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

@Michael Hill welcome in, and wanting to connect is the right instinct. Let me make it actually worth something for you, because let's connect on its own usually goes nowhere. Post a quick intro in the community feed. Three lines is plenty. What city you are in, whether this is your first deal or you have already done some, and the one thing that is stopping you right now. Two things happen when you do that. The people in here who are in your market find you, which is the real connection you are asking for. And I get to see your actual situation, which is the only way I can point you at the right next move instead of a general answer. Fly Way Rentals tells me you are already thinking like an owner. Tell us the rest.

@Michael Washington Glad you got it covered, and this is exactly how the room is supposed to work. Shemika stepped up inside a day. One thing on boots on the ground pics. Tell them exactly what you need or you will get ten pretty front shots and nothing you can price. Roof line from the corner of the lot, the electrical panel, under the kitchen sink, the water heater, and both neighbors on either side. How did the Macon deal turn out? Post the numbers in here, good or bad. Macon is a market a lot of people in this room are working. 🏠

@Brick Boe that is the right question to ask, and the fact that you came back six weeks later to ask it says more than most comments in here. @Michael Washington what happened with it? You had somebody on the ground back in July and then it went quiet. I ask because a walkthrough that goes silent almost always ends one of three ways. The repair number came back too high and the deal died, which is actually a win, because you found that out for the price of a phone call instead of a closing. The seller went cold or took somebody else's offer. Or it is still sitting there and nobody has called them in six weeks. That third one happens far more than people think, and it is the only one that still has money in it. Sellers who said no in July say yes in August all the time, because nothing better came along and the house has been costing them money every single month in between. If it is that one, your move is one phone call this week, and here is the whole script: "Hey, this is Michael. I looked at your place back in July. Is it still available?" That is it. You do not need a new pitch. You just need to be the person who called back. Either way, tell us how it went. This room learns more from the deals that died than the ones that closed. 🏠

@Junior B read what you just did, because most people never get this far. You asked a real buyer what he buys, and he told you. In writing. With numbers. That is a BUY BOX, and you now have one that almost nobody in this room has. Let me turn his answers into something you can hunt with. WHAT LANDMARK BUYS. Counties: Chatham, Effingham, Bryan, Bulloch. All four open. Farther from Savannah means he needs MORE acres to bother. Size: 15 acres minimum for a community. Smaller only if zoning and utilities are ALREADY there. Utilities: PUBLIC WATER AND SEWER. Not well. Not septic. He said have to. Price: 10,000 to 25,000 an acre and up, depending on where it sits and how it is zoned. NOW THE MOST IMPORTANT LINE IN HIS WHOLE ANSWER. "Have to have public water and sewer for us." That one sentence just deleted about ninety percent of the land in those four counties, and that is GOOD NEWS for you. A filter that strict means almost nobody is bringing him anything that fits. It also means you will never again lose a week on a beautiful 40 acre tract that turns out to have a well on it. So your search is not land in Chatham County. It is this: 15 or more acres, in Chatham, Effingham, Bryan or Bulloch, with public water and sewer AT THE ROAD. Everything else is a no, no matter how good it looks. HOW TO CHECK UTILITIES BEFORE YOU CALL ANYBODY. Do not guess, and do not ask the owner. He will tell you what he believes, not what is true. Go to the water and sewer authority for each county and pull up their service area map. If the parcel sits outside the sewer line, it is dead for Landmark. Once that map is open the check takes about two minutes a property. NOW THE PART I WANT YOU TO DO TODAY. You already told me about land in BRYAN COUNTY with an owner sitting down in Florida. Bryan County is on his list. So pull that parcel back up and get me three answers. How many acres. Is it on public water and sewer. What is the zoning.

@Junior B Junior, stop. Do not throw that seven acre parcel away. You misread his answer and it almost cost you the best lead you have. Put his two emails side by side. August 14: "Generally, we look for land parcels over 5 acres." Yesterday: "nothing smaller than 15 acres for a community." Those are not the same sentence. The 15 is his floor for a COMMUNITY, meaning a full subdivision build. It is not the floor for doing business with him. He said so in the same breath: "We will do some infill projects if they make sense smaller than that but have to have zoning and utilities already there." Seven acres is over five. It sits inside his general criteria, and it sits inside his infill exception too if the zoning and utilities are already there. Now look at the rest of what you have on that one. The owner lives in Florida. An out of state owner, on land, in Bryan County, and Bryan County is on his list. That is the lead most people never find. It is not out the window. It is your closest one. Before you call anybody, spend fifteen minutes on the one question that actually kills or keeps this parcel. Is there PUBLIC WATER AND SEWER at that property, or is it well and septic? He said that one twice and he did not soften it: "Have to have public water and sewer for us." Do not ask the owner, because owners guess. Call Bryan County water and sewer, or pull up the county utility service area map, give them the parcel number, and ask whether that parcel falls inside the sewer service area or is on septic. If it is on public sewer, you call the Florida owner today. If it is on septic, then it is dead for Landmark, and only then do you go find the next one. But you do not get to call it dead over acreage, because acreage was never the problem. One more thing worth seeing. He gave you his price out loud: 10,000 to 25,000 an acre and up, depending on municipality, location and zoning. Almost nobody hunting land knows what their buyer pays before they go looking. You do now. I am not putting a number on your parcel until I have the address and we have checked it together, but you are not guessing anymore.

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

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

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

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