Joe: Hey, what's up, guys? Joe McCall, REI in your car.

Joe: I'm excited about this episode. I'm just going to be talking about something I’ve got cooking. Oh, I’ve got some good things cooking here. I am leaving a Tesla supercharger. It's late in the evening. I had to run some errands, and my wife is actually at some friends for a birthday party, and all my kids are out doing stuff, which is crazy. Now that they're older, they're doing stuff. They're not at home. So anyway, I thought I'd just go get my car charged and run a few errands myself. But now I'm heading back home, and I wanted to talk to you about something I'm super excited about.

As I'm recording this, it's, I don't remember, November 25th, I think. And one of the cool things we have coming up is a workshop I’m doing called Get a Contract by Christmas. You like the double play on words, or whatever it's called when you have contract and Christmas, starts with a C. Well, anyway, Contract for Christmas. I’m going to do a workshop next week teaching people how to actually get a contract by Christmas.

And in fact, I'm pretty excited about this. I'm going to guarantee that if you do what I teach you in this workshop, you're going to get a contract by Christmas. So here's the deal. If you go to JoeMcCall.com/ChristmasContract, you’ll get a link to either sign up for the live class I'm going to be doing or get a replay of it. I'm probably going to charge something for it, not sure how much yet, but I'm going to be giving you a lot of really cool stuff, a lot of things you can take and implement that same night. I'm thinking I'll do the workshop on a Friday night. That’ll give you three weeks exactly to get a property under contract.

Now, what on earth am I talking about? This is what's really cool. I was doing an impromptu coaching call with my community in the Dirt Flippers today, and there was a guy who hopped on who’s been a member for over three years. His name is Jose, solid guy, does a lot of deals, and he keeps things really, really simple. What’s funny is I'm always complicating things and adding all these fancy tools, and he just uses Google Voice. He's not using FreedomSoft. Nothing wrong with FreedomSoft. He’s just keeping it super simple with sending five to ten letters a day with offers to sellers.

This is something I’ve taught for years. I used to do a lot with houses, then started doing it with land, but never really focused on it. My thing has always been get a big list of five thousand vacant landowners in a hot area, send them all a postcard, get them into voicemail, call them back, send an offer. It's been my modus operandi for a long time. I have done a lot of deals that way. A lot of clients have done a lot of deals that way. But here's the problem. A lot of people don’t have the budget, or they're afraid to spend seven hundred dollars on a thousand postcards. Maybe they don’t have the money, or they don’t want to risk mailing the wrong list, making bad offers, getting too many accepted, too many rejected. All of that.

So one of the things you can do, and this was cool hearing Jose talk, is what if you just sent five to ten blind offers every day. Now, let me clarify. I’m not talking about the stupid blind offers most investors send, like five hundred or one thousand or ten thousand at a time using algorithms and county pricing. I’ve never liked that. I've always preferred talking to a seller and sending intelligent offers.

In fact, when I’m doing regular direct mail, I send neutral letters that say, text or call my 24 hour recorded voicemail. And on the voicemail I say this. Are you tired of fake offers? We are real investors. We buy land for long term investing. We will pay cash. We will give you a fair offer. We close in 30 days. Unlike all the ding a lings sending fake offers that they later renegotiate, we make legit offers.

So while everyone else is sending mass blind offers, what if you instead sent five to ten intelligent offers every day? Meaning, every day you pull up five properties that meet very specific criteria, not just a good state or good county but a good zip code where there is actual demand. Then you look at what’s selling, what acreage is moving, who’s buying what. Then you pull a very specific list of owners whose properties are not landlocked, not wetlands, not on slope, have at least ten to twenty feet of road frontage, are owned by out of county individuals, not LLCs, and so on.

What if there was a way to get this granular, find a small list of highly qualified leads in top zip codes, and then send each one a personal, intelligent offer? You smelling what I’m stepping in? This is awesome and exciting stuff.

I’m going to teach this in the upcoming Contract by Christmas workshop, where I’ll dive deep into how to do this. In fact, I’m going to send five real offers to real deals live during the workshop. I’ll show you two types, a cash offer and a two option letter of intent, cash and owner financing. I've used this for years. I’ll show you the spreadsheet, the letters, the calculator, and the software I use to pull comps and data.

Now, here's the thing. If you do this, if you send five to ten of these a day, I can virtually guarantee you will do a deal by Christmas. Why? Because you're sending intelligent offers. You have researched the property. You know it's not wetlands or landlocked. You know there is access, no major easements, no power line running through the property. You know it's in a good area with demand. You're looking at real comps within a five mile radius. You're making a ninety nine percent intelligent offer. Unlike the ding a lings mass blasting ridiculous prices.

I’ll also show you how to send both cash and owner financing offers so sellers get options. For example, cash at forty cents on the dollar, owner financing at seventy. You structure it so that if you buy with owner financing, you sell with owner financing and cash flow at least two hundred dollars a month. And I’ll show you how to avoid the danger of getting accepted offers before you have buyers by structuring payments to the seller to start in sixty to ninety days, giving you plenty of time to find a buyer.

Here is what is different. I’ve been working a lot with ChatGPT on understanding landowners, their fears, concerns, objections, what makes them say yes or no. I’ve been creating letters and cover pages that help you stand head and shoulders above your competition. These letters make very persuasive cases for why your offer is the best.

During the workshop, I’ll actually make five offers that we will send the same day, and I’ll teach you how to do it.

So what is the catch? First, I’m going to charge for this webinar. I should charge one thousand dollars because even one deal pays for itself many times over, but I won’t. I’ll probably charge forty seven or ninety seven dollars or something like that. But it will give you skills you can replicate and even outsource to a five dollar per hour VA once you understand it.

Jose, who I mentioned, is crushing it with this. He sends about ten of these a day, six days a week. That is sixty a week, two hundred a month, and he gets three to four deals a month under contract. That is one out of every about fifty to sixty offers. That is really good, and it costs maybe sixty dollars to send sixty offers. Would you spend sixty or even one hundred dollars to make five thousand to ten thousand dollars? I hope you say yes.

So if you want to watch me do this, if you want to learn it, if you want to remove the fear, what if I make a bad offer, what if they say yes, what if I don’t have the money, then go to JoeMcCall.com/ChristmasContract. Get the workshop details. I'm excited. It's going to be a lot of fun. And I will refund your money if you do the work and do not get a contract by Christmas.

All right, I'm tired, guys. I have to go. Appreciate you all. Take care. Bye bye.