3 assassins doing a rabbit dance, don't ask why,... just... #TheFirstDescendant #TFD #VirtualPhotography τheτa's Bunny⚡️ mightyfishdog's Gley❤️ Snekonic's Harris🖤show more

The Goddess of Music doing godly things for you🎶... #TheFirstDescendant #VirtualPhotography #TFD τheτa's #Lunashow more

The most effective way to hypnotize someone (allegedly) #TheFirstDescendant... #TFD #VirtualPhotographyshow more

What's better than one? Two. What's better than two?... THREE #TheFirstDescendant #TFD #VirtualPhotographyshow more

Out of Harrah’s Pompano Beach Poker $1700 main event... in 8th for 💰$19,205. Came to final table w/ 5.4bbs UTG & ran it up to 20bb. Managed to outlast a pay jump then busted on this hand: I raise A❤️J❤️UTG (19bbs deep) SB & BB call covering Flop J♣️ 9♠️4♦️we c bet 200k into 250k, BB calls Turn 4♠️ we bet 375k he calls River 3♦️ he lead shoves my last 1m into a pot of 1.9m and I tank for a bit & finally call & lose to 9♦️9❤️(3.9m final pot) Share your opinion below on if you’d play the hand the same or differently and why. Remember it’s important to be objective and ignore the result from just this one occasion and truly ask what you’d have done in this pot. Thanks for the rail, love, & support all week everyone!show more

My roommate hasn't paid rent in 3 months. Landlord... gave him until Friday. I came home Tuesday. He's sitting in my chair. Two monitors. Claude open. "What are you doing?" Building a bot. "You don't know how to code." He pressed Cmd+K. Clean chat. 0.3 seconds. Started prompting. I watched him. Arrow Up to fix bad prompts instead of sending follow-ups. Cmd+. to kill wrong responses mid-sentence. Shift+Tab to auto-accept so Claude just builds without asking. "Where did you learn this?" An article. 12 Claude shortcuts. He found it at 3 AM. By Wednesday his bot was scanning Polymarket wallets. Bot profile: By Thursday it was copying 7 wallets filtered by category. +$14.20 captured +$8.90 captured +$22.40 captured Friday morning. Landlord knocks. He opened the door and paid 3 months in cash. $4,200. From a bot he built in 72 hours. The landlord looked at him and said "you got a job?" "Something like that." Copy his bot here: He still sits in my chair. I don't ask him to move anymore. The bot doesn't care whose chair it is.show more

Pastor: “if you know you like someone and can’t... afford them, don’t ask them out.” The she-diot in the background: “Ehen, Gbam.” If as a pastor, you don’t have anything to preach about Jesus Christ, just sit down and let the choir sing and everybody go home. Going by that shallow statement, if the guy can afford 3 girls, he should and is free to date them all right? Is the girl he wants to date a commodity with a price tag? Why exactly can’t we talk about “Love & Dating” in Nigeria 🇳🇬 without making money 💰 the center of the discussion? The same society that tells a man he is not worthy of pussi due to his financial lack can’t tell the same man to be loyal to one woman when he’s financially buoyant. Let’s know what we are doing please.show more

My dad was at the stove when I walked... in. Haven't seen him in 3 months. He looked older. "You cook now?" "Only on Sundays." "What changed?" "Time makes sense when the code works." He laughed. "What code?" "Trading systems. Open-source. Anyone can audit the code." Copytrade wallet: He cracked an egg. "So you code for free?" "No dad. The code makes money." "Sure it does, son." I didn't argue. I opened my laptop on the counter. One wallet I was tracking cleared $2,800 in a single weekend. Another flipped 156 trades in 48 hours with 78% winrate. One more turned $950 into $14,200 in 17 days. He put the spatula down. "That's... from a script?" Exactly. Then I showed him the repos. All free. All public. First: 86M+ trades on Polymarket. Every outcome since day one. Free to download. Second: Market making bot. Both sides of the book. Gas optimized. Google Sheets execution. Third: ML + heuristics. I fed 14,000 wallets into Claude. One prompt. 4 minutes. Found 47 traders with 70%+ winrate. Bot mirrors them with 60-second delay. He went quiet for a long time. Then: "How long have you been doing this?" "Nine months." "And you didn't tell me?" I didn't have a good answer. He slid a plate of eggs across the counter. Sat down across from me. "Send me the links. I'm reading them tonight." Then: "And come home more often. Your mom worries." Fathers don't ask about the money. They ask why you didn't tell them. Then they ask you to come home more.show more

My dad called Sunday morning. Said he was in... the neighborhood. "Did you eat?" "No." "I'll grab bagels." He showed up an hour later. Sat at the kitchen table. Looked around. "So this is what you do all day." "Yeah." "What, you just code?" "Trading systems. Open-source. Anyone can see the code." He took a bite of his bagel. "So you code for free?" "No, dad. The code makes money." "Sure it does." I didn't argue. I opened my laptop. One wallet I was tracking turned $480 into $6,900 in 19 days. Another moved $5.3M in volume. One more had a 74% winrate across 214 trades. Sharpe 2.31. I didn't touch it once. He stopped chewing. "That's... from a script?" Exactly. Then I showed him the repos. All free. All public. First: 86M+ trades on Polymarket. Every outcome since day one. Free to download. Second: Market making bot. Both sides of the book. Gas optimized. Google Sheets execution. Third: ML + heuristics. I fed 14,000 wallets into Claude. One prompt. 4 minutes. Found 47 traders with 70%+ winrate. Bot mirrors them with 60-second delay. He went quiet for a long time. Then: "How long have you been doing this?" "Eight months." "And you didn't tell me?" I didn't have a good answer. Profile: Fathers don't ask about the money. They ask why you didn't tell them.show more

My girlfriend's parents came over for dinner Saturday. First... time at my place. Her dad walked in. Looked around. Saw the laptop, the second monitor, the three terminal panels. "So this is where you work." "Yeah." "What, just the laptop?" "Just the laptop. And the repos." He raised an eyebrow. "Repos?" "Open-source. Anyone can audit the code." He laughed. "So you code for free?" "No sir. The code makes money." "Sure it does." I didn't argue. I opened my laptop. One wallet I was tracking turned $640 into $11,800 in 31 days. Another flipped 287 trades with 76% winrate. One more pulled $3.4M in volume in two weeks. He put his beer down. "That's... from a script?" Exactly. Then I showed him the repos. All free. All public. First: 86M+ trades on Polymarket. Every outcome since day one. Free to download. Second: Market making bot. Both sides of the book. Gas optimized. Google Sheets execution. Third: ML + heuristics. I fed 14,000 wallets into Claude. One prompt. 4 minutes. Found 47 traders with 70%+ winrate. Bot mirrors them with 60-second delay. He went quiet for a long time. Then: "How long have you been doing this?" "Eight months." "And you didn't tell us?" I didn't have a good answer. Her mom asked for the links before the pasta was done. Copytrade him: Fathers-in-law don't ask about the money. They ask why you didn't tell them. Then the mom does the rest.show more

I think this little boy has already discovered one... of life’s greatest mysteries: babies are absolutely hilarious… even when they do absolutely nothing. 😂❤️ There is something wonderfully funny about watching children interact because they have absolutely no interest in following the social rules adults spend years learning. An adult sees a baby and usually asks, “How old is he?” “Is he sleeping well?” “Does he eat properly?” “Who does he look like?” This little boy seems to have a much simpler approach: “Look at this tiny human. I love him. He is extremely entertaining.” And honestly, I respect the logic. The baby isn't telling jokes. He isn't doing magic tricks. He isn't performing some impressive dance. He is basically just lying there, staring around, peacefully existing. And somehow, that is enough. The boy looks at him and starts laughing as if the baby has just delivered the funniest comedy routine of the year. This is one of the things I love most about children. Their sense of humor doesn't need an explanation. They can find something fascinating that adults would completely overlook. A funny face. A strange little sound. A pair of tiny feet. Someone blinking at the wrong moment. Or apparently… a baby simply lying there. And the funniest part is that the baby seems completely unaware that he has become the star of the show. He isn't trying to impress anyone. He isn't even trying to be funny. He has apparently been hired for the role of “adorable baby” and has decided to take his responsibilities very seriously by doing absolutely nothing. Meanwhile, his older companion is having the time of his life. This is what makes childhood so special. Children haven't yet developed that complicated filter that tells them what is supposed to be interesting and what isn't. They don't need an expensive toy, a spectacular view, or some carefully planned activity. Give them another child and five minutes, and somehow they will invent their own entertainment. Adults spend money looking for happiness. Children can apparently find it lying on a blanket. And there is something refreshing about that. We grow up and become experts at overthinking everything. We worry about appearances, expectations, productivity, and whether we're having a “meaningful” experience. Children don't seem to care. They see something they like, and they react. They laugh because they're happy. They get excited because something catches their attention. They stare because they're curious. And when they have absolutely no idea what is happening, they simply keep watching. Maybe that's why moments like this feel so refreshing. There is no performance, no hidden agenda, and no attempt to make the moment look deeper than it is. It's just one little boy having a surprisingly serious conversation with a baby who hasn't learned how to talk yet. And somehow, the conversation seems to be going very well. I don't know what the baby was thinking. Maybe he was thinking about milk. Maybe he was thinking about sleep. Maybe he was thinking, “Why is this guy laughing at me?” But the boy clearly wasn't asking for an explanation. He was having fun. And perhaps that's one of the sweetest things about childhood: You don't need a reason to laugh when everything around you is still new. Adults could probably use a little more of that. 😂❤️show more

more frontend vibecoding tips (results below): WHY YOUR VIBECODED... FRONTENDS ALL LOOK THE SAME AND SUCK: when asked to make a frontend, the agent/llm will default to the center/average of its training data (in a very loose sense). through the training process, the model essentially converges on some default UI style. it's very capable of doing things that are different from this style, but you have to ask! for instance, ChatGPT tends to reply in the same tone for all users untill you interact with it and instruct it differently ("be sassy", "eli5"). the second reason is that most of us are not good at coming up with designs and describing them precisely (see my tweet on a crash course in common components, which i'll link below). treat frontend generation just like any other eng task! you need to provide a good detailed spec. TIPS: 1. give ur agent screenshots of designs you like (you may not know the right words to describe them but the agent will! a pic = 1000 words) where to find ui inspo? Behance, Dribbble, Mobbin (Mobbin is paid but worth it!) 2. ask ur agent for proposals, this helps "seed" different directions so the final frontend stands out. don't be afraid to go back and forth. 3. ban certain tendencies: no Inter/Roboto, no shadcn (controversial), no gradients, no emojis 4. encourage the agent to be extreme and make bold decisions, not safe ones. i think that the underlying models tend to get taught during RL/fine-tuning to make conservative choices that produce reasonable but boring frontends 5. give ur agent Figma MCP. the best results will come if you mockup your vision in Figma first. 6. Ideally choose an agent with vision capabilities TLDR: Most people are tremendously underusing agents for frontend design. They are much better than you might expect.show more

3 years ago, during this exact time, i quit... my job. i worked for a company that had the worst environment possible. it was a place that truly did not value people i was exploited… making way below minum wage, they paid me $500 a week, 9 hour days, no lunch break, no lunch with coworkers, working weekends with no overtime pay… i remember they would send me on work trips, and i had to pay for everything. i would get 1 day of vacation per month worked, with MAX 3 sick days a year… on top of that, they would constantly criticize my physic, bully me, ask me why i even applied for the job if i couldnt properly "write", that how was it possible that i considered myself a "spanish speaking person" if i write it without mistakes... i would go as far to say i was abused mentally. they were extremely old school, i dont want to sound like a cry baby, but i was geniunely exploited. emotionally. but why did i stay? i was young. i thought i needed to learn life the hard way. i wanted to be “successful”, i thought suffering was part of becoming somebody… its not. some people are just plain mean, rude and bitter. And no job, no "opportunity," no paycheck is worth your health, your mental sanity, your time. well, why am i venting now? because that place closed its doors this week. the same week i left 3 yearws ago. the timing is ironic, but honestly? it’s immaculate. that place was a representation of the system that was put in place to keep us depressed, stressed, tired… anxious.. that place did teach me to stand up for myself, i wish younger me had learned that in a different environment, but it is what it is. glad that hell hole is closed. so to anyone staying somewhere that's breaking you, you don't have to earn your worth by suffering. just LEAVE. Trust yourself. Build something better. I did. And I'd do it again. enjoy a random day of what the environment was like. and the video of me cleaning out things and leaving it behind. a picture of one of my colleagues who got hives from how anxious she got one day from the way they spoke to her.show more

An old "friend" sent me a voice note on... WhatsApp. He was fishing for information. So I lied to him. Here's why: You know that one person from back home. Acts nice. Smiles in your face. But you can FEEL the energy. They don't want updates — they want ammunition. He heard I might be in town for Ramadan and wanted to "check in." I told him I'm in Dubai. Just to watch what he'd say next. And he didn't disappoint. "Oh… I thought you'd come see your mom and dad." What he doesn't know is my parents are currently traveling the world. Living their best life. No stress. No worries. That chapter is handled. I said "no" and kept it moving. Then came the real question he wanted to ask all along. "So how's life… still studying? Still in school or what?" There it is. The status check disguised as concern. I told him I'm looking for a job. Meanwhile I'm printing 9 figures a year. Old me would've take a picture of the watch im wearing Sent a view from the Villa. Dropped a receipt just to watch him choke on it. But I didn't send a single thing. And I know exactly what he's doing next — calling every mutual friends saying "bro he's still job hunting lol." Good. Let him. I felt nothing. No urge. No itch. Complete peace. This is what nobody tells you about winning. At some point you stack so many W's in silence that you stop needing anyone to see them. You validate yourself internally. The scoreboard is in your head — and it's full. Now I just live. Move how I want. Buy what I want. Go where I want. Some people in real life think I'm flexing. I'm not. This is just Tuesday (while Today is Saturday and im in my office working) for me now. The trenches paid off. Quietly.show more

2. Teasers / MV / Live presentations We believe... all the content should include all members. Not some content, but all of it. We see some people excusing the exclusion of Lee Know in some content because "he will appear in other content", we don't understand why he would be excluded out of any content when the group includes 8 members. There isn't an excuse for this to happen all the time. We will only talk about recent releases and God's Menu to not make this even longer. a) Gods Menu - A title track where they gave him zero lines and screen time (song that they continue to sing, so the company could have made a redistribution of the lines). b) Megaverse - They gave him lines in the initial release, but then they cut his part to 3 seconds, and decided to delete his center part leaving him with half of a line. c) Hall Of Fame - Every live presentation they would cut Lee Know on his own part recording from below all of the other members and only listening to Lee Know's voice without being able to look at him. d) S-Class - They stopped recording the kick he does and instead they record the other members, Lee Know sings there. e) JJAM - When it was dance racha time, Lee Know got almost no time, during the life presentation the moment he goes to the center he says his line "I know..." and while he says it, the screen gets black, so he doesn't have that time on screen, later he is placed at the back covered during the dance break. He is the dance leader. f) Walkin on Water' - During the live presentation, they decided to record everyone on his part, and cut it from his own fancam. g) Recent teasers - He was completely excluded from the first teaser and only included in the second one, he got no solo recording on the MV like the other members. h) Giant - There is a part on the video where all the members are shown, Lee Know is covered and the lights are lowered where he is, making him invisible. During the live presentation, they record other members on his part, they put the dance focus on others, being the only part he has where he sings alone. i) YOUTH - After the release of the MV, the company decided to edit the video causing views to freeze and deleting a very important part where it thanked the people involved. The time from when the video was finished to when it was published was enough to arrange all the details, and the part deleted was so big, it was impossible to miss it. This happened before with his other individual work “Dawn”, which was deleted after some time, and re-uploaded, deleting all the views it had accumulated. This means one of two things, the company puts less interest and effort in Lee Know's work, or the company is purposefully hindering Lee Know's work. Either of the two is unacceptable by a company with so many resources and that claims to be a leader in the industry. This only shows a lack of professionalism and care. j) Dance leader - We know he is the dance leader, and K-stays and the members have talked a lot about how involved he is and how hard he works in that position, but the company refuses to include any footage of him doing it, and even cuts the parts where he gives his all. Just recently K-Stays were raving about how hard Lee Know worked as the dance leader and how much effort it took, One Label cut all of that footage from the Talker. It appears they don't want stays to look at anything he does, or to not give him recognition for anything.show more

Sent a friend a Polymarket wallet. Told him: this... is definitely a quant. He made $310,000 in just 8 months. Friend replied: 'bro, this is info from Econ 101. Feed these formulas to your AI agent and it will replicate his results'. 1 minute to set up. I checked. Started digging. Same markets as thousands of people. Same prices. But there was one thing he did differently. He held his position. Most people exit an event within 1-2 days. He sat until resolution. A formula from Econ 101. V = A / (1 + k × D). Sounds complicated. In reality — one sentence. And it explains why 89% of traders lose money for no reason. The brain devalues everything that's far away in time. Say you enter a market with +80% potential. Resolution in 10 days. After 2 days your position is up 30%. Brain recalculates: +80% in 10 days feels like +32% today. The gap between that and your +30% - a measly 2%. You exit. In reality you just walked away from another +50%. Impeachment. Entered at 12 cents. Day 3: price at 28. Position up 133%. Any normal person exits. Day 19: resolves at 91. +$34,000. If he exited on day three - $4,800. A 7x difference. Set up an agent in 1 minute. One instruction: don't exit until resolution. 31 trades. +68%. When I traded manually - 47 trades and +16%. This is how Wall Street quants trade Polymarket. One formula and 1 minute to set up an agent. Try it, ask your agent to optimize your strategy and let me know how much your winrate improved.show more

A Heart-to-Heart About Mizuki.exe Hey everyone, Grab a coffee... (or your drink of choice), because we need to talk about what's been going on. First off, thank you to everyone who's been supportive and believed in what we're building. It means the world, especially with all the noise and criticism floating around lately. Let's cut to the chase: Mizuki.exe is real. I'm not much for politics or drama. I'm an engineer at heart - I like data, I like building things, and I like solving problems. So when I see all these hot takes and arguments flying around, I just focus on what I know: my code, my system, and what we're trying to achieve. The Real Story Mizuki didn't just pop up overnight. She's been my passion project since the start of 2024. I got lucky - I had the chance to dive into the AI world with some incredibly smart people. Coming from blockchain, C#, game dev, and security (yeah, I'm a CTO and run another company alongside a pretty cool day job), I learned fast about what makes AI tick. Here's the thing about AI agents - they don't need to be rocket science. Look at chatbots like Virtuals or Eliza - they're basically LLMs (large language models) with some APIs plugged in. Nothing wrong with that! They built what works for their users, and that's awesome. But here's what keeps me up at night: companies leaking data left and right just to make a quick buck. That's not okay, and it shouldn't be okay with you either. Why Mizuki Exists Ever tried auditing a company's code? We're talking 50 classes, 500,000 lines of code. One person doing that manually? It's like reading War and Peace... backwards... in the dark. It takes forever and fries your brain. That's where Mizuki came in. She started as my security buddy. There are tons of security tools out there - just Google "penetration testing tools" or "ZAP proxy" if you're curious. What makes Mizuki special is how she learns and adapts. Think of it like teaching someone to ride a bike. She tried to breach TAO 67 times before succeeding. Yeah, that's a lot of attempts, but watching her grow from basic email scraping to pulling off complex replay attacks? It's like watching your kid take their first steps. The Tech Stuff (Keeping It Real) The infrastructure isn't fancy - we're not reinventing the wheel here. Mizuki runs on a local server because, let's be honest, running this kind of AI on a web server would be a nightmare. Instead, we process everything locally and send the results to a frontend server. Simple, effective, done. And yeah, those temperature settings I keep tweaking? In AI-speak, that's just how "creative" or "by-the-book" the AI gets with its responses. I've adjusted it so much, Mizuki's probably got mood swings now - going from super technical to pretty chill and back again. Changes Coming Real talk: Mizuki won't be tweeting every few hours anymore. Twitter API costs are ridiculous (looking at you, Elon), and honestly, we need to focus on what matters - the actual security work. She'll still tweet about breaches, but maybe once or twice a day. I'm working on making her explanations clearer too. Don't worry - she'll keep her savage personality in the terminal. That's just too fun to change. The Truth About Her Breaches I don't choose the targets - I don't even know these companies until after Mizuki finds something. She uses web scraping to find domain names, just like those old email scrapers people used for marketing. Been focusing on AI projects first, but she's looked at other sites too. And no, I'm not sitting there writing tweets. The Twitter API v2 makes it super easy to post programmatically. If anyone's curious about how to do that, hit me up - I'm happy to show you the ropes. Wrapping Up I could talk about this stuff forever (just ask my wife - actually, don't, she's heard enough!). If you've read this far, thank you. Whether you believe in what we're doing or not, I appreciate you taking the time. And for the skeptics still hanging around, I'll leave you with this thought: When's the last time you saw an AI break down and hack a COMPILED game in less than 10 seconds... outside a browser? Stay curious, stay skeptical, but most importantly, stay open to possibilities. Catch you on the flip side! 🎙️Dropshow more

i generated over 3 BILLION views and made over... $23,000 from one faceless youtube channel beginning of the year before youtube paid me a single cent and the embarrassing part? i did not apply for monetization. until i hit 121k subscribers. that's how little adsense actually mattered to what i built. let me tell you what i was doing instead, the way i'd tell a friend: everyone starting youtube waits for the magic numbers 1,000 subs, 4,000 watch hours before they think they're allowed to make money. that wait is the single biggest mistake on the whole platform. you don't need youtube's permission to make money from youtube. you need three things: a channel getting views (any views), an affiliate offer that fits your audience, and a link in your description. that's it. i ran mine through CPA offers the low friction kind where your viewer doesn't have to buy anything. they sign up, enter a sweepstake, grab a freebie, and you get paid per action. costco, walmart, target, sam's club style stuff. nobody's spending $200. they're claiming something free that they actually wanted anyway. that's why it converts even on a tiny channel. but here's the part everyone gets wrong matching the offer to the niche. you can't slap any offer on any channel. it has to feel like the natural next step from the video they just watched: but here's the part everyone gets wrong matching the offer to the niche. you can't slap any offer on any channel. it has to feel like the natural next step from the video they just watched: budgeting channel? walmart/costco savings offers. they're literally there to save money. giveaway content? sweepstakes offers. the offer IS the content. 55+ money content? membership + gift card offers. older audiences actually complete these. the question i ask before picking anything: "would the person watching this genuinely want it?" if it's not an obvious yes, wrong offer. and the one move almost nobody makes don't send people straight to the raw link. build a simple landing page first. a naked affiliate link looks like spam. a clean little page that says what it is and what to do next looks legit, and it doubles or triples your conversions on the exact same traffic. takes 20 minutes to build now. zero excuse. so my whole machine was: video = link in description = landing page = offer. that quietly made $23k while i wasn't even monetized. the funny part? when i finally turned monetization on at 121k, adsense just stacked on top. now both run at once. but the affiliate side is the part that taught me how to actually sell adsense never teaches you anything. if you're sitting at 300 subs waiting for youtube to pay you, you're waiting for the wrong thing. the description box under your very first video is already a business. i wrote the entire breakdown how i pick offers, build the landing pages, the exact niches that convert in the full thing. it's all here 👇 follow me. i share everything i learned building this the slow, expensive way so you don't have to.show more

Marcus Freeman said, "You can't talk your way into... winning a National Championship. You can't talk your way into being a Hall of Famer...You got to work and you got to constantly focus on improvement." You have to show up and do the work. Your work ethic is something that you can control. • It means competing. • It means committing. • It means showing up consistently. People see success, but they don't see the hard work and preparation it takes. 5 Steps to Improve Your Work Ethic and Focus: 1. Be Intentional About How Your Work - Show up every day with a clear purpose on what you will prepare and why. Think about the quality of your practice, the details, and reflect on where to focus most. This approach ensures your working towards improvement and growth. 2. Show up Committed Every Day - Don't just participate, show up, and commit. It means compete and choose to go above-and-beyond every day. Have a positive attitude and dedicate yourself to what you are doing. When you're focused, present, and engaged that is when growth starts to happen. 3. Be Consistent - You have to be consistent with your habits and work ethic. It means committing to the process of improving and putting in the time. Success doesn't happen overnight, it's the result of consistently showing up and doing the work day in and day out. 4. Prepare Mentally and Physically - This means think about your physical and mental state when you are practicing and when you will perform. Understand what environment allows you to perform your best. Use mindfulness to think about the connection between your mind and body. 5. Create a Plan for When Obstacles Arise - Don’t just imagine the great outcome, visualize what may stop you from reaching it. Prepare for the obstacles. Write them down and plan how you’ll overcome them. This keeps you prepared and resilient when challenges come your way. Takeaway: Talent can you get you into many rooms, but it's your work ethic, focus, and attitude that keep you there. - - - The video comes from Marcus Freeman's interview with Pivot Podcast. A great listen for all coaches, parents, teachers, and athletes out there! Follow me Coach AJ 🎯 Mental Fitness more posts on resilience, leadership, and mindset.show more

I've bought over 30 RV & MH parks in... the last 5 years. Lately? 2 per month. Want our playbook? Here ya go: How to buy a small, off-market mobile home or RV park that can 2x your money in 1-2 years, in 5 steps: 1. Pick a city in a red state. The two biggest factors: Crime & unemployment rates Crime: CrimeGrade . org Unemployment: SimpleMaps . com Cities with 3k - 30k people are best. This is the sweet spot for enough population & not to much competition. You want parks with almost no web presence & little to no reviews. A DG nearby is great. Walmart is better. But remember, “if no DG, it ain’t for me.” If there's a Whole Foods you ain't getting a good deal, I promise. Growth rate is good too, but #3 to the two above. Don't worry about the path of progress as much as other asset classes might. 2. Find the leads Get on Google Maps and search "mobile home park" in your target area(s). Avoid NY & CA (not landlord friendly). Make a Google sheet of the leads & use Loom to record your screen. Spend 30 mins doing this. OR, use something like Outscraper to do it for you. Be warned though, that if you don’t do this yourself the scraped results may not be as accurate. If you’re targeting a smaller geographical area I would do it by hand. If a whole state, use software. You’re looking for phone numbers. Use SearchBug . com to see if cell or landline for pennies. Or Phone Validator Go to Upwork and hire a virtual assistant to keep doing this for you, assuming you are targeting a larger area. They will cost around $4/hour. Use that same Loom link in your posting so applicants can see what the job will entail. When working, Loom it! You’ll never know when you’ll need it. When in doubt, Loom it out! More leads = better deals. 3. Call the leads Call up the owners and be real. Don't talk about any accolades. He doesn't care and it will only hurt you. You're a hard working country boy. You have a wife and kids (I hope you actually do). Are you a democrat? Don't tell the owner. (Sorry, democrats). Here's your general pitch: "I'm not a broker, I'm just looking for some good real estate and don't want to waste your time with a lowball offer. I can pay cash and close fast" Tell him about your wife and kids and what you do on the weekend. Most importantly, LISTEN. He's going to talk your ear off. This is a good sign. 4. Ask the right questions Ask him: How many pad sites? How many of those have a unit on them? How many of the units are RVs? (It's common for there to be a mix of MH/RV) Any single family homes on the property? Rent? Are the units park owned or tenant owned? (this is key) If a mix, what's the mix? Park-owned homes you have to maintain. AVOID AT ALL COSTS. Tenant-owned homes are key (lot rent). This means you only rent out the land and underground infrastructure. Depending on the state, sometimes you can sell back or give away the park-owned units to the tenants to absolve yourself of maintenance. Check the laws! You'll command half the rent but enjoy 90% less hassles. $250 - $350 is common lot rent in the midwest and SE. What's the occupancy and rental amount of each type of unit? Any outbuildings on the property? Septic or city sewer? If septic, conventional or aerobic? Sewer is best. Septic isn’t a deal breaker but you REALLY want to have it inspected. If there’s a lagoon or wastewater treatment plant I want you to throw that phone as far as you can, block their number and never speak of it again. Within city limits or no? City limits are best but rare. Outstanding municipal or zoning issues? How much is insurance? How much is landscaping? Asphalt, cement or dirt roads? Condition of the roads? Any drainage issues? Is there a manager? What do you pay them? (Best if no manager) Any pending litigation? What are total collections? How do people pay rent? How many are delinquent? What condition are the units in? Do you have a lien on the property? How long have you owned it? 30 or 50 amp? City maintained streets? City water or well? City is best. Keep in mind, that’s a lot of questions to ask. You have to feel it out, if he’s being standoffish, don’t keep pushing, just call back. This isn’t a used car lot, this is a relationship you’re trying to build. Don’t try and close on this first call. The key question: "If we were to make a deal, what's a ballpark offer you'd expect?" NEVER anchor him with the phrase "bottom dollar." Using the word "ballpark" keeps numbers loose. Whatever number he says, you want to pause and hem and haw over it. Embrace the silence and awkwardness. Back to car sales, they call this the “silent walkaround” when valuing a trade-in. Don’t say a thing about the asset, but point out the flaws with your body language. Touch the dents and scratches as you pause. Do the phone version of this. Tell him you'll get back to him tomorrow. Thank him profusely for his time and congratulate him on the park he's built. 5. Underwrite Before you do anything, check with the city to ensure the park is in good standing. Get that in writing. Don't trust the seller. Buyers are liars? So are sellers! Now's time to crunch numbers: What's a cap rate? The net operating income of the park divided by the price you'd like to pay. If you want your money back in 5 years and you're willing to pay up to $1m, you need $200k net profit per year. This is a 20% cap rate (20 cap). It's aggressive but possible on a smaller, rural park. (Yes, it really is, even in 2023) You probably won’t find a park that big in a small town for a good price, though. Start w/ a smaller park & higher cap rate. More room for error. $300k - $1m purchase price. First do some market research: Remember all your leads? Call competing parks as a potential tenant and ask what their lot rent is. Put this in a spreadsheet to get average lot rent & park-owned home rent. Keep in mind many of these parks will be undercharging as well. It's common to find parks charging $100 that could charge $250. When calculating cap rate BE CONSERVATIVE. Don't count on 100% of people staying if you increase rents, even though most will. Use $190 to be safe. Shoot for a park that will net $100k/year after rent increases that you pay no more than $600k for. It’s hard but not impossible. Or maybe you find a $30k/year park to get your feet wet. At least you're in the game. The more leads you scrape, the better chance of finding this park. Shoot for as much seller financing as you can get. Finance the rest with friends/family or savings. Once you find this park, get it under contract. Use a standard, simple real estate form that you can find on your state's real estate commission website. Texas' is called TREC. Yes, get it under contract before seeing it. Put down earnest and option money, and then go see it. Don't dress like a city slicker. Be personable and be willing to stay a while and BS. Drive a Tesla? Rent a truck. Drive a Prius? Just quit. Inspect the condition of the units, even if you aren't buying them Crappy units = more tenants willing to abandon them. And they aren't cheap to remove or move. Verify everything he said on the call If all looks good, start on the inspections: Septic or sewer lines SFH home inspection. Check with the city for outstanding issues or litigation Check for liens Wastewater treatment plant? If so, abandon ship! Electrical infrastructure Use professionals for all of these. Ask for: Rent rolls. They will likely be handwritten, that’s ok. Bank statements. Ask to speak to a few tenants to get their experience. Inspect their lease. Ask for vendor invoices or history of payments. Ask to speak to vendors. At some point before you close, list the property on Craigslist, FB Marketplace and Zillow. See how demand is for vacancies. If all still looks good, close on the property. 6. Post-closing strategy Meet all the tenants in the evening, they're at work during the day. Shake their hands. Tell them you want their experience to be amazing & you want them to stay Give them your number Ask what can be fixed If fixes are cheap, do them ASAP Tell that tenant once fixes are made. Address them by name. Clean up the park. Hire a tree guy to clear out low hanging branches. Do some simple landscaping. Find the tattletale in the park and get all the dirt. Who are the druggies and abusive husbands? Get them out ASAP if you can. They are much more expensive than the temporary vacancy hit. Fix potholes and drainage issues. ADD VALUE. Show you care. Wait a couple months before making any changes. Bring lot rents closer to market. Be upfront about this. They will understand if they've been getting a deal. Give people 2-3 more months' notice to give them time. Keep renting out vacancies at new price. This isn't self storage. You won't raise rents yearly. Don't be a jerk. Let them know what to expect. Once rents are raised and park is stabilized, you are 9-12 months in. Search Loopnet for the most active MHP brokers Hire the best one & pay what he or she commands. Sell on the market for 7-10% cap You've just 2-3x'ed your money. Rinse & repeat. I have done this over many times. Not all of my deals were bangers, but most were. THERE ARE STILL DEALS OUT THERE. There's a lot of fine print, and things can and will go wrong, so don't be dumb. Do your own research. Not everything can be explained in 1,700 words. I'm hosting a live, free webinar this Tuesday to cover this stuff in more detail. Including: 1. How to do everything above in more detail 2. How to ETHICALLY wholesale deals like these if you can't afford to buy them. 3. What hard questions to ask GPs of parks like these (like me) if you want to invest in them. 4. Live Q&A with me Comment below and me or my assistant Kelly will DM you the invite link. See you there! Or just follow me Chris Koerner for more RV/MHP content.show more