Land Investing Online

How to Build a Million-Dollar Land Flipping Business Overseas

In this video, Max and Greg share their experiences and insights on building a successful land flipping business overseas. Despite facing challenges and doubts, their dedication and commitment to the business have led them to achieve remarkable success!

Overcoming Challenges

Max and Greg both put an emphasis on the importance of perseverance and not giving up when faced with obstacles.
They attribute a lot of their success to their ability to stay motivated and surrounding themselves with a supportive community like LIO.

Greg admits to considering quitting at times, but the support and guidance from Max and the community kept him going. He highlights the importance of pushing through challenges and staying focused on the long-term goals.

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Comparing Sellability

Land flipping businesses may not be as easily sellable as some other ventures as it’s very new to the investing world and not many people have bought/sold land flipping businesses yet.

Drop shipping businesses, on the other hand would likely have better sellability if you ever decide to move onto new ventures.

Interested in land flipping, but don't know where to start?

Join our Discord channel, where over 2,000 land investors connect and work
together to find financial freedom through land!

Listen or watch the full episode below ⬇️ to find out how two unlikely partners are building a successful land flipping business overseas!

Listen to the Podcast Here

View Transcript here

Ron: So many people in the States, like make excuses about times of things and not being able to make it to live calls. Max is hopping on to 2am live calls on a weekly basis. Like some people break at that point and they quit like, unfortunately, and it’s right before, like you see that image of someone, uh, mining or digging a tunnel.

And then they stop right before they hit the diamonds.

Dan: Greg, in your opinion, would you say that if it wasn’t for the community, would you have quit? Do you think that would have been a thing?

Greg: Oh, hands down. It’s like if I didn’t have that community of other land investors and Max and his business to lean on, and you know, it would be me in front of my computer screen all day.

Max: We have a goal. We don’t go to the bathroom until we hit one million. This is what we say every day.

Ron: Hey everybody, welcome back to the Real Estate Investing Podcast. I’m your host, Ron Apke, joined by my brother and co host, Daniel Apke. And today we have two people, I don’t want to butcher name, Max, Max Canavero and Greg Wilkins with us.

Greg is coming from Syracuse, New York, Dan, and Max is all the way over in Italy. And that’s one of the coolest things and why we wanted to get Max on in particular is he is doing this business model very, very successfully overseas. But let’s get to it. Let’s just start real fast, Greg. Like, what is your background before you got into land investing?

You guys have both been in the program for about four or five months, it looks like. Uh, but Greg, what is your background before you got into land investing?

Greg: Yeah. Hi guys. Thanks. And first, I just wanted to say thank you so much for having us. Um, so my background actually, I’ve, I’ve jumped around a lot over the years.

More or less. Before this, I was a paramedic and then I became a nurse, an RN. I’ve been doing that full time up until I’d say the beginning of this year. I started land investing. I actually, I found you guys and some other people last summer. Um, didn’t really jump in or take it seriously. You know, I just did a lot of education.

I was really just trying to jump in and get, figure out if this was like, Legit or not, right? Yeah. And, um, that was in August. So since then, I’ve kind of just jumped all feet in and, uh, here we are today. So, I mean, both, both of, most of my, uh, experiences in healthcare and, yeah.

Ron: So you said you, uh, Registered nurse.

I know you are kind of taking some time off right now. Are you trying to go full time land investing? Is that correct?

Greg: Yeah, absolutely. Um, so I was actually just talking to one of my friends today about that. And, uh, I was like, honestly, looking at the numbers with the deals that we currently have and with everything that’s projected for this year.

I mean, I’m on, I’m, I’m already on track to do over six videos this year. I love it. That’s awesome. That’s, that’s double my salary.

Ron: So you’re ready to roll. I love it. Uh, Max, what about you? What, what kind of got you into land? What were you doing before land?

Max: I’ve been, um, working for the same company. I’m in sales.

I work for a big distribution company, uh, in the musical instruments, uh, market. I For over 20 years. And, uh, My, my family has a, a kind of, uh, little heritage on real estate. I mean, my, uh, my brother was buying, uh, slope land in South America and putting bungalows on the ocean already 12 years ago. And, uh, we always loved that.

And at a, at a point, we decided to, uh, The three of us, the three brothers to get together and I built a small company and get into the real estate this was a couple of years ago and We we decided to do house flipping and After a couple of months, I realized that Working through brokers from Europe was peanuts What I call peanuts is that you don’t do enough money to make the deal This business, uh, you know, happened successfully and we said, I said, the guys, we, we need to do that directly into the market.

And that was the point where I, uh, you know, started to look into, uh, tax deeds, tax things. Uh,

And that was the point when I got into, uh, Um, land, the land flipping business, because there was a guy in Italy that was doing these since a long time, which actually then asked me to join, uh, his company as a partner.

And um, and then I started, you know, with all the big guys following the podcast, uh, until one year, more than one year ago, I found these two guys with, you know, with the jackets and, you know, uh, And I say, I’m going to, I’m going to listen to this podcast. And since then, I’ve always been, uh, land investing online.

And then I joined, uh, in April last year and then became an active member, I think, uh, by, uh, September, October, more or less. And, um, it, it, it is what I love really. And I, I’m not sure I can You know, I will be able to, uh, quit my 9 to 6 7, which is typically the time you work in Europe. Um, but this is what I gotta do.

I mean, whatever it takes me, this is what I gotta do.

Ron: Yeah. Yeah, I mean, that’s amazing. Dan, what he’s done, what, from your perspective, Dan, like what Max has done and like how So many people in the states like make excuses about times of things and not being able to make it to live calls. Like Max is hopping on to 2am live calls on a weekly basis, like multiple per week where he is on our calls at 12am, 1am, 2am.

From your perspective Dan, because Max was an active part of the community before he was a part of the paid community. What has kind of been your perspective of Max in particular and his kind of journey?

Dan: It’s yeah, Max, Max’s dedication is unmatched being over overseas one. So there’s challenges when you’re overseas doing this business model.

There’s a lot of different challenges, but then just being as consistent as Max has been along with that, that’s something that’s really stood out with your journey. Max is your creative way of getting leads. I mean, you’ve gone from cold texting, warm texting, direct mail, and you’ve seen the pros and cons of.

All three of those. And I don’t know if you’ve tried cold calling yet. I know you’re starting that journey as well. It sounded like you’re looking into it at least, but that’s been another thing, your dedication. And then part of that that goes hand in hand with that is you’re just trying so many different things, seeing what works, seeing what doesn’t work, making adjustments.

But yeah, like Ron said, we have calls Monday, Wednesday, Friday, max doesn’t miss a beat. Like he’s there on the calls, he’s putting his deals into review and he’s. It’s seven hours ahead and it’s literally 2am, 1am. So definitely unmatched there. But I did want to touch on that max about your acquisition strategies.

Talk about how your business model has evolved these last, I know, especially these last three, four months, you’re trying new things and going back to more blind offers and things like that. But talk about your texting and all your experience from, from an acquisition standpoint.

Max: Yeah. Yeah. Well, it has been difficult.

This is a true because you know, when I seen the community people trying to approach different kind of ways to get leads and this is fine, but before you choose the way you’re going to do the business, you need to put the hands in the dust and at least to me tested with one, two, three, four, five campaigns.

In order to see if this is working or not, and I had, you know, the chance we, with the guys, uh, uh, in, in, in the company, in the small company, we have to try to, uh, fix step by step the process in order to see how much was productive the time it was taking me in acquisition to get a lead. And, uh, and that was based on the fact that we tried to, uh, switch into cold texting.

Um, cleaning the list and then, you know, follow up three times and then do the blind offers. Uh, uh, was a process that we decided to, uh, to try because many other land investors are doing that, but it’s less expensive. That was one of the main reasons, but I would, I have to tell you after five months doing Coltex, the, the, uh, when we clean up the list, we send blind offers.

We got, uh, Five, uh, five, uh, deals under contract with the blind offer follow up. This means that, uh, I could be saving, uh, five months of really overwhelming job, uh, doing cold text because we didn’t have the organization. You need to do cold text and you need to have, uh, at least four, you know, four VA’s working for you because otherwise you are just giving everything for that.

Cold text is not receiving the, uh, the text and giving the offer and yes or no, it’s not like that. You know, leads are giving you bad information. You have to go back one, two, three times before having the, uh, parcel ID is, I mean, it’s not simple. But you need to, you need to get on that to understand that it’s worse to do blind offers and text follow up.

This is my suggestion to people that want to scale before, uh, do this. To me, do blind offers and do then text follow up because your time Uh, I mean, you can, you can become an expert in a county because I know Ashtabula in Ohio better than, you know, my town in Italy after doing, you know, all these texts.

But, but the time you spend trying to get a lead, it’s a overwhelming, it’s time consuming, energy consuming. And, and then you send the blind offers and you get, you know, five parcels under contract, which you know, you can put things in place as if it was before. As the, and you get anyway the, uh, the deals.

So I, uh, cold, cold calling was something we were, um, gonna do. But now we decide with Greg to increase, uh, significantly the number of blind offers monthly. And we are just, we, I think we are gonna start in, uh, in April sending, uh, we just wanna scale fast and do eight, nine, ten thousand, uh, you know, mailers a month.

So because, because I realized that and I insisted with the guys, this is the way.

Ron: Nice. So yeah. Greg, talk about that. So you guys started this business separately and it just kind of, you guys organically. Formed a relationship between you two, which is really cool to see because Greg, you’re in New York, uh, Max, you’re in Italy, um, obviously Max Sacrifices quite a bit in terms of time in terms of sleep and stuff like that, but just communicating with you and everything, but he’s obviously Passionate about it and more than willing but Greg talk about how that kind of relationship is Came from, I guess you guys just started talking to each other on Discord or what, what happened?

Like how did that become, how did this become a partnership?

Greg: Yeah, so like Daniel said, um, it’s definitely, Max’s motivation is unmatched. He’s up till 2, 3, 4 in the morning, sometimes over there in Italy just to make meetings. So that he can be sure that, you know, he’s, he’s got his business in check. And that’s one of the things that drew me to working with Matt.

Um, I really, when I first started, like I said before, I started about six months ago. And when I started, you know, like I’m a true believer that you have to have. Relationships. You have to build relationships. You have to be, when you’re learning something, you have to educate yourself and I needed people that were, had been around and that could, you know, help me, help walk me through the steps because I know I’m going to make mistakes.

I made a ton of mistakes my first couple months. Um, you know, Max was one of those excellent people that was always there to answer my questions. He was always there to, you know, talk me off the ledge when I was like upset about a deal or like when I was, you know, thinking about quitting, you know, he w he was just there because he’s been through it.

And so that was one of the things that Max has always been great at. And I know he doesn’t just do this for me. He’s done it for so many others in the community. You know, people reach out to him. People reach out to me all the time because they’re comfortable and they see us in the community. And that’s one of the things that I always, I know Max agrees.

Um, I want to be able to give back, I want to be able to help the newer members because I was new and I needed that help when I was, when I first started. Um, but I mean, like, back to the question, um, you know, we, our relationship just grew over that. Um, you know, like, we were, you know, every time I have a phone call or a deal come up, you know, I, first thing I do, you know, I send it to Max to see what he thinks.

And, you know, it’s the same with, same with him, you know, like. When he has a deal, the first thing he does is sends it to me and we just go back and forth on it. And you know, I think, like you said, organically, that’s kind of just grown into the friendship that I would call it today. I wouldn’t, you know, yes, we both run separate businesses.

Um, but we also partner on many things. Um, you know, Max’s company was, um, gracious enough to like some of the deals and they were able to fund some of my deals. So, you know, we’re, we’re working together on multiple levels. Um, you know, and truthfully, if it wasn’t for Max and his business, I wouldn’t be where I am today.

So, you know, again, back to just giving back and being able to work with him and work with his company and grow together is, it’s an opportunity that. I couldn’t let, I couldn’t, I couldn’t, couldn’t let off

Ron: You mentioned one thing, uh, Greg, you mentioned like Max, not even Max in particular, like you were maybe close to quitting at some point, or like going through struggles, like everyone does it, Dan, like everyone has those breaking points and if you just look back, whatever, whether it was two months ago, 10 weeks ago, whatever the situation was, like, if you go back and like, I can’t imagine where my life would be like if I quit.

Like that’s not even, that’s just thinking. 10 weeks behind, whatever it is. But talk about that mindset shift or like if you actually were close to quitting this business model. Um, and like, I know you said max got you through that. Was it just, uh, some people break at that point and they quit like, unfortunately.

And it’s right before, like you see that image of someone, uh, mining or digging a tunnel and then they stop right before they hit the diamonds. That’s what it reminds me a lot of in this business. But talk about that kind of situation, Greg. And if you actually were close to quitting or if it just kind of was something that came in your head a few times.

Greg: Yeah. So I mean, overall, I think, I think, especially when you’re first starting, I think most people have that thought at least once, because again, you’re still looking for that concept, that, that proof of concept. Yeah. Like I’m still trying to figure out, like, is this worth it? Right. Like I spend so much of my time because, you know, I, I, I’ve heard it in many of your, your podcasts and other land podcasts.

You know, this isn’t. This is a simple business, but it’s not easy. And, you know, when you’re right there, you’ve spent X amount of dollars on growing and learning, and you’re just not seeing the outcomes that you would hope to see. You know, I got to the point more than once that I’m just like, you know, maybe I’m not cut out for it.

Maybe this is just, Greg’s not cut out for this, and Greg needs to just Go back to doing what he’s doing and what he’s good at and what he knows. But I mean, with that being said, I think there’s, there’s that, that part of the unknown, right? It’s like, there’s that next step. Like you said, you’re almost to the, you’re almost to the diamonds.

You’re almost to the gold, you know? And if I was to have stopped, who knows what I could have, what I would have been walking away from, um, you know, and it really was just a mind shift change. It was our mindset change. It was the ability to say, all right, this makes sense, right? I understand the business.

I understand that I just have to keep going. Like it doesn’t matter what tomorrow looks like, you know, this is this is literally the conversation that Max had with me We just have a-

Max: great story. Sorry if I interrupt you I want to say these last Friday because I always we always speak at the phone like three times per day Okay, I give him the good morning and then a dinner time Yeah, how did you sleep?

So when Greg is feeling okay, I’m okay. So I call him every morning, uh, his morning. So, um, uh, we were, I was cooking and, and we had four deals. Okay. So we went in one hour. Okay. From Champagne to nothing and back to Champagne in one hour. This means that we got the deal signed. We got the PA. We go. You know, everything is okay, but, but you need to have the right mindset to accept that this can follow one second to the other.

You are happy because you have a deal. And I understand because I had it before the obsession, uh, from the investor to have a deal, the famous first deal, you know, which is. All that we want to have deals and if they fall, we have to be strong enough to, you know, continue walk over every kind of difficulties you have and deals falling and stepping back from deals.

That means nothing if you have the, uh, the ability to keep the mindset in a winning position. Okay. And, and it is what it is. It happens. I mean, you are speaking with sellers that change their mind every five minutes. So, uh, and difficult other kind of situations that you have to manage and just keep going.

This, uh, you cannot stop at the first difficulties or one, two, three deals that fall apart or two mailers that doesn’t work as you expect it. It’s a question of consistency and volume, you know, this is what, this is what it is to me.

Ron: Yeah. Yeah.

Greg: Yeah, I mean, just to jump in and back on that, um, the deal that he’s talking about, right, we, we had the deal, it was 30 acres, it was beautiful, and it was like, it was just one of those things, and then something happened that was unexpected, so it was like, you know, you’re excited, and then within the hour, you’re back to crying again, then, you know, things fit, things get better, you get another phone call for another deal right after that one, you know, so it was really, It’s, it’s really just the ups and downs of the business, right?

Dan: Yeah. And, and that’s kind of, there’s two types of, I think, failure and you kind of touched on both of them. One type is like the proof of concept that the business model doesn’t work. I still question the business model. I sent mail. I didn’t get anything. And then one is internal, which is. I, I might, like you said, I might not be cut out for that.

And a lot of people go through one or one or both. A lot of people go through both of those during the cycle of ups and downs and the obstacles that they hit in business. But that’s where the community comes in. And I like, yes, we sell a course and we do all that, but the community is what brings people together and gets them to the next level.

Selling a course puts you in a box. It tells you how to do something. There’s so many other ways to do things and things are always evolving, but the community’s ongoing education. And this is a perfect example. You Greg and Max coming together and just getting you through the difficult times because I think that’s one of the biggest things with any entrepreneurship in general and Would you like Greg in your opinion?

Would you say that if it wasn’t for the community? Would you have quit? Do you think that would have been a thing?

Greg: Oh hands down, you know land land is lonely And I truthfully believe that you know, I’m currently in the, the process of walk of stepping back from my full time job to do this. And realistically, you know, like I’m not married.

I don’t have any children at home. So it’s like, I really just focused and it’s like, if I didn’t have that community. Of, of other land investors and Max and his business to lean on. And, you know, it would, it would be me in front of my computer screen all day.

Dan: Yeah. And another follow up question on that, Max, you mentioned multiple times, Max in, Max in your business or in his business, what, what does your business look like, Max?

What, uh, do you have VAs, any employees? What, uh, you said you’re doing some funding. Give us a breakdown of your general business right now.

Max: Yeah, well, uh, we are, uh, the guy, the guy, Emanuel and Omar are my two partners in Italy. Uh, they are tax tip experts, which is one side of our business also. Um, and Emanuel is the one that show me the way because I always love to say that a coach cannot take you by hand.

The coach show you the way, then it’s up to you to choose, you know, uh, to get and, and increase your knowledge in, in, in what you love. And, uh, he asked me if I, uh, would be happy if my company with my brothers would, uh, uh, be a partner and buy a part of their company. So we have, we have these, uh, uh, three people.

Okay. Uh, they did do, uh, Iman do, uh, entanglements. Uh, we are trying to get into that, but he’s only looking at after that. And, um, then Omar is, um, taxi, uh, and I’m on the land business, which means flipping and minor subdivisions. And that was, and that is the part of the business that, uh, I mean in acquisition.

And this position is me and Greg. Okay. Because Greg, um. collaborates with me actively. And, uh, we have, uh, Mary, our VA, uh, that, uh, she would, uh, manage, uh, REI reply for the texts and, uh, eventually create all the property cards in, uh, in our CRM. We use Notion. Um, and also, you know, we, we, uh, try to, uh, uh, teach her how to, uh, be behind lens available.

Which are the properties that after a tax deduction stays on top of the county that were not sold. So we go and search for properties and ask ourselves why such a nice piece of property was not sold at a tax deduction. And she is able to identify the properties for us. You know, link us to the property so we can do, uh, due diligence and, you know, title search and eventually buy the property from the county.

And uh, and she was, Mary was a full time employee and then we decided, uh, to reduce again, uh, the, uh, the hours because, uh, it was, you know, managing only text was not worth the time we were paying Mary. So, uh, we, we can’t. Of make a step back on what was, we wanted Maddy to do because a VA has to do, uh, you know, scrubbing lists and, uh, and, you know, answering, uh, to the text, uh, answering the phone.

Sometimes they have to do this, they are good at this, but, uh, trying to get Mary understanding what is the, uh, the sentiment of the business is going to take a lot of time. Okay, so I remember a Sunday I was scrapping lists to Price Mail and Mehdi was answering, you know, sellers phone calls and said, this is something that is, this is not working because I should be speaking with sellers and, and leads and Mehdi’s scrapping the list.

So we kind of changed a little bit that, but it’s, uh, it’s working with Mehdi, she’s very um, motivated. And so our businesses right now in the company try to, uh, you know, do a flipping in minor subdivisions and, uh, tax deductions and lends available and, uh, entitlements. Emmanuel is finishing one now in Alabama, a huge one.

And I mean, we understand that that’s a frontier that we want to, uh, go through and, uh, It’s full of opportunities under that, that, uh, side of the business and it takes a lot of time and commitment. I don’t know too much about entitlements, but I’m getting used to, uh, after, you know, sharing with Emmanuel, uh, all of the problems that he goes through doing this.

And it’s interesting. I mean, you need, as you guys said, you need to, uh, to keep the business in, uh, in more ways to make it work.

Ron: Absolutely, and um, yeah, the cool thing with, uh, Both their business really Dan, but Max kind of took a hard, uh, U turn away from like cold text. It sounds like, and just not really, cold text can lead to so many bad leads and so many just time wasting leads.

Uh, and Max is also bringing his own niche in with understanding. He has tax deed partners. He has people that expertise in that. And from the entitlement that Max was telling me about the other day, it sounds like he’s buying for like 10, 000 and he said a few years from now, like it could be worth a million dollars.

Um, so like stuff like that where you can turn you just understand land and there’s so much opportunity within land when you are pursuing those niches for sure.

Max: Yeah. Yeah. Yeah. We spent, uh, we spent 15 grand on a, on a property that was, uh, I think, uh, north northeast from Birmingham in Alabama. I mean, 20 minutes drive, uh, in the middle of a subdivision on a hill.

And the first question is, uh, It was 15, 000 and it was available, it was up top of the county and said, what is not working with this property that nobody, you know, bid to have this property in their portfolio. And we did the title search and nothing was, I mean, it was only a builder that he went bankrupt and no, no of their heirs claim for the title.

And I don’t know what was the reason why, but the property checked and we, and we bought it at 15 grand, 10 acres in the middle of, of this subdivision, uh, with double road access. And I said, we have to keep it for three years before we can proceed, but, but it’s 15, 000. You can’t risk and assume the risk that you can work on that property and you can hold it for three years because.

It was worth only 15, 000. It’s worth the risk. And these are the opportunities. If you just look around and try to, uh, gain some knowledge on, uh, lands available and tax dates, that’s an incredible, uh, you know, uh, potential that every land investor, uh, should approach also to make a test on their capabilities of managing disposition also.

Okay. You need to be, to learn how to, uh, you know, do an auction. Okay. Uh, everybody can learn and then you can, you can manage big arrow eyes also in, you know, with infill lots. Uh, Which is what happened. We purchased a property in Alabama for one acre for 2, 000 at an auction and we sold it in one day for 18, 000.

because I put, you know, the drone or put the force outside.

Dan: Um, so Max, as you’ve, as you’ve, as you’ve mentioned, you’ve had a ton of experience in cold call or cold texting, warm texting, mail, all that. Greg, you’re starting, you’re starting out, you’re six months in, you’re starting to go full time. Talk about your acquisition strategy, Greg, uh, direct mail versus anything else you’ve tried and what you’re seeing, but also follow up with that.

I’m, I’m curious about your future plans since you’re six months in, you’re going full time on this future plans in general, but also touch on your acquisition strategy so far.

Greg: Yeah. So, I mean, I, I was there, like I said, we, we’ve, me and Max have a great relationship. I’ve been there and I watched Max with the texting, um, the cold texting that is.

Um, that’s something that I have not done. And for me and my business, I don’t plan on it. Today, I just do blind offers. Um, to realistically, I know there’s a lot of different talk in the community about. How successful blind offers are. And I mean, I did run some numbers for this and I mean, again, I don’t know why, and I’m sure I’m going to hit a plateau at some point, but as of today, I am about one deal every 1400 pieces of mail.

Jeez. Wow. So that’s kind of where for me, I don’t see anything happening, any, anything changing about my strategy moving forward. Um, I, I, I’m going to keep sending blind offers and, you know, just keep, keep doing it. I know there’s a lot of talk about mail slowing down and mail not working again. I do believe that every business is different and I think that because there’s just so many variables that can change the outcome of a mailer that we just don’t know, you know, like, I don’t know why.

I’m having a good success rate. I don’t know if it’s because of my mail. I don’t know if it’s because of something I’m writing. I don’t know, like everyone’s business is different. I, I just know that that’s the numbers that I’m seeing. Um, so that’s my plan, um, is to continue to continue with blind offers.

I know Max does want to start doing follow up texting, and that is something that I’m certainly interested in. Again, the texting business is completely different. It’s something that I know nothing about. So I would definitely lean on somebody else that was. more knowledgeable in texting, um, when we get to that point.

But yeah, and I guess the second question, six months. Yeah, I’ve, I’ve actually, we’re almost at seven months at this point. Um, I just take my life one day at a time. Um, I try not to, because I know emotions come and go, and life comes and goes, and you know, I’m just, every day I wake up and I try to, what can I do to move my business forward today?

Um, because again, I don’t know. The emails that I’m going to get, I don’t know the calls that I’m going to get. And I do have a lead that I have to follow up after this call, um, that we actually got me and Max were talking about right before this call. So I’m going to do that. And again, I just take it one day at a time and you know, just keep plugging, plugging at it.

Dan: Yeah, that’s, that’s a good mindset to have because as you know, just growth in general. It’s in a straight line up. It’s there’s ups and downs, but when you look at when you do that straight for what, almost seven months now, and you’re moving a little bit forward the dot every single day and you look back after six months, you’re like, wow, look how far I’ve come.

And I love to get that point across. And I want to reiterate that because there’s no exponential leaps that are going to happen in a day. In a week, you take small little jabs every single day. And then you look back six, seven months later, you look back at the end of the year, It’s like losing weight or anything else.

You’re going to gain weight some days, right? But you’re going to lose weight most of the days. And you look back and you’ve gotten 20 pounds and it’s just like anything else in life in general. So I wanted to retouch on that point, but Ron go on.

Ron: Yeah. And also I wanted to touch base because. I want people to understand who are listening, like while Greg might not be able to pinpoint the reason for his deal for every 1400 mailers, it is not random, like it is something Greg is doing, whether it’s the mail, whether it’s the pricing, whether it’s Greg’s at home today, and he’s like, he’s probably bothered right now by not being able to respond to this lead that called in an hour ago or something like that.

Like if you have that determination, that’s, um, Little things will adjust your business, and that’s why some people, let’s say, might get a deal for every 5, 000 mailers. Greg is probably going to fluctuate to 2, 000 mailers, something around there, 2, 200 mailers per deal. But he is going to always be efficient with his mail, because what he’s doing.

It is not a random thing, success with mail. Even though you might have some busted counties. Greg has said some busted counties, I’m sure. Um, but it’s definitely not random. To finish it out, Greg, I just wanted to kind of touch base on, uh, what are your goals for 2024 and I guess beyond, but let’s kind of touch base 2024.

I know you said you’re on track to make 100, 000, but that’s not enough. What are your goals?

Greg: Yeah. Um, so today, I mean, again, I, I, I only, I, I just ran the quick numbers for this because I’ve listened to a lot of you guys podcasts and I just wanted to have it here just in case we got to this conversation.

So, I mean, realistically, I, I I haven’t set a ton of goals for the year because at this point, all of the profit that we have is projected, I’ll be honest, I have not sold a ton. I’ve got five currently listed on the MLS. Um, two of them are with Max and his company. Um, I’ve got two in title that should be closing this week.

Those look like they’re going to be good. And I have a potential double close on 175 acres in Maryland. Um, which if that goes through is going to be-

Ron: That’s, that’s half of Maryland.

Greg: If that, if that ends up coming, making it all the way to the end, it’s going to be a good one. Um, so I mean, realistically, I w I just want to continue to build, continue to grow my, my systems, um, to be able to get things more.

I’m not the one thing that I’ve always been bad at his organization. So learning to use CRMs, you know, learning to just, just bring other things in that can help. further the business every day. I mean, I can’t really put a number on what I’d like to make this year because obviously I want it to be as much as possible.

Um, you know, me and Max ,

Max: That’s not true. We have a goal. We don’t go to the bathroom until we hit 1 million. This is what we say every day.

Ron: I love it, but Dan, what are your thoughts? Like some people would set like some, some people set such crazy goals and like they have no way of getting there. It seems like even though Greg doesn’t have like set out goals, like he has the game plan to make high six figures, low seven figures this year in my opinion, but he hasn’t necessarily said like, I want to make a million dollars.

Some people say I want to make a million dollars and have no game plan for how to do it. They, they kind of have the game plan, but don’t actually have an end number.

Dan: Yeah. It’s a, it’s a lead measures are more important than their actual goal. It’s what you’re doing to get there. And then the results will come.

You can say, I mean, people come in and they’re all hyped up and their dopamine’s hitting and they joined. They’re like, Oh, I want to make a million dollars. But then they only send 3000 mailers and they wait two months to send their next batch because they’re waiting for a result. If you want to do this and you want to do it right, you got to have a plan in place.

You got to be consistent. You got to be dedicated to the business model, ongoing education, have a plan in place, which both of you obviously do. And I love that comment, Max, let’s touch on that million dollars. What, what, what are your goals, Max?

Max: Well, uh, the first goal is to, uh, continue being consistent in the time I spend on the land business, which is of course, uh, all the time I can spend during weekends and during the week, uh, at least five hours per day.

I mean, I’m sitting down when I don’t have my kid. Usually when I have my kid, I, uh, put him at bed and then I We would wake up, uh, maybe at 11 p. m. and then stays until 2, so it’s, it’s 3, but I try to be, uh, like 5 hours per day and, and we decide with, uh, with Greg that we would, uh, price mail only during weekends because otherwise it’s, uh, it’s impossible because you have, like I said before, many things to do, uh, you know, mails to droners, answering, we try to do everything because Greg is spending 12 hours per day on the land business.

I cannot do that, but I spend five, uh, six, uh, whatever I can until I’m, no, no, no. I have to go to sleep. I always say, Greg, well, it’s 2. 20. I have to, I have to go to sleep because tomorrow I have to, uh, but, uh, together we both, we spend like, you know, we put together the hours. We spend like, uh, 15 hours per day.

on the land business. Also, if we have other jobs, and that’s probably one of the reasons why we, uh, exchange, uh, every kind of, of problem we have that we have to solve. Also, if it’s Greg’s problem and, or my problem, we just exchange. Okay. The point of view, because I learned the double. Okay. If I have Greg from the other side, giving me another point of view, And so the first, the first thing is to spend as much time as I can doing this, because this is what, I mean, this is what I have, this is what I want to do.

Okay. Um, and I think the million someday will come because when we decide, you know, from three, 4, 000 mailers to go to 10, 000, it’s going to come one day, it’s going to jump out some, you know, a home run deal or something that we. Let us scale in a way that we can increase Okay, male. I haven’t seen a 1 from this business.

I’ve put All in, all in to buy properties. So, uh, one of the things we’re trying to buy as much properties as we can, you know, picking the money everywhere, trying to buy as much properties as we can. And the only way is, is to send more mail. And of course, this requires more time in front of the, you know, of the business.

With the energy, if I have to sleep for hours, it’s okay. I’m gonna sleep for hours because this is what I want to do. This is what I want to do because I love doing this.

Dan: Yeah, and I a follow up question on all that, ’cause you guys are working, you know, hours and hours together every single day. You, but you guys haven’t met in person yet, correct?

I know Max came to California last week, but he flew right over you, Greg, and he didn’t stop by. You guys have plans to meet in person?

Greg: Not yet. I mean, every time I talk to Max and we get talking about it, he keeps telling me we’re either going to South America or I’m coming to Italy. I’m not sure which one’s going to happen yet.

One of them is going to happen. I’ve been to Italy once already and unfortunately it was, I did not get the pleasure of being blessed with the presence of Max, but hopefully that will be sooner than later.

Ron: Awesome. Well, I really appreciate you guys coming on here. Like, um, we’ve kind of said you guys have been a valuable, valuable asset to our land investing online community with your engagement with you guys, just like partnering, like just a relationships like you guys are like why we built this as a community and not just a course like people building real in person, virtual businesses, everything like that.

Um, so I really, really appreciate everything you guys have done for our community, growing your land business and all the time they’ve put in. Dan. It’s definitely going to compound and work out like there’s no doubt about it. Um, but other than that, guys, if you have not already hit the subscribe button below, if you’re watching on YouTube, if you’re watching on Spotify, listening on Spotify, Apple, share it with someone who could use this.

Um, it’s really motivational to see what Greg and Max have done in such a short amount of time. Other than that, thank you so much. We’ll see you next time.

Dan: Thank you guys. As always, thank you for joining. Please do us a huge favor and like and subscribe our YouTube channel and share this with a friend. It really means the world to Ron and I.

But more importantly, it could help change the life of someone else. Thanks for joining and we’ll see you next episode.

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