@Jamiyah Woodard Good. Then let us make it real today instead of someday. Fifteen minutes, right now. Pick ONE county, South Carolina or North Carolina, whichever one you could drive to this week. Pull up the land listings in that county and sort by days on market. Anything sitting past six months, especially with a price cut on it, write down three of them. Then call the listing agent on each one and ask one question. Not the price. Ask what the seller is trying to accomplish here. A lot that has sat two hundred days usually has a tired seller behind it, and that agent already knows the whole story and will tell you. Three calls is the whole assignment. Come back in here and tell me what they said and we will work it from there.

@Alex Schell good. Watch it, then do not let it turn into another video you watched. The minute it ends, give it fifteen more minutes and do this. Pick ONE county. Not a state, not a region. One county you would not mind driving to. Google that county plus delinquent tax list. Most of them post it free. A few make you call the treasurer's office and ask for it, and that call takes about four minutes. Then open it and find one parcel where the owner's mailing address is in a different state than the land itself. That is the whole filter. Somebody paying taxes on dirt he has not laid eyes on in years is the person most likely to say yes. Write down that one name and address. Just the one. Come back here with the county and I will help you write the letter. Land is the quietest money in this business, and it stays quiet because almost nobody will do that first boring hour. Be the one who does.

@Dario Darnandez Dario, that is a real answer and it is a different one than everybody else gave, so let me take it seriously. Dispo is the half of this business most people in here have not thought about yet. They are all out hunting houses and almost none of them have asked what happens the day they actually get one. Which is why I want to point at the one thing in what you wrote that is worth more than the deals themselves. You are downstream. Everything you touch comes off somebody else's contract. That means your ceiling is not buyers, it is supply, and the fastest way to raise it is to know exactly what your buyers say NO to. Most people only ever track what their buyers bought. So your fifteen minutes today, and it is calls, not spreadsheets. Ring the top three buyers on your list and ask each one two things. What is your buy box in one sentence. And what was the last deal you passed on, and why. That second answer is the valuable one. Write down the three reasons you hear. Those three reasons become the checklist you hand your JV partners before they send you anything, and it will clean the junk out of your pipeline faster than another partner will. On 60 versus 90 days, you have it right. 90 is a cleaner list. 60 gets more reps, and reps are what a new person needs before they need a clean list. - Ty

Bernita, you just got here and you are already doing the thing most people in this room never get around to. You showed up under somebody else's post and said something useful to them. And you said the true part out loud. It got better because you kept moving, not because it got easier. For everybody reading this, that right there is what getting off Level 1 looks like. It is not complicated and it does not take talent. You show up, you say something real, you do it again tomorrow. Bernita, one thing for you specifically. Pick a town you actually know. Pull up the houses that have been sitting on the market past 90 days and call the listing agent on the roughest looking one. Ask two things. What is the condition really like, and what does the seller need to happen here. Fifteen minutes. Then come back and tell me what they said.

@DeEric Nealon @John Fernandez mystery solved, and it was not either of your accounts. John, the chat button is crossed out because DeEric is still Level 1. Member chat needs both people at Level 2, so there is nothing wrong on your end and nothing wrong on his. DeEric, I just liked your comments, so that should tip you over. Refresh and check. And yes, post the AI writeup right here in this thread as a comment. Do not wait on anything. Half this room asked about it after the call and they can read it here just as easily. Once you are Level 2 we will pull it out into its own post so it does not get buried. John, once he flips over, hit chat again and it will open. One thing for both of you. Whatever the AI is doing well, I want it measured against a real address and not a demo. Bring back one property it flagged and what it actually said about it, and we will pick it apart together in here.

@Cyndell Trammell welcome in, and look at what you did with your very first post. You spent it lifting somebody else up. That tells me plenty about you already. Posting is the part most people skip, and it is the part that actually changes things. Nothing in this business moves until you start talking. First in here, then to sellers. I sent you a note in your DMs with a few questions. Answer those and we get to work. And for anybody reading this who still has not said anything: that right there is what getting off Level 1 looks like. One comment.

Emma, you are describing the exact thing that separates somebody who has done deals from somebody who has only modelled them, and I want to name the piece you are circling. The spreadsheet holds every number except the one that decides the deal. It has price, income, costs, yield. It does not have MOTIVATION, and it cannot. Motivation is the only variable in the whole thing that moves the price AFTER you have already looked at it. That is why two identical houses on the same street with the same condition and the same figures are not the same deal. One belongs to somebody testing the market. The other belongs to somebody who has already moved out, is carrying two payments, and is done. The sheet reads them identically. You do not. The second place judgement beats the sheet is condition, and that is the one that actually costs people money. A repair figure typed into a cell is a guess wearing a number's clothes. Standing in the property is not. Your instinct about unknowns is right too, and here is how I would say it in one line. A deal with a great number and six unknowns is worse than a deal with an average number and none, because every unknown is a price you have not been told yet. Here is something worth 15 minutes on your next one, before you open the spreadsheet at all. Ask the seller or the agent one question and write the answer down word for word: "What happens for you if this doesn't sell?" Then go quiet and let them answer it. That answer is the number your spreadsheet does not have, and once you have it you will know whether the figures on the page are the real ones or just the opening ones. Now I want your side of it. What was the deal that taught you this? I would rather hear the one that went sideways than the one that worked.

@Junior B three is enough. Do not go find thirty. That is the trap on a site with loads of them. Volume feels like progress and it is not. Three parcels over 5 acres in Bryan County is already more inventory than most people in this room have ever put their hands on. Now the part that makes them real. Right now they are just records. A parcel is not a deal until you have talked to whoever owns it, and none of those three owners know you exist. So pull ONE thing off each of the three records. The owner name and the mailing address. It is on the same page you are already looking at. Then find a phone number for that name. And call. Today, on at least one of them. Open with this. "Hi, is this [name]? My name is Junior, I am a local investor here in Georgia. I saw you own the acreage off [road name] out in Bryan County. I am not a realtor and I am not trying to list anything. I just wanted to ask if you would ever consider selling it." Then stop talking. Let the silence sit there. Whatever they say next is the real information. If they say no, thank them and go to the next one. That call cost you four minutes. If they say maybe, or they start explaining why they have held it, you ask two more things and only two. "What would you need to walk away from it?" and "Do you know if utilities run to the road out there?" That second question is not small talk. Landmark told you in writing that utilities matter to him. So you are not just asking an owner about his land, you are collecting the exact thing your buyer already said he screens on. That is the whole game now. Owner on one end, buy box on the other, and you standing in the middle. Go make the call and tell me what they said.

Junior, both. Do not filter either one out, but they are not the same conversation, and here is how to tell them apart. An individual is usually the easier call. One person decides, and the reasons land sits with an individual are exactly the reasons you want. They inherited it. They are paying taxes on something they never visit. They bought it years ago meaning to build and never did. An LLC can go either way. Sometimes it is a developer who bought that parcel on purpose and knows to the dollar what it is worth, and that one is a hard no. But plenty of LLCs are just a family holding company or an out of state investor, and those are some of the most motivated owners there are, because nobody inside that LLC has thought about that dirt in years. BUT INDIVIDUAL VERSUS LLC IS NOT THE FILTER THAT MATTERS. Here is the one that does. Compare the MAILING address on the record to where the land actually sits. If they match, the owner lives on it or near it, and people who can see their land tend to be attached to it. If the mailing address is in another county or another state, that is an absentee owner, and that is your call. Somebody who has been paying taxes for years on ground they would have to fly to is a completely different human being than somebody who looks at it out the kitchen window. Sort your three by that before you dial anything. AND DO NOT LET AN LLC SCARE YOU OFF. Georgia Secretary of State has a free business search. Type the LLC name into it and it gives you the registered agent, and usually a real person's name and address. That is who you call. Takes about ninety seconds. So nothing changes about what I gave you. Pull the owner and the mailing address on all three, put the absentee one at the top, and CALL that one today. Same two questions. What would you need to walk away from it, and do utilities run to the road.