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Should I use First Class Mail or Standard Mail?

Frequently people ask, should I mail my offer letters via First Class Mail, or should I choose Standard Mail?

Yes, there is a cost savings to choosing Standard Class mail, but before you make that choice, consider the differences and see which of these you prefer.  Remember, ultimately, the decision is yours.

First Class Mail

  • USPS first-class delivery is given priority over standard mail​
  • Local mail will typically be delivered in 2-3 days.
  • Nationally, first-class mail should be delivered in about 4 days. First-class mail postage includes forwarding and return services with no additional charge.

Standard Class Mail

  • Standard Mail, is known as "bulk mail"
  • It's processed by the USPS on a “time available” basis.
  • Standard mail is not forwarded or returned if undeliverable.
  • Standard mail will typically be delivered in under 5 business days locally.
  • Nationwide it could take 2 to 3 weeks.
  • Standard Mail should not be used for time-sensitive mail. 

So which one is best for your business?


Are you Struggling with Sales?

Are you struggling to sell your land and not sure why? Are you generating leads from your ads but not converting? Are you not closing enough deals?

Here’s one thing that might be going on and it’s probably an easier fix than what you think.

I propose that you have not connected with your prospects on why this property solves their problem.

Yep, we all have the same pattern, we only buy something when that item solves a real or perceived pain point. Said another way, we don’t just buy things because we want it, we buy things because we see them as a solution to a problem.

Let’s look at these 2 Cases, First, you might now that I own a quadcopter, aka, a drone.

I love this thing, I have taken it out to my land and taken pictures, recorded videos for my website, used it to cruise the neighborhood, I have taken videos from my boat, it’s a great little device, but there is one thing that I hate about it, it’s not very portable.

In fact, last summer I spent a week in California and actually bought a bag for the transporting of my drone, so I could travel with it and take it out on adventures.

When I wanted to use it, I had to carry this medium size bag with me and then put the propellers on the aircraft, this whole process made it very difficult to take it where I wanted to such as on a hike to the Hollywood sign. Now while this bag is not huge and it does have rollers, it would be impractical for me to hike to the top of the Hollywood sign along dirt trails carrying this bag, I’d look like an idiot, so the drone stayed at the hotel.

Imagine my surprise when I was at a wedding this past weekend and the photographer pulls the little device, not much bigger than my iPhone 7 plus, from a small bag, unfolded four arms and then sends this drone in the air to capture photos and video of the poolside cocktail party, I was floored. Instantly I saw this as a solution to my small, first world problem of portability and quickly set out on the solution to my problem.

I had to have this thing, why? Because I could see a potential solution to a pain point.

Second Case, my wife for some time has been looking at replacing three of the light fixtures in our house. She has looked and looked, and I couldn’t take the looking any more, we bought the new light fixtures, not because the old ones didn’t work, but because we didn’t like the one’s the builder put into the house.

What was my pain point? My wife? No, the fact that the builder product didn’t match the other things in our house. Again, another first world problem, but none the less, one we wanted to be solved.

Let’s be clear, as humans, we don’t buy things to buy them, we buy things that solve the problems we believe we have. Real problems or perceived problems, we buy things that solve these problems.

So, why would someone buy land? Is it to live on? Is it to camp on? As an investment for the future? There are countless reasons, some real and some perceived, but it’s your job as a land investor to understand WHY they want to buy and to connect with them.

When you find out what problems your prospects are facing and you present your property as the solution to that problem, your sales will soar!

Now it’s your turn, pick one of the problems from above (to live on, to camp on, As an investment for the future) and in the comments, write how your land can help them achieve their goal. Don’t like those 3, pick another one, I can’t want to see what you say.

Ask Me Anything

Ok, yes, you can ask me anything, but I may not answer if it’s crazy!

Here’s the deal.

I want to help, I really do! I do Facebook Live Video’s, where I talk about Land Investing, Motivation, Craigslist Marketing, Posting Domination, Accounting and Finance, and general investing mindset, but, I can’t answer every question via email, but I will make you this deal, ask your question and I will attempt to answer them every week on my FaceBook Live.

Ask your question below and then let’s connect on Facebook!

Ideal topics to ask about, Real Estate Investing, Land Investing, Craigslist Marketing, Business Automation, Outsourcing, Accounting, Finance, Selling Notes, Buying Notes, Tax Lien Investing, Tax Deed Investing, Marketing, Sales, Personal Finance, ask away if I don’t know I will tell you.

Cheaper Land vs Expensive Land – Which is Better?

As a land investor, you’re probably very interested in large parcels of land.

There is something very exciting about buying a 40, 80, or 160-acre parcel of land.

It’s the land investing version of big-game hunting.

But, bagging that large parcel is not aways a great deal, let me show you why.

Break out the Financial Calculator

First, we are going to have to break out our financial calculators.  If you don’t have one, I’d suggest an online version like this one.

Before you break out in a sweat, understand, we are only going to be using a few keys.

N = This is the Term of our sale

i = We will use this to determine our yield

PV = This is the Present Value, in fact, we will enter our investment in the land less the down payment we receive

PMT = This is the payment we receive on a monthly basis

Ready?  Let’s Go!

Let’s look at a couple of real deals.

I purchased a 40-acre property for $3,000, sounds great right?

When I sold the property it was on terms, $500 down and $200 per month for 72 months.

Now, let’s take these numbers and enter them into our calculator.

N = 72

PV = -2,500 (This is negative because we paid out money and it’s $2,500 because we paid $3,000 for the land but we received $500 for the down payment from our buyer, therefore, we are out of pocket by $2,500.

PMT = $200 (this is positive because it’s an inflow of money).

Now we need to solve for I, this will tell us our yield on our $2,500 investment.

When I press the i key, it thinks for a while, then it displays 7.97.  This means I’m earning 7.97% per month.  Next multiply 7.97 by 12 months and you will see that your annual return on this deal is 95.62.

Not a bad deal right?

Now let’s look at another recent deal.

This was a smaller 1-acre property that I purchased for $750.

I received $100 down and $100 per month for the next 24 months.

Let’s head back to the calculator.

N = 24 months

PV = -650.00

PMT = $100

I = 14.82 * 12 = 177.93%

Yep, this is showing you that you earned 177% per year, almost double the larger property.

Yield is extremely important.

If you are not watching that number, you are not properly maximizing your cashflow.

Your job as a land investor is to maximize your portfolio’s return and to deliver incredible yields to your private funds.

Next time you are buying a property, run your numbers the best deals are not always in the larger properties.

Your Land Investing Website

One of the questions newbie land investor’s ask is should I create a separate buying website and a separate selling website.

The thought of a seller going to your website, looking at what you are selling the land for and then looking at your offer and then confronting you as to why your offer price is so low is a little intimidating.

The reality is that most sellers don’t care what you are selling the land for, they want to get rid of this burden on their shoulders.

You’ve heard the saying, one man’s junk is another man’s treasure?

Well, that’s the case here. The reason sellers are even interested in talking to you is because they really don’t want or need the land and they would rather just sell it now for some cash.

To me having multiple websites is muda, which is a Japanese word meaning “futility; uselessness; wastefulness.”

It’s just not necessary!

Do you care how much Amazon makes on the items you buy from them? I bet you have never even thought about it, you’re just glad to get it in 2 days with your prime shipping!

Do you care about the profit that the car dealership makes on your trade-in? Nope, you’re happy to have that old piece of…Junk off your hands.

Sellers of land feel the same way, they are happy to just get the cash in their hands.

Meet Sally, she paid $7,200 for a property in 2009, she has never visited the land and bought it at a weekend real estate seminar. After 7 years of $300 per year tax bills, she has tax fatigue and is dying to get rid of the land. It’s a bad memory for her, she just wants out.

Sally gets your offer, she sees you as a knight in shining armor and her way out of the property, she accepts your $2,000 offer.

Does she even think about going to your website to see what you are selling these for? Maybe, but she can’t take the tax bills any longer, she’s out, she really doesn’t care if you sell it for $7,200, she’s free and it’s your problem now.

Get it?

Don’t create more work for yourself, create a website when your ready, it doesn’t have to be the first thing you do, I have sold many properties without them being on my website and I buy 200 properties a year without a separate buyers and sellers website.

What do you think? One website or two?


How to avoid shiny object syndrome!

Are you struggling to stay focused?

Has something entered your world and you find that your now spending time pursuing that opportunity departing the road you were on?

Great – You have Shiny Object Syndrome (SOS)!


My last bout with SOS

Land Investing has been huge for me.  In the last 17 months, I have been able to generate $7,200 (actually it’s $11,400, however, $4,200 will go away in 3 months) of monthly passive income, however about 2 months into my land investing career, something bad happened, I developed shiny object syndrome.

If you aren’t aware, shiny object syndrome is where you allow something to grab your attention and then you start chasing that.  While I should had been focus on my land investing, I allowed myself to lose focus and start researching other business models.

Here’s what happened.

I was listening to a podcast and the guest was a guy who was promoting his course on how to make big money flipping businesses.

Yep, flipping businesses.

He was promoting how you could buy businesses with little to no money down, improve them and then sell it in a few years for big gains.

The business model was very interesting to me, because, at my core, I’m a businessman.

I begain to read everything I could on the subject, attended his webinar, made plans to attend his weekend bootcamp.  I ordered books on buying businesses and valuing businesses and spent time building spreadsheets, thinking about how to raise capital and to finance the deal.

I spend time envisioning buying a company I used to work for, I created marketing plans, thought of ways to improve profitability. I literally wasted about 6 weeks chasing this rabbit.

Then one day, I was looking at small and almost neglected land investments and I realize that I was staring the best business model right in the eyes!

Like the snap of a wet towel, I was shaken out of my shiny object syndrome and I declared from that point one that I would no longer get sucked into the shiny business models.  I was going all in on one strategy, land investing.

It’s easy to get drawn into all types of business opportunities, I still deal with it today, I see opportunity all around me and I want to grab them all, but, what I have proven (to myself  least and hopefully to you) is that a valuable key to success is being laser focused.

Be a Diamond

“Diamonds are chunks of coal that stuck to their job.” -B.C. Forbes

When things are new, it’s easy to spend all your waking moments thinking about this new and exciting opportunity, this is called the honeymoon period.

I’m sure you have heard about that, but soon, the grind of the daily work appears and as they say, the honeymoon is over and the reality of the world sets in.  In business, it’s not uncommon to get shiny object syndrome when the honeymoon is over.

However, you will not be success if you start down these paths only to change tracks when times get hard and your faced with challenges.

When you are faced with a wall, it’s easy to look around and see new paths to success, but if you stay committed, you will soon scale these initial walls and the path to success will come quickly.

Next time you find that you are losing interest in your current business model and you find yourself looking at something new, ask, why?

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Can’t I do both things?

If you have the first project humming and you have it completely maximized, then it might be time to consider adding something else, but it must be closely aligned with the first project.

Let’s take Telsa for example.

Telsa has been building electric cars since 2010 and they have been working to prefect that business model.  They have been very focused on one project, electric cars.  They have been very slow to add new models to their line.  In 2015, Telsa announced their new project, the Powerwall, which is an energy storage system (battery) for the home.

Notice how this new project is closely aligned with Telsa’s main project.  The Powerwall is almost a natural extension of their core business and it’s the ideal upsell for their current customer base.

If you are focusing on Real Estate Investing and decide to go into the ATM business, that is a bad decision.  This same thinking exist in large businesses as well, just look at Yahoo’s recent announcement to sell non-core assets.

Yahoo is actually looking to sell Billions of patents, land, property and “non-core units or businesses.”

So the answer is, yes you can do multiple projects, but only if they are closely aligned AND will help you grow your revenue organically.

However, if you haven’t maximized profits of your first project, you should stay committed that project.

Breaking SOS

As you know I suffered from SOS and it’s not easy to overcome, but here are 3 things you can do to help you.

  1. Admit you SOS – it’s okay, you can keep it to yourself, but admitting you have it is the first step.
  2. Pick your horse – decide right now which horse your sticking with and take massive action into that business.  Don’t stick with a dead horse, if you can’t make it work move on.  But pick the one you like and commit to it for 18 months BEFORE you look at something else.
  3. Write down your goals everyday!  Not the task that you want to complete but the BHAG’S (Big Hairy Audacious Goals).  Have one or more of those BHAG’s tied to the horse your sticking with.  Here are the goals I write down every day!
  • Sell 700 properties and create $50,000 monthly in passive income from land investing.
  • Have a network of $10,000,000
  • Own a beachfront home
  • Spend 2 weeks in Hawaii in a beachfront home
  • Weight 170 lbs

Notice how the first goal is tied directly to my horse.

By committing and staying laser focus and keeping your blinders on you can find the success that you desire.

It’s not always going to be easy, you will have to fight your SOS, but in the end you overcome it.

Question: What actions do you take to overcome your SOS?



7 ways you can maximize your investing time

Being a Part-Time Real Estate Investor is a lot of work. It takes a lot of dedication and motivation to get it all done.

File Mar 24, 2 42 04 PM

I’m frequently asked, “How do you find time to balance everything, your full-time job, family, coaching, recreational activities and still have time left over for your land investing activities?”

The answer is really simple; it comes down to precise scheduling and the correct utilization of your time.

We are all blessed with the same 168 hours per week. We are all equal in that aspect; the difference is that each of us chooses how to spend those 168 hours and we all choose differently.

Meet Marcus

I was recently presenting at a boot camp and at one of the breaks, an attendee, let’s call him Marcus, approached me and asked “how do you find time for your investment activities?”

Marcus then told me about his struggle to consistently find even 2 hours to spend on his investing activities.  When I asked Marcus to tell me about his typical day, he said, “Well I get up at 6AM, get a cup of coffee and spend about an hour reading about the world, I read sites like Fast Company, Forbes, CNN, LifeHacker, (okay not that last one!) and then I get ready for work.”

My response, with a smile was “Well, I just found you an hour per day!”

I asked him “how could you move the needle on your real estate investments if you spent that hour mailing offers?”

With his “deer in the headlight eyes” he said, “Yep, I see what you’re saying I’m not utilizing my time correctly.”

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You don’t want to miss this!

The 7 Things I do to control my time!

Here are some key lessons you can use to control your time and maximize your hours.

1 – At a minimum plan, your day the night before. 

If your waking up and trying to figure out what you’re going to do that day, you are already behind the eight ball. You need to have a detailed plan in place before you go to bed.

2 – Eliminate all whitespace from your calendar

Whitespace you ask? Yep, you should have no available time on your calendar. Book your sleeping time, book your work time, book your family time, book dinner, you need to account for all 24 hours of the day. The very best example of this is from Grant Cardone. He created a 10X Beastmode 24-Hour Clock that allows him to account for all time.

3 – Stop answering the phone

I know what your thinking, if I stop answering the phone, how will I close deals?

Set a time of the day to return your calls.

Being in meetings and on conference calls all day, I can’t possibly answer every call I get from a seller or someone who wants to buy. So I return calls during my commutes, during lunch, during my 2 short breaks, and a small time block each evening. Other than that, I’m basically in Do Not Disturb mode the rest of the day. Only people on my VIP list get through to me.

4 – Plan times for eMail

I plan a few small windows, where I work email each day. Now that doesn’t mean I don’t check it through out the day. I often check email as I’m running between meetings, heading toward the restroom or as I stand in line waiting. Those are great times to make sure that you don’t miss important emails or updates.

Speaking of important email, I live by the thought that if it’s important they will call (see number 3 above).

5 – Kill all those phone notifications

I mean all of them. Even the badges that show you how many emails you have. Stop Twitter and Facebook and text notifications, they are interruptions to your day and workflow. If you are going to achieve your big goals, you need to be laser focused on your current task.

6 – Schedule meetings for 30 minutes

When I hold meetings at work, I book them for 30 minutes. This limited time frame forces you to get to the point and to make decisions. I believe meetings should be used for decision-making, not information sharing. That’s what email is for. If you are getting together to share information you’re not using your time correctly.

7 – Say no to tasks that don’t support your goals

Stop saying yes to those activities that don’t support your goals. If your goal is to build a passive income, you’ve got to stop watching TV or spending time surfing the web. If you think you can multitask, watching TV and still mail your offers, you will find you’re not fully engaged in either activity.

In order for you to control your time and achieve your goals, you must have specific goals and they must be so big they propel you to take action on them vs. these other meaningless task.

Question – What will you achieve when you micromanage your time?





What’s on your list?

In 1966 a newly married, an unemployed assistant football coach was struggling to make ends meet. He did not know what the future held for him and he was struggling to figure out how to feed his family.

He sat down and created a list of 107 things that he would like to accomplish in his life. Items on this list included having dinner at the White House, meeting a US president, winning national college football title, becoming the head football coach at Notre Dame.

The man who created this list, Lou Holtz, went on to become one of the greatest college football coaches ever. When he made his list in 1966 he didn’t have any idea how he would accomplish these items.  But every day he woke up with a burning desire to turn them into reality.

In 2005, I learned about Lou Holtz’s list and the power that lies in creating a life list, so I decided to write out 60 things that I would like to accomplish.

I have included my list below, with some commentary of things I have learned from that experience, I have also updated the list because some of the items have been accomplished and they were too low.

I Write my Goals Daily

Every day I write down my five big goals and often return back to this list to see what I have accomplished.  It’s amazing the power that motion every day has on your ability to achieve your goals.

Before I share my list – please see this important announcement!

My List

I will (go, see, own, achieve)…

  1. Hawaii
  2. Italy (Tuscany, Rome, Florence)
  3. Ireland (Visited Dublin 2x)
  4. Virgin Islands
  5. Australia
  6. Alaska
  7. France
  8. Germany
  9. See The Great Wall of China
  10. Take an Alaskan cruise
  11. Bora Bora
  12. Live in a foreign county for 30+ days
  13. Spend one week on a private yacht
  14. Buy a $500,000 home
  15. Buy $1 million home
  16. Have a swimming pool
  17. Own a luxury car (Lexus or Mercedes)
  18. Own a boat
  19. Own my own business that supports my family
  20. Become an executive in a fortune 1000 company (done fortune 300 – over rated)
  21. Meet a billionaire (Spent the day working with Roger Penske)
  22. Meet Lou Holtz (met him at Cracker Barrel in Orlando)
  23. Meet Jack Canfield
  24. Meet Jack Welch
  25. Meet Donald Trump
  26. Personally know a CEO of a Fortune 1000 company (I now know 3)
  27. Present a keynote speech to 500 people
  28. Make $200,000 a year 
  29. Live in a gated community
  30. Upgrade my wife’s engagement ring
  31. Write a book
  32. Fly on a private jet
  33. Fly first class
  34. Have a net worth of $1,000,000 (too low – should be $100,000,000 or a billion)
  35. Generate $30,000 per month in Passive (2016 – Original Goal was $3,000 – way too low)
  36. Invest in real estate (2016 – Achieve but vague goal)
  37. Purchase a company
  38. Raise $10 million of capital
  39. Own a private jet
  40. 100% debt free
  41. Weigh 178 (Lost 60 lbs)
  42. Win a Big Company Award / Trip (Won a trip to Italy, flew 1st class, got 3 off the list)
  43. Own a Mobile Home Park
  44. Own an Apartment Complex
  45. Own a beach Condo (2nd Home)
  46. Go to a World Series, Superbowl, etc (gone to the world series and Arena bowl game)
  47. Run a 5K
  48. Have $2,000,000 when I retire (2016 – way too low)
  49. Appear in a Magazine
  50. Learn about Photography (picture I took of Orlando was used in a feasibility study for the City)
  51. Develop a training program and sell 1000 copies
  52. Be a pirate in the Gasparilla parade (A Parade in Tampa)
  53. Meet a sitting US president
  54. Run a $20M company (Had P&L responsibility for $60m)
  55. Write a computer program and sell it
  56. Launch a technology that will change the course of an industry
  57. Attend an Executive Program at a Top College (attended 4 week Leadership Academy at Wharton)
  58. Establish a REIT
  59. Generate $50,000 from a weekend teaching session
  60. Create a course that generates $500,000
It looks like it’s time to add more items to the list!

Question: Have you written your list and if so, what’s one of the items you still have to achieve?

Have you done the math?

What are your goals for 2016?

Have you done the math to determine what it will take for you to achieve those numbers?

Have you reverse engineered them to know what you need to do every day in order to achieve those goals?

My goal in 2016 is to purchase 700 properties; I call this my Road to 700.  In order to accomplish that goal, I’m going to need to purchase two properties per day.

In order to do that, I’m going to have to make 100 offers per day, 700 offers per week.  That’s a lot of mailing, planning and bidding. I’m not purchasing the properties to sit on them, I’m purchasing them to sell them. Therefore, I also need to sell two properties per day.  That means that I need to generate about 20-30 leads per day from my marketing channels. I’m not producing that volume today, so in order to hit that target, I need to ramp up my adverting efforts. Cash is another factor; it’s easy to project that you will buy and sell two deeds per day, but it’s more challenging to project the actual cash flow needs to support a goal of this magnitude.  These are challenges I’m fully aware of and I’m working to solve.  Grant Cardone is the one to thank for pushing me to set such a high target, and helping me to believe that I can and will achieve these targets.  On the Road to 700, there is no lowering the number and no settling. I’m buying and selling 700 properties, and the exciting news is that you get to follow along on my Road to 700! Want to track my progress?  Follow me  on Twitter!