How to Profit on Mobile Homes W/O the Parks with Aaron Bihl

Mike DeHaan: [0:01] Well, Aaron, though, I do appreciate you hopping on last minute after, Dill the Pill decided to

Dan Austin: [0:06] He is a pill sometimes, isn't he?

Mike DeHaan: [0:08] He that's like his MO. He's just mister flaky. Flaky McFlaky. Worst co co host.

Aaron Bihl: [0:13] Worst ever we have ever had.

Mike DeHaan: [0:15] He was complaining that he wants me on the cover. It's not gonna happen, Dylan. Sorry.

Dan Austin: [0:19] Yeah. Isn't that funny? Yeah. He bounces right after that conference.

Aaron Bihl: [0:22] Coming for his job.

Dan Austin: [0:23] You should. Be honest, we don't pay him anything.

Aaron Bihl: [0:28] Sounds about right. What's going on, guys?

Mike DeHaan: [0:31] Welcome to the collecting keys podcast. I'm Mike DeHaan here with Dan Austin and guest today, Aaron Bihl, because, Dilly Bear over there in Cincinnati decided to cancel on us with, like, an hour, maybe two hours to spare, which, you know, he sent us a really long voice memo that I definitely didn't listen to. And I read, like, the first three minutes of because it was, like, two and a half minutes. I'm like, Dylan, I don't got time for that, buddy. Come on.

Dan Austin: [0:54] Oh, you read it? You could

Mike DeHaan: [0:56] Yeah. Read So I can transcribe it on my phone. And then once I kinda get the gist of what they're saying, I just stop because I don't care.

Dan Austin: [1:02] Oh, it's like every book I've read.

Aaron Bihl: [1:03] Is he okay?

Mike DeHaan: [1:04] I but she said something came up. You know how it is. And I'm like, alright, Dylan. I got you. But either way, so, Erin, I appreciate you hopping on. And you've been on the show a couple times, but last time was probably, like, a year ago. Yeah. It's been a bit

Aaron Bihl: [1:14] It's been a while. I don't know I don't know when last time was. But

Mike DeHaan: [1:18] Yeah. It's been around a few times. So I guess for people who don't know you, just so they know who you are, give a really brief rundown, less than sixty seconds, who you are and what you're doing.

Aaron Bihl: [1:30] Yeah. So I am in South Carolina, wholesale, flip, do everything direct to seller, off market. Mainly focus on buying, selling trailers and a little bit of, like, commercial stuff now.

Mike DeHaan: [1:43] Yeah. You you were the episode that you were first on with us was, like, specifically around mobile homes. That's been your Trailer boy. For a while. Trailer boy.

Aaron Bihl: [1:49] Trailer boy.

Mike DeHaan: [1:50] Yeah. Yeah. Because you're doing that in Texas

Aaron Bihl: [1:52] Mhmm.

Mike DeHaan: [1:52] Down in San Antonio. Why did you move to South Carolina? This is something I actually haven't talked to you about. And I would say for context people, Aaron was, I would say, my first real estate friend when we were in CCF with Ryan Dossi's group years and years ago. And we flew out to Florida for, like, a little meetup, and we

Aaron Bihl: [2:09] just connected right away.

Mike DeHaan: [2:10] And so we've kind of, like, gone through a similar growth trajectory. When we met back then, we were both green, and then we both have had our own individual success. And now you've you're still in the real estate game, but you've kind of grown and evolved as you've gone. But you moved from Texas to South Carolina. Why did you move to South Carolina? Just on, like, a personal note. I don't know if I actually talked to you about this.

Aaron Bihl: [2:27] It's a good question. So several several reasons. I normally give kind of three answers to that. One, split with a business partner, kind of just wanted to start over.

Mike DeHaan: [2:35] Mhmm.

Aaron Bihl: [2:36] The market in Texas is trash. So was kind of excited to get away from that. Getting a little closer to family. My family's all in Ohio, so now I'm like drivable home.

Dan Austin: [2:46] That's so wild to me. Like I my geography from being in Washington is so Right.

Mike DeHaan: [2:52] But South Carolina and Ohio

Dan Austin: [2:53] To me, Texas is like closer. Yeah. Right? Like, but it's not one bit. But Ohio is also close to a lot of things.

Aaron Bihl: [3:01] Yeah. It's a six and a half hour drive and you drive through like seven states.

Dan Austin: [3:04] It's kinda wild. It is so weird to me.

Aaron Bihl: [3:06] But that and just kind of getting away from it being really freaking hot in Texas all the time.

Mike DeHaan: [3:10] Mhmm. Because it's notoriously more temperate in

Dan Austin: [3:13] South Carolina. Chilly in South Carolina.

Aaron Bihl: [3:15] I mean, we have, like, seasons. Yeah. Like, in Texas, have, like, summer than, like, what I call, like, diet summer. You get, like, January where it's, like, Yeah. Cold for, like, a But, like, the last few summers in Texas were also, like, especially brutal. Like, you we just had, like, stretches of, like like, we're getting 100 degree days in like March.

Mike DeHaan: [3:32] Yeah. Yeah.

Aaron Bihl: [3:32] And then you get like a brutal stretch of like 60 of that in like July, August. It just gets old, which it's like hot here, but you get seasons, which are really nice. Yeah. But then as far as like real estate stuff goes, so the market just became brutally slow in San Antonio. Mhmm. And I mean, it's like you list a flip, you price it really well. You might get a showing, I don't know, like a few showings in sixty days. Yeah. Like it just it just seemed so slow.

Mike DeHaan: [3:57] You had stuff sitting forever down there. Yeah.

Aaron Bihl: [4:00] I mean, like we had a couple loans with you that there's one that you had

Mike DeHaan: [4:03] for like over a year that was on the market.

Aaron Bihl: [4:05] Oh yeah. It's just like and it wasn't even like, it just became a thing of like, it didn't matter what you priced it at. Like, just Just didn't

Mike DeHaan: [4:11] no buyers.

Aaron Bihl: [4:12] So then I was doing some virtual stuff for a while. My dispo guy kinda had some connections to different places. We did that for a while, which I just don't love. And then once I decided to move, ended up here and started doing more stuff locally, the market's pretty good. And then I didn't know that mobile homes were, like, a huge thing here, but apparently, like, there's, like, more mobile home deals in South Carolina than Yeah. Like, other state. Like, you go in the investor Facebook groups, and it's not people that wanna flip houses. It's people that wanna put new mobile homes on land. Interesting. Like, that's, like, the big thing here. So, you know, started flipping mobiles. Just did my first where we bought land and put a mobile home on it, and that's becoming really interesting and lucrative. So now pretty much solely focusing on buying mobile homes, lots in South Carolina, North Carolina, Georgia, Tennessee, kind of this whole area, and then starting to buy some storage and mobile home parks as well to keep wholesale, all that stuff.

Mike DeHaan: [5:12] Yeah. It's a lot. Yeah. Depending on the area, there is like a whole industry around those individual mobile homes, which I think is pretty fascinating. Because people always talk about the parks ever since Brandon Turner started talking about mobile home parks on, you know, Bigger Pockets so long ago. That's on so many people's radar. But I still feel like there hasn't been the put a mobile home on a piece of land guru yet. No.

Aaron Bihl: [5:33] Chris Rude is trying to be that guy. Is he? He's doing well with it. Is he? Really? Yeah. I mean, like, the way he's doing mean, I don't know him. Don't, you know, know anything good or bad. But he's monetizing it like 12 different ways.

Mike DeHaan: [5:44] Mhmm.

Dan Austin: [5:45] Yeah. The one thing that I was thinking about this was like the moving them as a whole a whole business around just that.

Mike DeHaan: [5:51] Well, I think you buy them new though.

Aaron Bihl: [5:53] So I I think it's

Mike DeHaan: [5:53] a little bit simpler probably. Well, I

Dan Austin: [5:55] know, but like you gotta pay someone to move it. Right?

Aaron Bihl: [5:57] So his structure is he's either a dealer or partners with dealers. So he gets a fee on it when you sell a new one. And then he's like partnering with people to do them, like buy the land and do it. He's lending on them and charging $15.15.5 and 3 to lend on them. Yeah. And then he has a mastermind too. So it's like, what is that? Quadruple dipping?

Dan Austin: [6:19] That's just what it work here in Washington. Like, nobody's paying the 15 because you could just go get financing. Like, if you're buying a new mobile home on land, you could just finance that here with normal conventional financing.

Aaron Bihl: [6:29] Well, so he's doing that to investors because no, no hard money lenders are touching that, that asset, right, of

Dan Austin: [6:35] Oh, okay.

Aaron Bihl: [6:36] I think people will eventually, and there's one here that's starting to do them. But like the, you know, people have stuff for new builds. They'll do stuff for mobile homes sometimes. Yeah. Which that's completely different here than it was in Texas too. Like, just the way it's set up. But, they'll do that sometimes, no one's doing the like, you know, finance the lot, new build, purchase process.

Dan Austin: [6:56] I see. These are investors that'll be flipping and going to him. Buy the mobile home. They've already got the land. Set it all up. Get the hard money. That makes sense.

Aaron Bihl: [7:04] Yeah. Then if you don't have money, he'll like partner with you on it and split it or whatever. So it's like, dude seems to be crushing and doing it. But

Mike DeHaan: [7:10] Yeah. It makes sense. There was those I think they were twins that were doing they were the big, like, land guys for a while that I saw everywhere on social media. I think their whole thing has disappeared at this point. But that was essentially what they would do as well, is they would help all the rookies find the land. And then the you know, they'd be like, oh, well, I can't get anyone to finance the land. Help me. And they'd be like, oh, we'll finance land for you. Basically, we're just gonna split the deal fifty fifty. Yep. And so what he had essentially done is he had he had monetized his pipelines. We're paying to learn how to do it. They would get a healthy share of the deal, you know, but they didn't have to outlay any marketing expense. Instead, they would get all these dummies that would pay them and then spend their own money to out and find the deals. Yes. So well, nice. So I guess, like, on those things, where I mean, you told me a little bit. What are the economics on these? Like, how juicy are these deals? Because I think one of the reasons that people get turned off on it is because their view on mobile homes on land is relatively poor. You know? And out here in Eastern Washington, if you have like five acres with a double wide on, you can sell I think for 400. Yeah. It's pretty Yeah. Big You know?

Mike DeHaan: [8:13] And so I guess like out where you're at, what do those numbers look like?

Aaron Bihl: [8:16] So most of the stuff, like selling mobile homes, I like to, whether it's flipping them new on new ones or whatever, I like to be in a place where you can sell them in the 2 hundreds.

Mike DeHaan: [8:26] Yeah.

Aaron Bihl: [8:26] Mhmm. So like Greenville is like really hot. Lots of people are moving here. It's like not super affordable if you wanna live in actual Greenville. So you get twenty minutes outside and you can get a half acre and a mobile home for like $2.25 or $2.30 or whatever. And it becomes it just seems like in places where it's a little expensive and you had to move out to afford things, it makes sense. And then like but like new ones in, like, around Charleston are like 300 k too. So Okay. It just depends on where you are. Yeah. So generally, I think the thing that's more appealing to me about those than flipping, which I still love flipping them, is like the speed. And, you know, I don't have to wait on FHA. So I don't have to like, had a mobile home I flipped a few months ago, we were done with their renovation two weeks. We had a ton of showings on it. They all wanted to use FHA loans. So we had like 40 showings, but like no offers because no one can actually afford it. Right? Mhmm. But with it being a new build, you're FHA eligible day one. And I'm trying to get to these to the point where we can go from purchased land out of list in like thirty days.

Mike DeHaan: [9:26] Oh, really? So they they treat a new mobile home as like a new build house from an FHA perspective. Yep. That's interesting. That's cool.

Aaron Bihl: [9:32] Yep. So that should make it really interesting. And then like, you just don't have all the BS of like I mean, you can you guys have flipped houses. Like, you can have the most amazing flip in the world. Someone's still gonna bitch about something. Like Of course. Right. Like, it doesn't matter. There's gonna be something they find wrong with it. But like, if it's brand new, like everything's brand new.

Dan Austin: [9:49] Mhmm.

Aaron Bihl: [9:50] It's just in theory should be, you know, a little more difficult. But then a lot of it too is kind of the same with flipping. It's just different trades. So you have, you know, you have your land clearing guy, and you have your setup guy, then you have your trim out guy, and you have a septic guy. And, like, you just have a lot of the same kind of process, but just different trades, which I didn't really realize. I kind of was just like, I don't know, you just buy the land and like you just park it there. Like but it's just not not exactly how it works.

Dan Austin: [10:19] So you're just you're actually finding like raw land where you actually do need to develop it. You probably drop a driveway in, septic tank, do you put a well in?

Aaron Bihl: [10:27] It just depends. That's the thing that I'm learning too of like different the one I did had a previous mobile home, so I sold it for 3 k. Someone came and moved it. So I already had like septic, waterline, all that stuff. So that was, you know, pretty easy. Yeah. Like one we're buying now that like you have to we had to put a septic on it. We had to put a well on it. So it's all just like factoring into your numbers. Like Right. Hey. I gotta buy cheaper if I have to put a septic for 6,500 or $7 and then a well for $6. And Yep. If I can just tap into city water and sewer, obviously, that's easier and cheaper. And it all just kinda factors into that. But I I'd say the thing that, like like anything, people are paying, like, I wanna say retail for these lots, but people are doing this and not getting great deals on lots. So I mean, my advantage is like pretty good at sourcing off market deals. Like, I just mailed a bunch and we bought like 12 lots or we're we contracted 12 lots. Right? So it's like, now I have a bunch of these that I can wholesale for 10 to 15 k, or I can do all of myself and put homes on them. So that's where the numbers start to get really interesting. If you're buying them from wholesalers, you know, you're gonna be in and probably like, I don't know. Call it if you bought a deal from a wholesaler on the market, you may be all in at, $1.70, $1.80, selling at, $2.25, which is, like

Mike DeHaan: [11:45] That's pretty good. Decent,

Aaron Bihl: [11:47] but not amazing.

Mike DeHaan: [11:48] Yeah.

Aaron Bihl: [11:48] But, like, the one I'm about to list this week, which we got a really good deal on it, I'm gonna be all in at like $1.35, $1.40, and we're gonna list at $2.25.

Dan Austin: [11:57] Yeah. That's good.

Aaron Bihl: [11:58] So like trying to target that like sub, you know, $1.50, $1.60 all in price and then sell somewhere in the 2 hundreds.

Mike DeHaan: [12:06] Yeah.

Aaron Bihl: [12:07] Or even if like and then a lot of these too, it's like the good and bad thing about mobile homes, whether you're flipping or doing new builds is like like sometimes there's unknown.

Dan Austin: [12:16] Mhmm. Sure.

Aaron Bihl: [12:16] It's not like, you know, flipping a house in a subdivision where you have clear comps. You're like, oh, well this one, I don't know, five miles away sold for that seems similar. Right? But a lot of times you have good upside. It's not like we have somewhere like, I have one we're flipping. I'm like, I don't know. Like nothing's sold in here in five years, but it's gonna be a we're flipping it. It's gonna be a brand new double wide on two acres. Yeah. Worst case, we probably sell it for $1.80. Think it sells for like $2.25 though. But you don't know till you do it. So that's the one kinda good thing is, you know, there's a little more upside potential, but some unknown with it.

Mike DeHaan: [12:49] Well, I think I think the key is you have to I mean, with all real estate. Right? You kinda make your money when you buy. That's the old saying. And so with what you're doing because you're not a broker dealer yet of mobile homes. So you're having to buy those probably at retail. So you need to make that money on the land. But then I think what a lot of people do is they pay retail for the land, but then they buy the mobile homes themselves at a pretty significant discount because they're like a broker dealer. And so they prices.

Aaron Bihl: [13:14] Yes. And that's like I have a buddy here who's a who's a dealer. Yeah. And I'm I'm thinking about getting my dealer's license. I know he has, a 10 k markup. So then you, like, you look at that, call it $1.40 for me, and and then that becomes $1.30. And then you start to source better contractor. So I think there's some margin there you can create too of, For sure. Oh, we can get the deck guy for 5 k instead of 6 or the break guy for four instead of five, you know, whatever those numbers end up being and start to create another 10 to 20 k margin and it gets pretty interesting. Especially with the speed of it. So so now I'm like doing a lot of that. Trying to partner with people and stuff just because, I don't know, I just don't want to have a bunch of hard money loans and I'm getting these at an like sourcing deals isn't the issue.

Mike DeHaan: [13:57] Yeah. So Yeah. I know one of your guys reached out to us about a loan. I told him we could do it, but he said he was already working with somebody else. But yeah. It's funny. When you originally asked me about that, you asked about lending and I kinda told you no. But it comes down to the situation and the borrower. Right? Because and I'll be honest, I was slightly, I wanna say, biased. I have, like, a preconceived notion because I what I was anticipating is, like, oh, yeah. Can you fund these for my buyers? And it's, some toothless guy that's, like, buying this shitty trash mobile home in rural South Carolina. I'm, no. I'm fucking giving that money. Yeah. Then the guy that reached out to me, he, like, has cash. He's sophisticated. He's solid. The deal, like, makes sense. Yeah. You know? And I'm like, oh, yeah. I'll do that. Totally. We'll just balance sheet it. It'd be great.

Aaron Bihl: [14:40] Which is funny because so he reached out to you. He's like, I thought that's who you're gonna send me to. And I was like, no. Don't think they'll touch it. And he's like, well, said he would. So I'm like, oh, interesting.

Mike DeHaan: [14:48] Yeah. Yeah. It just it depends exclusively on the on the individual when it comes to those kind of deals. Yeah. So it's just different. And and I think I think a lot of hard money lenders won't touch them because to your point, they they probably have the similar preemptive notions that I do where it's like, it's a meth mobile home on, like, some weird back roads.

Dan Austin: [15:07] Yeah. It's a weird janky shit.

Aaron Bihl: [15:09] Well, and it's hard to gosh. Me and, Buddy were talking about this the other day, like hard money lenders saying they're private lenders drives me insane. But there are people like you guys and like other people I know who kind of do, like, I would say, you know, operate somewhere in the middle. Right? Like a lot of your stuff's more like standard institutional. We sell our loans, we do that. But like, have the ability to still kind of make your own decisions, do your own stuff. But like the, the guy who we were referring to works for a big name, hard money lender. I won't name him, but, like my buddy, like, he's like, hey, is that so and so? I was like, yeah, introduce yourself. And he's like, yeah, he told me he's a private lender. Isn't he a hard money lender? And then we're like, why do people do this? Yeah. But there are people that have the ability, like you guys and like some other people I know locally that, hey. We can actually, like, look at this and decide if we wanna do it and have the ability to do some stuff. Hey. It's probably not gonna be our whole business, but, you know, you have the ability to actually do some of that. But the whole, like, hard money lenders calling themselves private lenders, I'm like, whoever decided this is a thing, stop doing it.

Mike DeHaan: [16:08] I know. Well, that's actually a good good piece of education for people because so the industry as a whole is called private money lending. Like the the biggest conference is the AAPL, which is the American Association of Private Lenders. And like all the big names go to that. And the reason they call it private lending is because the end buyers of a lot of the notes are not they're not like the government. Right? They're typically privately owned companies. Yep. Whether that's a bank or it's a hedge fund or whatever. They're the ones that end up providing the money down the line. And so technically, it is a private loan because it is not going through a, you know, large federal process. But the key question you gotta ask people is, you know, okay. So you you have a hard money lending, a private lending company. Say, you can ask them, are they a balance sheet lender? Or are they, you know, trading their debt? Or, like, what is their actual funding structure look like? Because if somebody has their own balance sheet and their own ability to balance sheet loans, then they're more likely to do stuff like that. Yep. And most smaller lending companies will kind of operate in the middle, kinda like we do, where you have a small fund, you know, with, like, private individuals that have invested money with us that we can, you know, use that money how we see fit. But we have to be selective because we do run out of capital.

Mike DeHaan: [17:17] And so on average, stuff has to fit into the credit box that the big money does like so that we can trade it. Yep. But if people aren't playing that game at all, like, they're only balance sheet lenders, which is common, they can typically do stuff like that. Or if they are, like, you know, kinda like us mixed where they have, like, a certain allocation that they're willing to balance sheet, then they can do things. You know? And that's that's, like, truly a relationship lender at that point. Because, like, when we are doing those loans, honestly, we will bet on the horse more than I guess, I well, the jockey more than the horse. Right? Like the operator. Even if the deal is, like, a little bit outside of what we like, but we believe the operator is really sound, the operator has assets Yeah. We're more likely to do that versus when you're doing the bigger credit box stuff, it's kinda the other way around. So, you know, it's just different. But, yeah, it's just so for education people. If you ever have somebody that says that they're a hard money lender and then they go, oh, well, here's my my really small box. Just ask them if they actually are a balance sheet lender and they carry their debt.

Mike DeHaan: [18:10] And if the answer is no or they don't know what you're talking about or they give you some runaround answer, then they're probably not gonna do your deal that's outside the norm.

Dan Austin: [18:17] Yeah. They're probably doing a shitty job anyways.

Mike DeHaan: [18:19] Yeah. Exactly.

Dan Austin: [18:20] If they're not willing to answer that question.

Mike DeHaan: [18:21] Yeah. It's fair. Yeah. So as you go forward, though, let us know. We can we can definitely take a look at them. But so I guess with your financing then, how, like, how are you putting these together? Because then I guess at the end of it too, you said FHA buyers are buying it. So once it's stabilized, they have no problem getting conventional debt. It's just that, you know, like, in between period.

Aaron Bihl: [18:37] Yeah. I mean, it's it's easy to sell them to to people. Like, it just sells like a house.

Dan Austin: [18:42] That's their standard box probably, especially for FHA buyers. Like, that's the price range.

Aaron Bihl: [18:46] Mhmm.

Dan Austin: [18:47] Yep. It's probably not uncommon. And and if you have a good lender in town that does that shit, it's probably quick. Yeah. You know?

Mike DeHaan: [18:52] So I guess, like, in the meantime, if you can't get hard money lenders, what are you, like, getting, a car loan to buy a freaking mobile? Like, what what is that? Because that's I guess that's how they're titled. You go to the DMV. It's a title loan. Yeah. Yeah. Like, you go to the DMV to transfer title on a mobile home.

Aaron Bihl: [19:07] No. So I mean, honestly, like if I'm I'm just everything I'm doing right now is either with partners or private money. So trying to build out more of the partner side just because I think I can scale that faster and still get really, really good deals and offer people good splits on that. So, like, I'm building that out more where essentially, like, we'll take a, you know, small fee to on the front end. And then me, project manager, manages the entire thing. They buy it. We split it fifty fifty. But gives me ability to just do a lot more, and I can just kinda, like, turn on the faucet, buy more deals. But I just got to the point where, like, hard money when, like like, previous company, we would do a lot of deals, but, like, man, when you when you're doing, like, 10 or 15 flips or whatever, and you're like, cool. I sold a flip. I can pay my hard money this month. Like, it's $20 or $30 or, you know, whatever. It just becomes a thing where it's like, I don't wanna do that. Mhmm. So even, like, private money stuff, like, I'll get lenders and normally I'll just JV just because like, it's just less stressful. Yeah. And a lot of times people are like, you're giving away too much money and it's like, that's fine. Like, it's okay. Like, if it goes quick, they make too much money. If it goes- Along.

Aaron Bihl: [20:10] The longer it goes, I get a better end of the deal. So it's just kind of like however you wanna do it.

Dan Austin: [20:14] So theoretically, you, you get a lot and you're like, cool, is this, this is a good deal? You call a guy like me, you say, hey, I got a deal. You wanna be part of this. You JV with them. Maybe they come to the table with cash to buy the lot. Maybe buy the mobile home too, because it's a new mobile home from the dealer and you just basically manage it all.

Aaron Bihl: [20:30] Yep. So those are the kind

Dan Austin: [20:31] of deals I like to be involved in.

Aaron Bihl: [20:32] Yeah. So we have people that, you know, have cash and then now the hard money lender we're used here started to do the land home package stuff. So essentially, like, we get a deal, whether it's a flip or whatever, run the numbers on it. I wanna sell everything like a 70% deal. It's kind of my my goal. Then we just, you know, manage everything. They buy everything. We split the profit. But good thing is, like, you look at it and you're like, oh, man, I made 20 k or 30 k after splitting it. Like, that's not that much. But I think the bigger thing is there's like a ton of margin for like, we're making these really hard to lose on.

Mike DeHaan: [21:06] Yeah. Which is so important.

Aaron Bihl: [21:08] If you have 60 to 80 k in margin, it's like, it's not like the flip I'm doing where I'm gonna make 20 k. And if I mess it up, I'm like screwed.

Dan Austin: [21:15] You're gonna lose 20 k. Yeah.

Aaron Bihl: [21:17] Yeah, exactly. So trying to do these with like enough margin where like, it's interesting to split it with people, but more so like, I might make a 20 k mistake. I hopefully won't make an 80 k mistake. Right. Or set you know, sixty, seventy, something like that. Yeah. So I mean, that's kind of what that stuff looks like, which is it's fun. Like, one now I like throughout this week and it's like, cool. I have this lot. And then that same day, we picked up two more in that same city. So I'm like, I can do this three times or I can wholesale a lot. So it doesn't really matter. So the lot thing just seems to be a lot, like, quicker to I mean, I can pick up flips, but it's less predictable of, like, mailing lots is just a little easier.

Dan Austin: [21:54] So Yeah. A lot of people, like Mike and I, we you just have land and you don't know what to do with it sometimes. Or you just are sitting on it for whatever reason. And, somebody's like, I'll buy that from you. And you're like,

Mike DeHaan: [22:04] Should throw a mobile on that, Dan. That would be funny actually. Yeah. It's like a really nice neighborhood. We like carved out this piece of land that is taking us forever because we have to like we can't get a partial reconvene on our mortgage.

Dan Austin: [22:17] It's been a whole thing.

Mike DeHaan: [22:18] Until we sell the house. They wanted us to like pay all these extra points and stuff to do a partial reconvene. So what we should do to make it worthwhile is we should throw a mobile in this, like, really nice neighborhood and just, it would Just to piss everyone off. It would be very out of place.

Dan Austin: [22:30] We're gonna fly you up here, dude, just have you run the property

Aaron Bihl: [22:32] for us. It's amazing.

Dan Austin: [22:33] You could stay in the vacant Airbnb next door.

Aaron Bihl: [22:36] Weren't you doing a new build at some point, Dan? Did that happen?

Dan Austin: [22:38] No, I still have that. I have two lots. Forgot about that lot.

Mike DeHaan: [22:41] You forgot about the one that you've been sitting on personally.

Dan Austin: [22:44] Yeah. How'd you been so busy? Basically, timing of that was pretty poor because, that's about the time that we went hot and heavy on the lending. And so I just haven't had time. Like I've just put it on hold.

Mike DeHaan: [22:54] I keep thinking I'm gonna

Dan Austin: [22:55] do it. I just I literally, there's just no time.

Aaron Bihl: [22:57] That's fair.

Dan Austin: [22:57] I would still want to do it. It's like, I'm not like giving up on the idea, but you know, for now I just got a land bank.

Mike DeHaan: [23:03] Yeah. It's a good location for it. It's an A plus part account.

Dan Austin: [23:07] So It's a it's a good neighborhood. All the houses up around it are are all built up. And so, like, I'm, like, one of the last or maybe one or two lots in the development that haven't built. It's just literally time. I have the capital.

Mike DeHaan: [23:18] It's your private land. You should go start dumping your trailer on it. You can do whatever you want. I do. I do. Yeah.

Dan Austin: [23:24] I take dirt from my house whenever I do a landscaping pry

Mike DeHaan: [23:27] not like Not like mattresses and shit.

Dan Austin: [23:29] No. No. Not garbage. No. It's not that kind of neighborhood. No.

Mike DeHaan: [23:33] Yeah. Behind my house, it's an open lot, and the construction companies that have been building out their house in New

Aaron Bihl: [23:39] York, just going throw their trash back there

Mike DeHaan: [23:40] all the time. They're fucking pouring their concrete

Aaron Bihl: [23:43] and stuff back there. Yeah.

Mike DeHaan: [23:44] And I called the city, and they're like, well, it's private land. You got picked it up with a landowner. Like, they don't give a shit. And it's land bank, you said. So they're going on there, just polluting, and then we have, like, all these kids back there, like, playing in concrete dust and stuff. Like, that's healthy. That's a good thing. Thank you, everybody.

Aaron Bihl: [23:59] You gotta start you just put an ad on Craigslist, like, and let people dump on Dan's land.

Mike DeHaan: [24:04] Yeah. That's good. Yeah.

Dan Austin: [24:05] That's good.

Aaron Bihl: [24:07] Him, like, $50. Be like, oh, it's mine. Just, you know, dump whatever. It's fine. And you're collecting all this money.

Mike DeHaan: [24:12] Yeah. I'll just say, like, I'm tired of seeing your trash. Dump it here instead. It's two minutes away. Yeah. Right.

Aaron Bihl: [24:18] And he's just getting, like, tires and then eventually someone in the neighborhood's gonna be like, hey. Do something. He's like, you're just gonna have to buy my land. Yeah. And then everyone writes. I'll be a I'll be

Dan Austin: [24:26] a motivated seller at that point.

Mike DeHaan: [24:27] Well, you don't even be motivated. Do you have a lot of leverage? They're like, just make the trash get worse and worse and be like, the price is going up.

Dan Austin: [24:33] I'll definitely be able to

Mike DeHaan: [24:34] There's more stuff that's getting added to the treasure trove there.

Dan Austin: [24:37] Yeah. For sure.

Mike DeHaan: [24:38] There's a

Aaron Bihl: [24:39] It sounds like

Dan Austin: [24:39] a great strategy. There's a couple, like, Russian builders that live in the neighborhood. Like, they built houses in the neighborhood, and they moved into the neighborhood. So this is, like, right

Mike DeHaan: [24:47] up their alley, dude. They'll be

Dan Austin: [24:48] like, oh, sure. I'll buy that from you.

Mike DeHaan: [24:50] I know. You know? Yeah. They'll they'll just garbage. Smash it down.

Dan Austin: [24:53] I was gonna say.

Mike DeHaan: [24:53] On top.

Dan Austin: [24:54] The foundation will be on

Mike DeHaan: [24:55] top of the garbage.

Aaron Bihl: [24:56] Location on top of all the tires

Mike DeHaan: [24:57] and shit,

Dan Austin: [24:58] Zach. Of course. Mattresses? Living now. Falling off the hill.

Mike DeHaan: [25:01] Goddamn. Yeah.

Aaron Bihl: [25:03] I think we're onto something.

Mike DeHaan: [25:04] We are. Think so. Yeah. But anyways. That is cool though. So like this What are the biggest, I would say, risk that you do face then? I mean, because preserving like lowering your downside, think, now is so important. And so like, what are the biggest sort of gotchas that you face with this kind of thing? Is it like is it permitting issues with the land? Is it, you know, sudden sewer, like inaccessible? Or like, what are the big gotchas?

Aaron Bihl: [25:32] Yeah. I mean, I mean, I guess I don't really know. I mean, I guess something like, you know, doesn't sell or whatever gets stuck. Right?

Mike DeHaan: [25:38] No. You haven't you haven't found them yet. Yeah. Yeah. You'll find them eventually.

Aaron Bihl: [25:41] The thing that's interesting here though, I guess, if you buy lots without doing your due diligence on them, which I'm figuring out now, like, which was never really a thing in Texas of like, you gotta get a perk test to make sure you can have a normal septic tank and, or even like land clearing costs. Normally I'm like, like in Texas, was more buying like infill lots too. So I'm like, it's land. What do I need to look at? Right? Is there a water meter or not? Right? With these, you know, there's a lot, like, something will look really good and you drive and you're like, oh, that's an entire hill. Like, can't do anything with that. So as long as like that and this utility situation, as long as you figure that on the front end, I think that's the biggest thing. But like the whole, like, perk test thing's annoying because like everyone's backed up like two or three weeks. And it's this whole process and it's not cheap. They're like thousand bucks or whatever. But also no one's gonna buy it without it. So it's like

Dan Austin: [26:30] They do just like drill holes in the ground or what what does this perk test mean?

Aaron Bihl: [26:33] I don't even know. Okay.

Mike DeHaan: [26:35] They sound like me. I'm like, I don't know. That's that's what they said you need.

Aaron Bihl: [26:38] Don't know. Somebody just told me I need one. Right? So they do them, like, a few different ways. Like, you can do it like a mini excavator, and then then they have, like, ones where they just, like, drill holes and, like, put water in the ground, come back in a few days, see what it does. And I don't I'm probably gonna sound really stupid when when this comes And

Dan Austin: [26:53] this is percolating. This is percolating.

Aaron Bihl: [26:55] And someone's gonna be like, I that's not what that is at all. Yeah. But, you know, essentially, they're gonna come and they're gonna say, hey. It's approved for this type of septic in this location and this area.

Dan Austin: [27:04] Okay. It's for the poop water. Okay.

Aaron Bihl: [27:06] Exactly.

Dan Austin: [27:07] Yeah.

Mike DeHaan: [27:07] Yeah. This is why you and me have always gotten on so well, Aaron, is you're also just like a take action guy. Just like I am. Like, I don't know what that is. And I feel like so many people get caught up and, like, wanting to know why things are what they are. Whereas, like, one of the reasons that, like, our Dan and did well with our wholesale business, then our lending business has taken off relatively quickly. If you just dive head on into it, you kinda, like, figure it out as the issues come around instead of just, like, trying to figure it out, like, beforehand. Because you never will. Like, you don't know. And, you don't even know what questions to ask. You don't know what you don't know.

Dan Austin: [27:35] Yeah.

Mike DeHaan: [27:36] Had a lot of stuff where it's like, oh, we need this report. These are things like, I don't even I didn't even begin to know what that is. And so I'll just tell them.

Aaron Bihl: [27:42] Yeah. The only, like I mean, I guess the biggest challenge here is everything's at a, like, a county level. So it's all it's all different. So different counties have different rules on subdividing lots. And the whole, like, retiring the title on a mobile home is at a county level, or in Texas, it's at a state level. I would just send them my title company. They'd do it. Here, it's like every county is different. It might take forever. And like we had a closing. So normally you would do that, you know, before closing to be FHA or whatever. But apparently it's a slow enough process here that they'll do it. You'll do all the front end work to make sure it can be like retired or detitled or whatever, But then they'll do it post closing. Where, like, in Texas, we our title company would do it right away. It's at a state level. And it may get done before our first closing, may not. But then it would just, like, by the time we sell it for the second time, it's fine. Right? Here, it's like, can't do that. And if you if it changes ownership, they completely start over. So that's been the, like, on normal, like, already, you know, set mobile homes, like getting those figured out and de titled and stuff. And attorneys that do them. And I don't know. That's the one challenge on like flipping here with mobile homes. But when you're doing new ones, you literally send like the manufacturer certificate from the like, manufacturer to an attorney.

Aaron Bihl: [28:58] It never gets a title, it's, you know, from day one, you know, real property, not personal property. So that part's a little easier. But, yeah, I'd say the thing is, like, just buying good lots. But there's, like, weird stuff too. Like, we've sold lots before that were, I thought, really good. You know, we get this good deal on a lot. And people that want mobile homes are like, no. I won't touch it. It's, like, too it's too close to the city. Like, we want it more rural. And I was like, what?

Mike DeHaan: [29:23] More rural. Interesting.

Aaron Bihl: [29:24] So we, like, sold it to someone that was doing, like, stick bills, they thought they were great. But, like, the people doing mobile homes are like, no. That's, like, too much, like, in the city.

Dan Austin: [29:32] Interesting. I think the test was, like, can I shoot my gun off my mobile home porch?

Mike DeHaan: [29:37] Yeah. Right.

Dan Austin: [29:38] Yeah. I like that. The answer is no.

Aaron Bihl: [29:40] It's gonna be

Mike DeHaan: [29:40] further out. Yeah. Excellent. Awesome, man. That's cool. And then the I mean, do you like living in South Carolina too? Like, what's that like? It's just like a a market. I've heard South Carolina the reason I'm asking this is at this lending conference that we were just in last month, South Carolina had the most inbound people moving there of any other state in The United States. It actually blew my mind.

Dan Austin: [30:03] Yep. Like, 17 people moved there.

Aaron Bihl: [30:05] Yeah. It's weird. It's weird too because I'd like it wasn't on the radar. And then my dispo guy, project manager guy who kind of works for me now lives here in Greenville. So then once I kinda decided like, hey. I'm I'm probably gonna move somewhere, it was like on the radar. And then I actually knew like two or three people, other random people who live here. But like, I'd never even like heard of Greenville, but it's like blowing up. So it's like hours south of Asheville, but very like, you know, we're close to mountains. There's like waterfalls everywhere. It's like really like young, active, fit kind of place. But the nice thing is it's like a small town, but also like the MSA is like a million people. So like, you're super close. Like, if I drive That's a lot of people. Like, I won't drive more than like ten minutes to things. So when I moved here, always told people I felt like like my days got longer because in San Antonio, everything's spread out and you're like, it's not uncommon to drive thirty minutes to the gym or forty minutes to a friend's house or cough shop, whatever. Where here it's like, you know, I'm literally five minutes from downtown. There's a cool, like walkable downtown. Like, I can like come home for lunch or let my dog you know, it's just, like, really everything's really close and really easy. Yeah.

Aaron Bihl: [31:16] And then if it's, like, more than fifteen minutes, you're literally just like, no. I just I just don't need to go there. So when I first moved here, I'm like, the days are, like, two hours longer because you don't think of, like, hey, if I'm driving around all day.

Mike DeHaan: [31:27] Yeah. Mhmm.

Aaron Bihl: [31:28] Like I'm eating up a few hours in my car.

Mike DeHaan: [31:30] Oh, yeah.

Aaron Bihl: [31:30] That just doesn't exist here. So it's been fun. It's cool. Weather's nice.

Mike DeHaan: [31:34] Is it like relatively cheap there? Like like if you were to live in Greenville, what what's the house cost?

Aaron Bihl: [31:39] Houses are stupid expensive. Are they really? So they've like blown up. It's like weird. 10 ago, they were nothing. But like

Mike DeHaan: [31:46] So what's like a 1,500 square foot house? Like a three bed, two bath in like a decent part of town? Like $400?

Aaron Bihl: [31:52] Like 6 or 7.

Mike DeHaan: [31:53] Really? That's crazy.

Dan Austin: [31:55] Damn. It's the next Boise, Idaho.

Aaron Bihl: [31:56] So like where I so I'm living in like a kinda garage apartment situation now. And in like a nice area. Like, you know, kinda like nice remodeled area. But the house is probably like like the neighbor, I think, just listed for $6.50. Wow. Damn. Like nice, like, downtown apartments are like 2 k a month, something like that. Okay. But it yeah. It's like even, like, the parts that are still like more like gentrifying up and coming areas of town are like a thousand square foot, like remodeled selling for like 300. Wow. But then like, you'll, you'll literally like look at something on Zillow and you're like, eight years ago you bought this for like 12 k. Like, no, like, no kidding. It's like and even like where I live now, like the people that have these houses that are now six, seven hundred k or whatever, I mean, they didn't pay that for them. And it's not like they would probably even normally afford them now. It's like, it was $150 $200,000 house when you bought it. And then the area exploded. But some of the like higher end neighborhoods, I mean, there's like $23 4,000,000 houses.

Mike DeHaan: [32:58] Yeah.

Aaron Bihl: [32:58] Wow. Which just seems crazy.

Mike DeHaan: [33:00] Yeah. You're describing like North Idaho is, like or just generally in Idaho is kinda like Idaho blew up. Yeah. There's houses that we flipped out here that on the MLS in, like, 2018, it bought for it got bought for, like, 1,800. And our, like, cash offer, like, discretionary cash flow is, like, 400. Yeah. You know, by the time we we bought it in, 2122 kind of thing. It was just out of control.

Aaron Bihl: [33:22] But there's, like, there's, like, some, like, lake communities and and stuff here. Like, houses are, like, $67,000,000 on the lake. That's crazy. There's, like, just weird not really figured out. There's like crazy money here though. And like even like the development and the projects around town, like we have like really nice parks. Like really nice trails and like it's super clean. Like you don't walk around and see trash. So there's there's no crackheads there? There

Mike DeHaan: [33:43] not a lot. There are.

Aaron Bihl: [33:45] You like, you don't There are.

Mike DeHaan: [33:46] You just don't go where they are. You you just you're just not where they They

Aaron Bihl: [33:49] Well, I buy their houses, but like Yeah. They're housed crackheads But as it's not like it's not that bad. But it's just like really clean, but like we have so we have this really nice park. Right? The money people spend on stuff, I'm like, who's doing this, and where is it coming from? Like, they built this, like, observation tower that someone donated $10,000,000 to build. Just like, oh, you can see downtown.

Mike DeHaan: [34:10] Donate it, bro. It's fuck. It's all the public stuff. Yeah. It's all embezzlement. They have, a community

Aaron Bihl: [34:16] baseball field that someone donated, like, $2,000,000 to build a community baseball field. They can just, like, rent, play kickball, or, you know, whatever.

Mike DeHaan: [34:23] Yeah.

Aaron Bihl: [34:23] There's all these, like, developments going on that are really nice, like, developments that, like, are, like, half full, but then they keep doing more. And you're just like, where's where's this money coming from?

Dan Austin: [34:32] You always hear this, like, term, like, money, new money. I feel like the entire South is old money.

Mike DeHaan: [34:37] Dude, 100. It's like it's like the plantation money because we're like, that isn't

Aaron Bihl: [34:40] that long ago. That's, like No.

Mike DeHaan: [34:42] Three generations ago. You know? That's reason enough that it's carried through.

Dan Austin: [34:46] Yeah. Sounds like a great place to live, though. I mean, when Aaron first moved there, I was sending him a bunch of Instagram reels of, like, trashy people fighting downtown. I was like, hell yeah, dude.

Mike DeHaan: [34:55] Yeah. So Yeah.

Aaron Bihl: [34:56] And that still somehow happens. Yeah. But like like everyone here, like, loves the mayor apparently. Oh. But like in the last, like, twenty years, like, downtown went from, a place you don't go to, like, very, like, walkable, like, restaurants, like farmer's market. Have this cool, like, bridge they built over the water. They've done a lot in the last, like, fifteen, twenty years to make it like a location or like destination.

Mike DeHaan: [35:20] So according to Gemini, Greenville, South Carolina's wealth originated from its nineteenth century reputation as the textile capital of the world driven by railroads and rivers powering cotton mills, so aka slaves. Following a late twentieth century decline That's presumptive. Economy successfully pivoted. But you think they're getting cotton from somewhere else besides slaves and

Dan Austin: [35:38] Because imported it from Vietnam. I have no idea.

Mike DeHaan: [35:41] Definitely. You know what? But you know who's picking them in Vietnam? Slaves. We can't see economy. Successfully pivoted to high-tech manufacturing, notably the BMW plant plus aerospace engineering in a revitalized tourism driven downtown.

Dan Austin: [35:56] Perfect.

Aaron Bihl: [35:56] BMW's here. Michelin's here. Lima one's here.

Dan Austin: [36:00] Oh, Lima one. Big lender.

Aaron Bihl: [36:02] There's these old, like, manufacturing, like, mill buildings that they convert to, like, loft apartments. Those are, like, everywhere here, which I've never seen anywhere else. Some are cool. Some are crappy. You know? What you'd expect.

Mike DeHaan: [36:12] Yeah.

Aaron Bihl: [36:12] But, it's a cool little spot.

Mike DeHaan: [36:14] Well, now see, now I wanna go visit. We should we should go play visit to Aaron and go hang out.

Dan Austin: [36:18] Yeah. There we go. We'll buy a couple of bobbles with you, then, we'll, come out and visit and check out our projects.

Mike DeHaan: [36:24] That's a good idea. That's like actually

Aaron Bihl: [36:26] I like all of these ideas.

Mike DeHaan: [36:27] This is a great idea, Dan, for us to, like, have a little vacation that we can write off on the company very legitimately.

Dan Austin: [36:33] Alright. Give us a deal, Aaron, where Mike and I could buy and make, like, $40.

Aaron Bihl: [36:37] That's yeah. That's easy. Is it possible?

Dan Austin: [36:40] Yeah. In like eight weeks? What are talking about?

Aaron Bihl: [36:42] Let's do it. In eight weeks? What's the eight weeks piece?

Dan Austin: [36:44] I don't know. It seems like a reasonable amount of time to make $40.

Mike DeHaan: [36:47] I feel like you're just trying to make it

Aaron Bihl: [36:48] harder. Yeah. I'm making it fun. It's like I'm gambling. Lots right now, like right next to each other. And we could we could put one on each.

Dan Austin: [36:55] I kinda like this idea. See? There we go.

Mike DeHaan: [36:57] I mean, we gotta go out and visit to make sure that he's doing it correctly.

Aaron Bihl: [37:00] Yes. And then turn everyone into a trailer boy.

Dan Austin: [37:02] Business trip.

Mike DeHaan: [37:02] I will give you credit. You have really been pushing the trailer boy MO for a while, and it's obviously worked

Dan Austin: [37:08] out well

Aaron Bihl: [37:09] for you.

Dan Austin: [37:09] You're doing well.

Aaron Bihl: [37:09] Well, I kind of have gone back and forth, but, like, I'm probably more focused than I have been. I was like, I have one house I'm flipping right now, but I'm pretty much like I won't flip houses, which I haven't really been that way where I'm like and then here, just the I just think it can be, like, cranked up so easily. You know, the thing that sets you apart is, like, buying off market deals, sourcing deals, whether it's land or trailers or whatever. But now I'm, like, very focused on, like, if it doesn't have wheels, I don't want it.

Mike DeHaan: [37:39] If it doesn't have wheels, I don't want I

Aaron Bihl: [37:41] love that.

Mike DeHaan: [37:41] That is your your website or whatever brand. Like, that is such a great Dude. Little slogan there.

Dan Austin: [37:47] Yeah. I want that as your company logo. Absolutely.

Aaron Bihl: [37:50] That's amazing. There we go.

Mike DeHaan: [37:51] Yeah. So

Dan Austin: [37:53] awesome. Have wheels. I don't want it.

Mike DeHaan: [37:55] Yeah. That is really good, actually. If you wanna when you start your mastermind eventually, that's what you can have everyone, like, gather around in a circle and say. They can all start chanting that.

Aaron Bihl: [38:02] How have we gone this far and not ranted on anyone's masterminds and gurus? Don't get me started. Because you were, you were talking interesting stuff, man. I was,

Mike DeHaan: [38:10] that was Yeah.

Dan Austin: [38:10] This is intriguing.

Mike DeHaan: [38:11] Yeah. But Well, we do gotta wrap up. But if you wanna put anybody on blast, I'll give you two minutes.

Aaron Bihl: [38:16] I shouldn't. Can I anonymously put one? I saw someone yesterday. I won't say who it is. Selling education on self managing properties.

Dan Austin: [38:28] Oh, that's a good one.

Aaron Bihl: [38:29] That sounds like, who wants to do that?

Dan Austin: [38:31] That sounds terrible.

Aaron Bihl: [38:32] Some people do. What's the value? Like, hire if you don't if you don't wanna do it, you're not good at it, hire a property manager.

Mike DeHaan: [38:37] Think about it, dude. You get like a little school group going that's like the self hate self managers, and you charge people $50 a month, you'll get a shit ton of people. Because there'll be people that have, like, one property, and they're scared to death of their tenants. They're like the same kind of people that, like, give their tenants, like, a gift card to say thank you. You know? I'm like, fuck. Well, who does that? It's fucking weird. Like, you you have a unhealthy relationship with this person that's living in your rental property. That's who's gonna do it.

Aaron Bihl: [39:02] Yeah. I just, like, can't imagine, like like, least most of the, like, education stuff, there's, a big promise. I'm like, okay. You saved a $100 a month. Like Hell, yeah. Yeah. That's cool.

Mike DeHaan: [39:13] Give some confidence, though. That's really what people lack right now is confidence around it. And if you can tell them, like, hey. We will get you to be more comfortable doing this, and you'll make some more money, then there's the whole, like, squishy sensitive part part of the population that loves that shit right now.

Aaron Bihl: [39:27] I mean, I guess, like, other than that, my favorite one to hate on is a dude who was he's not in San Antonio anymore, but, like, I knew their business. They could never figure out how to source deals. They, like started before I did, so, like, kinda like OGs in this. Never really figured it out. And now he's, a wholesaling guru that, like, claims he makes a 125 k assignments on foreclosure deals in St. Louis and San Antonio.

Dan Austin: [39:53] Okay. Where houses are worth

Aaron Bihl: [39:54] a 150,000. Yeah. And it's like one of those. It's like, dude, like, I know your business. And then I had someone reach out to me because I was, like, trashing him one day. And I was like, were you in this group? He's like, maybe. And I was like, was it good? He's like, I don't wanna say anything good or bad. Like, I'm well, why would you not say something good if it was good? Yeah. But then it was literally like well, it's just like list stacking. And I was like Yeah.

Mike DeHaan: [40:16] That sounds about right.

Aaron Bihl: [40:17] Cool. Sounds right. Like Yeah. Par for the course. Anyway

Mike DeHaan: [40:20] hasn't changed. That sort of stuff is slowly dying out as we go, though. I think that maybe

Dan Austin: [40:24] They're all going to god now. They're all going to god.

Aaron Bihl: [40:27] Gosh. Talk about it. God.

Mike DeHaan: [40:29] That that's the ultimate red flag.

Dan Austin: [40:30] That's the mark right there that they got nothing going on.

Mike DeHaan: [40:33] Yeah. But awesome. Well, Aaron, buddy, it was good to catch up, dude. I'm glad you're Yeah.

Aaron Bihl: [40:36] That's fun. Thanks for having me on.

Mike DeHaan: [40:38] Yeah. Absolutely. You wanna, like, plug your Instagram or anything?

Aaron Bihl: [40:40] Sure. I mean, it's just Aaron dot Beal. If you wanna do projects with me, fliptrailers.com has all the information.

Mike DeHaan: [40:47] Flipfliptrailers.com?

Dan Austin: [40:48] I didn't know you had this.

Mike DeHaan: [40:49] Bro, you have that? You have to put if it doesn't have wheels, I don't want it at the top of

Dan Austin: [40:53] that, dude.

Mike DeHaan: [40:53] That's so good. That's such

Dan Austin: [40:55] a great website. You need to trash it up a little bit, though. This is nice. It looks good. But, yeah, I

Aaron Bihl: [40:59] think you gotta go. Yeah.

Dan Austin: [41:00] Get a I want like a like a I I can always That's AI world. With flames on it.

Aaron Bihl: [41:05] Oh, dude. Thirty thirty minutes on AI.

Dan Austin: [41:08] That was good, dude.

Mike DeHaan: [41:09] What you can actually build with stuff now that's like functional is crazy. We're launching this whole thing because like the Sir Lendzellot cavalry.

Aaron Bihl: [41:17] No. No. No. Let's not talk about AI ever being functional. Let's just like sell people shit with it.

Mike DeHaan: [41:22] Yes. Totally. Well, yeah. That that's that's the ultimate, like, I don't actually know how to use it is when they start teaching people how to use it. But I've built like an entire, like, little quasi CRM and pricing platform. We're doing this thing. We're calling it the Cylenza Lotte cavalry. And basically, it's like so all these, like, part time LOs, like loan officers, can come in and sell loans. We'll pay them a commission on it. But it, like, has all the pricing and stuff. So, like, you can be a dummy, completely newbie, and you can basically just do our whole system. And I posted them, like, a week and a half. It's crazy. And it's it's, like, pretty sweet. You know? And some built something like that previously with how complex it is, it would have taken six months and, like, $50,000, like, two years ago.

Aaron Bihl: [41:58] Or even, like I mean, now that we're gonna go down that rabbit hole, but all the scrapers and stuff, all the I think the data stuff in real estate's a really good opportunity. Yeah. And then just like some of the website and presentation stuff of like, hey, can throw a presentation together in twenty minutes that I'd spend hours on. Right? But other than that, it's like a huge distraction. I think a lot of people are just, like, stupid about it.

Mike DeHaan: [42:17] Well, totally. It's because the problem is people are like, well, how do I replace Karen that works for me? Let's do Karen's job. Like, no. Like, you actually have to have a task for it and like a role and, like, you know, integrate it into your business. Don't use it to become your entire business. That doesn't make any fucking sense. People don't differentiate. Like, artificial intelligence doesn't actually mean it's intelligent. It's just like replicating what you want it to do. It's not gonna

Aaron Bihl: [42:39] But it organized my email.

Mike DeHaan: [42:41] It is. Right. Goddamn it. So do Google filters. It's not that hard. But anyways alright, everybody. Thanks for listening. Go and check out Aaron's stuff. He's doing some cool stuff, and he's been around a while. He is honestly like an OG in the off market real estate space at this point, which is funny because I remember when we started, and it was, what, seven years ago ish. But, you know, there's a lot of churn in this industry. But, thanks listening, and we'll talk to you guys next week. See y'all. See you. This episode is sponsored by Sir Lenzelot LLC, also known as SLA Capital, which if you didn't know, is Dan and I's private lending company. So, yes, we are sponsoring our own show, but what you're do about it? It is our private lending company that offers hard money and DSCR loans to real estate investors of all types. So you can be a new investor, an experienced investor. You can be buying flips. You can be buying rentals, whatever. We can do everything. And not only that, but the rates that we offer are just as competitive, if not cheaper, than pretty much every other company out there. So whatever big company you've been working with, bring us their term sheets, I guarantee that we probably beat it. We have the same connections they do. We just don't have all the overhead and middlemen.

Mike DeHaan: [43:44] So if you wanna come and check us out, go to slacapital.com/keys, and I will know that you came from the show. And by seeing that you came from here, when you get the closing, you will save $500 on your first loan with us. So slacapital.com/keys, we would love to fund your next deal. Thanks for listening, everyone. If you want more from us, you can shoot us a follow on Instagram. I am at Mike underscore Invest. Dan is at investor man. Dan and Dylan is at Dylan underscore does underscore deals. Choose to follow and send us a DM to let us know what you think of the show.