Financial Literacy Through Land Investing | Travis King

Financial Literacy Through Land Investing | Travis King

Travis: It doesn’t have to just be land or houses or land verse houses you can marry these right land is a high cash flowing business model so you can marry that like the BRRRR strategy. It’s incredible.

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Justin: What is up everybody? Welcome back to the science flipping podcast. I am your host, Justin Colby. So let’s jump into our special guest. This week. As you guys know, I tried to bring the hottest and newest and best people to advise you about real estate investing here on The Science of Flipping. And while this guy isn’t new, he’s been in the game for quite some time. I was just recently introduced to him. And so I really wanted him to come onto this show introduce himself to you guys primarily about land flipping, but we have Travis King here. What’s up, dude?

Travis: Hey, Justin, how you doing man? Glad to be here. And yeah, happy to evangelize land and land flipping.

Justin: Yeah. And I think one of the things that you and I resonate with is understanding where people start, right, we all know that, I think use the word chasm earlier today, which I really liked. But there’s this gap, right? Where people are like, man, I’d really like to get into the space. But I might have a job. I’m a parent, I’m a husband, I’m a wife, you know, I want to try to get here. I don’t know what to do or maybe you’re broke and you’re out of money, you don’t know how to get started. And then all of a sudden you see someone on social media saying, hey, build a seven figure your business. Right? And I think there’s this massive gap that I think I want to kind of start out here with you and I were talking about even just how you started and how it went from where you started to kind of this the building out what you’ve built out. So why don’t we just kind of start with that how you started?

Travis: Yeah, well, I think there’s two chasms or gaps, right? Grand Canyon type gaps. And sometimes like, that gap can be like where you’re at in your first deal, man that can feel like a Grand Canyon of a gap for some people, right? Like, from going not starting to getting a first deal. Like that’s a bigger gap than it is from 1st deal to 10th deal, right?, Honestly. So like, so sometimes I think regardless of where people are at trying to put yourself as an advanced investor to step back, and remember when you were there, right in somebody’s shoes. So I think for me, we had started with single family houses, you know, in the early 2000s. And I was in my young 20’s, we have rich Dad, poor Dad, like a lot of people. But here’s where my story goes a little difference. I didn’t study it, I didn’t master it. I use it as like this motivational tool to like, run out and just buy anything and everything, right. Like I didn’t study the principles in it. So this is not a knock against him, because I love his stuff now because I truly understand it and appreciate it now, but I used it to run out and buy properties as the market was. I mean, if you looked at in Zillow or Zestimate, we bought at the peak of the peak right before the 2007, 2008 because I thought I was a real estate investor, a house investor. And we crashed and burned miserably ended in foreclosure. I entered like retreat mode, right? Not even reload, but like retreat mode for a while tail between the legs. Kind of like man, okay, I guess I’m just gonna be trapped in a job forever. And at the time, my wife and I were in, I’m from Montana. But we were working in California, and I met my wife, my fiancee in California. And we both had these incredible jobs, almost six figure jobs in our early 20s. And within three months of each other, we both lost our jobs. Right, so we both lost our jobs. I had an adjustable rate mortgage, right, lost my job was over leveraged, and was in a position where couldn’t find employment, you know, although everybody calls the recession, 2008 I was in California, and it kind of was like, probably a year ahead of the rest of the nation. You know, so for us, it was more like 2007. And it put us in a position where all of a sudden, we’re both was out of jobs and overleveraged in debt. And we decided to relocate to Montana where I’m from, essentially to rebuild, right to slow things down and get back to the basics and rebuild. And then I just went to work. We got married, started our family and then like fast forward just I still always had that itch of like, you know, wanting to be an entrepreneur and I knew real estate was the avenue but I also was suffering from a little bit of kind of PTSD from you know, from failing miserably right? Within houses. So I think I was really concerned about the next time around like if I’m going to do something I’ve got to be more deliberate, more educated. So it really took a number of years, half a decade kind of decided that if I’m going to go back into real estate investing is going to be more intelligently.

Justin: I think there’s a couple of things that I want to highlight. So people don’t blow by everything you just said, right in your own experience. First and foremost, you just went right. So one of the things that I encourage everyone to do is done is better than perfect, start taking massive action and perfect it along the way. Now you just like myself got crushed during the crash, and we are a statistic millions of people got crushed. But what I admire about you, what I encourage everyone to get doing is by just starting to take action. So while I understand kind of in round two of your career. First of all, I think you waited too long, in my opinion. I think 10 years would have been wait you what you could have done in that 10 years, if you were able to lick your wounds a little faster and get back up off the mat. You would be I mean, you’d be on a boat somewhere. Right? And so there’s a couple of things I want people to realize about what he just said in a very brief couple minutes. He’s a man of action, he takes massive action, it got him a ton of success. Now because of what happened in the real estate market. He got crushed, not necessarily his fault, but at the end of the day, I will tell you after doing this for 15 years now you’ve done this for how many years not including the 10 that you took off? Did I hear you right? You took about 10 years?

Travis: I mean, I bought my I mean I was in my early 20s right like our one of our rentals we still own today I buy no for, you know. We are going on 20 years of real estate, although the first 10 years was kind of like this unintelligent. Throw it against the wall see what sticks. And the last 10 years have been looked a lot different about two decades now. Yeah.

Justin: So again, action taker, massive. He came back massive takeaway for all of you guys out there. Okay. The reality is he could have stayed down. And many did. They said, I just got crushed. I’m done. I’m out. Right. And that’s the easy way to go. But Travis, like me, we don’t stay down. And I say this over and over and over again to people, you can never be a man that keeps getting up ever. And after 15 years, and losing millions of millions of dollars myself, I can tell you, those are some of the best moments of education you could possibly get. Because you realize what you doing wrong, maybe it’s greed, maybe it’s jumping way outside your comfort zone. So like for me, it was a development play of 79 townhomes. I’ve never developed a home level, let alone 79. Right? So there’s some takeaways, I immediately want you guys to take away from what this man is talking about, which is go take massive action, perfect it as you’re going. But also realize along the way there are going to be failures. And that’s perfectly okay. What is not okay is if you allow those failures to keep you down, that is not okay. And that’s why I’m excited to have him here is because that is a perfect example of he could have easily made that excuse he got back into the game. He’s built something really really impressive. And he doesn’t give excuses. Right?

Travis: That’s so that’s listeners only take away Justin and we don’t I mean, like we don’t even touch on land, right? Like that takeaway alone seriously, like for me, because we’ve got understanding all of our own upbringing, our psychology, a lot goes into how we handle this type of trauma. Right? So for me, it felt like trauma, like it was a big blow failing at real estate. And it took me a long time to recover. In hindsight, you know, a much older guy now a lot more experienced a lot more reps, you know, and more time under the bar, I’m able to look back and say, Yeah, that’s crazy. It took me so long to heal and recover from that, right? But I, what I want people to understand. And I think you’re saying too, is there like failure or failures or mishap. These aren’t permanent failures, not permanent, right? Failure is a speed bump. It’s a bump in the road, like it’s not permanent, it does not define you. And I really let it define me for a long time. I mean, I took it real personal, right? It took a real personal took it real hard, and I felt like I let myself down. I worried the next go around, I’d let my family down because now I had a family right? I’m married with kids. I can’t make these mistakes again. So I really did. Like you say I delayed a long time and that’s very personal. That’s that’s me my makeup my upbringing. It took me a while and it you’re not born with Bulletproof confidence. Right? But that resilience comes from adversity. So like the worst thing you can have is like, do incredible your first couple deals and have blind success. Right? And think because that’s not sustainable. not sustainable, right. So I feel like kind of those lumps that adversity later are like the, you know, chinks in your armor, right? that later allow you to be much more resilient. So in hindsight, I’m very grateful for that experience at the time. I wouldn’t have said that. And you weren’t heard me say out loud that I’m grateful or thankful at all for any of it. But at all, you know, it was like a chapter in the book is all part of the journey. Alright.

Justin: Alright. So here’s the reality. Now you’ve licked your wounds, in my opinion, maybe stayed down a little too long, because you’re obviously a successful individual. But to your point, we’re not all made up with the same DNA to do this, but you did it. And now you say, Okay, how am I pivoting? How am I adjusting? How am I adapting? So where do you go from here? When you fail? You lost your ass. Again, I would make the argument it probably wasn’t even your fault. You know, victim of circumstance and timing in the market, right, to some extent there. But now you pivot in let’s talk about the pivot that you made.

Travis: Yeah, absolutely. So I’m not going to because this isn’t a two hour long show. I’m not going to tell you about the car flipping the camper flipping the mystery shopping, all the set, the the Amazon business, the dropship all the side hustles we tried along the way as I was scared to go back into real estate. All these things that didn’t work, we won’t we won’t talk about all those. But let’s just say there was some low points, some desperate points, and nothing brought the money that real estate brings right in real estate investing. But I was still always maintain an interest. And I always on those commutes to work on the trips out of town, still always had that nagging feeling inside about like, you weren’t like you’re meant for more, right? You’re not meant to be, you know, building somebody else’s empire. Right? Like, you need to, you need to not be a knight in somebody else’s Castle, right? You need to own your own castle, right? You need to build your own empire. And it constantly nagged at me, even as I did my day job really well. It wasn’t I wasn’t building my empire, you know, and bothered me just wasn’t in alignment with who I was. And so I was still following and tracking real estate on my commutes. I was listening to bigger pockets, which I would assume like your audience, right? Everybody knows very wildly popular podcast, really brought about real estate investing. And this is fast forward, I we talked about the crash in 2008 this is 2013. Just to give people kind of some perspective, the and I, here’s this guy come on being interviewed, he’s talking about land and land flipping, okay. And I was a little bit familiar as land in that my dad had bought some land subdivided some land when I was growing up. But it wasn’t in the context of like, is a business model flipping land, right? It’s like a long term play, and investing in it. And this guy comes on the podcast, and he’s talking about flipping land, just like we flipped cars, you know, dozens and dozens of properties a year with these incredible ROI. And it just not only to get my attention, it’s really struck a chord because it felt like, like a low barrier to entry, just because you could you could buy properties at tax auctions for a thousand dollar. Right? Might only be reselling them for 3,000 or 5,000. But there was really low risk, really low investment versus at that time, we were buying our plan was to buy a rental house every two years, you know 20% down, rental house every two years, buy and hold. And although longterm the math penciled out. The problem was I needed my pay stubs, and I needed my W2 to buy those rental houses, which meant, you know, over 20 years, yeah, we could acquire 10 rental houses that, you know, one every two years. I had to work that darn job the next 20 years. That was the problem with that plan. So for me, when I heard this land and land flipping at scale, I’m like, it really struck a chord, right? It really struck a chord with me. So at this point, I think it’s good to highlight for people too, because this is where you can go two different directions. There’s that stage of awareness, right? Like you become aware of something aware of a new strategy, aware of an opportunity, and you either act on it or you don’t right? So for me, this is where I moved from awareness to becoming fanatical about learning about this new strategy land flipping. So I consumed every free article, every paid course anything I could about land and land flipping. And it’s also another learning point, I probably spent too long, because I spent a year in the education stage kind of that analysis paralysis. Just one more course and I’ll fill in the gap. We’ll fill in the hole. One more course then I’m ready. And finally I think it was like my wife’s like, okay, not only is like rural, vacant land and land in general, much more boring than talking about houses and house flipping. You know, like, you know what I mean? She’s like, Okay, you imagine that pillow talk we’re talking about rule.

Justin: Well it’s not sexy dude, you’re missing the sex appeal of house flipping right? House flipping all over HGTV, Bravo you name it right? Flipping land..

Travis: Yeah, imagine talking yourself about like rural vacant land at bedtime, right?

Justin: In the middle of Texas, like no one gets excited about that, right? No one. Now. I like it as an entrepreneur in just simply like, I like I’m a deal junkie, right? Like, I want to make money, I want to flip things just like you, right? But the reality is, you lose the sex appeal. And that’s a lot of the reason why people don’t get into the space, they don’t have the sex appeal of remodeling a home, putting it back on the market, etc. Right? Like the reason why wholesaling as a genre gets, you know, wearing on people is because there again, while you can make millions and millions of dollars, there’s no sex appeal to it. Right? You’re flipping paper. Right? It’s very transactional. Right? And so yeah, you lose some of that. But that, you know, sounds like you’ve done pretty good in terms of are you just wholesaling? These pieces of land? Are you actually taking some down and utilizing it in one way or another?

Travis: Yeah, so happy to answer that. So our business now looks a lot different than when I started, when we started. Our goal was to buy these very these rural vacant land very cheap properties. I mean, sub $10,000, to buy them at a steep discount, like 25 cents on the dollar. And then off the market, or even at the time tax auction properties and then resell them for, you know, under market value, not full market value, but just under on payments. And that was really the goal for us was like to sell on payments. Because what I saw, I felt like at the time, if I built up enough payments, my goal was like 10,000 a month of return or like recurring terms income from selling land on payments. 150 bucks at a time, right was my goal. Because what I saw was, I wanted runway, you know, I wanted to buy time, I wanted to leave my job. And I knew like if I leave my job and I go full time, I need a couple of years of runway, right? So I although it’s the slow path to start, and I don’t recommend people do that now. For us at the time, it was like 10,000 a month. That’s what was on the vision board, recurring note income 10,000 a month, every day, every day in the journal. So that’s what we built. So we built a work for like two and a half years and we built up focusing in on cheap, rural, vacant land and selling it on payments, buying it off market or tax auction and selling it on payments. We built up that those seller finance recurring note income, okay. And then since what we realized is that, we became note rich, okay, and cash poor. So my wife and I are about three years in the business, we started this whole thing Justin was $4,500 cash, that was all like I said, I had PTSD from the housing market. So that’s all I was willing to put in. And we snowball that over three years into 450,000 worth of notes. Okay. Yeah, over 10 grand a month of recurring income. Now the problem was, with that recurring income, we still had operating expenses, once I quit my job, I’ve got to pay myself a salary. So I’m now cannibalizing the business instead of plowing, 100% back into the business, like when I had a W2. I’m now cannibalizing the business by pay myself a salary, I still got marketing expenses, like direct mail and things. So now the sudden I realize like, yeah, we’re no rich, but none of its liquid, right? Like, I’ve got to wait three months to stack up cash. And at that time, we also we had generated over 100 self service notes. And my wife was managing these and she’s kind of like, Hey, I don’t really know how to say this. But like, we don’t own a land company anymore. We own a note servicing company company. And I hate it, right? Like, like, I hate tracking these people down for delinquent payments, we were self servicing all the notes ourselves, that wasn’t third party, because that’s the courses we came up through. And that’s what we had learned. And that’s where you don’t, you don’t have that built into the cost when you focus on cheap stuff. So that’s where we decided to pivot. And they said, okay, like, we need to reset, redesign this company in such a way that it works for us, right? Like, we don’t want to be bogged down with these managing these notes. So in order to move, like in order to pay somebody else to service the notes, and at the time, we were self closing everything to. Okay, so in order to move from self closing on the buy side and the sell side, and to pay somebody to service those notes, you know, to build that in, we needed to naturally move up in the value of properties we were targeting, right?

Justin: How are you targeting? Let’s talk about how you’re targeting these properties.

Travis: Yeah, absolutely. Yeah. So we, our strategy was when I first started, you know, keep my it’s about 10 years. I couldn’t, there wasn’t a whole bunch of data sources like single-user license data source to pull all this data. There’s like list source I think was maybe about it. But there was some but for land you got to keep in mind this is land not houses okay? So finding vacant, unimproved land pulling that specialized list was a lot tougher. So you had to go directly to the counties and ask for either the assessor tax roll, and then filter out to where it was land only or if they could give that to you. And then with within a couple of years of starting some of these data, big data kind of came in and started to allow you to buy a direct license to pull those lists which, which all of a sudden, we take all these counties, and it now comes in a formatted excel list. And they all look the same from one county to the next, versus the gobbly gooka reaching out to the county directly and getting all different file formats and different columns. So that was a game changer for us. But we were to answer your question, we were pulling the data from the county assessor roll, like a CSV or an Excel file. And then we are mail merging and sending direct mail letters to off-market property owners. So I think that’ll kind of tie together help people understand how we were acquiring these off-market properties. And we were targeting like these sub $20,000 properties. Because how the business model was introduced to us was these individual realtors won’t take their listings. There’s not enough commission in it, right? They’re kind of it’s in a sandbox that nobody’s planning. Because there’s just not enough commission for the agents. So though these people that own these properties, they’re kind of more liabilities than assets, this cheap lumber.
Justin: What’s your exit strategy on these? Let’s talk about what you’re doing. Why target these? Why are you not in single-family homes anymore?
Travis: Yeah. So for us, we made that decision. Because if I want to buy a $200,000 single-family home, I gotta put 20% down, right, I gotta come up with you know what I mean? That means I gotta come up with 40 grand cash. For me, if I could go buy a property for two grand, you know, and turn around and sell it for six. I could do a lot more deals. Okay. And our houses, we were cashflow in about 250 you know, a door, we didn’t have many doors, you know, I’m talking only a couple. Right. So for me to be able to cashflow 150 and note, you know, the math just really worked out. But as we grew, we realized, hey, we hit about 70 transactions a year. And that’s where we realized that was like our, our sweet stress tested it out. That was our breaking point internally what we could handle without growing. And that’s when I said well, rather than increasing the amount of transactions, let’s start to do bigger deals. If we go after bigger deals, right? We know how many transactions we can do. If we go after bigger deals, there’s more margin. And now we can pay title companies to close these things. We can pay agents to list these things. And it was like this beautiful perfect storm of is, as we moved into higher value properties just so there was more margin in it, we found not only was land already, like this blue ocean asset class that everybody wasn’t in. But when you went north of 30 and $40,000 properties, that’s where it was saturated was below that, because that’s what all the courses were teaching and everybody was being steered. Because that’s where… that was the inefficient market supposedly, well, and rallies you and I both know, it’s like anybody that could afford thousand dollar course could afford thousand dollar property, but not hundred thousand dollar property, right? So like the whole, like, all the courses were driving everybody to these cheap properties, and everybody’s duking it out over table scraps on these cheap properties. And then as we moved into this higher value, we found as a completely blue ocean, people that have never received a direct mail piece, or an instead of saying, Yeah, I’ve gotten 200 in the last year, they’d gotten like seven. You know what I mean? So it’s like as we targeted these higher value properties. In an effort to not have to self-close or self-list and self-sell. We stumbled into this blue ocean man where we were making 20 grand, 40 grand of whack instead of two grand or four grand, (Justin: And you’re wholesaling these?) a deal. No, we’re buying outright and selling cash.
Justin: What’s the higher ticket price? So you were selling the you’re buying it what? and selling it what?
Travis: So we still with rural vacant land, it’s and this sounds absurd to other people, but it’s really common to the kind of there’s a rule of 50 You know, it’s not often that you have to cross the 50% mark on off market land. Now when you get in super competitive markets and metro areas you might need to go up to 60% right, but (Justin: 60% of what a value?) full market value.
Justin: So land or the home right, so I’ll use my example in Phoenix we buy a lot of infill lots, I basically paid 25% of the ARV meaning after the person developed the home, if they were going to sell it for 400 grand, I would need to sell it to them for about 100 grand would left them enough margin to build the home that they needed. Right? So that’s ARV after the repair slash new home was built. What? Are you doing cost? Meaning you’re at, you know, 50% of cost or after improved?
Travis: Let’s say, so I think the easiest way is 25 to 50% of list price. What you would list it and resell the vacant land or lock for. So where somebody would go 70% of ARV right? The formula for us is like, if you’re self funding, you can go up to 60% on a higher value stuff, but it’s really common to go 25 to 50%. And, of course, the percent increases as the value you’re targeting goes up. But for us, this introduced a new problem, you know, we bought our first property, a bigger property, we sold it, we made 20 grand for us at the time, that was kind of like move the needle money, life changing. But then what we also realized was, we had more deals than we had capital. So that’s when I had to go out and try to find money. And at the time, land is there’s kind of a stigma with land, right? It’s not the same as houses. And that land was viewed as more of a liability if you get stuck holding it from a hard money lenders perspective, it was like, oh, man, land doesn’t move that was just like, the land doesn’t move. I don’t want land. So after I’d read all these books on private money, raising private money and all this other people’s money, I put together my cute little pitch decks and I’m like, trying to get money from these hard money lender and every as soon as they were planned. They’re like, No, right? So so that was like, a lot of No’s, right? Like anything you hear a lot of No’s as an entrepreneur trying something. But I’m new. I’m like new, we couldn’t scale if we didn’t, we didn’t crack this nut, you know. So I continued to kind of troll forums and post and ask and then finally found some people in the space that were they were doing deals themselves, but had a lot more capital to work with. And they preferred to put up the money, and then split profits, then like run a direct mail business in a land flipping business.
Justin: So you ran the business, they put up the money and it was a good strategic partnership.
Travis: It was a game changer for us. And it allowed us to scale much like a wholesaler, as you know, when you’re not buying outright and waiting for the property to resell, to realize your profits, to reinvest. You’re hamstrung, you’re limited when you’re using your own money. You’re hamstrung by how much money you got. So for us when we brought in other people’s money for our property acquisition costs, it was like sky’s the limit. This can like, I can take this it’s only limited based on my inputs or my efforts right? So now listen, I got this outside money, like so as many deals as I can get. And they’ll fund for me I can do.
Justin: Have you ever had to take any lemons where you find a piece of land and it just doesn’t sell?
Travis: I have not because I’m so I’m so conservative man, I am so conservative that we take slam dunks and layups, right?
Justin: Don’t want to be considered a slam dunk piece of land.
Travis: So like let’s say a lot we will get prior to purchasing, we reach out to an owner. They say yes, I’m interested in selling. We run comps, we get two agent opinion of values. Okay, two different specialized land agent opinion of values to do something I called triangulating, right? Like, triangulate against our own opinion of value. And with those two other opinion values and our own, I feel pretty confident in the value we’ve established, right? I stack the odds in my favor, then if I’m buying at 50% of that established market value. I’m not playing the house game, which I had in the past of like, buying based on assumed depreciation, right or buying based on like, assume sold price. You know, like I’m honestly I’m capturing equity. You know what I’m saying I’m capturing equity, I’m not having to add value later to make the deal work. So I think anytime you’re capturing it.
Justin: It’s then equity play, right, you’re into it for 50% of the actual deal. And now how do you find the buyer? That’s the last question I’m no everyone’s okay, great. Where’s the buyer come from? How do you find that buyer and why didn’t it sell already?
Travis: Right: It’s so interesting. When you talk to these people, these sellers. Sometimes it’s, you go well, why don’t you just list it with an agent, right? Like if they go well, I want more than ever, because obviously not everybody, let just to set expectations because I like to be real here. Let’s say 1% of all people on your direct mail list actually respond to your letter, okay, 99% don’t even call you back at all. Okay, 1% respond. And then let’s say every 30 or 40 of your leads, you actually buy the property. Okay? And make, you know, just to set expectations there, when you’re talking with the sellers. And I’m a decade into this. So between buyer and seller calls them somewhere 9 or 10,000 calls from when I configure but people will like when you ask, it’s amazing, you’ll hear some people well, we listed at once. And what happened was, it sat for 10 or 12 months, the listing expired, the land didn’t move. And then you look back at the history and you find out why it was the maybe the agent like listed it for top dollar, or you know, like a home sometimes agents rather than have that that hard conversation of saying, hey, look, Mr. homeowner, you want too much. Let’s list at a price that this will move. agents tend to just say, well, they think in terms of Well, I’m gonna get commission. So the more it sells for the better for me, I’ll list it whatever you want. And then after it doesn’t move, we’ll do a price improvement. Right? Well, you know what I mean? So you’ve got a number of these people who actually have listed in the past, and either had a house agent that didn’t understand the land didn’t get land didn’t know how to position it. Right? Or it just didn’t move. So now they’ve got this bias towards agents, and they’re like, these agents are lazy, you know, they they can’t get property sold. So that could be a reason. There’s just so many different reasons.
Justin: Where’s the buyer, I think was the question I was going to like, how do you get that sold?
Travis: Yeah, so we 100% now we leverage land agents for us. So it’s MLS, we want 100% leverage land agents, and unless we have relationships with builders in that market, righ? And then we might reach out direct to them and save ourselves to commission and be able to give it to them for 6 to 10% Less as well. But as we know, in this market, you know, buyers have kind of pumped the brakes. So quite transparently or, you know, honestly, the source to build or play is kind of on pause right now in this market, but we’re using 100% land agents. And that’s like, there’s a distinction between somebody that understands houses and land, okay, so you got to find a land agents that have sold comps and get land. And that’s who you want to list within, and then you’re leveraging their huge buyer list and that reach of the MLS. Because although there’s some incredible land flipping sites, the reality is if you brought them up splitscreen, you’d almost all the sudden recognize an opportunity of arbitrage because the people selling for sale by owner, right on these land flipping sites, they’re not getting full market value. We’re getting full market value or close to it over here on the zillows, the red fins, the realtors, everywhere the agents list and it syndicates, righ? The land flippers that are focused on for sale by owner selling themselves, the play is like it’s a commodity, you’re cranking a high number of these selling way below market value. So there’s honestly even potential destined to like, buy off of one platform re-list through an agent on another. You know, that’s not what we do. But yeah, we leverage 100% Land agents to answer your question. And then and then we really rely on like, good on site photography. And then we still in this market, especially like, we still generate leads and drive leads to the agent in addition to them just listing now.
Justin: So there’s obviously a bunch of questions that you and I can ping pong back and forth and get granular about the land stuff. But what I think is an easier play is to have people I know you give away a ton for free. And I think it’s just at Is that right?
Travis: That’s right. So when I started, I felt like as I was exploring and learning about this, it was like, every question you asked was like, Well, you gotta buy the course. Right? You know, but so for me, I was always like, as we as I moved from helping people in forums, and as we move from being like powerhouse investors, I started helping people in forums and communities, I was in one on one one at a time. And they would get results, right? And then they would want to partner on deals. And it just organically grew into like this consulting, business and education business, that and that’s where we’re at today, right as we run, in addition to investing, we run an education business. And then as we solve our own problems of finally solving that money problem, we did enough deals and we’re able to stack enough cash right. Now we can fund other people’s deals. So in addition to like investing, we have our education business, and we have a funding company. But I said, Hey, if I’m ever going to teach this or coach people, like, it’s not going to be all gated content, I want to give you as much as I can for free, so that you can least kind of like explore and get oriented without having to buy the course. Right? So if, if people go to, we have one: we have an informational webinar, two: we have a seven day land flipping challenge that is going to, you know, after seven days, you’re going to be oriented on this asset class in this opportunity. If you can stick with me through day one, because I hammer you on mindset and day one, and you might be saying, Hey, when are we going to talk about land, but day two through seven are all about land but kind of our qualifiers, day one, or I hit you with mindset because it’s been, as we talked about earlier, like me getting bit bad was houses and taken a long time to get back into real estate investing. The most important real estate you’ll come to learn is like the real estate between the left ear and the right ear, right. So I do hit you with some mindset. But if you check out, we’ve got a free seven day land flipping challenge that I think is the best spot for people. That land sounds like something they want to pursue.
Justin: Right on. Well guys go to Travis If land is the way you want to pursue real estate, there’s a lot of different hustles in real estate, you can wholesale, you can flip, you can do creative financing, BRRR model, you name it, apartment complexes, commercial, land being one of them. If that is of interest to you go to Brother, I appreciate you spending some time here at the science of flipping. Glad you’re here. There’s a lot of different avenues in your proving that land is a successful avenue for those that want to take it. So thank you for showing up.

Travis: Absolutely, I appreciate you. And I want people to know that. It doesn’t have to just be land or houses or land verse houses you can marry these right land is a high cash flowing business model. So you can marry that like the BRRRR strategy. It’s incredible, right?

Justin: It’s never an or it’s always an and. Right, you can do all of it.

Travis: Yeah, absolutely, appreciate your time and hope your listeners got a lot out of this. Appreciate the message. You’re delivering everybody. It’s inspiring. And people just need to know that wherever you are, wherever you’re listening to if you’re on a commute to work, man. It’s the difference though, between awareness and action because, as Justin knows, there’s no shortage of information, but there is like an absolute shortage of action and execution and that’s what you need to do.

Justin: Right on dude. Well, thank you again. Appreciate it., everybody, I’ll see you guys on the next episode. Peace.

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