Ep497 Transforming Your Financial Future Through Land Investing with Denise Ford

What if you could transform your career and financial future by investing in land? Join us for an engaging conversation with Denise, a resilient land investor whose journey is nothing short of inspiring. From juggling multiple jobs as a single mother to navigating the corporate landscape, Denise's path to success showcases the power of perseverance and the importance of clear goals, even if the route isn't always clear. Her story offers invaluable insights into how one can pivot into land investing and find a fulfilling and lucrative niche.

Throughout the episode, Denise shares the essential strategies and knowledge you need to thrive in the evolving landscape of land investing. Learn how to identify critical land attributes like legal access and flood zones, and discover the benefits of diversifying your investment approach. Denise dives deep into the nuances of seller financing, leasing, and targeting homestead areas, particularly focusing on key states like Arizona. Whether you're interested in well share agreements, fencing, or various financing options, this episode provides a wealth of information tailored to both new and seasoned investors.

Finally, we delve into the detailed process of investing private capital in real estate, honing in on land flipping. Denise underscores the importance of understanding investor goals and involving tax strategists and accountants to safeguard profits. Explore the feasibility of 1031 exchanges in land flips and the critical role of planning and legal guidance. We wrap up with opportunities to connect with the right resources and personal coaching to help you succeed in your investing journey. Don't miss this episode brimming with practical advice and inspiring stories to help you achieve your financial aspirations!

Access Julie's calendar, the investor club, Conscious Investor Growth Summit, social profiles and more when you CLICK HERE

Episodes referenced in the introduction:

• Repurposing Your Past
• 3 Things to Understand About Syndication
• The Gut-Health Connection: Holistic Approaches to Total Wellness with Brittney Oliver Baker
• Secrets to Achieving Level 10 Success for Busy Professionals
• Self-Directed IRAs for Savvy Investors
• Mineral Balancing: The Science-Backed Approach to Vibrant Health

Transcript

Speaker 2: 0:06

If you're interested in how highly successful investors overcome limitations and become unstoppable forces of success, you're in the right place. The Conscious Investor Podcast features weekly conversations with real estate investing experts and delivers a Monday mindset episode to help launch your week with intention. If you believe success is for everyone willing to think, then do. These conversations will be your weekly rocket fuel. Denise, I am so excited to have you on the Conscious Investor Welcome.

Speaker 1: 0:45

Thank you very much. I'm thrilled to be here.

Speaker 2: 0:48

It's going to be a great time. I'm curious, I know, but the Conscious Investor doesn't know yet. What do you do and how did you get started?

Speaker 1: 1:06

Yeah, I'm happy to share. I still have family members ask me that, so it's a question I have to answer. Often I do. Majority of my business is land investing. This industry has kind of grown over the last couple years. I got into it in 2021.

Speaker 1: 1:15

So back step a little bit to my history. I came from business and marketing. I had two different degrees. I also had one in art, so I was a single mom since gosh 2000. And I had four kids. So I was always just trying to put food on the table.

Speaker 1: 1:39

So we lived in Illinois at the time and I had gone to school, stopped to raise my family, and then when we moved back to Illinois, the kids and myself um, it was doing three to four jobs at a time. It was literally just trying to give them a stable life, put food on the table, roof over their heads, and still try to make way a path for the future, their heads, and still try to make way a path for the future. So we survived that time. And let me tell you so I have mixed experience. When I was raising the kids, my family started a restaurant business when I was little. So we were working in the back kitchen, we were doing dishes work ethic from day one, so we knew how to work really hard. So when I moved back to Illinois I would manage in the daytime. I would have to go back to school because I was just short hours on my degree. So I was going to school at night, doing the kids in the day, running there to all their sports and everything at night and then also doing side businesses. So I do a side freelance business and I'd work with all different companies. So that was an incredible experience.

Speaker 1: 2:51

So when I finally moved into corporate America my first job into marketing and design type area it was very limited in the Quad Cities, illinois, where I lived small market and still getting the kids through college. Then Kids went off to college. I could choose wherever I wanted to live. So I moved down to Arizona for a director of marketing job. So that was wonderful. So I'm in corporate America killing myself just hundreds of hours a week Because I want to do the best job I can for my company and I enjoyed it. I enjoyed the teamwork, but I also had a freelance business at the time. So I'm working with all different industries still and the value there is that you have to jump into those industries and really understand them.

Speaker 1: 3:39

So I probably know more miscellaneous information about so many. You know about wastewater industry, about Amazon Basics technology, you name it just crazy stuff. But it pushed me over the fear of working with people working in new industries and how to find out information. W2, I knew that was not my forever job because I got a very late start with retirement due to getting the kids through college, so I just didn't know the what. I didn't know what it was. My whole family they're all entrepreneurs. I knew I could do something, but I didn't know the what. So I started listening to podcasts about business and came across one for land flipping and it sounded so simple. I'm like what is going on here? And real estate was not my background.

Speaker 2: 4:31

Nothing Did not know what a cap rate was did not know.

Speaker 1: 4:36

You know, I hadn't even purchased my own home myself yet, so I hadn't stepped through that, but I knew there was something there. So from that time, I actually did buy my own place. So I had that one transaction history. But I dug into the land business. I knew if I wanted to learn this, I needed a coach, I needed a structured program, I needed that education. So that's where it all started, and that was in 2021, halfway through the year.

Speaker 1: 5:06

So it was very late in a career in my lifetime, I should say. So I'm starting I March of 2022, I was unexpectedly laid off. They did away with the marketing department at an hour and a half notice and I'm like all righty. Well, thank goodness, I had this other career path that I knew I wanted to take and, yes, I was in shock for about a day, but it's like here we go, this, I am all in. I felt very lucky that I had a path and I just jumped in full force, and so that was a very long winded way of telling you how I ended up in land.

Speaker 2: 6:00

Well it's, it's really unique that you ended up in land, as you put it right, and real estate investors and investors in general. It's interesting to hear the backstories as to how we end up where we are, and most people didn't plan this out. It's something that organically manifested in most people's lives. It wasn't like, oh, this is the way and I'm going to go do this. I was searching because I knew what I needed to generate in my life. I just didn't know the how and the what, and so in my quest, I discovered so the conscious investor. I want to affirm you, in whatever it is that you are looking to generate in your life, knowing what it is you're trying to generate it's the how and the what those will come about, but knowing what it is you're trying to generate is really paramount to discovering that how and the what. So I am so excited about this.

Speaker 2: 6:58

I have not had someone speak on land and flipping or any of this in years, and it's crazy. I can say that the this podcast has been around that long, and so I'm really excited to talk about this investment strategy and how it works. Can you walk us through the mechanics of like what? Actually? Let's start with what is land flipping exactly Like? How would you describe?

Speaker 2: 7:24

that is land flipping Exactly Like. How would you?

Speaker 1: 7:25

describe that. So the basics are it's buying and selling land. You're buying directly from the owners, so for the majority you can buy it off the MLS or other areas as well, but you're buying from the owners at not market price and you are selling at market price. So there's so much variation within that. Like I said when I first, when I heard the first podcast, I'm like, oh, it seems so simple and in theory it is, but it is so much work and there are so many problems to solve and just digging through it. So that's the so even understanding.

Speaker 1: 8:05

The important part about getting into education was figuring out all the business aspects that had to be done. So you need the buying, you need several businesses to be safe. You should have an LLC that these fall with underneath, and then you have two DBAs, so you have an acquisition side. That's one whole business. You're branding, branding it, you're building it out completely. And then you have a disposition side and ideally they should be totally separated because you know people who are selling their land are always very happy if they see their land going for a higher price. Sometimes they don't care. You're solving a problem for the people who are selling land, but you're building out those two separate businesses and it's very so. You're having separate phone lines, separate websites separate, everything's completely separate. So it's very time intensive.

Speaker 1: 9:05

But I will say that sometimes they say you don't have to have all this stuff. You don't have to have all these pieces, you can just kind of go out there. But why would you not want that really solid foundation in place? Even the contracts that I sell, send out I pass all of those through my attorney Like this is the basics of my business. I want me and my employees to be protected. I want the buyer, seller, that has to be solid and it's just worth every penny. You know, start on a great foothold and then you can go from there, because things will happen and you know problems will come and you need to be able to refer back to those documents. And I learned a lot of lessons the hard way, um, but that's okay, I was ready to start tackling those.

Speaker 2: 9:56

So it seems like we have to. We have to learn some lessons through trial and error that that's part of the process, but that's also the beauty of having a mentorship program in a community that you're part of. To have that backstop and to have those people that you can check in with and run things by and have your professionals, like your attorney, in place is so important. So how do we even find this land? I love that. We're buying land usually directly from owners below market value and selling it at market value, and I thought that was interesting also because you're not talking about I have to sell this for more than market value. I have to sell it for, you know, high-end top dollar. It's like, no, I just need, I need this spread right here and it needs to make sense and we can go. So how do? How do we discover and find this land? Do I have to live next door? I think I know the answer to this, but I don't want to make any assumptions.

Speaker 1: 10:56

I think your assumption is right. So, yes, part of the education is choosing how you want to reach those sellers. So the step by step is that you're using databases such as DataTree, you're putting your filters in of the state, of the county, of whatever it is, and it doesn't matter. Some states are non-disclosure so you can't get comps and other numbers. So I did choose Arizona, where I live. I felt comfortable even though I don't visit the land just being here and having a better sense of what it was about.

Speaker 1: 11:30

So you would pull those lists, then you would have them priced and then you refine the prices and then you send I chose direct mail and a lot of people do that. So you're sending out offers saying, hey, I generally buy around this range and it's priced pretty closely for their land at that discounted price. And you're waiting for phone calls back, whether they're coming from your website form or they call you directly. A lot of it is people just calling you directly. A lot of it is people just calling you directly. So you have to have that intake system ready as well.

Speaker 1: 12:10

So, and then you have to have boots on the ground, you have to have photographers and if I'm selling on with real estate agents, which I do. They're the boots on the ground to go look at the land and say, hey, you said this has a well. It doesn't have a well, and being able to reach out to counties and really do your due diligence before you buy it within 30 days. So it's, it's stepping through a lot of crazy. And I will say my first direct mail campaign brought in 17 deals that I put in escrow.

Speaker 1: 12:44

Whoa that's what I said, and I had not even stepped through the process one, so it was really drinking through from the firehose. But it was amazing. And let me tell you, my coach, the first time I even had a phone call come in, I was like I almost dropped the phone. It's like, oh my goodness, because you can see it coming in and just it's like here we go, just talk to the people, find out why they want to sell, find out how it's a solution for them and is it going to work, and you just try to do it well, do it with integrity.

Speaker 1: 13:21

Um, it's sales. You get a lot of crazy people, angry people calling in, but it's kind of a rite of passage. Yeah, builds the skin a little thicker and but you know what? I have to tell you that one of the biggest values that I get from this, because I do have people take calls now, but I still pick up the phone and, talking to people directly. A lot of them are older, like, let's say, they can't have the land for 20 years. They share stories. You just get different insight. I like the personal connection. So it's something I didn't expect to. Um, I didn't think it would affect me that much. I mean it's business. You have to separate emotions, right, but just those online connections once in a while is really nice.

Speaker 2: 14:21

I enjoyed that, even with you, know my private investors and getting to know private investors. You know it's such a delight to be able to hear what are people's goals, what are the challenges that they're facing. How you know, is there a solution that we have in place, so similar to working with you. Know land owners where you're like, how do I support you? As soon as they dialed your number to call you to say maybe I want to sell it, it demonstrates that pain point that they have. You know, obviously they have some interest in in transacting in some way, or they wouldn't even pick up the phone unless they're calling to grump. But we won't talk about the grumpies. Yeah, so when you find these, is there any specific type of land? Can we buy any type of land or do you specifically go for a certain? Is it land that's going to be for development or what is it that you're actually looking for in the land to know if it is valuable?

Speaker 1: 15:25

Yeah, and that's actually changed over time. So when I first got into it it was strictly vacant land because I didn't know what was going on. And then you learn more about the attributes of the land. Has there been value add? So that changes the use of it. But part of it is over time. Besides just the land flipping that can be if you're relying only on that, so just strictly cash sales. Well, guess what? The industry goes up and down and since I did not have my W-2 anymore, I hit a valley. I'm like, okay, something we have to re-strategize, we have to shift. How can I diversify the risk a little bit? So that made a difference in the type of land I was looking for and my goals. So a lot of land flippers do notes, so they'll be the seller financing. So I started to target areas that were known a little bit more for that people buy in seller financing.

Speaker 2: 16:27

Okay.

Speaker 1: 16:28

And so at the end of one year I'm like, okay, I have zero notes, my goal is to get X amount of passive income Cause that's really why you start with is ideally get out of your job and have that passive income.

Speaker 1: 16:44

So along with that can also be not just the seller financing but leasing the land out. What can I do? So I've switched from depending on the areas of the states, like some are really good, people want a homestead. Then I get some infill lots in residential areas and then there's other areas that I'm buying close to in upcoming towns, near highways. I'm like I want to buy that land and I want to rezone it. I want to get entitlements. Can I develop on it? Can I just lease out the land? Be the McDonald's model? So diversifying within the bigger land category is necessary for me and it's fun.

Speaker 1: 17:30

I like it.

Speaker 2: 17:32

That's it is. It seems like a lot of fun and it's interesting to me. In the, you know, commercial real estate space and this falls under commercial real estate there are so many different asset classes in ways to invest and it's always interesting to me when I talk to experts like yourself, or even within land, there are all these different attributes to look for. There are these different, you know. Do I want infill? Do I want to buy out in the country for the homesteaders? Do I want to buy and rezone the land? You know that's in a tertiary upcoming market. Do I want to? So many different elements to factor in? What are some of the like top three attributes that you do look for in that, if it was across and there might not be this, but across the board in any land, it's like these are boxes that must be checked or there is not. We are not moving forward, yeah definitely legal access.

Speaker 1: 18:34

So physical might not not be there, but we have to make sure there's legal access. So that's definitely part of the due diligence what does that?

Speaker 2: 18:42

what does that mean?

Speaker 1: 18:43

it means, within the title, commitment and the description of the land, like, even though you don't see a road there, it has an easement, it has an ingress, egress for okay utilities, public access. So that's in there, even though it's not built out yet, because you can, you can blade a road through there. So that's really, really important. Um, I will say that I I have bought a few over time that did not have it. Some ended well, some did not, but they just they were just so cheap and they were behind on taxes. They're like will you please just take my land? So I'm like okay, fine, but generally stay away from it.

Speaker 1: 19:22

Flood zones, depending on the state. I mean, if you go to Florida it's a whole different ballgame, but in Arizona, try to avoid those at all costs. Those are probably the biggest ones. Some of the bonuses if you can find it that has a well share agreement on it anytime, especially in Arizona. If you can buy let's say I would buy a 40 acre and then I'm going to split that into fours and then if I can bring in a well share for four of those, then a lot of times it's worth putting that value add into it, because it's hard, it's hard and expensive for people to bring that in If it has electric or fenced, actually it sounds like a silly thing, but in Arizona they have open grazing, so certain areas. But unless you put a fence up, you might experience that up north as well.

Speaker 2: 20:29

The cows can go right across your land, you know. So it's nice to have some simple things like a fence. We have a fence and it is it. It actually was a great attribute to the land the 10 acres that we bought in north idaho. It's like this actually does serve a really great purpose. Um, that's, that's really. These are really interesting elements. What is a typical hold time? How long do you do you have the land and do you finance it? Do you pay cash? Do you bring in land and do you finance it? Do you pay cash? Do you bring in investors? What's the story on that?

Speaker 1: 20:57

Yeah, and that actually is the story. So when I got started I came in with a lot of hard work ethic, but I did not come in with a lot of capital. So part of the education is like if you find a good deal, there is money out there, don't let that stop. You Get the good deal and you'll figure out the money. So when I started in land, there are specific land funders. So they really started out in land and now they're lending the money to other people. I started with one and how it works is we sign an agreement, they fund the money completely, I manage the property, I manage selling it, all the work for it, and then you decide on a split when it sells. So let's say it's I don't know whatever 60-40.

Speaker 2: 21:51

Is there a general split? Is that like a general All?

Speaker 1: 21:54

right, I mean, I know it's all negotiable.

Speaker 1: 21:56

Yeah, it's pretty typical. It can range from 50, 50 up to 70, 30 in that range somewhere. So I started with them, with this one company, and we did a lot of deals together. I was self-funding a few little because that's what I could do, and then I came across this is one of my biggest learning experiences. So I started to have private investors just friends, family come to me and say hey, what do you have going on here? You know you're something's happening. Can I see your numbers?

Speaker 1: 22:31

So I wanted to pull together my own JV agreement and, by the way, the land funders, the land goes under their name. Okay. So I pulled a template of what I had signed, the contract to use that to base off my new JV. And I read this little line that I had missed. And I read this little line that I had missed and it said if it does not sell within whatever let's say, eight months they take the land. So I lose it. And I was working on this contract at two in the morning I almost had a heart attack. I'm like what, what? Because I know a few of them are getting close. It kind of depends on, you know, interest rates, you name it.

Speaker 1: 23:22

There's not a set amount of time but let's say it's generally three to eight months, they would sell Okay. So I reached out to the land funder and said hey, is there any way? Why don't we negotiate our rates then? Or proportion like 80 20, let's buy some more months, whatever that would be. I got a hard no. So this is fully on my shoulders for not reading that contract and that is what triggered me double checking every contract and it was a huge piece.

Speaker 1: 23:51

In how I do business with other people, I want to go over every single detail. So you know it's a gut punch, but one of the best ones ever. So from there now there's so many different options so I don't use the land funders anymore. I have about 12 private investors that have come to me, many people I know firsthand, but actually one gentleman. I was at RubeCon and had sponsored that and he reached out to me. He didn't even attend it. He just saw that I had sponsored it. He's like what are you going on? I might potentially want to invest with you. I didn't even answer his email because I didn't think it was real, like a stranger coming out of nowhere when I was relatively new.

Speaker 1: 24:41

He's one of my best partners to this day. We have done so many deals together and he invested in other asset classes and wanted to diversify. So you just never know asset classes and wanted to diversify, so you can just never know. But additionally, you can invest with your SDIRA. You know your solo 401k other. There's so many sources to invest with now and I do that to build a retirement. If I can double that when I'm a hundred, I might be able to retire. I don't know, I don't think so Well, so I don't think that'll happen.

Speaker 2: 25:17

I don't think that you'll ever. I think retirement is a very loose term to say. I don't have to work this job and I get to do everything that I love to do and that makes me money and it makes me happy. I think that's interesting in the concept. You know a couple of side notes for you, conscious investor, going back a little bit JV, joint venture and usually if we're just having a small group of people that are investing together maybe three people, you know, four on the max side probably like then we're going to joint venture and we're going to have a legal operating agreement for that to make sure it's on the up and up. So that's not a syndication. It's a very different model and it's very simple. It's not regulated in the same way that syndications or funds are regulated. So it's good to keep in mind if you're trying to do something on a, usually it's a smaller scale and everybody has skin in the game. Most of the time people are active to some capacity. Technically, in a joint venture everyone has to be active and I'm not giving legal advice here.

Speaker 2: 26:24

Conscious Investor and just another side note if you are investing through a self-directed IRA and just go back, you can check out Matt Sorensen's content. He was on the podcast recently. There are a lot of advantages to investing through self-directed accounts. When it comes to your taxes Now, I'm not offering tax advice or any counsel on this. I'm just saying go down the rabbit hole and look into that. It can be a very powerful strategy, mike and in the PSA. So I want to jump back in, denise, and ask you this specific question on that deal with the land funders. We got to wrap that. I have to hear the end of the story because I have a cognitive loop that is open. That is like did you sell it within the eight months or did they get to take the entire land over?

Speaker 1: 27:11

I lost four parcels of land to them. So, wow, yeah that that hurts, but it is what it is, like I said full accountability on itself and a game changer for dealing with people. So what I really lost is the time, the work to get the deal, some slight funds to do improvements or advertising. I did a lot of advertising so dollar wise it wasn't huge Potential. Dollar wise that was a little bigger. But moving on, you know you just you figure out new ways to do things and they're better ways and I learned yeah, those are.

Speaker 2: 28:00

those are not the fun lessons to learn. And honestly see, if this, you know, in that particular situation my sentiment would be what a what a bummer, because they lost out on working with you. More than like the, I would imagine I more I personally would not do business with that group. Any, you know I you more than like yeah, I would imagine I more I personally would not do business with that group and you know, I'd probably say like, oh wait, we couldn't actually work through this in a way that would benefit both of us. I don't, I'm not going to go down that path anymore. So that's, you know. I'm not sure what you landed on and you don't have to disclose that if you don't want to, but it's interesting to me good business is done when everybody wins and that's a, that's a bummer.

Speaker 1: 28:39

Yeah, they were very, very structured in their box. There was very little leeway for anything. But you know what they. They do good business and their numbers work out. So every business and you got your start with them Exactly, I know as far as that was launched. So I'm happy where I'm at now and it wouldn't have happened if I hadn't done that?

Speaker 2: 29:10

Yeah, that's a great lesson learned and you get to move forward. So, when people are investing, what's that investment process? If someone's investing private capital with you, what does that look?

Speaker 1: 29:22

like, are and what their goals are Like. We have to have that conversation. Do they want a really quick flip? Then when I get deals in, I'm very specific with who I'm offering those to and is it fulfilling what they need? Like some people, they don't want a flip, they want to hold on to that. They don't want the capital gains. Can we do a seller financing deal? How do we build bought out then? Because the deals can get pretty complicated. So it's really just getting specific with their goals and then working out the actual legal agreements. Do they want to be listed? Are we co-tenants on the deed or do they not want that? Do they want just myself, my LLC, to be on the deed when we sell? I'm paying them, giving them a 1099. And every deal is very different and highly suggest tax strategists and accountants good communication with them, because it gets pretty complicated after a while conscious investor.

Speaker 2: 30:38

We cannot over emphasize that right there, especially if you are transacting on multiple things, um, multiple parts of real estate. If you don't have that conversation with your tax strategist and if you don't have a plan in place, I just you and I probably could both share. We do a whole episode on on the the stories that we could tell from different people we've spoken with. It can get very nasty and it can quickly eat away the taxes, can eat away at a lot of your profits.

Speaker 1: 31:11

Absolutely. I was lucky to connect with. I went on a Kilimanjaro hike with Sarah Weaver and her real estate group and I met my tax strategist hiking on there, so we had a lot of time to talk about different options. But I wouldn't have known about retroactively doing S-Corp and how much money that can save me, and that was a major shift for my business. So just getting out there and finding out what options are as you grow, now I scale to a different place. Now I'm understanding how my money's working and what I cannot do. So it was really important.

Speaker 2: 31:53

That is amazing. Is there anything else that we should know about land flipping in general?

Speaker 1: 32:01

I would say so there's a lot of programs out there now. First of all, because there are a lot of programs out there now it's very competitive and certain, definitely certain states it's very saturated. For example, when I have phone calls coming in, they'll say I have 15 letters sit in front of me. Calls coming in, they'll say I have 15 letters sit in front of me. So they're calling all of these people. And a lot of people do text now cold calling, so direct mail is just one. But just now that there's a lot of competition, um, and be ready for that. And so when people call me and tell me that, I am so grateful they called me. Thank you, you know, let's at least have a conversation and vet through it a little bit, um, so beware the competition and just it's worth testing out for sure.

Speaker 1: 32:54

So maybe land will be your end results. From there I've diversified into some other asset classes, so maybe that's the path to take you to another one. You know, is that going to provide your goal? Or maybe it's self-storage? Maybe it's, you know, maybe it's syndications. They want to be more like lp, um, but it's fun. Get ready to work with people, get ready for unexpected scenarios and a lot of phone time with counties is pretty elaborate. So yeah, a lot of phone time and just digging in and it can be a wonderful, wonderful route to take.

Speaker 2: 33:39

Oh, it's a lot of. I'm so grateful to have you on the show, denise. I just appreciate you as just a wonderful human and you're always a delight. It's been great to get to know you in real life and I'm grateful just to have your voice here on the Conscious Investor Podcast to say, hey, conscious Investor, land is another option. I do have one question that comes up quite frequently. For limited partners, our passive investors, and sometimes they will have something that they are in a 1031 situation and Conscious Investor maybe you and I've had this conversation it's very complicated to 1031 into a syndication because we have to set up a TIC, a tenants in common, and it can dilute returns and becomes complicated. Although we may have options for you at different times, can we 1031 into a land flip Absolutely? Is that recommended or not recommended? Tell us a little bit land flip Absolutely Is that recommended or not recommended?

Speaker 1: 34:43

or how, like, tell us a little bit about that. Yes, Um 1031, uh, so land is a like like kind. Yes, a like kind, so you can definitely do that. I actually had was going to do one myself. I had a larger parcel that was selling and like, oh, this is a good, a good chunk of money to 1031 into something else. So you just go with an agent have make sure they're stepping you through the process. I didn't end up following through with that one because the capital gains wasn't that much and that was kind of the reason I was going to do it, so it didn't work out. But we have a few others, so it's definitely doable. You can, like any other real estate, keep on building into something bigger, whether it's one or a different property.

Speaker 2: 35:29

And if someone wanted to 1031 into a partnership with you, that's something that they could do.

Speaker 1: 35:37

Yeah, that's definitely. I always double check with the attorney and the agent. Yes, because there's specifics on that, so we have a few of those also potentially going on. It's like let's double check everything first.

Speaker 2: 35:51

Yeah, I appreciate that sentiment because I like to always make sure I don't like to over promise and say, yeah, you can do that, and then it's like we actually know this isn't going to work out.

Speaker 2: 36:07

It's definitely worth your while.

Speaker 2: 36:08

So, conscious Investor, you want to make sure that you are connecting up with Denise If you're interested in land in this day and age, you know, conscious Investor, I've been very mindful about who the guests are and what the background is on that guest and because, just like Denise was saying, even the land area is getting saturated and when money is fast and easy, everybody shows up to the table and not everybody has ethics and integrity and character to execute in your best interest.

Speaker 2: 36:42

And that's what we do at Three Keys Investments. And that's why I chose and said hey, denise, would you like to come on the show and discuss land flipping? Because I want to make sure that anyone that's coming on the show is someone that, if you go and transact with them, I feel like that's going to work out well for you because of who that is that you're partnering with in potentiality. So I just want to say thank you so much, denise, for being an awesome, awesome human and taking everything that you do so seriously and making sure that you are doing it above board. Some people get sloppy, and it's always great to know who's doing it in the really truly grounded way.

Speaker 1: 37:27

What is the best way? Yes, they can. First of all, thank you for having me. It truly is something special to be part of your podcast and I have so much respect for what you do and also you as a person just beautiful inside and out. So people can get hold of me at info at land sandbox dot com. That's probably the easiest way and I'd be happy to talk to you. But if you just have general questions, I'm happy to coordinate and just have a chat with you. It would be my pleasure.

Speaker 2: 38:01

That's awesome and I love that. It's land sandbox. That's fantastic. So so, conscious investor, you know if this is of interest to you and you're just looking for another, you know, way to diversify your investment portfolio. This might be a great option, but you won't know unless you hop on a call and talk with Denise and make sure that all those goals are aligned. Denise, thanks again for coming on the show, and Conscious Investor, thank you for coming and supporting the show.

Speaker 2: 38:34

If this is interesting to you and you just share this episode, that's your way that you can support the episode. And, as always, remember adventure belongs on the trail, not in our investing and not in our personal life. And so if you have, you know you want to learn more about investing and your options, make sure you go to the show notes, schedule a time to you know for you and I to discuss your investing goals, and you can tell by all almost the 500 episodes nearly that I can connect you up with other people. If I can't, if Three Keys Investments cannot serve you, we're gonna connect you up with someone that would be a better fit because your interest is our number one priority. And if you need support on that personal side. I do have some coaching spots available and I love seeing people soar and flourish and clear out that mental space. So don't be a stranger. If you want to reach out again, go down to the show notes until next time. Cheers to your health, your mindset and your wealth.

Speaker 1: 40:03

Thank you.