Digital Social Hour - Making $10M Land Flipping, Subdivision Deals, Owning a Town & Being a Mayor | Jon Jasniak DSH #326
Episode Date: March 2, 2024Jon Jasniak comes on the podcast to discuss land flipping. APPLY TO BE ON THE PODCAST: https://forms.gle/qXvENTeurx7Xn8Ci9 BUSINESS INQUIRIES/SPONSORS: Jenna@DigitalSocialHour.com SPONSORS: Op...us Pro: https://www.opus.pro/?via=DSH Deposyt Payment Processing: https://www.deposyt.com/seankelly Factor: Use code "DSH50" for 50% off your order at https://www.factormeals.com/dsh50 Digital Social Hour works with participants in sponsored media and stays compliant with Federal Communications Commission (FCC) regulations regarding sponsored media. #ad LISTEN ON: Apple Podcasts: https://podcasts.apple.com/us/podcast/digital-social-hour/id1676846015 Spotify: https://open.spotify.com/show/5Jn7LXarRlI8Hc0GtTn759 Sean Kelly Instagram: https://www.instagram.com/seanmikekelly/ Learn more about your ad choices. Visit megaphone.fm/adchoices Learn more about your ad choices. Visit podcastchoices.com/adchoices
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Do you own a town in Texas?
Technically, I do own a town.
I am the mayor of the town of Cornudas, Texas.
So it's right next to Guadalupe Mountain National Park,
which is an awesome tourist destination
for people who want to go hiking and whatnot.
So it's going to be kind of a mix between like a rest stop
and a tourist destination.
Wherever you guys are watching this show, I would truly appreciate it
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And here's the episode. All right, John Jasniak here today. We're talking land,
we're talking subdivisions, and you are a petroleum engineer as well, right?
I was, yeah. Technically, I guess, still by trade. What was that like?
Dude, that was, I tell people, that's kind of what got me started into real estate. I was a
petroleum engineer. I didn't dislike engineering. I was drilling oil wells. So making a bunch of
money, drilling oil wells. I was in West Texas working the rigs, but just kind of knew that
the nine to five
grind wasn't for me and so that's kind of what transitioned me to real estate i wanted to do
something without a ceiling be my own you know business owner and have the freedom that comes
with that so that's kind of what got me into the game i would say of land right and out there in
texas there's tons of land yeah there is so much land land in Texas. I don't know how many millions of acres there are, but it's fast.
And when it comes to like purchasing it, do you go on a website?
How does that work?
Yeah, so actually my first land purchase was on a website.
It would have been back in late 2016.
I bought 53 acres in Hudspeth County, Texas, which I still do a lot of work in today.
And I bought 53 acres for $8,500.
Wow. That was like for 8,500 bucks.
Wow.
That was like 1,500 an acre. I bought it from some guy in Florida who was selling Texas land.
And you get a lot of that in a land investing, land flipping niche,
like people out of state selling random pieces of land.
So I'm negotiating with this guy and buying 53 acres for 8,500 bucks.
And I found it on landwatch.com.
I buy this thing and it already came subdivided
this piece into 10 acre lots five of them and i sold them off within like three months wow and
doubled my money and you know 8500 into 17 g's and that's kind of the very beginning of jazz land
and my whole land journey and it just snowballed from there i just have since ramped
it up and now doing a lot bigger projects obviously yeah you've done over 10 million right
10 million dollars i've done well over 10 million dollars it's it's close to a thousand transactions
now in the land space probably close to 10 000 acres i'm pretty excited actually yesterday i just
signed a contract for 640 acres in gaines county te Texas. We're buying it for $736,000.
So it's like $1,150 per acre.
I'm going to subdivide it into 10-acre lots and sell it off.
Wow.
So what exactly is subdivision?
What's the process for that?
And why does it make it more valuable?
Yeah.
So in the land space, there's really two main niches, I would say.
You've got your land flipping, which is buying a random piece of land
like my first deal in the middle of nowhere
and flipping it for double or triple your money.
And then you got the subdividing game,
which is what I love because you can do it at scale.
It's going in, buying, it could only be 20 or 30 acres,
but oftentimes what I do is I go in
and buy 100, 200, 500 acres
and subdivide it down into smaller lots.
And just that simple breaking down of the acreage
allows it to become a lot more affordable for people,
and it's a huge value add.
So I'm buying this land, for example, for $1,150, $1,150 per acre.
When I subdivide it to 10-acre lots, it'll probably be worth $3,000 an acre.
Wow.
Close to triple just from breaking it down into smaller
acres.
Now, when you're breaking it down, sometimes it's easy, sometimes it's not.
That's the whole art and the whole game of subdividing and what I do and what I teach
and help others with.
But that's really the crux of it, just adding value.
Yeah.
And when you're looking for land to buy, is there anything specific in terms of area or
type of land you're looking for?
Yeah.
I love outside of city limits.
So I think you've had maybe Cole or some other guests on before
where they're attacking these large development projects
inside of a major city.
And what you run into is it becomes extremely difficult
to get approvals, get permits, the amount of time,
the amount of engineering that is involved with something like
that. So I'm a huge proponent of keeping it simple. I love outside of city limits,
zero to little restrictions. Most of my work is in Texas, but we have people doing it all over
Tennessee, Virginia, Michigan. You can basically do this any part of the country anywhere. But
outside of city limits, a large chunk of land where the county
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them out in the states make it easy um for you to subdivide and there's a lot of loopholes actually
uh that allow this to take place such as texas is that there's a good 10 acre loophole or if you
break it down into acreage and keep it 10 plus acres you're what they call
plat exempt and basically all i need to do like on this deal for example is run a surveyor out
there say hey this is how i want to break it out i just pull up google earth do a little screenshot
little polygons on how i want the land to look send it to him or her run out there this one
will probably cost me 10 20 g's they'll stake off all the lots, create a nice little map. Every lot gets its own map.
And it's basically ready to sell.
And some people hear that, they're like,
no rezoning, no entitlements, no engineering.
And this deal will be probably a $2 million deal.
We've done them as high as four or five million bucks.
And you don't have to go through any city approvals,
any town halls, any crazy engineers
getting permits or rezoned, none of
that. So this is, I think, probably the next blue ocean strategy in real estate just because
it's stupid easy right now. If you're asking me, I don't think it's going to be like that forever.
As things get kind of too good to be true, so to speak, governments, regulatory agencies,
all that type of stuff kind of start to step in and try and
get their hand in the pot. Absolutely. So is land similar to real estate where there's like a few
big players or is it kind of more even? I'd say it's more even. Land is very much a niche still.
There's a lot more people entering the space because you got coaches and quote unquote gurus
out there teaching and coming on podcasts like this. Funny story, I actually found out about
land investing on a podcast like yours. Some like me came on started talking about you know
buying a lot for five grand and selling it off on owner financing which i am a huge proponent of like
a big thing that people think about land is like it can't cash flow but when you sell it off to a
customer like i do for 500 a month or a thousand a month for five or 10 years. I got a lot of cash flow coming in every month. And so it's created this niche where you don't have any institutional players like your
Black Rocks or anything like that, hedge funds dabbling in this space yet. But you got a lot
of people like myself and a lot of beginners and intermediate people coming in because it's simple.
You can start with little to no capital. and there's so much land all over.
The barrier to entry is so small.
So it's getting more saturated, but it's very much still a niche
in a very unique sense in that no other form of real estate
is quite like land, I don't think.
It's amazing, it's such a niche right now.
Will banks let you take a loan out against it?
They will, but it's hard. Okay.
Because they're going to want, you know, 20, 30, 40% down.
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And they're not going to really want to lend against like that first deal I bought like
8,500 piece, $8,500 piece in the desert. Like a bank's not really going to want to mess with that.
You can probably go get a personal loan on it, but they're not going to really be interested
in taking that as collateral. Now the bigger subdivide projects, I don't use bank funding
personally. I use a lot of private money and seller financing, a lot of creative finance,
which is I think unique in a sense of what I do there.
But the banks will lend on the larger pieces, but they make it hard for you to subdivide it and do what you need to do.
Because when you start selling it off to people, like what happens to the bank?
You need to get a partial release from them, a special documentation that says you can sell one lot, two lot, three lots.
You need to get them paid off.
Most of the times they're going to have what's called a due on sale clause in there.
When you start selling off the land,
boom, it's going to trigger the note due
and you're going to owe your $500,000 or $1 million.
There's not a lot of lenders who are friendly
to the subdivision aspect of land.
Got it.
When it comes to finding buyers for land,
how difficult is that?
Dude, the buyer part, I think,
to me it's the most exciting
and maybe the easiest part of the business, which is crazy.
The demand for land right now, if you ask me, is sky high.
I urge anyone out there just to go to a Google keyword search
and it's how to buy land, buy land, land investing.
You're going to see over time, especially with the pandemic
and the economic situation and kind of political
unrest that we're in now today, especially in a large part of the country in different
parts of the world, people want to own land because they want something that's theirs.
They can, you know, preferably no restrictions, go out there, have livestock, store stuff,
affordable housing on it.
And so the demand is skyrocketing.
Personally, I like to use Facebook.
We do, oh gosh, probably hundreds of thousands in ads on Facebook,
certainly tens of thousands a year on Facebook Marketplace.
Real estate and Facebook Marketplace is extremely underrated.
I don't know why more people are not using the Marketplace
and boosting their ads on the Marketplace
and just geo-targeting to wherever their land or their house or apartment,
whatever they're trying to sell or lease, to that geo-targeted market. The marketplace is just
absolutely crushing it on Facebook. Wow. People are buying houses on Facebook marketplace?
Houses, land, all sorts of junk. The marketplace, the arbitrage on marketplace is insane.
That is interesting. I thought they were just buying $50 items you throw out.
No. 95% of my buyers come from marketplace and what's it's crazy a
little gold nugget for the audience is what people don't know is marketplace actually has like a
built-in crm where you can see everyone who messaged you on a marketplace listing and you
can go back a month or two months later and just hit view messages view buyers select all the
people who message message you on a piece of land or whatever it is and just boom, ping them and say, hey, I got another 10 acres coming in this area.
Are you interested?
And it instantly shoot it out to 100, 200 people.
Dang, that's actually fire.
Yep.
That's like an email blast, but messenger open rates are like probably.
That's what I tell people when you have marketplace or real estate listing, especially with land, never take it down.
Leave your land listing up even if you've already sold it because
I have leads trickling in every single day. Do you still have land in Andrews, Texas? Do you still
have land in Abilene, Texas? I'm interested in this a lot. I'm like, no, it's sold. Sorry,
I have more coming soon. But boom, now they go into the pre-built in Facebook CRM. I'm just
messaging them later when I get another project in the area. I love that. Do you own a town in Texas? Technically, I do own a town.
I am the mayor of the town of Cornutus, Texas, which is about 50 miles east of El Paso. Nice.
In the middle of the West Texas desert, Hudspeth County, which is where I did my first land deal
and my first subdivision, actually. So I guess it's like a second home to me that's cool how did that deal happen
cornudas uh came about in 2022 i saw a listing on facebook um someone sent it to me and it was
like hey there's a town for sale in hutsbeth county texas i'm looking at this listing it's
got like thousands of uh comments and like a thousand shares just from a random facebook
post i'm like okay that's a lot of shares.
A lot of people are interested.
They're asking like 500,000 for it on Facebook.
And so I'm like, you know, this is early 2022.
I'm running my land business, plugging away.
I'm in Fort Worth.
So Cornutus is an eight and a half hour drive
into the desert of Texas.
Nothing out there.
Man, this is really interesting.
You know, if I want to become the known person in land,
like the go-to land guru, so to speak,
what better opportunity than to own a town?
And so I'm looking at this thing, I'm like,
how can I actually pull this off?
It's in the middle of nowhere in the 20 to 30 mile radius,
you probably got 100 or 200 people
who live out there in Hudspeth County.
It's very cheap land.
You're talking 400 or 500 bucks an acre, 900 foot to water.
You can't really drill a well.
Hard to get power.
Nothing around.
And so I'm like, how am I actually going to get people to work at this town,
manage it?
How can I actually pull this off?
So it kind of lingered until late 2022.
I'm like, let's go out and check this thing out.
And so I took my dad out there.
We went just round trip straight out from Fort Worth.
And we go out there.
And I show up and it's like a ghost town.
There's no one there.
I walk in.
There's a cafe, a convenience store, a motel, a six-spot RV park, and a few mobile homes on the property.
It's 28 acres.
I walk in the cafe and the owner and his mom are there.
They manage it and run it.
And, you know, I'm looking around.
I don't see anyone in there. I'm like, okay, you know i'm i'm john i'm going to hit you up i want to see the
property so we go for a whole ride around the property and this guy wanted me to do like a
handshake meet at the courthouse and bring him a cashier's check like sight unseen no inspections
i'll never forget i was asking him can i get a water sample from the water well yeah make sure
it's like not contaminated
contaminated with like radon or environmental waste or anything he's like you can but i'll
shoot you and i was like holy crap what the heck yeah yeah so me and my dad leave this uh place i'm
like you know i really want to buy this sucker and he was telling me like this guy he's crazy
like there's no way you're gonna buy this this. Like, there could be so many problems.
And it lingers on for a month or so.
We're going back and forth.
Turns out he was behind in back taxes,
and he was going to be foreclosed on the property,
and we did all the research on that.
I almost bought the tax lien on it.
But we ended up working it out,
and it ended up being a purchase of the town,
a sight unseen, basically,
except for my one tour of of the property no inspections no nothing
a straight cash deal um i've never disclosed the price but it was less than the original asking of
500 and uh i hope so with the water story yeah yeah and the well is it's a 900 foot well and it
does two gallons per minute and it wasn't contaminated it wasn't contaminated uh the
water actually is pretty good.
It's a little hard, a lot of dissolved solids,
but it runs into a 2,000-gallon tank,
900 foot from the ground,
that services the whole property,
which is pretty crazy.
So we'll eventually probably have to drill
another well out there,
but right now it's holding up pretty well,
and we ended up getting the transaction closed.
And since then, it's been a year now,
since I bought it in January 2023,
and it's been me year now since i bought it in january 2023 and it's been me and
my small team out there every other week just about roofing concrete jobs cleaning the cafe
we just got done repairing the entire kitchen new drywall new walling it was rotted out from
they used to have old swamp coolers in there and there was water damage in the roof and we had to
i mean i think i'm 500000 into it right now. Damn.
Just straight out of pocket trying to put it back together.
So what's your goal with it?
So it's right next to Guadalupe Mountain National Park,
which is an awesome tourist destination for people who want to go hiking and whatnot.
So it's going to be kind of a mix between a rest stop and a tourist destination.
I really want to make it the spot on the map like worldwide
world known uh they're famous for their burgers their cornudas burger which was a green chili
burger so we're bringing that back and uh you know it has so much potential short-term rentals out
there for folks at the park folks who want to just get away from the city and then passerbys
and even locals who want to come eat at the cafe. We're going to be flipping burgers and kind of revamp menu.
It has a ceiling to it for sure because it's only so big
unless I start buying land around it.
But I think it could be a $500,000 to a million a year property
with pretty high margins.
So that's kind of the goal for it.
Interesting.
So you're technically a mayor right now.
I'm technically a mayor.
My ops manager wants to be the sheriff. Shout out to Brian. He's like, if we ever a mayor. My ops manager wants to be the sheriff.
Shout out to Brian.
He's like, if we ever do a sheriff, I'm going to be the sheriff.
But we had a guy who's, it's funny because we get the politicians and stuff coming through.
I had a congressman's office out there.
There's a new sheriff and there's a sheriff election.
And a guy who's running to be new sheriff in Hotspeth County stopped by the other day.
He's like, hey, can I put up my sign and whatnot on the fence?
It's like, yeah, sure. So it's kind of, you know, it has a good following.
Wow. People are interested in what's going on out there. Yeah, because you made it go viral on your
YouTube. I saw a lot of the videos. Some of them had 100,000 views. Yeah, YouTube, Instagram had a
massive reel that went viral. We almost got kind of like a little TV deal out of it. We're going
back and forth like TV networks and stuff trying to figure out how and if we can do it didn't really pan out uh turned out that the tv business is a lot harder
and weirder and more complicated to get into than people might realize um but yeah it's got a lot of
attention long story short wow i thought it was so did they want money or something it was just
too complicated the tv network they wanted money they wanted me to sign some things
that were very kind of what we thought were kind of restrictive as far as like i want to do my own
stuff which you have seen on youtube instagram all this so it just turned into way too much
legal back and forth could we have gotten it done um probably but it was just like this is
at this point too much time and energy than i can put into it yeah i wouldn't want to sacrifice my
own choice that's that's a concern with the podcast i never want sponsors to like tell me what to do yeah and
because i mean you know this like youtube and just social media nowadays like you don't need tv just
go straight to the end consumer and you can build a massive following massive audience massive
monetization absolutely yeah i just got my first strike on youtube actually though dang yeah so i
got to be careful the next three months.
You only get three strikes and you're out.
Yeah.
Yeah.
I'm just starting my YouTube.
That's one thing that I wish I could go back.
I've always been kind of focused on Instagram, but if I could redo it for sure, YouTube,
I mean, now I'm growing at like 1500 followers a month and I've only been doing it like three
months.
Nice.
I'm like, you know, if I would have been doing this the entire two three years i was doing instagram like who knows the sky's the limit
yeah i mean youtube is just so massive that's how i feel too youtube's the most important one in my
opinion especially for long form videos yeah i'm going all in on youtube i'm spending the most
there actually right now yeah it's a it's a good platform and i saw some statistic uh not too long
ago it was like users i don't know how accurate it was, it was users for Instagram and YouTube.
YouTube was like double the users of Instagram actually,
which I don't know how accurate that is,
but it's kind of crazy to think about it
because we all use both platforms,
but to actually conceptualize that YouTube
is substantially bigger than Instagram
and some of the other platforms is crazy.
And the audience is more, I don't know the word,
but I just feel like there's more value
in the audience there.
Yeah, they're more interested in learning.
They're more interested in long form, staying connected,
following you, seeing what you got going on.
Yeah, there's some straight degeneracy on Instagram.
I mean, there's a lot of negativity.
Like I'll post the same exact clip on both.
Instagram, all negative comments.
Interesting.
YouTube, it's all positive.
Interesting.
Yeah, it's super weird.
I don't know.
TikTok's kind of negative too, I noticed.
That's one thing I've not gotten into yet is TikTok.
But from the land investing and real estate space,
YouTube is super powerful, obviously,
because I can fire up a how-to video on YouTube
and absolutely crush it.
And what we're getting into now with real estate
is there's so many people entering the space
that having a personal
brand and building a personal brand is becoming more and more important than ever. Because you
get more realtors, brokers, whoever entering, and they don't know how to use social media.
If you do know how to use social media and do simple ads and content, you're just going to
blow them away. Absolutely. It gives you a huge edge. Look at Grant Cardone. He raised, what,
two, three billion from social media? That's what I always tell people. I want to be the Grant
Cardone of land just because that dude's so inspiring to be able to raise money like that.
Just imagine if I could do that from the land side with those returns. It'd be absolutely crazy.
It's wide open. I mean, you got to be already top of the field for land, right?
I'm trying. I'm getting there. I would like to think so, but I don't know. There's a few of us players doing it and doing it big.
We're helping a lot of people,
and it's gotten a lot of attention, the land niche,
just because I think it has the highest returns in real estate.
It is certainly the simplest form of real estate, I think, to do,
just flipping a piece of land.
And from a pure IRR return on your money perspective,
I think it is, bar none, the top of the line in real estate.
Yeah, because you mentioned some of your deals you doubled up in a few months.
With houses, you're not doing that for years.
Yeah, exactly.
A double is bare minimum for me.
Usually 3 to 5x is what we're looking at,
especially when you get into subdividing.
Because the amount of arbitrage there, man, is insane
because this Gaines County piece is a great example,
the one I just signed a contract for.
There's no telling how long that thing was on the market.
Certainly over six months, you can get these larger pieces of land
that are very illiquid, and it takes a very specific person like myself
or some other investor, subdivider, to come in, purchase this piece, and then do the
subdivision and sell it all off and actually manage the business. So we're running into a
giant arbitrage where a liquid land, you can lowball them. A lot of my deals actually come
from the MLS, which is crazy. A lot of real estate folks, I'm sure you know, you talk to them,
they're sending direct mail, cold calling, SMS texting, et cetera. But the MLS has so much opportunity for large pieces of land,
but not as much so for the smaller pieces.
Because when you list a small piece of land on the MLS,
$8,500, $10,000, if it's a deal, most people can't afford that.
And so it moves quick.
The velocity is high.
But the larger pieces, who's going to come out of pocket?
$600, $700, a million bucks.
And then they've got to work with a bank. Is the bank going to lend on it? There's a who's going to come out of pocket six seven hundred a million bucks right and then they got to work with a bank as a bank and lend on it it's just there's a huge opportunity there yeah
so you're playing at the six seven figure level now yeah six six figure minimum usually um just
because it does take time energy i have a team a small team and i want to have hyper focus on what
works and what generates the highest returns and is able uh to scale me my goals 100 million dollar
land business.
So to get there, I need to do multi-million dollar deals.
That's the path forward, I think.
So the next step is raising money then?
It is, yeah.
I've started raising some money.
I'm fascinated with creative finance.
Pace Morby talks a lot about it from the housing side, obviously, and some others.
I'm super fascinated by it from the land side.
A lot of our stuff we do with seller financing,
we'll go to owners and say,
hey, we're going to give you 10, 15% down,
and we're going to use a creative deed of trust or mortgage
that removes the due on sale clause
and allows me to subdivide it
and sell it off while I'm paying you.
So I'll get a seller on a five to 10 year note,
and then I'll arbitrage this and subdivide it down.
And while I'm paying the seller,
I'm finding my own buyers, whether they're. And while I'm paying the seller, I'm
finding my own buyers, whether they're cash or a lot of owner financing, and I'm selling it off to
my people and I'm just scraping the net in between. And so that's how you can get to the massive
returns. Yeah, you're just facilitating at that point. Pretty much. And we have a special clause
in there where, okay, someone gives me cash, I need to go to the seller and get 10 out of 100
acres free and clear.
We just write the seller a prorated check for whatever is left on their note and deliver a deed to our buyers, basically.
And then when a seller is like, no, man, I want to be cashed out,
which a lot of sellers do, they want cash for their land today,
which is understandable.
Sometimes it creates a tax situation for them.
Sometimes I'm thinking, what else are they going to be doing with that money?
I'm about to give this guy 500K cash.
Why would he not finance it to me
and earn 7%, 8%, 10% interest?
But people want their money.
So when that happens,
I've started raising private money.
To your point,
we find private investors to come in
and step into the seller's shoes
and basically seller finance it back to me.
And I just pay that private money guy.
It's usually 16% to 18%,
which is a hefty return for an investor.
Yeah, that's insane.
They're collateralized by the land,
which then allows me to go do my thing.
The returns that I'm seeing are so significant
that I can afford to give a private person 16% to 18%.
That's unheard of, dude.
That's higher than
hard money yes hard money is like what 12 15 yeah and uh for those out there if you're trying to
raise money or private hard whatever it is like just facebook groups yeah are a great resource i
mean you you got to find those three four or five folks who can really understand your business and
help you out with money raising funds lending etc but facebook groups to But Facebook groups, just search private money lending, hard money lending.
Some of these nationwide groups are 40, 50K people.
I always tell people finding the deal is the hard part.
Raising the money is a lot easier actually than you expect.
In real estate, if you have a good deal
and you can explain that to a potential investor,
the money is actually easier to find than you think.
I mean, yeah, if you're giving people 18%, it's not that hard to close them, the money is actually easier to find than you think.
I mean, yeah, if you're giving people 18%, it's not that hard to close them, I think,
especially in this economy.
Yeah, yeah. So there's so much opportunity out there in the subdividing space. And even just the land flipping space is continuing to blow up. I mean, owner financing and creating passive
income, I mean, I'm sure you know this. I'm not sure there's actual true passive income nowadays.
Yeah, it's subjective.
Yeah, because no one's really just sitting on their butt
and collecting a check or wires without any work.
You still need to manage, you still need to account for things.
I'm a huge passive income guy.
I love monthly payments when I sell land,
but I wouldn't call it passive.
It's still an active business.
Managing those customers, what if someone stops paying me?
How do I get the land back?
Do I need to resell it?
All that stuff.
Yeah, it's funny.
I used to structure my investments around passive income,
but it's not passive no matter what you do.
What's the most passive income you've experienced?
I used to have this AI.
We'll talk about AI.
That was an auto trader,
and it was doing amazing for 10 months,
making 10% a month, and then it just got wrecked one day
because some news in the market
it couldn't predict.
Are you using any AI with your stuff right now?
A little bit, especially for my coaching stuff
from a CRM perspective,
automation, simple AI.
AI is good, it's powerful.
Real estate, I think it's still in the very beginning stages
At least from what I've seen
I see a future where AI comes in
And is handling paperwork, handling transactions
Handling title search
Seamlessly streamlining all this stuff
From a real estate perspective
But it's not there yet
And I've actually found huge power and people are
fascinated by AI, obviously, for good reason. But as more and more people go towards the AI
niche and space and focused on AI, I've actually kind of transitioned to more human focus,
more human touch. People messaging me, I'm interacting with them personally.
We've experimented with AI with customers and stuff, and they were pretty easily able to pick up that it was a bot.
I don't think it's there yet, but it has a lot of potential.
But I do think you need to learn AI,
because if you don't learn it and get familiar with it,
you're just going to get blown away.
When it does hit its exponential ramp,
if you're not there, it's just going to pass you by.
Yeah, I agree with all that.
Do you plan on launching a course or community for this because you could run that up for sure oh yeah we already
have it we have the course we have the community and there's some big time deals being done in
there which is crazy like when i first started i was not envisioning students doing seven figure
deals seven figure deal seven figures six figure subdivides like damn we've had some real successes
in there um so it's kind of humbling uh sometimes i get like imposter syndrome i'm like
you know i've been able to do it in texas but now we got people doing it like virginia
uh colorado michigan like kind of nationwide um so yeah there's there's a lot of good information
out there any sort of real estate man youtube university or paid courses like you can make so
much money there's so many different ways to make money in real estate right now it's insane dude i know i know someone doing i get his land courses every day i forgot his name
who is it i probably know him if you said it i would know it i don't know like the name but i
get it every day yeah it's like land flipping mastery or something okay yeah there's a few
ogs out there like your jack bosses your land academies your it was jack yeah profit generator
yeah he's big, man.
He must be doing tons of millions.
Some of these guys have huge education programs,
but what I've found is they're still very much focused
on the flipping aspect of land,
which is becoming extremely saturated.
It's not quite to the household selling level yet,
but I hear all the time,
the amount of direct mail you need to send out now,
it used to be like 200, 300, 400 pieces of direct mail you got to deal.
It was insane.
It was like printing money.
Nowadays, I think the average going statistic is probably 1 in 3,000.
So it's like 10x competition on direct mail.
So now you've got people setting up CRMs, going to SMS, cold calling,
texting these landowners saying, hey, I want to buy your land.
And so as more and more people come into that, I'm like, nope, screw that.
I'm going to where there's no competition, bigger deals.
You got the foresight.
Yeah.
Wow.
So people actually mailed letters and it worked?
Oh, yeah.
We still mail letters today.
Not as much, but you will still have success.
Like just direct to landowners, straight blind offers.
I want to buy your land 10 acres for 20
000 bucks and it's worth you know 40 or 50 damn that's impressive sms must be doing well because
the open rates are like 95 it is yeah and using them in tandem to like sending a mailer and then
following up with you know hey i did you get my direct mail i mentioned buying your land yeah
that that is a good method and it's pretty cheap to send those texts too, right?
It is, yeah.
Less than a penny at least is what we pay for our stuff
and our CRM for our course.
That's cool.
And you've closed some deals through text?
I actually don't use text.
I've gotten to the point where brokers and stuff
will bring deals to me, which is pretty unique
just because I'm pretty well known in Texas.
So they'll bring me deals
and landowners sometimes will hit me up
usually asking way too much for the land. Like, hey, I got this piece. Can we work together? because I'm pretty well known in Texas, so they'll bring me deals, and landowners sometimes will hit me up,
usually asking way too much for their land.
Like, hey, I got this piece, can we work together?
Can you subdivide this?
And it's like, well, I want to,
but I usually buy this at like 60, 70 cents on the dollar,
and you want 90 to 100 cents on the dollar. So there's working through that issue,
but direct mail, it's all good.
I'm actually a big proponent of MLS, finding stuff, bigger
projects on MLS because people have become way too obsessed with SMS, direct mail, and they don't
even look on MLS anymore. It's like land.com, Zillow, realtor.com. Those are kind of the three
main ones. I'm on there every single day looking for deals. I met some solid people on Zillow. I
was house shopping. I met LeBron James, old teammate out here. You never know who you're going to meet off these sites, to be honest. They were selling on zillow i was house shopping i met lebron james old teammate out here you never know you're gonna meet off of these sites to be honest
they were selling on zillow yeah he was selling his house yeah it's pretty wild his high school
teammate they're still super close okay but yeah i met some cool people there um we gotta wrap up
anything you want to promote close off with man you know i just want to help as many people buy
a piece of land so john jaznack.com forward slash land.
All my stuff is there free.
John Jazznack on all social media.
I'm obsessed with looking at deals.
So if anyone has a land deal and wants a free look, free opinion, send it my way.
I don't know.
That's literally what I do at night when I can't sleep on this.
I'm like, this is a deal.
This isn't a deal.
Like underwriting in my head.
So I'm obsessed.
That's why you're successful, man.
Thanks for coming on.
Thank you so much for having me.
Absolutely.
Thanks for watching, guys. and i'll see you next time