Dimitri Van Camp’s Journey from Belgium to Florida Real Estate

Mike Hambright (00:00.844)
Hey everybody, welcome back to the show. I’m excited to share Dimitri with you today. We’ve been friends on social media for a long time, commenting on each other’s posts and things like that. I think we maybe even had a possible connection in Germany when we went to Oktoberfest last year. Maybe you were there right before or right after or something, but we’ve been kind of friends on Facebook, if you will, for a long time. First time we’ve actually got a chance to talk together. But Dimitri lives in Belgium, but invests in Florida.

Dimitri (00:11.288)
Sure.

Dimitri (00:19.16)
Yeah.

Mike Hambright (00:30.446)
has been an investor for a long time, almost all of it in Florida, other than a brief stint in his own country. So pretty cool and looking forward to getting to know him a little bit more today. And for those of you that are listening to kind of hear a little bit more about what’s possible, because I’m the other way around. I’ve invested mostly in DFW, I’ve flipped hundreds of houses here, but I live here and I work here. And so it’s a pretty inspiring story. So anyway, Dimitri, great to have you here.

Dimitri (00:56.162)
Yeah, absolutely. Thanks for having me. It’s nice to have a chat with you. I just mentioned before we went live here that I’ve been a follower from you since your early days from the Flip Nerd. And I remember telling my wife after I met her one week, and she told me, get off your laptop, we have to go out, we’re here in Paris, let’s go look at the Eiffel Tower. And I was like, no, no way, I’m finishing my show here with the Flip Nerd.

Mike Hambright (01:00.472)
Yeah.

Mike Hambright (01:09.848)
Nice.

Mike Hambright (01:22.581)
Yeah.

Dimitri (01:23.502)
I definitely have been a great fan of your podcast and your content for a long time.

Mike Hambright (01:28.588)
I appreciate that man. It’s fun to get to meet new people and it’s fun to, for some reason for a long time I’ve always been the…

Connect I guess I mean, obviously I run the investor fuel mastermind as well So I’ve always been a connector the person that’s kind of pulling people together and getting to know people and podcasting is a great way to do that and I’ve been doing it for since 2012 So with over like 13 years now And it doesn’t get old. I mean, I have plenty of things to do in the day So finding time for it is the hard part, but I but I’m glad to do it and and glad that we have you here today Yeah

Dimitri (01:47.288)
Yeah, that’s a good quality.

Dimitri (01:54.2)
awesome.

Right.

Dimitri (02:01.631)
Absolutely man, let’s get started.

Mike Hambright (02:03.682)
So tell us about your background a little bit. I know you live in Belgium and you told me up front that you started investing in Belgium, but there was a lot of government BS.

Dimitri (02:06.839)
Sure.

Dimitri (02:10.892)
Yeah.

Well, the way it actually started is when I was at university, someone showed me like a table with the starting salaries of engineers. I was studying mathematical engineering and I was like, yeah, that’s just not gonna work for me. And so I started reading a bunch of books and I read some books on real estate and in Europe, in Belgium, we don’t really have.

books about those subjects other than a few analytical books about appraisals and stuff like that, but not really like the inspiring real estate investor books. So I started reading books about the US and then I went to some attorneys and with those American books and I was like, I want to do this here in Belgium. Can you make some contracts for me? And so we started doing some deals here in Belgium. We got some lists for vacant houses and stuff like that, which back then the regulation was not as strict as it is today.

here in Belgium and we started buying houses and reselling them. I partnered back then with a friend of mine. His brother had a construction company. He had cash sitting around. So that was not an issue. We didn’t need to use mortgages or nothing like that. So we just, you know, very simple business model. We would buy them for, you know, 60, 70 cents on the dollar, sell them on the market and we would make a good profit on it.

The thing that was a little bit disappointing is after all the taxes were taken out, which were about 60 % of our profits, and then we got some fines because the government said, well, you can’t buy houses that cheap. That’s not fair to the seller. And so they fined us about $50,000 in fines. Now, we made over seven figures, so it was still OK. But…

Mike Hambright (03:39.128)
Yeah, wow.

Mike Hambright (03:54.434)
Yeah.

Dimitri (03:55.662)
But then I started doing it in the US, so I literally took two suitcases in 2016. I went to the United States, to Orlando, and I just started applying everything I learned, which was actually much easier in the United States than in Europe. So I started writing a bunch of letters to code violations, and I got within two weeks a mobile home on 2 and 1 acres in Andorra. 4162 Laughlin Road. I bought it for 50, sold it for 80.

Mike Hambright (04:08.632)
Yeah.

Dimitri (04:23.025)
And then I just started doing deals all over Florida and I’ve been doing it ever since so… Yup.

Mike Hambright (04:26.99)
Yeah, the rest is history. So that’s interesting. on the Belgium side, they, mean, you know, if generally, you know, Europe feels like it’s not the land of the free. I mean, from my, I don’t know about Belgium specifically, but they just, they just didn’t. I want, first off, I want everybody to hear that you said that you had to pay 60 % in taxes, which is crazy. So a lot of people always assume that some far off land must be.

Dimitri (04:39.073)
Yeah. Right.

Dimitri (04:48.407)
Correct, yeah.

Mike Hambright (04:54.562)
be better, anyway, but were you, you, how were you, I’m just curious, how were you marketing there? And it’s interesting, it seems like it would be, you know, if there’s nobody else doing it, I bet it was just kind of wide open for a while, right?

Dimitri (05:02.858)
In Belgian?

Dimitri (05:07.405)
Well, it was wide open and we actually cleaned up some deals that I’m sure have been sitting there for literally four years because we got some houses that we got a couple of houses around Leuven, which is a place that everyone said that’s too competitive. There’s a lot of real estate offices there, which is true. There’s real estate agents there, but no one was marketing as investors. So we got some houses that we bought for 70, sold for 180, bought for 50, sold for 160. And we got a couple like those.

about half a dozen like those. so the market was really wide open for a while. The way we marketed it is we sent a bunch of letters to vacant houses.

And then we also handed out flyers and we actually handed out over a million flyers within 18 months door to door. So that’s how we got a lot of, we got 5200 phone calls every day and we just kept going at it. Back then I was tutoring mathematics and I remember I would be done working at about 10 PM and then I would put my sports shoes on and I would literally go out, I would hand out a few thousand flyers before going to bed. And you know, I remember one time at 2 AM,

Someone called the police on me because I was still doing flyers door to door back then and But it was a great experience like we did well with it and it was a good start of our know, it’s good start of the career.

Mike Hambright (06:25.558)
Yep, yep. So you jumped into Florida and you started focusing on houses, right? And you did that for a while, right?

Dimitri (06:29.965)
Correct. Yeah, about 2016 to 2020, up to about Corona. I did about 100, 150 houses that I wholesaled and double closed. Yeah.

Mike Hambright (06:41.536)
Okay, and you were focused on, what was your primary method of lead gen? It probably evolved during all those years,

Dimitri (06:49.833)
Initially it was postcards. Postcards in about in the year 2016 and 2017. Postcards was like an uncovered something like nobody was… I mean people were doing it but not as many as a couple years after that. So you would literally… I remember very well I would send out a batch of 10 000 postcards at once and I would lock myself up in my room for a week and you know I would…

I would probably lock up like three, four, five deals in a matter of a week or two because you get all these leads coming in, hundreds of leads. And back then you could still do that, but then throughout the years, the response rate would drop. And then I started following Brent Daniels in 2018 and he started talking about cold calling. So that’s when I shifted from postcards to cold calling. And it was the same story.

you know, not too many people were doing it. You could get houses just calling a tax delinquent list. You could get houses like at half of retail value or as is value. And you could just make big assignment fees. then during Corona, things changed again when land became very interesting, when everybody started building.

Mike Hambright (08:05.878)
Yeah, so when the coronavirus hit, then you started shifting into land.

Dimitri (08:11.361)
Yeah, correct. I started shifting into land. There was a brief period for about a year where something very unique worked, where I started doing email marketing directly to sellers. So when you would skip trace with a lot of companies, they give you phone numbers, but on top of that, they give you email addresses and everybody sort of disregards the email addresses. But back then you could connect a couple of apps.

just with a Gmail address and you could do with a mail merge email, you could just send out thousands of emails at once. No, not Gmail, I was using mail merge something, like a very cheap thing, like 30 bucks a year. But you could send 500 emails a day and you would get dozens of replies every day. And that was like an awesome period because it was very easy. But then on top of that, I also cold called people with

Mike Hambright (08:49.762)
Yeah. Like, Gmask, is that what you were using?

Mike Hambright (08:55.566)
Okay, okay.

Yeah.

Dimitri (09:10.089)
lands that were a little bit more expensive.

Mike Hambright (09:12.354)
Yeah. And the reason for switching to land is, I mean, I guess obviously Florida has seen a massive influx of population from the coronavirus time on. It’s obviously very business friendly, but they were still, they were, you know, one of the only states that was kind of wide open during coronavirus. And a lot of people were just flocking. Is that really what was driving the land values up was just the influx of population, you think?

Dimitri (09:30.732)
Right.

Dimitri (09:37.174)
Yeah, I think also just a combination of influx of population, money losing its value pretty quickly because as we’re talking today, gold hit $3,000 an ounce, like everything is just going up, right? But the combination of the devaluation of money and an influx of population and also just as a consequence of that, houses being built. So builder demand went up dramatically.

And a lot of land values, a lot of people don’t know this, but a lot of land values, they just doubled within months and tripled within a year. So there was a brief opportunity there where some people might have listed their piece of land, let’s say for $10,000 a year earlier and it wouldn’t sell. And I’m here and I’m like, hey, I’ll pay you the full 10,000 that you were asking for last year. I’ll cover the closing costs, I’ll cover the fees and everything. I’m just sending you a one page agreement and in 12 days you have your money. People will be like, wow, that’s…

That’s amazing. Where do I sign? And then you would assign it the same day to a builder for 20 grand. So there was a very, during Corona, like 2020, 2021, there was a very brief opportunity there where land values had shot up. Builders would pay a lot of money for them. And the owners, they were still sort of in the 2019, 2018 mindset. So that’s why it also was easy to do a lot of deals. You could easily do 10, 15 deals a month.

Mike Hambright (10:36.408)
Yeah.

Mike Hambright (10:53.453)
right?

Dimitri (10:59.957)
just by yourself or maybe with a very small team.

Mike Hambright (11:01.74)
Yeah. Yeah. And I guess interest rates were driving that too. It like it was driving building. was driving. If people are going to buy a house or build a house, they probably are more likely to make the decision to, if we’re going to move, like, let’s go now. And if we’re going to move somewhere, let’s go to Florida or Texas or somewhere else. Right. Yeah.

Dimitri (11:05.644)
Yeah.

Dimitri (11:18.817)
Right, Yeah, yeah, somewhere where they feel like their hard work is, you know, not being obstructed by the government, so yeah.

Mike Hambright (11:26.114)
Yeah, yeah. lot of times, were these people that usually lived next door and they had just bought two lots, was that pretty common or?

Dimitri (11:33.482)
No, it’s actually what you have a lot in Florida is people… I spend a lot of time thinking about this because you also have a whole bunch of people that are out of the country. I just closed a deal from a probate deal with people that live in Switzerland and they bought the land 10-15 years ago and they bought it and I even asked the heirs because the owners had passed away like why did he…

buy it and he’s like yeah, he thought it would sound good to have some land in the United States and so I thought a lot about this and I think the main reason if we’re honest here why a lot of people buy some land in Florida it’s more like a bragging rights maybe sitting at a sort of like the dinner table during Christmas and being like yeah John what do you have going on? like yeah you know we just bought nothing much we just bought some some pieces of land in Florida and you know you gotta invest right and so I think a lot of it is people

People feeling like it’s an achievement, an accomplishment to have land in Florida or when they’re outside of the country to have it in the United States. I think very often it’s not the best financial decision because if you add up all the property taxes after two or three decades, you like you know that it’s not, it has not been a great investment for a lot of those people. And I know that because a lot of people, will contact me and they’ll be like,

If I can get what I paid for it plus the property taxes, then I’ll sell it to you and the answer is always no. yeah, a lot of it is people just buying it as an investment and then after a couple of decades or when they’ve passed away and the heirs have to deal with it, you can just buy it from them.

Mike Hambright (13:03.693)
Yeah.

Mike Hambright (13:15.872)
right now that heirs are paying taxes on it and they’re like what the heck is this

Dimitri (13:19.435)
Yeah, the heirs are paying taxes on it and you know, there’s like four heirs and John paid the first year and now Maria has to pay the second year and Maria is like, I’m not paying. And that’s the moment they might get a call from me and they’ll be like, yeah, let’s sell it, you know, we don’t want this.

Mike Hambright (13:34.402)
Yeah. I bet for a lot of people outside of the country, it’s like an option fee as well. In their mind, they’re kind of like, if I ever need to or ever need to move to the US, I already own land there so I could build on it possibly, know. Tent, yeah. Well, I guess you can do that these days in a lot of places. So before we kind of go forward, what are some of the pros and cons of land? I mean, you’re overseas, so you’re doing everything virtually anyway.

Dimitri (13:46.177)
Yeah, could put a tent on the land I guess for a few months.

Right? Yeah.

Dimitri (14:00.439)
You’re right. Yeah, yeah.

Mike Hambright (14:02.486)
Right, so what are some of the pros and cons of land versus houses in your experience?

Dimitri (14:07.447)
Well, I mean, obviously a big advantage of land and that’s also one of the reasons why I stayed with land because, you know, it’s, it’s, could make the arguments that I could have shifted back to houses once the interest rates doubled in 2022. But when I started doing more and more land, I was like, man, this is so easy. And I remember many times having 10, 15 deals in escrow and being like,

If I had to do this with houses, this would be a complete nightmare. Whereas with land, you can have 10, 15 deals in escrow that are about some in probate, some whatever, but they’re all pending to close. so to make a long story short, land is just a lot easier to do virtually. Like you could literally sit anywhere and wholesale a piece of land in or buy and sell a piece of land in Florida or anywhere else in the United States. You just have to make sure you

do your due diligence, especially if you’re going to close on it.

Mike Hambright (15:08.871)
And I guess there’s just generally less emotion, right? mean, people aren’t as emotionally tied to land as they might be to a house.

Dimitri (15:15.233)
That’s a major advantage as well. Yeah, no one is living there. So again, there’s no house. It’s like wholesaling a house without a house, right? And think about it. What’s difficult about wholesaling a house? It’s the house, right? Because in a house, somebody lives there. You need to inspect it, check the condition of the house. How is the roof? Now remove all of that. And that’s when you’re doing a piece of land. So it’s like, it’s worth a hundred. I got it for this price. I’m selling it for this price, done. That’s it.

Mike Hambright (15:18.07)
Nobody’s living there, of course.

Mike Hambright (15:30.007)
Right.

Mike Hambright (15:44.428)
Yeah, and let’s talk a little about Dispo of that land. So you’re primarily selling this to builders. Is that who you’re selling to?

Dimitri (15:51.822)
Yeah, if you’re getting like a piece of land that is maybe not the highest value and you sort of get like an okay deal on it, but not an amazing deal, then the easiest thing is to just assign it to a builder. You make your, you know, 10, $20,000 on it. You also have a lot, what you have a lot in Florida in the markets that have a lot of pieces of land is professional land flippers and they’ll buy a piece of land that is retail, hundred thousands.

and they’ll buy that from you for 80 or 82 or something, know, over 80 % around or over 80 % of retail. And that’s a pretty good deal because even if you’re, even if you would close on it and resell it yourself, you still have to pay 6 % to an agent, some closing cost and everything else. So you’re really losing only 10 % by just assigning it to a land flipper. So you can assign to land flippers, you can assign to builders and you can find those in a public records. You can just pull up a

you know, a list with all the land records in a certain county and you’ll see certain names appear very often, you you skip trace LLCs. If I have a deal that’s a big deal, then I just close on it and I listed on the MLS. For example, I just closed the deal a few weeks ago, bought it for five, sold it for 50. There was a massive mortgage on the lot that…

Mike Hambright (17:00.11)
Sure.

Dimitri (17:20.075)
my title company was brilliant enough to get a payoff from the bank. Not a payoff, but I forgot the right term. It’s not a payoff, but it’s like something where the mortgage can be removed because it was a very old mortgage and we got rid of it. And that’s why we also got it so cheap. And so in a situation like that, you just want to close on it and list it on the MLS. So that’s also a very good strategy. Another thing you can also do in Florida, if you have the right verbiage in your contract,

is you can just sign a contract with the sellers and then you can, if you have a long closing, which you typically have, if you need to solve some title problems, you can list on the MLS and then just double close and you don’t even need to use your own money or transactional funding. can just double close with the funds of the end buyers. So I did a deal like exactly like that last month and made almost $100,000 on

because you can, it’s amazing, you can sell at full retail, you’re not using any of your money. And that’s also a disposition strategy that I really like using. that, those.

Mike Hambright (18:30.572)
Yeah, I guess it also helps that you’re not using like, it’s not, you’re probably doing more B2B stuff instead of B2C. So there’s all this consumer protection kind of junk, especially if it was like an FHA loan or something, you’re not using traditional loans like FHA loans or even mortgages on this. This is more probably cash or business like development type loans and stuff. Yeah. Yeah.

Dimitri (18:40.961)
Yeah.

Dimitri (18:46.005)
No. Buyers are… You know… Cash.

It’s only cash, so all the buyers are only cash. I remember the deal that I sold that I just mentioned when I double closed on the MLS. I had an offer that was about $20,000 higher and it was contingent on a loan. But looking at their terms and conditions, I was just like, we’ll go with the cash offer because it’s not worth it in terms of dealing with.

Mike Hambright (19:14.178)
Right. Yeah. Yeah. So we were talking ahead of time. you started, obviously you moved into land. We talked about that. And then you started moving kind of upstream, I guess, into more valuable land. Talk about that a little bit.

Dimitri (19:28.843)
Yeah, so when you spend time thinking about the deals that you do once you’ve done, and I know Mike, you’ve done a lot of deals yourself. So when you think about, let’s say the 10 biggest wholesale deals or the 10 biggest flip deals that you’ve ever done, and then you look at the 10 smallest deals you’ve ever done. it’s not like, let’s say the 10 biggest ones, they’re maybe, I don’t know, maybe 50 times bigger than the 10 smallest ones on average.

Mike Hambright (19:50.446)
Ha

Dimitri (19:58.742)
it’s not 50 times more work. It might not even have been any more work, right? You start to realize that bigger deals are not necessarily more work. And it can even be the opposite because with bigger deals, you have more potential profit there, which can justify you hiring a good attorney, getting a good surveyor or getting the things, the resources that you need because the deal pays for it. So I started to realize that.

you know, in the last couple of years. And so I started to transition more and more into more expensive pieces of land where you’re eyeing a profit of, you know, six figures and up because you, you know, for the reasons that we just mentioned, you start to realize like, hey, that’s actually where I have to be. That’s where the money is. And I remember an old story about some bank robber. I don’t know if you ever heard it. And they asked him, why did you, why did you ever rob banks? And he’s like, well, that’s where the money is. Right. So sometimes you just got to keep it,

You just gotta keep it very simple and look at, where’s the money? And you go there and with big deals, that seems to be the case.

Mike Hambright (21:03.618)
Yeah, I think especially if you’re in a larger market and you have a limited budget, you can always just, your buy box can just be higher dollar zip codes or maybe larger lots or I guess, you can also pull data to see where are the, maybe like the luxury builders buying versus just like the, a little no name builders, but.

Dimitri (21:15.511)
Yeah.

Dimitri (21:26.187)
Yeah, for sure. Right, yeah, I think a lot of people will think they make the mistake of thinking, like bigger deal. So you’re buying a hundred acres and you’re putting in roads and no, it doesn’t have to be like that. Like it can literally be a neighborhood where the average house is $2 million and there’s a piece of land it’s worth half a million and there’s some massive title problems. There’s some errors that do don’t.

they don’t get along and you’re just solving the same problems there that you would solve for a $50,000 piece of land. It’s just you add another zero.

Mike Hambright (22:01.378)
Yeah. And my guess is when there are more valuable land like that, any issues with like back taxes or tax bills, they’re even more painful because if people want to sell it and they’re having to pay, let’s just say 20, $30,000 a year in taxes versus two or three, mean, that’s even more painful.

Dimitri (22:11.372)
No problem.

Dimitri (22:20.3)
Yeah.

Dimitri (22:23.883)
Yeah, now to some extent, you often have situations where with the more expensive pieces of real estate, where the owners, like they understand probates, they understand the back taxes. So it might not be, it’s less often like a question of real distress and it’s more often a question of resolving a certain issue, whether it’s heirs that don’t get along or a certain judgment or something that needs to be, that…

that needs to be removed or whatever. But to some extent the problems are still the same. And so you use your skill to work with your tile company, to work with your attorneys, and you just solve the situation that needs to be solved.

Mike Hambright (22:57.879)
Yeah.

Mike Hambright (23:06.7)
Yeah. So I’m curious, Dimitri, so you’re in Belgium again, or let’s just say you’re anywhere. Do you have a US-based entity and you do everything through that? Or what are some of the challenges or things that you’ve kind of had to do because you’re overseas and not a US citizen versus somebody that’s in the country, let’s say?

Dimitri (23:10.124)
Right.

Dimitri (23:18.529)
Yeah. Right.

Yeah, so you don’t need an entity in order to buy and sell real estate in the United States. It can actually be an hindrance because, and now we’re getting into things like tax law and everything, the thing you really have to do is

when you’re doing deals in the United States and you’re outside of the United States, you have to really ask an American accountant and you have to ask an accountant in a country where you live. The situation is that in a lot of countries, if you would form an LLC or whatever,

they actually might tax it twice on the level of the US and on the level of where you live. Whereas if you do things in your own name, the advantage of that is for most countries, you would be protected by what they call a double tax treaty. And a double tax treaty, what that does is it essentially states in which country certain income is taxed. And so what most countries will see is if your income has been taxed in the United States under the federal income tax,

at the federal income tax rates, then we will exempt that income in our country. that’s really, you prefer to do things in your personal name when you’re dealing with things in the United States. And, you know, in terms of asset protection, sure, you don’t have asset protection, but that’s obviously, you know, less of a concern if you’re not a US resident or citizen. yeah.

Mike Hambright (24:46.05)
Yeah, and I guess even less risk if it’s mostly land versus actual houses. If you’re taking ownership, Any other lessons learned you want to kind of share with, I guess, all your experience up to this point?

Dimitri (24:51.147)
Yeah, yeah, 100%.

Dimitri (25:00.373)
Yeah, I would say move to bigger deals quicker and you know

I understand very well if you’ve never done a deal or if you’ve done five or ten deals or twenty deals you might think to yourself well you know subconsciously you might sabotage that because you don’t believe in it but as you do more and more deals you will get more and more confidence and you will have solved more issues and as soon as you feel you’re ready for it move to bigger deals and you know start start eyeing them as soon as possible because

We also talked about it before the show is something I thought about which really blew my mind is if you have like a massive operation that’s massive amount of deals, let’s say 100 deals a month or something. And let’s say you’re doing a thousand deals a year and you’re making a $10,000 profit per deal or assignment fee, let’s say per deal, that’s 10 million a year, right? Well,

With an operation like that, you can be happy if you operate at a 20 % profit margin, which means you’re netting 2 million a year, while someone who’s doing deals at $100,000, they can do 20 deals a year instead of 1,000 and make the exact same amount of money. So please understand as you do more and more and more deals and you would start to hire a bunch of people and pay a bunch of money for inbound leads, your profit margins will collapse. And so that’s why it’s important.

Mike Hambright (26:14.028)
Right.

Dimitri (26:30.647)
which is a model that I prefer to just do bigger deals. Now, the one thing I will say is what’s sort of connected with that, the important lesson is you have to look for a niche. So I think the mistake a lot of people make is they sort of scale up their business in what they call the red ocean where everyone is fighting with each other for the deal and blood is everywhere. And that’s why the profit margins are small and the deal size is small. If you can carve out a certain niche,

Mike Hambright (26:50.51)
Right.

Dimitri (27:00.833)
where in a place where there is some distress and a decent asset value, then you can make those big profits per deal. So that’s what my advice would be for people. Look for a niche. It can be anything. Maybe it’s some type of commercial asset. Maybe it’s some type of land and pick a state and just go at it and try to be the best at it. Just not land in Florida. Besides that, you’re good.

Mike Hambright (27:22.062)
It’s not just not just not Florida, right? Awesome. Well, thanks so much. If folks wanted to connect with you online or get a hold of you in any way or learn more about you, where can they go?

Dimitri (27:36.299)
Yeah, I’m an old guy so I’m on Facebook and so you can connect with me right there. And yeah, I’m happy to connect with people.

Mike Hambright (27:39.575)
Yeah.

Mike Hambright (27:46.442)
Awesome, well thanks for joining us and sharing your story.

Dimitri (27:49.037)
Absolutely man, it was nice being on. Thank you so much.

Mike Hambright (27:51.37)
Absolutely, yeah. Guys, thanks for joining us today. If Dimitri, not taking anything away from him, but if he can do it from across the globe, you can do it here for sure. So, I appreciate you guys joining us today. Hope you got some good insights from today’s show and we’ll see you on the next one. Take care.

Mike Hambright (00:00.844)
Hey everybody, welcome back to the show. I’m excited to share Dimitri with you today. We’ve been friends on social media for a long time, commenting on each other’s posts and things like that. I think we maybe even had a possible connection in Germany when we went to Oktoberfest last year. Maybe you were there right before or right after or something, but we’ve been kind of friends on Facebook, if you will, for a long time. First time we’ve actually got a chance to talk together. But Dimitri lives in Belgium, but invests in Florida.

Dimitri (00:11.288)
Sure.

Dimitri (00:19.16)
Yeah.

Mike Hambright (00:30.446)
has been an investor for a long time, almost all of it in Florida, other than a brief stint in his own country. So pretty cool and looking forward to getting to know him a little bit more today. And for those of you that are listening to kind of hear a little bit more about what’s possible, because I’m the other way around. I’ve invested mostly in DFW, I’ve flipped hundreds of houses here, but I live here and I work here. And so it’s a pretty inspiring story. So anyway, Dimitri, great to have you here.

Dimitri (00:56.162)
Yeah, absolutely. Thanks for having me. It’s nice to have a chat with you. I just mentioned before we went live here that I’ve been a follower from you since your early days from the Flip Nerd. And I remember telling my wife after I met her one week, and she told me, get off your laptop, we have to go out, we’re here in Paris, let’s go look at the Eiffel Tower. And I was like, no, no way, I’m finishing my show here with the Flip Nerd.

Mike Hambright (01:00.472)
Yeah.

Mike Hambright (01:09.848)
Nice.

Mike Hambright (01:22.581)
Yeah.

Dimitri (01:23.502)
I definitely have been a great fan of your podcast and your content for a long time.

Mike Hambright (01:28.588)
I appreciate that man. It’s fun to get to meet new people and it’s fun to, for some reason for a long time I’ve always been the…

Connect I guess I mean, obviously I run the investor fuel mastermind as well So I’ve always been a connector the person that’s kind of pulling people together and getting to know people and podcasting is a great way to do that and I’ve been doing it for since 2012 So with over like 13 years now And it doesn’t get old. I mean, I have plenty of things to do in the day So finding time for it is the hard part, but I but I’m glad to do it and and glad that we have you here today Yeah

Dimitri (01:47.288)
Yeah, that’s a good quality.

Dimitri (01:54.2)
awesome.

Right.

Dimitri (02:01.631)
Absolutely man, let’s get started.

Mike Hambright (02:03.682)
So tell us about your background a little bit. I know you live in Belgium and you told me up front that you started investing in Belgium, but there was a lot of government BS.

Dimitri (02:06.839)
Sure.

Dimitri (02:10.892)
Yeah.

Well, the way it actually started is when I was at university, someone showed me like a table with the starting salaries of engineers. I was studying mathematical engineering and I was like, yeah, that’s just not gonna work for me. And so I started reading a bunch of books and I read some books on real estate and in Europe, in Belgium, we don’t really have.

books about those subjects other than a few analytical books about appraisals and stuff like that, but not really like the inspiring real estate investor books. So I started reading books about the US and then I went to some attorneys and with those American books and I was like, I want to do this here in Belgium. Can you make some contracts for me? And so we started doing some deals here in Belgium. We got some lists for vacant houses and stuff like that, which back then the regulation was not as strict as it is today.

here in Belgium and we started buying houses and reselling them. I partnered back then with a friend of mine. His brother had a construction company. He had cash sitting around. So that was not an issue. We didn’t need to use mortgages or nothing like that. So we just, you know, very simple business model. We would buy them for, you know, 60, 70 cents on the dollar, sell them on the market and we would make a good profit on it.

The thing that was a little bit disappointing is after all the taxes were taken out, which were about 60 % of our profits, and then we got some fines because the government said, well, you can’t buy houses that cheap. That’s not fair to the seller. And so they fined us about $50,000 in fines. Now, we made over seven figures, so it was still OK. But…

Mike Hambright (03:39.128)
Yeah, wow.

Mike Hambright (03:54.434)
Yeah.

Dimitri (03:55.662)
But then I started doing it in the US, so I literally took two suitcases in 2016. I went to the United States, to Orlando, and I just started applying everything I learned, which was actually much easier in the United States than in Europe. So I started writing a bunch of letters to code violations, and I got within two weeks a mobile home on 2 and 1 acres in Andorra. 4162 Laughlin Road. I bought it for 50, sold it for 80.

Mike Hambright (04:08.632)
Yeah.

Dimitri (04:23.025)
And then I just started doing deals all over Florida and I’ve been doing it ever since so… Yup.

Mike Hambright (04:26.99)
Yeah, the rest is history. So that’s interesting. on the Belgium side, they, mean, you know, if generally, you know, Europe feels like it’s not the land of the free. I mean, from my, I don’t know about Belgium specifically, but they just, they just didn’t. I want, first off, I want everybody to hear that you said that you had to pay 60 % in taxes, which is crazy. So a lot of people always assume that some far off land must be.

Dimitri (04:39.073)
Yeah. Right.

Dimitri (04:48.407)
Correct, yeah.

Mike Hambright (04:54.562)
be better, anyway, but were you, you, how were you, I’m just curious, how were you marketing there? And it’s interesting, it seems like it would be, you know, if there’s nobody else doing it, I bet it was just kind of wide open for a while, right?

Dimitri (05:02.858)
In Belgian?

Dimitri (05:07.405)
Well, it was wide open and we actually cleaned up some deals that I’m sure have been sitting there for literally four years because we got some houses that we got a couple of houses around Leuven, which is a place that everyone said that’s too competitive. There’s a lot of real estate offices there, which is true. There’s real estate agents there, but no one was marketing as investors. So we got some houses that we bought for 70, sold for 180, bought for 50, sold for 160. And we got a couple like those.

about half a dozen like those. so the market was really wide open for a while. The way we marketed it is we sent a bunch of letters to vacant houses.

And then we also handed out flyers and we actually handed out over a million flyers within 18 months door to door. So that’s how we got a lot of, we got 5200 phone calls every day and we just kept going at it. Back then I was tutoring mathematics and I remember I would be done working at about 10 PM and then I would put my sports shoes on and I would literally go out, I would hand out a few thousand flyers before going to bed. And you know, I remember one time at 2 AM,

Someone called the police on me because I was still doing flyers door to door back then and But it was a great experience like we did well with it and it was a good start of our know, it’s good start of the career.

Mike Hambright (06:25.558)
Yep, yep. So you jumped into Florida and you started focusing on houses, right? And you did that for a while, right?

Dimitri (06:29.965)
Correct. Yeah, about 2016 to 2020, up to about Corona. I did about 100, 150 houses that I wholesaled and double closed. Yeah.

Mike Hambright (06:41.536)
Okay, and you were focused on, what was your primary method of lead gen? It probably evolved during all those years,

Dimitri (06:49.833)
Initially it was postcards. Postcards in about in the year 2016 and 2017. Postcards was like an uncovered something like nobody was… I mean people were doing it but not as many as a couple years after that. So you would literally… I remember very well I would send out a batch of 10 000 postcards at once and I would lock myself up in my room for a week and you know I would…

I would probably lock up like three, four, five deals in a matter of a week or two because you get all these leads coming in, hundreds of leads. And back then you could still do that, but then throughout the years, the response rate would drop. And then I started following Brent Daniels in 2018 and he started talking about cold calling. So that’s when I shifted from postcards to cold calling. And it was the same story.

you know, not too many people were doing it. You could get houses just calling a tax delinquent list. You could get houses like at half of retail value or as is value. And you could just make big assignment fees. then during Corona, things changed again when land became very interesting, when everybody started building.

Mike Hambright (08:05.878)
Yeah, so when the coronavirus hit, then you started shifting into land.

Dimitri (08:11.361)
Yeah, correct. I started shifting into land. There was a brief period for about a year where something very unique worked, where I started doing email marketing directly to sellers. So when you would skip trace with a lot of companies, they give you phone numbers, but on top of that, they give you email addresses and everybody sort of disregards the email addresses. But back then you could connect a couple of apps.

just with a Gmail address and you could do with a mail merge email, you could just send out thousands of emails at once. No, not Gmail, I was using mail merge something, like a very cheap thing, like 30 bucks a year. But you could send 500 emails a day and you would get dozens of replies every day. And that was like an awesome period because it was very easy. But then on top of that, I also cold called people with

Mike Hambright (08:49.762)
Yeah. Like, Gmask, is that what you were using?

Mike Hambright (08:55.566)
Okay, okay.

Yeah.

Dimitri (09:10.089)
lands that were a little bit more expensive.

Mike Hambright (09:12.354)
Yeah. And the reason for switching to land is, I mean, I guess obviously Florida has seen a massive influx of population from the coronavirus time on. It’s obviously very business friendly, but they were still, they were, you know, one of the only states that was kind of wide open during coronavirus. And a lot of people were just flocking. Is that really what was driving the land values up was just the influx of population, you think?

Dimitri (09:30.732)
Right.

Dimitri (09:37.174)
Yeah, I think also just a combination of influx of population, money losing its value pretty quickly because as we’re talking today, gold hit $3,000 an ounce, like everything is just going up, right? But the combination of the devaluation of money and an influx of population and also just as a consequence of that, houses being built. So builder demand went up dramatically.

And a lot of land values, a lot of people don’t know this, but a lot of land values, they just doubled within months and tripled within a year. So there was a brief opportunity there where some people might have listed their piece of land, let’s say for $10,000 a year earlier and it wouldn’t sell. And I’m here and I’m like, hey, I’ll pay you the full 10,000 that you were asking for last year. I’ll cover the closing costs, I’ll cover the fees and everything. I’m just sending you a one page agreement and in 12 days you have your money. People will be like, wow, that’s…

That’s amazing. Where do I sign? And then you would assign it the same day to a builder for 20 grand. So there was a very, during Corona, like 2020, 2021, there was a very brief opportunity there where land values had shot up. Builders would pay a lot of money for them. And the owners, they were still sort of in the 2019, 2018 mindset. So that’s why it also was easy to do a lot of deals. You could easily do 10, 15 deals a month.

Mike Hambright (10:36.408)
Yeah.

Mike Hambright (10:53.453)
right?

Dimitri (10:59.957)
just by yourself or maybe with a very small team.

Mike Hambright (11:01.74)
Yeah. Yeah. And I guess interest rates were driving that too. It like it was driving building. was driving. If people are going to buy a house or build a house, they probably are more likely to make the decision to, if we’re going to move, like, let’s go now. And if we’re going to move somewhere, let’s go to Florida or Texas or somewhere else. Right. Yeah.

Dimitri (11:05.644)
Yeah.

Dimitri (11:18.817)
Right, Yeah, yeah, somewhere where they feel like their hard work is, you know, not being obstructed by the government, so yeah.

Mike Hambright (11:26.114)
Yeah, yeah. lot of times, were these people that usually lived next door and they had just bought two lots, was that pretty common or?

Dimitri (11:33.482)
No, it’s actually what you have a lot in Florida is people… I spend a lot of time thinking about this because you also have a whole bunch of people that are out of the country. I just closed a deal from a probate deal with people that live in Switzerland and they bought the land 10-15 years ago and they bought it and I even asked the heirs because the owners had passed away like why did he…

buy it and he’s like yeah, he thought it would sound good to have some land in the United States and so I thought a lot about this and I think the main reason if we’re honest here why a lot of people buy some land in Florida it’s more like a bragging rights maybe sitting at a sort of like the dinner table during Christmas and being like yeah John what do you have going on? like yeah you know we just bought nothing much we just bought some some pieces of land in Florida and you know you gotta invest right and so I think a lot of it is people

People feeling like it’s an achievement, an accomplishment to have land in Florida or when they’re outside of the country to have it in the United States. I think very often it’s not the best financial decision because if you add up all the property taxes after two or three decades, you like you know that it’s not, it has not been a great investment for a lot of those people. And I know that because a lot of people, will contact me and they’ll be like,

If I can get what I paid for it plus the property taxes, then I’ll sell it to you and the answer is always no. yeah, a lot of it is people just buying it as an investment and then after a couple of decades or when they’ve passed away and the heirs have to deal with it, you can just buy it from them.

Mike Hambright (13:03.693)
Yeah.

Mike Hambright (13:15.872)
right now that heirs are paying taxes on it and they’re like what the heck is this

Dimitri (13:19.435)
Yeah, the heirs are paying taxes on it and you know, there’s like four heirs and John paid the first year and now Maria has to pay the second year and Maria is like, I’m not paying. And that’s the moment they might get a call from me and they’ll be like, yeah, let’s sell it, you know, we don’t want this.

Mike Hambright (13:34.402)
Yeah. I bet for a lot of people outside of the country, it’s like an option fee as well. In their mind, they’re kind of like, if I ever need to or ever need to move to the US, I already own land there so I could build on it possibly, know. Tent, yeah. Well, I guess you can do that these days in a lot of places. So before we kind of go forward, what are some of the pros and cons of land? I mean, you’re overseas, so you’re doing everything virtually anyway.

Dimitri (13:46.177)
Yeah, could put a tent on the land I guess for a few months.

Right? Yeah.

Dimitri (14:00.439)
You’re right. Yeah, yeah.

Mike Hambright (14:02.486)
Right, so what are some of the pros and cons of land versus houses in your experience?

Dimitri (14:07.447)
Well, I mean, obviously a big advantage of land and that’s also one of the reasons why I stayed with land because, you know, it’s, it’s, could make the arguments that I could have shifted back to houses once the interest rates doubled in 2022. But when I started doing more and more land, I was like, man, this is so easy. And I remember many times having 10, 15 deals in escrow and being like,

If I had to do this with houses, this would be a complete nightmare. Whereas with land, you can have 10, 15 deals in escrow that are about some in probate, some whatever, but they’re all pending to close. so to make a long story short, land is just a lot easier to do virtually. Like you could literally sit anywhere and wholesale a piece of land in or buy and sell a piece of land in Florida or anywhere else in the United States. You just have to make sure you

do your due diligence, especially if you’re going to close on it.

Mike Hambright (15:08.871)
And I guess there’s just generally less emotion, right? mean, people aren’t as emotionally tied to land as they might be to a house.

Dimitri (15:15.233)
That’s a major advantage as well. Yeah, no one is living there. So again, there’s no house. It’s like wholesaling a house without a house, right? And think about it. What’s difficult about wholesaling a house? It’s the house, right? Because in a house, somebody lives there. You need to inspect it, check the condition of the house. How is the roof? Now remove all of that. And that’s when you’re doing a piece of land. So it’s like, it’s worth a hundred. I got it for this price. I’m selling it for this price, done. That’s it.

Mike Hambright (15:18.07)
Nobody’s living there, of course.

Mike Hambright (15:30.007)
Right.

Mike Hambright (15:44.428)
Yeah, and let’s talk a little about Dispo of that land. So you’re primarily selling this to builders. Is that who you’re selling to?

Dimitri (15:51.822)
Yeah, if you’re getting like a piece of land that is maybe not the highest value and you sort of get like an okay deal on it, but not an amazing deal, then the easiest thing is to just assign it to a builder. You make your, you know, 10, $20,000 on it. You also have a lot, what you have a lot in Florida in the markets that have a lot of pieces of land is professional land flippers and they’ll buy a piece of land that is retail, hundred thousands.

and they’ll buy that from you for 80 or 82 or something, know, over 80 % around or over 80 % of retail. And that’s a pretty good deal because even if you’re, even if you would close on it and resell it yourself, you still have to pay 6 % to an agent, some closing cost and everything else. So you’re really losing only 10 % by just assigning it to a land flipper. So you can assign to land flippers, you can assign to builders and you can find those in a public records. You can just pull up a

you know, a list with all the land records in a certain county and you’ll see certain names appear very often, you you skip trace LLCs. If I have a deal that’s a big deal, then I just close on it and I listed on the MLS. For example, I just closed the deal a few weeks ago, bought it for five, sold it for 50. There was a massive mortgage on the lot that…

Mike Hambright (17:00.11)
Sure.

Dimitri (17:20.075)
my title company was brilliant enough to get a payoff from the bank. Not a payoff, but I forgot the right term. It’s not a payoff, but it’s like something where the mortgage can be removed because it was a very old mortgage and we got rid of it. And that’s why we also got it so cheap. And so in a situation like that, you just want to close on it and list it on the MLS. So that’s also a very good strategy. Another thing you can also do in Florida, if you have the right verbiage in your contract,

is you can just sign a contract with the sellers and then you can, if you have a long closing, which you typically have, if you need to solve some title problems, you can list on the MLS and then just double close and you don’t even need to use your own money or transactional funding. can just double close with the funds of the end buyers. So I did a deal like exactly like that last month and made almost $100,000 on

because you can, it’s amazing, you can sell at full retail, you’re not using any of your money. And that’s also a disposition strategy that I really like using. that, those.

Mike Hambright (18:30.572)
Yeah, I guess it also helps that you’re not using like, it’s not, you’re probably doing more B2B stuff instead of B2C. So there’s all this consumer protection kind of junk, especially if it was like an FHA loan or something, you’re not using traditional loans like FHA loans or even mortgages on this. This is more probably cash or business like development type loans and stuff. Yeah. Yeah.

Dimitri (18:40.961)
Yeah.

Dimitri (18:46.005)
No. Buyers are… You know… Cash.

It’s only cash, so all the buyers are only cash. I remember the deal that I sold that I just mentioned when I double closed on the MLS. I had an offer that was about $20,000 higher and it was contingent on a loan. But looking at their terms and conditions, I was just like, we’ll go with the cash offer because it’s not worth it in terms of dealing with.

Mike Hambright (19:14.178)
Right. Yeah. Yeah. So we were talking ahead of time. you started, obviously you moved into land. We talked about that. And then you started moving kind of upstream, I guess, into more valuable land. Talk about that a little bit.

Dimitri (19:28.843)
Yeah, so when you spend time thinking about the deals that you do once you’ve done, and I know Mike, you’ve done a lot of deals yourself. So when you think about, let’s say the 10 biggest wholesale deals or the 10 biggest flip deals that you’ve ever done, and then you look at the 10 smallest deals you’ve ever done. it’s not like, let’s say the 10 biggest ones, they’re maybe, I don’t know, maybe 50 times bigger than the 10 smallest ones on average.

Mike Hambright (19:50.446)
Ha

Dimitri (19:58.742)
it’s not 50 times more work. It might not even have been any more work, right? You start to realize that bigger deals are not necessarily more work. And it can even be the opposite because with bigger deals, you have more potential profit there, which can justify you hiring a good attorney, getting a good surveyor or getting the things, the resources that you need because the deal pays for it. So I started to realize that.

you know, in the last couple of years. And so I started to transition more and more into more expensive pieces of land where you’re eyeing a profit of, you know, six figures and up because you, you know, for the reasons that we just mentioned, you start to realize like, hey, that’s actually where I have to be. That’s where the money is. And I remember an old story about some bank robber. I don’t know if you ever heard it. And they asked him, why did you, why did you ever rob banks? And he’s like, well, that’s where the money is. Right. So sometimes you just got to keep it,

You just gotta keep it very simple and look at, where’s the money? And you go there and with big deals, that seems to be the case.

Mike Hambright (21:03.618)
Yeah, I think especially if you’re in a larger market and you have a limited budget, you can always just, your buy box can just be higher dollar zip codes or maybe larger lots or I guess, you can also pull data to see where are the, maybe like the luxury builders buying versus just like the, a little no name builders, but.

Dimitri (21:15.511)
Yeah.

Dimitri (21:26.187)
Yeah, for sure. Right, yeah, I think a lot of people will think they make the mistake of thinking, like bigger deal. So you’re buying a hundred acres and you’re putting in roads and no, it doesn’t have to be like that. Like it can literally be a neighborhood where the average house is $2 million and there’s a piece of land it’s worth half a million and there’s some massive title problems. There’s some errors that do don’t.

they don’t get along and you’re just solving the same problems there that you would solve for a $50,000 piece of land. It’s just you add another zero.

Mike Hambright (22:01.378)
Yeah. And my guess is when there are more valuable land like that, any issues with like back taxes or tax bills, they’re even more painful because if people want to sell it and they’re having to pay, let’s just say 20, $30,000 a year in taxes versus two or three, mean, that’s even more painful.

Dimitri (22:11.372)
No problem.

Dimitri (22:20.3)
Yeah.

Dimitri (22:23.883)
Yeah, now to some extent, you often have situations where with the more expensive pieces of real estate, where the owners, like they understand probates, they understand the back taxes. So it might not be, it’s less often like a question of real distress and it’s more often a question of resolving a certain issue, whether it’s heirs that don’t get along or a certain judgment or something that needs to be, that…

that needs to be removed or whatever. But to some extent the problems are still the same. And so you use your skill to work with your tile company, to work with your attorneys, and you just solve the situation that needs to be solved.

Mike Hambright (22:57.879)
Yeah.

Mike Hambright (23:06.7)
Yeah. So I’m curious, Dimitri, so you’re in Belgium again, or let’s just say you’re anywhere. Do you have a US-based entity and you do everything through that? Or what are some of the challenges or things that you’ve kind of had to do because you’re overseas and not a US citizen versus somebody that’s in the country, let’s say?

Dimitri (23:10.124)
Right.

Dimitri (23:18.529)
Yeah. Right.

Yeah, so you don’t need an entity in order to buy and sell real estate in the United States. It can actually be an hindrance because, and now we’re getting into things like tax law and everything, the thing you really have to do is

when you’re doing deals in the United States and you’re outside of the United States, you have to really ask an American accountant and you have to ask an accountant in a country where you live. The situation is that in a lot of countries, if you would form an LLC or whatever,

they actually might tax it twice on the level of the US and on the level of where you live. Whereas if you do things in your own name, the advantage of that is for most countries, you would be protected by what they call a double tax treaty. And a double tax treaty, what that does is it essentially states in which country certain income is taxed. And so what most countries will see is if your income has been taxed in the United States under the federal income tax,

at the federal income tax rates, then we will exempt that income in our country. that’s really, you prefer to do things in your personal name when you’re dealing with things in the United States. And, you know, in terms of asset protection, sure, you don’t have asset protection, but that’s obviously, you know, less of a concern if you’re not a US resident or citizen. yeah.

Mike Hambright (24:46.05)
Yeah, and I guess even less risk if it’s mostly land versus actual houses. If you’re taking ownership, Any other lessons learned you want to kind of share with, I guess, all your experience up to this point?

Dimitri (24:51.147)
Yeah, yeah, 100%.

Dimitri (25:00.373)
Yeah, I would say move to bigger deals quicker and you know

I understand very well if you’ve never done a deal or if you’ve done five or ten deals or twenty deals you might think to yourself well you know subconsciously you might sabotage that because you don’t believe in it but as you do more and more deals you will get more and more confidence and you will have solved more issues and as soon as you feel you’re ready for it move to bigger deals and you know start start eyeing them as soon as possible because

We also talked about it before the show is something I thought about which really blew my mind is if you have like a massive operation that’s massive amount of deals, let’s say 100 deals a month or something. And let’s say you’re doing a thousand deals a year and you’re making a $10,000 profit per deal or assignment fee, let’s say per deal, that’s 10 million a year, right? Well,

With an operation like that, you can be happy if you operate at a 20 % profit margin, which means you’re netting 2 million a year, while someone who’s doing deals at $100,000, they can do 20 deals a year instead of 1,000 and make the exact same amount of money. So please understand as you do more and more and more deals and you would start to hire a bunch of people and pay a bunch of money for inbound leads, your profit margins will collapse. And so that’s why it’s important.

Mike Hambright (26:14.028)
Right.

Dimitri (26:30.647)
which is a model that I prefer to just do bigger deals. Now, the one thing I will say is what’s sort of connected with that, the important lesson is you have to look for a niche. So I think the mistake a lot of people make is they sort of scale up their business in what they call the red ocean where everyone is fighting with each other for the deal and blood is everywhere. And that’s why the profit margins are small and the deal size is small. If you can carve out a certain niche,

Mike Hambright (26:50.51)
Right.

Dimitri (27:00.833)
where in a place where there is some distress and a decent asset value, then you can make those big profits per deal. So that’s what my advice would be for people. Look for a niche. It can be anything. Maybe it’s some type of commercial asset. Maybe it’s some type of land and pick a state and just go at it and try to be the best at it. Just not land in Florida. Besides that, you’re good.

Mike Hambright (27:22.062)
It’s not just not just not Florida, right? Awesome. Well, thanks so much. If folks wanted to connect with you online or get a hold of you in any way or learn more about you, where can they go?

Dimitri (27:36.299)
Yeah, I’m an old guy so I’m on Facebook and so you can connect with me right there. And yeah, I’m happy to connect with people.

Mike Hambright (27:39.575)
Yeah.

Mike Hambright (27:46.442)
Awesome, well thanks for joining us and sharing your story.

Dimitri (27:49.037)
Absolutely man, it was nice being on. Thank you so much.

Mike Hambright (27:51.37)
Absolutely, yeah. Guys, thanks for joining us today. If Dimitri, not taking anything away from him, but if he can do it from across the globe, you can do it here for sure. So, I appreciate you guys joining us today. Hope you got some good insights from today’s show and we’ll see you on the next one. Take care.