in Miami is either him, related group, or BH.
	Bro, he's a real deal.
	So I literally, he only probably answered my DM.
	I was like, yo, I'll literally give you 50 grand for a conversation because that's how valuable It is.
	He gives me the steps.
	I do one project.
	Bro, the projects he's doing, he's making 100 M's.
	We had a friend pay Alex Harmuzzi 100K MLD for a six-hour session.
	People don't understand how far it goes.
	Like, people are like, oh, in the comments, another course seller, this and that.
	They don't understand.
	I wouldn't be where I'm at today if I didn't pay someone.
	Every business, I failed until I put my pride to the side and I said, all right, bro, just teach me.
	I'll give you five grand, whatever.
	Like, it pays off.
	Who cares?
	It always does.
	Literally, who cares?
	Just don't, don't.
	Again, scammers on the internet.
	So that's why I post my bank statements.
	You see my Instagram stories.
	Every day it's a different wire transfer, right?
	Yeah.
	Like, it's shit you can't fake.
	Listen, bro, I didn't know you were real.
	No, I know, but people, I always get, I get stuff online.
	People are like, oh, this is fake money.
	It's not real money.
	I'm going to apply what you said just off the free stuff and actually start utilizing it right now.
	People will make money off this.
	Yeah.
	Off that.
	And I want to know.
	I mean, we'll see.
	Join the next show and tell these guys what's up.
	Like, we'll see.
	But people will make money if they actually put it to work.
	Someone asked a good question.
	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?
	It's an assignable contract.
	The title company facilitates the entire deal and it's called a blind HUD statement.
	So basically the seller has their own closing statement and the buyer has their own.
	So they can't see.
	Awesome.
	And even if they do see, cool, you signed a legally binding contract.
	Do you want to back out?
	If so, I'll file a breach of contract.
	And, you know, I had one of those today.
	I literally had one today as we speak.
	The lady was like, you're making, I think it was like only 3.9 K on this deal.
	And I just, you know, I was like, hey, the seller?
	Yeah.
	Brother, I mean, what the fuck?
	She should be having a lot of people.
	A lot of these sellers.
	A lot of these sellers, man, they don't want to see it.
	They don't want to see it.
	She wants the extra 3.9 grand, you know?
	But I said, cool, you signed a contract.
	This is the contract.
	I don't want to have my lawyer reach out.
	You're a nice, sweet lady.
	Everything's been perfect up until today.
	But if I have to, business is business.
	My lawyer will reach out.
	That's going to get her to stop right there.
	She stopped.
	She signed.
	I got paid.
	Yeah.
	And I hate doing it, but it's like business is business.
	You know, you signed the contract.
	You'd be freaked.
	Sellers freak out.
	There's times we've had to cancel deals last second.
	They throw a fit.
	So it's like, you'd be pissed off.
	It's rare that a seller would come in and get mad, though.
	No, it happens often, bro.
	Wow.
	Because they find out that a middleman did it.
	Yeah.
	But it's on the title company sometimes.
	And once you find like a good title company, they know better than to let the seller see.
	Yeah, yeah.
	Yeah.
	Yeah.
	And guys, just so you know, in Florida, title companies handle everything.
	Some states, Connecticut does lawyers.
	Same with South Carolina.
	Yeah.
	They do lawyers.
	Every state is different.
	But yeah, title company guys think of it.
	It's like it's a middleman that facilitates the deal.
	So that's nice that they give two sellers.
	Yeah, it makes it easy.
	And you don't have to do shit, bro.
	You get the contract signed, you send it to the title company.
	They do the rest.
	21, 30 days, boom, wire transfer in the bank.
	You know, there's nothing.
	You're on to the next deal.
	On to the next deal.
	And if you could replicate, if you could do one deal, you could do another deal.
	And if you could do two, you could do three.
	And then from there, it's just scaling up.
	It's just rinse and repeat.
	You got to learn how to scale.
	You got to turn it into a business, you know?
	Because this stuff that I'm showing these guys on here is a side hustle.
	Yep.
	Right.
	But it's a side hustle that can still put 20 grand in your pocket every month.
	Yep.
	And then how I'm running it is a business.
	You know, it's, I'm tracking everything.
	I know my exact numbers.
	I know if I text a thousand people, I'm getting a signed contract.
	Yeah.
	You systemize it.
	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.
	If you're timing my first six months, I didn't know any about this smarter contact shit or off-market.
	Bro, I made over 500 grand.
	Wow.
	And again, with no, I didn't spend a dollar.
	No system, yeah.
	No, no system.
	Yeah.
	No system.
	And again, how many hours did you put in per month?
	Would you say?
	Per month or per week?
	I mean, let's.
	Oh, per week.
	We've said per week if it's easy.
	Bro, I'm talking three hours a day, man.
	Three hours a day.
	But also, I hit a gold mine.
	I hit Port St. Lucie before it became like popping off.
	Yeah.
	I hit a gold mine.
	So, I mean, that's not the average.
	Well, bro, three hours per day for a year, 500K.
	Bro, guys could do half that.
	It's good.
	Some of these guys make 100K, 50K, 20K, 30K.
	That's life-changing money for a lot of these guys.
	Bro, six hours a year, 100K.
	No one else.
	You can do it now for the entire year.
	Y'all can do it.
	Just off the shit he just put you.
	He just said, bro, literally, off the shit he just gave you guys, you could do it.
	What are the cons of doing this?
	Like, like, I mean, you always have to find the next deal.
	Okay.
	That's the con.
	You know, you have to find the next deal.
	It's not like there's some businesses where you have reoccurring revenue, things like that.
	But I mean, at the end of the day, it's like you always have to find the next customer, the next deal.
	That's true.
	That's the only con.
	There's not a con.
	Yeah, the real con is just like you got to put time and work in, but that's a cost.
	Is that a cost?
	But that's not for anything.
	So it's like after a pair of technologies, it just blows my mind.
	You get better and better and better.
	And then you and also, I'm going to work with Alex on some stuff because this shit's fucking amazing, bro.
	You should too, because it's really good.
	I want to get into new construction.
	Even the biggest guys in new construction, Jay Roberts, he's putting his own money in the future.
	No, hell no.
	Bro, fuck no.
	No, none of these real estate guys put their money in.
	No, like, I need it.
	I want to build heavy.
	I know exactly what to do.
	I've done a couple and everyone needs investors.
	I need investors.
	Bro, none of the big real estate guys ever put their money in.
	Never.
	For what?
	Hell.
	For what?
	Why do you think you think Grant Corner won't cost me on internet, bro?
	OPM.
	He's on there.
	Bro, he's literally on the internet and marketing just to find investors.
	He doesn't give a fuck about cloud or nothing.
	I just need investors.
	Yeah.
	It's crazy.
	And it works.
	Yeah, that's what it's about, bro.
	It's the only way to scale.
	Think about it.
	Like, for example, right?
	If I wanted to build 20 houses in like central Florida, these areas I do, it's going to cost me 500 grand cash.
	Let's say I only had 500 grand cash I could deploy into this and those houses take six months to finish.
	How can I scale my business if I'm stuck waiting for these to sell to get my next 500 grand?
	You need investors, bro.
	All the builders have investors.
	Everybody.
	Everybody.
	Nobody uses their own money.
	There's nothing wrong with that.
	You know, people act like, oh, I don't need anyone's money, but nobody uses their own money, bro.
	You're going to pattle at some point.
	You're going to put it on.
	Pateau, you get stuck.
	You're always waiting around.
	Using your own money is retarded.
	You're risking your own money, too.
	You're stupid as hell.
	So, yeah, even when you buy the regular person, you don't even use your own money.
	The bank is gang.
	You're like 80 to 95% of the money.
	All right, cool.
	Anything else?
	We got two more chats and then we'll head out of there.
	First and male hours.
	Black Expansion says, Are there any drawbacks, caveats, or challenges for beginners?
	What are two things to look out for?
	I would say for beginners, I mean, it's just like the learning curve.
	You know what I mean?
	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.
	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.
	Not to put it down, it's a great business.
	It's going to, you're going to have a six-month learning curve.
	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.
	Like, I have people, bro, like literally, again, I have receipts.
	Go on my Instagram story.
	Like, I have people that get a deal their first week.
	I believe it.
	Like, their first week, bro.
	It's a matter of time.
	Oh, my God, Alex.
	I just made my monthly salary within a week of knowing you, bro.
	100% believe it.
	It's a matter of like, you just got to call enough people, man.
	Like, if you put the time in, you call enough people, you're going to hit the deal.
	Like, it's just, it's just a matter of, you know, when, not if, if you put the time in.
	And then what are two things to look out for?
	I mean, there's not much to look out for.
	You know, find the markets, find the builders, and just put in the work.
	I mean, I don't know what to tell you there.
	And then as far as taxes, what's a smart percent to put back for taxes?
	I mean, it depends what state you live in, obviously.
	Oh, yeah.
	I mean, I'm not an accountant, but in Florida, I mean, put away 30%, you know, 30%.
	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%.
	Don't be dumped.
	This contract I speak of.
	It's an assignment of contract.
	You know, every single assignment of contracts, a little bit different.
	Again, I got in trouble downloading them off the internet using like chat GPT and shit too to write these contracts.
	I did end up getting sued, whatever.
	It wasn't a big deal.
	Luckily, I had like the money to pay it.
	But the police, bro, in the SLS, the police literally came and knocked on my door.
	Oh, to serve you?
	To serve me.
	Oh, my God.
	So you need an attorney to write it up.
	So I provide that to people too.
	And here's the thing, guys.
	Get it written up one time, be good.
	Never have you.
	I have an attorney written contract.
	I'll never get in trouble again.
	And I provide it to people.
	I'm not weird.
	The good thing is he made the mistakes so that you don't have to.
	Yeah, yeah, yeah.
	And how much do you need to start and how much can you make per month?
	Well, as far as starting, I mean, we're talking free.
	Like, I'm not playing games when I say I'm not playing games when I say it's free.
	Like, you can start for free completely.
	You don't need a dollar.
	How much can you make a month?
	I mean, it's on you.
	How hard are you going to work?
	I told you my number is anywhere from $150 to $250 a month.
	I mean, I've been doing it for two years.
	I've been working really hard.
	And I don't really take note for an answer.
	You know, if things aren't going my way, I'll figure it out.
	I'll tell you this, bro.
	If you put in two hours, like I said, two hours, five days a week, so that's 40 hours a month, bro.
	There's no way you're not going to get at least 100.
	Yeah, there's no way you're not going to get at least a year.
	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.
	Two hours a day.
	Two hours a day.
	You're working for yourself.
	You're not working for someone else.
	You'll make more than your current job.
	That's if you are not already a six-figure per year earner, which not a lot of people are.
	Everyone acts like 10K a month is broke these days.
	Still fantastic.
	No, it's the average shit is what?
	40K a year?
	40 or 50 hours.
	Not even.
	I think it's like 36, honestly.
	I mean, it's different.
	It depends on where you are.
	Different states.
	But like the household income in the U.S. is not that high.
	So, you know, it's two hours a day on top of what you're already doing with your job.
	Reinvest the money, pocket the money, keep your job.
	Don't quit your job right away.
	So there's a lot of land in Colorado, but a lot of it is off the grid.
	It is off the grid, a lot of it.
	But guess what?
	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.
	That's it.
	Just look where is it popping off?
	Where is the most land being sold?
	And you don't have to worry about it.
	I like this comedian.
	He's legit.
	Comedian.
	Oh, he means.
	All right.
	What else do we got?
	That's it?
	All right, Alex.
	Where can he find your brother?
	Yeah, what's up next for you?
	Instagram, AlexMinio underscore.
	Can you put it on the screen?
	Yeah, I think you could pull it up there.
	Yeah.
	That's where you can find me at.
	And then any projects coming up?
	Anything happening?
	I mean, I'm going heavy in new construction for sure.
	I made my mind up on that.
	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.
	And you can go higher, don't get me wrong.
	But that's $300,000.
	$300,000 a month.
	Yeah, a month.
	You said $300,000, so I want to make sure that you're going to be able to do that.
	Yeah, yeah, which is over $3 million.
	That's the point of the work, yeah.
	But the issue is that's when it becomes a headache.
	Of course.
	And the point of this business is no headache, brother.
	That is not my Instagram.
	That is definitely not me.
	Put the underscore.
	There's an underscore after.
	I put it for you.
	That can't say it yet.
	Yeah, you go.
	Don't worry.
	But yeah, I mean, I want to start another business in tune with my current business, you know?
	So I'm already doing land, working with builders.
	Now I'm going to start building homes.
	You know, I can source the land myself off market for a discount.
	I got a good amount of cash put away to buy the land.
	I mean, you've seen, like, bro, I changed my spending habits completely.
	Yeah.
	You know, you spent 10K at the club.
	Now, you ask me to go out.
	I'm like, hell no, I'm not going to the club.
	I don't spend any money other than like on rewarding myself when it's, you know, cars, deserved cars, whatever.
	Who cares?
	I like watches too.
	But watches is also, I mean, there's, there's a mixed opinion on it.
	I mean, it's money in the bank, you know?
	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.
	You never know what can happen.
	I mean, you want to be able to access it.
	Crypto gold.
	I also started buying like gold, like actual gold.
	Yeah, it's a good move.
	Yeah, stuff like that.
	So good stuff, bro.
	All right, cool.
	Guys, you guys got his socials.
	I think we got in the description as well, man.
	If you guys want to go ahead and get mentoring from him, go check them out, guys.
	No, a lot of, dude, off the info that you get, just free, you can learn, you can learn.
	And land is not my thing.
	So I'm glad that we brought somebody in that actually knows about land.
	So cool.
	Guys, we'll be, what, after ours?
	What time?
	Yeah.
	Chris, whenever he gets here, maybe 10.
	I don't know what Chris is doing.
	All right, we'll probably start around 10:30 to 11, guys.
	In that time, we're on naked time.
	So, we'll catch you guys back here in about 45-30 to 45 minutes.
	Peace.
	Love you guys.
	Go check out Alex Minnette.
	Alex, and his Instagram is below in the description.

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