Joe:  There they are. Jose and Rhea are two beautiful looking people.

Rhea:  You get a female and a male, Joe. Come on.

Joe:  Yes. And I said that these two guys. I hope you don't mind. I'm sorry.

Rhea:  I am perfectly okay with that. As long as you call me a land savage, then I'm alright with that.

Joe:  Land savages, these are two land savages. And so I wanted to bring these Jose and Rhea on talk about the deals that they're doing. They're doing deals. I've had a little part in helping them learn how to do vacant land deals, and they're also now partnering with other people in the community doing land deals, which I am excited about. I partner with people on deals, but I also let other people in the community partner with each other on deals. So if you can talk a little bit, if you don't mind, about when you got into my program, what did you learn?

Rhea:  Yeah. So I've actually been in commercial real estate for 22 years, right? Sort of, but much more traditional real estate and didn't know anything about land. And one of my partners came to me and said, hey, you know, what do you think about land? And I was like, I'm nothing. Knew nothing about land. And she said, Well, too late. I bought a course. I said, all right. Well, I guess her guess for jumping in with two feet. And it was just course it was your course. And that was November 21st of 2023. And we jumped in with two feet. And, you know, like everybody else has to start. Right. We started drinking through the fire hose. What we did was we just followed everything that you had in the programs step by step, right? Step one, step two, step three. And we tried not to put too much thinking into it and instead just take the action. Right. Because part of you and some people here might actually be doing this right now. I don't know. Maybe it works for you, but it won't work for me. And you sort of have to put that aside and just say, just do what Joe says in the course. And we took to heart, Joe what you said, like send offers. If you're not sending offers, you're not going to be closing deals. And so step by step, we put it together and look, I want you guys to know, like we were doing everything on our own in the beginning, which is a heavy lift, I'll be honest with you. Right? We have some skills and spreadsheets and some other things, but it's a heavy lift. But that was hugely valuable for us because you can't teach that to a team until you know how to do it yourself. So we got in, we mix it up. We made a whole bunch of mistakes. Just going to tell you, I think I sent out a mailer of 5000 and the merge was incorrect and I wasted a bunch of money. Yeah, you know, like dumb mistakes. I made some stupid mistakes. We closed our first deal, so we started November 21st of 2023. We closed our first deal in January. It was actually with a real estate attorney who knew we were going to flip it and had no problem with it, which was amazing. And the spread you guys was $4,500. I mean, it didn't even pay for our marketing, but we now knew that everything that you said, you just step by step by step. We had the little machine built right now. We had to pour some fuel on the fire and we had to crank it up. And so slowly over time, we started to perfect it. And I don't know how quickly after that we realized we need to increase our average contract rate, etc., etc. We started mapping and watching our KPIs. We spent a lot of time in your Facebook group. We started connecting with other people, asking questions. Right. Your Facebook group has been amazing. And then we closed 50 acres in Plant City, Florida, for a spread of 175,000. Then we closed $130,000 spread and 40,060 thousand and 30,080 thousand and 20,010 thousand and 6000. And then it just, you know, you fill your filling your funnel and whatever you fill your funnel with is what's going to start closing. And I'll just give you some stats because this is how well it works. To date, we have done $1.37 million in gross revenue. Wow. Our margins right now. Right now we have we have an entire team. Okay. So we have tracked all of our cages. So when I say a team, there's myself and I have two other partners, one handles dispo Alexa and or Imelda and I do acquisitions. And then we have three customer success team members that are overseas and one is a comp the other to handle both dispositions and acquisition. And we send $30,000 a month and we text and we cold call and we do, we layered on a variety of different things.

Joe:  And you didn't start there.

Rhea:  We did. Let me just peel it back where we started. Hi, this is Rihanna. I see that you called in your mail. Our number is 1737. Like this is how we started one by one, just like everybody here will start. So I want to caution you, right? You start at ground zero and you take one baby step and all you do was you follow the course. And when you get stuck, I want to encourage everybody to do this. When you get stuck, just ask in the Facebook. You can tag me if you get stuck and you don't know where to go. Just at Campbell, I will jump in. I will share my metrics. I will tell you what my experience has been. Obviously, Joe, his team, his community, they're amazing. It really does work if you just you have. But it is work. You have to do the work. And let me warn you, you have to send off. So our target is 20 offers a day to qualified leads. That's what we do now, all day, every day. And if we don't again, you didn't.

Joe:  You didn't start there.

Rhea:  No, I mean, we were barely sending offers in the beginning because we were like, well, I don't know. It was the price, right? We were sending neutral letters. I don't know how do we can't fit like hell? I don't know. So we had to, like, learn how to com. What's a wetland? I don't know. What is a wetland? I mean, it's in Florida. Like, we didn't know everything. We had to learn it all and we had to ask a lot of questions. Eric Lunsford is amazing.

Joe:  I'm having him on tomorrow.

Rhea:  Awesome. He's amazing. He's a total go giver. He answers. He answered lots of questions in the community for me. And now I answer lots of questions for people. And, you know, and Joel and really, you've just been like a source of inspiration. You're amazing, right? You're just very no nonsense as the engineering. You we can see it, right? You've built your own little machine and what you passed on to us the course and the methodical approach. I want you guys to know this. I still refer back to the course. No, wait a second. What did you say about that? What's the third and fourth layer that I can extract out of that thinking? Right. And I'll go back to one and I'll look at it. I'll be like, wait, you guys, there's another way for us to think about this. So it really works if you work it.

Joe:  Right. Thank you so much. Did you get the business completion challenge?

Rhea:  Yeah. When you refund us our money. Yeah, we did.

Joe:  I did.

Rhea:  Yeah, you did give it that. And by the way, that was I was like, Imelda, you realize we get all our money back. We just have to prove we said. And we're like we said we were offers that he's even said we need to send. She's like, Yeah, I just need to package it together and send it to him. So yes, we got all first of all, we couldn't figure out what your business model was. Why is he giving us all this money back?

Joe:  Was one of the ways I do deals I want to get people gives us a lot of people are suspicious these days. Is this a scam? You know what if it doesn't work, I've bought courses in the past. That doesn't. I wanted to like remove any barriers of risk and let people know like, this is real. Now, it cost me money, obviously, but I make more money at the end of the day, right, Because everybody's winning here. I mean, yeah, I get people that are doing deals that bring me deals to either lend money on or to partner on, and then I get you guys on. You talk about the course and the program, which gets other people in. So it's a win win for everybody involved, in my opinion.

Rhea:  Yeah. Yeah. Well, we appreciate you so, so much, guys. I want you to hear this. Right. Don't worry about where the money comes from. If you have a good deal, the money will follow you. I don't care if it's a $500,000 buy. If it's $1 million sell, the money is literally here in the community. Joe would jump on that, wouldn't you? Somebody buy something of 500,000? You'd be like, I'm there.

Joe:  Yeah. We have to fight over each other for these deals sometimes. Yes.

Rhea:  Yes. So I do want to say I am a land funder because I know that's a wonderful place to be. So if you need funds and it's a good deal, you don't have to worry. Go to Joe first. So I will step on his toes. But if he doesn't want to do it, maybe I'll do it.

Joe:  Yeah, sometimes. Listen, honestly, I'm just too busy. I've got too many deals on my own, and so I'm like, Call Jose, call Rhea, you know, put it posted in the Facebook group. There's more than enough deals out there for just go around. Agreed? Agreed. Man. Thank you so much, Rhea. But hold on. Jose Armstrong, how are you doing, My brother?

Jose:  So far, so good, buddy. How are you?

Joe:  Good. I'm glad you're here. I've had both of you guys on my podcast before. How did you learn about land and did my course help you get started?

Jose:  Well, Joe, I got to give it to you, and then I put together a thorough package from like, improve me. You can have no knowledge if you follow the step, like reassess step by step, you will get results. First. I started experiencing the marketing. That's the part that I dated the most, followed Joe's advice in there. So we send out the mailers and over 2% came back out of those needs. Like 90% of them convert it like right. I also have over 20 years experience in real estate traditional real estate but don't some land deal so I selected familiar with the terms and what to look for and so forth and land the definitions of wetlands, flood zones and all that, especially being from Florida. So I noticed that the marketing was very responsive. I mean, once you open the door, get out of the way. I know how to do my deals, I know how to talk. And what I did is I had a verbal conversation or via emails or tags with these people. So when I'm sending it off or I know exactly I mean, we have a deal with, you know, I'm not telling you for you to decide when I accept the or not, but the marketing was so precise. Joe The marketing, the results of my first marketing campaigns, by the way, attracted all kinds of people. I didn't know how to scream ideal, so I was getting a lot of wetlands with lot sounds too. But anyways, even those deals, how it's managing to sell everything on sales, you now you follow this program, you're going to get results. And I got into the contract contracting part is you know second nature to me like I said I had I spend the time upfront with a client's with the seller, make sure that we have an understanding, a meeting of the minds. I send accurate offers that I already knew are just a matter for them to size. I was having them back in five minutes, then I took it to the title companies. And by the way, the marketing, the marketing, that's the reason why I focused mostly on for that because I have an axis of my state so I could post my own listings. They added them. I wanted pricing. All this stuff myself and all of my handsome guys around. I'd rather be involved in all stages of it when it's learning well, yeah, and do well with it. And that was exactly it. I mean, my first year and I've been doing this a second year, I started beginning of 28, 23, 19 deals. $420,000 revenue for that year. I'm your number 210 that month. I'm at 15th year already. But then this time the deals are more specific. I mean, for bigger profits and be more selective by the word of freedom saw of leads for land. I'm taking the time. I'm in my whatever county I'm looking for, and then I'm going through those and picking the deals that I want. For example, I'm picking out the deals. I have an exact address. I don't want that. No side as whatever city and state you I'm spending time and they have road access. I'm checking them for wetlands and flood lands. Something else that I took great advantage of that I thank you for was availability to all the tools that we had the land I'd I mean I've been in real estate for a while but I don't know a lot of specific tools that I can use to generate prop the automation. That's another beautiful thing. So anyway, so my second year and by the way, I helped 16 other members on your number one that I. JB I think less or with a double clause all those deals 16, 16, 17 So awesome. I love them. Yeah I don't know is that many I mean. Well here's the B, I mean they come in five deals at a time. I was talking to 2025 listings range at any given time. I mean it was crazy. And then again, they don't know. I think. So that's when I took the time to and I ran it by to make sure that we're in agreement, that I put it all in writing how the step by step and how to do this and that gets the next step is to make it break it down for people I worked out great of that only got even more people on board. So I got to the point where I'm sitting. Prof. I'm saying, well, you know what? I'm kind of cool on this. You know, I can do it on my own. So I started now facing out of helping out. So all this other people, I was taking on everybody. I was trying to help as many people as I could and successfully did it. I don't think we had any bad experience with and B, so we all made money. But now I'm doing I'm I simplified, I'm downsizing. I went from a team of five to like me solo. I'm printing all the mailers from my house. I have a folding machine and everything else. I'm doing great results myself. I have the time during the day to skip trays, so I'm skip tracing my Theo said. I'm getting my own phone numbers and I'm fixing them for boys Google Boys and getting a lot of replies. I mean, they're going into Ladder three days later. Opportunity for me. I also found great results in email. I see that most people like if you're like me and like all our ideas and have a specific name that I know failed Rick I'm going to pick up. So I was seen a lot of that on my attempt call. Call the people can know where I'm getting voicemail replies back, so I started texting. I get replies right away. People just reply and they give you a reply. It's a lot quicker than mailers. I'm also just balance. That's my bread and butter, I would say. But I'm also experiencing last 90 days. I've seen a lot quicker result with texting via Google voice and emails, by the way. Wow, I love it. Yeah, that's my success again. What you have what together, sir, is actually a wonderful tool, given people no experience. It's foolproof. If you follow step by step, I guarantee you, and I've proven it to other people, by the way it has skeptical, said hey Jose. I don't know what I'm doing. I want to. Well, let me further this to you. I mean, we're not do it Joe's way and Joe's way actually works and you yield great results. I mean, I have a group, me and Eric and Jason and Zack and Tim and a few others that I help out. We have a what we call an Vans group. zoom meeting biweekly. Our current scenarios and things that are it's way ahead of our we get we get the basic help from your awesome group and Facebook know I'm saying but at our level that's really not helping us to with our current issues I'm really probably going to the same we have more obvious issues as well as things and different scenarios that we get to discuss by way of marketing techniques, what's working for purpose. So we keep a network of people that are doing this successfully and compare notes and exchange ideas.

Joe:  I love doing that. I love that you guys are doing that too, and you're networking with each other because that's my whole goal of creating this community. You know, I looked at there's some other guys in the industry like Pace who's got these amazing communities, and I'm just like, I want at least a part of that. And so I encourage that. I want you guys to partner with each other on deals, lend money on each other to each other, on deals. I got just a couple more questions. We'll wrap this up real quick Rhea. Well, first Jose did you get the business completion challenge?

Jose:  Absolutely. I had what happened? Number one, I was that kind of guy that I was sending an email to your office like, hey, listen, guys, I'm over this module. Let me I just. The other one. No, you got to wait seven days. Not a one wait seven days. I did it on a date, so I think I was qualified for my boards within 90 days. And I sent you guys the application. I was aware, Lee. I mean, I went through your course in, like, a week. And then, of course, having the experience and I'm implementing as I'm hearing this, I'm much while I'm commenting module one, it's like, go. When I got to module six, I already had letters out or being ordered. I'm saying I have those of you that I love that I had the funding to get all this tools that you needed. Then I found out, I mean, after the accounting at the end of the year, I found out two things. Number one, am I doing this? All this investing and double crossing under my name? So obviously that's my guarantee or collateral. I could probably save my name if I'm being somebody else. So now I'm taxable on all those Delta guys in company. So I learned a lot in my first year trial and error and that's why I simplified everything else back. And I tell you what, I've been able to do it all by myself. I still go maybe 25 hours a week and I do it all. It's mailers to the skip tracing to the contact, the people, to the contracting, to the acquisitions, to marketing, to the selling, to the posting of the animals myself. And I love having that control saying because you don't have to wait in the house. But it's a wonderful thing.

Joe:  Keep it super simple. Okay. 1 or 2 more questions. Rhea, thank you again for being here. And I'm humbled by all of the nice things you guys are saying about me. What would you say to your earlier self? A year ago, Rhea, when you were first getting into this, what would you say to yourself, knowing what you know now?

Rhea:  Boy, I don't know. You know, I listen, Imelda dragged me in and then I sort of felt like I had no choice. And, you know, I just I didn't. You know what I would say? Don't think about it too much. Just take the action. Because if you if you start to think about it too much, like, I don't know, are these mailers going to work? Wait, should we change the wording? Don't obsess about that. Just send offers like you say, Right? Send the offers. And then as you have things coming back in and you're adjusting your conversations, your, you know, your lead management conversations, you'll start to adjust your own business so that it fits you. But don't worry about that. Just follow exactly what it says in the blueprint. Don't change anything. Don't worry about am I going to use this if I just follow exactly what it says and do what it says and then sit back and wait for your first results.

Joe:  I love that. I tell people all the time, Stop worrying about steps seven and eight. Just do steps one and two and it'll take worry about what's next, not the what ifs. Thank you, Rhea. Jose, what would you tell yourself the earlier self when you're first getting into land?

Jose:  Why didn't I come across your deal earlier? And I'm saying I knew this a year ago. I would have been retired by now. I'm semi-retired, but I still like doing something. Why would I tell myself, you know, just pay attention. Listen, not that I don't know it all, but yeah, I mean, maybe I have a little ego doing this over ten years. Say I'm doing it successfully. So I'm like round of questions and my question back, I'm glad I didn't. And I'm saying it was so it all made so much sense to get go to an experienced guy like me, but I just follow it. What I was not expecting, this was a surprise. Results coming faster and greater than what you told us. They said I was giving a try, hoping that, you know, I know it's going to take time and I get excited. Maybe a 1% return. And no, I mean, everything exceeded. Like I said, my course. I was completed within 90 days. I already had ten properties on freedom. So by the time that I send for my check back, you know, I'm saying I love it early, should have some get go and I haven't stop ever since then. It just getting I'm slowing down now. I'm like okay let me a more selective here less deals more profit and I'm saying and keeping it simple and trying to break away from our gave so as they need me I still have debuts this year and got some Georgia Greg go getter so of course I'm always there for him and anybody else that needs my help.

Joe:  Yeah and so guys, when you invest in this program and you get into the Facebook group in the community, look up, really look up Jose, and ask questions, say, Hey, I've got this deal, you want to help me with it? And we have all the resources you need, all the resources, all the support you need. You have zero excuses for failing. I often say you can make money or you can make excuses, but you can't make both. And so that's why I created this program, right? I just want to get together a bunch of people that are doing deals and let's make a difference in our lives so we can spend more time with our families and we can have financial freedom and all that good stuff. So Rhea and Jose, thank you so much for being here. I really appreciate you guys. All right.

Rhea:  Joe you're amazing. Thank you. We appreciate you.

Joe:  All right. So welcome, guys. I want to take a minute here to introduce you to everybody. Really appreciate you being here. Let me just ask you real quick, Rudy, you're kind of brand new to the community. How long you did you how long ago did you get into my course?

Rudy:  I started about a year ago.

Joe:  Okay. Sorry.

Rudy:  Yeah, I started about a year ago. I just. I don't post a lot is what it is. Yes.

Joe:  Well, what got my attention about a couple of weeks ago was. Yeah, I was on the 2nd of October you posted a win. You closed a deal on a lot that you purchased in California. Can I share this real quick with everybody?

Rudy:  Yeah, absolutely.

Joe:  You purchased a property for 32 grand and two days later. Two months later, sorry, two months later, you got it under contract for 75 grand and you sold it with owner financing, right? Yes. All right. And you got a buyer that paid you 20 grand down and you're making how much a month right now on that deal?

Rudy:  1500. Yeah, we're very happy about that.

Joe:  Apologize. Thinking that you were new but, you know, pose much in the Facebook group because you're quiet. You're a quiet ninja out there doing these deals and you started posting more. And I was like, Wow, this is awesome. And you're also and all three of you are also networking with other people in the community to do deals together. So thank you for sharing that, Rudy And you've done some other deals, but talk about real quick, why did you get my program and where were you at when you got started?

Rudy:  Yeah, I picked your program, right, Because I liked a lot about what you were doing, you know, just kind of like your processes and everything that you were showing. And you had mentioned like the spouse, you know, buying course and buying courses and then not a whole lot coming back from it. That was kind of me, right? And so I got her on board with the report, right? So I read that while I had been following you for a while and I was like, Look, look at this. I can get the money back. I can get the money back. And so I got her on board with this. So yeah, I had been following her for a while. I like the systems, I like the processes. And it just it just seems so easy. It is simple. It's just, you know, you got to put in the work, right? You can't is that you're not going to just buy the course and then everything's going to come. You got to put in the work as well. Yeah.

Joe:  Okay. So you did get the business completion challenge, right? Yes. Okay. And did your did your wife is she a believer now? Yeah. So, Rudy, talk about how many deals on average are you doing a month right now.

Rudy:  That I've started? I've gotten about six. I've done six. I've made about upwards of 70 grand of those. And I have two more that I haven't sold yet. What I started doing is, you know, with the income that I was generating, I actually started to buy the last myself, right. And then just put them on my list. So I don't have like all the pressure of like, you know, how can I sell this right as I buy it, I listed and I just wait for the offer to come and they usually come. There doesn't take too long.

Joe:  Yeah. So I touch briefly on it today, like how do we sell our deals? And so let me I'm going to ask all three of you this question. But Rudy, how do you like to sell your deals now?

Rudy:  Today, my first one, I did a double cross and then I assigned one and then after that, the rest. I just I've just been buying.

Joe:  So title and double closes real quick.

Rudy:  The double closes. You know, I closed escrow on it. I purchased it and turn around and sell it, you know, like right away, like that. Or I had a buyer on pace already that was ready to close.

Joe:  Yeah. Okay, good. So you had a buyer in place, but did you use our money or did you use your own money to do the double close.

Rudy:  With that one I used my own money because it was only the 3000. It was a $3,000 purchase. And then I sold it for 13,500.

Joe:  Better than a poke in the eye of the stick. That's awesome. And I know you guys know this, but just for everybody else out there, we do offer free transactional funding. So if you need the money to close and Zack you use this. We'll talk about this in a second. That's right. When you need the money to close on a deal so you can turn around and sell because you already have a buyer, we have that money for you that you don't have to pay anything for. It's absolutely free. Thank you, Rudy. I'm going to have more questions for you in a second. Hey Zack how are you doing man?

Zack:  Yeah, yeah, I'm doing great.

Joe:  You're good. How long ago? Used to do some houses, Right. And why did you start looking at land?

Zack:  So I had been interested in real estate for a long time and I didn't take action on like, like a lot of people read a lot of books. Listen, podcasts didn't like actually I was working as an engineer part time. And then I unfortunately went into kidney failure where I ended up on dialysis doing 12 hours a day of peritoneal dialysis, and I lost my job. I only had a few hours a day and I had to make ends meet and I was interested in real estate. So I came across some local wholesalers that were in my state and they needed somebody to help them with acquisitions. The trade off was that they were going to teach me, so I did that for a short period of time. And I also build houses, specifically acquired the contracts for these houses, and I color the process that way. And I that was kind of it. I knew how to talk to sellers and I knew how to get a contract, and that's kind of where my experience mostly ended, thank God. A couple last year I ended up getting a kidney transplant. Once I was healed from that, I was at a crossroads. Do I go back to work or do I do this thing full time for myself? And that's what I chose. I decided I was going to give it 110% and I came across you your videos on YouTube. I think we emailed a little bit back and forth. I had some questions and I decided I was going all in on land. Things attracted me to lands and you seem to be the guy that knew all about it. So that's why I went with your course. And since December of last year, I got started and had a look back since.

Joe:  That is awesome. I want to ask you about that transactional funding deal in a minute, but on how many deals approximately? Not specific numbers. If you if you don't know, but how many deals have you done since then?

Zack:  Since December, I think that I have closed and sold about 13. I have some on the MLS right now. I have some that I'm holding. So I've gotten more contracts. But money in the bank is when I like count it and since December I'm at 13.

Joe:  Awesome, 13 deals. And when you when you wholesale a deal by what's the average profit you get.

 

Zack:  Average profit that I chew for ten and I'm growing a bigger profits now my started a lot smaller I think. My average right now is about eight.

Joe:  Okay. Yeah. That's good. Talking about that transactional funding deal. This was a deal. Was it one of the first deals that you did?

Zack: I think that might have been my third or fourth. I had a good grasp of what I was doing. So what I was doing at first is just wholesaling and I've done double closers as well. And when you do a double close, you have to lock up, you know, the financing. Smaller deals I'd fund myself, but I had other deals in the pipeline that I had my money wrapped up in, what limited funds I had. And when I came across this deal, the seller had called in from a postcard and she was ready to go right now. You know, motivation was high. She was ready. She was ready to get this thing sold. So I locked it up. I told her I might close as fast as possible. And that's when I called you. And you said, All right, let's do it. You showed me how to, you know, get the mind together. And actually, that was probably one of the smoothest deals that I've had. We secured the funding. It sold in about a day and turned around and closed it. I think in two weeks later after we got the contract on it. And now I think that was my suit.

Joe:  Yeah. Well, that's good to hear. That's awesome. Yeah. Zach, what's. What is your favorite way to sell deals now? Today?

Zack:  My favorite way to sell deals is to pass it off to an agent who I have a great relationship with and just put it on the MLS. That being said, I've sold deals multiple different ways. Sometimes I like to just send a mailer to a neighbor and sell it directly to them. It feels great to me because, you know, they're acquiring more lands and I can get it to them at a great deal and they're happy and I'm happy. The seller is happy, like close fast, and everybody wins.

Joe:  You know, I just bought my own vacant lot next to me because the owner contacted me just three months ago and worked a little. Yeah, I was like, Thank you so much. I was really appreciative. You know, it's like, I don't want it. I don't want somebody else buying that property and building something on it. Right. And he gave me a good deal and I was like, Let's do it. So I love that. We do great way to sell properties that everybody else passes on that are landlocked properties, you know, because you might be able to sell them to a neighbor. Let me ask you another question, Zach. Have you ever made a bad offer on a deal that you had to back out of before?

Zack:  Yes, absolutely.

Joe:  Okay. So did you lose any money on that deal or how did you how did you do that?

Zack:  If I lost anything, am I having a little bit of pride? I didn't lose any money. I maintained rapport with the seller. And I told them that, you know, unfortunately, we couldn't do this. So we parted ways. But I mean, that that was that. You know, it's great to have a contract and it's really great to sell it, but if you can't close on it, it's not the end of the world.

Joe:  Yeah, I love that. And with it's a lot easier than a house deal, isn't it, to get out of a deal and you have more time, right?

Zack:  Absolutely.

Joe:  Absolutely. How in your contracts now, when you make offers to sellers, are you still doing 90 days or do you do you go shorter? How do you how are you doing that now?

Zack:  I always shoot for 90 days and majority of the time I alternate push back on it. The vast majority of time I don't get pushback on it at all. There have been times that I have the deal we just talked about. She would she needed to close very fast. So I think I might have still had 90 days on that contract. But to make the situation work well for her, I did close extremely fast. So I wish you for 90 days. Unless I have to change things to make it work.

Joe:  And you've been in the community now, you've been active. You're networking with guys if you need it, if you found a good deal and you needed the money, but your capital was all tied up in another deal. How confident do you feel right now that you could get the money for any deal you wanted?

Zack:  Fully confident, fully confident in the deal. If you have a great deal, the money will come. And an eye opening thing for me that I've learned is you might not know it now, but there are people out there that want to get good returns on their money and they're just waiting for someone like you to call them with an opportunity. And when especially with a double closing, where you have all the box checked, you have a buyer ready to go, the title is clear. It's right. I mean, all you need is signatures and then boom, they get their money back. You know, it's a no brainer for lenders. So it just the deal, if you get the deal, all else will fall in place.

Joe:  Okay. One more question. We'll move to Eric. Do you feel like land is easier than houses?

Zack:  Yeah, That's why I that's what attracted me to it. I also wanted to work virtually by a big I mean, a big pitfall with houses is I was never a contractor. I knew a little bit about houses, but, you know, the inspection of a house, the renovation, there's just there's so much gray area. And with land, most of the time we can see what we need to see on public record. And it's just very straightforward.

Joe:  Okay. Did you do my business completion challenge?

Zack:  I have not yet. Honestly, I've just been kind of trucking down the road.

Joe:  All right, cool. I got another question for you later, but I want to move on to Eric. How are you doing, Eric?

Eric:  I'm good. How are you?

Joe:  Really good, man. I've had you on my podcast before and it's you've got a cool, amazing story. Talk about how you got started real quickly into land investing. Why land? Yeah, yeah, yeah.

Eric:  I mean, like Zack, I didn't have as. Much experience in the houses, but I was interested in real estate and naturally just kind of gravitated towards houses because that's kind of what everyone is talking about. And very quickly, I think, I think I had one single home under contract and started working with some general contractors and thought, this is this is not my this is not my thing. It's just a lot of complication and a lot of moving parts. And I was actually listening to a podcast of yours where this is probably a couple of years ago now where you were talking about land. And that's really where I was intrigued at the simplicity of it. And like Zack, I wanted to work remotely. I didn't necessarily want to run around town or the region looking at homes and things. I wanted it to be fairly simple and something that I could do from pretty much anywhere in the world with wifi. Right.

Joe:  Nice, Nice. And I know you did the business completion challenge, right?

Eric:  I did, yes. Yeah, I guess.

Joe:  I know one because I can see all the pictures. You know, when I'm doing my presentation, I see your picture in there and it makes me smile every time I see it. And I guess he gets it because I see the deals that you're doing and now you're helping other people do deals in the community and you're doing some networking, really cool, amazing things. I love that. Tell me why. Why do you like land? What are some of the big reasons why you like land investing?

Eric:  Yeah, again, I think the simplicity is huge, right? So the simplicity and just being able to work from anywhere. But it's, it's a lot easier at least for me to be able to go out there and analyze and in comp land than it is houses. There's a lot less complications when it comes to I mean, you know, what could go wrong with land, Right? In fact, I've got a lot down in Florida right now that it was right in the center of sort of the one of the latest hurricanes. And I was talking to my agent the other day, and luckily she's fine and everybody around her is fine. But she was like, yeah, I mean, your lot looks the same. You don't really have to be too concerned about that kind of stuff. And, you know, again, I think it's just one of those, one of those things that I thoroughly enjoy just because, again, the simplicity of it. But there's also a lot of variety, too, depending on what market you're in. And so there's still a challenge to be able to learn the markets and network and meet new people. But it's definitely more simple than homes or other investments.

Joe:  Now, what's your you know, some people are saying, hey, the market is slowing down, interest rates are going up, houses are sitting on the market longer now. Are you still seeing a lot of opportunity in land?

Eric:  Yeah, absolutely. Yeah, I've noticed for me, I've needed to shift markets a little bit. Right. I think that's just that's just normal. That's typical for almost any industry that you're in. But there are absolutely still sellers out there. There's still buyers out there. In fact, like 30s ago, I just got an offer for one of my properties, so there's still people wanting to sell, still people wanting to buy.

Joe:  So nice. If you could you share a little bit of your numbers, You know, how many how long you've been doing this, how many deals have you done or how many deals do you average a month? You know, that's for sure. Sure. Yeah. So I've been in.

Eric:  It almost two years now, actually. I started and I technically started in December 2022, really started mailing, I guess, in January of 2023 last year. I focus solely on sort of infill lots and assignment. So just real quick sales, if I remember right, I believe I did about 17 deals last year. This year I pivoted a little bit to larger acreage, larger value lots. But just to give you kind of recent numbers, I guess this last month I've gotten four we're working on five and six right now for the month of properties under contract.

Joe:  Awesome. And so are you seeing bigger profits on the bigger deals For sure. What was your average profit on the assignments, on the infill lots that you were doing?

Eric:  Those are I mean, they're still pretty healthy. I think it was about 7500 was like the net amount to me on average.

Joe:  And some people like the smaller infill lots because maybe they're less intimidating. There's not as much money to buy it. And do you is that still a good place to for people to get started, would you say?

Eric:  I think so, yeah. And for me one of the things that I didn't do a lot of that I know a lot of folks that focus on into lots do is I didn't do a lot of sort of building my buyer lists or reaching out to local builders and contractors. So I think there's probably even more significant wins on the infill side if you were to do that. But naturally, I think the demand for infill lots is probably a little bit larger just because you're closer to bigger metropolitan areas, suburban areas.

Joe:  So maybe on an infill lot, the smaller your profits will be a little smaller on the bigger lots, more recreational land way out, kind of in the sticks. What would an average profit be that somebody could expect to make from what you've seen? Yeah, from what I what.

Eric:  I've personally seen is, you know, like Zach, I shoot for about 15,000 minimum. I'm about maybe 12.5. So every now and then it's a little less than that. But there's a couple that are 20, $30,000 profit too as well. So that 15,000 is kind of what I shoot for.

Joe:  Nice. You're kind of a lifestyle guy. How many hours a week do you work in the business?

Eric:  So I just don't know if you and I have talked about this. I very shortly after I started this land business, I sort of realized I actually really enjoy this. So I probably work more than I have to work because I love just analyzing markets and things. But honestly, you know, probably an hour or two a day is how much time I've got a small, small team to part time individuals. Otherwise, it's just, you know, I'm working maybe an hour or two a day.

Joe:  And do you have another full time job? How are you doing this full time? Where are you at with that?

Eric:  Yeah, I'm doing this full time. I kind of I just, like, took the leap. When I when I listen to Joe's podcast and then I think truly, I mean, you brought up the business completion aspect, and that was the thing that's, you know, sort of sealed the deal for me because I kind of thought, now it's up to me if I can do the work, I get the money back. I didn't necessarily have to convince my wife like Rudy, but at the same time, I knew it would be helpful if I could come back and say, Hey, look, I did it and I got the money back. But for me, I just I just know me. And so for me, I just decided, hey, look, I'm going to I'm going to go all in on this and I'm happy I did. I got to put 100% focus into it.

Joe:  Love it. Okay. So I want to ask you guys, we'll go back to Rudy here. Rudy, what would you say? Because there's a lot of people here that are like, I don't know if I should get the program or not. And I haven't I haven't even told everybody how much it costs, but I've been adding a lot of new things into it. I've been like, I've got to make this the best land program out there. And so I'm doing everything I can to kind of make it easy to take away the risk, to give people a clear, simple, simple path. But what would you say, Rudy, to somebody who's on the fence maybe thinking, I don't know if I can get this or whatnot?

Rudy:  I would say, just do it right. Hop in there. Right. I mean, worst case scenario, you get your money back. You can't you can't lose there. Right. But, you know, for those that like really pursue it and take action with it and follow the steps that you're laying out, I mean, the deals will eventually start to come. And the more the more consistent you stay with it, the more they'll come up. Right. So I would say give it a shot. Go for it. You don't really have anything to lose as long as you follow the steps and that, you know, it's great because everything's laid out in front of you, right? Like how to call, how to find the deals, how to set up the metrics, the CRM. I mean, it's all how to get the funding, right? So there you have everything in one place. So I think that's fantastic.

Joe:  I love it. I'm looking at you. You did post something a year ago, Rudy, in my Facebook group. I'm looking at it right now. It says, this is completion challenge update been in the program for under six months. I've completed all the modules, done the homework. I hired a VA again, sending mail six weeks ago. I've committed to following the steps just as Joe teaches. As of today, I have five lots under contract in North Carolina. And you were partnering with Jose Armstrong, who is on. I had him on yesterday. We are now working to get these lots sold. How many of those lots did you sell? Do you remember?

Rudy:  I believe three of them. Three of them ended up falling out of contract. One of them was a seller that didn't want to close at the end of the day. Right. Because she had somebody in her ear that was telling her we had a contract or I believe it was I believe it was 15 for 10 or 15,000. And it was right on the river. It was it was a really nice lot. And she had somebody in her ear that was telling her it was worth like 110 or 120. And she didn't want she ultimately didn't want to close. Right. And then and then there was two more where they were under contract at really good prices. Right? I just couldn't sell them because when I was doing the copying, I was doing it by the zip code, right? I was looking in an area that was too big because I was just starting out, right? I did. I was still trying to get the copy down and the area I was looking in was too broad, right? And so, no, it was priced really good. I had him under contract. I mean, like if they would have sold according to what I was looking at, I would have made about 15 or $20,000 on each one. Right.

Joe:  But even if I lose, he didn't lose any money.

Rudy:  I didn't lose anything. Right. I just couldn't I couldn't close. That was it. But the.

Joe:  Two that you did close, how much.

Rudy:  Did you make on those? Do you remember? One of them was with Jose. That was an assignment. That one we also had under contract for 14,000. We sold that one for 25. Always bet that one and the other one was the one I mentioned. We I bought that one for 3000. That was a double closing. I sold that on for 13,500. Right. So, so it's actually been is, has been decent, right. It's been decent. Yeah. I think for one of the things for me is, you know, I've been having an issue with scaling because I also work full time at the same time. Right? So like Eric, I do this for an hour or two a day, right? And sometimes I just have too much on my plate and I can't respond as fast as I want to. So I just recently started putting together a team, right? And so now I have other guys that are on board with me and we're in the process of figuring things out, organizing and getting ready to take this to the next level.

Joe:  I love it. Really. Thank you so much. Thank you so much for being here and I appreciate the time. Zack, what would you say to somebody who's on the fence is like, Yeah, I don't know, man. This is a lot of money. Should they get it? What would your advice?

Zack:  Yeah, I mean, it's overwhelming. I'm I came from an engineering background, and I know you did, too. We get analysis paralysis. So that could be the hold up. You know, maybe it's the money. Maybe it's you don't know what you don't know. How do you how do you eat a sandwich one by two and time? How do you walk a mile, one step at a time. You just got to consider what's the next step. Let's get started. Let's execute.

Joe:  Yeah. And all three of you guys have been massive implementers, massive action takers. Which is why you've had any success that you had. That's awesome. Somebody clear? You're asking a good question your audience asked. I'll ask that in a second here, Eric. What would you say to somebody just getting started. What do you think?

Eric:  Yeah, I think what Rudy and Zack said is absolutely accurate. I'd say, you know, at the end of the day, the money shouldn't be the issue because if you think you can do the work, which truly I mean and I know at least I understood this in the very beginning, you know, what Joe's saying as far as what the requirements are, it's not going to be difficult. Like if you're doing the work, if you're following the modules, it will not be difficult to get, you know, 50 offers out in that amount of time. And so it really is just more being honest with yourself, am I really committed to do this right? And it's not going to it doesn't take I know I quit my full time job. You do not need to do that. You know, you really just need to kind of be honest with yourself. And if you really do think that, you know. Yep, I can. I can do this. Don't worry about the money. And like Zack said, I think Joe does a great job in his program. What I did is I actually went through every single module and just took notes. I didn't try and do anything. I just took notes. And then I went right back to the beginning and I just did. I just watched the first module and I went and did a second module. I went and did it. And, you know, it's it is relatively simple. And like I said, it's just the money piece of it. Don't worry about the money piece of it. As long as you know that you're committed to it. It's simple.

Joe:  So I love the fact that all three of you shared about, you know, you've had deals in the past where you had to cancel or walk away from, but you didn't lose any money on those deals. You know, and that's a great thing about being in a community. Like what we have is we can network with each other. I know some of you guys, you have networking meetings and zoom that you meet outside of my community, which is awesome. I love it. And you're partnering with each other on deals and you're helping other people out. That was my big goal in creating this. I just want it to be a big deal machine doing deals together with each other. So anyway, thank you so much, Zack. Eric and Rudy. I really appreciate you guys. You've inspired me. I appreciate it.

Eric:  This is actually the second program I've been a part of. I started my initial land selling vacant land selling with another provider back in April of 23. I didn't really have any success with that. It wasn't laid out anywhere like this program is.

Rhea:  In the past. You get analysis paralysis, or you just get down in the doldrums where it seems like, you know, not sure what to do next.

Eric:  I wouldn't need to know where to begin if it wasn't for you. So I just wanted to say I'm very grateful.

Rudy:  The training itself was very helpful. I think Joe did a good job of going from beginning to hand and walking you through like the process of how to start looking for a land, how to pull list. That was a big part that I felt I needed to know for land.

Eric:  I've been in the real estate business for over 30 years and have taken many courses and many seminars over the years. If someone were to come to me today asking me what to get into or where to start, I would recommend Joe's course.

Rhea:  It's a step by step course. It goes through the research of land setting procedures for the business and closing deals. As an introvert, I really feel confident that I can make this business work for me. He's constantly creating new content that is often speaking to exactly the problem you're having in the moment. I really want to emphasize that he's got a great course here. I highly recommend it.

Eric:  This was definitely organized, a well thought out plan with a lot of resources to help me be successful.

Rhea:  The course has been so life changing and has really opened up my mind to the profit possibility and land investment.

Eric:  Everything from A to Z was absolutely laid out for you. You really walked me through step by step from starting my LLC to implement the strategies that you teach.

Rhea:  I've been doing this business for five years and he's the best trainer I've ever come across and I've been into coaching programs, so I highly recommend that you get into this program.

Rudy:  He really knows how to find lots and turn them into a monthly stream of income is what we're most excited. We've got several properties under contract, one of which I actually closed on myself. That's a 2240 right there, a lot of 420 seller for 40. So it can't be that. But I would highly recommend if you're on the fence about doing this, go ahead and jump in like I did. And I was just really amazed at the responses I was receiving and then offer letters that were sent out and actually had two contracts come available.

Rhea:  This course has allowed me to be a business owner in addition to a real estate investor. We have sent out way more than 25 offers. We have so many leads that have come in.

Jose:  So Joe can't thank you enough. He literally did provide us a business. It's in a box. Your education, your mentorship and your coaching has been a blessing, and I'm having fun every step of the way. I purchased Joe's simple pamphlets and I absolutely love it. It's the best purchase I've ever made as far as a course goes. It definitely gave me the confidence to take the next step. It really explained step by step on exactly what to do to get your business up and running. I absolutely suggest Joe McCall's land course.

Rhea:  The support is great. The resources are tremendous. He provides still funding transactional lending. He can provide a proof of funds letter. He even provides free leads.

Jose:  We can buy raw land, resell the land on owner financing and create a passive monthly revenue of income. We are so excited about that. What's impressed me most about the course is all the hand-holding along the way. Joe's got plenty of webinars and coaching calls and what have you.

Eric:  The support has been second to none. So I would highly recommend and wish you the best of luck. This is a great program and I am so glad that I was able to locate it and I was so glad that he's able to continue to help me to proceed and become financially independent.

Eric: Joe's systems have made keep track all my leads and really take my business to the next level with automation.

Rudy:  I just want to let you know this is our finding exciting way to jump start some cash flow for real estate investment. I've learned a lot from Joe and his team.

Rhea:  From start to finish, from what he teaches. I did a deal. Thank you, Joe. You're awesome. Really helps people who need to take incremental steps to make progress, really have that support. The responses are so fast. Definitely recommend this course to anybody. Thank you so much, Joe. Loved it and really liked how simple he's made the course. We've gotten over 100 leads and written 90 offers and had about ten properties under contract. Two are starting home buyers now. So we're looking forward to building our business.

Rudy:  It's simple. Straight to the point. Very easy to use. I have one, two, three, four, five, six, seven, eight properties under contract right now. Thanks, Joe. Great. Course. I recommend it to anybody. I am a big fan of the course. I thought it was really good, especially for people who are brand new to real estate or land in general. I came in with no experience and I'm already working on some deals, a lot of success stories. A lot of people are doing really well in this business. So overall, it's a great course. I would recommend it to anybody who is on the fence about it. I'm going to continue to do land deals. Thank you again.