Welcome to The Accelerated Investor Podcast with Josh Cantwell, if you love entrepreneurship and investing in real estate then you are in the right place. Josh is the CEO of Freeland Ventures Real Estate Private Equity and has personally invested in well over 500 properties all across the country. He’s also made hundreds of private lender loans and owns over 1,000 units of apartments. Josh is an expert at raising private money for deals and he prides himself on never having had a boss in his entire adult life. Josh and his team also mentor investors and entrepreneurs from all over the world. He doesn’t dream about doing deals, he actually does them and so do his listeners and students. Now sit back, listen, learn, and accelerate your business, your life, and your investing with The Accelerated Investor Podcast.   

Josh: So, hey, welcome back to Accelerated Investor. I just want to say thanks. Thanks for hopping on. Thanks for listening to this podcast, whether you’re catching this on iTunes, SoundCloud, YouTube, wherever you find this content all over the Internet. I just want to say thanks. You know, obviously we’re in a different environment than we were just thirty or forty-five days ago. A lot of people working from home, a lot of people having fun at home, getting an education. Listen to our podcast and a ton of engagement questions, ratings, reviews. So just want to say thanks for that. It’s very meaningful for me. One of my favorite things to do is to help and coach other people. If you’ve listened to any of my other podcasts or know anything about me, it’s in my DNA to coach my kid’s volleyball teams and basketball teams and football teams to coach real estate entrepreneurs. And just kind of pay it forward after all the amazing experiences, you know, mostly good and some bad that I’ve had over the years, this podcast allows me to just pour that out. Give it to all of you. So, I hope you’re really loving it. Today I have a special guest. His name is Mark Podolsky. He is known as the land geek. He has an amazingly successful podcast of his own. And he has a step by step process that he uses to invest in land to create cash flow. And we’re going to kind of, you know, ask him a bunch of questions and kind of peel back and unpack that on this podcast. Mark, thanks so much for hopping on accelerated investor. 

Mark: Josh Cantwell, thank you so much. I am honored to be here. 

Josh: Yeah, absolutely. I see. It looks like you’re in a beautiful environment. You’ve got the ocean behind you. I love the ambience of this podcast already. 

Mark: Look, I want you to get into a Zen state, you know, just a very calm, podcast interview. 

Josh: Nice. Yeah, I’m a little bit high wired. So, the calm beach helps with that. So, Mark, tell us about your money-making strategy right now. Again, I know we’ll get into your background and how you got there. But tell us, what do you do and what do you help your students and your members do with land? Give us a little bit of background on that. 

Mark: Okay. So, Josh, where do you live? I mean, walk you through it step by step. 

Josh: Yeah. We’re from the greater Cleveland market. Cleveland, Ohio. 

Mark: So, you’re in Cleveland, Ohio. I’m gonna assume you own 10 acres of raw land in a county in Texas. Okay. And I’m going to assume you owe two hundred dollars in back taxes. So basically, what you’re advertising to me are two things. Number one, you’ve no emotional attachment to that raw land. You live in Cleveland, the property’s in Texas. Number two. And you’re distressed financially in some weird way, because when we don’t pay for things, we don’t value them in the same way. You haven’t paid your property taxes. And as a result, the county treasurer is sending you every single month a notice. Josh, don’t pay your property taxes and we’re going to auction that property to a tax deed or a tax lien investor. So, what I’ll do is I’ll look at the lowest comps for last 12 to 18 months on that 10 acre parcel. And let’s say it’s $10000. All I’m gonna do is divide by four. And that’s going to get me what Warren Buffett to call a 300 percent margin of safety. So, I’m gonna send you an actual offer, let’s say, of twenty-five hundred dollars for your 10 acres. Now you accept it because for you, twenty-five hundred dollars is better than nothing. 

Mark: Now, in reality, the market response to these offers, three to five percent the time we get a deal on these offers. So, you accept it, then we’re gonna go through due diligence with this in-depth research. I confirm, Josh, you still own the property. Back taxes are only two hundred dollars. There’s been no breaks in the chain of title. There’s no liens or encumbrances. There’s ingress and egress or legal access. There’s something compelling about the property. So, I go through this whole property checklist. We outsource it. If it’s a $5000 or less deal, we outsource it to the Philippines. They are connected to an American title company and they get me everything I need. And same time that they’re doing due diligence. They’re creating my marketing package. They’re getting the GIS maps, the Platte maps, the aerial maps, the Google Earth maps, pictures, everything that a buyer is going to want to know. So, let’s assume everything checks out. And then I buy that property from you for twenty-five hundred dollars. Now I’m going to sell this property or 30 days or less. And this is where the magic happens. So, Josh, I have a built-in best buyer, you know, just. 

Josh: I’d love to know. 

Mark: The neighbors, the neighbors. Yes. OK, so I sent out neighbor letter saying, hey, here’s your opportunity, expand your holdings, protect your privacy, protect your views, pick up, expand your hunting territory. What has been your hunting? Whatever it is. So now oftentimes neighbors will buy it. If they pass, I’ll go to my buyers list. If the buyers list passes. I go to a little Web site. You’ve probably never heard of called Craigslist. The 10th most trafficked Web site, United States. I go to a smaller one. You might have heard of this one. It’s called Facebook Buy Sell Group and Marketplace. And then I’ll go to the lands land modo dot com land and farm dot com land flip-top com. Wayne’s of America, dot com land hub and there’s all these lands. These are platforms where people buy and sell raw land. So, what I want to do is make it irresistible by the pricing. So, I’m going to say, you know, here’s your here’s 10 acres, it’s a twenty-five hundred dollar down payment. And then when you get a car payment, let’s say to forty-nine a month, nine percent interest for next eighty four months. 

Josh: So, seller financing the land for basically what you bought it for. 

Mark: Exactly. So, when I get my money out of the down, I might go six months out and then I’m going to make it a car payment. And so now I’ve got this passive income of two forty-nine a month, nine percent interest. Next eighty-four months. Josh, no renters, no rehab’s, no renovations, no rodents. And because I’m not dealing with the tenant. 

Josh: There could be rodents on the land walking around like deer. Squirrels.

Mark: Yes, but no one’s ever called me. Say Mark, there’s a rodent on our island. 

Josh: Yeah, it’s not like you have a mouse or a squirrel in your attic? 

Mark: Yeah. No one. And so, because we’re under the tail we’re exempt from Dodd-Frank, the SBA and the SAFE Act. So, the game that we play is can we create enough of these land notes? Where a passive income exceeds our fixed expenses. And now we’re working because we want to. Not because we have to. 

Josh: Yeah. That’s fantastic. Now, Mark, let’s step back then and tell us how you got into this. Like this is a unique little thing. I have a buddy of mine. We talked about this as we were getting ready for this podcast. My buddy of mine, his name is Jason. He’s been invested in my fund before. I’ve known him since we were in grade school. Matter of fact, I met him on the basketball court. We got into a fight in seventh grade, became one of my best friends, my college roommate. Years and years later. But he loves hunting land. He loves to hunt in southern Ohio. And he’s been flipping land, but he’s been I think buying it for cash the way I understand, and then just reselling it pretty quickly for like two or three or five times what he bought it for. What you’re talking about is more of a business model of buying the land and then seller financing the land. So, I’d be the first guy I’m going to send this podcast recording to is my friend, Jason. So, this could happen, like you said, what’s the ideal location for the land? And then also give me a little bit about your backstory. Tell me, how did you how did you become sort of an expert in land and you’ve done fifty-five hundred deals, which is an amazing amount. 

Mark: Yeah. So just a quick back story is in 2000, I was a very unhappy, micromanaged, miserable 45-minute commute to work in back investment banker. Specializing in mergers and acquisitions with private equity groups. And Josh, it got so bad for me, I wouldn’t get the Sunday blues anticipating Monday coming around. I’d get the Friday blues anticipating the weekend going by really fast. Yeah. And having to get back at work on Monday. So, my firm hires this guy. He’s telling me there’s a side hustle. He’s going to these tax deed auctions. He’s buying up raw land for pennies on the dollar. He’s flipping them online and he’s making a 300 percent return on his investment. Just companies all day long in a great company, great company has 50 percent, even higher margins or free cash flow. He average companies at 10 percent. I’m looking companies all day long, less than 10 percent. So, I don’t believe him. So, I’ve got three grand saved up for car repairs. I go to Mexico with them. I do exactly what he had to do. About 10 1/2-acre parcels, an average price of three hundred hours each. I flip them online and they all sell for the average price of twelve hours each. A worked nice. I took all that money, went another auction where I live in Arizona. And again it’s 2000, there’s no one in the room. I buy lots of made up acreage. And over the next six months, I sold all that property and I made over $90000 cash. So, I go to my wife, I’m like, honey, I’m going to quit my job. I may become a full-time land investor. She’s pregnant. Absolutely not. 

Josh: She loved that idea. 

Mark: No, no, no, you’re not. I said OK. So, it took me about 18 months for the land investing income to exceed the investment banking income. And then I quit. And I’ve been doing it time ever since. So, to answer your question, which is where do I buy this property? Yeah. Josh, let’s face it. Right. Nobody wakes up and thinks themselves. Boy, I’d like some raw land in Minnesota today. Yes. 

Josh: In southern Ohio, like Athens County, you know, middle of nowhere, a couple hours from the next major thing. Yeah. Yeah. Who buys that stuff?

Mark: No one unless you live in those areas. But the places I target are going to be your sunshine states. Arizona, New Mexico, Nevada, Colorado, California, Oregon, Washington, Florida. These are fast growing states. These are sunshine states, Texas. These are the places where people from New York. You know, big cities, they want to go there. It and it’s inexpensive, wide open spaces. And there’s a plethora of Raul. And in fact, the market is so big. Josh, you, me, a million people get in this niche. We’re all going to run out of money before we run out of deal flow because there’s no big players and no hedge fund. There are no private equity groups. It’s a little cottage industry. You have such an inefficient market. Nobody knows the value of the raw land. 

Josh: Right. Wow, that’s amazing. You hear about guys like I think Ted Turner, right, owns four hundred thousand square some things of raw land and square miles, some whatever. But you don’t really think about your average investor saying I’ve you know, I can make a living, I can quit my job, I can become a real estate entrepreneur with land until you figure out. It’s very similar to the mike my it on mobile home parks like I’ll buy a mobile home for five thousand bucks or fifteen thousand dollars and then the down stroke from there, their rent to own buyer or their own or finance buyer covers the cost of that mobile home. Very, very similar strategy here. Right. And it gives you an opportunity to use relatively little money. You can. I mean, people can stumble across a couple thousand bucks or maybe might have a private lender that would lend them a couple thousand bucks or, you know, a little bit of money that they can play with and is very little risk. Which I like. So, do you find, Mark, when people do their first deal? Are people a lot of times saying, hey you know, I’ve got an extra five grand laying around in my savings. If I lose this money, it’s not going to be the end of the world. Maybe I could dip my toe in this. How are people getting started? Are they doing just that first little deal now like, wow, this really works? 

Mark: Yeah. I mean, just like anything. I mean, the best way to learn anything is to do it. So, you know, when you buy any asset twenty 30 cents on the dollar, there’s someone else on the other end of that deal. I don’t care if it’s raw land or a car or a stamp. So really, it’s in real estate. We make our money on the buy. So as long as they’re buying it right and they’re not screwing up their due diligence, it’s almost impossible to lose in this niche. In fact, I would make early days. I bought a property on the side of a mountain in New Mexico and I didn’t realize it. Like I just screwed up my due diligence and I paid twenty-five hundred dollars was 40-acre parcel. And I’m like, Oh, no. What am I going to do to eat this? So, I put it on eBay at a dollar minimum bid. The first day it got bid up to $5000. By the 10th day it was at thirty-two thousand five hundred dollars. And I’m freaking out and I’m like, oh my gosh, you know, maybe then read the ad, right. That I misrepresented. So, the auction, as I call the winning bidder, I’m like, you realize, like, you know, twenty-five, these acres are inaccessible on the side of a mountain. It’s like, yeah, it’s perfect. He’s like, I’m a film director in L.A. and I want to go out there and film. I don’t want to deal with having to get permits. This is way less money, way less hassle than if I had a deal with the county. So, there is a pig for every barn. 

Josh: Yeah. Yeah. Nice. So, Mark, help me understand this. Like we talked a little bit about the step by step process, finding the deals like in these cases that the amount of money that you have to raise is not as much as obviously other deals like we have. We just closed on a 20-million-dollar apartment deal last week. We raise five million dollars and we syndicated that and we raised those dollars, $100000 increments. Some people put down for grand, five grand, a hundred thousand, a million blah, blah, blah. So, the money for this is not as intensive, but finding deals like I don’t know the exact way that you find land that has, you know, a past to property taxes or things like that. So, start with there is this part of public record. Where do you go to get those types of leads? 

Mark: Yeah. So, we want to go to the county assessor and we want to get all the real property in that county, which is public record. And then what we’re gonna do is write a scrub that lists and you can do by use code. It’s a V.L. for vacant land. Now we just have vacant land. We’re going to do one more scrub or batch by APN number or assessor’s parcel number or subdivision. Because let’s face it, when I’m sending out offers, I don’t want to send out somebody that owns 40 acres, the same offer as, you know, somebody with five acres. Right. Because that 40-acre person is going Sunnybank glitter in the mail. So that’s really what we do. And we’re just going to look at the comps per, you know, size and APM and divide by four. We price it. And as we get to the actual oil side of the podcast, Josh, 90 percent of our business is automated with software, inexpensive virtual assistance and software again on the back end. So, we’re automating 90 percent of this because the last thing we want is another job for ourselves. Yeah, right. 

Josh: So, let’s pivot to the entrepreneurial side of things. So, when you get started with a new member, new student, someone that’s interested and, in your training, obviously you kind of begin with the end in mind. So, help me understand, what is the end look like if someone’s a successful member, somebody who’s a successful student is flipping land and they’re using the software. What does that look like? Describe that to me. Some of your successful students or members. Like, what kind of software do they use? What kind of VAs are they using? How much time and effort they’re putting into their business? How much resources and capital do they need? 

Mark: Yeah. So essentially, you know, success is gonna be defined by them. Some people want to replace their job income. Some people want to retire their spouse. Some people want to pay mortgage money or vacation money. It just kind of depends on them and their stage of life. But essentially, we have our own proprietary software. It’s called L.G. Pass, a Ransik proprietary automated software system. And you just upload a list. We have an API with lob dot com sends out the offers. You can give access to your virtual assistant. They can help you with the due diligence piece, the marketing piece. And then we automate what used to take me 20 minutes in paperwork. It’s pressing a button. So, the whole philosophy is we can always make more money, but we can’t get more time. So, anything that’s going to save us time we’re going to do. And then each piece of the business, we help our clients outsource and delegate so that they’re getting out of the business and can be CEO and not in the business. So, everything from county research to getting the lists we’re going train inexpensive virtual assistant. The intake manager, sellers will call you get the offer. And sometimes they want to yell at you and sometimes they don’t understand the offer. And so, we have the intake manager qualify that person first. But their real seller and that’s an expensive virtual system. Then it goes to our sales team who will close. And then we have posting virtual assistants that will post the ads on those various platforms. So, we’re getting out of that. And then as far as handling the leads, once you have volume, you can get yourself out of that and the sales piece. But I’d say in the beginning, the two pieces you want to outsource last are going to be county research and sales because of those things that really are going to make you the money. Then once you get to volume, you can outsource the entire piece of it. Then we have a software called GeekPay.io, which Josh, you might be interested in. It’s a set and forget it system that collects your down payment and then it collects the monthly payment via ACH or check. But if that ACH bounces, it will charge the credit card on file as a backup. So, we took our default rate from 8 percent to 4 percent using the software. 

Josh: Yeah, that’s phenomenal. I love the way that you’ve thought about this as a business owner, right? Not just flipping a piece of land one, two at a time. And that’s probably through that software and the VAs why you’ve been able to do so many deals almost 6000 times you’ve done this, which is fantastic. Mark, so with all the success that you’ve had. What are some of the things that you think allow someone to be successful with this strategy? Like what? What does our mindset have to be like? What kind of motivation do they have to have? A Do you find people who are broke, busted and disgusted with other things or other real estate strategies that they failed at? Or maybe they have a successful job, but just want some extra income. Maybe they have a spouse or a partner who doesn’t have a job and wants something to do. But what are some of the characteristics you think of your most successful clients and how they’ve really taken this to a large scale? What do you see as common traits in them? 

Mark: Purpose. They’ve got to get really, really big why. And for most of our clients that why is, I want to spend more time with my family, my friends. I want to move up Maslow’s hierarchy of needs into self-actualization. But if I’m constantly hustling and working a job, I hate that soul sucking. I’m not going have the time to get there. How many how many people do we talk to? They get home from their job and they’re exhausted and they can’t be present with their family. So really, this is sort of the Trojan horse to be more present with the people you love. Because if we can eliminate that big bucket of stress in our lives called money, life becomes very, very different in how we spend our time becomes very, very different in just our headspace becomes very different in that sense. So those are the people that really succeed. And it’s also because when you have that big why that big purpose or, you know, quote, Nietzsche, once, you know, you’re why you can endure anyhow. Then when you get kicked in the teeth as an entrepreneur, you’re going to get back up. You’ve got built in grit because you’re not just doing it for you anymore. You’re doing it for something bigger than you. And that, I think is really the key. 

Josh: Yeah, one of the exercises that I do for myself, I haven’t really talked about this, I probably should talk about it more with my podcast, my audience and our community. But I call it the because exercise. And so,, when I’m sitting down and maybe lacking motivation or one had a tough day and I, you know, kicked in. You know what? A time or two. You know, we’re in the middle of this coronavirus business and a lot of people feel like they’re maybe down and out, lost a job, maybe some people, and lost a family member to the to the virus or, you know, their just whole world’s been turned upside down. The because exercise. And so I just think anything that I want to do, I add the word because in the middle of it, meaning I think like, well, why do I want to make more money? Well, because I really want to buy the three acres behind my house and I want to build my daughter’s a volleyball facility and I build my wife a pool house and a pool. Right. That becomes that’s the connection to the. Why is the word. Because so when I think to myself, like, man, I really don’t feel like getting up and getting work today, like wash. Why should I get up? Because, right. 

Josh: I want to be a leader and I want to teach people I want to be financially free. Right. You know, I don’t really feel like working late tonight. You know, I just got back from the office. I really feel like working on my land business. I don’t feel like working on my apartment business. You know, I really probably should get downstairs and get the bit, you know, get busy in front of my computer or grab my computer, go to the coffee shop because. Right. Cash flow, provide security. Right. It’s because exercise. And so, anytime I have an excuse of something that I don’t want to do it, I say, well, I really should go do it because. And then that inserts and whatever the answer is that because answer becomes the why. And that immediately gives me motivation. So actually, right behind this computer, this little camera, I have my because exercise sitting right there and I’m looking at it as we’re doing this. And I often think like, why would you want to start a new business investing in land. Well because maybe you want to, you know, insert whatever, pay off all your debts. You don’t owe anybody, anything. Pay off your house. Pay off your car. You know, why would I bother investing in land now? Well, maybe because you want to retire your parents. Right. Insert the word because, then a real reason. And that will give you extra motivation when you have no motivation left. That’s what I do. Mark, how about for you? What keeps you motivated going? 

Mark: Wow. Well, that I feel like we should have an app. The Because app. Josh, you know, for me. I mean, it’s not as sort of, you know, so clear to what you do, but I do something very similar. So, I have what I call the Compass worksheet, which I fill out each week, which has my three big goals for the year, which is really because. And then I have for the week in one of my tasks that you have to complete that will get me towards those goals. And so, I love crossing out the task. Yeah. Well, so good to get that done in, you know, in honor of getting those goals accomplished. So that’s kind of what I do. But I like that because better. Yeah. Yeah. Cool, man. I should add that. 

Josh: Use it for sure. It works for me. So, Mark, help me understand. Like is it kind of round third here and kind of head for home? I’m curious, as I think this land business through us, we’re talking this feels pretty insulated from this whole virus business. Right. This whole coronavirus thing. So just talk to our audience a little bit. People who maybe are wondering like, does this work in economic crazy economic times? Is this work in an expanding economy or a recession type economy? How is this been impacted by this virus business? To me, it seems like, you know, if you’re buying land that’s two, three hours outside of a main city and you’re buying at a discount, you got a three to five percent success rate, firing off offers and selling them to the neighbors. And you don’t have to walk through houses or open houses. It seems pretty insulated from recessions. And of course, it seems it probably could do better in an expanding economy because more people might be just looking to build their portfolio. But it also seems pretty recession proof to talk to us about that. 

Mark: You’re absolutely right. I mean, I have a little survivor’s guilt because we’re actually thriving now as shame on you. Thriving in a down market. In a down market. And I mean, I didn’t, you know, purposely think, OK, if we have a global pandemic, wouldn’t it be great to have 100 percent virtual business? But we are 100 percent virtual. I mean, even my mailbox is virtual. So, my team is virtual. We don’t do anything physical. I can’t tell you the last time I went out even to go see a piece of raw land. We don’t meet with our customers. We don’t meet with our sellers. There’s nothing physical in the business. You know, I’ve been doing this full time since 2001. In 2010, I’d say 40 percent of my note income went away during the Great Recession. The company was still profitable, though, because we were…. We’re just re-. Like I’d got my money out on most of that note portfolio, but I had to figure out how to resell it over those next few years and get new, stronger buyers. And I got new down, new monthly payments. It was just figuring out how to figure out that new pricing. And so, I’ve lived through that and I know how to, you know, work through that. In fact, they even talk about I’ve got a book out, Dirt Rich on Amazon. It kind of talks all about this story in this model in more detail. But just to be short on time. You know, I made a lot of mistakes personally during that time, just having Parkinson’s law of money. And the more I spent, the more I made. So, 2010 was no fun for me personally, but the company was profitable. Now today we’re growing. We sold 17 parcels last week because what we’re finding is that people want this raw, rural land because they want to bug out to it. They want to camp on it. They’re kind of preparing now for a new world and they want this raw land. Also, on paper, assets are so volatile. There’s always a flight to investments that are a hedge against inflation. Yeah, gold, silver, raw land. Sure. So, we’re really taking are getting a huge spike from that as well. 

Josh: That’s phenomenal. So, Mark, you know, you’ve been through you invested through the crash of 2008 09, 10. You know, you’ve been investing. You’ve been an entrepreneur now for nearly 20 years or more. What kind of this is kind of last question that I definitely want to hear. You know, you tell our audience where they can hear about your book and in your Web site and things like that. But what kind of advice? Just entrepreneurial advice, kind of friend to friend advice. What would you tell the people who are listening who are kind of maybe wondering like what is going to happen through this pandemic? And you know, what’s on the other side of this? You know, you you’re pretty long in the tooth. You’ve been investing for a long time. What are some pieces of advice or words of encouragement? I guess you could give our audience who might be struggling, you know, just either mentally or financially through this thing to help them see some light on the other end of the tunnel. 

Mark: Yeah. So, I’ve been a long-time meditator for many, many years. And, you know, when you start meditating, you start watching your thoughts. And in times like this, you know, we emotionally can just go all over the place. But in reality, I always kind of remind myself like, what problem do I have? In this moment, like right now, Josh, what problem we have in this moment in in the moment, we don’t have a problem. So, we’re either ruminating about what future problems we could have, which isn’t real or, you know, like I might end this podcast, like man, was I a jerk to Josh, does he not like me? Again, not real. Because that moment has already passed. Now I’m ruminating about the past. So, when we’re in the present moment, completely absorbed in it, it’s really joyful. And so, I would say to everybody like this, too, shall pass. Like everything else, everything else is impermanent in our lives. The only thing that does lasts is raw land. It’s a generational asset. Yeah, right. So other than that, I would say everything else is going to be impermanent and this too shall pass. And now is the time to position yourself to be more bullet proof economically in the future, whether it’s, you know, what I do or what you do, something that is going to provide that passive income piece for you. So, you are protecting yourself and your family, your loved ones. Yeah. 

Josh: It’s all about that sort of income while you sleep. Mailbox money. There’s a thousand different ways to describe it. But if you’re not making income without working, as Warren Buffett said, you’re going to work to you die. Right? You got to make money. You got to find a way to make money while you sleep. Or you’ll work till you die. And it’s really important, whether it’s land, whether it’s apartments, whether it’s, you know, whatever you decide to do. I would encourage all of you guys that are maybe doing wholesaling or doing flipping. Sure. That’s great for an income, a big pop and a check today. But you’ve got to find ways to create passive income. Gotta find ways to invest. And if you have an appetite for monstrous deals, like some of the things that we do, great. Apartments. If you’ve got appetite for land where you can acquire something and be able to get, you know, several hundred dollars a month for a piece of land and do it all virtually whatever that is for you, do it. Do it now. Because again, everyone… It’s interesting. And the guest I had on my podcast, Mark, I was recording right before this, he said everybody’s waiting for the last like collapse of the last recession or the last correction. 

Josh: There’s never gonna be a last. There’s gonna be another one. So, when we get through this coronavirus business, whether it’s five years for now or next economic cycle, ten years from now or whatever, the question is, is did you really make a change? Did this impact you in a way that you thought strategically about your future and made real improvements to creating cashflow? Creating mailbox money? This this might have caught a lot of people off guard, but so what? Just like Mark said, don’t be fearful of the future. What? Think about what’s going on right now and make some decisions today to create some cash flow so that next time this happens or it’s five years from now, 10 years from now, whatever that you’re thinking, you don’t. Thank God. Thank God. I learned from that last thing. Like Mark learned from the recession of 2008 9 10. So did I. Stock market crash of 2001. These can be great times to learn lessons from these kinds of ups and downs that we’re going through right now. So, Mark, any kind of final parting shots, words of encouragement for our members and definitely tell everybody where they can get access to your book and your Web site. 

Mark: Yeah. So I think, you know, my final words, encouragement or a great Zig Ziglar quote, which is, if you’ll do the next three to five years, what other people won’t do. You’ll be able to do for the rest of your life, but other people can’t do so. And then I would say that the best place to learn more is TheLandGeek.com. And then if you go to TheLandGeek.com/launchkit. I’d love to offer the listeners our $97 intro course for free. 

Josh: Perfect. That’s great. So TheLandGeek.com/launchkit. 

Mark: Launch kit. 

Josh: Fantastic. That’s a great. Yeah. Well, listen, Mark, thanks so much for spending some time with us today. I really enjoyed this brand-new strategy. Again, my friend Jason is going to be the first person to get this link because he already does this to some degree and loves land, loves to hunt. So, take care of my old buddy Jay by sending this out. For all of our listeners. Again, if you’ve enjoyed this podcast, learn some things. You’ll give us a rating. Leave us a review. Leave us some comments and questions for Mark. We’ll forward those over to him. Make sure to check out the show notes and TheLandGeek.com. Mark, thanks so much for joining us on Accelerated Investor. 

Mark: Thanks, Josh. Appreciate it. 

You’ve been listening to Josh Cantwell and the Accelerated Investor Podcast. Leave a comment on our iTunes channel and let us know what you want to learn next, or who you’d like Josh to interview. While you’re there, give us some five-star rating and make sure to subscribe so you can be the first to hear new episodes. Follow Josh Cantwell and his companies, the Strategic Real Estate Coach and Freeland Ventures on all social media platforms now and stay up to date on new training and investment opportunities to start your journey toward the lifestyle you’ve always dreamed of. Apply for coaching at JoshCantwellCoaching.com.

Flipping raw land can land you with a big, fat check at the end of the transaction. But what if you stretched the payments out over a few years and charged interest? Mark Podolsky from The Land Geek took the idea of investing in raw land and supercharged it. Instead of one fat check, he uses financing to make even more money.

What you can do with raw land flipping depends a lot on the vision you have for your life, says Mark. But from using software to figure out the right offers to using VAs to dig through county records, much of this vision can be automated. Mark talks about how he sets up his business, and why the virtual work world works so well for land investing.

Some of the most successful clients that Mark has have all had one thing in common: purpose. Their “why” for building their real estate business helped them overcome any “how” they might encounter. Mark shares what it looks like to get into that head space.

Does land investing work in a recession, or in an uncertain time like now? You don’t have to walk through open houses or deal with tenants, two huge benefits in the current pandemic situation. Mark’s never even seen the land that he invests in, and he thinks that that has certain advantages. In the last week alone, Mark’s closed on 17 parcels for people looking for space to get away from it all.

The cash flow method that Mark teaches has the potential to free many of you from always being on the hunt for your next flip. For my listeners, Mark is offering his $97 intro course to land for FREE. Just go to the Launch Kit link in the show notes.

What’s Inside:

  • Mark’s best strategy for finding built-in buyers for raw land.
  • This real estate strategy could get you started with relatively little money.
  • You can always make more money, but you can’t make more time.
  • How the “Because Phrase” prevents excuses for myself.
  • Protect yourself from the next recession by learning how to make money in your sleep.

Mentioned in this episode​

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