This is episode number 2170. Jill and I are talking about common mistakes and selecting a county for land mailers and how to avoid them.

This is important. Before the show, we were talking about it and I was asking why this is such a big deal. Do you want to explain what you said? It was good.

Discord Question: Listing Property In Facebook Marketplace

You need to decide how much money you want to make on it in whatever you’re doing in any real estate transaction. Based on that, based on what you expect to make, there are a lot of choices you can make based on data, where it’s possible. If I want to buy a property for $30,000 and sell it for $80,000. I’m not going to buy property in downtown Manhattan. On the opposite side, I’m not going to buy it in the middle of the desert. People get a lot of trouble here if this is not their first stop. They end up with property that they own for way too long instead of converting it back to cash. It’s important and it’s one of my favorite topics. Each day on the show, we answer a question from our Land Academy Member Discord forum. Take a deep dive into land-related topics by popular requests.

Aaron wrote, “Hi, everyone. Do you pay a USA-based person to list property in Facebook Marketplace? I was thinking of offering a small amount just to do the listing and then a small commission if it is sold via the listing. Instead of training this person in land selling, I was thinking they just seem to be responsive and pleasant to inquiries and basically pass on a link to the property, either from my website or my agent’s website. I need someone who is always online and with a pleasant looking profile photo, and an old trusted USA-based Facebook account. Responded to the, “is this available messages” has been the lowest value thing I do every day.” I understand. I like that when I when I’m looking at things on Craigslist or something. They’ll say if the postings up, it’s still available. Very clear.

Sapecus is very close to my heart, here’s why. If an acquisition passes your test, congratulations you have have purchased a piece of property that’s grossly undervalued and its off-market. That’s what Facebook Marketplace is all about, off-market stuff and getting a bargain. You have an amazing deal that needs to be presented correctly on Facebook and then managed. Those are very time-consuming things. It sounds great. I know this from personally trying to clean out our garage sometimes.

Buying a property in Facebook Marketplace means you are getting a grossly undervalued asset off-market. Share on X

It’s a lot. There’s a lot of traffic, a lot of talking, and useless traffic that goes into selling a property. If you get the right people in place, and we have had these in the past, we choose not to get real estate agents because we have a staff that handles us. Get real estate agents and do the work for us because we outsource it, but this is a fantastic place to start. If you’re selling an $80,000 worth of property for $50,000 or $40,000. It’s probably going to take you a week and there’s a bunch of stuff that needs to go on. You should outsource this.

That would be a cheap thing to do.

Common Mistakes In Selecting A County For Mailers And How To Avoid Them

Our topic is common mistakes and selecting a county for land mailers and how to avoid them. I’m going to utilize a rod and reel fishing analogy once again. When you get up and go fishing, you have two choices. You can get up, pack a cooler full of beer and some sandwiches or get in the boat, and you’re not going fishing at all. You’re drinking on the water and, hopefully, with the buddy and you’re having fun. Whether or not you catch fish, it’s incidental. That’s option one.

Option two is, I’m getting up and I’m getting dinner. I’m going to catch dinner so I’m going to research and do a lot of research what type of fish are in the lake or in the ocean. You’re going to talk to the guys in the dock before. you go out with a cup of coffee in your hand about where they’re biting or what bait they’re using, bait lures and you can go crazy on this thing. Maybe you have a fish finder in the boat. You’ve got one in your hand and your checking the weather. You’re getting serious. You’re going to 20 or 30 miles an hour if it’s in the ocean. That’s what we do here.

We don’t guess about where we might catch fish or where we might buy a real estate. We do a ton of research long before we decide whether or not we’re going to go fishing there. In our case, whether or not we’re going to send mail there. It’s very common, and Jill mentioned it, where you just got done instructing a three-day free course and there are very new people in this time and they’re coming to us. It brought me back.

Do a ton of research before you decide whether or not to send mail to a particular area. Share on X

They’re coming to us from other groups or just the regular old theories that are out there. Most of them are false. Not theories. It’s just like urban myths about real estate and buying and selling real estate. It’s all rooted in guessing. “Let’s renovate this house and see what happens. Let’s open a restaurant and see what happens.” It’s that silly. Everything needs to work on paper first and it needs to be data-backed and data-driven. You need to have a conversation with yourself and your business partner, if you have one, about the area that you’ve chosen to send mail and what happens when the mail comes back and you buy piece of property.

How many days you think it’s going to take it to sell? How cheap it needs to be relative to the market? How fast things are going there? How many properties are listed? How many properties are sold in the last month, or 6 months or in 12 months? All of that needs to be presented to yourself or your business partner in a manner that when you’re all done, you’re setting there saying, “I can’t wait to go fishing in this one spot. I have done all the research. I can’t wait to send offers to this area.” Within this environment in the show, I can’t tell you how to do that. It would take too long. I can tell you a ton of intelligence goes into where to go fishing and where to buy and sell real estate and offer us houses.

I love what you just said. The difference to me is, you got a feeling or you ran the test. It’s black or white, and it shouldn’t be based on, “I have a feeling. I heard somebody say. I heard this. I heard that.” Those are the things that I can’t stand people. That’s great. Now, take what you learned and go do the math and confirm it or deny it.

I’m okay with that but don’t just run and do it because you heard someone did a great deal over here and this is what they made. Did it take them two years to sell the property and get that out? If they did, I’m pretty sure they left that detail out. This is good. I’m trying to think of some other things to ask you about mistakes. For me, it’s like feeling. Do you think people rush it sometimes?

I think people want to succeed. They picked up some terrible habits. If they didn’t do anything wrong, they’re just not educated yet on the right way to do it. We learned so much stuff through Osmosis through our parent’s real estate deals and it’s all wrong. Trust me, your parents did everything wrong. My parents did everything wrong, and when I started out, I did everything wrong and I still made money because that was the way it was back then. It’s different now.

There’s a lot of competition. A lot of people are sending mail out and you want to make sure that you have some chest beating confidence about sending mailer out to certain area and what’s going to happen. You want to reduce your risk to the closest point of zero that you possibly can using data and any information source that you can get.

Next Topic: Why Land Investing Isn’t For Everyone

I haven’t said this on the air in a long time but I’ll say it again. Inside information will put you in prison on the stock market. Inside information in your real estate business, everybody slaps each other on the back. “You found out a freeways going in there? Sally’s going to sell her whole farm? I’m going to buy all the property right around that.” That’s not illegal. Not in any way. In fact, it’s ethical. You got an up on the competition. Join us in the episode where Jill and I talked about why landing vesting isn’t for everyone. You are not alone in your real estate ambition. We are Jack and Jill. Information and inspiration to buy undervalued property.