Seth: Hey, how's it going? This is Seth Williams and Jaren Barnes, and you're listening to the REtipster podcast. This is episode 116. If you want to check out the show notes from today's episode, you can go to retipster.com/116.

Today Jaren and I decided to just put our heads together and talk about the top 10 or whatever number we come up with mobile apps that we would die without. Things that are just insanely useful. We use them on a weekly, if not daily, if not hourly basis, because they're just that useful and convenient.

As we go through this list, a lot of these probably won't be a surprise to many people because they're sort of common apps that everybody else uses. But my hope is that maybe you will learn a few new ones because I think some of them here are going to be a little bit less common. And if nothing else, you can get a little peek into the things that we use to run our businesses and lives.

We're going to try to keep this more along the business line, just because that's what most of you are here for. We're just going to go through our list and let you know how things are working for us. Do you want me to get started Jaren or do you want to get started?

Jaren: That's a good question. As you're talking, I have a list prepared, but I'm double and triple-checking to make sure that there's nothing I'm missing here.

Seth: There are a few apps on my list that I have to admit, I'm actually not an expert at them. I haven't used them for a long time, but I have heard of them recently and I'm in the process of learning more about them. I'm going to mention some of those as well. Not because I have used it a lot, but I think it is probably worth people checking out.

Jaren: If we get some time, maybe we can do a couple of honorable mentions, but I'll kick us off here. I want to throw out my two favorite bank apps. It’s a little bit of a cheat because it's technically like an entire bank, not just an application that you'd use to do some automation feature or function in your business.

Mercury Bank is an online bank that I absolutely love. Being a Profit First enthusiast, I really like them for a number of different reasons. They have a hundred percent free wires, both incoming and outgoing, including international. And so, I use that banking app all the time. They allow up to 15 accounts without extra approval, which is I think plenty for most people. I'm a big fan of Mercury.

And if I were to give a non-Profit First promotion of a bank, you open up several different accounts, but it's an incredible bank is Brex. They're really cool. You can open up a bank account with them immediately and it's super convenient. I don't know what they are for international wires, but I think they're free as well across the board. And so, they're kind of a second runner up.

And I have one investor I work with. We have a shared Brex account. I like both of those. That's my first pick, Mercury Bank and Brex.

Seth: I actually use two different banks as well. One of them is a local credit union and the other one is Chase Bank, a massive multinational bank. And it is interesting. They're both sort of good for different things. The local credit union generally provides better rates, but their app is not good. It works, but it's just clunky. It's just weird. It's not anything that I love.

However, the JP Morgan Chase app is pretty awesome. It's super easy to use. It works. I can get everything you need really quickly. I think that the difference you'll find between huge banks versus tiny local banks is just better systems and that kind of thing. But to be fair, I've not tried out Mercury Bank or Brex Bank, so maybe those are better and I just don't know any better.

Jaren: Yeah. And they're completely virtual banks. They're pretty amazing with what they can do. There are certain functions you have to do on a desktop, but their mobile app is awesome.

Another one on the personal side, I've been shifting away from First Internet Bank to Capital One 360. They allow users to have as many sub-saving accounts as they want. For Profit First principles, it's also really awesome and they have an incredible mobile app as well.

Seth: Awesome, man. I know one that both of us use and probably a lot of you use out there is Slack. And maybe this sort of depends a little bit on the company you work for or what kind of business you're running, that kind of thing. But Slack is, we were actually just talking before this call. It is a little quirky in some ways. There are things I would love to change about it, but it's pretty much the best of its kind that I know of. I don't really know anybody who uses anything else for that kind of communication.

Jaren: Yeah. And once you're onboarded, the hardest part is figuring out the way they organize things. I don't like the word “workspace,” but you create a workspace and then you have channels underneath different workspaces. But from even a branding standpoint, to have the REtipster coaching workspace, that sounds terrible. I'd much rather have it called the REtipster Slack channel, and then have sub-channels or rooms or something different.

And then it can get really convoluted joining multiple different workspaces. But once you get onboarded and you're in there, I cannot tell you how much of a game-changer it is. Even from an almost journaling or ideation standpoint, I have a private channel in my land Slack workspace where I just brain dump ideas. It's really hard to beat. I've tried journal apps and other things in the past, but I even prefer Slack for that type of activity as well. Just like an idea log or journal or what have you. I really, really, really like it.

Seth: Is this just a channel with yourself? Like you just type in messages to yourself or how does that work at this journaling thing?

Jaren: Yeah. There are two different ways you could do it. If you click over your own name in terms of direct messages, literally at the very top of it says, “This space is just for you.” And it's a scratchpad, that's made for that. But then I also have an additional channel that's private, called “Ideas.” And I'll just braindump things because it's hard, man. We are entrepreneurs, right? We're on our feet and we have bajillion ideas all the time running through our brain. And so, it's easy to lose those really good ideas. I like to have a place where I can dump all of them. And I've tried Evernote. I've tried using the Apple note.

Seth: Yeah. That's what I use for that kind of thing. It's like a scratchpad.

Jaren: Yes. It's super unorganized. I've tried many times, I've given it a good effort on both of those apps, both Evernote and the Apple note app, but it's never stuck because it's just been way too unorganized or way too tedious for me to organize it the way that I would want to organize it. Whereas with Slack, I just create a channel and it's already there. It can be real estate notes, or whatever I want to do.

Seth: I'm actually curious how Slack is more organized than notes? Isn’t it kind of the same thing where you just like brain dump and it goes up the list and you never see it again? Or is there a way you can categorize or tag stuff? So, you could say, I don't know, land ideas with a hashtag, and all it'll populate. How would that be a better organizational alternative than just notes?

Jaren: I got to throw out the major disclaimer that I'm just talking for myself here. In theory, Evernote or the note app is going to have more organizational features like tagging, like having folders and subfolders. But I don't know, maybe because I'm just used to working in Slack all the time.

It feels awkward or foreign, or it's more effort for me to go into notes or go into Evernote and then figure out, “Okay, what tag is this?” Just the whole workflow is just way more complicated than me having a predetermined channel that can be very specific to whatever I want it to be. Social media, posts ideas, VA tasks, feedback for VAs, whatever. I'm reading some of the ones that I have. Because it's like, “Okay, here are my buckets. I flush out my buckets. These now exist.” And then it goes from head, idea to Slack. And it's just easy. There's just a better flow for me personally.

And I wish that there were some tagging features and stuff. I think that would be pretty cool. I also like that you can integrate with so many different apps. I can now do a backslash and then type in the word “Zoom.” And it automatically sends people a Zoom link and stuff because I've integrated it into my Zoom account

Loom also. I'm a huge fan of using Loom. It’s more of a computer application where you can do video emails and screen-sharing video tutorials and stuff and is integrated into Slack. I can go on and on about how much I like Slack, but that's kind of my thoughts on it.

Seth: Cool, man. I think one that both of us, maybe we're using different apps, but it's a similar thing is basically the calendar app. It's actually sort of convoluted what I do. I've got the native Apple calendar app, but it's pulling the information from a Google calendar. And that is also synced up with Calendly. I think Calendly has an app, but I don't really use the mobile app per se.

Just having that kind of thing, especially with the advent of this Calendly functionality, which is nothing new, it's been around for years now. But man, I've got to tie it. If you're somebody who schedules meetings a lot, or if people are just frequently saying, “Hey, when can we talk?” In the old-fashioned way, it would be to just email back and forth and back and forth. “Are you free to this day? - No. – What about this day? - Nope, no, no.” Blah, blah, blah.

But just having a link to just shoot at somebody and they can figure it out. And whatever they figure it out, it just shows them in my calendar and we're good to go. That has eliminated so much just back and forth nonsense in my life. And I love that. That's pretty useful for me.

Jaren: I feel like I would epically fail at life if I didn't have Google Calendar. The way my brain works and because I have so much on my plate, if I don't have that thing schedule, even personal stuff, like meeting with friends and date night with the wife, if it's not on that Google Calendar, man, it's not happening. I'm really thankful for that app. That thing has saved my heinie, for sure.

Seth: Yeah, totally.

Jaren: And I like the fact that you can create multiple calendars. The way that I have it broken up, I have a personal one. And then when I was working as a W2 here at REtipster, I had an REtipster calendar and then I would sync it across both email accounts. When I was logging into the REtipster email, and I’d pull up that calendar, I'd be able to see my personal calendar and have them sync so there was no gap or overlap. It was cool. It's really helpful to be able to distinguish different aspects of your life and assign them in your own unique calendar and you can color-code them. You can get really geeky with Google Calendar. So, I like it.

Seth: Yeah, totally. Let's talk about phone apps. I know historically I've always sort of been an advocate for RingCentral and it's not because I think it's the best thing ever, because I know it has its little quirks and issues. But the problem is, it seems like all of those services do, whether it's FreedomVoice or Grasshopper or whatever. They are all kind of aren't good in various ways, either they are too expensive or the customer service is terrible or the app is garbage. It seemed like all of them have some problem with them.

But I can say with RingCentral, the experiences have been good for me until I've had to call customer service for some reason and talk to a person. And that's when it all falls apart. At least every interaction I've ever had, it's just not been good.

But when it comes to just the mobile app itself, it works very well. The one I've got is the RingCentral MVP. It looks like they have a few different versions in the apple universe anyway. I've got multiple phone numbers through there. It's really easy to call from those numbers instead of mine. I can send and receive faxes from there. I can do texting. It's just easy to use that app and put on the hat that I want to wear depending on which business I'm trying to communicate with. And it just makes it really easy and I've had a really good experience with it. But Jaren, you've moved away from that, right? What are you using now?

Jaren: Yeah. I have moved to OpenPhone. OpenPhone is pretty popular among land investors I think because of Pebble. I think Jesse and Kevin are both not in the United States. Jesse is the founder of REI conversion and Kevin is the developer of REI Pebble. And they merged together as one company and so on and so forth. But Kevin lives in Korea and Jesse lives in Canada. I think for them it was really important to have a virtual phone provider that could easily work internationally. It wasn't dependent on being in the United States. And because Kevin uses it, it integrates well with Pebble. A lot of people are using it, I think that's where the popularity may have started or originated from.

But I like it a lot. So far, it's probably the best phone provider I've ever used. And I've used CallRail back in my Simple Wholesaling days. I've used FreedomVoice, RingCentral. I’ve done some stuff with PATLive, back in the day at Simple Wholesaling as well.

Seth: What's so good about it? The price?

Jaren: It's just a very seamless onboarding process and also to set up a workflow. It's very intuitive. For example, whenever I was with RingCentral, to figure out how to get all the calls to go directly to voicemail or have the option of having my phone ring like three or four times before going to voicemail, it was really complicated for me to figure out, even with amazing tutorials that Seth has put into the REtipster Masterclass.

I ended up just being like, “You know what? I'm just going to reach out to support.” And that's what I always would tell people when they were onboard with RingCentral through coaching. I'd be like, “Just call support and tell them this is what I want.” And just like take an hour, be on hold, go through the process and have them set it up for you. Because it was just too hard to figure out.

Whereas with OpenPhone, it's really easy. If you don't want to really worry about having your phone ring a bunch of times or a couple of times before it goes to voicemail, you literally hit one button that's called, “Do not disturb” and everything is just routed to voicemail automatically. So, that's super cool.

The app is really awesome because I can click on a phone number and then it will show all of the prior correspondence. It'll say “voicemail,” and then you call them back. And then if they called you back or if they texted you, it's all right there within a flow. So, you can see very, very easily what history is. And if you've missed a call from them, or if they've called several times, that's an indicator that they may be super motivated to do a deal or something.

So far, I really, really like it. It's been super easy. You can even set up automatic text follow-ups. If somebody calls you and it goes to voicemail, if you wanted to, as a part of your workflow, you can automatically have it be like, “Hey, sorry, I missed you. What's your property code? Let me look you up in my system.”

Seth: That’s pretty cool.

Jaren: Yeah. There are some really cool features there. The only drawback is, I don't believe they have a virtual fax line, but my workaround is Traveling Mailbox. It's a shared fax line, but I use fax so rarely that honestly, even if Traveling Mailbox didn't have that, in the one-off situation that I need to deal with fax, I would just have them fax it to my local UPS store and deal with it in that capacity. Fax is not such an urgent feature in my business that I would shy away from using OpenPhone because they didn't have that feature. And they also integrate into a bunch of other software stuff. They're super adaptable. They integrated with Zapier and that kind of stuff too.

Seth: That's cool. If it really is perfect, that's a big deal. Because literally everything I've ever looked into, it's weird, because sometimes I'll hear a person rave about a certain one. I remember Grasshopper was one that people used to rave about and Freedom Voice. Heck, I think everybody's probably raved about something, but then you just pay attention, and eventually all the ugliness comes out. And somebody who's like, “No, they're actually terrible because of this and this.”

It's kind of weird because sometimes you may use a certain phone service because it checks certain boxes for you, but there are other types of businesses that use it for other reasons and it doesn't check their boxes. Or maybe they just have a weird one-off bad experience.

It's been one of those hard things to get behind a company and say “use them.” Because obviously when I tell anybody to use anything, I want them to have a perfect experience. And they're never going to have that because there are always problems with these companies. So, if OpenPhone is really as awesome as you say, that's a big deal because I haven't found that yet.

Jaren: Yeah. I will tell you when it comes to support, they don't have any phone support at all. You're at the mercy of email support and I had a disaster happen over the weekend. I had a coaching student. I said, Hey, let me get into your OpenPhone so I can set up your system for you or at least start the initial process to have all the calls route directly to voicemail. Well, he added me as an admin to his team and what that ended up doing was merging our accounts. And then he was getting my calls, but he was now listed as the owner. So, I couldn't remove myself from the account. And then I was like, okay, well, just delete my number on your side. And then I assume for whatever reason, bad move, but I assume that it would just default back to me having my own login. It completely annihilated my number.

Seth: Are you serious?

Jaren: Yeah, for like 24 hours… And I'm having leads coming in too. So, it was terrible. I don't know. I may miss some opportunities and stuff for those 24 hours. I had my 904 number from my website and what I have on my direct mail letters was completely dead, like it would not go anywhere. And that was really terrible.

Seth: Yeah, that's a slight problem.

Jaren: Yeah. Avoid that problem. But what was unfortunate is it was over the weekend. I kept getting auto-response messages that were like, “Hey, we'll get back to you if it's urgent within two to three hours.” It was not two to three hours. They got back to me the next morning. That was terrible.

Seth: Man. Well, that stinks. I guess we found the problem and here you go. For everybody out there, just be aware no phone company is perfect. But I guess just in terms of mobile apps anyway, the RingCentral one I can get behind that. You do use RingCentral, the app is pretty solid, assuming you're paying a subscriber to that. The OpenPhone. I think I looked at the OpenPhone one. That one was rated pretty well too.

Jaren: And you can even talk. They have a team button so I can correspond with people. I have my brother-in-law and my sister-in-law who work with me. So, I can get them on that system and text them and say, “Hey, follow up with this person.” It's really awesome.

Seth: Great. Let's talk about cloud-based storage for example. I think you said you use Google Drive. I use that as well. I also use Dropbox. I’m using both for different reasons.

Jaren: Let’s dive into that. I'm curious why people still use Dropbox because I always default to Google Drive. What do you use Dropbox for specifically?

Seth: I think with some of the changes Google Drive has made as of late, they have a new desktop folder thing where you can just drop stuff in the folder and it stinks. I don't think they used to have that, but that's how Dropbox has always worked from day one. And just that whole concept of, “I need to drag this into this holder” and boom, it's sinking.

Again, Google Drive does that too now, but I don’t think it was always that way. But given that they both do that, I kind of agree with you. If I was starting from nothing, Google Drive is probably what I would default to. But on the same coin, Dropbox, I just like it. I've been using it for so long and I'm just really familiar with it.

But essentially, I think they both do a similar thing. I think the advantage of Google Drive is that they've got Google Docs and Google Sheets and they've also got those Google Sheets and Google Docs mobile apps that you can use on your phone that work really well. And they sync right there with Google Drive.

Also, if you use Google for anything, it's tied into so much of the internet. So many things hook up with that, including your calendar, signing up into different accounts with your Google account. All things being equal, if I had a gun to my head and I had to pick one, I'd probably pick Google Drive, but that's not to say Dropbox is bad. I still like it a lot and use it every day.

Jaren: Yeah. I pretty much have my entire life in Google Drive. Even when it comes to Microsoft Office stuff, I don't subscribe to any of that. It's all powered by Google Drive for me. And similar to what you're saying, I think people get acclimated to certain software tools. Funny enough when I'm in Dropbox, I feel like it's clunky. I feel like it's hard to navigate.

Seth: In some ways, I think it sort of is. Yeah.

Jaren: But for me, Google Drive is pretty amazing. The only thing I don't like about Google Drive is if I go to a file and I select share and I set it to share and I grab the link and it says, enable share. And I sent it to somebody who's not within my company. So, it doesn't have the same ibuyland.org admin email and is part of that whole internal team, 9 times out of 10, they're going to click on it, and then it's going to request access anyway. And then I have to send it to them again. Maybe I'm doing something wrong, but that's my only real critique of Google Drive.

Seth: I've had that exact same problem countless times. I think though, I recently figured it out, and this is probably obvious to veterans of Google Drive, but there's like a second thing. It's not just about putting in their email address and sending it. There's also a second section, it's like a drop-down where you have to enable anybody on the internet to see this or anybody outside the organization if they have the link. But I agree though, it’s something that isn't intuitive enough. The fact that you had problems with it and I had problems with it is not for me to say they probably need to fix that somehow.

Jaren: Yeah, man. No, for sure. That's good to know though. Another app for me, this one was actually not on my original list, but I'm going to choose this one. The PandaDoc app. I know a lot of land investors use SignNow or DocuSign. I love PandaDoc. I'm a big fan. They have paid versions and a free version. But in the free version for 99% of what land investors need from a signing software, they do it for free. It's awesome.

What's really cool about them is on their paid versions, you can integrate into Stripe and you can put a credit card field right there on an invoice or on a document. And they can put in their credit card and process credit card payments and stuff. So, I'm a big fan. They also integrate into Zapier and they can do a lot of really fun stuff. The mobile app is super intuitive and really easy to send documents and correct documents and all that stuff. So, I ended up a big fan.

Seth: I believe DocuSign can do all that same stuff, but I hear what you're saying. I've used PandaDoc a few times, and other people that use it have sent me stuff. And I think I even have an account actually that I've poked around in a little bit. But something about that interface, I can't put my finger on it, but something about it just feels easier to use, feels friendlier and less complicated, and easier to set up. And I don't know if that's actually true or if that's just my impression.

Jaren: I think they're cheaper than DocuSign too.

Seth: Yeah, it could be. That whole free plan thing. I think Mailchimp was the first company to do that in the email marketing world. And now a bunch of them do it. That's a brilliant way to get people to adopt your platform though. Because there's something about the second you have to pay for anything, it's like this big mental obstacle for a lot of people. And that's cool to have a usable service that you can potentially pay nothing for in some cases.

Jaren: Yeah. And they're awesome. What's your next one on your list?

Seth: Another one for me, pretty basic, Trello. I use Trello a lot for so many different things. Keeping track of different projects and ideation and all this stuff. I think most people out there are probably familiar with Trello, but if you're not, it's like this Kanban board where you can have different lists and cards that you can create, and then you can put notes and links and images and stuff within those cards and move them around and assign them to different people and just keep track of where things are at.

The thing I like about the Trello mobile app is that it's every bit as easy to use as it is if you're at a desktop computer. It's almost even easier to use. I'd almost prefer to do it on my phone instead of getting in front of a computer. It's just really user-friendly. I think that's actually a sign of a really good mobile app when it's just so easy. And you would almost prefer to do it on your phone because it's so easy. I don't need to get to my office to do anything, it's just right there and everything syncs up and all that. As basic as Trello is, it's not like the super complicated software and it is free too, at least the version that I use. They just did a really good job with their app.

Jaren: That's super interesting because I think I would beg to differ.

Seth: Oh, really? You don’t like it?

Jaren: Yeah. I love Trello. I use Trello every day, but I really don't like their mobile app. I actually had it for a long time and I don't even have it on here anymore because what I didn't like, and maybe it's the way that I use it. I know that you can create something on a board that you can move and move around to other boards. I know this is an audio base. It'd be a lot more helpful I think if we had some visual illustrations on this one, but within an assigned objective or assigned thing underneath one of those boards, I will put checklists constantly. That's what I use.

Let me walk through an example. Let's say I have a board that says Monday tasks. I'll also have other buckets of aspects of my life, like personal, REtipster land, whatever. And then I'll have just an ongoing list of projects and objectives and things that I need to do. I use it as a super robust to-do list. I'll then grab whatever from those corresponding buckets. And I'll drag them over to the Monday task board.

When I click on certain things, like if it's a big project, I'm just finishing up a review on Pebble for REtipster. I'd have the Pebble review project. I click on that and then I'd have checklists. Like do this, do that, do that. And then in the mobile app, when I mark something as completed, I have to see the lined checklist. It doesn't remove it. I don't have the option to remove it from the view so I can have this super long, super difficult thing to navigate through on the mobile, whereas on desktop, I can just say don't show things that are checked.

Seth: I don't use that functionality in Trello. So maybe if I did, my thoughts would be different, but it's actually a good point though. Kind of going back to our earlier discussion about the phone apps, because some people can love or hate something based on their specific needs. And if it doesn't meet their needs, they're going to hate it. But if it does, they're going to love it. Have you ever tried the Airtable mobile app?

Jaren: I keep hearing about Airtable. I think I need to do a trial run or something because everybody keeps talking about it. But I feel like it's probably the same thing as Trello, right? It sounds like it's almost the same thing.

Seth: It does a lot more than Trello does. You basically create this workspace and then a base within that workspace and then a table within that workspace. It sort of starts out like a really complex spreadsheet, but you can format it to work like Trello does where it's a Kanban board where you move cards around. You could also do something like a calendar or something else.

But basically, it gives you a lot more different ways to set it up and use it. And I don't know about the checklist thing you're talking about, maybe or maybe it can't do that, but if that's a big deal to you, it might be worth investigating that. I do know their mobile app it's similar to Trello in that. It's just super easy to use on a phone, in my opinion anyway. And it also starts for free. It wouldn't cost you anything. It just takes some time to figure out your way around Airtable.

Jaren: What do you feel most people in the real estate/land space use it for? I know a lot of people use it in conjunction with a Podio system or a Pebble system, but I don't know why. Why would you need the additional functionality of it?

Seth: Yeah. I don't know enough about Podio to say this with any educated opinion, but I think it might be used instead of Podio. It's kind of like this framework upon which you can build things. And you can get all kinds of automation with Zapier and stuff integrated with it. One way to keep things organized, keep track of different people who have to do different things.

I don't know that it's the best thing to use for a CRM system or keeping things organized, but it is one solid contender. If you have the patience to figure out the lay of the land and how to use it.

Jaren: And it's really affordable too.

Seth: Yeah, yeah. I can see a lot of compelling reasons why one would go down that path because it starts free. You can get a paid plan if you want. And that's the thing. It's not just Airtable. There’s other stuff you have to get to really make it work the way you want. And you would probably have to pay for those things. But Airtable is like the foundation that holds everything else.

Jaren: Yeah, man. Very interesting. I have to do a deep dive on it. I also heard good things about HiveMind. That's another one that people keep throwing around.

Seth: Yeah. I've heard of that too. And I think they've got some kind of affiliate program or something and that might be why so many people try to push it because they are getting affiliate stuff. I don't know exactly, but I've also heard some people just swear by that. There must be something to it, but I don't know enough to really know at this point because I haven't dived into it yet.

Jaren: Yeah, that's interesting.

Seth: I think it kind of goes back to the thing you mentioned earlier that for example, I use Microsoft Excel. My default is Microsoft Excel because that's what I learned years and years ago. And that's what I've stuck with. Prior to something like Pebble being out, a lot of people might've learned Airtable or Podio or whatever. And that's just kind of what they're comfortable with. Then there's something to be said for that. I mean, it might not be worth switching if you are just ready to go on a certain platform, whereas it would take you weeks to learn another one. Sometimes it just makes sense to go with the lower obstacle to moving forward.

Jaren: Yeah, it makes sense. The next one that I think it's the last one on my lap on my list is WhatsApp. That one's kind of borderline personal, but I feel like outside of the U.S. everybody uses WhatsApp. The fact that my wife and my in-laws are from Kazakhstan and we have more of an international kind of family culture or whatever, I use that thing all the time. I use that thing even with other land investors, people that I connected with. I don't know how to pronounce his last name, but Jason Wallback or something like that. He's in Peru. We connected on WhatsApp. A lot of things happen on WhatsApp for me. So that's a pretty essential app that I use all the time. It'd be hard to live without.

Seth: Yeah. I've heard that. Everybody I know who is not in the U.S. uses exactly that.

Jaren: I remember when my wife and I first got married and WhatsApp then didn't exist. I spent a fortune on calling cards, man.

Seth: Oh, yeah. I remember those times.

Jaren: We take for granted these things. I had been prepaying an international card and put in the number.

Seth: Isn't that crazy how stuff used to work?

Jaren: Yeah, man. But WhatsApp just completely trumps all that.

Seth: You can do video calls through WhatsApp?

Jaren: You can do video and you can chat and you can do just a regular call. It's essentially OpenPhone or Freedom Voice. It's essentially that, but for free.

Seth: Are you on a phone number or something?

Jaren: Well, you don't get your own phone number. It is tied to your personal phone number. It sits on a virtual phone system. It sits on the internet and that's how it's powered, similar to OpenPhone or other software like that.

Seth: Yeah. All these new innovations on the internet, they're great, but they're kind of terrible too. I hate how many different ways people can send me messages like Facebook and LinkedIn. For some people, that's probably not a big deal. Maybe they even like it, but it drives me crazy. The more accounts you have out there, people think and expect you to respond just by sending you a message. It's like, can we just funnel this all into one inbox? And then somebody else can sift through all that and tell me what is actually important.

Jaren: And if I set that up, that would be Zapier.

Seth: Probably something else I got to learn.

Jaren: Yeah. I do not for the record, in case people hear this and they reach out to me. If you reached out to me on Messenger, that's probably the least likely to get ahold of me. That place gets my leftovers. Don’t reach out to me on Facebook Messenger, send me an email, or reach out to me some other way.

Seth: Yeah. I feel bad because there are some people, where the only way I know of to get ahold of them is Facebook Messenger. And so, I'll send them a message. And I'm like, oh man, I'm being that guy that I can't stand because I can't stand it when people send me Facebook Messages and expect me to respond. No disrespect to anybody out there who's ever tried to do that, but it's just a personal pet peeve of mine. But sometimes that's just the only way you can do it.

Jaren: And I know it because being an introvert and stuff, I'm sure all that is just little ticks into your energy tank when some people reach out to you.

Seth: I don't know if it's like an introvert issue or maybe it's just overload and overwhelm because there are so many people just barraging me with messages and requests and “Give me this, give me that” all the time. And if I didn't have that, I probably wouldn't mind at all. But when you get so much of that, it's hard to process yet another channel where people are trying to get something from you.

Jaren: Yeah. I agree, man. It's tough. Email for me is also really tough. I like to be an inbox zero. I actually feel like email gives me a lot of anxiety for whatever reason. I don't know exactly what it is. And a lot of it is just spam stuff, it doesn't matter. But gosh, if I see 50 emails then I’m like, “Oh my goodness, the world's imploding?” 

Seth: Yeah, I know what you mean. The emails that get me, there is something to what you're saying. I think even spam stuff, it still requires you to take a second and evaluate and decide, is this important or not? And it adds up, but those emails that really require a thoughtful response or they're asking for something big. I'm not sure if I want to do it or not. I've got to think about it. And then if the answer is no, I got to craft the message so I don't sound like a jerk. Yeah, there can be a lot there.

Jaren: That's why I like Loom a lot because if I can just say it, even now I'm starting to catch myself doing two or three or four iterations of a Loom video because I'm tired of how many times I made a mistake or said something stupid and there's no editing there. It's tough, man. I guess some people are fine just sending out whatever and just getting done with it. But I feel like if I'm going to send somebody an email, I need to make sure that I don't sound like an idiot to the best of my abilities. And I'm not the greatest at grammar. It takes me probably, I don't know, maybe twice as long sometimes than somebody else to respond and send a good well-formatted email. So, it's just tough.

Seth: Yeah, I hear you. And I use BombBomb. It’s basically the same thing. Probably just more expensive, but yeah, sometimes a video it's just a better way to do it. Because you can hear tone and that kind of thing and hear really where a person's coming from. But even that it's like, what if you get the wrong tone? What if you say it even worse than an email would have been?
And sometimes all of us get emails from people who don't think twice, they just vomit whatever they're thinking out of an email and send it. And it's just poorly written and it doesn't convey the right things and leaves out information. I like my communication to be genuinely helpful, not just noise.

Jaren: I remember you told me actually some insider information here, spilling the beans on the podcast. I remember you told me what you think may be one of the sources of your blog skills developed out of being very thorough in your work emails from your banking days. People would send you an email and you would really take the time to write how do I address this in a way where they literally have all the information they would ever need? And there are no questions and it's super clear. And I think that's super helpful and a really good standard to pursue when it comes to business communication.

Seth: Yeah. And even along those lines, if you get an email that's just a wall of text 2,000-word email. It's like “No, I'm not reading that.” So, there is a way to give all the information they could ever want, but do it in a way that is still somewhat succinct. And using bullet points and bold text to draw people's attention to certain things, just oddly it has this way of making it easier to read through. And it's not so laborious to get through that. It's really an art honestly. Most people don't care enough to do it, but for those who do it can be pretty impactful.

Jaren: And spacing.

Seth: And spacing too.

Jaren: I remember, not to throw anybody under the bus, but I have had some previous people I've worked with who would send things in all caps too. That to me means you're yelling. So, it's like, “What the heck is going on?” And they're not, they're just lazy and don't want to have to worry about the right upper and lower case or whatever. I don't know what their thought process is necessarily.

Seth: Yeah. I like to send my emails using all wingding fonts.

Jaren: Back in the day, it was really interesting because I remember seeing, and you will still see it, some old school people that are not super internet savvy, they'll send like cursive font or blue font, trying to be different. And it's like, “What? Just stop.”

Seth: Yeah. I think that honestly, anytime I see a person using any font other than just the normal font, you don't need to do anything fancy, as soon as you start going down that road and things get weird, it's either harder to read or I'm making weird assumptions about you based on the font you're using. Just keep it normal. You don't have to get all fancy like that.

Jaren: Again, I know we're kind of rabbit trailing a little bit, but to that point, I respond better to promotional emails that are more normal than if they're well branded, even with colors and a full design page. My brain sees that and it says “spam” or “promotion.” Don't waste time with that.

If I were to develop my own email sequence, I would try to steer more in the direction of just regular emails and a lot of Loom videos. I wish that Google, because Google owns YouTube, why can't we embed videos right there with emails? Why do we have to click open into a new tab? I really don't like that. I wish that there was a way we can just watch videos right there.

Seth: That's a good point. They should totally have a way to do that. Not that it's like that hard to open a new window, but still it's like, yeah, with YouTube, that happens all the time on blog posts and stuff.

What you're saying there about the personal approach though, Jaren, that's a big takeaway, because I'm the same way. I think most people probably direct mail. As soon as you see some credit card offers, that is instantly going to the trash. That's like guaranteed way to make sure I do not open that mail is to just make yourself look like a big dumb corporation.

But as soon as there was any indication that it's personal, I actually saw something, I took a picture of it. I thought it was so cool. It was one of those big dumb companies that sent me a piece of mail not long ago, but it had this sticker right over it that said “Offer expires on 12/21/2021.” I just never see that. It's like, “What? What is this?” And I still didn't open. I still threw it away because I spent a few seconds looking at it and realized it was just a ploy, but it totally made me do a double-take and look closer at it.

If there's a way you can look different, I think sometimes that stuff can work. But when all else fails, just being a normal person it's so surprisingly rare in the marketing world. If you can look like it's just coming from a human perspective, that can go a long way.

Jaren: Yeah. I thousand percent agree there, man. I would rather err on the side of being more personal than professional in all of my marketing stuff.

Seth: Yeah. Another one, actually, several mobile apps that I'll mention, but they're all sort of along the same vein. This is something that I was trying to do a little bit of research on. I saw somebody had posted this in our forum and it was a very basic question, but a very good question that I don't know that there's a perfect solution to this yet.

But the question was all about, “Hey, I've got this piece of land for sale and somebody is interested, but they want me to come out and visit them at the property and show them the boundaries and answer the questions and then they'll buy it from me.”

And I remember the first property I ever sold. That was the exact situation. And I did it. I drove two hours to the property and met with them onsite and it was a horrible waste of time. But at the time I didn't know that there really was an easier way to do this.

But these days there are several apps out there that can help solve this problem without you having to go to the property. And they're not all exactly the same. They're sort of designed for different purposes and used in different ways, but they can essentially accomplish the same goal of helping a person if they have a mobile phone, like a smartphone, they can download the app themselves and sign up for a free trial. And it basically shows them where you are versus where the property lines are. And it helps the person know when they're standing on the property versus when they're not.

One of them is MapRight. I think Mike Ferrera actually posted a really good reply in our Facebook group. And I asked this question, “How are people doing this?” He explained really well how this works. Basically, you can create a map yourself, assuming you have a MapRight subscription, and then send a link to the person. And when they click the link, it prompts them to download the MapRight app, and then they can open it. And it shows them exactly where it is. It just helps lead them to the property so they can get there. And then also when they're there, understand when they're on the property.

Other apps that can do a similar thing are LandGlide, onX Hunt, and HuntStand. Some of them are used for hunters, that kind of thing. But I think the downside of, I think all of these, I don't know about MapRight. But LandGlide and HuntStand, they require a paid subscription, and that kind of presents a problem when we're trying to make it as easy as possible for a potential buyer to get the app, download it, and understand how to use it. If they're prompted to pay for something or even sign up for a free trial, and they eventually are going to start charging them something, that's a problem.

That's the downside of some of those, but just those apps in general, I know several people that swear by each one of those just in terms of this has been helpful at solving that problem at helping a person know where the property is and when they're standing on the property. So, those could be worth checking out too.

Jaren: Seth, another one that's actually free and it's not necessarily mobile, but I'm sure that if you send it via mobile, it would be fine. I don't know if you can create it though, it is Google My Maps. It's similar to Google Maps, but what you can do is create step-by-step directions or show “Hey, if you're from downtown in the nearest city or nearest town, this is a step-by-step directions to the property.” And before I started using agents and I was doing all my own listings and stuff, I used that on every single property because that was a really easy way to give people directions to the property. So, it’s called Google My Maps.

Seth: Awesome.

Jaren: And I believe it's free.

Seth: I have to check that one out. Another one that has been really helpful to me. And I think this probably only applies to people who use QuickBooks. Actually, even if you aren't a QuickBooks user, it might still be helpful, but it's called QuickBooks Self-Employed and it's really useful and convenient for a few reasons.

It can be used to track business miles that use GPS. And you basically just clock in, you say, “Okay, I'm officially leaving now on business travel.” And it will just track how many miles you're driving. If you're trying to track miles for any reason, it's really helpful with that.

It's also a really good way to keep track of business receipts and that kind of thing. You also can sync up your bank accounts with it, so it can kind of track what's going on in real-time with whatever bank account you're using.

It's just a really well-made app. It's really easy to use. And if you are using QuickBooks, as many people are, it's kind of like the industry standard, not necessarily in the land business, but just business in general. That's what most accountants will use and that kind of thing. It's a really useful app and it's free.

And then another one that was on my list. We've talked about this in the past, and it's not that I use this frequently in the line of business that I'm in, but every time I have used it, I've been really impressed with DealCheck. We actually interviewed Anton Ivanov on the podcast, episode 89. It was a great interview. I'll link to it in the show notes.

The downside with DealCheck is that I don't believe it has a way to evaluate storage facilities or land, which are the two that I'm most entrenched in right now. But for everything else you can imagine, apartment buildings, retail space, houses, duplexes, all that stuff. The more common types of properties, they thought of everything. It's super easy to use. It stores everything in the Cloud. You can create reports from it. It pulls in pictures and stuff from Google Street view. They've just really nailed it.

I don't know of a better rental property analysis software out there just to figure out, “Is this going to be a good deal or not?” You can also back into it and say if I want this property to have a cash-on-cash return of 10% or whatever, fill in the blank, let's say, okay, well, if that's what you want, then this needs to be your offer price. There you go.

It just makes it really easy to figure out what I need to offer. You don't even really need to get into negotiations with people. Once you know what the deal needs to be, it just tells you the number. And if they're not going to do it, you can walk away and find something else. So, I think that's a really well-done app. It's one that people ought to be using if they're not already.

Jaren: Another one that I think is worth mentioning, this is going to be very helpful if you're trying to do any kind of content, video stuff, Parrot. Parrot is something that I use all the time because of the video work that I do.

If you're trying to do a promotional video on your website or something, one of the biggest hurdles that people deal with when it comes to being on camera is what do I say exactly and how do I not stumble over my words and all that stuff. So, I will script out the majority of my videos verbatim. It depends on your personality and stuff. I think you've mentioned Seth, that if you do that, you kind of come across as more mundane.

Seth: Yeah. I actually don't do well with it at all. It's very obvious I'm reading from a teleprompter when I use it, but I will say Jaren's delivery doesn't have that problem. He's really good with it.

Jaren: And my alternative, if I don't have that, because I'm all over the place with my flow of thinking, I'll miss points and I'll have so many “ums,” it would be a mess to edit if I don't have a very concise word-for-word what I want to say. It's a lot of prep work, but this thing will allow me to have a telephone prompter on my phone. They actually have a little podcast, their Parrot remote, where you can sync up to Bluetooth and start to stop it. It's kind of sometimes a little jenky, but I don't think there's any alternative. And I use it all the time. So, it’s worth mentioning.

Seth: Yeah. I'll include a link to the teleprompter itself that you're supposed to use in the app itself. But yeah, it's not perfect, but if you are somebody who needs the teleprompter for any reason, and I think most people probably don't, but if you're trying to do any kind of a video or something like that, they can be super helpful. But a lot of other teleprompters out there are just these huge, bulky things. And they're just ridiculously expensive, but the Parrot one, what is it? A hundred bucks? And it's small and portable and you can just use your phone, you don't have to buy a bunch of fancy equipment. It's a pretty good invention from the guy that put that thing together.

Jaren: And even if you don't sync it up to a camera, but you have the camera pointing at you and then you have your phone off to the side, it could still work seamlessly. Because right now I have it where you have a mirror option and it actually sits on my camera. You don't even need that feature. It's been really helpful.

Seth: The one last app I'll mention, I think it could actually use a little bit of improvement. There are some little quirky things about it that I don't love, but the fact that it exists at all is a really nice convenience is the DataTree app. If you have a DataTree account, normally when we want to look up specific property information or whatever, we would have to get on a computer and do that.

But DataTree does have a mobile app and you can use your account and log into that and just see it from your phone wherever you are. There's been a lot of times when I've had to do that for just oddball reasons. It's not really meant to pull lists from the app, but just the property research part of it. That can be done from your phone if you want. So, it’s just something to be aware of.

Jaren: Yeah. We also didn't mention Zoom. I think everybody uses Zoom right now. I use the mobile app.

Seth: It's almost kind of like the internet browser app or the Gmail app. Like it's just such a staple, but maybe not. If you don't use Zoom all the time, maybe you don't use it that much, but I agree. That's a useful one.

Jaren: That one comes in handy sometimes when I'm on the go and I have to jump on a discovery call or something. It's been good.

Seth: Yes. Well, we covered a lot. I was only planning on doing like 10, but I think we've got twice as many as I was even hoping to do. If you've got good app ideas, feel free to pop into our forum and share those ideas there in the little technology section. And maybe we can get more ideas on what we're missing. But if nothing else, hopefully, you guys got a little bit of insight on what we're using and what we find most useful. And that's the cool thing. I guarantee you there's stuff that we don't even know about that would be super insanely helpful for various reasons. So, I would invite people to share their thoughts on this. If you know something good that the world should know about, feel free to share.

Jaren: As we're finishing up this, I know we're trying to land the plane, but I will say if you struggle with grammar, the Grammarly app is also super helpful.

Seth: Is that on a mobile app?

Jaren: Yeah. There's a free version where it integrates into your text message spot and it'll cover your grammar stuff. At least the big gaping holes. For me, I at the moment struggle pretty extensively with grammar and it's important to me to make sure I come across in a way that's simple and easy to understand and all that. That has saved my heinie more times than one.

Seth: Cool. I didn't even think of that. Thanks for sharing.

Jaren: That was the last one I'll mention.

Seth: Well, those are our favorite apps. I hope you guys got something out of that. I appreciate you listening today. Again, if you want to check out the show notes, I’m going to include links to all of this stuff that we talked about, retipster.com/116.

If you're listening on your phone, be sure to take out your phone and text the word “FREE” to the number 33777. You can stay up to date on all things REtipster.

If you haven't been into our forum or Facebook group recently, feel free to pop in there and say hi. Let us know what you're working on and feel free to answer people's questions if you can.

And also, if you feel so inclined, I wouldn't mind it personally if you left us a review on the Apple podcast app. Let us know what you think, leave an honest review, just your feedback on how things are going. If you have suggestions or if there are things you love in particular, let us know.

And that wraps it up for today. Thanks everybody for listening, and we'll talk to you next time.

Seth: Hey, how's it going? This is Seth and you're listening to the REtipster podcast. In today's episode, I'm doing something a little bit different. I've never done this before, but this has been suggested to me on more than one occasion by various people.

The idea with this episode is just to play for you a bunch of different excerpts from different “Office Hours” sessions that we've held with members of the Land Investing Masterclass.

If you're somebody who is interested in the land investing business, if that's why you are paying attention or following REtipster in the first place, I think you'll find this one pretty interesting. And if you're already a member of the Land Investing Masterclass, you probably already know exactly what “Office Hours” are, but just in case you're not familiar with this, the idea is everybody who signs up for the Land Investing Masterclass gets access to a monthly group coaching call with me and Jaren.

Sometimes it's just one of us, sometimes it’s just me, but most of the time, both of us are on the line. This is kind of like if you've ever been to college, a lot of times professors have certain hours of the day or of the week where they're just hanging out in their office available to answer questions.

And the idea is similar here, where we're just hanging out on a Zoom call available to answer questions that anybody has. It doesn't mean we're going to have all the answers for everybody, but most of the time we do, or we can at least point people in the right direction.

We get questions that are all over the place. Sometimes they're like really beginner questions. Sometimes they're more intermediate or advanced questions. And it's just helpful for people to have a sounding board to get feedback and just hear ideas on what we would do if we were in that situation. And sometimes other members who are right there in the meeting look chime in with their own ideas on what they would do.

We don't really show up to these “Office Hours” webinars with a presentation or a sales pitch or an agenda or anything like that. We're literally just hanging out there. And if nobody has questions then Jaren and I will just talk amongst ourselves, but usually, a lot of questions come in and fill up the entire hour.

And also, just so you understand the context of what's going on as you listen to these. Like I mentioned, these happen on a Zoom webinar. We'll usually get anywhere from like 15 to 20 people showing up at these things. And one way that we can do this is to have people share their webcam and their mic. And they can talk to us face to face if it's a really complicated question or subject that they want to talk about.

But usually, the most efficient orderly way to do this is for people to just use the chat function and type out their questions. And then we'll just go down the list one by one until everybody's question is answered. And if people have follow-up questions, they can ask more questions. But it just helps us make sure that we're hitting everybody.

And the reason I say all this is because as we go through these questions, the way that I will do it is I will read the question that I'm reading from the chatbox. So, as you are listening, you're going to hear me read the question, and then I or Jaren will start to answer that question. I just wanted to make sure that was clear.

And also, the questions and answers you're about to hear in this episode are not all from the same “Office Hours” session. Again, we have these once a month and they are free. They don't cost anybody anything to join them as long as they're a member of the Land Investing Masterclass.

But what I usually do is I just take some mental notes whenever I hear a really good question that I feel like we're able to nail pretty well. So, I'm going to find some of those and some more generic questions just to kind of give you a feel for what these things normally sound like.

If you want to check out the show notes for this episode, there's actually going to be a lot of links to the things that we're talking about in these questions and answers. You can find the show notes at retipster.com/115.

And if you do have any interest in checking out the Land Investing Masterclass and just understanding what all comes with that and what that's all about, you can find everything you need to know at landinvestingmasterclass.com.

I hope you enjoy this. I hope you'll walk away with a few helpful gems. And, yeah, let's get this started.

Seth: He's asking, “I am planning to send some neighbor letters to try and sell properties bought at a tax deed sale. Would it be better to have a selling website and phone system set up before sending the mail? Or is that not too important?”

I wouldn't worry about it. I guess I don't know how many neighbor letters you're talking about. If you mean like four or six or eight of them. I guess if you want to shield your phone number, like your personal phone number and have a business one set up, Google Voice is a cheap, free, easy way to do it, or you could do their RingCentral thing if you're going to be doing it soon anyway.

But on the website, a similar thing, it's probably even less important than the phone number. The website is a great long-term tool. If you're going to be around and be in business for a long time, it's just really good, almost like an online business card where you can send people to find out everything you want them to know about you. You can project the image you want to project. You can put all your properties out there, like you can serve a lot of different purposes, but none of them are critical. There are people who don't have websites at all and they're okay.

The main websites that really matter for getting properties sold are actual listing sites where millions of people go in every month. It certainly helps to have a home base that you can point people to. But I guess what I'm saying is I wouldn't hold myself back from making progress, just in the name of, “Oh, my website's not up yet.” Like it's not worth putting everything on hold. But again, if you're going to be around long-term, absolutely. I think it's a great thing to have.

Another question. “What documents should I search for besides the previous deeds when I'm doing a title search and where should I look for them?”

If you're doing your own title search one way is to have a title company, do it for you. That's probably the most expensive way. Another way is to find a local abstractor. And really what you're looking for are the previous deeds. And you want to see any liens or mortgages of record and any easements that might come up.

Actually, I just put together a video that was suggested at last month's “Office Hours” about easements and how to make sense of those. But you basically just want to, first of all, make sure that you're buying the property from the person who actually owns it. There's not like a gap in the chain of title. And you want to make sure that with vacant land, it's going to be extremely rare that you'll ever find a mortgage on that. Because most banks won't finance that anyway. But if there ever was one, you would want to know that, be aware of it so you could pay it off, or just walk away from the deal and not do it.

The easement thing is just to verify does somebody else have access to or through my property? And it's usually you're going to find easements from utility companies and that kind of thing, which is very normal. But if somebody were to put a road through your property, and have the right to do that, you would want to be aware of that.

There are usually no big surprises coming from that. And if you're not planning to build on it yourself, it’s just rare that that is a problem, but still, it's something you want to just be aware of.

And then, "What is a deed of trust? A deed of trust is a document that is commonly used in not every state, but some states, with seller financing. And even banks will use it for normal conventional loans.

The idea is with the deed of trust, when the borrower/buyer purchases the property, they get a literal deed to the property in the form of a deed of trust. What that means is that if they ever stop paying the process that the lender then goes through they have to auction that property off at a public auction. And whatever proceeds they make from that they use to recoup their losses.

It's different from a foreclosure situation where you're foreclosing and getting the property back. You're not really getting the property back. You're just selling it off to somebody else and taking that cash and running with it.

The reason you would use a deed of trust is that in some states, like I think Texas is one of them. If you use a land contract or a contract for deed in a seller-financing situation, the state law, and again, I’m not an attorney so don't listen to me. But state law makes it really hard to clean that up and get your property back to get the person off the title.

If you're trying to do it repeatedly and seriously without causing issues and you want to follow the best practices, there are some states where you want to use a deed of trust instead of the land contract or seller financing deal.

It's one of those things where you want to understand what is the correct document to use and what should it say before you start diving headfirst into it and closing hundreds of seller finance deals the wrong way. You want to make sure you've got the right document with the right language.

And the way to do that is to find a local real estate attorney in that state who handles seller financing and have them prepare your documents the first time. And they use that as a template for all your future deals in that state so that you're not doing it wrong dozens of times.

In the course in module eight, you can download a package for the land contract version and another one for the deed of trust version. But even those are just like kind of FYI templates. They're not meant to be copied and used all over the place. The land contract package was developed for Michigan. So, if you're closing deals in Michigan, it could be used for that. And the deed of trust one was developed by an attorney in Utah. So, if you're seller financing in Utah, it could be used for that. But in any other state, you would want to find out the correct way and get your own attorney to do it right for you.

Follow-up question. “The property I am buying had a deed of trust with the bank. Then after some time, there was a full release of the deed of trust. That means the owner owns it free and clear now and can be transferred to me. Am I seeing that correctly?”

That's my understanding. Yeah. Once the loan is paid off, there are different terms for it. Some people call it a deed of reconveyance. It looks like a release of deed trust. That's basically the lender saying, “Okay, they paid us off. We're done.” If they had done a mortgage, they might call it like a mortgage discharge or release of a mortgage.

Basically, what you want to see in the language of that document is referring to the original deed of trust and just explaining “They've paid it off. They don't owe us any more money. We're releasing that.” And usually when you're getting a title search through a title company, when they see that original deed of trust, and then they also see the release, they sort of cancel each other out. So, they won't even mention it to you.

Because it's like, yeah, we saw this mortgage, but it was also discharged. So, it's gone. It's still on record, but because it's been resolved, they don't show you in the big list of documentation. And again, I’m not an attorney, I have not looked at your documents. I don't know what they say. So, if I'm wrong, don't come back and sue me because I don't know what I'm talking about.

All that stuff is good stuff to understand, even if you're not going to close deals yourself. But it's part of the burden you have to bear if you are doing self-closing. It’s understanding this stuff and trying not to make mistakes and the time it takes to go through all this back and forth.

This is why some people try to pursue bigger deals where a title company is easy to pay for because it just removes a lot of these questions and all that hassle can be on the title company instead of you.

“In that case, would you recommend getting title insurance on that deal? I promise I won't hold you liable for legal advice.”

Yeah. If you order a title insurance commitment, and I've got a video on the course explaining what that is and how to make sense of that. But if you get a title insurance commitment, that's effectively what it will do. The title company will do their own title search and they will highlight any problems that they see. And it's called Schedule B part 2, the exceptions.

They will list out, “We notice this problem, this problem, and this problem. We're not going to ensure over that.” And basically, what they're saying is you might want to take care of these problems because our insurance policy is not going to cover this. If you got a title insurance commitment, what it's basically saying is all these things need to be true in order for us to issue this policy with these exceptions. And we're not going to ensure these things.

It's kind of like giving you your marching orders of what you have to do and providing to them in order to get that policy. And the thing about those policies is that you don't technically owe anybody anything until the policy is actually issued. You're sort of getting a free title search. And if you can't get all those documents, then you don't pay anybody anything.

And some titled companies, if you do that to them once or repeatedly, will send you a bill saying, “Hey, we don't just do this work for free.” But if it's a title company that you use a lot, then it's pretty normal for a lot of them to just be like, “Yep, this one's on us. That's too bad. Just bring us your next deals.” That kind of thing. It can be sort of a hack or a way to screw over the title company, but it's basically an alternative way to get those answers.

And in terms of recommending that, for a lot of people this idea of self-closing is unthinkable. They can't even imagine anybody would do that. And I get why they're saying that because in their mind a normal deal is like a $100,000 house with a mortgage. So yeah, like you would never risk it on that. But when we're talking about deals that are like $500, it just changes the picture a little bit.

Dow is saying, “I'm trying to set up my selling side DBA. I found out for Nevada and California you need to register at the county level. Attorney advice is to file for trademark with USPTO if I want to make sure nobody will use my selling side name. What do you think?”

Yeah, I don't know. We're officially getting into legal advice so we can't really say anything on that, but I've never heard that about California, Nevada. I believe it. I'm not denying it, but I've never heard that.

And in a lot of the states that I've looked into, say if I wanted to file an LLC name for ABC Properties LLC. If somebody else already has that and I try to register for that name, the state will not let me do it. They'll kick it back to me and say, “Nope, sorry somebody else already has this.” So, it's not technically a trademark at the federal level. Somebody else in another state could take that name because it’s a whole different system. But just in terms of that state level, you're sort of already protected by default.

In terms of if it matters to you that much then yeah, I think you'd have to do that. But I have a feeling this could be one of those things where the attorney's like, “Hmm, how can I squeeze as much money out of this person as possible? There we go. I could have them file for a trademark and handle that too.”

That's kind of how it strikes me just because I've never heard any attorney say that. I think they're technically right. That is the way to truly protect yourself, protect that name. But honestly, if somebody forced me today to make up a new brand for my selling side, it wouldn't be that hard. I guess it'd be annoying to get a new domain name and stuff and get a new logo.

But I think once you get to the point of ruralvacantland.com or LANDiO or one of these companies that worked really hard on branding themselves and they are known far and wide for their name. At that point, it's probably worth a trademark in it.

But for most people, the purpose of that brand name is to sell properties and sell as fast as you can and build a buyer's list. But a lot of the time the sales that happen will come in from these common listing sets we all know about. Or if you're using an agent, the agent will handle it all anyway. It's not like a critical life or death situation to make sure you lock up that brand name. That's just my take on it though.

Do you have any different thoughts, Jaren?

Jaren: No, man. I think you hit the nail road on the head. I've never heard of that before. Talking about branding, I've been talking quite a bit over with Alicia over at Supercharged Offers. Those guys for the right people, if you're in the right stage in the growth of a land business can be an incredible solution.

I'm surprised that what they offer is available because I've not even heard of that stuff for houses, like wholesaling houses or anything. The land business has just some incredible resources. For how small the niche we are, I think we attract smart people or something. But the tools that we have available are just not how it's in other types of real estate.

Seth: Yeah. Supercharged Offers can and do that for house people too. But the land is just kind of like their home base and that's how most people know about them. Yeah. It is kind of interesting. I'm actually surprised certain services in software even exist at all in the land space because it's not a huge audience. There are not a whole lot of people there to even buy it up. So, it's like a heck of a lot of effort to put into something that has a ceiling and how many people will really be able to buy it and use it.

I've been learning a lot about development stuff lately, stuff I never really wanted to know about, but I have to with this project I'm working on. All the stuff you're signing up for when you decide to actually take land and do something with it and build something, it's a lot. I get why I didn't do this. Hopefully, it will pay off. But, yeah, it's just been an interesting thing.

The costs just go on and on and the time just goes so slow. There are lots of unknowns and lots of uncertainty. I ordered a feasibility study, which is basically like a really detailed report on what I'm trying to do, which is build a storage facility where they assess the supply and demand in the market and whether there is demand and what kind of pricing I could probably charge and what it's going to cost me to build it. It’s really helpful to see that from an unbiased third party to get their assessment on what the chances are of success at this.

So, I got that about a week ago now and it is pretty eye-opening. There were actually a bunch of things they assumed incorrectly. So, they're having to redo a bunch of it for me. They assumed that I was going to build a climate-controlled facility, which I'm not. They assumed that I was building class A storage and that's totally not what I'm after. It made the costs way higher and totally changed the projections and how much money it would make and how quickly it would lease up and all this stuff.

Jaren: That's interesting that they would just assume that instead of asking. Did you have to pay any extra money for them to correct it?

Seth: I’m assuming no. They haven't asked me for more money.

Jaren: That's very interesting.

Seth: Yeah. I don't know why those assumptions were made. It was kind of baffling to me because I never said any of that stuff. They just kind of assume, well, we want you to build this, so we're going to do it this way. And I'm just like, no, sorry. But enough about me. There are some questions coming here.

“Hey everybody, what's your experience with your recent mailer? I don't know if I'm having issues with the Rocket Print or the post office is just slow. Standard mail percent delivered two weeks 20%, three weeks 50%, four weeks 90%. I've never experienced this kind of delay before.”

So, if you're using standard presort mail, there is no strict timeline. I don’t know when it's going to get there. It's not like first-class mail where it's out there the next day and going to its place. It's like when we have time for you and when we have room, we'll get it there. It's kind of the equivalent of media mail. If you're sending a package to somebody, it's the cheapest thing by far, but it can take a long time to get there.

That is a little long, usually when I've been doing this, it's like two to three weeks is when it's done, like all delivered. And also, I know with Rocket Print, the way that they confirm delivery, I forget what Deb was telling me, but it was something like the receiving post office will scan an entire bin of mail at one time. Or sometimes they miss it or they miss some of the items in there.

And so, just because it doesn't say it's delivered doesn't mean it isn't. It's not a perfect system, basically. It's not the same as when you FedEx a package and somebody signs to receive it. It's not that level of certainty. It's more like, “We're pretty sure it's there now.”

Jaren: Another thing too, I don't know if this is your first mailer. I'm assuming it's not based on the context of your question, but I know the first mailer that you do with Rocket Print can take a little bit longer than ones that come after because they have to set you up in their system and all of that. I changed my mail piece this last time around.

And I don't know if that was late, but I noticed my last campaign was a bit delayed as well. Things started dropping just this week. I got everything finalized and stuff by the 17th, which isn't crazy. It's not like what you're experiencing, but I normally am seeing about on average probably a 10-day turnaround or so with them. The campaigns after that or after the first initial one.

Seth: Yeah. And I know I was hearing this a lot last November, December. This was a very common thing where it's taken months for people's mail to get anywhere with a combination of the Christmas traffic and also COVID stuff. And the post office may be shutting down, all this stuff. So, it can get pretty ugly, but usually, that's not the case. It's just the drawback to when you want to save money and not buy first-class mail.

Jaren: I'm also testing out not doing blind offers for the first time in like three-ish years or something.

Seth: Yeah. Cool. Is this still a letter or is it some other form of mail?

Jaren: Yes. I'm doing a letter. It's a letter and it's still very similar, lots of colors. I put my picture there. And something else that I find helpful that's a little bit risky is I qualify by putting it out there very clear that, “Hey, I am a real estate investor and I cannot pay full market value for any property that I buy. So, if you're wanting full value, pretty much in a lot nicer words, don't call me.” And that's risky because you think that you're deterring a lot of people, but I actually found it to really help because it minimizes the number of people who call me who want market value and just kind of tire kick and waste time.

Seth: Has it minimized the anger responses at all?

Jaren: No. I mean, maybe. It's hard to say because I've done that with blind offers for a while. So maybe my perspective is a bit skewed, but I think not doing blind offers because the market has adjusted so rapidly that sold comps are actually pretty hard to wrap your head around. I don't know if they're an accurate picture of market value. So, I would just rather deal with one at a time right now and just have agents come in on each property, and help me with valuation.

Seth: Are they doing an evaluation before you make the offer then?

Jaren: Yeah.

Seth: So, you are keeping it pretty busy, right?

Jaren: Yeah.

Seth: Just given that most offers are not going to get accepted. They're probably running around doing a lot of work.

Jaren: I'm going to do basic valuation beforehand, if it's very clear that the comps are off or if the numbers are off, I'll talk to them. But I'll say and try to get some kind of idea of what they want for the property and then see if we're anywhere close. And I'm going to try to not waste my agent's time as much as possible, but the people that I have relationships with, they're happy to work with me and go the extra mile because I’m at this point proven that I'm going to be bringing continual business their way.

Seth: Rachel is saying, “My apologies if this is a redundant question, but is there a land realtor agreement template available on the website? I did see the agent questions which are very helpful.”

Jaren: She's probably referring to a listing agreement.

Seth: Yeah. Just like the standard six months. Is that how long you do it for, Jaren? Six months?

Jaren: It depends. If I'm not confident in the person, if I'm questioning whether or not they're going to work out, I'll probably roll the dice on a three month. I think asking for a three month is a good way to check their heart and their arrangement. Because if they're like, “No, no, no, I need six months.” That's kind of weird. It would be a red flag for me. But I do six months forms with the agents that I have relationships with.

Seth: That would be typical to do a three month one. I mean, that's not like the normal thing that most agents do, correct?

Jaren: No, it's not.

Seth: It's not that they shouldn't agree to it, but that wouldn't be the norm necessarily.

Jaren: The kind of standard is six months.

Seth: Yeah. That would be kind of a state-specific form, Rachel. Every state has its own different realtor agreements and forms that they use. But whenever you do get the one for whoever you choose to work with, that would be one thing, Jaren said, just try to make it three months, if you can. And also, when I've done it, I've inserted a little provision basically just saying that if I find the buyer on my own, I don't pay them a commission.

Jaren: And just on that, I would walk through in your head what you are comfortable with. I know a lot of agents would probably shy away from agreeing to that listing. If you want to have the ability to bring on buyers yourself, there's a lot of work that they do on the front end for free. And they're kind of like guaranteeing compensation. It’s that exclusive right to sell.

Seth: Yeah. That's a good point, Jaren. I should give more context to that. When I did that, it was at a time when I had never used a realtor before and I was not confident they would be able to do the job because I was working with a house realtor at the time. So, I had plenty of reasons to not think they'd be able to do it, but I wanted to try it anyway. That was why I put that provision in there. And that was a six-month agreement for them and they agreed to it.

But I think if you're going at this the way Jaren is where you're planning on this working out, you know this land agent is a good one. They're worth their salt. Even if they don't succeed at this, you're pretty confident in them. If that's your situation then you probably shouldn't even be wasting your time trying to sell it on your own because that's their job. So, good point, Jaren.

Jaren: When I was even transitioning from generating my own leads and I started working with agents, any leads that I got I literally just said, “Hey, call my agent.”

Seth: Jerry is saying, “I'm very early in the course. I was wondering what is everyone's experience with using Traveling Mailbox versus UPS, et cetera? Has it been pretty reliable or would you recommend against it? I did see Jaren’s video and he definitely seems to think it's solid all around.” We were actually talking about this earlier this week, weren't we, Jaren?

Jaren: We were.

Seth: Jaren, you are currently using a Traveling Mailbox, right?

Jaren: I am. Yes.

Seth: And I am not. I'm using Pak Mail, which is basically the UPS store where it's a physical location. I still have to go there in person. Total first-world problem but every time I have to go there, I hate it. I wish I had a Traveling Mailbox.

If I could start over, I would totally do Traveling Mailbox. However, one thing to be aware of is that the way Traveling Mailbox works is when you see a lot of these different mailing address locations all over the country that you can choose from, those are basically other storefront mail companies. And Traveling Mailbox is subcontracting with them to do the job. And some of them do the job very well and some of them don't.

I think I've seen in the comments in that video on YouTube, some people have complained about it and one person chimed in and explained that. I was like, “Oh yeah, that makes sense.” It's because Traveling Mailbox, the company, does have a headquarters in North Carolina.

Jaren actually has his address through them at their headquarters. So, it's probably more reliable that way. But a lot of them, probably all the other ones around the country, are not actually staffed by Traveling Mailbox. It's by some other company as they kind of lose control over the quality of service. It's usually probably fine, but it's not a guarantee. So, it's just something to be aware of.

Jaren: And there are other options that are similar, like competitors to Traveling Mailbox. I actually wrote out an outline as a potential future blog post to explore the pros and cons of those. But I always come back to Traveling Mailbox because it's really affordable and I like their virtual office component.

They have a lot of cool features. If you had a phone provider or didn't have a fax line, you could use the Traveling Mailbox fax line. And as long as they specify your unique ID number, then the fax is going to come to you just like mail would.

You can actually send out checks, you can send out mail, have them actually send out a physical letter, and all that through their system. So, there are just a lot of cool features there. It's not perfect. And I know I've noticed they're doing some digging that there are mixed reviews. And I think it's probably because of what Seth said, people probably were dealing with a specific location that had some issues.

One of the reasons why I moved to the North Carolina address is because my Florida address got shut down. They discontinued working with him as a third-party vendor. So, my address that I was using for my legal documents and like my LLC stuff, all of that had to get redone.

Seth: Oh, that's such a pain.

Jaren: Yeah. So, I was like, “Well, to avoid this,” and they actually said in the email, when they let me know about this. They said, “Hey, anybody who is at this address, if you want to avoid this from happening in the future, your best bet is to just use our North Carolina address. Because as long as we're in business, that one's not going to go anywhere.”

Seth: I feel like I should know this, but that doesn't affect where you should incorporate, does it? The state where your mailing address is?

Jaren: I don't think so. I don't know.

Seth: I'm pretty sure it doesn't.

Jaren: But it's an interesting question though, but I hope not.

Seth: Yeah. I'm like 90% sure it doesn't. There are a bunch of different things to consider when you define what doing business is considered. Like where are your employees? Where's your office? Where are all the deals that you do? All this stuff. So, just the mailing address, I don't think is that significant of an issue.

Jaren: I will tell you that you may run into issues with establishing business bank accounts with local banks without a state-specific address. I ran into that with Indiana. I defaulted to using internet-based banks because they don't really care where your address is.

Seth: “Currently I’m working in an attorney's state and wanted to know a little bit more about how to handle the closing process. I have looked up two different title companies and attorneys. One, to refer my sellers to close with since I know the cost of the attorney fees. And another form to represent me. Is this okay? And is this how you would commonly close in an attorney state?”

In attorney states, it basically just means it's not a title company doing the closing, it's an attorney. And usually, that attorney basically has a title company in their office, but there needs to be an attorney in charge somewhere. Usually like running the ship, even if they're not doing hardly the end of the work.

Usually, that attorney is the person who handles everything for both parties involved. It's not like representing anything. It's just handling the facilitation of the closing. So, it’s not legal advice, but I don't think you need to go out and get yet another attorney to represent anything. It's just a matter of, “Here's a job attorney for both of us. Handle it, please in accordance with the purchase agreement,” and they will do that for you.

Jaren: Both, title company and closing attorneys are looked at as a third party. So, you don't have to worry about conflict of interest or anything like that.

Seth: Yeah. Some states have just decided that they want to make a rule that you have to be an attorney to be a title company basically. And as a result, it costs twice as much to do the same thing.

And then GT is saying,, “In some states, attorneys state they are explicitly representing only one party. In Georgia, that's the buyer.” Oh, interesting. Huh?

Jaren: When I did my deal in Georgia, it was only one attorney.

Seth: Maybe it’s kind of like when you use a real estate agent and if they're handling both sides and they get in the full 6% commission, they're technically only representing one party. So, they kind of align themselves with one of the two parties. But that doesn't necessarily mean another realtor has to be involved.

I guess that kind of makes sense. They basically have to state, “This is the person who hired me. So, I'm looking out for their best interest in getting this deal closed. But that doesn't mean it's not going to serve both parties.” That kind of thing. If I’m wrong, GT, let us know.

Jaren: It’s so funny how all this stuff is so different. Because I think in Indiana, even in that situation where an agent is representing both sides, I forget the technical verbiage, but I remember I had an agent representing both sides. And when that started happening, they were very careful to not favor one side over the other. And I had to sign a special agreement to acknowledge the fact that they're entering into a situation where they're representing both sides and they have to remain more neutral.

But that could be completely different in Michigan or in other states. It's funny how even though you've been in this business for years and years and years, there are always weird nuances that you run into.

Seth: Yeah. A lot of the state law stuff, like if you've ever done business in any way, shape, or form in another country like Canada or U.K. or Australia or whatever, there are a lot of basic assumptions about how the law works or just how everything works that we kind of take for granted in the U.S.

And you go to someplace else and it's like, “Nope, that doesn't work.” Like trying to get lists of property owners in Canada. It doesn't happen. This is not publicly available data. It's just not how it works up there. It's just got to hit the big reset button on your understanding of how things work. Sometimes it feels like going from one state to another. It's almost like you're in another country. It's like, why can't we get on the same page with more stuff?

Jaren: Yeah. And I was complaining the other day actually to somebody about that. And I was like, “I wish we could just federally unify all property codes and all this stuff.” And then he told me, “Jaren, the minute you do that, the land business is gone.” The reason why we can capitalize on this business is that there's so much discrepancy in the market. So counter blessings. I was like, you're right.

Seth: Yeah. I actually saw this documentary. This is a little tangential, but this thing was talking about the formation of the United States back when there were only 13 states. Each state was kind of acting like its own country. We are our own little independent group of people here. And the whole reason the United States formed one big reason was that it's too costly for every state to have its own individual military. Let's just get together on this stuff and band together and share the burden a little bit. And that's why it's called the United States.

Jaren: It's really interesting. There's a weird tension there, right? Where federal law has grown in power and all this stuff. But at our core, I do think the foundation is that each state is almost its unique place.

Seth: “Also, I was noticing that it appears you all commonly use a title company local to the property you are purchasing and selling. Is there a reason for that? Maybe easier for the purchaser or buy or maybe local title companies are more familiar with local requirements?”

Jaren: I'll just chime in there. I have a relationship with a title company based out of state, Augustine in Florida. And they will service stuff statewide. I do think you have to have a title company that is licensed to do title work within whatever state the property is located in.

But generally speaking, you don't have to have one local. I do think that a lot of title companies prefer to specialize locally because they like customers to be able to come in.

But what my title company will do for both me being out of state and then a lot of the buyers or sellers that I'm working with, they'll overnight the documents or email the documents with a return prepaid label. And then I just go to my local notary and then the other party does likewise and we are just mailing the docs. I don't know what other people are doing, but my title company is based in the state that I do business in. But other than that, their proximity to the property doesn't really matter.

Seth: Yeah. Usually, it’s like a state-by-state thing. And there are some big nationwide title cut companies like Chicago Title and First American that do stuff everywhere. I usually find they're a little bit more expensive for some reason, but there are also some really small mom and pop title companies that are a lot cheaper and sometimes they will just focus on one county or a few counties. It's not that they can't do stuff statewide. They just sort of choose not to because they learn a few counties really well. But yeah, pretty much what Jaren said there.

Dow is saying, “Business structure. In the forum, Seth, you've mentioned if you could do this again, you would have the buying side be the main LLC and the selling side be the DBA. Can you explain the benefit?”

Yeah, I think it's because the selling side is sort of like the more flashy, waving a flag trying to get people's attention. It's probably more important to brand that side than it is on the buying side. Not that the buying side isn't important at all, but if I had to pick one to highlight more, it would be the selling side, because I'm trying to become known as an entity that sells land and gets repeat business and referrals from other people and that kind of thing.

Whereas on the buying side, that business comes from my direct mail and my other online SEO efforts and that kind of stuff. If I had to focus on branding one over the other, it would be the selling side. And that's not how I did it. And again, it's not hugely consequential one way or another, but if I could hit the reset button and start over, that's how I would've done it.

“Is there a lesson where you cover setting up a separate bank account for your LLC?” Is that a question for me? That second part?

Jaren: I think he is referring to me, but I'm not understanding the question.

Seth: Okay. “I still need to set up an LLC. Is there an advantage to using a bank or a risky credit union?” I guess this is a question for us. There is not a lesson where I talk about setting up a bank account for your LLC, but it's not hard. You have to typically go in in-person, like in the flesh, at least I do at my bank, which I think is kind of crazy, but I do.

You got to bring your corporate documentation to prove that the entity exists and that you're the person that controls it and your own driver's license and stuff like that. Proving you're an American citizen and go through the steps that they require to set that up. And in terms of whether it's a bank or credit union, I actually have one LLC that's with a bank and another LLC that's with a credit union.

I don't remember why I did the one through the credit union because I kind of regret it all the time. It's not like a huge regret, but it's just annoying to me because surprisingly my credit union charges a monthly fee just to have the account and my bank does not, which is kind of backward. Usually, banks are more fee-heavy than credit unions.

But I think it's because my credit union anyway is really geared toward the consumer side of banking, not the business side. But they allow business bank accounts just because some members want that, but that's not their specialties.

It's almost like out of their specialty or comfort zone to have business bank accounts. So that's why they charge a fee. It's not a big enough problem for me to spend a whole lot of time trying to fix. But if I could go back, I probably would've just kept everything with the bank. And that's Chase bank. That’s the bank that I use.

Jaren: On my end, because I'm a big advocate for a Profit First. In the Profit First system, there are some criteria that I look for in a business bank. I like to look for at least 10 checking accounts that you can set up underneath one LLC. I want to look for things that are 100% fee-free, and a number of different things.

And I actually did a huge research project recently for the big update we did for the coaching program. And eventually, I want to come out with a blog post since I've done the research. I found a handful of truly Profit First-friendly banks.

My most favorite one is Mercury Bank, which is an online bank. If you do a lot of cash transactions, I don't even know what situation it would be, but I think if you do some more self-closings you might have some issues if you run into having to deposit cash itself. But checks, wire transfers, all the wires are free, including both domestic and international.

And so, it's a pretty phenomenal bank that I'm enjoying using. They allow up to 15 accounts underneath one LLC and there are no fees and so on and so forth. Out of all of my research, that's the one that went out. There are some other ones that are definitely worth mentioning. But for me, that's the one that I went to because they're based online. You can set them up in any state.

Seth: Leslie is saying, “I came across a list of property owners looking to sell on an HOA website. And I'm thinking about reaching out to a few. When making offers, would you offer any more or less than non-HOA land? The HOA imposes pretty strict regulations on land use. Nothing can be done other than build a house on it, but it seems like a fair number of parcels in that area have sold recently.”

Yeah, that's really two of the major issues or considerations to think about in an HOA is the cost of their HOA fees. Is that going to be a problem for you and or more importantly, the future buyer? If they're just charging ridiculous amounts for land that nobody really wants in the first place, it can be a big problem.

And also, are those restrictions the reason why nobody wants to live there? Because there's not a demand or a neighborhood with those specific types of properties for that specific use.

That and also the cost of the fees is a huge source of motivation for a lot of HOA property owners and the reason why they'll just walk away from their property for nothing in some cases is that they can't use it themselves and they can't find somebody to sell it to.

And sometimes that's a big red flag and a reason for you to not mess with it, but you kind of have to just look at it and assess, is there a demand for this stuff? Could it be that this property owner just doesn't want to deal with it and I am willing to deal with it and I can put a deal together? It really just depends on what the costs are and what the restrictions are. I think what you're saying there, if you can see other parcels have sold recently, that's a pretty good sign. That shows that there is demand.

There can be other issues with HOAs too. I think somebody was posting in our forum over the past day about how they came across one where there's no apparent person to contact and people are just ghosting them.

And sometimes you'll find HOAs that are defunct. They exist on paper, but nobody's taking care of it. There's no money in the bank account. And I don't even know what you're supposed to do in that case, because it still exists, the restrictions are still there, but nobody's taking care of anything. I don't even know how to handle that. But yeah, HOAs can be problematic. I would just proceed with caution and do the research that it sounds like you're doing.

He is also saying, “I learned a little bit about ranged offers recently. I think there was some discussion about that in our Facebook group recently. The theory is that you offer a spread of a blind offer instead of a single number, like $8,000 to $15,000. This is supposed to be a better approach than neutral letters? Any thoughts on this approach?”

Yeah, I mean, “better” is just relative. I don't know that you could definitely say that, but I have heard of this quite a bit in dealing with houses. The approach is a little bit different where it's not like a range of like $8,000 to $15,000 per se, but it's like, “I can give you a cash offer for $8,000 or I can pay you your full asking price at $15,000, but I'll pay this to you in payments over the next five years. Or I can pay you up above your asking price, but there will be no money down payments over the next 15 years.”

The idea being, when you're doing this, you're also bringing in a tenant. So, it is cash flowing and you don't have to get banks to finance this stuff because the sellers are doing it for you.

I totally get it on that end. In terms of the range for vacant land, I think you might be better off just spending more time to get your office right in the first place. Just find out what the actual number is going to be so you don't have to mess around with going back and forth.

I've never done this. So, I can't really tell you definitively from my experience. And even if I had, still, it isn't like a blanket statement I can say about every situation everywhere. So, I can say to the people that I know who have done it, I haven't heard them say like, “Yeah, it's just been amazing. A total game-changer.” And that's just with the few people I've talked to who have done it. And maybe there are other stories that would say otherwise, but I guess there's a long-winded way of saying “I don't know.” Have you heard any reports on that, Jaren?

Jaren: I haven't. I've seen a lot of people talking about it, but I agree with you. I don't have personal experience or experience of people that I know and trust to say one way or the other. But in my head, I'm trying to figure out what would be the major benefit to doing that versus doing a natural offer amount or just a neutral letter.

If you're in a market where it's really hard for you to nail a very specific price that's accurate, in my mind, North Carolina comes to mind. Indiana comes to mind. I think you'd be better off just doing a neutral letter and running comps after you start the conversation. Even though it's more ideal, all things being equal, to have blind offers because it streamlines the communication.

You don't have to wait 30 minutes to figure out who you're talking to is even motivated to sell or not. You're either having somebody rejecting your offer or accepting your offer or negotiating your offer. If you don't have good data, then you just don't have good data and you have to look at things on an individual basis.

Something that I do in my letter when I send a blind offer is I say verbatim, “This offer was generated with limited knowledge and resources. And sometimes my numbers are completely off. I'm an investor and I can't pay for any property I buy at full market value. But if you're willing to make a deal happen, I'm happy to pay you more as long as my numbers work. If my offer is wrong, feel free to give me a call, and let's see if we can make something happen.”

I've seen really good benefits from that because I've had countless sellers call me and say, “Your offer on here was completely wrong but I'm giving you the benefit of the doubt because your letter seemed really nice,” and et cetera, et cetera. And so, I would say okay. And then I would run my numbers and give them a substantially higher offer than my original offer, but was still able to have it be a deal.

I kind of throw that disclaimer in there so that I can still have the door open if I make a mistake with the offer. And maybe that's what they're trying to do with having a range. But if your range is you're offering $8,000 to $15,000 but the property values are like $30,000 to $50,000 and you're just completely off, you're still off. I don't know if you could remedy that by having a range like that.

Seth: Next question. “Your phone number for the business. What's your recommendation for buying or selling? Local or toll-free? I'm not sure because personally, I don't pick up any toll-free numbers.”

We'll deal with that first question here. Personally, I've got both. The toll-free number that I use is what I put on my mail campaigns when I tell people to call me. That's the toll-free number and that's where they would either go to PATLive or hear my pre-recorded voicemail greeting.

And I also have a local one though, and that would be the one that I used to call people. If they see something like the caller ID, that's coming from my 616-area code. And if you're going to be doing stuff all over the country, inevitably, you're going to be calling people that are not in your area code.

I hear what you're saying about the toll-free number thing. I get that. I don't have any data to prove if that's an issue or not, but that's how I handle it. And I know the toll-free number thing.

Originally the whole idea behind that, at least one of the big ideas was so that people didn't have to pay long-distance charges when they called. And it's kind of not really a big thing anymore with cell phones and all this stuff.

So, I guess it's also a way to hide your area code if you don't want people to know that you are coming from someplace else, but it also does have that possibly spammy vibe to it. I don't know, but that's how I do it. How do you do that, Jaren?

Jaren: I just don't think it matters. I originally put a lot more stake into this than I needed to. And I was like, “Okay, I got to get an afforded number or have a number specific to the market. At least one area code that's specific to the state that I'm doing business in.” But I've come to terms with the fact that it really doesn't matter.

Seth: I agree. It is probably one of those things, kind of like, “How do I get my logo and letterhead figured out?” All this stuff. It doesn't really mean a whole lot. I'm not saying there's zero consequence to it, but very, very little. You're probably much better off just moving forward on other stuff. It's easy to get sidetracked with that kind of thing.

“I am currently closing five properties in the same subdivision that are all roughly the same shape and size. How would you go about selling them in this case? Do you put them all up for sale at the same time and risk someone coming in underneath your price? Or do you post a couple at a time so that you can always be sure to have the lowest sale price in that subdivision?”

If it were me, I would just create individual listings for each one and come up with the standalone price for that one and post them all at the same time. Even though they may be very similar, they're not the same property. And a person might love the location of one, but not the other, even though they're pretty similar. Well, that's what I would do. Would you do anything different Jaren? Or any other thoughts on that?

Jaren: I would do exactly what you said because it depends on if they're all right next to each other. If they're all right next to each other, maybe you could consider selling them all as kind of a package deal. Because it’s kind of in practice is more of one large parcel, but if they're kind of scattered, it would only make sense for me to do it that way. And I think you're going to get the most bang for your buck that way.

As you're talking to potential buyers, if they recognize that you have other lots in the same subdivision, you might be able to work a package deal or say, “Hey, well, if you don't like this one, check out this one down the street,” or whatever. But I think, by and large, you're probably going to get the most bang for your buck by listing them individually.

Seth: Follow up question here from the earlier questions about banks versus credit unions. She's asking, “Does your bank charge or doesn't your bank charge a monthly fee?” Because my earlier comment was about how the bank didn't and that credit union did. And the bank does, but they waive the fee if you keep a certain balance in the checking account. And that's what I do. So, they would, but because I've got enough cash in there at all times, I don't have to pay the fee for them.

All right. So, there you go. Hopefully, that gives you a good taste of what “Office Hours” is all about. And as you can see, some of the stuff is pretty minor league softball questions and answers, and some of them can be more complicated.

The idea here is not that we know all the answers and have all the answers to everybody's questions. A lot of times we do, but sometimes these questions get into tax and legal stuff that we can't really talk about with any authority. And when we don't know the answer, a lot of times we'll just say that, like, “I don't know,” or “Maybe you want to talk to this person,” or “Go look for this professional.”

Anyway, I hope you guys enjoyed that. Thanks again for listening. If you guys want to check out the show notes for this episode, you can do that at retipster.com/115.

There are actually a lot of different links and various things that we referenced in a lot of those questions and answers. So, I think you actually will find it pretty useful if you want to check any of that still about.

And also again, if you ever want to actually take part in any of these “Office Hours” conversations, all you got to do is join the Land Investing Masterclass community, and you can find out everything you need to know about that at landinvestingmasterclass.com. And I'm going to link to that in the show notes as well.

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