How to Make Money Land Investing With AI | Jack Bosch

Mike Hambright (00:33)
Everybody, welcome back to the show. I’m excited to see my buddy Jack Bosch here today. He is known as a land guy. He is actually I don’t know if you’re the original land guy, but you’re definitely I it seems like everybody and their brother has gotten into land over the past few years. And so you’re I’m gonna call you the godfather of land. I don’t know exactly what to call you other than by your name.

Jack Bosch (00:50)
That’s actually probably right.

I mean I am probably the the original of that. the re I don’t want to call myself that, but but yes, from a

Mike Hambright (00:57)
Yeah.

Jack Bosch (00:57)
timing point of view, we were de most definitely the very first people in the market that came out to to teach land investing, land flipping, land wholesaling, land splitting, land all this land seller financing, all this kind of things. Yeah.

Mike Hambright (01:11)
Yeah. Yeah, that’s great. been doing it a long time and have a lot of knowledge. And one of the things we’re going to talk about today is we’re going to talk about land investing, but from a modern perspective, like what’s working now from a tech perspective. How are you utilizing AI? I know you’re doing some things with entitlements, some other like interesting things. And I think all of our businesses over time evolve. And so we’re going to talk about kind of the evolution, maybe a little bit of land investing. And so before we get started, Jack, you just introduce yourself a little bit. I called you the godfather of land investing. I know you’re not going to call yourself that.

But tell us a little bit more about your your background and how you got into land investing.

Jack Bosch (01:42)
Sure, absolutely. So originally, as you can tell by my accent, an immigrant from not from the US. obviously from Germany, I sound like Arnold. Well, that’s Austrian, but I have my German accent. I’ve been the country now 29 years, going on 30 years next year, and I came here just to finish my college degree, went to a middle of the road college in the Midwest and walked in there three weeks of like with basically with one year to

Go do an MBA, had a job lined up in Germany, had a life lined up in Germany, and and three weeks into it I come across this young lady that was also an immigrant to the US and her name is Michelle, and she’s now my wife of over 25 years. And so fate brought us together in the US, I would like to say. I had no intention to actually stay here, but I very quickly fell in love with the US. It sounds cliche, but it’s it’s true. I mean, you come over here from another country, and and what Americans don’t understand

I think or don’t appreciate enough is just how much overall, with all that’s being said and left versus right and right versus left, and this and this and this, how much there is still in this country of a positive atmosphere up towards entrepreneurial entrepreneurship and and go getter attitude. And and that’s not normal. That’s not that’s not how Europe is. So I fell in love with the with the spirit of the US and and so we got a job. Both Michelle and I got both got jobs we after you after grad university.

From college, you get a work one-year work visa, then your company can take it over into multiple-year work visa into this famous H1B visa that was all over the media over the last year or so. and that can ultimately then once you have the lead to the green card, and then ultimately leads to the to the citizenship, which is exactly the path we took. But so I got a job at a software company, I’m not a software guy, and about they were able to convert it to an HYB visa. It took five and a half years to

Get to get my green card, but somewhere halfway through, we were frustrated by life, we were frustrated by working 80 hours a week, by traveling 100%, by working nights and weekends, and and we said that we need to do something else in life, and we and we we started looking for business opportunities, and eventually, through a whole bunch of trial and error, came across real estate through even more trial and error and more failure than not. we failed forward, we stumbled upon across

but first of all, first across properties like tax sales and things like that, where people haven’t paid property taxes. And we we basically came up with a thought that’s like if somebody hasn’t paid their property taxes, they probably don’t want their property anymore. So instead of attending the actual auction, why don’t we send them a letter and ask them if they want to sell their property to us ahead of the auction or like half a year, a year or two years before if they just stopped paying property taxes, that’s kind of an indication that they don’t want this property anymore.

And and indeed that was actually the case. We got flooded with responses from people, but every single one person that responded owned a piece of land. Nobody owned a house. Everyone owned a piece of land. So all these landowners that had stopped paying property taxes bombarded us, like literally like 10% response rates in some cases, outrageous response rates, bombarded us with with answers, and and we’re like, what do we do now? So we ended up making rock bottom offers, like $400 offers.

On $10,000 pieces of land and $500 offers on $20,000 pieces of land. And we got them accepted. And then we we had these deals under contract. We’re like, what the heck do we do now? And then we turned around and we just put them on eBay at the time and different kinds of places, and nowadays eBay doesn’t work for that, but put them on eBay on Craigslist, Craigslist doesn’t work these days anymore either. Facebook didn’t even exist any yet, and and we sold them.

And we made like four thousand dollars, ten thousand dollars, f twenty thousand dollars, fifteen thousand dollars, like you name it. And we’re like, this is this is crazy. And and the best part about it is that because it was land, we didn’t have to estimate repairs, we didn’t have to go do like even see them in person because just land, you needed Google Earth, was already around, you could see it. And so we’re like, we can do this as virtual real estate investing, we can do this from at home. And we started flipping land and discarding all houses and

Since then we have done thousands and thousands and thousands of deals, and and then at some point of time we started teaching it. And that’s kind of why you mentioned we like the godfather of land, which again, I’m not gonna say that about myself, but but we were one of the first ones in the US that did doing this in scale, sometimes buying 100 properties a month and putting up, then we created big land auctions, sold them all in sold sometimes 250 properties in one day at a big land auction with a thousand people.

And

then when 2008 happened, we converted everything. 8910 happened, we converted everything online and started selling these properties all online again. And we’ve been doing that ever since.

Mike Hambright (06:33)
Now Jack, when you first started, so did you was it a mistake that you were only mailing land that you were I mean, were did you think you were mailing houses as well and it just you just caught some land in in the net or were you targeting land?

Jack Bosch (06:44)
We did mail houses too.

We did mail houses. So for example, we we we contacted a county and we got a list of every property that owes property taxes. So there was a list of like two thousand, three thousand people. So then we basically sent them all a letter. We did a little more filtering. We filtered out the crap, kind of like the stuff that was worth almost nothing. And then we sent them all a letter and and all of a sudden like it let’s say we sent a thousand letters out. There was houses in there too. There was all kinds of stuff in there. And we might have gotten then

Literally like out of a thousand letters we got like a hundred phone calls back. And

Overwhelming. Like you pick up the phone, and while you pick up the phone, we picked it up ourselves at a time. Pick up the phone, there’s somebody, one goes into voicemail. You call them back, another one goes into voicemail, and and and and every single one of them, well, I mean, with a with perhaps two or three exceptions, was a was a landowner. the few house owners that did call us back, we were we we we didn’t know what to do with actually because we didn’t we we hadn’t even built the expertise at the time yet to

Estimate a estimate a house repair, plus some of them were at the distance, they were in our backyard. They were like a five-hour drive, a different county in Arizona. We live in Arizona, so we started in our backyard. and at the beginning we actually then did drive out to look at these houses, at these pieces of land. We we we jumped in a car on a weekend and drove up there and looked at some of them. But yeah, the houses were far and in between. We didn’t know what to do with them, so we failed at them, but the land pieces were easy to do because we basically just

Looked around, looked at called some realtors in the area. They’re like, Yeah, these are selling for about ten, fifteen thousand dollars or twenty-five-thirty thousand dollars. We’re like, Okay, let’s offer three grand and then on a thirty thousand dollar property, get it accepted,

Mike Hambright (08:24)
Mm-hmm.

Jack Bosch (08:25)
and then either that same realtor or we put it on eBay, as I said, on platforms like that and sold it for fifteen to twenty thousand dollars without seeing them, without touching them, without doing anything to them, in some cases without even owning them, we pre-sold them and then use the money

Mike Hambright (08:40)
Right now.

Jack Bosch (08:40)
we get from.

the buyers to pay the sellers and basically do a do the sub double closing without even the title company involved.

Mike Hambright (08:48)
Yeah, that’s that’s great. So so Jack, you’ve been doing this for a long time and then at some point a whole bunch of other people started to get in or several other several other people, which is how everything works. Like when some when you prove something and you know and it works and it works well, it was working well for you and a lot of your students, and then other people popped up and started doing these types of things. Like just talk about what’s changed a little bit, the evolution over the time you’ve been doing this over the past like l let’s say twenty years or so.

Jack Bosch (09:13)
Yeah. So the the first evolution is that is that over over time that we obviously go through phases. So phases in in the market. So from two thousand and two to two thousand seven

the market was freaking on fire and you could sell anything at any time. We would sometimes go at at some point of time we actually almost bought properties off the MLS, perhaps a little discount, put them up in our auctions that we did, and sold them at that 50% above that, and and it was crazy. when 2008 hit, what obviously happened it it it became we got one or a couple of of aha moments during that time. And aha moment number one is that.

Everyone out there started losing their shirt, but we did not. And the reason why we did not is that if you buy stuff at 20 cents on the dollar and the market goes down by 50%, you still have a 30% profit margin in the deal. So, number

Mike Hambright (10:07)
Mm-hmm. Yeah.

Jack Bosch (10:09)
one, if you buy cheap enough, you can out outrun almost any market.

Number two, what we realized is that we had actually sold a lot of properties with seller financing. And we basically, when you get a property, when you get a fit a forty thousand dollar property for five thousand dollars.

You can sell it for $25,000 and make a $20,000 cash profit, or you can sell it for $40,000 with an $8,000 down payment, which is more than you actually pay the seller for the property. So you have you can use $8,000, pay the seller five or six, pay the telecompany $1,000, put $1,000 in your pocket, and now

You still are being owed $32,000 in monthly payments of $500. You just created the $500 a month cash flow stream. So we basically created cash flow without putting any money into those deals. We had zero money in money of those deals. And we built that cash flow up to almost $100,000 a month. So when 2007, 8 happened, and 9 happened, what we realized is number one, is most of these.

Buyers kept making their payments. So while everyone else was losing their houses, we were continuing to actually make money and getting cash flow. And so we could go shopping in the market. So lesson number learned is number one is like we learned that in the good times, prepare yourself so that when the bad times start, you’re actually in the winning side and you can invest, you can become a winner of the good bad times, and you can actually invest during the times. The second thing

Mike Hambright (11:32)
Mm-hmm.

Jack Bosch (11:33)
we learned during the time is that

That

the market demands that that while houses are all obviously most houses are bought with mortgages, like the end buyers, like you for your fix and flip deals and your wholesale deals, you probably buy cash and you have hard money lenders and all this kind of stuff. But but the end buyer buys with buys with with with a mortgage. Well, if the if the bank stops lending.

Or as we like seen in the last two, three years, bank interest rates go skyrocket. the demand for these properties go drastically down. And what we found in the land space is that while prices went down in 2009, 10, 11, demand for land didn’t go down. Or didn’t didn’t go down much, went down a little bit. So, in other words, land is truly, particularly if you’re dealing with the land that’s like in the outskirts of town.

Perhaps in path of growth, perhaps some 20 acres in the rural land. I mean, I think you have a ranch out there, right?

Mike Hambright (12:33)
Yeah, in East Texas, yeah.

Jack Bosch (12:34)
yeah, in East Texas, you’re a ranch. A ranch is not a must-have item, right? It’s like paying a rent

Mike Hambright (12:42)
Yeah.

Jack Bosch (12:43)
is a must-have thing. Paying your mortgage is a must-have thing. Having a roof over your head is a must-have thing. Having a ranch is not a must-have thing. But

So we’re dealing with so the land that we’re dealing with, it’s basically infillots, land in the path of growth, and larger attracts of land, more like mini ranches, as I call them. Most of that

Mike Hambright (13:02)
Mm-hmm.

Jack Bosch (13:02)
is nice to have land. So when the market goes down, there’s a little bit less people, but there’s still what we realize is that there’s a lot of people that still want to have their own ranch. That still want to have their own five acres outside of town. There’s still an and and and so on. So

We realized that while the market was shifting, demand for us wasn’t going away. Just prices were going down. So instead of buying them at 40 and selling them at 80, we bought them at 10 or 15 and sold them at 30. So our margins went down and we continued to do to do deals. And what we see right now in the current market is kind of a similar kind of thing, a little bit, as interest rates went up, a lot of people shying like having a hard time making the houses work, but

The people who can afford it still want land, and actually the land prices are actually high and they expected to continue to go up at 8.5% over the next four or over the next five years. That’s just our statistic on that. What did happen obviously is more people came into the market, there’s a little bit more supply, but also as land became more popular, more people wanted it. So it’s kind of like land, land was flushed up as in both awareness.

Like when I when I 10 years ago or even six, seven years ago, if I told somebody that I flip land, people would look at me like, what the heck is that? What do you even mean by that? I always had to spend 80% of my time explaining to people what land flipping even is. Right? Now, today I don’t have to explain it a whole lot anymore. People are aware of it, as you said at the beginning. A lot of people have entered the space, a lot of people do land deals, everyone understands land deals.

But it doesn’t have it but the fundamentals work the same way that they were back then, only now we use much more technology.

Mike Hambright (14:41)
And a lot of the people that are buying these, these are they tend to be, like you said, they’re they’re kind of mini ranches or it’s like recreational land a lot of times, right? Aspirational. People might want to go out there and take a camper or a tent or UTVs and side by sides and all that stuff. And maybe someday they’ll build on there. I mean, that’s that’s a pretty common scenario, right?

Jack Bosch (14:59)
Yeah. Yeah,

absolutely. So there’s actually a a trend, and you’re right, part of it too. The trend of there’s a lot of people that I’m gonna call you affluent, Mike, right now. Like people like I assume you’re not broke, right? So people making good money, they love having their own ranch. So great, there’s there’s demand for that, and they’re not looking for the thirty thousand dollar like

property with nothing on it that’s like barren and so on. Now I assume I don’t know how your ranch looks like, but I assume it has probably a creek going through it. It has probably has like rolling hills. It has trees on it. It’s it’s probably gorgeous, right?

Mike Hambright (15:38)
It is. It is. Yeah. Yeah. We got five ponds. We built a six thousand square foot luxury farmhouse on it. Like it’s a nice it’s nice, you know. But I can say the person that we bought it from, we have a hundred and four acres. The person that we bought it from was a doctor that thought that someday when my son grows up we’ll do some family stuff there. And and his son graduated from high school, went to college, went in the military, and never came back to Texas. So he’s like, I

All I do now is mow this thing and I just want to sell it. The truth is is I paid full retail price for it too because we fell in love with the property and it was like I I wasn’t trying to get like everything else in

Jack Bosch (16:11)
Yeah. I wasn’t trying to get

Mike Hambright (16:13)
my life, I I wasn’t trying to get it at a discount. But I could see like he was the aspirational person before

Jack Bosch (16:20)
Thank you.

Mike Hambright (16:21)
and then we bought it and did something very different with it.

Jack Bosch (16:23)
Perhaps perhaps ten

years later, ten years more of mowing the mowing the the a hundred acres, then he would have been able to he would have probably been willing to take a little bit less money just to get to get rid of it. But but what’s actually

Mike Hambright (16:33)
Maybe, maybe.

Jack Bosch (16:35)
happening is that a lot of the affluent people want want want a peace away from it all because we’re actually what but but a big change happened in the United States a society during COVID when everyone basically was their freedoms was restricted, their freedom to move.

And right or not, I’m not getting to politics, it doesn’t matter. Like the point is, freedoms were restricted, freedom of movement was restricted, people couldn’t just jump in a plane and fly to Europe. so a lot of people said, like, well, if I can’t do that, if I can’t even take my kids on the playground, let me get an RV and start traveling around the country. So millions of RVs have sold. People started the the outdoors became a premium kind of thing.

And

and also all this kind of stress and of modern life and cell phones and addicted to communication and things like that has created a a group of people, the millennials and even the Gen Z, Gen X’s and Gen Z’s and whatever they all are. There’s there’s a completely different mindset. There’s a lot there’s a lot less materialism out there. And the younger generation, a lot of them want simply their their thinking about the term homesteading has become something.

Like, for example, there’s

Mike Hambright (17:41)
Mm-hmm.

Jack Bosch (17:42)
a Facebook group that has 1.5 million people. And if I would share my screen and show going to Facebook, or anyone can do it, just going to Facebook and put in under groups, search for the term Homestead. And the first 10 groups together add up to over 5 million people. So there’s 5 million

Mike Hambright (17:58)
Yeah, wow.

Jack Bosch (17:59)
people in the United States that are aspirational. They would love to have their own 10, 20, 30, 40, 50 acres. Different budgets have different sizes.

And what they want to do is exactly that. They want to take an RV up there, they want to start there, they want to eventually build a house there, perhaps not a six thousand square foot home. They’re often happy with a thousand square foot cabin or something like that. But they want to live a simple life. And then technology has taken the next step. And technology is particularly with Starlink. Starlink didn’t exist every eight years ago. You just think about the people out everyone is aware of Starlink. You probably have Starlink on your farm on your ranch, but

Mike Hambright (18:34)
Yep, we do.

Jack Bosch (18:35)
but

Starlink is is is a new phenomenon. And without Starlink, I if I drive out two hour an hour outside of Phoenix, I don’t even have a cell phone reception. With Starlink, I can now be have be have cell phone reception anywhere and or have have the internet anywhere. And and and I think Starlink is is about to come out with a cell phone that is Starlink enabled. So now you truly have global res global

You can be in the freaking Rocky Mountains on a cliff and you have full-blown cell phone reception. And what that has done is that opened up rural America to the new level of exploration. Because before those

Mike Hambright (19:13)
Yeah. Yeah.

Jack Bosch (19:14)
particularly the recreational land was a weekend getaway. You got away, you were disconnected, you had no internet access, you spent the weekend hunting, you spent the weekend roaming around, those kind of things.

But you but you had to come back on Monday morning and work again and and be in cell phone reception again

Mike Hambright (19:33)
So obviously the other thing is the the uprising of virtual being able to work virtually and also just kind of the gig economy, like more people are just figuring out how to make money online from doing various things, right?

Jack Bosch (19:48)
Yeah, exactly right. So yeah, that that’s the other thing. So now now you can live anywhere, you can have connectivity everywhere, you can you have space anywhere. And when I call talk when I talk to my audience, when I do a webinar, let’s say I have five hundred people on my webinar that all interested in learning how to do land flipping, as I said, we now teach this, and happen for seventeen years, were the original teachers of it too. we I ask I like asking a question who would love to have

Either two to five acres like 20 minutes outside of town so that when you need to be in town, you can be in town quickly, or you own 20 or 40 or 50 or 100 acres a couple of hours away from town. And if I have 500 people on there, I get 200 to 250, yes, me, me, me. That’s why I want that. I want that. It’s a lifestyle I want. And guess what? They can do it today because of what I mentioned with Starlink and connectivity in the gig economy. Because still to this day.

I think it is 52% of all Americans at least partially work from home right now. And that wasn’t the case in COVID. Like it’s still even my attorney, like my attorney’s a high-powered attorney. He bought himself a place in Maui, Hawaii, and he works. He’s not licensed in Maui. He’s licensed in Arizona. But he lives in Maui for half of the year or just under half of the year. and and he works from there from his condo.

And and he he he he does all the work that he’s that he that he did, all his color zona customers. He just works, he does his work from his Maui Kondo, but but as as an Arizona attorney as a partner of a huge law firm. So you’re in the gig economy,

Mike Hambright (21:18)
Yep.

Jack Bosch (21:19)
but you’re also in this virtual economy that you can live anywhere. And that has driven a huge demand of land because not everyone wants to live in a cookie-cutter home, in a cookie cutter neighborhood with an HOA that’s annoying, or in a high rise.

or in the city with no backyard. people want space driven by all these different factors.

Mike Hambright (21:38)
Yeah. So let’s talk just maybe share the impact over the years here and sp especially most recently on being a land investor, the impact that tech and AI have had on the industry and maybe where you see that going even.

Jack Bosch (21:51)
Yeah, huge. So and at the beginning I mentioned that the tax delinquent thing. I want just for the record mention that our strategy nowadays has nothing to do with tax delinquent anymore. We just realized that that was the lowest hanging fruit. And then very quickly, and I’m saying that for a reason, and then just very quickly, within within a short time we realized that there is about 25 more pro 25x more properties. So 25 fold more properties that I can pick up.

That I don’t that they’re not tax delinquent, they’re simply owned by people for 20, 30 years, 40 years, people have passed away, we’re dealing with heirs, we’re dealing with so basically we’re we’re looking for these non-wanters that have these properties forever, don’t care about them anymore, want to get rid of them, and they’re willing to give them up for pennies on a dollar. And typically we pick these properties up for 20 to about 60 set 60 cents on a dollar. So most of them don’t owe property taxes, a few of them owe property taxes. Well

Guess what? Filtering through the list of properties has always been the number one way to select the lead to select your leads. And what and what what happened up till up until a few years ago, unless you are a s you you if you had a list of let’s say you go into a county and let’s say that county has a hundred thousand pieces of land, it’s a big county.

And I want to go figure out which are the properties that I want to go after. I can basically simply say, go to a data service and say, give me all the properties worth between $30,000 and a million dollars, and where the owners live out of state, and there are a couple of other criteria. And perhaps as a result of that, I get 20,000 records. So now I can go and I can send out 20,000 pieces of mail.

But if I want to go beyond that, like for example, if I can go say, like, well, give me the ones where the deed isn’t a warranty deed, but the deed is a judgment. Well, what is a judgment? Why when is a when is the ownership transferred through a judgment? In a probate case. Right? So if I see that the deed is transferred to a judgment, then I’m probably dealing with an error.

If I have to do all these filtering, I either have to have a PhD in comp in in Excel, or I have to go to somebody like that’s on Upwork, that I pay a bunch of money, give all these criteria, and they have to do a lot of data mining. Or I simply don’t have that data. So getting to that data was much harder back in the days because most of us are not super experienced data mining companies. Well

Today with AI, it’s all a different it’s all a different kind of game. So today with AI, we have created the software called the Investment Dominator, which is the best in its class software. So basically it’s connected to a really good data source. you pull you pull in the data from there, you can you can search by by by D type, you can search by tax delinquent, you can search by all these different kinds of things.

But then also we integrated it, for example, with AI-based motivated seller queries. Basically, you can submit them to a third-party service that people get that’s checks it about 28 demographic socio-demographic factors like credit score and bankruptcies, and are they in prison or not, and whatever it is. So you can literally find out who are the people that need the most money, they or need the money the most urgently, who are the most motivated sellers. He comes back with a score, then

Or if you’re going after, let’s say, tax delinquent properties, you can go into them and you can feed it into an AI system we created that then pulls up additional factors in it and and scans the property. And right now we’re working on something that we’re releasing in the next couple of weeks, basically a AI systems that you just simply load a list of whatever number of records you have, and it actually looks up every every piece of land on a on a geographical system and and it

And it goes through and and

Mike Hambright (25:39)
still.

Jack Bosch (25:39)
it looks at it says like how much how much road frontage does it have? What how is it is it a property that’s that it’s like swampland? Is it a property that’s too steep? And and basically it goes through all of these different things, and what it brings back to you is only the best quality properties. Like so basically all of

Mike Hambright (25:57)
Hmm. That’s awesome.

Jack Bosch (25:58)
that was either not possible until a few years ago or required more.

Skills than the normal person had, and now AI can actually do all of that. So you can focus on the highest quality properties, then you can run them against a database of the highest motivated sellers, and what you have left over is now the lowest hanging fruit, the highly, super high motivated, non-wanting owners owning a great kind of property that they’re willing to set a sell for pennies on the dollar.

Mike Hambright (26:25)
That’s great. That’s great. you talked about frontage roads and stuff like that. So that opens up opportunities to look for other uses than just recreational land, right? Maybe developments, entitlements, things like that. I know you’ve been moving into the entitlement space. so that helps you, right? You can kind of quickly identify what has maybe a higher use value than just recreational land, right?

Jack Bosch (26:46)
Absolutely, exactly. So these the what what’s possible but like we we are just in the we have just AI fied our entire company. So everyone in our team members, like marketing, has a whole bunch of AI agents that they that produce copy for them, that produce marketing for them, that produce articles for them, that go compare what other people are doing that are going out there and that basically feeding so one person in marketing can do as much as five people were able to do before. Right? the same thing and the in the in the sales kind of side of things.

Things like they we can if if we have 20 people interested in their property, we know it can pull their profiles, it can pull their Facebook profiles, their different kind things, it can aggregate information about them and let us and let our sales team know what they’re really looking for and and have much better conversations. on the on the technology side, for example, our our software we built in comp engine, that’s the best engine for land. Basically, with three clicks, you get the comparable value of that property. It used to take somebody 20, 30 minutes sometimes.

times

go running, finding the property first on a map, then looking on Zilla, what other properties are out there. Now it does it does it all it does it all automatically automatically for you. So with that with that said that’s those same systems now we are also working in the in the entitlement world so with entitlement basically taking a pair piece of land and working with a city to get it approved or so that you are entitled to build like an entire let’s say subdivision with a hundred houses on there

We are having a AI can make preliminary plans for us. AI can can can scour you want to go into a certain you say like I want to do a deal in this in this area. It can scour every property in the area.

can figure out how long has it been held by the person, what’s what and and and really identify which properties to go after. give you a score for each property. So like well this one has as everything fits for the properties right next to the main road. It is right it’s close to where water and sour is it’s et cetera etc. So so then it helps you get through cut through all the clutter and cut through all the different trial and error and has you targeted in on the highest potential property.

and but but again entitlement is a completely different ballgame and entitlement you don’t buy it a discount the entitlement the money you make is in the value add because you if this property is worth two million

Mike Hambright (29:02)
Mm-hmm. Right.

Jack Bosch (29:03)
dollars we’re glad to to buy it to put it on the contract for two million dollars because once we’re done with the entitlement project it’s worth five right so that’s that’s the value add on there thing but so there it’s more really it’s like it’s it’s we’re built we the AI systems work much more on the on checking it again

Against

certain county databases like overlays of like infrastructure and things like that. Because you can have the most beautiful property if it’s a mile away from the next water sewer. The deal is probably not doable because it costs $300 a foot to bring water sewer in, and if you have 5,280

Mike Hambright (29:39)
Okay.

Jack Bosch (29:40)
feet, that’s million and a half right there, and just and just just fees for that, and that destroys many deals. So it’s

Mike Hambright (29:48)
Right.

Jack Bosch (29:49)
more about making sure.

particularly if you’re in the outskirts of town, making sure that that when you have AI and we when when R AI system work, they actually compare it against these overlays so that we we get much more information about which properties where and and how close they are there and what’s their development potential.

Mike Hambright (30:06)
Yeah. Yeah, that’s great. So where do you see tech and I guess the f what’s the future of land investing? There’s a lot of tech being injected into really everything that we do. what’s the future of land investing look like from your perspective?

Jack Bosch (30:18)
There’s the land flipping of the ten thousand dollar deals that some of the people teach. There’s the land wholesaling of the land flipping, land wholesaling, land seller financing of the $32 million deal, which is our sweet spot, because in the current market, we’re dealing in a car in the market that we are today, the bottom end of the market does not sell. So

Unfortunately, last five, six years we have had, we all know, we had tremendous inflation.

The higher end of the of the of the income scale has been able to keep up with the inflation. So if you’re doing really well, it’s what’s called a K-shaped economy. You’ve probably heard about it, right? So basically it’s a K. Like a K looks like this. Right? So if I do it this way, a K looks like this. So the people who are doing well are doing better and better. The people who are doing bad are doing worse and worse. So

Mike Hambright (31:07)
Mm.

Jack Bosch (31:07)
The people are doing better and better. They want ranches. They want land, they want the thing because land is appreciating and and the cities are expanding and things like that. But the bottom end of the land space, basically the properties under thirty thousand dollars in market value, the people who are going after those cannot afford them right now.

So, what we’re number one seeing is like there’s no such thing like the land space. what we’re what we’re seeing is first of all, the the market is in the upscale market. So $50,000 plus, a few hundred thousand dollars, and even into the millions, that land is on fire right now. So, what where where does technology play a role in that land? so if we’re still in that middle segment, let’s say thirty thousand dollars to a few hundred thousand dollars, that’s kind of the sweet spot for land flipping. I think.

AI and technology is right there already where they can do all the all the front work of deal analysis for you and identifying your best deals for you. Once you identify the best deals though, I think it’s a human, it continues to be a human game. And what I mean by that is like we have tested.

Like one of our coaches spent fifty thousand dollars on creating robots and and voice bots and and those kind of things to talk to the sellers and talk to the buyers and it was a drastic failure. Very simply because the sellers of

Mike Hambright (32:30)
I don’t know

Jack Bosch (32:30)
of the land usually are not super tech-savvy 20-year-olds. They’re usually people in their 50s, 60s, 70s.

they grew up in a different environment, in a different world, in a different age. They don’t want to talk to a bot.

You put a bot in front of them, they will not respond, they will hang up the phone, they will sell it to somebody else. So everyone

Mike Hambright (32:52)
Mm.

Jack Bosch (32:53)
is trying to cut corners in the business. Everyone is trying to

Mike Hambright (32:56)
Where I hate him.

Jack Bosch (32:56)
kind of like to like decide this, let me automate everything, and then they fail. No. What these

Mike Hambright (33:02)
Yeah.

Jack Bosch (33:02)
sellers want to do, they want to get on the phone with you and tell you their life story.

They want to be on the phone with you for 10 minutes, telling you a story of how they got it while they’re driving down I-40 and and or I-10, and they saw this thing, and they step out there and they looked at the properties and they liked it, and they were there with their grandpa and blah blah blah blah blah and and those kind of things. And once you’ve built that personal rapport, they’re selling you that property for cheaper than they sell it to anyone else just because they simply like you. So

Mike Hambright (33:30)
Mm. Right.

Jack Bosch (33:31)
Use technology for all the pre-filtering, all the identification. Identify the most motivated seller, identify the most valuable properties, identify the best kind of deals. And then go use direct mail or texting or something like that. But then when they respond, have a human jump into the interaction and respond as a human, and you’ll do 10x more deals than you otherwise will. Now on the selling side, you can AI can create much better listings than humans. AI can create much better.

pictures then so again the entire infrastructure for the listing all this kind of stuff can be done. AI can you be your first line of defense when in when interested party saying like is this property still available? Yes blah blah blah particularly in the texting world AI can help you with all of that. But then the last moment again is the same thing. Once you have somebody that’s interested in buying the property get them on the phone talk to them build a human relationship and you’ll sell the property much faster.

Mike Hambright (34:27)
Yeah, I think that’s there’s been a lot of proof of that lately is tech people thought it could go super far and we still play with a bunch of tech stuff with trying to talk to people or follow up or automation. But at the end of the day, people want to work with people. and I think people are gonna hold on to that for as long as they can, especially the older population that still values relationships, you know. Yeah. So Jack, great

Jack Bosch (34:46)
Yeah. Absolutely.

Mike Hambright (34:49)
stuff. Thank you for sharing all your your insights on kind of

Where we’ve been with land and and where we’re going. If folks want to connect with you, I know you have several programs to help people get started or to scale up. Like if folks want to learn more about you and land investing, where can they go?

Jack Bosch (35:02)
Yeah, so as I said, we’ve been land teaching land for seventeen years. We we’re the only company in the market that doesn’t just focus on one little tiny kind of one trick pony niche, but

But with us, you can learn the $10,000 kind of land deals, the $50,000, the $500,000 land deals, land splits, land development, land thing. But it all fun falls under one umbrella. And that one umbrella is our land profit strategy kind of deal. What land profits is our brand. Jack Bosch is my name, obviously it’s branded with me and the thing. And so the easiest way you can find out about it is you can either go to my YouTube channel. I have a podcast too. It’s called the Jack Bosch Show. You can go on YouTube, Jack Bosch, Jack.bosch is my YouTube channel.

There’s some three-day, five-day, and three-part, five-part, and seven-part series that explain exactly how this works, so you can go there. But the easiest way is to simply go to either one of these two links, which is Land Profit Fun. So having fun, like F U N, landprofitfun.com, which brings you to a place where you can download a 30-day blueprint, and then over 30 days you can set up your own land business and explains everything in detail. And the second one is like we just redid our home study course, brand new, like with lots of

Of AI insight, and and we just launched it like three weeks ago or so. And that one you can find out more about that under Land ProfitNow. Landprofits actually with an S, landprofitsnow.com. So landprofitsnow.com. So it’s Jack Jack.bosch as a YouTube channel, it’s a jackbosch YouTube show, podcast show, or it’s landprofit fun or landprofitsnow.com

Mike Hambright (36:41)
Awesome. We’ll we’ll have the links down below for for those that want to learn more about it. So well hey, thanks again for joining us today, Jack. It was great to see you as always. thanks for giving us a a snapshot of where we’ve been and and kind of the evolution of land and technology and land investing and where we’re going from here. I appreciate it.

Jack Bosch (36:56)
It’s still thank you. It’s still a it’s still a ground floor opportunity, even though other people came into the market. There’s ninety-four million pieces of land. And probably I still estimate

Mike Hambright (37:05)
Right.

Jack Bosch (37:06)
that for every hundredth house flipper that I see somewhere, I find one land flipper. So the competition is one hundredth of the of the housing world. So yeah, check it out. Thank you for having me.

Mike Hambright (37:17)
Yeah, there’s lots of opportunity out there. So thanks for joining us. And everybody, hope you got some great insights from today. There’s lots of ways to make money in real estate and and sometimes to just bolt on other strategies as well. So hope you learned a few things about land investing today. We appreciate you guys for joining us and we’ll see you on the next show. Take care.