what is landlock property I think the best way to describe it would be a property that does not have any legal access to a public roadway it's kind of like an island in between other properties and and the access is completely cut off yes the property is there but in reality how are you going to get to it building on the property might be very difficult not even allowed in most cases because if you can't establish any sort of access for emergency vehicles or anything like that they're simply not going to let you build on the property and actually getting to the property in some areas is a is a real gray area you're just going to trespass on someone else's land in order to get to your [Music] property welcome to the Turning profit podcast Heather it's so great to be here once again yeah okay so finally well finally we're getting closer we're getting closer yeah we're still missing uh a few more things but but we're almost there this this is our podcast set that's for people that are listening to the podcast um you should be checking it out on video I mean you know I guess you can do what you want but you're missing the experience I guess if you're just listening to it yeah don't tell people what to do yeah okay I won't tell you you can do whatever you want invite you invite you to check it out on YouTube it does enhance the experience I think if you will right so yeah so we got we're we're a lot closer I feel this is more where where we wanted to be mhm yeah we've got some wall stuff that we've got put being put in we've got another piece of furniture and some other decorations and stuff like that but we got some new chairs new table so some new lighting yeah so we're getting there we're getting there we're getting there it's weird though because every time you think you're done you're like no I want to do this or and and we had a problem trying to define the actual look but we figured it's a real estate podcast right it should look like you know a house or a comfortable you know so we're getting there I'm I'm really excited so what are we talking about today though well today is an exciting topic and I know I say that every single time but today we're talking about landlock properties and landlock properties that's one of the subjects that we get so many questions about that's because a land investor you actually run into this quite a bit they look like screaming Deals they do and so you're like oh my gosh this is if you just compare you know it to a different property that actually has access you're like this is a sub this is amazing we have I have to buy this yeah before I got into this business I didn't realize it was such a big thing you know I had heard stories about properties being landlocked meaning they don't have access and uh you know so I've heard about that in the past but I didn't realize it was as big of an issue as it actually is in some areas some areas it's not very common but other areas it's very common well because it doesn't make sense CU you're thinking well there's that's going to be a very rare thing like how would how would they even approve a sale how would anything happen like that if you don't have access right so you're thinking it's not going to be that common yeah just kidding yeah well I guess the first place to start would be what is landlock property so I think the best way to describe it would be a property that does not have any legal access to a public roadway meaning it's kind of like an island in between other properties and and the access is completely cut off um to to a public roadway meaning yes the property is there but in reality how are you going to get to it so building on the property might be very difficult meaning not even allowed in most cases building on a property because if you can't establish any sort of access for emergency vehicles or anything like that they're simply not going to let you build on the property and actually getting to the property in some areas is uh is a real gray area like you know you're just going to trespass on someone else's land in order to get to your property some states do have laws in the books that allow you to actually physically access your property maybe for agriculture doing some things like that but you can't actually build on the properties and very limited uses so but those are state-by-state rules right well talk about how this happens like how would a property even get landlocked it doesn't it it doesn't it defies logic right yeah yeah and it really does now I think I think in a lot of these cases these are lot splits that were done many years ago when they didn't have regulations in place so people took a a large parcel carved it up into smaller parcels and sort of divied it up without really thinking about the access issue and you know there may have been established dirt roads or something like that leading to that parcel but they weren't legally recognized yeah they weren't that's a great way to put it they weren't legally recognized on the the map or or in the or anything like that so so basically what happens is you got a property that there may be a dirt road to get there or something like that but there's no actual legal access to get to the property and you don't have the right to like pave it or anything that would that the city might require you can't make it certain you know 20 ft wide or what have you yeah I imagine like could have been like they someone owned I don't know they s they they sold off all these different ones and then they thought oh someone will buy this one or they split it themselves or I mean and also back in the olden days it probably was no big deal like you know you knew your neighbor and yeah and they might have been family so it might have been a large property owned by one family all the air divided up into all the heirs they all knew each other it was no big deal you know I have to go over Cousin Jimmy's land to get to mine cousin Jimmy doesn't care no cuim cousin Jimmy thinks oh well this is like a legal access for everybody like cousin Jimmy knows that oh yes although that's technically on my land or if he even knows that's how we all get on to the properties that's a really good point that it could have just been a kind of a Compound thing and then that kind of diminishes everyone from that generation is gone and then they actually look at like uh someone sold off that property along the roadway and you know then you know there's no and and then the access basically disappears at least the legal access disappear right right and you know and I think a lot of people think oh but if we're using it there's that what is it called where it's just common like a prescriptive easement yeah exactly and yes and no yeah so each state has different rules with that stuff you know if it's it's always been that way there's legal procedures in some states to actually get that legally defined but then you're probably talking about lawyers and surveyors and legal fees and and a whole process to get that done so it's not just as simple to saying oh it has legal access you have to jump through a bunch of Hoops and there could be obstacles that stay in your way that make it not actually possible in the end right because it's the difference between just being able to and actually doing it right like you need that legal uh aspect so okay so have we ever bought any landlock prop yes so I want to tell a little story about the one landlock property that we have purchased in the past and how it went so basically this is a larger property I think it was somewhere in the neighborhood of 13 acres and this was in a kind of um actually s within a city limits of a of a city in the South so a larger City and I got this you know we sent out an offer to this property and at the time I sent it out I didn't know it was a landlock property or anything like that and the seller responded and they were interested in selling at the price I had offered and then I looked at the property I was like oh no this is landlock there's actually no roadway to get to the property it was developed all around it and this is kind of like the remainder that was left in that area so I don't know if the developer originally owned this or what but the were there was hundreds of homes kind of around this property that seller was like yes I know yes and actually I did buy it from the a developer so it might have been their property I don't know so anyhow the price was too high I realized like oh okay this is landlocked I can't pay for that that much for it so I thought to myself I was at the mindset at the time that like I'll buy any property if it's cheap enough you know I figured it was it just made sense like if I could get it cheap enough then I will buy it and then I will resell it someone will want to buy it so I went back to them and I said you know this is landlock what am I going to do with this and everything so I just said $2,000 and I figured it would you know they would just BL me off and not do it but then they responded and they said okay we'll do it and then next thought was how am I going to talk to Heather how am I going to how am I going to pitch this to Heather so she doesn't get mad at me for buying a landlock property uh so and I just didn't tell her about it and that was my system for did you really no I was I told you I told you that triing me I'm like this is a different property we ended up buying it I think it was 3,300 with closing cost and everything like that so that's one thing I should point out in a lot of these properties it's not just like the cost that you're paying for the property but you've got closing cost and back taxes and all kinds of random stuff you have to pay in order to close title insurance and everything to close this property so uh about 3,300 did title was title okay ensuring a property that didn't have access yeah they just have an exception on there it just says you know we're not ensuring legal access to this property okay yeah so so I knew what I was buying and everything like that I just thought to me that the there was so much value there that I could easily resell it to someone that what were like that do you remember what like comps for a comparable it was in the city kind of so you know like kind of the suburban area of the city but there was just not no large Parcels like that available I mean there's a non-developable piece like this not something you could cut up into smaller it just kind of like remainder from us from a subdivision but I just figured what I've thought was like hey there's so many neighbors that their property backs up to this that one of these neighbors is going to want them have just like the most amazing backyard ever you know like 13 acres yes and and these are quarter acre lots you know all these homes are built so and can you imagine that no I mean honestly think about that like your house is on a quarter acre everyone's is so it's like very track home specific you know I mean like tiny little backyard except for yours that has 13 freaking Acres yeah I know like I can't even wrap my mind around that I mean as as a homeowner there it would make complete sense to do an amazing value ad for their property like what would what would their property be worth compared to others I don't even know and what you could do with that do it I mean you have your own you know walking trails and everything because 13 acres I mean that's a that's a big property is a big property yeah I can't and and coming from just for like that's just crazy to me but okay I put it on the market I think for 199 and I didn't even list it with the real estate agent this is like one of my first few deals and I just listed it on Facebook Marketplace and I I think I put it in the flat Fe MLS I'm not sure no I actually come to think I just put in Facebook Marketplace and try to Market it that way and I've got tons and tons of respon all kinds of inquiries people and I put it in the description hey this is landlocked you know potential uses include disc golf hiking I don't know all kinds of stuff I made up and you know I got tons and tons of things and people would always ask me like what does a landlock mean what and i' like well there's no legal access oh I'm not going to buy it then you so that I had so many of those conversation oh can you imagine those 13 acres where a house is normally on a quarter acre and people in that zip code are probably going what the I mean yeah yeah I want 13 acres for less than $20,000 yes so I got tons of that it was kind of a waste of time no one would buy it no one buy I sent out um a neighbor letter meaning I I did a letter to all the neighbors that that you know had had properties that budded up right against that property and offered it to them and uh it just it was taking a while and so many inquiries and just such a pain in the butt and I wasn't going to make much money and eventually uh one of the neighbors did Step Up and and want to buy the property but I had to reduce it I had to sell it for 6,000 so so in reality I still made money on the deal so was it worth it everything you put into it no it wasn't worth it it was a it was a major pain I sold it for 6,000 which means after closing costs and everything like that I think my whole profit was $2,300 so I didn't double my money or anything but but I only made $2,300 and it was a lot of effort you know right and it took time away from actually making yeah doing much better $2,000 profit yeah and my average for that year you know like all my different properties that I sold that year my first year was like 21,000 so it was like onet of the profit from the other deals probably double the effort if not triple or yeah it's exactly what happened so after that I put a new policy in place that I am not buying any landlock properties and we get leads for them all the time like we do we send out a lot of offers and everything and we we get a lot of them coming back where they're actual landlock properties and it's just kind of our thing that we don't we don't buy them anymore is there any circumstance that would make you buy it no no it's just not at the moment not at the moment yeah and we've talked about it before like if we had a specialized team it would be kind of fun because like they are Diamonds in the Rough y but I think that you go into that and you're like it's kind of like how people do like the venture capitalist thing like okay we're going to buy or invest in all of these whatever and we know that only 2% are actually going to really pay off the rest of them we're lucky if we don't lose money but we probably will lose money yeah so if you had just a separate Department that you were kind of like here's the the caution to the win money and yeah and I got to get into this a little bit later how you could create a business model around this because I do think that there are money is money to be made on these type of properties but I think you have to be pretty specific and I think that it is something that you kind of have to specialize in in order to do it right in my opinion it just takes a lot of resources it takes a lot of thought and a lot of like problem solving for each property and not every property each property is completely different you know the challenges that you're going to face there so I think there are ways to do it to make a lot of money with it but I think that you have to to Really dedicate some effort in order to do that and and we're so busy doing all of our other properties and everything that that's kind of not not on our radar at the moment it is more common in some areas than others I've noticed that it's more common in the South for whatever reason I I don't know maybe there's uh the rules on lot splitting and everything like that were were more LAX it's also pretty common in sort of desert Square type areas these are like Arizona uh places like that where someone does like a huge subdivision on paper where they just you know take one huge huge parcel and cut it up into a bunch of tiny little Parcels but they just showing on the map you go out to the you go out to that area there are no roads there there are no nothing to you know so yeah cuz you know if you buy a big big piece of property and you're going to split it nowadays you would to get it approved you'd have to show where the roads would be like all those kinds of things where maybe before you didn't have to you just could do that and then it was like well du we're going to put roads in there okay great yeah you put roads in there like maybe it was like understood that roads would be in there and they weren't as specific and maybe just that it's you know I think many of these areas just had absolutely they just let people do whatever they wanted like wild west well they they had no oversight at all like people could do whatever they wanted with their land sell off whatever part they wanted you know so I I think that was kind of the norm before but then you know obviously people realize there were problems with with that sort of unrestricted way of doing things but now if you're going to in most all areas if you're going to split something up they're going to require you to have some Frontage on a public road or dedicated easement access in order to get to that property so they're not going to let let you do it these days without that so yeah in the South and in the in the uh you know desert Southwest it's it's kind of kind of more common so how can you make money with landlock properties so this is is you know one of these things that we've thought about you know we were talking about like there's ways to make money with this first of all number one you have to buy a cheap the rule of thumb you know I I don't have a specific rule of thumb because I'm not an expert in in landlock properties but I know some other investors kind of specialize in this I can tell you it's not 50% of market value which is what we try to uh buy at we try to buy at one half of what we think we could resell it for it's somewhere in the neighborhood of maybe 10 or 20% of Market market value so and and a disclaimer here I don't like I said I am not an expert in landlock properties but if I was going to go into this area that's the kind of the numbers that I would be shooting for now the good thing is that when you're talking to sellers they know generally that it's a landlock property and they've tried to sell it before they can't you know selling a landlock property through a real estate agent or something like that most real estate agents aren't going to take take a listing like that so they know that they've got something that has limited value anyhow so they may be more apt to to selling it at those type of numbers than someone with a more marketable type of property I tell really quick I what shocks me is that because what it like you did you bought it and you were like well I'll sell it to a neighbor MH and you always think well why don't they reach out to their neighbors but people don't know their neighbors like they used to they don't know how to pull List names and addresses of their neighbors they don't they may not even be in the area you know like what they're going to just go through Yellow Pages and try to call everyone it's like so much effort and there's not many people that are go through that no and they don't and might not want to because they already know it doesn't have value so to you them it's already like this doesn't have much this doesn't hold much value so what's like I'm not going to create value because there is no value in their mind right exactly so it's just a lot of the logic that we say well why don't they do this well why don't they do that well they don't they won't and they don't want to and a lot of people you know say they did get an agreement with the neighbor like hey I'll sell you this property for $10,000 they have no idea what the next steps are even like how are you going to put a contract together what are we going to do to close this trans who does that where do I go and what do I just go down to the city and the county the county be like well do you have something drawn up like you know what I mean right and then they're like it's not worth it right whatever so ways to make money with landlock properties first of all that the one exit plan is selling to a neighbor so a neighbor obviously they already have access to their property and they can simply Annex this property onto theirs making theirs bigger and then the access is isn't an issue because they've just made their property bigger and more valuable so and a lot of times it's a very viable thing because they can probably pick up this property for a pretty good price and it's a it's a sort of win-win situation now the problem is depending on the layout and everything there may be you know 100 neighbors there may be two or three viable neighbor options something like that or one even and you just have a limited pool of buyers in that situation and they hold the power too because if they're like yeah sure but you know they might not agree to your price yeah and they may not have the money to do it they may not have the desire to increase the value the the increase the size of their property you're just a limited buyer pool and a limit limited options there it it really makes sense in a lot of situations and a lot of times you can sell to a neighbor uh but it's definitely not um it's definitely not certain and shouldn't be your only potential exit plan right and I thought it was going to be almost guaranteed right cuz I thought to me it was like a no-brainer I would absolutely at any of our you know houses we've lived at if that opportunity came up I would find a way to get the money but that doesn't mean that you know and what does that even mean find a way sometimes you just don't have the money you know even though you want to so another thing that you can do is fix the access issue and then resell so what do I mean by fix the access issue this is a situation where you would be generally negotiating with a neighbor that does have access to a public Ro roadway You' be negotiating an easement to get to your property now depending on the layout you may have to deal with one neighbor you may be having to deal with five neighbors where you got to cut through five different properties to get to the public roadway and depending on the layout that may be something where it's it's a potential viable deal or not so if it's one neighbor and you've got many different options and neighbors to contact to see if you could work something out then you've got a higher likelihood of actually putting this steel together if you've got only one viable path and you've got to get five different neighbors to sign off on it uh your likelihood of a ranging something like this is probably very very low so you have to evaluate these properties on a case-by casee basis try to determine if it's worth your time and effort to try to to make this happen if it's a higher value property you know and um and you've got only one neighbor to deal with and you've got many different options for Access then maybe that's worth your time if it's a desert Square property that's worth $5,000 if you are able to get access and you got to deal with five different neighbors to to make that easeman access happen I wouldn't waste my time right you got to I mean it time is more valuable and like if you could be making more money on a different property that makes a lot more sense yeah the other thing you can do is just resell as a landlock property and make it someone else's problem so that's viable if you just get it for such an ultra cheap price and then you're able to resell it for a really cheap price and someone may look at and say I don't care if it's ly loor I'm going to you know I'm an expert and this it sounds like a fun challenge or something exactly I mean I like your last one though uh okay my last one hold oh yes this is this is my favorite one hold until personal drones are a thing so you don't even need a driveway so who cares about a roadway access if you don't need roads oh my Lord what I'm dealing with yeah well so like in what is it in Back to the Future he said where I'm going they don't we don't need roads or something like that right yes Dr Brown said that you you've still been holding on to that hope it's going to happen Okay I mean yeah you could just buy them as speculative and then put them for sale in the MLS really expensive and eventually maybe a neighbor would see it and you send letters and you just until someone bites yeah part of the strategy what I would do is that there's kind of two ways to look at this first of all you could just off get it for such a cheap price that it doesn't matter you'll be able to use one of those exit plans you know even reselling as a landlock property and still make money and it's just a matter of how much money you're going to make if you're able to solve the access if you're able to sell to a neighbor you know whatever the case may be the other strategy is to get the property locked up and under contract and close when you're able to either solve the access contingent upon you solving the access issue or contingent upon you selling to a neighbor or something like that so the risk you're going to run in a situation like that is that you'll start contacting the neighbors and then they'll be like well I just want to buy that property directly from Jimmy you know so they'll try to do an end around a lot of times so you need to make sure your contract is really Ironclad maybe some sort of recording a memorandum or something like that just showing that you if you're going to put effort into this property that that you've got the contractual right to you'll be surprised because what'll happen is neighbor number two will go to neighbor number one and say I'll just pay more what is what let's cut him out come on you know and the other one's like okay I should have sold to you for you know right they'll play games they'll refuse to they'll refuse to negotiate access with you and then they'll they'll hope that you'll just walk away from it then they'll contact the the the the person that owns it now and buy it from directly so all kinds of stuff like that would happen so you just got to be kind of aware of those types of things just get ahead of them yeah get ahead of them that's a great way to put it so when you're creating this access like how do you fix the access issue so first of all you would contact neighbors and say hey like I'm buying this property here I would like to establish legal access would there be a way that we could get an easement through your property to get to the road you know right along the property run you you'll hardly notice it's there I'm willing to pay you this amount and see what they say so if they agree or you're able to negotiate something that's reasonable then simply in a lot of areas what it requires is you getting a surveyor to confirm this and then probably an attorney to kind of write up the language in a deed or something like that so you would have some expenses with that but first step would be kind of getting the agreement of the neighbors I would suggest you know if you're going to talk to a neighbor you know line it out get a map you know get a satellite images uh image line it out on the map where you want this access to be send that to them whether email or in mail or something like that and sure I negotiate that way and then after you get that agreement you get it surveyed you get you know the legal stuff done on it um then you probably want to create physical access if it's not there like you know bulldozing a roadway or something like that in order to actually so people can physically get to the property so that's going to make it the most marketable so what do you do if uh neighbors won't negotiate and I'm sure this happens all the time you could offer to sell it to them or you could explore legal remedies some in some states there are legal processes where you could go through to establish access now I'm not an a legal expert on on unland loocking properties or anything like that but I know it's possible in some areas by going through a legal process and uh you'd have to talk to an attorney in that specific area that specializes in something like that to see what you're in for if it's if it's a guaranteed thing or it's not a guaranteed or or whatever the case may be so that might be worth it for you to pay legal fees and go through that process the time and everything like that so you can establish a property that's then worth quite a bit more you've added a lot of value you've solved a big problem there you know I mean we've talked about this before but I feel like this is such a a really good business idea but I would it would be something where I'd be like you need to become like you know we don't we're not exactly niche in our in our properties that we buy we're open to different types right except for ones you won't like we're more like like these we won't but pretty much everything else we will I mean I actually you have you have some set guidelines but anyway I think that if you were going to open a niche business and maybe if you had a partner or if you yourself were an attorney this would be would be fantastic where you only buy landlock properties it's kind of like putting a puzzle together in each property you know if you're good at like solving problems you know looking at each thing and kind of figuring out the best way to solve that that problem like it it might be up your alley you know like and you can create real value especially if in your if higher dollar areas and everything you can create real value just by solving this problem right yeah I think like if this is if that's your personal where you enjoy that you're going to be talking to people you're going to be doing tons of research I mean I would I think this would be a fantastic Niche knowing that you're going to hit some on runs and some yeah yeah definitely so basically you know your your two approaches to this where to get the property under contract so cheap that any of these exit plans would work and just close on the deal and then figure out what you're going to do to exit plan on the property and then the other thing is you could kind of get it locked up contractually and work through these issues and figure out the best Exit Plan for it then I guess you know and and you know we go into why we don't buy these we don't have a team specialized in it we're not like super experts in this right but my risk what's my risk tolerance is not as good as other people's or as yeah but higher am am I higher or am I lower have a lower risk tolerance yes lower okay right yeah but but the thing is it this can be done in a lowrisk way if you do the contractual thing right but your big risk though is time wasting a lot of time and getting no results so I think for us that's one of our things that that doesn't appeal to us yeah we Mo quick these are kind of longer term projects and uh I don't know I I just don't like spending a lot of time on a particular property and then not being able to see the Finish Line mhm so yeah what are some other like other thoughts on this you wanted to get into no that was okay I'm going to go to a segment I was like because I was about to cut you off and be like it's time for's no page the answer or the whatever you know questions from the community questions from the community this is our next segment in the Turning profit podcast that we do every week first of all I I do want to mention before we get into the questions if you are not a member of the Lan Conquest Community we'd love to have you over there to find the community simply go to lanc conquest. comom it's a school community and that's School Skol and it's on that platform but if you go to landc conquest. you will see the link to the community you'll also see links to our membership program so that our membership program is a um bundle of our land Conquest software which we use to run our business as a CRM and it also runs all of our business processes website phone numbers everything like that that we need to run our business and then also a uh an advanced Community as well and that Community we do a weekly Q&A session our Q&A session session where you can uh we can hop on the zoom meeting together ask your questions want me to evaluate a deal any of that kind of stuff and we do that plus you'll get to network with a lot of cool people in the community and then also you get access to our land Conquest course which is over 10 hours of Premium training spend a lot of time putting that all together and that lays out our exact business plan for doing our land investing and how we've been able to do everything includes all kinds of the actual letter that we send out to sellers it's includes all our spreadsheets templates scripts all that kind of stuff as well any yeah we'd love to have you over there there's a link on landc conquest. for our membership program awesome okay yeah and then you can also post questions and we pick some yes in our in our land Conquest free community we have lots of questions and things happening in the community we cherry pick for these questions each week and then feature them on the podcast so if you want to be featured on the podcast please post questions and if it looks interesting we will uh grab them and then do our best to answer them take it away here yeah fire away he okay so I don't ever see these beforehand so I'm always like stump Heather let's see here Frank says purchase and sale agreement I received a sign pns agreement in the mail on Friday this was confirmation that the system is working my next step is due diligence and I am currently marketing the property for sale on the usual sites give me some feedback on your thoughts on the matter wow this is a very broad okay so he's uh marketing the property for sale he received the signed agreement okay on Friday um and he's he's happy because the system is working like he sent out mail I assume he got it back he's excited his next step is due diligence and I'm currently marketing the property for sale on the usual site so I guess has he closed it doesn't sound like it uh which is different than our system we actually close on the properties first then Market them for sale so I would suggest maybe that approach but the other portion of that is the due diligence side of things so due diligence is a whole big thing for us when we get a property under contract uh that we want to move forward with it sets off a whole process for us we've got four stages of our due diligence process and we've done podcast episodes about this it's in our LC Conquest course in detail but uh these four aspects of our due diligence process are number one we we U hire photographer to go out to the property uh they also do drone videos and uh videos on the ground walking the property and also a little bit of report kind of a on-site inspection we also open up a title order so we get a title report and we get to inv investigate any potential title issues or things that are recorded against the title of the property we also get an opinion from a local land broker or agent that's another big part of it and then the fourth part is we do a separate due diligence report that's an internal report that we do where we're basically calling the city the County Utilities we're finding out about zoning we have a whole Che checklist of things that we uh information that we find out about uh the property so we take all of those things together and that's our entire due diligence process right and we like to do it because in the way that we do it so that we're you you get the offer you doe due diligence you close on the property and then you Market it for sale exactly in that way and also we get title insurance we have a company that handles um the closings for us like title or escro or attorney or whatever it is because we don't want to Market a property that's you know yeah I mean you don't really have control of it I mean you may have it under contract and your contract may say that you have the right to um you know Market the property or something like that but I just think that you give up a lot of control a lot of potential issues can come up doing things that way so it's just not the system that we do okay so Rodney is I'm looking for a property research tool okay what property research tool do you use and why our main property research tool that we use is land ID so when we get a property when we get a lead in that's the first thing we do we look it up on ID which is basically a mapping program and it shows the outlines of the property it shows the information the tax record information about the property we get to see the Contours in the land we get to see if there's flood zone if there's Wetlands you know obviously the access we can tell on there generally and a lot of different pieces of information on there but that gives us a really good snapshot of what that property is about so that's kind of our initial due diligence tool right there and then we do further due diligence after we get get a property under contract but that's the main software tool that we use there land ID really really good tool Ashley I like your name it's our daughter's name is asking photo or not in the mailer I took Pete's mailer offer and signed up for Rocket mail and and print I'm not sure if I should include the family photo I personally don't like my picture anything let alone a family picture did you see the impact of the response rate due to missing family photo the question is here how do you want to Market yourself as a land investor and now I see people doing it both ways there's the approach that you are doing sort of personal approach where you're you know a personal investor and you're letting them into your personal World a little bit and that's kind of part of your branding the other approach is you're doing more of a hey just uh we're a professional company we will do what we say we're going to do we're you know we buy and sell Properties or whatever the case may be we're we're a property investor and property Investment Company and do sort of uh uh I guess more of the corporate type of branding now that's what we do the ladder uh nothing's personal like we don't have our family picture I don't have my picture on there or anything like that I don't even sign my name on the letter anymore I started out initially doing that approach had our family picture on our website I signed the letters and I transitioned pretty quickly to the sort of corporate type approach I didn't notice any sort of difference in response rates or anything like that the only difference I Noti is less people trying to like attack me personally like f you P Reese yeah py boy you know I had one letter that came back saying pey boy you better not you know I don't know it was just pretty funny so that's my take on things but I know a lot of other investors do that personal approach and they do really well with it and I'm fine with either as long as you're not saying or insinuating that you're going to be using this land for your own personal yeah my family and I are looking for a piece of land so that my 2-year-old you know disabled child can yeah have a place to you don't want to lie that's exactly it you know it's okay to and and if they ask you like what are you going to do you tell them you know anyways okay so that answers that question I think that's kind of an old school real estate thing that agents and Brokers did in a different way whereas is someone who's selling your house you want to have that close relationship and it's kind of morphed and that makes sense although I will say that what 99% of real estate agents pictures are from like 20 years ago start yes and the bigger teams you know it could be one person that's in charge of this team but you'll never actually deal with that person right right but the ancient photo thing is uh is pretty funny I mean that's been like that since I can remember like the '90s I was like that looks like 8s yeah well my favorite one is if you're if you're agent or your broker has these shoes and this pants on you are definitely not yeah it's a it's a photo of someone's like pants with like cuffs on it and these kind of like loafer shoes that says if your real estate agent looks like this you're not you won't be digitally signing yeah you won't be digitally signing anything you might not even yeah I was it used to be like you wouldn't even be doing a fact but now you know what I mean like man times have changed Jay says emailing for leads anyone use email as a method of obtaining leads replacing cold calling or direct email or as an adjunct any success yeah I mean I I think it's something that could be experimented with you know I know that there are some investors that get leads by text messaging so if text messaging works why wouldn't call trigger me huh no I'm just saying I think it potentially could work now there's can spam laws and everything like that so I don't know and others who who hate being text messaged I I don't know of any I don't really know of any investors that are using that as their main method you know maybe a retargeting type thing or something would work but I'm not saying it couldn't work it it may might I don't know just giving like prints from something or other scam vibes okay you know I mean if you get an unsolicited email uh because I'm like how did you get my email but the reality is that if you can find the right contact anything I think anything can work uhuh you know I think I think it's part of a good strategy if you're looking at buying specific properties if you're like hey I've been looking at this property like you know maybe find their email send them an email and do something real personal yeah like hey I found this by doing this right and I hope you're the owner of this and I really want to buy this because of this I know this is off the wall and random but I didn't know a better way to get a hold of you yeah that's legit that's an inquiry you know well that is it for this episode yeah well good episode you know landlock properties are always in interest to people and um yeah and like something that comes up all the time in your calls and in the community people are always and I think a lot of times they they'll get like they'll get it and they'll be like okay I heard you guys say no you don't everything but hear me out but hear me out because this one's special and every single time we to kind of like redirect and like don't force the deal right okay where can everyone finds you online yeah basically best place to find me would be um in the land Conquest Community simply go to landc conquest. uh you can also find me on Instagram partner withth Pete and also Tik to you'll see me on Tik Tok although I never dances or something I do lots of dances he does not do lots of dances so that's the best place if you're an investor and you have a property under contract you're looking for funding we have a funding program called partner withth Pete and you can find all the details at partnerwithpaul.com over $500,000 in commissions or uh partner profits that we've paid out since we've started the program but I think we're getting somewhat close to a million I have to look at that oh wow and it hasn't even been up that long that's what's crazy yeah okay cool well that's a good good place to end right yeah definitely okay well we'll see you guys to the next or on the next episode we'll see you then bye all right bye